This report published on Wednesday, October 4, 2023 7:41:38 PM PDT
Please understand that there are limitations to this inspection. Many components of the home are not visible during the inspection and very little historical information is provided in advance of the inspection. While we can reduce your risk of purchasing a home, we cannot eliminate it, nor can we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership.
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:
Repair Recommended
Item was not functioning as designed or intended. Correction should be performed, and may require a professional, specialist, or other knowledgeable person.
Maintenance Reminder
Recommend routine attention and maintenance to keep item in proper working condition.
Investigate Further
Recommend additional investigation, research, or review by a specialist and/or client
Informational Comment
Report comment included for your information and consideration.
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
Source for main building age: Municipal records or property listing
Occupied: Yes, Furniture or stored items were present
1) To view the summary. Click on the link in the upper left hand corner or under table contents.
2) Some areas and items at this property were obscured by furniture and 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: 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; 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, Chain link, vinyl
Site profile: Level
Driveway material: Poured in place concrete, Gravel
Sidewalk material: Poured in place concrete
Deck, patio, porch cover material and type: Open
Deck, porch and/or balcony material: Wood
Exterior stair material: Concrete
3) Flashing appeared to be missing from front steps and above rear deck ledger boards. Unit A threshold was negatively sloped towards interior and had minor damage.
Missing flashing at this location can cause moisture to accumulate between the ledger boards and the building. Fungal rot may occur in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event. This is a potential safety hazard. Depending on the exposure (e.g. roof overhang, height of exterior wall, direction of prevailing rain) this may or may not be an issue. Recommend that a qualified contractor install flashing above ledger boards per standard building practices. For more information, visit: http://www.reporthost.com/?LB http://www.reporthost.com/?SD
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4) Stringer was damaged at rear stair of unit B and loose. Recommend that a qualified person repair per standard building practices.
The risers for stairs at rear of unit B varied in height and pose a fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present.
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5) Pavement and wood step sloped down towards building perimeters. This may result in water accumulating around building foundations or underneath buildings. Monitor these areas in the future, especially during and after periods of rain. If significant amounts of water are found to accumulate, then recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain or removing old pavement and installing new.
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6) Cracks, settlement, heaving resulting in trip hazards were found in the driveway. For safety reasons, client should be aware of this especially when visitors are present.
Minor cracks and deterioration and spalling was found in the driveway, sidewalks and steps. Spalling is common in our area due to deicers. Client should monitor and consider sealing cracks. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
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7) Deck joists appeared to be overspanned as decks were spongy. Since decks are small and short, risk is low.
Footings for decks were installed on top of the soil grade, or at too shallow a depth. In areas subject to prolonged freezing, footings for structures should be installed below the frost line. When footings are installed above the frost line, the structure may heave upwards during freezing temperatures and be damaged. No adverse conditions were observed at time of inspection.
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. 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
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete
8) The paint or stain finish and caulking in some minor areas was failing (e.g. peeling, faded, worn, thinning). Gaps were observed at soffits and unit B garage door jamb was split. 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.
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 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. 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: Bedroom closet unit B
Crawl space access points that were opened and viewed, traversed or partially traversed: A
Sub-floor material: OSB (oriented strand board)
Pier or support post material: Wood
Beam material: Solid wood, Built-up wood
Floor structure above: Solid wood joists
Insulation material underneath floor above: Fiberglass roll or batt
Vapor barrier present: Yes
Ventilation type: with vents
9) Under-floor insulation had fallen down in some small areas. This may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary.
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10) The vapor barrier in small area of the crawl space was missing. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. 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.
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11) The crawl space was dry at time of inspection. Note that all crawlspace areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
No fire-resistant walls were installed in the crawlspace between these attached dwelling units. Such walls may not have been required when this structure was built, but newer standards do require fire-resistant walls in crawlspaces to separate individual dwelling units from each other. Such walls reduce the likelihood of fire spreading from one unit to another. At a minimum, the clients should be aware of this. If desired, consult with a qualified contractor to install such firewalls per standard building practices.
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; 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. Occupants should monitor the condition of roofing materials in the future.
Roof inspection method: Traversed
Roof surface material: Architectural shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Gutter and downspout material: Metal
Gutter and downspout installation: Full
12) Flashings were loose or lifting. Leaks can result from windblown rain. Recommend that a qualified person repair as necessary to prevent leaks. For example, by nailing flashings down and sealing as necessary.
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13) Architectural roofing has an average life expectancy between 25 to 35 years depending on the weather conditions and attic ventilation.
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. 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.
Attic inspection method: Traversed
Location of attic access point #A: Hallway, Unit A
Location of attic access point #B: Hallway, Unit B
Attic access points that were opened and viewed, traversed or partially traversed: A, B
Roof structure type: Trusses
roof material: Plywood
Ceiling structure: Trusses
Ceiling insulation material: Fiberglass loose fill
14) The ceiling insulation in areas of the attic was compacted or uneven and one small area was missing. 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).
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15) Attic insulation and venting.
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16) No panel edge clips ("H clips") were installed in some areas. These areas were observed over garages and appeared to be older in age. This is not unusual but is not best building practices. These should be installed when truss or rafter spacing is 24 inches o.c. or more and with 1/2-inch sheathing. These clips help support the edges of the sheathing. No adverse conditions were observed but sagging can occur over time. Monitor and add blocking in the future if necessary.
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17) Non-metallic sheathed wiring in the attic was routed on surfaces within 6 feet of access hatches or doors, and was subject to damage. Wiring can be damaged when hatches are lifted and set aside, when stored items are moved into or out of the attic, etc. Care should be taken when opening attic hatches.
Limitations: 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: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 250
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 125
System ground: Ground rod(s) in soil
Location of main service panel #A: Building exterior
Location of sub-panel #B: Bedroom
Location of sub-panel #C: Bedroom
Location of main disconnect: At main disconnect panel outside
Current safety standards recommend smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, and on each level. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit: http://www.reporthost.com/?SMKALRM http://www.reporthost.com/?COALRM
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): 62
Location of main water meter: By street
Location of main water shut-off: In hall closet
Service pipe material: Plastic
Supply pipe material: PEX plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Crawl space
Vent pipe material: Plastic
21) Based on the apparent age of the lateral and direction of exit (rear of house), 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.
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22) Main water shutoff valves were located in the hall closets.
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23) Water pressure taken at the house measured 62 PSI. Typical residential water pressure is 40 to 80 PSI.
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): Heat pump, Electric heaters
General heating distribution type(s): None, individual heaters
Electric heater type (not forced air): Wall mounted, fan-assisted
Manufacturer of electric heaters (not forced air): Cadet
Location for air filter(s): Behind return air grill(s)
Cooling system and/or heat pump fuel type: Electric
Type: Ductless heat pump
Estimated age of heat pump or air conditioning unit: 2021
Manufacturer of cooling system and/or heat pump: Mitsubishi
25) Mini ductless split systems work most efficiently when cleaned and serviced regularly. Filters are typically present that need periodic cleaning. Recommend asking owner's if units have been serviced lately and have a qualified HVAC specialist service unit if they haven't.
The pad for the heat pump or air conditioning condensing unit was not level. It was within the tolerances for proper operation but should be monitored and leveled if necessary. The compressor may be damaged if this unit is tilted 10 degrees or more.
26) The electric heaters were tested and were in working order at time of inspection. Annual review and cleaning are recommended for safety and function.
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, dishwashers, refrigerators, freezers, ice makers, hot water dispensers and water filters; 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.
Condition of sinks and related plumbing: Serviceable.
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: Appears serviceable.
Range, cooktop or oven type: Electric
Type of ventilation: ducted to exterior, Built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Serviceable.
28) No high loop or air gap was visible for BOTH dishwasher drains. 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 person install a high loop and air gap per standard building practices.
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29) Inspector performs a limited function test of appliances and runs dishwasher for short cycle. Deficiencies at time of inspection are noted above if present.
Inspector removed dishwasher toe kick and no leaks were observed at time of inspection.
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: Laundry room/area, Unit A
Location #B: Full bath
Location #C: Laundry room/area, Unit B
Location #D: Full bath
Condition of counters: Serviceable.
Condition of cabinets: Appeared serviceable
Condition of flooring: Satisfactory
Condition of sinks and related plumbing: Serviceable.
Condition of toilets: Serviceable.
Condition of bathtubs and related plumbing: Serviceable.
Condition of shower(s) and related plumbing: Serviceable.
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
30) Recommend clearing dryer duct of lint upon move in and periodically in the future to reduce fire hazard. Dryer vent should be as straight and short as possible to minimize lint collection.
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.
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31) Inspector ran water in the sink(s) and bathtub(s). Ran shower water and flushed toilet(s). No leaks were noted at time of 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.
Exterior door material: Metal, Fiberglass or vinyl, Sliding glass
Condition of interior doors: Satisfactory
Type(s) of windows: Vinyl, Multi-pane, Sliding
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Satisfactory
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum
32) Condensation or staining was visible between multi-pane glass in sliding glass door at unit B. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.
Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.
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33) Bedrooms had windows that were too high off the floor. At least one window requires adequate egress in the event of a fire or emergency to allow escape or to allow access by emergency personnel. Such windows should have a maximum sill height of 44 inches off the floor. At a minimum, keep a chair or something that serves as a ladder below the window at all times. If concerned, have a qualified contractor repair or make modifications per standard building practices. For more information, visit: http://www.reporthost.com/?EGRESS
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34) Threshold was loose at garage entry door of unit B.
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35) Sliding screen door at unit A needed adjustment to operate smoothly. Unit B sliding screen door was not installed.
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This report is not a guaranty or warranty. Anything can fail at any time. This inspection report is only reporting on the conditions as observed at the time of the inspection, and is not intended to be considered as a guaranty or warranty, expressed or implied, of the adequacy of, or performance of, systems or structures, or their component parts, or of their remaining life expectancy or usefulness. Systems, equipment and components can, and do, fail—randomly and without prior warning.
Please review your pre-inspection agreement We appreciate the opportunity to be of service. Should you have any questions about the general condition of the house in the future, we would be happy to answer these. There is no fee for this telephone consulting. Our fees are based on a single visit to the property. If additional visits are required for any reason, additional fees may be assessed.
