This report is the exclusive property of Ground Up Inspection Service L.L.C and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
Concerns are shown and sorted according to these types:
|Safety||Poses a safety hazard|
|Repair/Replace||Recommend repairing or replacing|
|Repair/Maintain||Recommend repair and/or maintenance|
|Minor Defect||Correction likely involves only a minor expense|
|Maintain||Recommend ongoing maintenance|
|Evaluate||Recommend evaluation by a specialist|
|Monitor||Recommend monitoring in the future|
|Comment||For your information|
2) Safety, Repair/Maintain - Boards at the top two steps at the front porch were loose. This is a potential fall hazard. Recommend that a qualified person secure or repair as necessary.
3) Repair/Replace - The rear deck beam was substandard. The beam did not extend the full length of the joists. The deck was uneven as a result. Recommend that a qualified contractor evaluate and repair as necessary. For example, by replacing the beam with one of adequate size and span.
Exterior and Foundation
5) Repair/Replace - The dryer exhaust duct end cap was missing. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause the clothes dryer to overheat and can pose a fire hazard. Recommend that a qualified person install a cap/hood as necessary.
6) Repair/Replace - Two rubber or neoprene pipe flashings was split/deteriorated. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor replace flashings where necessary.
7) Repair/Replace - An extension, such as a splash block or drain pipe for one downspout was missing at the NE corner. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install an extension as necessary so rainwater drains away from the structure.
15) Safety, Repair/Maintain - A bushing was missing for the under-sink food disposal's electric wiring. Insulation on the wiring can get damaged where wires are routed through holes in the under-sink food disposal's metal housing. This is a potential shock hazard. Recommend that a qualified electrician install a bushing per standard building practices.
16) Repair/Replace - 2 cooktop burners were inoperable. Recommend that a qualified specialist repair the burners as necessary.
Bathrooms, Laundry and Sinks
20) Repair/Replace, Evaluate - Elevated moisture levels were detected in the flooring near the base of the toilet. Recommend that a qualified contractor evaluate and repair as necessary. For example, by removing the toilet, making repairs to the sub-floor if necessary, replacing flooring if necessary, and installing a new wax ring when the toilet is reinstalled.
21) Repair/Replace - A significant amount of water came out of the bathtub spout when the shower at was turned on. The diverter valve is likely defective, or may be encrusted with mineral deposits. Water will be wasted as a result. The diverter handle was also broken. Recommend that a qualified plumber replace the diverter valve/spout as necessary.
Interior, Doors and Windows
22) Safety, Repair/Replace - Multiple windows would not latch and relied solely on the slide lock and/or were missing slide locks. This is a security hazard. Recommend that a qualified contractor repair or replace the windows as necessary.
23) Repair/Replace, Evaluate - Staining was visible between multi-pane glass in one living room window. 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 or replace the window 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.
24) Repair/Replace - The bathroom interior door was damaged. Recommend that a qualified person replace the door as necessary.
25) Repair/Replace - Laminate flooring in front of the dishwasher in the kitchen was damaged. Apparently from moisture. However, no elevated moisture levels were detected at the time of inspection. Recommend that a qualified contractor replace the flooring as necessary.
29) Safety, Repair/Replace - Appliances such as the water heater and furnace were subject to damage from vehicles because no protective barrier was installed in front of them. This is a potential safety hazard. A qualified contractor should install a barrier per standard building practices. For example, a steel post anchored in the concrete slab floor.
30) Safety, Repair/Maintain - Weatherstripping at the base of the door between the garage and the house was missing. House to garage doors should prevent fire and fumes from spreading from the garage to the house. Weatherstripping should form a seal around this door. This is a potential safety hazard. Recommend that a qualified person install weatherstripping as necessary.
31) Safety, Repair/Replace, Evaluate - The bathroom ground fault circuit interrupter (GFCI) receptacle (outlet) wouldn't trip at the bathroom. This is a potential shock hazard. Recommend that a qualified electrician replace the receptacle as necessary.
32) Safety, Repair/Replace, Evaluate
- 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)
- Wet bar sinks (since 1993)
- Laundry and utility sinks (since 2005)
33) Safety, Repair/Replace, Evaluate - Three (3) electrical receptacles (outlets) were found with an open ground circuit at the living room. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.
Note that a green sticker was installed for identification.
34) Safety, Repair/Replace - Neutral wires were bundled together under the same lug on the neutral bus bar in the electrical panel. This is common in older homes, however it is a potential safety hazard in the event that one of the circuits needs to be isolated during servicing. For one neutral to be disconnected, other neutrals from energized circuits sharing the same lug will be loosened. Power surges may result on the energized circuits and result in damage or fire. Also, multiple wires under the same lug may not be secure, resulting in loose wires, arcing, sparks and fire. Recommend that a qualified electrician repair per standard building practices.
35) Safety, Repair/Replace - Wire splices for garage lighting were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
36) Safety, Repair/Replace - Smoke alarms were missing from bedrooms. Additional smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in the attached garage.
37) Safety, Repair/Maintain - Cover plates for one switch and one receptacle (outlet) were missing in the garage. 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.
38) Safety, Repair/Maintain - No carbon monoxide alarms were visible. This is a potential safety hazard. Washington State requires CO alarms to be installed for new construction and 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.
39) Safety, Minor Defect - Screws used to secure the cover or dead front to the electrical panel had sharply pointed tips. Energized wires can be damaged by such screws. This is a potential shock hazard, especially when screws are being removed or installed. Recommend that a qualified person replace such screws with screws that are approved for this purpose (e.g. blunt-tip screws of the correct length). Because energized wires may be in contact with these screws, the client should consider having a qualified electrician replace the screws.
40) Safety, Repair/Replace - The water heater did not have earthquake 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 and gas lines breaking. Leaks can also occur in water-supply pipes. Recommend that a qualified person install earthquake straps or struts as necessary and per standard building practices.
41) Repair/Replace - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age (14 years) and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur.
42) Repair/Replace - The temperature-pressure relief valve was leaking. Recommend that a qualified plumber repair as necessary. For example, by replacing the valve.
43) Repair/Maintain, Evaluate - A small active leak was found at the water heater's supply pipe or fitting. A qualified plumber should evaluate and repair as necessary.
Heating, Ventilation and Air Condition (HVAC)
44) Repair/Replace - One heating duct appears to have come apart in the crawl space. This can result in reduced energy efficiency and increased moisture in surrounding spaces. Recommend that a qualified HVAC contractor make permanent repairs as necessary. For example, by securely supporting ducts and installing approved tape or mastic at seams.
45) Repair/Maintain, Evaluate - The last service date of the gas-fired forced air furnace appeared to be more than 1 year ago and it appears due. Recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced.
Attic and Roof Structure
48) Evaluate, Monitor - Signs of past leaks were detected in the roof sheathing above the living room in the form of fungal rot and stains. However, no signs of active leaks were detected. This is likely from prior to the current roof covering. Recommend consulting with the property owner about past leaks and monitor this area in the future. If leaks are detected, a qualified contractor should further evaluate and make necessary repairs.
51) Repair/Replace, Evaluate, Monitor
- Evidence of prior water intrusion or accumulation was found in the North section of the crawl space. For example, sediment stains on the vapor barrier or foundation and efflorescence on the foundation. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the crawl space. Recommend that the client review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:
- Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
- Improving perimeter grading
- Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter the crawl space, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.