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Client: |
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Address: |
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Property Description: |
(2) story single family home with attached garage below |
Property age/ size: |
Built 2001, 4,790 s.f per listing |
Occupancy Status: |
Vacant |
Inspection Date: |
12/23/2011 |
Inspection Time: |
1:00 P.M. – 4:30 P.M. |
Weather Conditions: |
Overcast, 45 deg F +- |
Summary of Inspection....................................................................................................... 3
General................................................................................................................................ 6
Electrical System................................................................................................................. 7
Plumbing System................................................................................................................. 9
Water Heater..................................................................................................................... 11
Heating System................................................................................................................. 13
Site..................................................................................................................................... 16
Building Exterior............................................................................................................... 18
Crawlspace........................................................................................................................ 21
Garage............................................................................................................................... 25
Living Room, Family Room, and Dining Room............................................................... 27
Kitchen.............................................................................................................................. 29
Den.................................................................................................................................... 30
Powder Room.................................................................................................................... 31
Hallways and Utility Room............................................................................................... 33
Master Bedroom Suite....................................................................................................... 35
Jack and Jill Bedroom Suite.............................................................................................. 37
South Bedroom Suite........................................................................................................ 39
Attic................................................................................................................................... 40
Structural Pest Inspection Diagram................................................................................... 42
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.
General
- Recommend verification of all applicable permit finals from the City of Bellevue. There are numerous conditions not related to the water damage repairs that would suggest this home did not receive a certificate of occupancy when initially constructed.
- This home has a substantial amount of deferred maintenance
Electrical System
- Panel cover knockout plate missing at main panel
Plumbing System
- Hot water recirculation system wiring not complete, not tested
- Leak from recirculation pump or adjacent pipes near water heater
- Fire control system is in off position. There is no pressure in the system. This system should be pressure tested and verified fully operational by a licensed fire control contractor
Water Heater
- Water heater is near the end of its anticipated useful life expectancy. Rust is visible at the base of the expansion tank and inside the burner compartment of the water heater
Heating System
- Unable to activate attic furnace. Circuit breaker was in the off position at sub-panel. A solid walking path and 3’ deep (minimum) platform in front of the furnace should be installed for servicing of the equipment
- Recommend servicing of both furnaces by a licensed furnace technician and every (2) years thereafter. There is no visible tag that either furnace has ever been serviced
Site
- Substantial erosion and surface water directed at the structure beneath the deck area. Recommend re-grade as needed and install erosion control measures. The depth of the concrete support piers for the deck are not known. Erosion may compromise the stability of these support piers
- Structure in contact with ground (WDO conducive condition). Recommend 4-6” separation between ground and structure
- Vegetation in contact with structure (WDO conducive condition)
- Substantial settlement of the driveway near the North garage door. Recommend slab jacking of driveway to restore proper level of driveway adjacent to the garage slab
- Fall hazard from upper right side of the driveway adjacent to the retaining wall
- A barricade would typically be required at the front porch as the height is greater than 30” to the adjacent ground
Building Exterior
- Recommend further evaluation and repairs as needed by a licensed stucco contractor
- There is no visible upper ridge venting of the roof. Recommend that roof vents are added in order to extend the life expectancy of the roofing and to help cool the home in the summer
- All gutters and downspouts should be cleaned of debris
- Recommend inspection of the exterior sauna by a licensed electrician. It is not typical to have an exterior installation of a pre-fabricated sauna
- Graspable handrails are not installed at deck stairs (as per code)
- Cables for deck railing are loose. This style of barricade is not recommended a it creates a climbing ladder. Benches adjacent to the rail create another climbing surface and potential fall hazard
Crawlspace
- There is no crawlspace ventilation at either of the crawlspace areas
- Minor areas of moisture intrusion noted at crawlspace areas
- Insulation is not installed at bedroom area crawlspace
- Pipe insulation is not installed at bedroom area crawlspace
- Evidence of wood rot at bedroom area crawlspace. Primary areas include beneath the Utility room and the S.W. and N.W. corners of the crawlspace. Moisture is evident on the foundation walls at some areas. This moisture may be the condensation of moisture due to the lack of crawlspace ventilation or moisture intrusion related. Recommend further evaluation by a licensed contractor. Invasive testing may be needed
Garage
- Provide solid support for horizontal surface adjacent to the fire control system
- Heat register in room behind garage is a breach in the fire separation between the house and garage. Either this register should be sealed or a fire rated door installed to the room
- Garage door openers are not connected, including the photo cell reverse
- Numerous electrical systems are not complete in the mechanical room area
- Sump pump outlets are to be GFCI protected
- Door from house to garage does not close (damaged or loose hinges)
Living Room, Family Room, and Dining Room
- Hardwood floors are cupped in the Living and Family Room. Recommend verify proper moisture content, sand, and re-finish the floors
- Electrical connection to vacuum system outlets not complete. Recommend verification of all connections throughout the house
- Electrical outlets are inoperative and not properly wired in Dining room
- Smoke detector not installed at Dining Room (rough in box exposed)
- Window is broken at Living Room
- Weather stripping at exterior doors is not complete
Kitchen
- Adjust all cabinet doors and drawers where out of alignment
- Dishwasher is not secure or connected, not tested
- Oven is not secure to cabinet
- Ventilation system control pad is missing from appliance
- Refrigerator is not fully installed including tip over restraints
- Domestic water supply valve controls missing at dishwasher and wet bar sink by the Living room
Den
Powder Room
- Unknown purpose of loose wire at base of cabinet
Hallways and Utility Room
- Hallway lights to Master bedroom inoperative. Presumed burnt out bulbs. Replace bulbs and verify proper operation (at both switches)
- No visibility to front porch from interior (security issue)
- Half wall adjacent to the stairs to the upper bedrooms is a potential fall hazard
Master Bedroom Suite
- Bathroom mirror trim is broken
- Exterior deck wiring and lighting incomplete
- Closet window does not open. Window should have limiter installed to prevent opening more than 4” due to fall hazard (because of adjacent shelf)
- Substantial gap at base of exterior door to deck. Potential air and moisture intrusion
- Shower valves and trim are not complete
- Shower fan and light not complete
- Water not active to jetted tub water supply valves
- Tub motor access not located (as required by code)
- Unable to verify GFCI protection to tub motor as there is no access
Jack and Jill Bedroom Suite
- Crawlspace access in bedroom is a safety hazard as it can be easily opened and there is a fall of 5’ +- to the ground below. A child safety latch should be installed at the access and a ladder installed to the ground surface of the crawlspace
- Unable to reset GFCI protected outlet in bathroom
- Smoke detector is missing
- Leak beneath left sink (appears to be the waste line)
- Water does not appear to flow into toilet from supply line
South Bedroom Suite
Attic
- Proper insulation baffle should be installed at bathroom attic access. Remove nails protruding at this area
- Install cover plates at all electrical junction boxes
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Main panel
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Sub panel |
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No evidence of over heating |
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No evidence of over heating |
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Service
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Type: |
Underground |
Meter Location: |
Front of garage |
Voltage: |
240 |
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Panel
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Location: |
Garage |
Manufacturer: |
Square D |
Type: |
Dual bus bar |
Panel Rating: |
200 AMP |
Main Disconnect: |
200 AMP |
Serv. wire Size/ Rating: |
200 AMP |
Sub-panel: |
Yes |
Grounding: |
Copper to exterior ground rod, limited visibility |
Panel Clearance: |
30” wide, 3’ in front as required |
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- Panel cover knockout plate missing at main panel |
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Knockout plate cover missing
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Exterior grounding |
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Breakers/ Wiring
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Type: |
Copper romex |
Breakers: |
No visible defects |
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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 mechanical area |
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- Hot water recirculation system wiring not complete, not tested |
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- Leak from recirculation pump or adjacent pipes near water heater |
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Domestic Water Shut off |
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Leak at recirculation system area |
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Sanitary Sewer
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Discharge: |
Public sewer per listing, not included in this inspection |
House Piping: |
ABS where visible |
Pipe Condition: |
Satisfactory where visible
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ABS waste lines
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Control valve in OFF position
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Pressure gauge reads “0 PSI” |
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Water Heater
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Location: |
Garage mechanical area |
Make/ Model: |
American Water Heater s/n 0124121854 |
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: |
11 years +- |
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- Water heater is near the end of its anticipated useful life expectancy. Rust is visible at the base of the expansion tank and inside the burner compartment of the water heater |
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Safety
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TMP valve: |
As per required |
Earthquake Straps: |
Installed |
Expansion Tank: |
Installed |
Flame Rollout: |
No visible evidence
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Expansion tank is functioning as designed (hot water has not filled the expansion tank) |
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Flue
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Secure: |
Inspected |
Clearances: |
As required where visible |
Draft Hood: |
Inspected |
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Water Temperature
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Safe water temperature: |
120 deg F per industry standards |
Measured temperature: |
- Not measured as water heater turned on at the start of the inspection |
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Furnace
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Location: |
Garage mechanical area and attic |
Make/ Model: |
Coleman s/n W1A0487942 (basement furnace) |
Fuel Type: |
Natural gas |
BTUH Input: |
100,000 (basement furnace) |
BTUH Output: |
80,000 (basement furnace) |
Efficiency Rating: |
Mid-efficiency |
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- Unable to activate attic furnace. Circuit breaker was in the off position at sub-panel. A solid walking path and 3’ deep (minimum) platform in front of the furnace should be installed for servicing of the equipment |
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Furnace is attic above bathroom Platform is 2’ deep +- and no walking path from the attic access at the bathroom
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Useful Life
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Est. Useful Life new: |
25 years |
Est. age of furnace: |
- Unable to determine age of furnace |
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- Recommend servicing of both furnaces by a licensed furnace technician and every (2) years thereafter. There is no visible tag that either furnace has ever been serviced |
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Heat Exchanger |
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Visible Inspection: |
No visible defects, limited visibility (basement furnace) |
Gas detection test: |
No gas leak detected (basement furnace) |
Burner test: |
No burner irregularities detected (basement furnace) |
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Operation |
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Thermostat: |
Programmable @ floor 1 and floor 2 hall |
Disconnect: |
Switch adjacent to furnace |
Combustion Air: |
Appears adequate |
Filter: |
Located below furnace (basement furnace)
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Furnace 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: |
35-65 deg F |
@ nearest register: |
100 deg F |
Heat Gain: |
< 30 deg F. Heat gain is below specifications of furnace. See comment above regarding servicing of the furnaces |
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Temperature measured at heat register
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Erosion beneath rear deck
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Grade should be sloped away from the structure |
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Vegetation in contract with home (typical) |
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Siding in contact with ground (typical) |
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Limited visibility of the driveway
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Fall hazard from the retaining wall |
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Front walks/ steps
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Type: |
Slate tile |
Condition: |
Satisfactory |
Trip Hazard: |
- Front steps should be cleaned of moss and debris |
Handrails: |
As required |
Barricades: |
- A barricade would typically be required at the front porch as the height is greater than 30” to the adjacent ground
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Moss at front steps
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Porch is greater than 30” above the adjacent ground A barricade typically would be required |
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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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Windows should be cleaned off moss build-up Weep holes should not be clogged
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Siding
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Type: |
Stucco |
Condition: |
- Recommend further evaluation and repairs as needed by a licensed stucco contractor |
Window/Door Flashing: |
Satisfactory |
Caulking: |
Satisfactory
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Underside of stucco panel
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Cracks at outer corner of Dining Room |
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Roof
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Estimated Pitch: |
5:12 |
Material: |
Cedar Shake |
Layers: |
1+ |
How Inspected: |
From street and rear yard |
Condition: |
Satisfactory |
Ventilation: |
Eave vents |
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- There is no visible upper ridge venting of the roof. Recommend that roof vents are added in order to extend the life expectancy of the roofing and to help cool the home in the summer |
Plumbing Vents: |
Satisfactory |
Flues: |
Satisfactory |
Flashing: |
Satisfactory
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Minor debris at roof
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No upper vents are visible |
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Gutters/ Downspouts
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Type: |
Continuous metal |
Condition: |
- All gutters and downspouts should be cleaned of debris |
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Electrical
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Outlets: |
Tested, GFCI protected |
Switches/Lights: |
Tested |
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- Recommend inspection of the exterior sauna by a licensed electrician. It is not typical to have an exterior installation of a pre-fabricated sauna |
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Sauna is located at the exterior (not a weatherproof environment)
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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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Structure: |
Pressure treated joists |
Decking: |
Composite |
Condition: |
Satisfactory |
Connection to Structure: |
Lag bolts |
Trip Hazard: |
None |
Handrails: |
- Graspable handrails are not installed at deck stairs (as per code) |
Barricades: |
- Cables for deck railing are loose. This style of barricade is not recommended a it creates a climbing ladder. Benches adjacent to the rail create another climbing surface and potential fall hazard |
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Horizontal cables and bench create a climbing surface
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Graspable handrail not installed |
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General
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Visibility: |
Space is vacant |
Access location: |
Garage and bedroom closet |
How viewed: |
Traversed entire crawlspace
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Crawlspace beneath bedroom area
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Crawlspace beneath bedroom area |
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Crawlspace beneath bedroom area |
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Moisture
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Ventilation: |
- There is no crawlspace ventilation at either of the crawlspace areas |
Vapor Barrier: |
As required |
Moisture Intrusion: |
- Minor areas of moisture intrusion noted at crawlspace areas |
Sump Pump: |
- Sump pumps in garage mechanical room and garage area crawlspace |
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Evidence of microbial growth at sheathing
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Moisture intrusion at bedroom area crawlspace |
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Sump pump discharge line |
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Structural
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Foundation: |
No visible defects |
Mudsill: |
No visible defects |
Joists: |
No visible defects; limited visibility |
Post-Beams: |
Satisfactory |
Structural Movement: |
No visible evidence |
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Insulation
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Under-floor: |
- Insulation is not installed at bedroom area crawlspace |
Domestic Water Pipes: |
- Pipe insulation is not installed at bedroom area crawlspace |
Heating Supply: |
Satisfactory
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No insulation at bedroom area crawlspace
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Plumbing
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Condition: |
Satisfactory |
Valves/ Other: |
None visible |
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Electrical
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Outlets: |
None visible |
Wiring/ junction boxes: |
No visible defects |
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Heating/ Ventilation
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Duct Work: |
No visible defects |
Ventilation Ducts: |
No visible defects |
Gas Piping: |
No visible defects |
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Structural Pests
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Conducive Material: |
No visible evidence |
Visible Evidence: |
- Evidence of wood rot at bedroom area crawlspace. Primary areas include beneath the Utility room and the S.W. and N.W. corners of the crawlspace. Moisture is evident on the foundation walls at some areas. This moisture may be the condensation of moisture due to the lack of crawlspace ventilation or moisture intrusion related. Recommend further evaluation by a licensed contractor. Invasive testing may be needed
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Wood rot at Utility room area
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Wood rot at S.W. corner Note: moisture on foundation wall |
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Ground in contact with wood support post WDO conducive condition |
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Nuisance Pests
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Visible Evidence: |
No visible evidence |
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General Room Condition
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Visibility: |
Space is vacant |
Structural Movement: |
No visible evidence |
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- Provide solid support for horizontal surface adjacent to the fire control system |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Slab: |
Satisfactory
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Platform adjacent to fire control system is not constructed for support
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Safety
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Fire separation: |
- Heat register in room behind garage is a breach in the fire separation between the house and garage. Either this register should be sealed or a fire rated door installed to the room |
Ignition point > above FF: |
- In compliance. Self-closing hinges to mechanical area must be set to close |
Safety barricade to mech.: |
- Not needed |
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Garage Door
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Type: |
Metal roll-up |
Springs & Fasteners: |
No visible defects |
Auto Reverse: |
- Garage door openers are not connected, including the photo cell reverse |
Photocell reverse: |
n/a |
Remote openers: |
Not present |
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Electrical
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Switches/Lights: |
Tested |
Outlets: |
All visible tested, GFCI protected in garage |
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- Numerous electrical systems are not complete in the mechanical room area |
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- Sump pump outlets are to be GFCI protected |
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Incomplete wiring in the mechanical area
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
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Doors
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Operation/latching: |
- Door from house to garage does not close (damaged or loose hinges) |
Door condition: |
Satisfactory |
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General Room Condition
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Visibility: |
Rooms are vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
- Hardwood floors are cupped in the Living and Family Room. Recommend verify proper moisture content, sand, and re-finish the floors
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Infrared image of Dining Room
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Infrared image of Entryway |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
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- Electrical connection to vacuum system outlets not complete. Recommend verification of all connections throughout the house |
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- Electrical outlets are inoperative and not properly wired in Dining room |
Smoke Detector: |
- Smoke detector not installed at Dining Room (rough in box exposed)
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Incomplete wiring to the vacuum outlet
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
- Window is broken at Living Room |
Tempered: |
Not required |
Operation: |
Tested |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
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- Weather stripping at exterior doors is not complete |
Millwork condition: |
Satisfactory |
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Fireplace
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Type: |
Sealed gas direct vent |
Tested: |
Ignition tested |
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General Room Condition
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Visibility: |
Rooms are vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
Cabinets: |
- Adjust all cabinet doors and drawers where out of alignment |
Countertops: |
Satisfactory |
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Appliances
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Dishwasher: |
- Dishwasher is not secure or connected, not tested |
Dishwasher air gap: |
Visible |
Oven: |
- Oven is not secure to cabinet |
Cooktop: |
Tested |
Microwave: |
Not tested |
Ventilation: |
Tested |
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- Ventilation system control pad is missing from appliance |
Refrigerator: |
- Refrigerator is not fully installed including tip over restraints |
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Plumbing
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Functional flow: |
Appears adequate |
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- Domestic water supply valve controls missing at dishwasher and wet bar sink by the Living room |
Hot/ Cold: |
Tested |
Drainage: |
Appears adequate |
Visible leaks: |
None visible |
Disposal: |
Tested |
Caulking: |
Satisfactory |
Fixtures: |
No visible defects |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested, GFCI protected |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
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General Room Condition
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Visibility: |
Room is vacant |
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: |
All visible tested |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
Egress: |
Appears to meet current egress standards |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
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General Room Condition
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Visibility: |
Room is vacant |
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, GFCI protected |
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- Unknown purpose of loose wire at base of cabinet |
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Loose wire at base of cabinet
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Heating
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Source: |
- None |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
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
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Functional flow: |
Appears adequate |
Hot/ Cold: |
Tested |
Drainage: |
Appears adequate |
Visible leaks: |
None visible |
Caulking: |
Satisfactory |
Toilet Secure: |
Satisfactory |
Fixtures: |
No visible defects |
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General Room Condition |
|
Visibility: |
Space is vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
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Recommend safety basket a fire control head in floor 2 closet (to prevent impact)
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Electrical
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|
Switches/Lights: |
All visible tested |
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- Hallway lights to Master bedroom inoperative. Presumed burnt out bulbs. Replace bulbs and verify proper operation (at both switches) |
Outlets: |
All visible tested |
Smoke Detector: |
Tested |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
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Doors/Millwork
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|
Operation/latching: |
Tested |
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- No visibility to front porch from interior (security issue) |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
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Stairwell |
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Handrails: |
As required |
Barricades: |
As required |
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- Half wall adjacent to the stairs to the upper bedrooms is a potential fall hazard |
Balusters: |
As required |
Trip Hazard: |
None |
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Potential fall hazard from upper stairs to Living room below (over half wall)
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General Room Condition
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Visibility: |
Room is vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
Cabinets: |
Satisfactory |
Countertops: |
Satisfactory |
Mirrors: |
- Bathroom mirror trim is broken |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested. Bathroom outlets are GFCI protected |
|
- Exterior deck wiring and lighting incomplete |
Smoke detector: |
Yes |
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Heating
|
|
Source: |
Floor register |
Air Flow/ Heat Gain: |
- Floor 2 furnace not operational, not tested |
Mechanical ventilation: |
Tested |
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Windows
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Glazing: |
No visible defects |
Tempered: |
As required |
Operation: |
Tested |
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- Closet window does not open. Window should have limiter installed to prevent opening more than 4” due to fall hazard (because of adjacent shelf) |
Egress: |
Appears to meet current egress standards |
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Shelf creates a fall hazard from this window
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Doors/Millwork
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|
Operation/latching: |
Tested |
Door condition: |
Satisfactory |
|
- Substantial gap at base of exterior door to deck. Potential air and moisture intrusion |
Millwork condition: |
Satisfactory |
Bath Hardware: |
Satisfactory
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Gap beneath exterior door to deck
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Plumbing
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Functional flow: |
Appears adequate |
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- Shower valves and trim are not complete |
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- Shower fan and light not complete |
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- Water not active to jetted tub water supply valves |
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- Tub motor access not located (as required by code) |
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- Unable to verify GFCI protection to tub motor as there is no access |
Hot/ Cold: |
Tested where connected |
Drainage: |
Appears adequate where connected |
Visible leaks: |
None visible where connected |
Caulking: |
Satisfactory |
Toilet Secure: |
Satisfactory |
Tub/Shower surround: |
Satisfactory |
Fixtures: |
No visible defects |
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|
|
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|
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General Room Condition
|
|
Visibility: |
Rooms are vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
|
- Crawlspace access in bedroom is a safety hazard as it can be easily opened and there is a fall of 5’ +- to the ground below. A child safety latch should be installed at the access and a ladder installed to the ground surface of the crawlspace |
Cabinets: |
Satisfactory |
Countertops: |
Satisfactory |
Mirrors: |
Satisfactory
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Crawlspace access in secondary bedroom
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Electrical
|
|
Switches/Lights: |
All visible tested |
Outlets: |
All visible tested. Bathroom outlets are GFCI protected |
|
- Unable to reset GFCI protected outlet in bathroom |
Smoke detector: |
- Smoke detector is missing |
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Heating
|
|
Source: |
Floor register |
Air Flow/ Heat Gain: |
- Floor 2 furnace not operational, not tested |
Mechanical ventilation: |
Tested |
|
|
|
|
Windows
|
|
Glazing: |
No visible defects |
Tempered: |
As required |
Operation: |
Tested |
Egress: |
Appears to meet current egress standards |
|
|
|
|
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: |
- Leak beneath left sink (appears to be the waste line) |
Caulking: |
Satisfactory |
Toilet Secure: |
Satisfactory |
|
- Water does not appear to flow into toilet from supply line |
Tub/Shower surround: |
Satisfactory |
Fixtures: |
No visible defects
|
|
Leak beneath left sink
|
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|
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General Room Condition
|
|
Visibility: |
Room is vacant |
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
|
|
Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
|
- Bathroom electrical outlet is inoperative; likely powered by the GFCI outlet in the Jack and Jill Suite |
Smoke detector: |
Tested |
|
|
|
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Heating
|
|
Source: |
Floor register |
Air Flow/ Heat Gain: |
- Floor 2 furnace not operational, not tested |
Mechanical ventilation: |
Tested |
|
|
|
|
Windows
|
|
Glazing: |
No visible defects |
Tempered: |
As required |
Operation: |
Tested |
Egress: |
Appears to meet current egress standards |
|
|
|
|
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 |
|
|
|
|
|
|
General
|
|
Visibility: |
Space is vacant |
Access location: |
Bathroom and Master Bedroom siting area |
|
- Proper insulation baffle should be installed at bathroom attic access. Remove nails protruding at this area |
How viewed: |
Traversed entire attic space of main attic area
|
|
Missing baffles and nails protruding at access
|
|
Main attic (typical) |
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Moisture
|
|
Roof Ventilation: |
- Appears adequate, however upper ventilation is not installed as typically required |
Moisture Intrusion: |
No visible evidence |
Bath/Kitchen fans : |
All vent to outside |
|
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|
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Structural
|
|
Structure Type: |
Manufactured trusses |
Sheathing: |
OSB |
Structural Movement: |
No visible evidence |
|
|
|
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Insulation
|
|
Type: |
Blown in |
Approximate Depth: |
10” +- |
Condition: |
Satisfactory |
|
|
|
|
Flues/Vent Stacks
|
|
Plumbing Stacks: |
All vented to exterior |
Gas Flues: |
No visible defects |
|
|
|
|
Electrical
|
|
Outlets: |
None visible |
Wiring/ junction boxes: |
- Install cover plates at all electrical junction boxes |
|
|
|
|
Structural Pests
|
|
Conducive Material: |
No visible evidence |
Visible Evidence: |
No visible evidence |
|
|
|
|
Nuisance Pests
|
|
Visible Evidence: |
No visible evidence |
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 |
|
|
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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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