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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
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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: |
Side 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 |
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- Sub panel disconnect is not properly labeled at the main panel |
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- Pool area sub panel not inspected due to water on the floor |
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- 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 |
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- 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 |
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Breakers/ Wiring
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Type: |
Copper romex |
Breakers: |
No visible defects |
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- Electrical outlet and switch plate covers missing in the house. Replace as needed
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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: |
- Domestic water not active, entire domestic water system not tested |
Main Water Shut off: |
- Not located |
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Sanitary Sewer
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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 |
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Fire Suppression
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- 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
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Furnace
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Location: |
Garage |
Make/ Model: |
Payne s/n 2494… |
Fuel Type: |
Natural gas |
BTUH Input: |
92,000 |
BTUH Output: |
75,000 |
Efficiency Rating: |
Mid-efficiency |
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Useful Life
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Est. Useful Life new: |
25 years |
Est. age of furnace: |
17 years +- |
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- 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 |
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Heat Exchanger |
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Visible Inspection: |
No visible defects, limited visibility |
Gas detection test: |
No gas leak detected |
Burner test: |
No burner irregularities detected |
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Operation |
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Thermostat: |
Programmable @ floor 1 hall |
Disconnect: |
Switch on furnace |
Combustion Air: |
Appears adequate |
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Flue/ Gas Piping |
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Flue Secure: |
Inspected |
Flue clearances: |
Per requirements where visible |
Gas Piping: |
Drip leg installed |
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Heat Gain
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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
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Water Heater
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Location: |
Garage |
Make/ Model: |
State Select K05J063542 |
Fuel Type: |
Natural gas |
Capacity: |
74 gallon |
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Useful Life
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Est. Useful Life new: |
12 years |
Est. age of heater: |
7 years +- |
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- Domestic water not active, not tested |
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Safety
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TMP valve: |
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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 |
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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: |
- Domestic water not active, not tested
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Site
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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 |
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Driveway
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Type: |
Concrete |
Condition: |
Satisfactory |
Trip Hazard: |
None |
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Front walks/ steps
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Type: |
Concrete |
Condition: |
Satisfactory |
Trip Hazard: |
None |
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Rear walks/ steps
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Type: |
Concrete |
Condition: |
Satisfactory |
Trip Hazard: |
None |
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Miscellaneous
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Overhead Power Lines: |
N/A |
Retaining Walls: |
None that affect structure |
Underground Oil Tank: |
No visible evidence |
Irrigation System: |
None visible |
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General Condition
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Structural Movement: |
No visible evidence |
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Exterior doors: |
Satisfactory |
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Windows (ext. cladding): |
Satisfactory |
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Siding
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Type: |
Composite |
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- The siding may be LP siding, a known defect. There is no evidence of siding failure |
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Condition: |
Satisfactory |
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Window/Door Flashing: |
Satisfactory |
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Caulking: |
Satisfactory |
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- Cantilever at Utility room should be insulated and a soffit installed |
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Roof
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Estimated Pitch: |
5:12 |
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Material: |
Composition |
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Layers: |
1+ |
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How Inspected: |
Traversed the front of the garage upper roof and from street and rear yard |
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Condition: |
- Roof is in marginal condition. There is substantial moss and debris buildup on the roof. Evidence of leakage at (3) locations |
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Ventilation: |
Eave and ridge vent |
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Plumbing Vents: |
Satisfactory |
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Flues: |
Satisfactory |
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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 |
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Gutters/ Downspouts
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Type: |
Continuous metal |
Condition: |
Satisfactory |
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Gutter (typical) |
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Electrical
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Outlets: |
- Exterior electrical outlet is damaged and not GFCI protected |
Switches/Lights: |
Tested |
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Damaged electrical outlet |
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Plumbing
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Hose Bibs: |
- Domestic water not active, not tested |
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- 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 |
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Decks
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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 |
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Handrail and barricade missing from deck
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General
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Visibility: |
Space is vacant |
Access location: |
Garage |
How viewed: |
Traversed entire crawlspace |
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Moisture
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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 |
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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: |
Satisfactory |
Domestic Water Pipes: |
Satisfactory |
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Heating Supply: |
Satisfactory |
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No insulation at fire suppression system pipes |
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Plumbing
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Condition: |
- Domestic water not active, not tested |
Valves/ Other: |
None visible |
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Electrical
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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 |
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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: |
No visible evidence |
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Nuisance Pests
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Visible Evidence: |
- Evidence of rodent activity. Continue traps as needed
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Type: Attached |
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General Room Condition
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Visibility: |
Space is vacant |
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- 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 |
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Safety
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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 |
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Garage Door
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Type: |
Metal roll-up |
Springs & Fasteners: |
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Auto Reverse: |
n/a |
Photocell reverse: |
n/a |
Remote openers: |
n/a |
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Removed garage door tracks |
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Electrical
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Switches/Lights: |
Tested |
Outlets: |
All visible tested, GFCI protected |
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- 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 |
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Electrical wires suspended in front of the garage door |
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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: |
Tested |
Door 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 |
Smoke Detector: |
Yes |
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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: |
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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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Fireplace
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Type: |
Metal with log set |
Tested: |
Ignition tested |
Location: Floor 1 |
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General Room Condition
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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: |
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Cabinets: |
- Cabinet doors are swollen, warped, and separating at most areas |
Countertops: |
Satisfactory |
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Appliances
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Dishwasher: |
- Domestic water not active, not tested |
Oven: |
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Cooktop: |
Tested |
Microwave: |
Not tested |
Ventilation: |
Tested |
Refrigerator: |
n/a |
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Plumbing
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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 |
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- Garbage disposals are not recommended with septic systems |
Caulking: |
Satisfactory |
Fixtures: |
- Domestic water not active, not tested |
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Electrical
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Switches/Lights: |
All visible tested |
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- Under counter light are not installed. Exposed electrical wires should be terminated in a junction box |
Outlets: |
All visible tested |
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- Electrical outlets adjacent to the sink are not 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: |
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Millwork condition: |
Satisfactory |
Location: Floor 1 |
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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 |
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Electrical
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Switches/Lights: |
All visible tested |
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- Light fixture not installed in closet. Install light or electrical box plate cover |
Outlets: |
All visible tested |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
Tested |
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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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Plumbing
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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 |
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Exposed pipes at Utility Room cantilever |
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Appliances
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Washer: |
n/a |
Dryer Connection: |
Electric |
Dryer: |
n/a. Vented to outside |
Appliance Condition: |
n/a |
Location: Floor 1 |
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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. Bathroom outlets are GFCI protected |
Smoke detector: |
Yes |
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- No motor access to tub jets |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
Tested |
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Windows
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Glazing: |
No visible defects |
Tempered: |
As 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 |
Bath Hardware: |
Satisfactory |
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Plumbing
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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 |
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- There is no visible switch for the activation of the tub jets. Tub jets were tested by activating the GFCI breaker for the tub |
Location: Floor 1 |
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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 |
|
|
|
|
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 |
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
|
Location: Floors 1 and 2 |
|
|
General Room Condition |
|
Visibility: |
Space is vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
|
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
|
Evidence of microbial growth (mold)
|
|
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: |
|
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: |
|
Trip Hazard: |
None |
|
No safety barricade |
|
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 |
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 |
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 |
|
Wood rot at sheathing and top of truss
|
|
Evidence of microbial growth (mold) |
|
|
Evidence of microbial growth (mold) |
|
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 |
|
Water pipe should be installed closer to the flat ceiling below for added protection from freezing |
|
Broken fire suppression system pipe |
|
|
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 |
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 |
|
|
|
|