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 Redmond 2012-0106

 

 

 

Home Inspection redmond

 

Client:

 

Address:

 

 

Property Description:

 

(2) story home with daylight basement

Property age/ size:

Built 1989, 4,454 s.f. per listing

Occupancy Status:

Vacant

 

Inspection Date:

 

01/06/2012

Inspection Time:

12:30 P.M. – 4:30 P.M.

Weather Conditions:

Overcast and very light rain, 40 deg F +-

 

 

Table of Contents

 

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

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

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

Water Heater....................................................................................................................... 8

Heating System................................................................................................................. 10

Site..................................................................................................................................... 12

Building Exterior............................................................................................................... 14

Garage............................................................................................................................... 18

Living Room, Dining Room, and Den.............................................................................. 19

Powder Room.................................................................................................................... 20

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

Family Room..................................................................................................................... 23

Utility Room...................................................................................................................... 24

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

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

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

Main Bathroom.................................................................................................................. 31

Basement Living Room..................................................................................................... 32

Basement Kitchen and Pantry........................................................................................... 33

Basement Bedroom........................................................................................................... 35

Basement Bathroom.......................................................................................................... 36

Attic................................................................................................................................... 37

Structural Pest Inspection Diagram................................................................................... 40

 

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

Plumbing System

Water Heater

- Water heaters are at the end of their anticipated life expectancy. Rust is evident at the base of the South water heater

Heating System

- Unable to properly secure lower furnace cover. Lack of a proper seal could draw combustion gasses into the heating system

Site

- Structure in contact with ground (WDO conducive condition). Recommend 4-6” separation between ground and structure. Primary contact is at the deck posts

- Recommend cleaning and repair of driveway channel drainage system

Building Exterior

- Kick-out flashing not installed at roof adjacent to the garage

- Minor wood rot at edge of siding by basement bedroom

- Recommend add mortar to wing wall at front yard to prevent further deterioration

- Recommend clean moss from roof (do not pressure wash)

- Downspout extension missing near Master Bathroom window area. Evidence of splashing onto adjacent window

- Exterior wiring is not in conduit as required

- Graspable handrail not installed at lower deck. Rail height and baluster spacing is a safety hazard

Garage

- Photocell reverse is installed at only (1) door. Photocell reverse sensors should be placed within 6” of the slab

Living Room, Dining Room, and Den

- Bi-fold door in Den is off track and may need adjustment

Powder Room

- Right side wall sconce light was not operating. Once the door to the den was slammed, the light came on. Possible loose connection

- Bathroom outlet is not GFCI protected as would have typically been required at the time of construction

Kitchen and Nook

- False cabinet door face plates should be properly secured

- Dishwasher does not complete a full cycle (continues to operate indefinitely indicating 1 minute to finish)

- Kitchen outlets are not GFCI protected as would have typically been required at the time of construction. Do not GFCI protect the refrigerator

- Recommend installation of an opening limiter at the window adjacent to the deck due to potential impact hazard

Family Room

Utility Room

- Utility sink outlet is not GFCI protected as would have typically been required at the time of construction

- Washing machine has extensive evidence of microbial growth (mold). The rubber gasket should be replaced. It is not known if the microbial growth can be eliminated

Hallways

- Evidence of prior structural movement near the hallway area to the Kitchen and Family room. This movement does not appear to be active. Recommend continue to monitor

- Dimmer switch at entry is overheating. This switch may not be rated for the load of the entry light fixture

- Recommend installation of smoke detectors at each level and at every bedroom

Master Bedroom Suite

- Bathroom outlets are not GFCI protected as would have typically been required at the time of construction

- Recommend change lower exterior door lock to passage type to prevent accidental lock out on deck

Bedrooms 2 and 3

- Marginal air flow from heat register at front bedroom. An adjustment may be needed to other heat registers to balance the overall heating system

Main Bathroom

- Bathroom outlets are not GFCI protected as would have typically been required at the time of construction

- Door to bathroom does not latch

Basement Living Room

- Unable to open North window at bay area and at N.E windows

Basement Kitchen and Pantry

- Recommend non-combustible surface adjacent to cooktop

Basement Bedroom

Basement Bathroom

- Shower door needs adjustment to stay in closed position

Attic

- Not all bath and utility room fans vent to the exterior

- Insulation in the attic is marginal. There is no insulation above the Utility room and sidewall of the Master bathroom tub area. Any new blown in insulation should include baffles at the eave vents and around the recessed light fixtures

- Abandoned fixtures and wiring should be removed from the attic

- Evidence of bird intrusion. Location of entry not identified

 


Electrical System

 


 

 

Home Inspection redmond

 

 

                                                                       

 

Service

 

Type:

Underground

Meter Location:

Side of garage

Voltage:

240

 

 

 

 

Panel

 

 

Location:

Garage

Manufacturer:

General Electric

 

- Inspection completed  in 1993 for the basement wiring

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


 

 

Home Inspection redmond

Exterior grounding cable

 

Home Inspection redmond

Bonding to copper water pipes

 


 

 

 

 

Breakers/ Wiring

 

 

Type:

Copper romex

Breakers:

No visible defects


 

 

Home Inspection redmond

No evidence of over heating

 

Plumbing System

 

 

                                   

Domestic Water

 

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:

@ Utility Room

 

 

 

Home Inspection redmond

Domestic Water Shut off in Utility Room

 

 

 

 

Sanitary Sewer

 

 

Discharge:

Septic system per listing, not included in this inspection

House Piping:

ABS where visible

Pipe Condition:

Satisfactory where visible (very limited visibility)

Water Heater

 

Home Inspection redmond

                                   


 

Water Heater

 

Location:

Garage

Make/ Model:

Bradford White  s/n TM8060276/281  Dec 1999 per serial number 

Fuel Type:

Natural gas

Capacity:

(2) 50 gallon

 

 

 

 

Useful Life

 

 

Est. Useful Life new:

12 years

Est. age of heater:

12 years +-

 

- Water heaters are at the end of their anticipated life expectancy. Rust is evident at the base of the South water heater


 

 

Home Inspection redmond

Rust at base off water heater

 


 

 

 

 

Safety

 

 

TMP valve:

As per required

Earthquake Straps:

Installed

Expansion Tank:

Installed

Flame Rollout:

No visible evidence

 

 

 

 

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 as water heaters set to “vacation”

Heating System

 


Home Inspection redmond

                                   


 

Furnace

 

Location:

Basement

Make/ Model:

Trane XV80  s/n 5472WU310  installed 2006, serviced 11/2010 per tag

Fuel Type:

Natural gas

BTUH Input:

100,000

BTUH Output:

- Not noted on furnace

Efficiency Rating:

Mid-efficiency

 

 

 

 

Useful Life

 

 

Est. Useful Life new:

25 years

Est. age of furnace:

6 years +-

 

 

 

 

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:

- None

Combustion Air:

Appears adequate

Filter:

Located below furnace

 

- Unable to properly secure lower furnace cover. Lack of a proper seal could draw combustion gasses into the heating system


 

 

Home Inspection redmond

Furnace filter location

 

 

 

 

 

 

Flue/ Gas Piping

 

Flue Secure:

Inspected

Flue clearances:

Per requirements where visible

 

 

 

 

Heat Gain

 

 

Rating:

35-65 deg F

 @ return air:

65 deg F

@ nearest register:

116 deg F

           Heat Gain:

51 deg F. Heat gain is within specifications of furnace

 


 

 

Home Inspection redmond

Temperature measured at return air

 

Home Inspection redmond

Temperature measured at heat register

 


Site

 

                                  


 

Site

 

Grade at structure:

Adequate grade away

Earth to wood contact:

- Structure in contact with ground (WDO conducive condition). Recommend 4-6” separation between ground and structure. Primary contact is at the deck posts

Vegetation contact:

Negligible

Roof drain discharge:

Underground discharge


 

 

Home Inspection redmond

Deck post in contact with ground

 

 

Home Inspection redmond

Minor vegetation in contact with structure

 

 

Home Inspection redmond

Siding in contact with ground

 

Home Inspection redmond

Lower deck support (wood) in contact with ground

 

 

 

 

 

 

Driveway

 

 

    Type:

Asphalt

  Condition:

Satisfactory

  Trip Hazard:

None

 

- Recommend cleaning and repair of driveway channel drainage system


 

 

Home Inspection redmond

Crushed channel drainage system at driveway

 

 

 

 

 

 

Front walks/ steps

 

 

    Type:

Concrete

  Condition:

Satisfactory

  Trip Hazard:

None

 

 

 

 

Rear walks/ steps

 

 

    Type:

Pavers

  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:

Yes, not part of this inspection

 

- Sammamish Water and Sewer District requires an annual backflow prevention test for irrigation systems

Building Exterior

                                   


 

General Condition

 

Structural Movement:

No visible evidence

Exterior doors:

Satisfactory

Windows (ext. cladding):

Satisfactory

 

 

 

 

Siding

 

 

    Type:

Cedar and Masonry

  Condition:

- Kick-out flashing not installed at roof adjacent to the garage

 

- Minor wood rot at edge of siding by basement bedroom

 

- Recommend add mortar to wing wall at front yard to prevent further deterioration

Window/Door Flashing:

Satisfactory

  Caulking:

Satisfactory


 

 

Home Inspection redmond

Kick out flashing not installed

 

 

Home Inspection redmond

Gaps at mortar should be filled

 

 

Home Inspection redmond

Deterioration at edge of siding (see image to right)

 

Home Inspection redmond

Deterioration at edge of of siding

 

 

 

 

 

 

Roof

 

 

Estimated Pitch:

8:12

Material:

Composition

Layers:

1+

How Inspected:

From eave at (3) locations and from street and rear yard

Condition:

Satisfactory

 

- Recommend clean moss from roof (do not pressure wash)

Ventilation:

Eave and ridge vent

Plumbing Vents:

Satisfactory

Flues:

Satisfactory

Flashing:

Satisfactory


 

 

Home Inspection redmond

Minor buildup of moss on roof

 


 

 

 

 

Gutters/ Downspouts

 

 

Type:

Continuous metal

Condition:

Satisfactory

 

- Downspout extension missing near Master Bathroom window area. Evidence of splashing onto adjacent window

 

 

 

 

Home Inspection redmond

Downspout extension missing

 


 

 

 

 

Electrical

 

 

Outlets:

Tested

 

- Exterior wiring is not in conduit as required

Switches/Lights:

Tested


 

 

Home Inspection redmond

Exposed exterior wiring

(not protected in conduit)

 


 

 

 

 

Plumbing

 

 

Hose Bibs:

Anti-siphon

Gas Piping:

Inspected

 

 

 

 

Decks

 

 

    Structure:

Pressure treated joists

  Decking:

Cedar and composite

  Condition:

- Minor wood rot at upper level cedar decking

    Connection to Structure:

- Current code would require lag bolt connection of the deck ledger to the house

  Trip Hazard:

None

  Handrails:

- Graspable handrail not installed at lower deck. Rail height and baluster spacing is a safety hazard

Barricades:

- See comment above


 

 

Home Inspection redmond

Current code would require lag bolts

 

Home Inspection redmond

Low barricade height and no graspable handrail

 

Garage

 

Type: Attached

                                  


 

General Room Condition

 

Visibility:

Space is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Slab:

- Minor cracks in garage slab

 

 

 

 

Safety

 

 

Fire separation:

As required where visible

Ignition point > above FF:

In compliance

Safety barricade to mech.:

- Not needed

 

 

 

 

Garage Door

 

 

Type:

Metal roll-up

Springs & Fasteners:

No visible defects

Auto Reverse:

Tested

Photocell reverse:

- Photocell reverse is installed at only (1) door. Photocell reverse sensors should be placed within 6” of the slab

Remote openers:

Not present

 

 

 

 

Electrical

 

 

Switches/Lights:

Tested

Outlets:

All visible tested

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Fixed

 

 

 

 

Doors

 

 

Operation/latching:

- Rear man door was locked, not tested

Door condition:

Satisfactory

Living Room, 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

 

 

 

 

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

 

- Bi-fold door in Den is off track and may need adjustment

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

 

 

 

Fireplace

 

 

Type:

Masonry wood-burning

Tested:

Damper tested

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

Cabinets:

Satisfactory

Countertops:

Satisfactory

Mirrors:

Satisfactory

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

 

- Right side wall sconce light was not operating. Once the door to the den was slammed, the light came on. Possible loose connection

Outlets:

All visible tested

 

- Bathroom outlet is not GFCI protected as would have typically been required at the time of construction

 

 

 

 

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

Kitchen and Nook

 

Location: Floor 1

                                   


 

General Room Condition

 

Visibility:

Rooms are vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

Cabinets:

- False cabinet door face plates should be properly secured

Countertops:

Satisfactory

 

 

 

 

Appliances

 

 

Dishwasher:

Tested full cycle

 

- Dishwasher does not complete a full cycle (continues to operate indefinitely indicating 1 minute to finish)

Dishwasher air gap:

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 recommended with a septic system

Caulking:

Satisfactory

Fixtures:

No visible defects

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

 

- Kitchen outlets are not GFCI protected as would have typically been required at the time of construction. Do not GFCI protect the refrigerator

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

 

- Recommend installation of an opening limiter at the window adjacent to the deck due to potential impact hazard

Screen:

No visible defects


 

 

Home Inspection redmond

Impact hazard at nook window

 

 

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Family Room

                                   


 

General Room Condition

 

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

 

- Carpeting is worn at step to room

 

 

 

 

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:

Wood stove insert

Tested:

Door

Utility 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

Cabinets:

Satisfactory

Countertops:

Satisfactory

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

 

- Utility sink outlet is not GFCI protected as would have typically been required at the time of construction

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

 

 

 

Plumbing

 

 

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Caulking:

Satisfactory

                Fixtures:

No visible defects

 

 

 

 

Appliances

 

 

Washer:

Tested rinse cycle

 

- Washing machine has extensive evidence of microbial growth (mold). The rubber gasket should be replaced. It is not known if the microbial growth can be eliminated

Dryer Connection:

Electric

Dryer:

Tested. Vented to outside

Appliance Condition:

See comment above

Hallways

 

Location: Floors 1,2, and basement

                                   


 

General Room Condition

Visibility:

Space is vacant

Structural Movement:

- Evidence of prior structural movement near the hallway area to the Kitchen and Family room. This movement does not appear to be active. Recommend continue to monitor

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory


 

 

Home Inspection redmond

Settlement at beam above hallway

 

 

Home Inspection redmond

Settlement at beam above hallway

 

 

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

 

- Dimmer switch at entry is overheating. This switch may not be rated for the load of the entry light fixture

Outlets:

All visible tested

Smoke Detector:

- Recommend installation of smoke detectors at each level and at every bedroom


 

 

Home Inspection redmond

Overheating dimmer switch at entryway

 

 

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

 

 

 

Stairwell

 

Handrails:

As required

Barricades:

As required

Balusters:

As required

Trip Hazard:

None

Master Bedroom Suite

 

Location: Floor 2

                                   


 

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

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested. Bathroom outlets are GFCI protected near the tub area

 

- Bathroom outlets are not GFCI protected as would have typically been required at the time of construction

Smoke detector:

- None

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Egress:

Appears to meet current egress standards

Screen:

No visible defects

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

 

- Recommend change lower exterior door lock to passage type to prevent accidental lock out on deck

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Bath Hardware:

Satisfactory


 

 

Home Inspection redmond

Recommend change to passage latch

 

 

 

 

 

 

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

Bedrooms 2 and 3

 

Location: Floor 2

                                  


 

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

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

- Marginal air flow from heat register at front bedroom. An adjustment may be needed to other heat registers to balance the overall heating system


 

 

Home Inspection redmond

Low air flow from heat register at front bedroom

 

 

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

 

- Window at rear bedroom is difficult to open

Egress:

Appears to meet current egress standards

Screen:

No visible defects

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

 

- Closet door at rear bedroom slightly binds with the door jamb

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Main Bathroom

 

Location: Floor 2

                                   


 

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

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

 

- Bathroom outlets are not GFCI protected as would have typically been required at the time of construction

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

 

 

 

 

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:

- Tub drain is slow

Caulking:

Satisfactory

Toilet Secure:

Satisfactory

Tub/Shower surround:

Satisfactory

                Fixtures:

No visible defects

Basement Living Room

 

                                   


 

General Room Condition

 

Visibility:

Room is vacant

Structural Movement:

No visible evidence

 

- Evidence of slab crack at mechanical room area. Other areas are not visible

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory


 

 

Home Inspection redmond

Slab crack visible at furnace area

 

 

Home Inspection redmond

Cold area at North side of Living room

(concrete foundation wall)

 


 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

 

 

 

 

Heating

 

 

Source:

Ceiling register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

- Unable to open North window at bay area and at N.E windows

Screen:

No visible defects

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Basement Kitchen and Pantry

 

Location: Basement

                                   


 

General Room Condition

 

Visibility:

Rooms are vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

Cabinets:

Satisfactory

Countertops:

Satisfactory

 

 

 

 

Appliances

 

 

Dishwasher:

- Not connected, not tested

Oven:

Tested

Cooktop:

Tested

 

- Recommend non-combustible surface adjacent to cooktop

Ventilation:

Tested

Refrigerator:

Tested


 

 

Home Inspection redmond

Adjacent surface should be non-combustible

 

 

 

 

 

 

Plumbing

 

 

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Caulking:

Satisfactory

Fixtures:

No visible defects

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested, GFCI protected

 

 

 

 

Heating

 

 

Source:

Ceiling register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Basement Bedroom

 

Location: Basement

                                   


 

General Room Condition

 

Visibility:

Room is 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:

Tested

 

 

 

 

Heating

 

 

Source:

Ceiling register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

- Current code would likely require that the window be tempered due to the low adjacent grade

Operation:

Tested

Egress:

Appears to meet current egress standards

Screen:

No visible defects


 

 

Home Inspection redmond

Current code would require tempered glass

 

 

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Basement Bathroom

 

Location: Basement

                                 


 

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

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested, GFCI protected

 

 

 

 

Heating

 

 

Source:

Ceiling 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

Tub/Shower surround:

Satisfactory

 

- Shower door needs adjustment to stay in closed position

                Fixtures:

No visible defects

Attic

 

Location: Over main body of house

                                   


 

General

 

Visibility:

Space is vacant

Access location:

Master Bedroom closet and garage

How viewed:

Traversed entire attic space


 

 

Home Inspection redmond

 

 

 

 

 

 

Moisture

 

 

Roof Ventilation:

Appears adequate

Moisture Intrusion:

No visible evidence

Bath/Kitchen fans :

- Not all bath and utility room fans vent to the exterior


 

 

Home Inspection redmond

Utility room fan vents into attic

No insulation above Utility room

 

Home Inspection redmond

Vent in garage attic area

 


 

 

 

 

Structural

 

 

Structure Type:

Manufactured trusses

Sheathing:

1 x 4 skip sheathing and plywood

Structural Movement:

No visible evidence

 

 

 

 

Insulation

 

 

Type:

Blown in

Approximate Depth:

4” +-

Condition:

Satisfactory

 

- Insulation in the attic is marginal. There is no insulation above the Utility room and sidewall of the Master bathroom tub area. Any new blown in insulation should include baffles at the eave vents and around the recessed light fixtures


 

 

Home Inspection redmond

No insulation at the bathroom sidewall

 

 

Home Inspection redmond

No insulation at the bathroom sidewall

 

 

Home Inspection redmond

No insulation at the bathroom sidewall

 

Home Inspection redmond

No insulation above the Utility Room

 

 

 

 

 

 

Flues/Vent Stacks

 

 

Plumbing Stacks:

All vented to exterior

Gas Flues:

No visible defects

 

 

 

 

Electrical

 

 

Outlets:

None visible

Wiring/ junction boxes:

No visible defects

 

- Abandoned fixtures and wiring should be removed from the attic


 

 

Home Inspection redmond

Abandoned wiring in the attic

 

Home Inspection redmond

Abandoned fixtures in the attic

 


 

 

 

 

Structural Pests

 

 

Conducive Material:

No visible evidence

Visible Evidence:

No visible evidence

 

 

 

 

Nuisance Pests

 

 

Visible Evidence:

- Evidence of bird intrusion. Location of entry not identified


 

 

Home Inspection redmond

Dead bird in attic above main bathroom area

 

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

 

 

 

 

                        Home Inspection redmond