Phone: (360) 385-3515
271 Bay Ridge Dr 
Port Townsend, WA 98368
Inspector: John Liczwinko


Client(s): XXXXXXXX
Property address: XXXXXXXX
Inspection date: Thursday, March 01, 2007
This report published on 3/14/2007 10:36:16 AM PST

View summary page

This report will provide you with valuable, unbiased information which will assist you in confidently making your home purchase decision.

The inspection will meet or exceed standards set by the American Society of Home Inspectors (ASHI). The Pest Inspection, WDO (wood destroying organism) will be in compliance with the Washington State Department of Agriculture (WSDA) regulations. License # 54431

Home & Pest Inspection Report - $350
Duplex (Multi-family or ADU) - $410
New Construction - $290
Condo - $200
Reinspection - $85

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:
SafetyPoses a risk of injury or death 
Major defectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor defect 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
CommentFor your information 

Structural Pest Inspection Concerns
Items of concern relating to the structural pest inspection are shown as follows:
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 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


General information 

Structures inspected: House & Out building
Type of building: Single family
Age of building: 1930s
Property owner's name:
Inspection Fee: $350
Payment method: Invoiced
Present during inspection: xxxxxxx
Occupied: Yes
Weather conditions: Cloudy
Temperature: Cool
Ground condition: Damp
Front of structure faces: West
Main entrance faces: West
Foundation type: Post and pier
1)   Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygenists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:
  • The Environmental Protection Association (
  • The Consumer Products Safety Commission (
  • The Center for Disease Control (

    2)   Side exterior door - Repair filling coming off.

    3)   Clear plants away form siding of house & out building.

    4)   Some walland floor surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.



    Footing material:
    Foundation material: Concrete block
    Apparent wall structure: Wood frame
    Wall covering: Wood clapboard
    Driveway material: Dirt
    Sidewalk material: Poured in place concrete
    Exterior door material: Solid core wood
    5)   Cracks, deterioration, leaning and/or bowing were found in retaining wall. A qualified contractor should evaluate and repair or replace wall(s) as necessary.

    6) One or more gutters are missing. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should install gutters and downspouts where missing. Also, extensions such as splashblocks or tie-ins to underground drain lines should be installed as necessary to carry rain water away from the house.

    Photo 7  
    Out building

    7)   Deck railing has rot starting on two posts by decking.

    Photo 5  
    Deck post

    Photo 6  
    Deck post

    8)   Out building wood siding needs painting.

    9)   One or more sections of foundation and/or exterior walls are excluded from this inspection due to lack of access from vegetation, debris and/or stored items.
    Out building.



    Roof inspection method: Traversed
    Roof type: Gable
    Roof covering: Asphalt or fiberglass composition shingles
    Estimated age of roof: 5 years
    Gutter & downspout material: Aluminum
    Roof ventilation: Adequate



    Inspection method: Viewed from hatch
    Roof structure type: Rafters 2x4
    Ceiling structure: Not visible
    Insulation depth: 12 inches
    Insulation estimated R value: R-38


    Electric service 

    Primary service type: Overhead
    Primary service overload protection type: Circuit breakers
    Service amperage (amps): 125
    Service voltage (volts): 120/240
    Location of main disconnect: No single main disconnect, use all breakers in main service panel
    Service entrance conductor material: Copper
    System ground: Ground rod(s) in soil
    Branch circuit wiring type: Non-metallic sheathed, Knob and tube, Copper
    Solid strand aluminum branch circuit wiring present: No
    Smoke detectors present: Yes
    10)   One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.

    Photo 2  
    Exterior panel

    Photo 3  

    11)   This property has "knob and tube" wiring, which was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards. Over time, the wire's insulation may become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.

    It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob and tube type, or to determine what percentage of the knob and tube wiring is energized vs. abandoned. A qualified electrician should evaluate this wiring and make repairs or replace wiring as necessary.

    Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Recommend that the client(s) consult with their insurance carrier regarding this.

    Photo 16  
    Nob & tube electrical- crawl space

    12)   The electric service to this property appears to be rated at substantially less than 200 amps, and may be inadequate for the client(s) needs. Recommend consulting with a qualified electrician about upgrading to a 200 amp service.

    13)   Note: Exterior outlet under service panel is not hooked up to breaker.

    Photo 1  

    14)     Main service cable is hittig soffit trim. Could cause damage to cable cover. A qualified electrician should evaluate and repair if necessary.

    Photo 4  
    Electrical cable


    Water heater 

    Estimated age: Fairly old
    Type: Tank
    Energy source: Electricity
    Capacity (in gallons): 40
    Water temperature (degrees Fahrenheit): 141
    15)   The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit


    Heating and cooling 

    Primary heating system energy source: Electric
    Primary heat system type: Baseboard


    Plumbing and laundry 

    Water pressure (psi): 100
    Location of main water shut-off valve: street
    Water service: Public
    Service pipe material: Not visible
    Supply pipe material: Copper
    Vent pipe material: Cast iron
    Drain pipe material: Plastic
    Waste pipe material: Plastic
    16)   The water supply pressure is greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures.


    Fireplaces, woodstoves and chimneys 

    Fireplace type: Masonry with metal liner
    Woodstove type: Metal
    Chimney type: Masonry
    17)   Mortar between exterior chimney bricks is deteriorating and will need "pointing" repair.

    Photo 8  
    Brick Chimney mortar



    18)   Sub fooring around toilet feels soft. Vinyl covering is bubbling up. Wood sub flooring in crawl space has damage.

    Photo 9  
    Bathroom floor

    Photo 14  


    Crawl space 

    Inspection method: Traversed
    Insulation material underneath floor above: Fiberglass roll or batt
    Pier or support post material: Wood
    Beam material: Solid wood
    Floor structure above: Solid wood joists
    Vapor barrier present: Yes
    19)   Wood skirting has soil contact in places. This could cause rot or insect infestation. Wood is not pressure treated.

    Photo 10  

    20)   Damaged joist - Needs repair

    Photo 12  

    21)   Beam has major damage and needs repair.

    Photo 15  
    Damaged beam

    22)   Crawl space has bare ground in places and needs plastic vapor barrier installed

    Photo 13  


    Pest Inspection- ICN 7042AP009 

    23)   A few beams and joists have Anobiidae beetle activity and should be treated by a licensed pest technician.

    Photo 11  

    Scope and Limitations of this Inspection:
    The inspection is limited to a visual examination of major systems, components, and equipment and is intended to screen for problems or significant safety risks, when clear visual clues exist. The inspector may not move furniture, lift carpets, remove panels, or dismantle any items of equipment. Thus, only those items that are reasonably observable at the time of the inspection will be included in the report.

    What is not inspected
    Septic Systems
    Water Well
    Security Systems
    Heat Sensors
    Hot Tub Spas
    Swimming Pools
    Water Softeners/ Filters
    Irrigation Systems
    Landscape Lighting
    Oil Tanks
    Playground Equipment
    Zoning Ordinances
    Building Code Conformity
    Toxic or Hazardous Materials