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 2012-0302

                          

 

 

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Property Description:

 

(2) story single family home

Property age/ size:

Built 1995,  3,820 s.f. per listing

Occupancy Status:

Vacant

 

Inspection Date:

 

03/02/2012

Inspection Time:

1:00 P.M. – 4:00 P.M. +-

Weather Conditions:

Light rain, 45 deg F +-

 

 

Table of Contents

 

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

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

Plumbing System................................................................................................................. 8

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

Water Heater..................................................................................................................... 12

Site..................................................................................................................................... 14

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

Crawlspace........................................................................................................................ 19

Garage............................................................................................................................... 22

Living Room...................................................................................................................... 25

Kitchen and Nook............................................................................................................. 26

Utility Room...................................................................................................................... 27

Master Bedroom Suite....................................................................................................... 29

Bedrooms 1 and 2............................................................................................................. 30

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

Hallways............................................................................................................................ 32

Bedrooms above Garage................................................................................................... 34

Bathroom above Garage.................................................................................................... 35

Attic................................................................................................................................... 36

Structural Pest Inspection Diagram................................................................................... 39

 


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 an extreme safety concern.

 

 

Electrical System

- Sub panel disconnect is not properly labeled at the main panel

- Pool area sub panel not inspected due to water on the floor

- Garage sub panel does not have an electrical inspection tag by the local building jurisdiction. Garage sub panel was obviously not installed by a licensed electrician. Recommend further inspection by a licensed electrician

- Electrical wires at the sub panel are not secured (can be pulled loose)

Plumbing System

- Domestic water not active, entire domestic water system not tested

- Domestic water not active, entire waste line system not tested

- Domestic water not active, entire fire suppression system not tested. Recommend full inspection of this system by a licensed fire suppression contractor. This system is a life safety concern. There is evidence of at least (2) pipe failures. Repairs to the pipes within the vaulted ceiling would involve removal of the ceiling. Testing should initially be done with air, not water

Heating System

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

Water Heater

- TMP relief line is cut (not connected)

- Earthquake restraint is required at the lower 1/3 of the tank

Site

- Vegetation in contact with structure (WDO conducive condition)

- Downspouts should be properly directed away from the structure

Building Exterior

- Cantilever at Utility room should be insulated and a soffit installed

- Roof is in marginal condition. There is substantial moss and debris buildup on the roof. Evidence of leakage at (3) locations

- Gutters are full of debris

- Exterior electrical outlet is damaged and not GFCI protected

- Unable to locate a shut off for the pool house water supply lines within the main house. These lines are susceptible to freezing

- Graspable handrail and safety barricade missing at rear stairs and deck

Crawlspace

- Evidence of moisture intrusion beneath the Kitchen and front of house. This moisture is likely related to the exterior downspouts

- Fire suppression system pipes should be insulated

- Loose electrical wires should be properly terminated in a junction box. Exposed junction boxes should have cover plates

Garage

- Evidence of moisture intrusion at the rear wall above the door to the exterior

- Electric wall heater is a source of combustion ( < 18” above finished floor ) if this space is utilized as a garage

- Garage door tracks are partially removed, not tested

- Numerous branch circuit wires are suspended from the sub panel across the front of the garage areas. This wiring was obviously added by the owner and not inspected as required by code. Wiring is a safety concern

Living Room

- Failed window seals (fogging) noted at (2) lower windows

Kitchen and Nook

- Hardwood floors have extensive moisture damaged (cupping)

- Cabinet doors are swollen, warped, and separating at most areas

- Oven is inoperative (error message F7)

- Under counter light are not installed. Exposed electrical wires should be terminated in a junction box

- Electrical outlets adjacent to the sink are not GFCI protected

- Doors are swollen and do not close

Utility Room

- Light fixture not installed in closet. Install light or electrical box plate cover

- Hot/neutral reversed at (2) electrical outlets

- Active leak detected at the cantilever area below the Utility sink. The domestic water pipes should be run from the crawlspace into the front side of the cabinet to reduce the risk of freezing

Master Bedroom Suite

- Shower valve is disassembled

Bedrooms 1 and 2

Main Bathroom

Hallways

- Active roof leak detected above the hallway from the garage. Evidence of microbial growth (mold) at the ceiling

- Closet doors are swollen and do not close

- Graspable handrail does not return to the walls as would have been required at the time of construction. Handrail is loose and unsupported at mid span

- Barricade is missing at upper side of stairs to garage

Bedrooms above Garage

Bathroom above Garage

Attic

- Inadequate roof ventilation at most areas, evidence of microbial growth (mold)

- Evidence of moisture intrusion and associated wood rot above the garage area in (2) locations

- Fire suppression system pipes should be properly insulated and located so as to minimize the potential for freezing

 

 

 

Electrical System

 

 

 

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No evidence of over heating

 

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No evidence of over heating

 

 

                                                                       

Service

 

Type:

Underground

Meter Location:

Side of garage

Voltage:

240

 

 

 

 

Panel

 

 

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

 

- Sub panel disconnect is not properly labeled at the main panel

 

- Pool area sub panel not inspected due to water on the floor

 

- Garage sub panel does not have an electrical inspection tag by the local building jurisdiction. Garage sub panel was obviously not installed by a licensed electrician. Recommend further inspection by a licensed electrician

 

- Electrical wires at the sub panel are not secured (can be pulled loose)

Grounding:

Copper to exterior ground rod, limited visibility

Panel Clearance:

30” wide, 3’ in front as required

 

 

 

 

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Improper labeling of garage sub panel disconnect

 

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Wires are not secured to sub panel

 

 

 

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No electrical inspector would approve this wiring

 

 

 

 

 

 

Breakers/ Wiring

 

 

Type:

Copper romex

Breakers:

No visible defects

 

- Electrical outlet and switch plate covers missing in the house. Replace as needed

 

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:

- Domestic water not active, entire domestic water system not tested

Main Water Shut off:

- Not located

 

 

Sanitary Sewer

 

 

Discharge:

Septic per listing, not included in this inspection

House Piping:

ABS where visible

Pipe Condition:

- Domestic water not active, entire waste line system not tested

 

 

Fire Suppression

 

 

 

- Domestic water not active, entire fire suppression system not tested. Recommend full inspection of this system by a licensed fire suppression contractor. This system is a life safety concern. There is evidence of at least (2) pipe failures. Repairs to the pipes within the vaulted ceiling would involve removal of the ceiling. Testing should initially be done with air, not water

 

 

 

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Fire suppression controls

Pressure gauge is defective

 

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Cracked fire control pipe above the Nook

 

 

 

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Damaged fire control pipe above the Family Room

 

 

Heating System

 

 

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Furnace

 

Location:

Garage

Make/ Model:

Payne  s/n 2494…

Fuel Type:

Natural gas

BTUH Input:

92,000

BTUH Output:

75,000

Efficiency Rating:

Mid-efficiency

 

 

 

 

Useful Life

 

 

Est. Useful Life new:

25 years

Est. age of furnace:

17 years +-

 

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

 

 

 

 

Heat Exchanger

 

Visible Inspection:

No visible defects, limited visibility

Gas detection test:

No gas leak detected

Burner test:

No burner irregularities detected

 

 

 

 

Operation

 

Thermostat:

Programmable @ floor 1 hall

Disconnect:

Switch on furnace

Combustion Air:

Appears adequate

 

 

 

 

Flue/ Gas Piping

 

Flue Secure:

Inspected

Flue clearances:

Per requirements where visible

Gas Piping:

Drip leg installed

 

 

 

 

Heat Gain

 

 

Rating:

30-60 deg F

 @ return air:

60 deg F

@ nearest register:

114 deg F

           Heat Gain:

54 deg F. Heat gain is within specifications of furnace

 

 

 

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Temperature measured at return air

 

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Temperature measured at heat register

 

 

Water Heater

 

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Water Heater

 

Location:

Garage

Make/ Model:

State Select  K05J063542

Fuel Type:

Natural gas

Capacity:

74 gallon

 

 

 

 

Useful Life

 

 

Est. Useful Life new:

12 years

Est. age of heater:

7 years +-

 

- Domestic water not active, not tested

 

 

 

 

Safety

 

 

TMP valve:

- TMP relief line is cut (not connected)

Earthquake Straps:

- Earthquake restraint is required at the lower 1/3 of the tank

Expansion Tank:

Installed

Flame Rollout:

No visible evidence

 

 

 

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Cut TMP line

 

 

 

 

 

 

Flue

 

 

Secure:

Inspected

Clearances:

As required where visible

Draft Hood:

Inspected

 

 

 

 

Water Temperature

 

 

Safe water temperature:

120 deg F per industry standards

Measured temperature:

- Domestic water not active, not tested

 

Site

 

 

                                   

Site

 

Grade at structure:

Adequate grade away

Earth to wood contact:

Clearance as required

Vegetation contact:

- Vegetation in contact with structure (WDO conducive condition)

Roof drain discharge:

- Downspouts should be properly directed away from the structure

 

 

 

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Vegetation in contact with the structure

 

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Downspout extensions should be added

 

 

 

 

 

 

Driveway

 

 

    Type:

Concrete

  Condition:

Satisfactory

  Trip Hazard:

None

 

 

 

 

Front walks/ steps

 

 

    Type:

Concrete

  Condition:

Satisfactory

  Trip Hazard:

None

 

 

 

 

Rear walks/ steps

 

 

    Type:

Concrete

  Condition:

Satisfactory

  Trip Hazard:

None

 

 

 

 

Miscellaneous

 

 

Overhead Power Lines:

N/A

Retaining Walls:

None that affect structure

Underground Oil Tank:

No visible evidence

Irrigation System:

None visible

Building Exterior

 

 

 

                                   

 

 

General Condition

 

 

 

Structural Movement:

No visible evidence

 

 

Exterior doors:

Satisfactory

 

 

Windows (ext. cladding):

Satisfactory

 

 

 

 

 

 

 

 

 

 

Siding

 

 

 

 

    Type:

Composite

 

 

 

- The siding may be LP siding, a known defect. There is no evidence of siding failure

 

 

  Condition:

Satisfactory

 

 

Window/Door Flashing:

Satisfactory

 

 

  Caulking:

Satisfactory

 

 

 

- Cantilever at Utility room should be insulated and a soffit installed

 

 

 

 

 

 

 

 

 

 

Roof

 

 

 

 

Estimated Pitch:

5:12

 

 

Material:

Composition

 

 

Layers:

1+

 

 

How Inspected:

Traversed the front of the garage upper roof and from street and rear yard

 

 

Condition:

- Roof is in marginal condition. There is substantial moss and debris buildup on the roof. Evidence of leakage at (3) locations

 

 

Ventilation:

Eave and ridge vent

 

 

Plumbing Vents:

Satisfactory

 

 

Flues:

Satisfactory

 

 

Flashing:

Satisfactory

 

 

 

 

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Moss build up on roof

 

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Debris (and snow) in valley

 

 

 

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Moss buildup

 

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Moss and debris on roof

 

 

 

 

 

 

Gutters/ Downspouts

 

 

Type:

Continuous metal

Condition:

Satisfactory

 

- Gutters are full of debris

 

 

 

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Gutter (typical)

 

 

 

 

 

 

Electrical

 

 

Outlets:

- Exterior electrical outlet is damaged and not GFCI protected

Switches/Lights:

Tested

 

 

 

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Damaged electrical outlet

 

 

 

 

 

 

Plumbing

 

 

Hose Bibs:

- Domestic water not active, not tested

 

- Unable to locate a shut off for the pool house water supply lines within the main house. These lines are susceptible to freezing

Gas Piping:

Inspected

 

 

 

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Exposed water supply pipes in unheated pool house

 

 

 

 

 

 

Decks

 

 

    Structure:

- Not visible

  Decking:

Cedar

  Condition:

Satisfactory

    Connection to Structure:

- Not visible

  Trip Hazard:

None

  Handrails:

- Graspable handrail and safety barricade missing at rear stairs and deck

Barricades:

- See comment above

 

 

 

home inspector redmond

Handrail and barricade missing from deck

 

 

Crawlspace

 

 

                                   

General

 

Visibility:

Space is vacant

Access location:

Garage

How viewed:

Traversed entire crawlspace

 

 

 

 

Moisture

 

 

Ventilation:

Appears adequate

Vapor Barrier:

As required

Moisture Intrusion:

- Evidence of moisture intrusion beneath the Kitchen and front of house. This moisture is likely related to the exterior downspouts

Sump Pump:

None visible

 

 

 

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Evidence of microbial growth beneath the Kitchen

 

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Moisture beneath the Kitchen

 

 

 

 

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Moisture seepage at the front footing

 

 

 

 

 

 

Structural

 

 

Foundation:

No visible defects

Mudsill:

No visible defects

Joists:

No visible defects; limited visibility

Post-Beams:

Satisfactory

Structural Movement:

No visible evidence

 

 

 

 

Insulation

 

 

Under-floor:

Satisfactory

Domestic Water Pipes:

Satisfactory

 

- Fire suppression system pipes should be insulated

Heating Supply:

Satisfactory

 

 

 

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No insulation at fire suppression system pipes

 

 

 

 

 

 

Plumbing

 

 

Condition:

- Domestic water not active, not tested

Valves/ Other:

None visible

 

 

 

 

Electrical

 

 

Outlets:

None visible

Wiring/ junction boxes:

- Loose electrical wires should be properly terminated in a junction box. Exposed junction boxes should have cover plates

 

 

 

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No cover at junction box

 

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Loose electrical wires

 

 

 

 

 

 

Heating/ Ventilation

 

 

Duct Work:

No visible defects

Ventilation Ducts:

No visible defects

Gas Piping:

No visible defects

 

 

 

 

Structural Pests

 

 

Conducive Material:

No visible evidence

Visible Evidence:

No visible evidence

 

 

 

 

Nuisance Pests

 

 

Visible Evidence:

- Evidence of rodent activity. Continue traps as needed

 

Garage

 

Type: Attached

 

                                   

General Room Condition

 

Visibility:

Space is vacant

 

- The garage has been converted into a recreation room area

Structural Movement:

No visible evidence

Moisture Infiltration:

- Evidence of moisture intrusion at the rear wall above the door to the exterior

Walls:

Satisfactory

Ceiling:

Satisfactory

Slab:

Satisfactory

 

 

 

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Evidence of moisture intrusion

 

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See image to left

 

 

 

 

 

 

Safety

 

 

Fire separation:

As required where visible

Ignition point > above FF:

- Electric wall heater is a source of combustion ( < 18” above finished floor ) if this space is utilized as a garage

 

 

 

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Heater is < 18” above floor

 

 

 

 

 

 

Garage Door

 

 

Type:

Metal roll-up

Springs & Fasteners:

- Garage door tracks are partially removed, not tested

Auto Reverse:

n/a

Photocell reverse:

n/a

Remote openers:

n/a

 

 

 

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Removed garage door tracks

 

 

 

 

 

 

Electrical

 

 

Switches/Lights:

Tested

Outlets:

All visible tested, GFCI protected

 

- Numerous branch circuit wires are suspended from the sub panel across the front of the garage areas. This wiring was obviously added by the owner and not inspected as required by code. Wiring is a safety concern

 

 

 

home inspector redmond

Electrical wires suspended in front of the garage door

 

 

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

 

 

 

 

Doors

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

 

Living Room

 

 

                                   

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:

Yes

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

- Failed window seals (fogging) noted at (2) lower windows

Tempered:

Not required

Operation:

Tested

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

 

 

 

Fireplace

 

 

Type:

Metal with log set

Tested:

Ignition tested

 

Kitchen and Nook

 

Location: Floor 1

 

                                   

General Room Condition

 

Visibility:

Rooms are vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

- Evidence of moisture damage throughout the Kitchen and nook. See comments in Plumbing System/ Fire suppression

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

- Hardwood floors have extensive moisture damaged (cupping)

Cabinets:

- Cabinet doors are swollen, warped, and separating at most areas

Countertops:

Satisfactory

 

 

 

 

Appliances

 

 

Dishwasher:

- Domestic water not active, not tested

Oven:

- Oven is inoperative (error message F7)

Cooktop:

Tested

Microwave:

Not tested

Ventilation:

Tested

Refrigerator:

n/a

 

 

 

 

Plumbing

 

 

Functional flow:

- Domestic water not active, not tested

Hot/ Cold:

- Domestic water not active, not tested

Drainage:

- Domestic water not active, not tested

Visible leaks:

- Domestic water not active, not tested

Disposal:

Tested

 

- Garbage disposals are not recommended with septic systems

Caulking:

Satisfactory

Fixtures:

- Domestic water not active, not tested

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

 

- Under counter light are not installed. Exposed electrical wires should be terminated in a junction box

Outlets:

All visible tested

 

- Electrical outlets adjacent to the sink are not GFCI protected

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

- Doors are swollen and do not close

Millwork condition:

Satisfactory

 

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

 

- Light fixture not installed in closet. Install light or electrical box plate cover

Outlets:

All visible tested

 

- Hot/neutral reversed at (2) electrical outlets

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

 

 

 

Plumbing

 

 

Functional flow:

- Domestic water not active, not tested

Hot/ Cold:

- Domestic water not active, not tested

Drainage:

- Domestic water not active, not tested

Visible leaks:

- Active leak detected at the cantilever area below the Utility sink. The domestic water pipes should be run from the crawlspace into the front side of the cabinet to reduce the risk of freezing

Caulking:

Satisfactory

                Fixtures:

- Domestic water not active, not tested

 

 

 

home inspector redmond

Exposed pipes at Utility Room cantilever

 

 

 

 

 

 

Appliances

 

 

Washer:

n/a

Dryer Connection:

Electric

Dryer:

n/a. Vented to outside

Appliance Condition:

n/a

 

Master Bedroom Suite

 

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

Outlets:

All visible tested. Bathroom outlets are GFCI protected

Smoke detector:

Yes

 

- No motor access to tub jets

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

As required

Operation:

Tested

Egress:

Appears to meet current egress standards

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Bath Hardware:

Satisfactory

 

 

 

 

Plumbing

 

 

Functional flow:

- Domestic water not active, not tested

Hot/ Cold:

- Domestic water not active, not tested

Drainage:

- Domestic water not active, not tested

Visible leaks:

- Domestic water not active, not tested

Caulking:

Satisfactory

Toilet Secure:

Satisfactory

Tub/Shower surround:

Satisfactory

                Fixtures:

- Domestic water not active, not tested

 

- Shower valve is disassembled

 

- There is no visible switch for the activation of the tub jets. Tub jets were tested by activating the GFCI breaker for the tub

 

Bedrooms 1 and 2

 

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

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

Smoke Detector:

Yes

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Egress:

Appears to meet current egress standards

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

 

Main Bathroom

 

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

Outlets:

All visible tested, GFCI protected

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

As required

Operation:

Tested

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Bath Hardware:

Satisfactory

 

 

 

 

Plumbing

 

 

Functional flow:

- Domestic water not active, not tested

Hot/ Cold:

- Domestic water not active, not tested

Drainage:

- Domestic water not active, not tested

Visible leaks:

- Domestic water not active, not tested

Caulking:

Satisfactory

Toilet Secure:

Satisfactory

Tub/Shower surround:

Satisfactory

                Fixtures:

- Domestic water not active, not tested

 

Hallways

 

Location: Floors 1 and 2

 

                                   

General Room Condition

Visibility:

Space is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

- Active roof leak detected above the hallway from the garage. Evidence of microbial growth (mold) at the ceiling

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

 

 

 

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Evidence of microbial growth (mold)

 

 

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See image to left

 

 

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

Smoke Detector:

Yes

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

- Closet doors are swollen and do not close

Millwork condition:

Satisfactory

 

 

 

 

Stairwell

 

Handrails:

- Graspable handrail does not return to the walls as would have been required at the time of construction. Handrail is loose and unsupported at mid span

Barricades:

- Barricade is missing at upper side of stairs to garage

Trip Hazard:

None

 

 

 

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No safety barricade

 

 

Bedrooms above Garage

 

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

 

- The partition wall between the bedrooms appears to have been removed at the closet area. The electrical outlets at that area are inoperative. It is likely that there are no electrical wires to the outlets

Smoke Detector:

Tested

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Egress:

Appears to meet current egress standards

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Bathroom above Garage

 

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, GFCI protected

 

- This GFCI outlet is the reset location for all bathrooms

 

 

 

 

Heating

 

 

Source:

Adjacent spaces

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:

- Domestic water not active, not tested

Hot/ Cold:

- Domestic water not active, not tested

Drainage:

- Domestic water not active, not tested

Visible leaks:

- Domestic water not active, not tested

Caulking:

Satisfactory

Toilet Secure:

Satisfactory

Tub/Shower surround:

Satisfactory

                Fixtures:

- Domestic water not active, not tested

 

Attic

 

Location: Over main body of house

 

                                   

General

 

Visibility:

Space is vacant

Access location:

Garage bedroom  and , hallways at (2) location

How viewed:

Traversed entire center attic space

 

 

 

 

Moisture

 

 

Roof Ventilation:

- Inadequate roof ventilation at most areas, evidence of microbial growth (mold)

Moisture Intrusion:

- Evidence of moisture intrusion and associated wood rot above the garage area in (2) locations

Bath/Kitchen fans :

All vent to outside

 

 

 

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Wood rot at sheathing and top of truss

 

 

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Evidence of microbial growth (mold)

 

 

home inspector redmond

Evidence of microbial growth (mold)

 

home inspector redmond

Attic space (typical)

 

 

 

 

 

 

Structural

 

 

Structure Type:

Manufactured trusses where visible

Sheathing:

OSB

Structural Movement:

No visible evidence

 

 

 

 

 

Insulation

 

 

Type:

Blown in

Condition:

Satisfactory

 

- Fire suppression system pipes should be properly insulated and located so as to minimize the potential for freezing

 

 

 

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Water pipe should be installed closer to the flat ceiling below for added protection from freezing

 

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Broken fire suppression system pipe

 

 

 

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Insulation missing at fire control pipe

 

 

 

 

 

 

Flues/Vent Stacks

 

 

Plumbing Stacks:

All vented to exterior

Gas Flues:

No visible defects

 

 

 

 

Electrical

 

 

Outlets:

None visible

Wiring/ junction boxes:

No visible defects

 

 

 

 

Structural Pests

 

 

Conducive Material:

No visible evidence

Visible Evidence:

No visible evidence

 

 

 

 

Nuisance Pests

 

 

Visible Evidence:

No visible evidence

 

Structural Pest Inspection Diagram

 

 

Wood Destroying Organisms (WDO)

 

Conducive Conditions

(CC)

WDO-AB

Anobid Beetles

 

CC-BG

Bare Ground

WDO-CA

Carpenter Ants

 

CC-CD

Conducive Debris

WDO-DT

Dampwood Termites

 

CC-EM

Excessive Moisture

WDO-MA

Moisture Ants

 

CC-EW

Earth-Wood Contact

WDO-OB

Other  Beetles

 

CC-FC

Failed Caulking

WDO-RF

Rot Fungus

 

CC-IV

Inadequate Ventilation

WDO-ST

Subterranean Termites

 

CC-RG

Restricted Gutter

 

 

 

CC-VC

Vegetation Contact

Inspection Conditions

(IC)

 

 

 

IC-CSA

Crawl Space Access

 

 

 

IC-IA

Inadequate Clearance

 

 

 

 

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