Property Inspection Report WASHINGTON STATE HOME INSPECTORS LICENSE #251 Unofficial version!
Client(s):
Sample
Property address:
33035 18th Pl S Apt D101 Federal Way WA 98003-6429
Inspection date:
Wednesday, March 29, 2023
This report published on Monday, January 15, 2024 1:47:49 PM PST
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
PLEASE NOTE THE PICTURES PROVIDED ARE NOT EXCLUSIVE OF ALL FINDINGS AND ARE USED TO HELP VISUALIZE THE DEFECTS NOTED.
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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:
Safety
Poses a risk of injury or death
Repair/Replace
Recommend repairing or replacing
Repair/Maintain
Recommend repair and/or maintenance
Evaluate
Recommend evaluation by a specialist
Comment
For your information
Conducive conditions
Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)
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
Present during inspection: Client, Property owner, Realtor
Present during inspection: Client, Property owner, Realtor
Client present for discussion at end of inspection: Yes
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool
Temperature during inspection: Cool
Ground condition: Dry
Ground condition: Dry
Recent weather: Dry (no rain), Windy
Recent weather: Dry (no rain), Windy
Overnight temperature: Cool
Overnight temperature: Cool
Inspection fee: $525
Inspection fee: $525
Type of building: Condo
Type of building: Condo
Buildings inspected: One condominium unit
Buildings inspected: One condominium unit
Number of residential units inspected: 1
Number of residential units inspected: 1
Age of main building: 1978
Age of main building: 1978
Source for main building age: Client, Municipal records or property listing
Source for main building age: Client, Municipal records or property listing
Occupied: Yes
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. 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.epa.gov http://www.cpsc.gov http://www.cdc.gov
2) 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.epa.gov http://www.cpsc.gov http://www.cdc.gov
3) The residential dwelling unit appears to be part of a complex that is managed and maintained by a "Home Owners" or "Condo" association. This inspection is limited to a visual evaluation of the systems and components that are located within the dwelling unit inspected. The current condition of "Common Elements" are excluded from this inspection. Such elements include, but are not limited to:
The building site condition, structural stability, drainage systems and insulation
All exterior surfaces, materials and structure
All roof surfaces, materials and structure
All attic spaces
The building foundation, floor substructure and all spaces below, such as basements and/or crawl spaces
All stairs, landings, porches, hallways, walks and balconies, elevators, utility metering, parking stalls/ports
All decks, patios, pools, spas, recreational areas/equipment
All common areas on the property
Any comments regarding these items in this report have been made as a courtesy only. Consult with the Home Owner's or Condo Association regarding these items.
4) The residential dwelling unit appears to be part of a complex that is managed and maintained by a "Home Owners" or "Condo" association. This inspection is limited to a visual evaluation of the systems and components that are located within the dwelling unit inspected. The current condition of "Common Elements" are excluded from this inspection. Such elements include, but are not limited to:
The building site condition, structural stability, drainage systems and insulation
All exterior surfaces, materials and structure
All roof surfaces, materials and structure
All attic spaces
The building foundation, floor substructure and all spaces below, such as basements and/or crawl spaces
All stairs, landings, porches, hallways, walks and balconies, elevators, utility metering, parking stalls/ports
All decks, patios, pools, spas, recreational areas/equipment
All common areas on the property
Any comments regarding these items in this report have been made as a courtesy only. Consult with the Home Owner's or Condo Association regarding these items.
5) Many areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. 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.
6) Many areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. 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: 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 detectors is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide detectors 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.
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 detectors is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide detectors 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.
Electric service condition: Appeared serviceable
Electric service condition: Appeared serviceable
Primary service type: Underground
Primary service type: Underground
Number of service conductors: 3
Number of service conductors: 3
Service voltage (volts): 120-240
Service voltage (volts): 120-240
Estimated service amperage: 100
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 100
Main disconnect rating (amps): 100
System ground: Ground rod(s) in soil
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of main service panel: Appeared serviceable
Condition of sub: Appeared serviceable
Condition of sub: Appeared serviceable
Location of main service panel #A: Building exterior
Location of main service panel #A: Building exterior
Location of sub-panel #B: Hall
Location of sub-panel #B: Hall
Location of main disconnect: At main disconnect panel outside
Location of main disconnect: At main disconnect panel outside
Carbon monoxide alarms installed: No, recommend install
Carbon monoxide alarms installed: No, recommend install
7) One or more electric receptacles (outlets) at the kitchen 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 shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if 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)
8) One or more electric receptacles (outlets) at the kitchen 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 shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if 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)
9) No arc fault circuit interrupter (AFCI) breakers were installed for bedroom circuits. These are relatively new devices, and reduce the risk of fire by protecting against overheated or arcing receptacles (outlets) or light fixtures. Consult with a qualified electrician about upgrading circuits to AFCI protection per standard building practices. For more information, visit: http://www.google.com/search?q=arc+fault+circuit+interrupter
10) One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit: http://www.cpsc.gov/cpscpub/pubs/5077.html
Photo 10-1
11) Smoke alarms were missing from bedrooms. Additional smoke alarms should be installed as necessary so a functioning detector exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit: http://www.cpsc.gov/cpscpub/pubs/5077.html
12) No arc fault circuit interrupter (AFCI) breakers were installed for bedroom circuits. These are relatively new devices, and reduce the risk of fire by protecting against overheated or arcing receptacles (outlets) or light fixtures. Consult with a qualified electrician about upgrading circuits to AFCI protection per standard building practices. For more information, visit: http://www.google.com/search?q=arc+fault+circuit+interrupter
13) One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit: http://www.cpsc.gov/cpscpub/pubs/5077.html
14) Smoke alarms were missing from bedrooms. Additional smoke alarms should be installed as necessary so a functioning detector exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit: http://www.cpsc.gov/cpscpub/pubs/5077.html
15) One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
Photo 15-1
16) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
17) One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
18) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
19) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.
It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.
20) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.
It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.
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.
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.
Condition of service and main line: Appeared serviceable
Condition of service and main line: Appeared serviceable
Location of main water meter: Not determined (obscured, inaccessible or none found)
Location of main water meter: Not determined (obscured, inaccessible or none found)
Location of main water shut-off: Not determined (obscured, inaccessible or none found)
Location of main water shut-off: Not determined (obscured, inaccessible or none found)
Water service: Public
Water service: Public
Service pipe material: Not determined (inaccessible or obscured)
Service pipe material: Not determined (inaccessible or obscured)
Condition of supply lines: Appeared serviceable
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of drain pipes: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Drain pipe material: Plastic
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Building exterior
Location(s) of plumbing clean-outs: Building exterior
Vent pipe condition: Appeared serviceable
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Vent pipe material: Plastic
21) Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which is a known health hazard especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include:
Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours
Install appropriate filters at points of use
Use only cold water for cooking and drinking, as hot water dissolves lead more quickly than cold water
Use bottled or distilled water
Treat well water to make it less corrosive
Have a qualified plumber replace supply pipes and/or plumbing components as necessary
22) Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which is a known health hazard especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include:
Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours
Install appropriate filters at points of use
Use only cold water for cooking and drinking, as hot water dissolves lead more quickly than cold water
Use bottled or distilled water
Treat well water to make it less corrosive
Have a qualified plumber replace supply pipes and/or plumbing components as necessary
23) One or more drain pipes had a substandard slope. Clogging or leaks can occur as a result. Drain and waste pipes should be sloped 1/4 inch per foot of length if less than 3 inches in diameter, or 1/8 inch per foot of length for larger diameters. Recommend that a qualified plumber repair per standard building practices.
Photo 23-1
24) One or more drain pipes had a substandard slope. Clogging or leaks can occur as a result. Drain and waste pipes should be sloped 1/4 inch per foot of length if less than 3 inches in diameter, or 1/8 inch per foot of length for larger diameters. Recommend that a qualified plumber repair per standard building practices.
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; 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.
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; 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.
Condition of water heater: Appeared serviceable, Near, at or beyond service life
Condition of water heater: Appeared serviceable, Near, at or beyond service life
Type: Tank
Type: Tank
Energy source: Electricity
Energy source: Electricity
Estimated age: 14 years
Estimated age: 14 years
Capacity (in gallons): 50
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Temperature-pressure relief valve installed: Yes
Manufacturer: U.S. Craftmaster
Manufacturer: U.S. Craftmaster
Location of water heater: Laundry room
Location of water heater: Laundry room
Hot water temperature tested: Yes
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 118
Water temperature (degrees Fahrenheit): 118
25) One or more sections of the temperature-pressure relief valve drain line were sloped upwards. This is a potential safety hazard due to the risk of explosion. 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: https://www.reporthost.com/_docs/TPvalve.pdf
Photo 25-1
26) One or more flexible connectors were used for the temperature-pressure relief valve drain line. Flex connectors can be bent or kinked so as to restrict the flow of the drain line and impair the operation of the valve. They typically are not rated for the temperature and pressure of water being discharged (potentially 150 psi and 210 degrees F). Flex connectors used this way pose a potential safety hazard for explosion. Recommend that a qualified plumber repair per standard building practices. For example, by installing a drain line made of rigid copper or CPVC plastic pipe.
Photo 26-1
27) One or more sections of the temperature-pressure relief valve drain line were sloped upwards. This is a potential safety hazard due to the risk of explosion. 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: https://www.reporthost.com/_docs/TPvalve.pdf
28) One or more flexible connectors were used for the temperature-pressure relief valve drain line. Flex connectors can be bent or kinked so as to restrict the flow of the drain line and impair the operation of the valve. They typically are not rated for the temperature and pressure of water being discharged (potentially 150 psi and 210 degrees F). Flex connectors used this way pose a potential safety hazard for explosion. Recommend that a qualified plumber repair per standard building practices. For example, by installing a drain line made of rigid copper or CPVC plastic pipe.
29) Stored items, furnishings and/or debris blocked access to the water heater. The inspector was unable to fully evaluate the water heater.
Photo 29-1
30) A water heater was installed over a finished living space or in an area where leaking can cause damage, and there was no catch pan and no drain was installed. Consult with the homeowner or condo association to determine who is responsible for water damage if the water heater leaks or if spills occur when it's drained. Consider having a qualified contractor install a catch pan and drain to prevent water damage if the water heater develops a leak. Note that installing a drain may be difficult or impossible depending on the location of the water heater.
31) Stored items, furnishings and/or debris blocked access to the water heater. The inspector was unable to fully evaluate the water heater.
32) A water heater was installed over a finished living space or in an area where leaking can cause damage, and there was no catch pan and no drain was installed. Consult with the homeowner or condo association to determine who is responsible for water damage if the water heater leaks or if spills occur when it's drained. Consider having a qualified contractor install a catch pan and drain to prevent water damage if the water heater develops a leak. Note that installing a drain may be difficult or impossible depending on the location of the water heater.
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).
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): Electric heaters
General heating system type(s): Electric heaters
General heating distribution type(s): None, individual heaters
General heating distribution type(s): None, individual heaters
Condition of electric heaters (not forced air): Appeared serviceable
Condition of electric heaters (not forced air): Appeared serviceable
Electric heater type (not forced air): Baseboard, Ceiling with fan
Electric heater type (not forced air): Baseboard, Ceiling with fan
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.
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.
Condition of wood-burning fireplaces, stoves: Appeared serviceable
Condition of wood-burning fireplaces, stoves: Appeared serviceable
Wood-burning fireplace type: Metal pre-fab
Wood-burning fireplace type: Metal pre-fab
Fan or blower installed in wood-burning fireplace or stove: No
Fan or blower installed in wood-burning fireplace or stove: No
Condition of chimneys and flues: Appeared serviceable
Condition of chimneys and flues: Appeared serviceable
Wood-burning chimney type: Metal, with wood enclosure
Wood-burning chimney type: Metal, with wood enclosure
33) One or more wood-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at: http://www.csia.org/
34) One or more wood-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at: http://www.csia.org/
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 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.
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 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
Permanently installed kitchen appliances present during inspection: Range, Dishwasher, Refrigerator
Condition of counters: Appeared serviceable
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: N/A (none installed)
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
Condition of refrigerator: Appeared serviceable
Condition of built: N/A (none installed)
Condition of built: N/A (none installed)
Condition of hot water dispenser: N/A (none installed)
Condition of hot water dispenser: N/A (none installed)
Condition of trash compactor: N/A (none installed)
Condition of trash compactor: N/A (none installed)
35) 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, such as when a small child climbs on it or if heavy objects are dropped on it. 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.google.com/search?q=range+anti-tip+bracket
36) 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, such as when a small child climbs on it or if heavy objects are dropped on it. 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.google.com/search?q=range+anti-tip+bracket
37) 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.
Photo 37-1
38) 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.
39) 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.
40) 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.
41) The countertops and/or areas below sink(s) were obscured by stored items or dishes and couldn't be fully evaluated.
42) The countertops and/or areas below sink(s) were obscured by stored items or dishes and couldn't be fully evaluated.
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.
Location #A: Full bath
Location #B: Laundry room/area
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom ventilation type: with individual exhaust ducts
Bathroom ventilation type: with individual exhaust ducts
Gas supply for laundry equipment present: No
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes
43) A clothes washer was installed over a finished space and had no catch pan and drain installed. Catch pans and drains prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Consult with the homeowner or condo association to determine who is responsible for water damage if the washing machine leaks, overflows, or if spills occur when it's drained. Recommend that a qualified contractor install both a catch pan and drain per standard building practices.
44) A clothes washer was installed over a finished space and had no catch pan and drain installed. Catch pans and drains prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Consult with the homeowner or condo association to determine who is responsible for water damage if the washing machine leaks, overflows, or if spills occur when it's drained. Recommend that a qualified contractor install both a catch pan and drain per standard building practices.
45) The laundry room didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified contractor install an exhaust fan per standard building practices.
46) The sink drain pipe at location(s) #A used an S-trap rather than a P-trap, or no P-trap was visible. Siphons and sudden flows of water in S-Traps can drain all the water out of the trap, leaving it dry. Sewer gases can then enter living areas. Recommend that a qualified plumber repair per standard building practices.
47) The laundry room didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified contractor install an exhaust fan per standard building practices.
48) The sink drain pipe at location(s) #A used an S-trap rather than a P-trap, or no P-trap was visible. Siphons and sudden flows of water in S-Traps can drain all the water out of the trap, leaving it dry. Sewer gases can then enter living areas. Recommend that a qualified plumber repair per standard building practices.
49) Caulk was missing around the base of the the bathtub spout, or there was a gap behind it, at location(s) #A. Water may enter the wall structure behind the bathtub. Recommend that a qualified person repair as necessary to eliminate the gap. For example, by installing or replacing caulk if the gap is small enough. For larger gaps, a shorter spout nipple or an escutcheon plate can be installed.
50) Ribbed, flexible drain pipe was used at the sink at location(s) #A. 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.
51) The bathtub drain stopper mechanism at location(s) #A was inoperable. Recommend that a qualified person repair or replace as necessary.
52) No access or only limited access was available to the back of the clothes washer and dryer, and to utility hook-ups located behind the appliances. The inspector normally attempts to determine the presence of a gas vs. electric power supply, the configuration of the stand pipe, whether the dryer exhaust duct is serviceable, etc. Because of the lack of access, the inspector was unable to fully evaluate and/or describe the hook-ups and appliances.
53) The countertops and/or areas below sink(s) at location(s) #A were obscured by stored items and couldn't be fully evaluated.
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, 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.
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, 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.
Condition of exterior entry doors: Appeared serviceable
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Exterior door material: Metal
Condition of interior doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Multi-pane, Sliding, Single-hung, Fixed
Type(s) of windows: Vinyl, Multi-pane, Sliding, Single-hung, Fixed
Condition of walls and ceilings: Appeared serviceable
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Wall type or covering: Drywall
Ceiling type or covering: Drywall, Acoustic spray
Ceiling type or covering: Drywall, Acoustic spray
Condition of flooring: Appeared serviceable
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Laminate, Tile
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Laminate, Tile
54) Some ceilings in this structure had ceiling texture possibly installed prior to the mid-1980s. This material may contain asbestos, which is a known health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials were used for some time thereafter. The client may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos.
In most cases, when the material is intact and in good condition, keeping it encapsulated with paint and not disturbing it may reduce or effectively eliminate the health hazard. If the client wishes to remove the material, or plans to disturb it through remodeling, they should have it tested by a qualified lab and/or consult with a qualified industrial hygienist or asbestos abatement specialist. For more information, visit: http://www.cpsc.gov/CPSCPUB/PUBS/453.html
55) Some ceilings in this structure had ceiling texture possibly installed prior to the mid-1980s. This material may contain asbestos, which is a known health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials were used for some time thereafter. The client may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos.
In most cases, when the material is intact and in good condition, keeping it encapsulated with paint and not disturbing it may reduce or effectively eliminate the health hazard. If the client wishes to remove the material, or plans to disturb it through remodeling, they should have it tested by a qualified lab and/or consult with a qualified industrial hygienist or asbestos abatement specialist. For more information, visit: http://www.cpsc.gov/CPSCPUB/PUBS/453.html
56) One or more interior doors were missing. Recommend that a qualified person replace or repair doors as necessary.
Photo 56-1 Photo 56-2
57) One or more interior doors were missing. Recommend that a qualified person replace or repair doors as necessary.
58) Patches or evidence of prior repairs were found in one or more walls or ceilings. Recommend asking the property owner about the repairs (e.g. why necessary, whether prior leaks have occurred).
Photo 58-1 Photo 58-2
59) Patches or evidence of prior repairs were found in one or more walls or ceilings. Recommend asking the property owner about the repairs (e.g. why necessary, whether prior leaks have occurred).
60) Concrete slab floors were obscured by furniture and/or flooring and couldn't be fully evaluated.
61) Concrete slab floors were obscured by furniture and/or flooring and couldn't be fully evaluated.
