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

New Home Inspection Sammamish 2012-0128

 

 

 

home inspector sammamish

 

Client:

 

Address:

 

 

Property Description:

 

(2) story single family home

Property age/ size:

Built 2012, 3,439 s.f. per listing

Occupancy Status:

Staged

 

Inspection Date:

 

01/28/2012

Inspection Time:

12:00 P.M. – 2:30 P.M. +-

Weather Conditions:

Overcast, 40 deg F +-

 

 

Table of Contents

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

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

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

Heating System................................................................................................................... 8

Water Heater..................................................................................................................... 10

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

Building Exterior............................................................................................................... 13

Crawlspace........................................................................................................................ 16

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

Dining Room and Den...................................................................................................... 19

Kitchen and Nook............................................................................................................. 20

Great Room....................................................................................................................... 22

Powder Room.................................................................................................................... 24

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

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

Bedrooms 2, 3, and 4........................................................................................................ 29

Bonus Room...................................................................................................................... 30

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

Utility Room...................................................................................................................... 32

Attic................................................................................................................................... 33

Structural Pest Inspection Diagram................................................................................... 34

 

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

- Breaker # 6 is double tapped

- Breaker lockout is not installed (lying at the base of the panel box)

Plumbing System

Heating System

- Furnace did not activate for 10 minutes +- when initially set to “hold, 80 degrees”. Recommend investigation by a licensed heating contractor

- Furnace filter is dirty and should be replaced

Water Heater

Site

- Front left corner of structure in contact with ground (WDO conducive condition). Recommend 4-6” separation between ground and structure

- Rear yard plantings adjacent to xxxth Ave. S.E. are not all vertical

Building Exterior

- Finish touch up at board beneath the rear sliding glass door

- Secure and trim as needed roofing above the entryway fascia

- Kick out flashing at the rear of the garage should slope downwards to fully drain the corner

- Leak from gutter at the front left corner of the garage

Crawlspace

- Waste line cap is not installed near the outfall (beneath the Den)

- Floor trusses do not have proper separation from concrete foundation walls in several locations. Recommend wrap ends of trusses with plastic sheeting. WDO conducive condition

Garage

Dining Room and Den

Kitchen and Nook

- Damage to interior of a drawer at far right side from the sink

- Bottom drawer at far left side from sink is not secure (falls out when opened)

- Gas piping hole beneath the cooktop should be sealed at the subfloor level and at the cabinet interior. The subfloor level should be sealed with steel wool or other to prevent rodents. Rodents will chew thru expansion foam

- Re-caulk backsplash to countertop as needed

- Refrigerator rollers should be locked if possible

Great Room

- Install batteries in fireplace for ignition during a power outage

Powder Room

- Doorstop missing

- Mark on the exterior (lower area) of the door

Hallways

- Clean ceiling adjacent to air duct grill outside of Utility room

- Question: Is the alarm system included with the home ?  The alarm keypad near the entryway is in an impractical location; inside the far left side of the coat closet where it will be buried behind hanging coats

- Substantial gap beneath baseboard at stairs. Purchaser has requested this area be filled. A suggestion would be a very thin type of scribe molding painted white

Master Bedroom Suite

- Bump beneath carpeting to left of bed

- Stain on tile to left of toilet (circular pattern)

- Tub spout is loose. Straighten and tighten tub spout

Bedrooms 2, 3, and 4

- Electrical plate cover missing at East bedroom (behind the door)

- Door at South (front) bedroom self closes

- Closet door at South (front) bedroom is warped and binds with the door jamb

Bonus Room

Main Bathroom

- Re-caulk the backsplash to the countertop

- Rust stains at the inside of the bathtub

Utility Room

- Switch to fan is upside down. Plate cover screw missing

- Single hung window springs are not attached

Attic

Electrical System

 


 

 

home inspector sammamish

 

 

home inspector sammamish

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:

No

Grounding:

EUFER grounding, limited visibility

Panel Clearance:

30” wide, 3’ in front as required


 

 

home inspector sammamish

EUFER grounding

 

 

 

 

 

 

Breakers/ Wiring

 

 

Type:

Copper romex

Breakers:

- Breaker # 6 is double tapped

 

- Breaker lockout is not installed (lying at the base of the panel box)


 

 

home inspector sammamish

Breaker # 6 is double tapped

 

home inspector sammamish

Breaker lock out part

 

Plumbing System

 

                                   

Domestic Water

 

Supply:

Public water per listing, not included in this inspection

Supply Pipe:

Poly pipe where visible 

House Piping:

Pex type where visible

Pipe Condition:

Satisfactory where visible

Main Water Shut off:

@ garage

 

 

 

home inspector sammamish

Domestic Water Shut off

 

home inspector sammamish

Front hose bib winter shut off

 

 

 

 

 

Sanitary Sewer

 

 

Discharge:

Public sewer per listing, not included in this inspection

House Piping:

ABS where visible

Pipe Condition:

Satisfactory where visible

Heating System

 


home inspector sammamish


 

Furnace

 

Location:

Garage

Make/ Model:

York

Fuel Type:

Natural gas

BTUH Input:

100,000

BTUH Output:

95,000

Efficiency Rating:

High-efficiency

 

 

 

 

Useful Life

 

 

Est. Useful Life new:

25 years

Est. age of furnace:

< 1 year

 

 

 

 

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

 

- Furnace did not activate for 10 minutes +- when initially set to “hold, 80 degrees”. Recommend investigation by a licensed heating contractor

Disconnect:

Switch on furnace

Combustion Air:

Appears adequate

Filter:

Located below furnace

 

- Furnace filter is dirty and should be replaced

 

 

 

home inspector sammamish

Furnace filter location

 

 

 

 

 

 

Flue/ Gas Piping

 

Flue Secure:

Inspected

Flue clearances:

Per requirements where visible

Gas Piping:

Drip leg installed

 

 

 

 

Heat Gain

 

 

Rating:

35-65 deg F

 @ return air:

74 deg F

@ nearest register:

128 deg F

           Heat Gain:

54 deg F. Heat gain is within specifications of furnace

 

 


 

 

home inspector sammamish

Temperature measured at return air

 

home inspector sammamish

Temperature measured at heat register

 

Water Heater

 

home inspector sammamish


 

Water Heater

 

Location:

Garage

Make/ Model:

Rheem s/n RHLN0711VD537    manufactured 07/2011

Fuel Type:

Natural gas

Capacity:

50 gallon

 

 

 

 

Useful Life

 

 

Est. Useful Life new:

12 years

Est. age of heater:

1 year  +-

 

 

 

 

Safety

 

 

TMP valve:

As per required

Earthquake Straps:

Installed

Expansion Tank:

Installed

Flame Rollout:

No visible evidence


 

 

home inspector sammamish

Expansion tank is functioning as designed

 (hot water has not filled the expansion tank)

 

 

 

 

 

 

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

 


Site

 

 

Site

 

Grade at structure:

Adequate grade away

Earth to wood contact:

- Front left corner of structure in contact with ground (WDO conducive condition). Recommend 4-6” separation between ground and structure

Vegetation contact:

Negligible

 

- Rear yard plantings adjacent to xxxth Ave. S.E. are not all vertical

Roof drain discharge:

Underground discharge


 

 

home inspector sammamish

Corner of the driveway should be supported so that the vertical side is stable and a 4” minimum separation to the corner trim board can be achieved and maintained

 

home inspector sammamish

Trees are not all vertical

 

 

 

 

 

 

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:

Yes, not part of inspection

Building Exterior

 

 

General Condition

 

Structural Movement:

No visible evidence

Exterior doors:

Satisfactory

Windows (ext. cladding):

Satisfactory

 

 

 

 

Siding

 

 

    Type:

Hardboard type

  Condition:

Satisfactory

 

- Finish touch up at board beneath the rear sliding glass door

Window/Door Flashing:

Satisfactory

  Caulking:

Satisfactory


 

 

home inspector sammamish

Incomplete touch up below the rear sliding glass door

 

 

 

 

 

 

Roof

 

 

Estimated Pitch:

Varies

Material:

Composition

Layers:

1+

How Inspected:

From the street and rear yard

Condition:

Satisfactory

 

- Secure and trim as needed roofing above the entryway fascia

Ventilation:

Eave and roof vents

Plumbing Vents:

Satisfactory

Flues:

Satisfactory

Flashing:

Satisfactory

 

- Kick out flashing at the rear of the garage should slope downwards to fully drain the corner


 

 

home inspector sammamish

Kick out flashing should slope into gutter

 

 

home inspector sammamish

Location of kick out flashing

See image to left

 

 

 

home inspector sammamish

Secure roofing above entryway

 

 

 

 

 

 

Gutters/ Downspouts

 

 

Type:

Continuous metal

Condition:

- Leak from gutter at the front left corner of the garage


 

 

home inspector sammamish

Gutter leak

 


 

 

 

 

Electrical

 

 

Outlets:

Tested, GFCI protected

Switches/Lights:

Tested

 

 

 

 

Plumbing

 

 

Hose Bibs:

Anti-siphon

Gas Piping:

Inspected

Crawlspace

 

 

General

 

Visibility:

Space is vacant

Access location:

Entry coat closet

How viewed:

Traversed entire crawlspace

 

 

 

 

Moisture

 

 

Ventilation:

Appears adequate

Vapor Barrier:

As required

Moisture Intrusion:

No visible evidence

Sump Pump:

None visible

 

 

 

 

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

Heating Supply:

Satisfactory

 

 

 

 

Plumbing

 

 

Condition:

Satisfactory

 

- Waste line cap is not installed near the outfall (beneath the Den)

Valves/ Other:

None visible


 

 

home inspector sammamish

Water connection located beneath the garage

 

home inspector sammamish

Waste line cap not installed

 

 

 

 

 

 

Electrical

 

 

Outlets:

None visible

Wiring/ junction boxes:

No visible defects

 

 

 

 

Heating/ Ventilation

 

 

Duct Work:

n/a

Ventilation Ducts:

n/a

Gas Piping:

No visible defects

 

 

 

 

Structural Pests

 

 

Conducive Material:

- Floor trusses do not have proper separation from concrete foundation walls in several locations. Recommend wrap ends of trusses with plastic sheeting. WDO conducive condition

Visible Evidence:

No visible evidence


 

 

home inspector sammamish

Floor truss in near contact with concrete wall

 

 

 

 

 

 

Nuisance Pests

 

 

Visible Evidence:

No visible evidence

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:

Satisfactory

 

 

 

 

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

 

- Recommend removal of slide latches once door openers are installed

Auto Reverse:

n/a

Photocell reverse:

n/a

Remote openers:

n/a

 

 

 

 

Electrical

 

 

Switches/Lights:

Tested

Outlets:

All visible tested, GFCI protected

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Fixed

 

 

 

 

Doors

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Dining Room and Den

 

 

General Room Condition

 

Visibility:

Rooms are staged

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:

Ceiling 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

Kitchen and Nook

Location: Floor 1

 


 

 

home inspector sammamish

Gas piping hole beneath the cooktop

Hole is visible to the crawlspace

 

 

home inspector sammamish

Air leakage at hole beneath cooktop

 

 

 

home inspector sammamish

Damage to drawer interior

 

 

 

 

 

 

Appliances

 

 

Dishwasher:

Tested full cycle

Dishwasher air gap:

Visible

Oven:

Tested

Cooktop:

Tested

Microwave:

Not tested

Ventilation:

Tested

Refrigerator:

- Refrigerator rollers should be locked if possible

 

 

 

 

Plumbing

 

 

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Disposal:

Tested

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

 

 

 

 

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

Great Room

 

General Room Condition

 

Visibility:

Room is staged

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory


 

 

home inspector sammamish

Infrared image of framing

 

 

 

 

 

 

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:

As required

Operation:

Tested

Screen:

No visible defects

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

 

 

 

Fireplace

 

 

Type:

Sealed gas direct vent

Tested:

Ignition tested

 

- Install batteries in fireplace for ignition during a power outage


 

 

home inspector sammamish

Fireplace battery compartment

 

Powder Room

Location: Floor 1

 

 

General Room Condition

 

Visibility:

Room is staged

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

 

- Doorstop missing

 

- Mark on the exterior (lower area) of the door

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

Hallways

Location: Floors 1 and 2

 

 

General Room Condition

Visibility:

Space is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

 

- Clean ceiling adjacent to air duct grill outside of Utility room

Flooring:

Satisfactory


 

 

home inspector sammamish

Insulation was not secured in position at the North side of the skylight. Insulation was placed back in position by inspector

 

 

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

Smoke Detector:

Yes

 

- Question: Is the alarm system included with the home ?  The alarm keypad near the entryway is in an impractical location; inside the far left side of the coat closet where it will be buried behind hanging coats

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

- Substantial gap beneath baseboard at stairs. Purchaser has requested this area be filled. A suggestion would be a very thin type of scribe molding painted white


 

 

home inspector sammamish

Gap beneath the baseboard at the staircase

 


 

 

 

 

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 staged

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

- Bump beneath carpeting to left of bed

 

- Stain on tile to left of toilet (circular pattern)

Cabinets:

Satisfactory

Countertops:

Satisfactory

Mirrors:

Satisfactory


 

 

home inspector sammamish

Location of bump beneath carpeting

 

home inspector sammamish

Stain on tile to left of toilet

 

 

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested. Bathroom outlets are GFCI protected

Smoke detector:

Tested

 

 

 

 

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

Screen:

No visible defects

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Bath Hardware:

Satisfactory

 

 

 

 

Plumbing

 

 

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Caulking:

Satisfactory

Toilet Secure:

Satisfactory

Tub/Shower surround:

Satisfactory

                Fixtures:

- Tub spout is loose. Straighten and tighten tub spout

Bedrooms 2, 3, and 4

Location: Floor 2

 

 

General Room Condition

 

Visibility:

Rooms are staged

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

 

- Electrical plate cover missing at East bedroom (behind the door)

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

Screen:

No visible defects

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

 

- Door at South (front) bedroom self closes

 

- Closet door at South (front) bedroom is warped and binds with the door jamb

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Bonus Room

Location: Floor 2

 

 

General Room Condition

 

Visibility:

Room is staged

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:

- None

 

 

 

 

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

Screen:

No visible defects

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Main Bathroom

Location: Floor 2

 

 

General Room Condition

 

Visibility:

Room is staged

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

Cabinets:

Satisfactory

Countertops:

Satisfactory

 

- Re-caulk the backsplash to the countertop

Mirrors:

Satisfactory

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested, GFCI protected

 

- This GFCI outlet is the reset location for all of the bathrooms

 

 

 

 

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

Tub/Shower surround:

Satisfactory

Utility Room

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

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

 

- Switch to fan is upside down. Plate cover screw missing

Outlets:

All visible tested, GFCI protected

 

 

 

 

Heating

 

 

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

- Single hung window springs are not attached

Screen:

No visible defects

 

 

 

 

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:

n/a

 

- Recommend install a drip pan with drainage to the exterior beneath the washing machine when installed

Dryer:

n/a Vented to outside

Appliance Condition:

n/a

Attic

Location: Over main body of house

 

 

General

 

Visibility:

Space is vacant

Access location:

Master Bedroom closet and garage

How viewed:

Traversed North side of attic space and from garage access


 

 

home inspector sammamish

Attic space (typical)

 

 

 

 

 

 

Moisture

 

 

Roof Ventilation:

Appears adequate

Moisture Intrusion:

No visible evidence

Bath/Kitchen fans :

All vent to outside

 

 

 

 

Structural

 

 

Structure Type:

Manufactured trusses

Sheathing:

OSB

Structural Movement:

No visible evidence

 

 

 

 

Insulation

 

 

Type:

Blown in

Condition:

Satisfactory

 

 

 

 

Flues/Vent Stacks

 

 

Plumbing Stacks:

All vented to exterior

Gas Flues:

No visible defects

 

 

 

 

Electrical

 

 

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

 

 

 

 

            home inspector sammamish