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In Form Inspection

brad@informinspection.com
(253) 209-0196
PO Box 111 
Tacoma, WA 98111
Inspector: Brad Newell
WA State Insp#899

Summary

Client(s):  Mr & Mrs Client
Property address:  4321 Somewhere St
Gig Harbor, WA 98332
Inspection date:  Saturday, April 11, 2020

This report published on Wednesday, April 15, 2020 11:04:05 AM PDT

This report summary contains issues which should be addressed for reasons of personal safety.

Concerns are shown and sorted according to these types:
Concern typeSafetyPotentially dangerous condition exists. Pursue recommended remedy!
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeCommentFor your information
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)


Grounds
1) The deck rails adjacent to stairs leading to deck and around the deck perimeter are loose. The deck framing itself is not completely stable. It is possible for one person to induce lateral movement of the deck and deck frame by swaying back and forth while standing on the deck.

The stability of deck rail would be greatly improved by tightening the bolts at the base of each rail post. Make this adjustment and then assess rail stability to determine if further correction is required.

Regarding the instability of the deck framing, this is a safety concern which will need to be addressed. The inspector suggests contacting a structural engineer for their advice on how to proceed. It is possible that the engineer could refer a qualified frame carpenter OR suggest another cost effective remedy.
2) Conducive conditionsSoil was in contact with or too close to wooden deck or porch substructure components. In this instance, the post bases which support the deck framing are in contact with soil. This is a conducive condition for wood-destroying organisms and may, ultimately, effect deck stability.The soil at each post base should be re-graded so that it is not in contact with wood, ideally, the final grade should be below whatever structure the posts are bearing on (at the time of inspection, none of the bearing points for the deck frame posts were visible). Standard building practices require the following clearances to soil below:
  • 12 inches below beams
  • 18 inches below joists
  • 6 inches below support post bases and other wood components
Soil should be graded and/or removed to maintain these clearances if possible. Otherwise, replacing non-treated wood with treated wood, or installing borate-based products such as Impel rods may help to prevent infestation and damage. For more information, visit:
http://www.google.com/search?q=impel+rods

Exterior and Foundation
4) Conducive conditionsSoil was in contact with or less than 6 inches from siding or trim. Regardless of what material is used for siding, it should not be in contact with the soil. If made of wood, siding or trim will eventually rot. For other materials, ground or surface water can infiltrate siding or trim and cause damage to the wall structure. Wood-destroying insects are likely to infest and damage the wall structure. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.
5) Conducive conditionsVegetation such as trees and shrubs are in close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.

Basement
6) The outlets at basement bar sink counter did not respond to outlet tester when GFCI in basement bathroom was tripped and reset. Suggest that an electrician evaluate/install GFCI outlets at this location to mitigate risk of electric shock.
7) Some basement areas were not evaluated due to lack of access from stored items along walls and in closets. These areas are excluded from the inspection.

Roof
10) Conducive conditionsSignificant amounts of debris have accumulated in one or more gutters. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms.
Trees adjacent to this property will shed needles and other debris during much of the year. Recommend cleaning gutters now and as necessary in the future.

Garage or Carport
12) No carbon monoxide detector was observed to be installed in the garage and two gas appliances (water heater and furnace) are located there. This is a hazard due to risk for carbon monoxide poisoning. Recommend that one be installed if not overlooked during inspection.

Electric
14) One or more ground fault circuit interrupter (GFCI) receptacles or circuit breakers were defective. Because of this, the inspector was unable to determine if all electric receptacles that should be protected by GFCI devices, were protected. After defective GFCI devices have been replaced or repaired, recommend that a qualified electrician verify that receptacles throughout the house have GFCI protection per standard building practices, and make repairs if necessary.
15) GFCI outlet adjacent to French doors at deck has sticky test and reset buttons and needs to be replaced.

Kitchen
18) Homeowner suggested that GFCI outlet at kitchen island was connected to outlets at kitchen sink counter. Inspector was unable to demonstrate this with an outlet tester.
Suggest that an electrician evaluate/install GFCI outlets for this location to mitigate risk of electric shock.

Bathrooms, Laundry and Sinks
20) The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.pdf
21) All cabinets beneath sinks contained stored items at time of inspection

Interior, Doors and Windows
22) French doors at dining room rub at top when closed. This condition might be remedied by removing short screws from the top door hinges and replacing them with long ones which reach and gain purchase in the framing of the door opening which, in turn, would pull the tops of the doors away from each other. Barring this as a remedy, the next option might be to remove door casing so that door jamb could be re-squared in the opening.
Suggest that a qualified carpenter evaluate.