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Client: |
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Address: |
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Property Description: |
(1) story home |
Property age/ size: |
Built 1949, 924 s.f. per listing |
Occupancy Status: |
Vacant |
Inspection Date: |
01/12/2012 |
Inspection Time: |
9:00 A.M. – 11:00 A.M. (also partial inspection on 01/09) |
Weather Conditions: |
Overcast, 35 deg F +- |
Summary of Inspection....................................................................................................... 3
Electrical System................................................................................................................. 5
Plumbing System................................................................................................................. 7
Water Heater....................................................................................................................... 8
Site..................................................................................................................................... 10
Building Exterior............................................................................................................... 11
Living Room and Hallway................................................................................................ 14
Kitchen and Nook............................................................................................................. 15
N.E. Bedroom................................................................................................................... 17
N.W. Bedroom.................................................................................................................. 18
S.W. Bedroom................................................................................................................... 19
Main Bathroom.................................................................................................................. 21
Utility Room...................................................................................................................... 23
Attic................................................................................................................................... 25
Structural Pest Inspection Diagram................................................................................... 28
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
- The National Electrical Code (NEC) 406.3(D)(3) allows ungrounded (2) prong outlets without a third (grounding) wire, but only IF you install a GFCI receptacle to replace the 2-prong receptacle, or install a GFCI circuit breaker for that circuit, and mark the outlets "GFCI Protected" and "No Equipment Ground"
- Note: Surge suppressors used for computers and other electronic equipment require a properly installed grounding wire to work correctly
- White wires to circuit breakers should be properly re-identified with electrical tape
Plumbing System
- Galvanized pipes are a known defect. They will rust from the inside out resulting in loss of functional flow
Water Heater
- Water heater is at the end of its anticipated useful life expectancy
- TMP relief line should extend to the exterior
- Earthquake restraints are not installed
- Electrical junction box plate cover missing, Electrical conduit pulled loose from the top of the water heater
- Evidence of microbial growth at all areas of the water heater and compartment. Recommend proper treatment and/or removal of all affected areas
Site
Building Exterior
- Evidence of minor wood rot at siding along South wall and ar the front fascia board
- Roof is in marginal condition. Shingles are worn, brittle, and show evidence of prior repairs at several locations. Substantial build-up of moss
- Downspout extensions not complete or connected. Substantial debris in gutters
- Unknown purpose of abandoned gas connection at the North side of house
Living Room and Hallway
- (3) prong electrical outlets are not grounded
- Smoke detector at South hallway inoperative. Recommend installation of a smoke detector in each bedroom and hallway area
- Living room heater makes a buzzing noise which may indicate imminent failure
- Living room window is broken (outer glass pane)
Kitchen and Nook
- Recommend seal pipe connection of the ventilation hood (in cabinet)
- (3) prong electrical outlets are not grounded in the nook. The Kitchen outlets are not GFCI protected as recommended. The Kitchen appears to have been re-configured. The refrigerator outlet is partially behind the vent hood
N.E. Bedroom
- (3) prong electrical outlets are not grounded
N.W. Bedroom
- (3) prong electrical outlets are not grounded
S.W. Bedroom
- Failed window seal at small side window
Main Bathroom
- Bathroom fan is “extension cord wired” to outlet at light fixture. This wiring is not appropriate. Recommend repair by a licensed electrician and installation of a GFCI protected outlet adjacent to the right side of the countertop
- Marginal functional flow at bathtub-shower. This lack of flow is likely the result of rusted galvanized domestic water pipes
- Leak at sink waste line
Utility Room
Attic
- Roof ventilation appears inadequate. Evidence of microbial growth near the ridge
- Bathroom fan does not vent to the exterior
- Thickness of attic Insulation is marginal (4” +-). Insulation is not installed at some areas above the Living Room
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Service
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Type: |
Overhead |
Meter Location: |
Front of house |
Voltage: |
240 |
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Panel
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Location: |
N.W. Bedroom |
Manufacturer: |
Murray |
Type: |
Split bus bar |
Main Disconnect: |
n/a |
Serv. wire Size/ Rating: |
200 AMP |
Sub-panel: |
No |
Grounding: |
Copper to exterior, limited visibility |
Panel Clearance: |
30” wide, 3’ in front as required
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Exterior ground wire
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White wires should be re-identified
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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 and galvanized where visible |
Pipe Condition: |
- Galvanized pipes are a known defect. They will rust from the inside out resulting in loss of functional flow |
Main Water Shut off: |
- Not located |
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Unknown purpose of threaded water connection
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Unknown purpose of threaded water connection |
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Newer copper pipes in the attic |
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Sanitary Sewer
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Discharge: |
Public sewer per listing, not included in this inspection |
House Piping: |
Not visible |
Pipe Condition: |
- Bathtub and Kitchen sink were run for 30 + minutes with no backup into the house
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Water Heater
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Location: |
Kitchen |
Make/ Model: |
General Electric s/n 0200627290 |
Fuel Type: |
Electric |
Capacity: |
50 gallon |
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Useful Life
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Est. Useful Life new: |
12 years |
Est. age of heater: |
12 years |
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- Water heater is at the end of its anticipated useful life expectancy |
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Water heater data plate
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Open junction box at water heater
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No extension at TMP relief valve |
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Evidence of microbial growth |
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Electrical conduit pulled from the tank |
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Water Temperature
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Safe water temperature: |
120 deg F per industry standards |
Measured temperature: |
- Not measured as the water heater was turned on at the start of the inspection |
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Site
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Grade at structure: |
Adequate grade away |
Earth to wood contact: |
Clearance as required |
Vegetation contact: |
Negligible |
Roof drain discharge: |
Surface discharge |
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Driveway
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Type: |
Gravel |
Condition: |
Satisfactory |
Trip Hazard: |
None |
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Front walks/ steps
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Type: |
Concrete |
Condition: |
Satisfactory |
Trip Hazard: |
None - Slip hazard with moss build up |
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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: |
Yes |
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 |
Exterior doors: |
Satisfactory |
Windows (ext. cladding): |
Satisfactory |
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Siding
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Type: |
Concrete block and Cedar |
Condition: |
Satisfactory |
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- Evidence of minor wood rot at siding along South wall and at the front fascia board |
Window/Door Flashing: |
Satisfactory |
Caulking: |
Satisfactory
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Minor wood rot at siding
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Minor wood rot at fascia board |
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Roof
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Estimated Pitch: |
4:12 |
Material: |
Composition |
Layers: |
1+ |
How Inspected: |
Traversed roof |
Condition: |
- Roof is in marginal condition. Shingles are worn, brittle, and show evidence of prior repairs at several locations. Substantial build-up of moss |
Ventilation: |
Eave and gable end vents |
Plumbing Vents: |
Satisfactory |
Flashing: |
Satisfactory
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Moss build up at roof
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Tar repair above the Living Room hallway |
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Torn shingle (typical) |
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Hole at roofing above Living Room- South Bedroom |
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Gutters/ Downspouts
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Type: |
Plastic |
Condition: |
- Downspout extensions not complete or connected. Substantial debris in gutters |
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Downspout extension not complete
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Debris in gutters |
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Electrical
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Switches/Lights: |
Tested |
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Plumbing
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Hose Bibs: |
Tested |
Gas Piping: |
- Unknown purpose of abandoned gas connection at the North side of house
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Abandoned gas connection
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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: |
- Evidence of prior ceiling repair in Living Room. Moisture reading is normal |
Flooring: |
Satisfactory |
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No insulation above repaired ceiling area
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No insulation above repaired ceiling area |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
- (3) prong electrical outlets are not grounded |
Smoke Detector: |
- Smoke detector at South hallway inoperative. Recommend installation of a smoke detector in each bedroom and hallway area |
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Heating
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Source: |
Electric baseboard |
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- Living room heater makes a buzzing noise which may indicate imminent failure |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
- Living room window is broken (outer glass pane) |
Tempered: |
- Current code would require that the Living room window be tempered as it is within 24” of a door |
Operation: |
Fixed |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
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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 |
Cabinets: |
Satisfactory |
Countertops: |
Satisfactory |
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Appliances
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Range: |
- Not connected, not tested |
Ventilation: |
Tested |
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- Recommend seal pipe connection of the ventilation hood (in cabinet) |
Refrigerator: |
- Not connected, not tested
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Ventilation pipe is run into a larger diameter pipe The pipe gaps should be sealed
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Plumbing
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Functional flow: |
Appears adequate |
Hot/ Cold: |
Tested |
Drainage: |
Appears adequate |
Visible leaks: |
None visible |
Caulking: |
Satisfactory |
Fixtures: |
- Sink faucet is loose |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
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- (3) prong electrical outlets are not grounded in the nook. The Kitchen outlets are not GFCI protected as recommended. The Kitchen appears to have been re-configured. The refrigerator outlet is partially behind the vent hood |
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Refrigerator electrical outlet
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Heating
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Source: |
Electric baseboard |
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: |
Satisfactory |
Millwork 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 |
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- (3) prong electrical outlets are not grounded |
Smoke Detector: |
- None |
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Heating
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Source: |
Electric baseboard |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
No visible defects (single pane) |
Tempered: |
Not required |
Operation: |
Tested |
Egress: |
Appears to meet reasonable egress standards |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork 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 |
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- (3) prong electrical outlets are not grounded |
Smoke Detector: |
- None |
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Heating
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Source: |
Electric baseboard |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
Egress: |
Appears to meet reasonable egress standards |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
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General Room Condition
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Visibility: |
Room is vacant |
Structural Movement: |
No visible evidence |
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- This area of the house appears to have been an add-on to the original house |
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: |
- None |
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Heating
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Source: |
Electric baseboard |
Air Flow/ Heat Gain: |
Satisfactory
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Maintain proper clearances to combustibles
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Windows
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Glazing: |
- Failed window seal at small side window |
Tempered: |
Not required |
Operation: |
Tested |
Egress: |
Appears to meet reasonable egress standards |
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Failed window seal
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork 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 |
Cabinets: |
Satisfactory |
Countertops: |
Satisfactory |
Mirrors: |
Satisfactory |
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Electrical
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Switches/Lights: |
All visible tested |
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- Bathroom fan is “extension cord wired” to outlet at light fixture. This wiring is not appropriate. Recommend repair by a licensed electrician and installation of a GFCI protected outlet adjacent to the right side of the countertop |
Outlets: |
- None at countertop
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Extension cord wiring from light fixture to fan
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Heating
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Source: |
Electric baseboard |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
Tested
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Maintain proper clearances to combustibles |
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Windows
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Glazing: |
No visible defects |
Operation: |
Tested |
Screen: |
No visible defects |
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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: |
- Marginal functional flow at bathtub-shower. This lack of flow is likely the result of rusted galvanized domestic water pipes |
Hot/ Cold: |
Tested |
Drainage: |
Appears adequate |
Visible leaks: |
- Leak at sink waste line |
Caulking: |
Satisfactory |
Toilet Secure: |
Satisfactory |
Tub/Shower surround: |
Satisfactory |
Fixtures: |
No visible defects |
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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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Minor areas with lack of insulation Moisture reading is normal
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
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Heating
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Source: |
Electric baseboard |
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: |
Satisfactory |
Millwork condition: |
Satisfactory
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Appliances
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Washer: |
- Not connected, not tested |
Dryer Connection: |
Electric |
Dryer: |
Tested. Vented to outside |
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General
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Visibility: |
Space is vacant |
Access location: |
Bedroom closet |
How viewed: |
Traversed entire attic space up to the middle of the Living Room area |
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Moisture
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Roof Ventilation: |
- Roof ventilation appears inadequate. Evidence of microbial growth near the ridge |
Moisture Intrusion: |
No visible evidence |
Bath/Kitchen fans : |
- Bathroom fan does not vent to the exterior
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Evidence of microbial growth near the ridge
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Bathroom fan does not vent to the exterior |
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Structural
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Structure Type: |
Manufactured trusses and rafters |
Sheathing: |
1 x skip sheathing and plywood |
Structural Movement: |
No visible evidence |
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- There exists a hump in the roof at the addition area of the bedroom and utility room. This does not appear to be related to “structural movement”
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Abandoned chimney in the attic
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Rafters and truss roof construction |
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Insulation
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Type: |
Blown in |
Approximate Depth: |
4” +- |
Condition: |
- Thickness of attic Insulation is marginal (4” +-). Insulation is not installed at some areas above the Living Room
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Missing insulation above the Living Room
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Flues/Vent Stacks
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Plumbing Stacks: |
All vented to exterior |
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Electrical
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Outlets: |
None visible |
Wiring/ junction boxes: |
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: |
No visible evidence |
Wood Destroying Organisms (WDO) |
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Conducive Conditions (CC) |
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WDO-AB |
Anobid Beetles |
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CC-BG |
Bare Ground |
WDO-CA |
Carpenter Ants |
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CC-CD |
Conducive Debris |
WDO-DT |
Dampwood Termites |
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CC-EM |
Excessive Moisture |
WDO-MA |
Moisture Ants |
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CC-EW |
Earth-Wood Contact |
WDO-OB |
Other Beetles |
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CC-FC |
Failed Caulking |
WDO-RF |
Rot Fungus |
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CC-IV |
Inadequate Ventilation |
WDO-ST |
Subterranean Termites |
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CC-RG |
Restricted Gutter |
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CC-VC |
Vegetation Contact |
Inspection Conditions (IC) |
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IC-CSA |
Crawl Space Access |
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IC-IA |
Inadequate Clearance |
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