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Property Description: |
Tri-level single family home |
Property age/ size: |
Built 1983, 1,870 s.f. per listing |
Occupancy Status: |
Abandoned with substantial debris and belongings |
Inspection Date: |
04/23/2012 |
Inspection Time: |
12:30 P.M. – 2:45 P.M. |
Weather Conditions: |
Clear, 70 deg F +- |
Summary of Inspection....................................................................................................... 3
Electrical System................................................................................................................. 5
Plumbing System................................................................................................................. 7
Water Heater....................................................................................................................... 8
Heating System................................................................................................................. 10
Site..................................................................................................................................... 12
Building Exterior............................................................................................................... 14
Garage............................................................................................................................... 17
Living Room, Dining Room, and Hallways....................................................................... 20
Kitchen and Nook............................................................................................................. 22
Master Bedroom Suite....................................................................................................... 24
Bedrooms 2 and 3............................................................................................................. 26
Main Bathroom.................................................................................................................. 28
Family Room..................................................................................................................... 30
Basement Bathroom and Utility Room............................................................................. 32
Attic................................................................................................................................... 33
Structural Pest Inspection Diagram................................................................................... 35
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 an extreme safety concern.
Electrical System
- Circuit breaker legend is not complete or accurate
- Anti-oxidant not visible at the multi-strand aluminum wiring
Plumbing System
Water Heater
- Earthquake restraints are not installed
- There is inadequate drafting of the combustion air gasses from the water heater. Carbon monoxide is flowing back into the living spaces of the house
- There is active water leakage and corrosion at the water heater connection
- The exposed gas valve connection (washing machine ?) should be properly capped when not connected
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
Site
- Structure in contact with ground (WDO conducive condition). Recommend 4-6” separation between ground and structure
- Substantial vegetation in contact with structure (WDO conducive condition)
Building Exterior
- Loose siding boards should be properly secured. Caulk all joints where needed
- Moss should be cleaned from the roof (do not pressure wash)
- Recommend adding kick out flashing as needed to prevent moisture from entering behind the siding (at the lower edge of adjacent roof surfaces)
- Several gutters are not properly secured to the rafter tails
- A section of the deck barricade is missing
Garage
- There is a hole in the garage wall by the electrical panel
- Holes in the drywall should be sealed to maintain the fire separation between the house and garage
- The North garage door lower panel is damaged
- There is a cut electrical wire near the electrical panel
- There are improperly installed surface electrical wires and wire splices in the garage
- There is moisture at the garage slab below the sink area. Unable to identify the source of the leakage due to limited access
Living Room, Dining Room, and Hallways
- The ceiling light fixture wiring is exposed and should be capped
- Carbon monoxide detectors are required at each level of the house and outside the vicinity of the bedrooms
Kitchen and Nook
- The dishwasher drainage system is clogged. All water drains from the air gap into the sink
- A range is not installed
- The sink faucet handle is cracked and leaks
- Recommend GFCI protection for Kitchen electrical outlets. Do not GFCI protect the refrigerator
Master Bedroom Suite
- Electrical wires in the closet should be protected in conduit
- Improper electrical wire splices in the closet. Exposed bulb fixtures are not recommended in closets as they are a fire hazard
- Recommend installation of smoke detectors in each bedroom
Bedrooms 2 and 3
- Active roof leak above the South bedroom
- Failed window seal at the South bedroom, broken window at the North bedroom
Main Bathroom
- Light fixtures are not installed. Exposed wires should be capped
Family Room
- Active water leakage from the bathroom above the Family room. There is evidence of a prior ceiling repair at this area
- The sliding glass door is broken
- There is no gas shut off valve visible (either at the control area or outside of the fireplace)
Basement Bathroom and Utility Room
Attic
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Service
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Type: |
Underground |
Meter Location: |
Side of garage |
Voltage: |
240 |
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Panel
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Location: |
Garage |
Manufacturer: |
Sylvania electrical final on 11/1982 |
Type: |
Dual bus bar |
Panel Rating: |
200 AMP |
Main Disconnect: |
200 AMP |
Serv. wire Size/ Rating: |
200 AMP |
Sub-panel: |
No |
Grounding: |
Copper to exterior ground rod, limited visibility |
Panel Clearance: |
30” wide, 3’ in front as required |
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Breakers/ Wiring
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Type: |
Copper romex and multi-strand aluminum |
Breakers: |
No visible defects |
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- Anti-oxidant not visible at the multi-strand aluminum wiring |
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Anti-oxidant not visible at the multi-strand aluminum wiring
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No evidence of over heating |
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Domestic Water
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Supply: |
Public water per listing, not included in this inspection |
Supply Pipe: |
Not visible |
House Piping: |
Copper where visible |
Pipe Condition: |
Satisfactory where visible |
Main Water Shut off: |
@ garage |
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Domestic Water Shut off |
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Sanitary Sewer
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Discharge: |
Public sewer per listing, not included in this inspection |
House Piping: |
Not visible |
Pipe Condition: |
Not visible |
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Water Heater
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Location: |
Utility room |
Make/ Model: |
General Electric manufactured 5/2006 |
Fuel Type: |
Natural gas |
Capacity: |
50 gallon |
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Useful Life
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Est. Useful Life new: |
12 years |
Est. age of heater: |
6 years +- |
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Safety
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TMP valve: |
As per required |
Earthquake Straps: |
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Expansion Tank: |
No |
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Flue
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Secure: |
Inspected |
Clearances: |
As required where visible |
Draft Hood: |
Inspected |
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|
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- There is active water leakage and corrosion at the water heater connection |
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- The exposed gas valve connection (washing machine ?) should be properly capped when not connected |
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Combustion gasses are spilling out at the draft hood
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Combustion gas staining at the bathroom ceiling |
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Un capped gas valve |
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Leakage and corrosion at the water heater connection |
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Water Temperature
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Safe water temperature: |
120 deg F per industry standards |
Measured temperature: |
- Not measured |
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Furnace
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Location: |
Garage |
Make/ Model: |
Rheem Criterion 2 manufactured 4/2004 |
Fuel Type: |
Natural gas |
BTUH Input: |
75,000 |
BTUH Output: |
- Not noted on the furnace |
Efficiency Rating: |
Mid-efficiency |
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Useful Life
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Est. Useful Life new: |
25 years |
Est. age of furnace: |
8 years |
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Heat Exchanger |
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Visible Inspection: |
No visible defects, limited visibility |
Gas detection test: |
No gas leak detected |
Burner test: |
No burner irregularities detected |
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Operation |
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Thermostat: |
Programmable @ floor 1 hall |
Disconnect: |
No |
Combustion Air: |
Appears adequate |
Filter: |
Located below furnace |
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Filter location |
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Flue/ Gas Piping |
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Flue Secure: |
Inspected |
Flue clearances: |
Per requirements where visible |
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Heat Gain
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Rating: |
40-70 deg F |
@ return air: |
75 deg F +- |
@ nearest register: |
129 deg F |
Heat Gain: |
54 deg F. Heat gain is within specifications of furnace |
|
Temperature measured at return air |
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Temperature measured at heat register |
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Site
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Grade at structure: |
Adequate grade away |
Earth to wood contact: |
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Vegetation contact: |
- Substantial vegetation in contact with structure (WDO conducive condition) |
Roof drain discharge: |
Underground discharge
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Vegetation in contact with the structure |
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Limited visibility |
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Ground in contact with the siding (typical) |
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Driveway
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Type: |
Concrete |
Condition: |
Satisfactory |
Trip Hazard: |
None |
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Front walks/ steps
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Type: |
Concrete |
Condition: |
- Moss and debris should be cleaned from the walkways |
Trip Hazard: |
None |
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Front walkway is blocked by vegetation |
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Rear walks/ steps
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Type: |
Concrete |
Condition: |
Satisfactory |
Trip Hazard: |
None |
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Miscellaneous
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Overhead Power Lines: |
N/A |
Retaining Walls: |
None that affect structure |
Underground Oil Tank: |
No visible evidence |
Irrigation System: |
None visible |
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General Condition
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Structural Movement: |
No visible evidence |
Exterior doors: |
Satisfactory |
Windows (ext. cladding): |
Satisfactory |
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Siding
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Type: |
Cedar |
Condition: |
Satisfactory |
Window/Door Flashing: |
Satisfactory |
Caulking: |
- Loose siding boards should be properly secured. Caulk all joints where needed |
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Roof
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Estimated Pitch: |
4-5:12 |
Material: |
Composition |
Layers: |
1+ |
How Inspected: |
Traversed the roof |
Condition: |
- Moss should be cleaned from the roof (do not pressure wash) |
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- There is a damaged shingle above the South bedroom. This leak was already noted in the Summary section of Bedrooms 2 and 3 |
Ventilation: |
Eave and ridge vent |
Plumbing Vents: |
Satisfactory |
Flues: |
Satisfactory |
Flashing: |
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Moss on roofing
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Moss on roofing |
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Damaged shingle above the South bedroom
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Roof (typical) |
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Roof (typical) |
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Kick out flashing should be installed to prevent water from entering behind the siding |
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Gutters/ Downspouts
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Type: |
Continuous metal |
Condition: |
- Several gutters are not properly secured to the rafter tails |
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Loose gutter (typical) |
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Electrical
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Outlets: |
- Not tested |
Switches/Lights: |
Tested |
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Plumbing
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Hose Bibs: |
Anti-siphon |
Gas Piping: |
Inspected |
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Decks
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- The inspection of this free standing deck was limited due to excessive vegetation on and around the deck |
Structure: |
Pressure treated joists |
Decking: |
Cedar |
Condition: |
Satisfactory |
Connection to Structure: |
n/a |
Trip Hazard: |
None |
Handrails: |
Appears adequate |
Barricades: |
|
Missing section of the barricade |
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Type: Attached |
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General Room Condition
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Visibility: |
- Room contain debris and personal abandoned personal belongings |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
- There is a hole in the garage wall by the electrical panel |
Ceiling: |
Satisfactory |
Slab: |
Satisfactory |
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Hole in the garage wall |
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Debris in the garage |
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Safety
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Fire separation: |
- Holes in the drywall should be sealed to maintain the fire separation between the house and garage |
Ignition point > above FF: |
In compliance where visible |
Safety barricade to mech.: |
- Not needed |
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Holes in the drywall should be sealed |
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Garage Door
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Type: |
Wood roll-up |
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Springs & Fasteners: |
No visible defects |
Auto Reverse: |
- Not tested due to limited access |
Photocell reverse: |
- Photocell reverse sensors are not installed at the South garage door |
Remote openers: |
Not present |
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There is a sag at the North garage door |
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Electrical
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Switches/Lights: |
Tested |
Outlets: |
- Not tested due to limited access |
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- There are improperly installed surface electrical wires and wire splices in the garage |
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Cut electrical wire |
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Exposed wire splices |
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Doors
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Operation/latching: |
- Not tested due to limited access |
Door condition: |
Satisfactory |
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Plumbing
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Sink: |
Location: Floors 1 and 2 |
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General Room Condition
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Visibility: |
- Rooms contain debris and personal abandoned personal belongings |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
|
Infrared image of the Living room |
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Electrical
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Switches/Lights: |
- The ceiling light fixture wiring is exposed and should be capped |
Outlets: |
All visible tested |
Smoke Detector: |
Yes |
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- RCW 19.27.530 Carbon monoxide … for any owner-occupied single-family residence that is sold on or after July 26, 2009, the seller must equip the residence with carbon monoxide alarms in accordance with the requirements of the state building code before the buyer or any other person may legally occupy the residence following such sale. An approved carbon monoxide alarm shall be installed outside of each separate sleeping area in the immediate vicinity of the bedrooms in dwelling units and on each level of the dwelling and in accordance with the manufacturer's recommendations. |
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Heating
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Source: |
Ceiling register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
- All windows are extremely dirty. Unable to determine if the seals have failed (fogging) |
Tempered: |
As required |
Operation: |
Tested |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Location: Floor 1 |
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General Room Condition
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Visibility: |
- Rooms contain debris and personal abandoned personal belongings |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
Cabinets: |
Satisfactory |
Countertops: |
Satisfactory |
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Appliances
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Dishwasher: |
Tested full cycle |
Dishwasher air gap: |
Visible |
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- The dishwasher drainage system is clogged. All water drains from the air gap into the sink |
Range: |
|
Ventilation: |
Tested |
Refrigerator: |
n/a |
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Drainage from the dishwasher air gap |
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Plumbing
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Functional flow: |
Appears adequate |
Hot/ Cold: |
Tested |
Drainage: |
Appears adequate |
Visible leaks: |
None visible |
Disposal: |
Tested |
Caulking: |
Satisfactory |
Fixtures: |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
- Recommend GFCI protection for Kitchen electrical outlets. Do not GFCI protect the refrigerator |
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Heating
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Source: |
Ceiling register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
- All windows are extremely dirty. Unable to determine if the seals have failed (fogging) |
Tempered: |
Not required |
Operation: |
Tested |
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Doors/Millwork
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|
Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Location: Floor 2 |
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General Room Condition
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Visibility: |
- Room contain debris and personal abandoned personal belongings |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
Cabinets: |
Satisfactory |
Countertops: |
Satisfactory |
Mirrors: |
Satisfactory |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested. Bathroom outlets are GFCI protected |
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- Electrical wires in the closet should be protected in conduit |
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Smoke detector: |
- None |
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Exposed electrical wires in the closet |
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Improper wire splice and exposed bulb fixture |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
- None |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
Egress: |
Appears to provide reasonable emergency egress |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Bath Hardware: |
Satisfactory |
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Plumbing
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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 |
Location: Floor 2 |
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General Room Condition
|
|
Visibility: |
- Rooms contain debris and personal abandoned personal belongings |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
|
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory
|
|
See image to right
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Active roof leak above the South bedroom |
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High moisture reading |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
Smoke Detector: |
- None |
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Heating
|
|
Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
- Failed window seal at the South bedroom, broken window at the North bedroom |
Tempered: |
Not required |
Operation: |
Tested |
Egress: |
Appears to provide reasonable emergency egress |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Location: Floor 2 |
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General Room Condition
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Visibility: |
- Room contain debris and personal abandoned personal belongings |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
Cabinets: |
Satisfactory |
Countertops: |
Satisfactory |
Mirrors: |
- Mirror has been removed |
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Electrical
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|
Switches/Lights: |
- Light fixtures are not installed. Exposed wires should be capped |
Outlets: |
All visible tested, GFCI protected |
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Exposed live electrical wires |
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Heating
|
|
Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
- None |
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Windows
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Glazing: |
No visible defects |
Tempered: |
As required |
Operation: |
Tested |
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Doors/Millwork
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|
Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Bath Hardware: |
Satisfactory |
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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 |
|
- The shower valve was not tested due to debris in the bathtub. The regular tub spout and drain were tested |
|
Debris in the bathtub |
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Location: Basement |
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General Room Condition
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|
Visibility: |
- Room contain debris and personal abandoned personal belongings |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
|
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
|
See image to right
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Water leakage at the soffit |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
Smoke Detector: |
- None |
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Heating
|
|
Source: |
Ceiling register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
|
Tempered: |
As required |
Operation: |
- Not tested |
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Doors/Millwork
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|
Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
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Fireplace
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Type: |
- Appears to be a metal fireplace with a sealed gas insert |
Tested: |
- Not tested as the pilot light is not lit |
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- There is no gas shut off valve visible (either at the control area or outside of the fireplace) |
Location: Basement |
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General Room Condition
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|
Visibility: |
- Room contain debris and personal abandoned personal belongings |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
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Electrical
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|
Switches/Lights: |
All visible tested |
Outlets: |
- Not noted if the sink area outlet is GFCI protected |
|
- Some electrical outlets may be inoperative |
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Heating
|
|
Source: |
Ceiling register |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
- None |
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Windows
|
|
Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
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Doors/Millwork
|
|
Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
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Plumbing
|
|
Functional flow: |
Appears adequate |
Hot/ Cold: |
Tested |
Drainage: |
Appears adequate |
Visible leaks: |
None visible |
Caulking: |
Satisfactory |
Fixtures: |
No visible defects |
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Appliances
|
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Washer: |
- None |
Dryer: |
- None |
Appliance Condition: |
- None |
Location: Over main body of house |
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General
|
|
Visibility: |
Space is vacant |
Access location: |
Hallway |
How viewed: |
From the attic access due to limited access (headroom) |
|
Attic (typical) |
|
Attic (typical) |
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Moisture
|
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Roof Ventilation: |
Appears adequate |
|
- The attic space is very hot. A mechanical ventilation system may help keep the attic space cooler resulting in a cooler house in the summertime and extended lifespan of the roofing material |
Moisture Intrusion: |
- See comment in building exterior and bedrooms 2 and 3 section |
Bath/Kitchen fans : |
All vent to outside |
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The attic area is extremely hot |
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Structural
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Structure Type: |
Manufactured trusses |
Sheathing: |
Skip sheathing and plywood |
Structural Movement: |
No visible evidence |
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Insulation
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Type: |
Blown in |
Condition: |
Satisfactory |
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Flues/Vent Stacks
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Plumbing Stacks: |
All vented to exterior |
Gas Flues: |
No visible defects |
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Electrical
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Outlets: |
None visible |
Wiring/ junction boxes: |
No visible defects |
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Structural Pests
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Conducive Material: |
No visible evidence |
Visible Evidence: |
No visible evidence |
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Nuisance Pests
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Visible Evidence: |
No visible evidence |
Wood Destroying Organisms (WDO) |
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Conducive Conditions (CC) |
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WDO-AB |
Anobid Beetles |
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CC-BG |
Bare Ground |
WDO-CA |
Carpenter Ants |
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CC-CD |
Conducive Debris |
WDO-DT |
Dampwood Termites |
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CC-EM |
Excessive Moisture |
WDO-MA |
Moisture Ants |
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CC-EW |
Earth-Wood Contact |
WDO-OB |
Other Beetles |
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CC-FC |
Failed Caulking |
WDO-RF |
Rot Fungus |
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CC-IV |
Inadequate Ventilation |
WDO-ST |
Subterranean Termites |
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CC-RG |
Restricted Gutter |
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CC-VC |
Vegetation Contact |
Inspection Conditions (IC) |
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IC-CSA |
Crawl Space Access |
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IC-IA |
Inadequate Clearance |
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Conducive conditions of vegetation contact, earth to wood contact and failed or restricted gutters exist at almost every area of this home. Excess moisture locations are identified in the body of the report |