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 Seattle 2011-1128

 

 

home inspection seattle

 

 

Property Description:

 

(2) story house with daylight basement and garage

Property size:

2,253 s.f. per listing

Occupancy Status:

Vacant (under construction)

 

Inspection Date:

 

11/28/2011

Inspection Time:

9:10 A.M. – 1:00 P.M. +-

Weather Conditions:

Clear, 45 deg F +-

 

 

Table of Contents

 

 

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

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

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

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

Heating System................................................................................................................... 9

Site..................................................................................................................................... 11

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

Garage............................................................................................................................... 16

Living Room...................................................................................................................... 18

Powder Room.................................................................................................................... 19

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

Hallways............................................................................................................................ 22

Master Bedroom Suite....................................................................................................... 24

Bedrooms 2 and 3............................................................................................................. 25

Main Bathroom.................................................................................................................. 26

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

Family Room..................................................................................................................... 29

Attic................................................................................................................................... 30

Structural Pest Inspection Diagram................................................................................... 31

 

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.

 

General

  - New construction. Provide certificate of occupancy

  - Final clean house and windows once complete

  - Verify all survey pins are in place identifying property corners

  - Install all window screens

Electrical System

- Electrical ground wire is cut at the exterior. Ground rods not visible

Plumbing System

Water Heater

Heating System

- Thermostat at floor 1 is not level

- Filter compartment is located in furnace which is located in the attic. Recommend move filter location to return air grills. Grills would need to be replaced with the type that open with hinges on (1) side for filter installation and replacement.

Site

- Grade of structure is not in compliance with current building code or generally accepted building practices. Primary improperly graded areas are the rear yard, and North side. Maintain minimum 6” clearance between ground and siding

- Rear porch has substantial settlement

- Remove concrete debris from rear yard

- Question: Is there a recorded easement in place for the overhead power lines that cross the property ? Who is responsible and liable for maintaining the tree growth that will affect these power lines ?

- Platform for propane tank has settled. Platform and tank are not level

- Provide written acknowledgement by the local public works department and or building department that the owner of this property is not responsible for the condition of the curbs or asphalt in front of this property

Building Exterior

- Paint at trim boards has flacked off at several locations. Siding (paint) is covered with mud at numerous locations

- Horizontal trim board should have been flashed. All gaps at the top side of these boards must be caulked and maintained to prevent moisture damage

- Roof at bay window has ridge shingles that do not lay flat

Garage

- Holes in drywall are to be sealed (this condition is a breach in fire separation between house and garage)

- Garage door opener prewire should be installed at an appropriate height

Living Room

- Window sill at window to right of fireplace is not (close to) level

Powder Room

- Clean paint from bathroom side of door

- Towel bar is dented

Kitchen and Nook

- Drywall repairs visible at stairwell (workmanship). It may be necessary to repaint the entire ceiling

- Interior skin of cabinet is extensively damaged at left upper cabinet. Other upper cabinets are not fully secured (loose screws)

- Cabinet doors are not properly aligned

- Sink base cabinet face plate is not installed

- Remove construction materials at top of (above) cabinets

- Countertop laminate is not secure to sub-top; primarily at pass thru to nook

- Countertop edge near sliding glass door needs touch up

- Install oversize electrical plate cover at outlet for ventilation hood to cover adjacent cabinet damage

- Fixed panel of Kitchen window appears to be scratched

- Clean paint from sliding glass door frame (upper areas of fixed panel)

Hallways

- Drywall repairs visible at stairwell (workmanship). It may be necessary to repaint the entire wall

- Poor workmanship at carpeting on top of back-framing wall. Recommend remove carpeting and replace with trim (same as a wall cap)

- Single hung window at floor 1 landing is not properly functioning

- Stain ends of half wall caps at floors 1 and 2

- Baseboard is loose from wall at floor 1 at hallway to Living Room

Master Bedroom Suite

- Casing joint is not tight at bathroom side of door (upper right corner)

Bedrooms 2 and 3

- Touch up drywall at closet in rear bedroom

- By-pass door guides not installed

Main Bathroom

- Touch up drywall be electrical outlet and hole in wall by towel bar

- Complete caulking (near toilet area) at vinyl floor to tub

Utility Room

- Metal debris in washing machine outlet (potential shock hazard)

Family Room

- Provide explanation of defect and repair regarding prior moisture intrusion at garage and basement. Photos should be included if available

- Door latch needs adjustment (latching mechanism sticks)

- Substantial air leakage at upper left side of door to garage. Leak is likely between the door jamb and wall areas

Attic

 

 

 

Electrical System

 

 

 

 

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No evidence of over-heating

 

 

                                                                       

Service

 

Type:

Underground

Meter Location:

Side of garage

Voltage:

240

 

 

 

 

Panel

 

 

Location:

Garage

Manufacturer:

Siemens

Type:

Dual bus bar

Panel Rating:

200 AMP

Main Disconnect:

200 AMP

Serv. wire Size/ Rating:

200 AMP

Sub-panel:

No

Grounding:

- Electrical ground wire is cut at the exterior. Ground rods not visible

Panel Clearance:

30” wide, 3’ in front as required

 

 

 

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Electrical ground wire is cut

 

 

 

 

 

 

Breakers/ Wiring

 

 

Type:

Copper romex

Breakers:

No visible defects

 

- Arc fault breakers tested

Plumbing System

 

 

                                   

Domestic Water

 

Supply:

Public water

Supply Pipe:

Not visible 

House Piping:

Not visible

Pipe Condition:

Not visible

Main Water Shut off:

@ garage

 

 

 

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Domestic Water Shut off

 

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Wintertime shut off for hose bib

 

 

 

 

 

Sanitary Sewer

 

 

Discharge:

Public sewer

House Piping:

ABS where visible

Pipe Condition:

Satisfactory where visible

Water Heater

 

home inspection seattle

 

                                   

Water Heater

 

Location:

Garage

Make/ Model:

Bradford White  s/n HG15269545

Fuel Type:

Electric

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

Safe water temperature:

120 deg F per industry standards

 

 

 

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No hot water in expansion tank

Tank is functioning properly

 

 

Heating System

 

                       

Description: C:\Users\Hergert\Documents\Inspection Job Files\2011-1128 Lee\IMG_0723.JPG

 

 

           

 

 

Furnace

 

 

 

Location:

Attic

 

 

Make/ Model:

Nordyne  s/n E3E110403746

 

 

Fuel Type:

Electric

 

 

BTUH Output:

53,000

 

 

 

 

 

 

 

 

 

 

Useful Life

 

 

 

 

Est. Useful Life new:

25 years

 

 

Est. age of furnace:

1 year +-

 

 

 

 

 

 

 

 

 

 

Operation

 

 

 

Thermostat:

Programmable @ floor 1 hall

 

 

 

- Thermostat at floor 1 is not level

 

 

 

- Filter compartment is located in furnace which is located in the attic. Recommend move filter location to return air grills. Grills would need to be replaced with the type that open with hinges on (1) side for filter installation and replacement.

 

 

 

 

 

 

 

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Furnace filter inside furnace

 

 

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Industry standard is to have the filter located at the return air grills when the furnace is located in the attic

 

 

 

 

 

 

Heat Gain

 

 

Rating:

- Not specified

 @ return air:

- 79 deg F

@ nearest register:

- 117 deg F

           Heat Gain:

38 deg F. Heat gain is within reasonable expectations for this type of furnace

 

 

 

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Temperature measured at return air

 

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Temperature measured at heat register

 

 

Site

 

 

                                   

Site

 

Grade at structure:

- Grade of structure is not in compliance with current building code or generally accepted building practices. Primary improperly graded areas are the rear yard, and North side. Maintain minimum 6” clearance between ground and siding

 

Lot shall be graded so that the grade away from the foundation falls a minimum of 6" within the first 10 feet. Distance from top foundation to grade shall not be less than 6 inches. IRC.R-401.3.

EXCEPTION: Where lot lines, walls, slopes or other physical barriers prohibit 6 inches (152mm) of fall within 10 feet (3048mm), the final grade shall slope away from the foundation at a minimum slope of 5 percent and the water shall be directed to drains or swales to ensure drainage away from the structure. Swales shall be sloped a minimum of 2 percent when located within 10 feet (3048mm) of the building foundation. Impervious surfaces within 10 feet (3048mm) of the building foundation shall be sloped a minimum of 2 percent away from the building.

Earth to wood contact:

Clearance as required

Vegetation contact:

Negligible

Roof drain discharge:

Underground discharge

 

 

 

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Standing water at rear yard

 

 

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Reverse grade at rear yard

Grade at house could be raised to 6” of the siding

 

 

 

 

 

 

Driveway

 

 

    Type:

Concrete

  Condition:

Satisfactory

  Trip Hazard:

None

 

 

 

 

Front walks/ steps

 

 

    Type:

Concrete

  Condition:

Satisfactory

  Trip Hazard:

None

 

 

 

 

Rear walks/ steps

 

 

    Type:

Concrete

  Condition:

- Rear porch has substantial settlement

 

- Remove concrete debris from rear yard

  Trip Hazard:

None

 

 

 

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Settlement at rear patio

 

 

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Settlement at rear patio

Moisture barrier should be installed between the siding and concrete. Vertical groves in the siding must be sealed to prevent moisture intrusion and wood rot

 

 

 

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Concrete debris at rear yard

 

 

 

 

 

 

Miscellaneous

 

 

Overhead Power Lines:

Yes

 

- Question: Is there a recorded easement in place for the overhead power lines that cross the property ? Who is responsible and liable for maintaining the tree growth that will affect these power lines ?

Retaining Walls:

None that affect structure

Underground Oil Tank:

No visible evidence

Irrigation System:

None visible

 

- Platform for propane tank has settled. Platform and tank are not level

 

- Provide written acknowledgement by the local public works department and or building department that the owner of this property is not responsible for the condition of the curbs or asphalt in front of this property

 

 

 

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Settlement at propane tank

 

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Propane tank is not level

 

 

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Overhead power lines in trees

 

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Damaged curbs

 

 

Building Exterior

 

 

                                   

General Condition

 

Structural Movement:

No visible evidence

Exterior doors:

Satisfactory

Windows (ext. cladding):

Satisfactory

 

 

 

 

Siding

 

 

    Type:

Hardboard

  Condition:

Satisfactory

 

- Paint at trim boards has flaked off at several locations. Siding (paint) is covered with mud at numerous locations

Window/Door Flashing:

Satisfactory

  Caulking:

- Horizontal trim board should have been flashed. All gaps at the top side of these boards must be caulked and maintained to prevent moisture damage

 

 

 

 

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Moisture will enter gaps at siding - trim

 

home inspector seattle

Moisture will enter gaps at siding - trim

 

 

 

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Painting of trim boards is peeling

 

 

 

 

 

 

Roof

 

 

Estimated Pitch:

4:12

Material:

Composition

Layers:

1+

How Inspected:

From floor 2 and from street and rear yard

Condition:

Satisfactory

 

- Roof at bay window has ridge shingles that do not lay flat

Ventilation:

Eave and roof vent

Plumbing Vents:

Satisfactory

Flues:

Satisfactory

Flashing:

Satisfactory

 

 

 

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Ridge shingle does not lay flat

 

home inspector seattle

Ridge shingle does not lay flat

 

 

 

 

 

 

Gutters/ Downspouts

 

 

Type:

Continuous metal

Condition:

Satisfactory

 

 

 

 

Electrical

 

 

Outlets:

Tested, GFCI protected

Switches/Lights:

Tested

 

 

 

 

Plumbing

 

 

Hose Bibs:

Anti-siphon

Gas Piping:

Inspected

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:

- Holes in drywall are to be sealed (this condition is a breach in fire separation between house and garage)

Ignition point > above FF:

In compliance

Safety barricade to mech.:

In compliance

 

 

 

home inspector seattle

Holes in drywall are a breach in the fire separation

 

 

 

 

 

 

Garage Door

 

 

Type:

Metal roll-up

Springs & Fasteners:

No visible defects

Auto Reverse:

n/a

Photocell reverse:

n/a

Remote openers:

n/a

 

- Garage door opener pre-wire should be installed at an appropriate height

 

 

 

home inspector seattle

Garage door opener pre-wire is 2’ +- above the slab

 

 

 

 

 

 

Electrical

 

 

Switches/Lights:

Tested

Outlets:

All visible tested, GFCI protected

 

 

 

 

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

 

 

 

 

Heating

 

 

Source:

Ceiling register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Screen:

None

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

- Window sill at window to right of fireplace is not (close to) level

 

 

 

 

Fireplace

 

 

Type:

Sealed gas direct vent

Tested:

Ignition tested

Powder Room

 

Location: Floor 1

 

                                   

General Room Condition

 

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

Cabinets:

Satisfactory

Countertops:

Satisfactory

Mirrors:

Satisfactory

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested, GFCI protected

 

 

 

 

Heating

 

 

Source:

Adjacent spaces

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

 

- Clean paint from bathroom side of door

Millwork condition:

Satisfactory

Bath Hardware:

- Towel bar is dented

 

 

 

 

Plumbing

 

 

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Caulking:

Satisfactory

Toilet Secure:

Satisfactory

                Fixtures:

No visible defects

Kitchen and Nook

 

Location: Floor 1

 

                                   

General Room Condition

 

Visibility:

Rooms are vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

- Drywall repairs visible at stairwell (workmanship). It may be necessary to repaint the entire ceiling

Flooring:

Satisfactory

Cabinets:

- Interior skin of cabinet is extensively damaged at left upper cabinet. Other upper cabinets are not fully secured (loose screws)

 

- Cabinet doors are not properly aligned

 

- Sink base cabinet face plate is not installed

 

- Remove construction materials at top of (above) cabinets

Countertops:

- Countertop laminate is not secure to sub-top; primarily at pass thru to nook

 

- Countertop edge near sliding glass door needs touch up

 

 

 

 

 

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Damage to interior of upper cabinet

 

 

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Upper cabinet screws not set

 

 

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Cabinet doors are not aligned

 

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Loose countertop (laminate)

 

 

 

 

 

 

Appliances

 

 

Dishwasher:

Tested full cycle

Dishwasher air gap:

Visible

Oven:

Tested

Cooktop:

Tested

Microwave:

Not tested

Ventilation:

Tested

Refrigerator:

n/a

 

 

 

 

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

 

- Install oversize electrical plate cover at outlet for ventilation hood to cover adjacent cabinet damage

 

 

 

 

Heating

 

 

Source:

Ceiling register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

- Fixed panel of Kitchen window appears to be scratched

Tempered:

As required

Operation:

Tested

Screen:

None

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

 

- Clean paint from sliding glass door frame (upper areas of fixed panel)

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Hallways

 

Location: Floors 1, 2, and basement

 

                                   

General Room Condition

Visibility:

Space is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

- Drywall repairs visible at stairwell (workmanship). It may be necessary to repaint the entire wall

Ceiling:

Satisfactory

Flooring:

Satisfactory

 

- Poor workmanship at carpeting on top of back-framing wall. Recommend remove carpeting and replace with trim (same as a wall cap)

 

 

 

 

 

home inspector seattle

Drywall repairs very noticeable at stairwell

(both sides)

 

 

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Poor workmanship at top of back-framing wall

 

 

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See image to right

 

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Cold spot at ceiling

This cold area is likely the p trap for the shower in contact with the drywall. Water in the shower was run for 60 minutes +-.

 

 

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

Smoke Detector:

Tested

 

 

 

 

Heating

 

 

Source:

Ceiling register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

- Single hung window at floor 1 landing is not properly functioning

Screen:

None

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

- Stain ends of half wall caps at floors 1 and 2

 

- Baseboard is loose from wall at floor 1 at hallway to Living Room

 

 

 

 

Stairwell

 

Handrails:

As required

Barricades:

As required

Balusters:

As required

Trip Hazard:

None

Master Bedroom Suite

 

Location: Floor 2

 

                                   

General Room Condition

 

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

Cabinets:

Satisfactory

Countertops:

Satisfactory

Mirrors:

Satisfactory

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested. Bathroom outlets are GFCI protected

Smoke detector:

Tested

 

 

 

 

Heating

 

 

Source:

Ceiling 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:

None

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

- Casing joint is not tight at bathroom side of door (upper right corner)

Bath Hardware:

Satisfactory

 

 

 

 

Plumbing

 

 

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Caulking:

Satisfactory

Toilet Secure:

Satisfactory

Tub/Shower surround:

Satisfactory

                Fixtures:

No visible defects

Bedrooms 2 and 3

 

Location: Floor 2

 

                                   

General Room Condition

 

Visibility:

Rooms are vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

 

- Touch up drywall at closet in rear bedroom

Ceiling:

Satisfactory

Flooring:

Satisfactory

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

Smoke Detector:

Tested

 

 

 

 

Heating

 

 

Source:

Ceiling register

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Egress:

Appears to meet current egress standards

Screen:

None

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

 

- By-pass door guides not installed

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Main Bathroom

 

Location: Floor 2

 

                                   

General Room Condition

 

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

- Touch up drywall be electrical outlet and hole in wall by towel bar

Ceiling:

Satisfactory

Flooring:

Satisfactory

Cabinets:

Satisfactory

Countertops:

Satisfactory

Mirrors:

Satisfactory

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested, GFCI protected

 

 

 

 

Heating

 

 

Source:

Ceiling register

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Bath Hardware:

Satisfactory

 

 

 

 

Plumbing

 

 

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Caulking:

- Complete caulking (near toilet area) at vinyl floor to tub

Toilet Secure:

Satisfactory

Tub/Shower surround:

Satisfactory

                Fixtures:

No visible defects

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

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested, GFCI protected

 

- Metal debris in washing machine outlet (potential shock hazard)

 

 

 

 

 

home inspector seattle

Metal in electrical outlet

 

 

 

 

 

 

Heating

 

 

Source:

Ceiling register

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Screen:

None

 

 

 

 

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

Dryer Connection:

Electric

Dryer:

n/a  Vented to outside

Appliance Condition:

n/a

Family Room

 

 

                                   

General Room Condition

 

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

 

- Provide explanation of defect and repair regarding prior moisture intrusion at garage and basement. Photos should be included if available

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

 

- 6-mil moisture barrier required under occupied slabs. IRC R-506.(unable to verify this installation by a non-invasive home inspection)

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

Smoke Detector:

Tested

 

 

 

 

Heating

 

 

Source:

Ceiling register

Air Flow/ Heat Gain:

- Heat flow is marginal if other heat supplies in the house are fully open

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Screen:

None

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

 

- Door latch needs adjustment (latching mechanism sticks)

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

- Substantial air leakage at upper left side of door to garage. Leak is likely between the door jamb and wall areas

 

 

 

home inspector seattle

Leakage at door to garage

 

Attic

 

Location: Over main body of house

 

                                   

General

 

Visibility:

Space is vacant

Access location:

Master Bedroom closet

How viewed:

From furnace platform

 

 

 

home inspector seattle

 

 

home inspector seattle

 

 

 

 

 

 

Moisture

 

 

Roof Ventilation:

Appears adequate

Moisture Intrusion:

No visible evidence

Bath/Kitchen fans :

All vent to outside

 

 

 

 

Structural

 

 

Structure Type:

Manufactured trusses (2 layers where visible)

Sheathing:

OSB

Structural Movement:

No visible evidence

 

 

 

 

Insulation

 

 

Type:

Blown in

Condition:

Satisfactory

 

 

 

 

Flues/Vent Stacks

 

 

Plumbing Stacks:

All vented to exterior

 

 

 

 

Electrical

 

 

Outlets:

Satisfactory

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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