425-652-6515

Kevin@Hergert.com

Wa. State Home Inspector 619

WSDA Structural Pest Inspector 79988

Serving King, Pierce, and Snohomish Counties
infrared inspection, issaquah home inspector

Home Inspection Issaquah 2012-0313

 

 

 

 

home inspector issaquah

 

 

Property Description:

 

(2) story single family home with daylight basement

Property age:

Built 2005 per listing

Occupancy Status:

Occupied

 

Inspection Date:

 

03/13/2012

Inspection Time:

2:45 P.M. – 6:00 P.M. +-

Weather Conditions:

Light rain and snow, 35 deg F +-

 

 

 

 

Table of Contents

 

 

Summary of Inspection....................................................................................................... 3

Electrical System................................................................................................................. 5

Plumbing System................................................................................................................. 7

Water Heater....................................................................................................................... 9

Heating System................................................................................................................. 11

Site..................................................................................................................................... 13

Building Exterior............................................................................................................... 15

Garage............................................................................................................................... 17

Dining Room and Den...................................................................................................... 20

Kitchen and Nook............................................................................................................. 21

Powder Room.................................................................................................................... 23

Family Room..................................................................................................................... 24

Hallways............................................................................................................................ 25

Master Bedroom Suite....................................................................................................... 27

Bedrooms 2 and 3............................................................................................................. 29

Main Bathroom and Utility Room.................................................................................... 30

Bonus Room...................................................................................................................... 31

Basement........................................................................................................................... 33

Attic................................................................................................................................... 34

Structural Pest Inspection Diagram................................................................................... 36

 


Summary of Inspection

 

All items listed in the Summary of each section are listed below. Additional comments may be written in the body of the report. Please read the entire report. All items listed below should be further evaluated, inspected, modified, and/or corrected by a licensed professional in that corresponding or related trade.

 

WDO refers to “Wood Destroying Organism” as defined by the Washington State Department of Agriculture

 

- Items in this font are general comments throughout report.

- Items in this font are considered a minor cost and/or cosmetic.

- Items in this font are considered a substantial cost or an extreme safety concern.

 

 

Electrical System

- Missing panel knockouts should be filled at the generator switching panel

Plumbing System

- Recommend consultation with fire control system installer as to the operation of the system and to identify the unconnected wire adjacent to the system

Water Heater

- TMP relief line is to be within the upper 6” of the tank and drain by gravity to the exterior. This could have been accomplished by extending the line to the rear of the house

- Possible failure of the water heater expansion tank (appears filled with hot water)

Heating System

- Recommend servicing of furnace by a licensed furnace technician and every (2) years thereafter. There is no visible tag that this furnace has ever been serviced

- Minor odor of gas at the furnace. Recommend further verification of no gas leaks by a licensed heating contractor

Site

- Vegetation in contact with structure (WDO conducive condition)

- Steps facing the garage do not comply with code as of the date of construction

- Recommend screen all gaps at the front deck to prevent animal entry

- Air conditioned compressor should be leveled to prevent premature wear

Building Exterior

- Evidence of bird intrusion at the Master bedroom area

- Recommend clean moss and debris from the roof. Do not pressure wash the roof

Garage

- Evidence of structural movement of the rear garage wall. There is a gap of 1” +- between the garage slab and the foundation wall at the rear center area of the garage. A bulge in the wall (siding) is visible at the exterior. The bulge appears greater at an area lower than the level of the garage slab. The adjacent wall of the basement was poured with step downs indicating that backfill was intended behind the garage wall. Standard foundation walls are generally permitted a maximum of 30” of unbalance fill. Unable to verify if this foundation wall was designed as a retaining wall. Recommend further evaluation from a licensed structural engineer.

- All gaps in the drywall should be sealed (ceiling area)

- (2) rear electrical outlets are not GFCI protected

- Heat ducts running through the garage should be properly sealed and insulated

Dining Room and Den

Kitchen and Nook

Powder Room

Family Room

Hallways

Master Bedroom Suite

- Door to bathroom does not latch

- Soaking tub spout is loose from tub deck

Bedrooms 2 and 3

Main Bathroom and Utility Room

Bonus Room

- Sink waste line valve should have a cover

Basement

- Possible moisture seepage at (2) locations. Recommend seal with hydraulic concrete and continue to monitor

- Completion of the basement would require insulation at the exterior walls

- Completion of basement would require additional electrical outlets

- Recommend verification from a licensed heating contractor as to whether the furnace system has adequate capacity to heat the basement. It may be more economical to heat this area by a separate furnace

- Addition of new walls within the basement may affect the design of the fire control system

Attic

Electrical System

 

 

 

 

home inspector issaquah

Main panel # 1

 

home inspector issaquah

Main panel # 2

 

 

home inspector issaquah

No evidence of over heating

 

home inspector issaquah

No evidence of over heating

 

 

                                                                       

Service

 

Type:

Underground

Meter Location:

Side of garage

Voltage:

240

 

 

 

 

Panel

 

 

Location:

Garage

Manufacturer:

Siemens

Type:

Dual bus bar

Panel Rating:

(2) 200 AMP

Main Disconnect:

(2) 200 AMP

Serv. wire Size/ Rating:

(2) 200 AMP

Sub-panel:

Yes, in the basement

Grounding:

Copper to exterior ground rod, limited visibility

Panel Clearance:

30” wide, 3’ in front as required

 

- Missing panel knockouts should be filled at the generator switching panel

 

 

 

home inspector issaquah

Exterior grounding

 

home inspector issaquah

Panel knockouts should be filled

 

 

 

home inspector issaquah

Sub panel in the basement

 

 

 

 

 

 

Breakers/ Wiring

 

 

Type:

Copper romex

Breakers:

No visible defects

 

- Arc fault breakers tested

Plumbing System

 

 

                                   

Domestic Water

 

Supply:

Public water per listing, not included in this inspection

Supply Pipe:

Copper where visible 

House Piping:

Copper where visible

Pipe Condition:

Satisfactory where visible

Main Water Shut off:

@ basement

 

- Recommend consultation with fire control system installer as to the operation of the system and to identify the unconnected wire adjacent to the system

 

 

 

home inspector issaquah

Domestic Water Shut off

 

 

 

home inspector issaquah

Fire control system

 

home inspector issaquah

Unconnected wires at fire control system

 

 

 

 

Sanitary Sewer

 

 

Discharge:

Public sewer per listing, ,not included in this inspection

House Piping:

ABS where visible

Pipe Condition:

Satisfactory where visible

 

 

 

home inspector issaquah

Septic alarm system

 

Water Heater

 

home inspector issaquah

 

                                   

Water Heater

 

Location:

Basement

Make/ Model:

Bradford White   built 2005 per serial number

Fuel Type:

Natural gas

Capacity:

75 gallon

 

 

 

 

Useful Life

 

 

Est. Useful Life new:

12 years

Est. age of heater:

7 years +-

 

 

 

home inspector issaquah

Data plate

 

 

 

 

 

 

 

 

 

 

 

Safety

 

 

 

 

TMP valve:

- TMP relief line is to be within the upper 6” of the tank and drain by gravity to the exterior. This could have been accomplished by extending the line to the rear of the house

 

 

Earthquake Straps:

Installed

 

 

Expansion Tank:

- Possible failure of the water heater expansion tank (appears filled with hot water)

 

 

Flame Rollout:

No visible evidence

 

 

 

 

home inspector issaquah

TMP valve is substantially above the heater

 

 

home inspector issaquah

Expansion tank appears heated

 

 

 

 

 

 

Flue

 

 

Secure:

Inspected

Clearances:

As required where visible

Draft Hood:

Inspected

 

 

 

 

Water Temperature

 

 

Safe water temperature:

120 deg F per industry standards

Measured temperature:

- Not measured

Heating System

 

 

home inspector issaquah

 

                                   

Furnace

 

Location:

Basement

Make/ Model:

Trane XR80  manufactured 8/2003

Fuel Type:

Natural gas

BTUH Input:

120,000

BTUH Output:

- Not noted on furnace, Likely 80% of 120,000 = 96,000 BTUH

Efficiency Rating:

Mid-efficiency

 

 

 

 

Useful Life

 

 

Est. Useful Life new:

25 years

Est. age of furnace:

8 years +-

 

- Recommend servicing of furnace by a licensed furnace technician and every (2) years thereafter. There is no visible tag that this furnace has ever been serviced

 

 

 

 

Heat Exchanger

 

Visible Inspection:

No visible defects, limited visibility

Gas detection test:

No gas leak detected

Burner test:

No burner irregularities detected

 

 

 

 

Operation

 

Thermostat:

Programmable @ floor 1 hall

Disconnect:

Switch on furnace

Combustion Air:

Appears adequate

Filter:

Located below furnace

 

 

 

home inspection issaquah

Furnace filter location

 

 

 

 

 

 

Flue/ Gas Piping

 

Flue Secure:

Inspected

Flue clearances:

Per requirements where visible

Gas Piping:

Drip leg installed

 

- Minor odor of gas at the furnace. Recommend further verification of no gas leaks by a licensed heating contractor

Site

 

 

                                   

Site

 

Grade at structure:

Adequate grade away

Earth to wood contact:

Clearance as required

Vegetation contact:

- Vegetation in contact with structure (WDO conducive condition)

Roof drain discharge:

Underground discharge

 

 

 

home inspection issaquah

Vegetation in contact with the structure

 

 

 

 

 

 

 

 

 

 

 

Driveway

 

 

 

 

    Type:

Asphalt and Concrete

 

 

  Condition:

Satisfactory

 

 

  Trip Hazard:

None

 

 

 

 

 

 

 

 

 

 

Front walks/ steps

 

 

 

 

    Type:

Concrete and wood

 

 

  Condition:

Satisfactory

 

 

  Trip Hazard:

- Steps facing the garage do not comply with code as of the date of construction

 

 

 

- Recommend screen all gaps at the front deck to prevent animal entry

 

 

 

 

 

 

 

home inspection issaquah

Animals can enter beneath the deck

 

home inspection issaquah

Steps have excessive and inconsistent height

 

 

 

 

 

 

Rear walks/ steps

 

 

    Type:

Concrete

  Condition:

Satisfactory

  Trip Hazard:

None

 

 

 

 

Miscellaneous

 

 

Overhead Power Lines:

N/A

Retaining Walls:

None that affect structure

Underground Oil Tank:

No visible evidence

Irrigation System:

- Not noted

 

- Air conditioned compressor should be leveled to prevent premature wear

 

 

 

home inspection issaquah

Out of level compressor

Air conditioning not tested due to exterior temperature

 

Building Exterior

 

 

 

                                   

 

 

General Condition

 

 

 

Structural Movement:

No visible evidence

 

 

Exterior doors:

Satisfactory

 

 

Windows (ext. cladding):

Satisfactory

 

 

 

 

 

 

 

 

 

 

Siding

 

 

 

 

    Type:

Wood

 

 

  Condition:

Satisfactory

 

 

Window/Door Flashing:

Satisfactory

 

 

  Caulking:

Satisfactory

 

 

 

- Evidence of bird intrusion at the Master bedroom area

 

 

 

 

 

 

 

home inspection issaquah

Possible missing screen at a vent

See image to right

 

home inspection issaquah

Evidence of bird intrusion

 

 

 

 

 

 

Roof

 

 

Estimated Pitch:

4:12

Material:

Composition

Layers:

1+

How Inspected:

From floor 2 and from the front and rear yard

Condition:

Satisfactory

 

- Recommend clean moss and debris from the roof. Do not pressure wash the roof

Ventilation:

Eave and ridge vent

Plumbing Vents:

Satisfactory

Flues:

Satisfactory

Flashing:

Satisfactory

 

 

 

home inspection issaquah

Moss buildup on roof (typical)

 

 

 

 

 

 

Gutters/ Downspouts

 

 

Type:

Continuous metal

Condition:

Satisfactory,  debris in gutters

 

 

 

 

Electrical

 

 

Outlets:

Tested, GFCI protected

Switches/Lights:

Tested

 

 

 

 

Plumbing

 

 

Hose Bibs:

Anti-siphon

Gas Piping:

Inspected

 

 

 

 

Decks

 

 

    Structure:

Pressure treated joists

  Decking:

Cedar

  Condition:

Satisfactory

    Connection to Structure:

Lag bolts

  Trip Hazard:

None

  Handrails:

As required

Barricades:

As required

 

 

 

home inspection issaquah

Deck connection to the house

 

Garage

 

Type: Attached

 

                                   

General Room Condition

 

Visibility:

Space is occupied

Structural Movement:

- Evidence of structural movement of the rear garage wall. There is a gap of 1” +- between the garage slab and the foundation wall at the rear center area of the garage. A bulge in the wall (siding) is visible at the exterior. The bulge appears greater at an area lower than the level of the garage slab. The adjacent wall of the basement was poured with step downs indicating that backfill was intended behind the garage wall. Standard foundation walls are generally permitted a maximum of 30” of unbalance fill. Unable to verify if this foundation wall was designed as a retaining wall. Recommend further evaluation from a licensed structural engineer.

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Slab:

- Minor cracks in the slab. The slab appears to have a slight upwards bulge at the cracks which also correspond to the bowing foundation wall at the rear of the garage

 

Description: slab gap

 

Approximate 1” gap between the slab and the garage wall.

The gap would have occurred after the slab was poured

 (not when the foundation was backfilled)

 

Description:

Approximate 8’ high unbalance foundation wall at the rear of the garage

 

 

 

home inspection issaquah

Band board is the approximate height of the slab

 

 

home inspection issaquah

Step down of the adjacent wall in the basement suggests that a sloping backfill was intended behind the rear garage foundation wall

 

 

 

 

 

 

Safety

 

 

Fire separation:

- All gaps in the drywall should be sealed (ceiling area)

Ignition point > above FF:

In compliance

Safety barricade to mech.:

In compliance

 

 

 

 

Garage Door

 

 

Type:

Metal roll-up

Springs & Fasteners:

No visible defects

Auto Reverse:

Tested

Photocell reverse:

Tested

Remote openers:

Not present

 

 

 

 

Electrical

 

 

Switches/Lights:

Tested

Outlets:

All visible tested

 

- (2) rear electrical outlets are not GFCI protected

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Screen:

No visible defects

 

 

 

 

Plumbing

 

 

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Caulking:

Satisfactory

Toilet Secure:

Satisfactory

                Fixtures:

No visible defects

 

 

 

 

Heating

 

 

 

- Heat ducts running through the garage should be properly sealed and insulated

 

 

 

home inspection issaquah

Heat loss at ducting

 

home inspection issaquah

Heat loss at ducting

 

Dining Room and Den

 

 

                                   

General Room Condition

 

Visibility:

Rooms are vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

Smoke Detector:

Yes, in Den

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Screen:

No visible defects

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

Kitchen and Nook

 

Location: Floor 1

 

                                   

General Room Condition

 

Visibility:

Rooms are occupied

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

Cabinets:

Satisfactory

Countertops:

Satisfactory

 

 

 

 

Appliances

 

 

Dishwasher:

Tested full cycle

Dishwasher high loop:

Visible

Oven:

Tested

Cooktop:

Tested

Microwave:

Not tested

Ventilation:

Tested

Refrigerator:

Tested

 

 

 

 

Plumbing

 

 

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Disposal:

Tested

 

- A garbage disposal is not recommend with a septic system

Caulking:

Satisfactory

Fixtures:

No visible defects

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested, GFCI protected

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

home inspection issaquah

The nook heat register could be relocated to the island toe-kick to avoid the dropped pipe in the basement

 

 

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Screen:

No visible defects

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Powder Room

 

Location: Floor 1

 

                                   

General Room Condition

 

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

Mirrors:

Satisfactory

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested, GFCI protected

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Bath Hardware:

Satisfactory

 

 

 

 

Plumbing

 

 

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Caulking:

Satisfactory

Toilet Secure:

Satisfactory

                Fixtures:

No visible defects

Family Room

 

 

                                   

General Room Condition

 

Visibility:

Room is occupied

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Screen:

No visible defects

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

 

 

 

Fireplace

 

 

Type:

Sealed gas direct vent

Tested:

Ignition tested

Hallways

 

Location: Floors 1, 2, and basement

 

                                   

General Room Condition

Visibility:

Space is occupied

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

 

 

 

home inspection issaquah

Infrared image of entryway (typical)

 

 

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

Smoke Detector:

Yes

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

As required

Operation:

Fixed

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

 

 

 

 

Stairwell

 

Handrails:

As required

 

- Handrails from this date of construction were typically required to have continuous handrails. No apparent safety hazard created by the split handrail

Barricades:

As required

Balusters:

As required

Trip Hazard:

None

 

 

 

home inspection issaquah

Split in handrail

The stair tread below is not a “landing”

 

Master Bedroom Suite

 

Location: Floor 2

 

                                   

General Room Condition

 

Visibility:

Room is occupied

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

Cabinets:

Satisfactory

Countertops:

Satisfactory

Mirrors:

Satisfactory

 

 

 

home inspection issaquah

Furnace flue runs up the boxed in area adjacent to the closet. Noise may occur from the flue as the metal expands and contracts

 

 

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested. Bathroom outlets are GFCI protected

Smoke detector:

Yes

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

As required

Operation:

Tested

Egress:

Appears to provide reasonable emergency egress

Screen:

No visible defects

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

- Door to bathroom does not latch

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Bath Hardware:

Satisfactory

 

 

 

 

Plumbing

 

 

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Caulking:

Satisfactory

Toilet Secure:

Satisfactory

Tub/Shower surround:

Satisfactory

                Fixtures:

- Soaking tub spout is loose from tub deck

Bedrooms 2 and 3

 

Location: Floor 2

 

                                   

General Room Condition

 

Visibility:

Rooms are occupied

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

Smoke Detector:

Yes

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Egress:

Appears to provide reasonable emergency egress

Screen:

No visible defects

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Main Bathroom and Utility Room

 

Location: Floor 2

 

                                   

General Room Condition

 

Visibility:

Rooms are occupied

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

- Minor nail pops at the ceiling in the bathroom

Flooring:

Satisfactory

Cabinets:

Satisfactory

Countertops:

Satisfactory

Mirrors:

Satisfactory

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested, GFCI protected

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Screen:

No visible defects

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Bath Hardware:

Satisfactory

 

 

 

 

Plumbing

 

 

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Caulking:

Satisfactory

Toilet Secure:

Satisfactory

Tub/Shower surround:

Satisfactory

                Fixtures:

No visible defects

Appliances:

- Not tested as they were full of clothes

Bonus Room

 

 

                                   

General Room Condition

 

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

 

 

 

home inspection issaquah

Infrared image of framing (typical)

 

 

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

Smoke Detector:

Yes

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Plumbing

 

 

 

- Sink waste line valve should have a cover

 

 

 

home inspection issaquah

Sink waste line valve should have a cover

 

 

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Screen:

No visible defects

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Basement

 

 

                                   

General Room Condition

 

Visibility:

Room is occupied

Structural Movement:

No visible evidence

Moisture Infiltration:

- Possible moisture seepage at (2) locations. Recommend seal with hydraulic concrete and continue to monitor

Walls:

- Completion of the basement would require insulation at the exterior walls

Ceiling:

Satisfactory

Flooring:

Satisfactory

 

 

 

home inspection issaquah

Possible moisture seepage at (2) locations

 

 

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

 

- Completion of basement would require additional electrical outlets

Smoke Detector:

Yes

 

 

 

 

Heating/ Fire Control

 

 

Source:

- None

 

- Recommend verification from a licensed heating contractor as to whether the furnace system has adequate capacity to heat the basement. It may be more economical to heat this area by a separate furnace

Air Flow/ Heat Gain:

n/a

 

- Addition of new walls within the basement may affect the design of the fire control system

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

As required

Operation:

Tested

Screen:

No visible defects

Attic

 

Location: Over main body of house

 

 

                                   

 

 

General

 

 

 

Visibility:

Space is vacant

 

 

Access location:

Master Bedroom closet

 

 

How viewed:

Traversed entire attic space where there is reasonable headroom

 

 

 

 

home inspection issaquah

Attic (typical)

 

home inspection issaquah

Attic (low headroom over the bonus room)

 

 

 

 

 

 

Moisture

 

 

Roof Ventilation:

Appears adequate

Moisture Intrusion:

No visible evidence

Bath/Kitchen fans :

All vent to outside

 

 

 

home inspection issaquah

Ridge vent (typical)

 

 

 

 

 

 

Structural

 

 

Structure Type:

Manufactured trusses

Sheathing:

OSB

Structural Movement:

No visible evidence

 

 

 

 

Insulation

 

 

Type:

Blown in

Approximate Depth:

10” +-

Condition:

Satisfactory

 

 

 

 

Flues/Vent Stacks

 

 

Plumbing Stacks:

All vented to exterior

Gas Flues:

No visible defects

 

 

 

home inspection issaquah

Furnace flue

 

 

 

 

 

 

Electrical

 

 

Outlets:

None visible

Wiring/ junction boxes:

No visible defects

 

 

 

 

Structural Pests

 

 

Conducive Material:

No visible evidence

Visible Evidence:

No visible evidence

 

 

 

 

Nuisance Pests

 

 

Visible Evidence:

No visible evidence

Structural Pest Inspection Diagram

 

 

Wood Destroying Organisms (WDO)

 

Conducive Conditions

(CC)

WDO-AB

Anobid Beetles

 

CC-BG

Bare Ground

WDO-CA

Carpenter Ants

 

CC-CD

Conducive Debris

WDO-DT

Dampwood Termites

 

CC-EM

Excessive Moisture

WDO-MA

Moisture Ants

 

CC-EW

Earth-Wood Contact

WDO-OB

Other  Beetles

 

CC-FC

Failed Caulking

WDO-RF

Rot Fungus

 

CC-IV

Inadequate Ventilation

WDO-ST

Subterranean Termites

 

CC-RG

Restricted Gutter

 

 

 

CC-VC

Vegetation Contact

Inspection Conditions

(IC)

 

 

 

IC-CSA

Crawl Space Access

 

 

 

IC-IA

Inadequate Clearance

 

 

 

 

            No structural pests identified. Conducive conditions include the vegetation in contact with the basement area