Mission Home & Pest Inspections LLC

Website: http://www.missioninspect.com
Email: missioninspect@flymail.net
Phone: (509) 860-1388
FAX: (509) 662-1321
1612 Horselake Road 
Wenatchee WA 98801
Inspector: Chip Roberson
WSDA licence # 68542
International Association of Certified Home Inspectors, Inc.

Summary Page

Property Inspection Report
Client(s): Mr. Buyer
Property address: Main Street USA
Inspection date: Wednesday, August 06, 2008

This summary page published on 7/16/2009 3:46:30 PM PDT

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Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor defectCorrection only involves a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
CommentFor your information 
 
WDO/WDI InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
WDO/WDI DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
WDO/WDI Conducive
conditions
Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) 

1) Grounds:   - One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement, heaving and/or deterioration. A qualified contractor should evaluate and repair or replace sections as necessary to eliminate trip hazards.

2) Grounds:   - Recommend resealing asphalt driveway.

3) Roof / Attic:   - Gutters were missing over one or more entrances. People entering and exiting the building are more likely to get wet during periods of rain because of this. Most buildings benefit from having a complete drainage system installed, but at a minimum, recommend installing gutters over entrances.

4) Roof / Attic:   - The attic access hatch was too small to allow easy access for periodic evaluation of the attic. Standard building practices require hatches to be at least 22 by 30 inches in size, and in accessible areas. Recommend having a qualified contractor enlarge the attic access as per standard building practices.

5) Garage / Carport:   - Safety containment cables were missing for one or more vehicle door springs. This is a safety hazard. Safety containment cables prevent springs from snapping free and causing damage or injury. A qualified contractor should evaluate and make repairs or replace components as necessary. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html

6) Garage / Carport:   - The wall between the attached garage and interior living spaces is drywalled but is missing fire tape. This finished surface is intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.

7) Garage / Carport:   - No "photo eye" sensors were installed for one or more vehicle door's electric door opener. They've been required on all automatic door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html

9) Electric:   - One or more electric receptacles at the garage, basement and basement bathroom had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

11) Bathrooms / Laundry / Sinks: - Missing components noted at top of shower. Add proper materials to prevent moisture penetration behind shower walls.

12) Bathrooms / Laundry / Sinks: - Ventilation is not provided at basement bathroom. Proper ventilation is recommended to help prevent moisture problems.

13) Bathrooms / Laundry / Sinks:   - The sink drain stopper mechanism at basement bathroom was inoperable. A qualified person should repair or replace as necessary.

14) Interior Rooms / Areas:   - One or more bedroom windows had inadequate egress because the window(s) were too high from the floor. This is a safety hazard in the event of a fire. Standard building practices require that every bedroom have at least one window as follows:

  • Minimum width of opening: 20 inches
  • Minimum height of opening: 24 inches
  • Minimum net clear opening, ground Floor: five square feet
  • Minimum net clear opening, other than ground Floor: 5.7 square feet
  • Maximum sill height above floor: 44 inches
  • Windows should open easily without the use of keys or tools

    And for window wells:
  • Minimum net clear area of nine square feet
  • Minimum horizontal projection and width of 36 inches
  • Wells with a vertical depth greater than 44 inches require a permanent ladder or steps usable with the window in the fully open position

    Where windows are to high, at a minimum, the client should keep something that serves as a ladder below the window at all times, but recommend replacing or modifying too-high windows as per standard building practices. For all other cases, a qualified contractor should evaluate and repair or make modifications as necessary. For more information, visit:
    http://www.truss-frame.com/window-egress.html
    http://www.taunton.com/finehomebuilding/pages/h00100.asp
    15) Interior Rooms / Areas:   - Rear entry door has an interior key lock deadbolt installed. This type of lock can be hazardous if quick escape is needed and it is locked but no key can be found immediately. I recommend replacing this type with a thumb turn on the interior side for safety.

    16) Cooling / Heat Pump:   - No exterior disconnect switch was found for the AC condenser. These are normally installed to prevent the unit from responding to the thermostat off-season, or during maintenance. A qualified contractor should evaluate and install one as necessary.

    17) Cooling / Heat Pump:   - The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. The inspector was unable to determine the age of this system. The client should be aware that it may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the age (ask property owner or service technician), and budgeting for a replacement if necessary.

    18) Fireplaces / Stoves / Chimneys:   - Deteriorated mortar joints noted at top portion of the chimney. Repairs are recommended to prevent further deterioration.

    19) Plumbing / Fuel Systems:   - One or more outside faucets were missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the building. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes. Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed.

    20) Plumbing / Fuel Systems:   - Copper and galvanized steel water supply pipes were joined together at one or more locations, and the dissimilar metals were in contact with each other. Standard building practices require that dielectric fittings be installed at these junctions to prevent corrosion. A qualified plumber should evaluate and repair as necessary.