Report for Home Inspection -...

Home Inspection Report for

1234 Next House Way Townville, wa 98000

Prepared for: New Homeowner

Prepared by: The House Reporter L.L.C.PO Box 847Freeland, wa 98249Joe PruittWA LIC # 977

Table of Contents

Definitions 2

General Information 2

Lots and Grounds 3

Exterior 4

Roof 5

Garage/Carport 6

Electrical 6

Structure 7

Crawl Space 8

Plumbing 8

Bathroom 9

Kitchen 10

Bedroom 11

Living Space 12

Laundry Room/Area 13

WDO Report 13

Summary 15

The House Reporter L.L.C.09:39 April 10, 2014 Page 1 of 20

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Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.

DefinitionsNOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection

A Acceptable Functional with no obvious signs of defect. M Marginal Item is not fully functional and requires repair or servicing. D Defective Item needs immediate repair or replacement. It is unable to perform its intended function. MR Maintenance Required Needs some minor repair, paint, etc. SH Safety Hazard A condition exists that has the potential to cause injury or death

General Information

Property Information

Property Address 1234 Next House way

City Townville State WA Zip 98000

Contact Name Real estate agent Bob

Phone 360-555-1234

Client Information

Client Name New Homeowner

E-Mail [email protected]

Inspection Company

Inspector Name Joe Pruitt Lic # 977

Company Name The House Reporter L.L.C.

Address PO Box 847

City Freeland State wa Zip 98249

Phone 360-969-1524

E-Mail [email protected]

Amount Received 315.

Conditions

Others Present Buyer's Agent Property Occupied Occupied

Estimated Age 46 years Entrance Faces Northeast

Inspection Date 4/5/2014

Start Time 10am End Time 12:45

Electric On Yes No Not Applicable Gas/Oil On Yes No Not Applicable Water On Yes No Not Applicable Temperature 50

Weather Cloudy Soil Conditions Damp

Space Below Grade Crawl Space

Building Type Single family Garage Attached

Sewage Disposal Septic How Verified Visual Inspection

Water Source community How Verified Multiple Listing Service


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Lots and Grounds

A M D MR SH

1. Driveway: concrete & gravel

2. Walks: Gravel

3. Steps/Stoops: Wood

4. Grading: Minor slope

5. Swale: Adequate slope and depth for drainage

6. Vegetation: grass, trees

7. Fences: Chain link

8. Front deck Painted & stained wood This deck has areas of severe wood decay, the fasteners attaching the ledger board are incorrect and need to be bolts. In general, while the deck appears study it has been built below acceptable construction standards.

Nails only

Rot

9. Side Deck Painted wood This deck has areas of severe wood decay, the ledger board is a 2x4 which is incorrect and it is not attached properly to the structure. Joists are attached with nails only and not using hanger brackets. Also the balusters are horizontal and thus incorrect. In general, while the deck appears study it has been built below acceptable construction standards.

no hanger brackets

Incorrect ledger board

10. Back Deck painted wood This back deck has areas of severe wood decay, no joist hangers are used. The bottom of some post have wood decay and one is sitting on an incorrect block and it is tilted. In general, while the deck appears study it has been built below acceptable construction standards.

rot

no hangers

unsound post support


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Lots and Grounds (Continued)

Back Deck (continued)rot

Exterior

A M D MR SH

general Exterior Surface 1. Type: cedar panel siding One area has signs of past

water damage in the form of a stain.

2. Trim: Wood

Rot

3. Fascia: Wood Some wood decay

4. Soffits: exposed sheathing & rafters

5. Door Bell: Hard wired

6. Entry Doors: Metal

7. Patio Door: Vinyl sliding

8. Windows: Alum & Vinyl Sliders

9. Storm Windows Vinyl Sliders

10. Window Screens: Vinyl mesh

11. Exterior Lighting: Surface mount

12. Exterior Electric Outlets: 110 VAC GFCI Some outlets have no power. Outlet under Tankless water heater and outlet next to grill do no operate. (There is possibly a switch that supplies these outlets that was not found during inspection.) Also outlets near and over outdoor kitchen area need to be in weatherproof boxes and have weather tight covers.

non operating

Non operating/ should be in

weather proof box & cover


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Exterior (Continued)

13. Hose Bibs: Rotary

14. Gas Meter: propane tank on west side

15. Main Gas Valve: on propane tank

Roof

A M D MR SH

Main Roof Surface 1. Method of Inspection: On roof

2. Material: Asphalt shingle There are heavy areas of roof patch applied in many places on this roof. Around one vent the patch looks to have been used to stop a leak that may have stained the exterior siding. However, no signs of active leaking, or evidence of leaks to the interior were found during inspection. While the age of the shingles on the main roof are less than 5 or 6 years, many other areas of roof are older.

3. Type: Gable

4. Approximate Age: Less than 5 years

5. Flashing: Aluminum

6. Valleys: Rolled roof material Some signs of water pooling on sections of valley. Potential for future leaking.

7. Skylights: Insulated glass Heavy roof tar/patch applied around skylights, but no leaking in evidence.

8. Plumbing Vents: ABS

9. Electrical Mast: Surface mount

10. Gutters: Aluminum Gutters need cleaning. While gutter guards used, moss has grown thick in some areas and needs to be removed. Evidence of leak on gutter corner on back gutter.

Leak


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Roof (Continued)Loose

Low spot

11. Downspouts: Aluminum One elbow is very loose and has a "down angle".

Garage/Carport

A M D MR SH

Attached Garage 1. Type of Structure: Carport Car Spaces: 2

2. Roof: Asphalt shingle

3. Ceiling: Painted Plywood

4. Floor/Foundation: Poured concrete

Electrical

A M D MR SH

1. Service Size Amps: 200 Volts: 110-240 VAC

2. Service: Aluminum

3. 120 VAC Branch Circuits: Copper

4. 240 VAC Branch Circuits: Copper

5. Conductor Type: Romex

6. Ground: Rod in ground only

7. Smoke Detectors: Hard wired with battery back up

Master closet Electric Panel 8. Manufacturer: Square D

9. Maximum Capacity: 200 Amps

10. Main Breaker Size: 200 Amps

11. Breakers: Copper

12. Is the panel bonded? Yes No Master closet Electric Panel


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Electrical (Continued)

13. Manufacturer: Sylvania


15. Main Breaker Size: No single main breaker exists


17. Is the panel bonded? Yes No Laundry room Electric Panel 18. Manufacturer: Square D


20. Main Breaker Size: No single main breaker exists


22. GFCI: Present

23. Is the panel bonded? Yes No

Structure

A M D MR SH

1. Structure Type: Wood frame

2. Foundation: Block & Poured

3. Differential Movement: No movement or displacement noted

4. Beams: Solid wood

5. Bearing Walls: Frame

6. Piers/Posts: Poured piers and wood posts In the west crawlspace the posts are not connected to the beams with any sort of bracket/tie plate. Recommend adding.

7. Subfloor: Composite manufactured materials


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Crawl Space

A M D MR SH

East Crawl Space 1. Method of Inspection: In the crawl space

2. Access: Wood door

3. Moisture Penetration: No moisture present at time of inspection

4. Moisture Barrier: Vinyl on earth

5. Ventilation: Vents

6. Insulation: Fiberglass

West Crawl Space 7. Method of Inspection: In the crawl space

8. Access: Wood door

9. Moisture Penetration: No moisture present at time of inspection

10. Moisture Barrier: Vinyl on earth

11. Ventilation: Vents

12. Insulation: Fiberglass

Hanging romex

13. Electrical: 110 VAC outlets and lighting circuits Romex hanging unsecured.

Plumbing

A M D MR SH

1. Service Line: Copper

2. Main Water Shutoff: did not locate

3. Water Lines: Copper

4. Drain Pipes: Copper & ABS Inline trap in crawlspace is tilted at angle for no apparent reason. Recommend adjusting trap so it hangs down.

5. Service Caps: Accessible

6. Vent Pipes: ABS

7. Gas Service Lines: Black Steel Pipe

crawl space Water Heater 8. Water Heater Operation: Adequate

9. Manufacturer: Rheem

10. Model Number: GE38S06AAG Serial Number: GE 1011R15588

11. Type: Electric Capacity: 38 Gal.


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Plumbing (Continued)

12. Approximate Age: Less than 5 years Area Served: Whole building

13. TPRV and Drain Tube: PVC

Utility box on side of home Water Heater 14. Water Heater Operation: Not functional at time of inspection This water

heater was not operational at time of inspection, and the installation is not entirely correct. The power supply (110 vac) was a cord passing through a hole to an exterior outlet. Note: the 110 vac needs to be hard wired to heater, not a plug. Also a heavy wood box/shell left no space around heater (Needs min 6 inches on front and sides) and had no venting for fresh combustible air. Recommend further evaluation by plumbing contractor before use.

No space

15. Manufacturer: Bosch

16. Model Number: GWH 425 HNO N Serial Number: 7 716 482 603 592 00048

17. Type: Instantaneous Capacity: Continuous

18. Approximate Age: 9 Area Served: Unknown

19. Flue Pipe: Double wall

Bathroom

A M D MR SH

Master Bathroom 1. Ceiling: T&G wood plank

2. Walls: wood panel

Re-grout

3. Floor: Ceramic tile Loose tile/grout, repair as required

4. Doors: Hollow wood

5. Windows: Aluminum slider vinyl storm

6. Electrical: 110 VAC GFCI

7. Counter/Cabinet: Wood

8. Sink/Basin: Porcelain

9. Faucets/Traps: Delta fixtures with a PVC trap

10. Shower/Surround: Fiberglass pan and ceramic tile surround Replace old caulking at the shower pan

11. Toilets: eljer

12. HVAC Source: wall heaters


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Bathroom (Continued)

13. Ventilation: Electric ventilation fan and window

1st floor main Bathroom 14. Closet: built in cabinet

15. Ceiling: T&G wood plank


Crack

17. Floor: Ceramic tile Needs re-grouting and one tile behind toilet is cracked.


19. Electrical: 110 VAC GFCI

20. Sink/Basin: Pedestal

21. Faucets/Traps: Delta fixtures with a PVC trap

22. Tub/Surround: enameled steel tub and ceramic tile

23. Toilets: glacier

24. HVAC Source: plug in electric heater

25. Ventilation: Electric ventilation fan

Kitchen

A M D MR SH

1st Floor Kitchen 1. Cooking Appliances: Kenmore gas cook top only, no oven

2. Ventilator: Nutone

3. Disposal: In-Sinkerator recommend removing due to septic

4. Dishwasher: General Electric Inoperative at time of inspection

5. Air Gap Present? Yes No 6. Refrigerator: General Electric

7. Sink: Corian

8. Electrical: 110 VAC GFCI Unsafe wiring under sink, exposed cut off romex, unexplainable tangle.

9. Plumbing/Fixtures: Stainless Steel

10. Counter Tops: tile


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Kitchen (Continued)

11. Cabinets: Wood


13. Walls: Paint

14. Floor: wood/vinyl laminate flooring

Bedroom

A M D MR SH

1st Floor Master Bedroom 1. Closet: Walk In and Large




No door

5. Doors: French Exterior door is French door, no interior door.

6. Windows: French door lights and side windows

7. Electrical: 110 VAC outlets and lighting circuits

8. HVAC Source: Convection baseboard

9. Smoke Detector: Battery operated

southwest Bedroom 10. Closet: Single small





15. Windows: Aluminum slider





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Living Space

A M D MR SH

1st Floor Hall Living Space 1. Ceiling: T&G wood plank




5. Electrical: 110 VAC outlets and lighting circuits reversed hot/neutral


entry hall Living Space 7. Ceiling: Paint

8. Walls: Paint


10. Doors: single lite, wood


Living Room Living Space 12. Ceiling: Paint

13. Walls: Paint Seam gap on wall


15. Windows: Vinyl slider



18. Smoke Detector: Hard wired with battery back up and light

Family Room Living Space 19. Ceiling: T&G wood plank



22. Windows: non-opening& alum slider

23. Electrical: 110 VAC outlets and lighting circuits Outlets not proper installed over baseboard heater.



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Living Space (Continued)


Laundry Room/Area

A M D MR SH

1st Floor Laundry Room/Area 1. Ceiling: Paint

2. Walls: Paint

3. Floor: Carpet


5. Electrical: 110 VAC GFCI GFCI outlet behind washing machine has open ground. GFCI cannot function in this condition.

6. Washer Hose Bib: Rotary

7. Washer and Dryer Electrical: 110-240 VAC

8. Dryer Vent: Metal flex

9. Washer Drain: Wall mounted drain

WDO Report

A M D MR SH

1. Carpenter Ants No evidence of carpenter ants found

2. Termites No evidence of termites found

3. Carpenter Bees No evidence of carpenter bees found

4. Mold No evidence of mold found

5. Swab Sample taken Yes No 6. Air Sample taken Yes No 7. Conducive Conditions Wood/earth contact In both crawlspaces and under

back deck there is much wood construction debris creating a "wood-earth contact". This condition invites destructive pests to damage home. At this time no damage or pest presence was found, but strongly recommend removal of all debris in these areas. Water pipe in crawlspace has foam insulation reaching below grade and should be removed up to two feet above ground. Also, many portions of deck, posts, and stairs have earth wood contact.

Remove insulation


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WDO Report (Continued)

8. Other pests No other pest presence observed

Final CommentsThis home is in fair condition for its age. Pride of ownership is evident in the care of the property, however there are some issues that require attention. The most serious issues: All three decks have been built below accepted construction standards. Many joists have no joist hangers, there is too much earth-wood contact, many areas of wood decay, and improper ledger board on side deck. Wood earth contact of construction debris in crawlspaces and under decks. Outlets in hallway and in laundry room wired incorrectly. Two exterior outlets not functioning. Unsafe wiring under kitchen sink. Dishwasher not functioning. Gutters need cleaning, leaking at corner. Downspout has loose elbow. Incorrectly installed tankless water heater. Master bedroom has no door. Most of the remaining issues are either minor or cosmetic in nature.


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Marginal SummaryThis summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Lots and Grounds

1. Front deck Painted & stained wood This deck has areas of severe wood decay, the fasteners attaching the ledger board are incorrect and need to be bolts. In general, while the deck appears study it has been built below acceptable construction standards.

Nails only

Rot

2. Side Deck Painted wood This deck has areas of severe wood decay, the ledger board is a 2x4 which is incorrect and it is not attached properly to the structure. Joists are attached with nails only and not using hanger brackets. Also the balusters are horizontal and thus incorrect. In general, while the deck appears study it has been built below acceptable construction standards.

no hanger brackets

Incorrect ledger board

3. Back Deck painted wood This back deck has areas of severe wood decay, no joist hangers are used. The bottom of some post have wood decay and one is sitting on an incorrect block and it is tilted. In general, while the deck appears study it has been built below acceptable construction standards.

rot

no hangers

unsound post support

rot

Exterior

4. general Exterior Surface Type: cedar panel siding One area has signs of past water damage in the form of a stain.


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Marginal Summary (Continued) Marginal Summary (Continued)

Rot

5. Fascia: Wood Some wood decay

Roof

6. Valleys: Rolled roof material Some signs of water pooling on sections of valley. Potential for future leaking.

7. Gutters: Aluminum Gutters need cleaning. While gutter guards used, moss has grown thick in some areas and needs to be removed. Evidence of leak on gutter corner on back gutter.

Leak

Loose

Low spot

8. Downspouts: Aluminum One elbow is very loose and has a "down angle".

Structure

9. Piers/Posts: Poured piers and wood posts In the west crawlspace the posts are not connected to the beams with any sort of bracket/tie plate. Recommend adding.

Crawl Space

Hanging romex

10. West Crawl Space Electrical: 110 VAC outlets and lighting circuits Romex hanging unsecured.


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Marginal Summary (Continued)

Plumbing

11. Drain Pipes: Copper & ABS Inline trap in crawlspace is tilted at angle for no apparent reason. Recommend adjusting trap so it hangs down.

12. Utility box on side of home Water Heater Water Heater Operation: Not functional at time of inspection This water heater was not operational at time of inspection, and the installation is not entirely correct. The power supply (110 vac) was a cord passing through a hole to an exterior outlet. Note: the 110 vac needs to be hard wired to heater, not a plug. Also a heavy wood box/shell left no space around heater (Needs min 6 inches on front and sides) and had no venting for fresh combustible air. Recommend further evaluation by plumbing contractor before use.

No space

Bathroom

Re-grout

13. Master Bathroom Floor: Ceramic tile Loose tile/grout, repair as required

Crack

14. 1st floor main Bathroom Floor: Ceramic tile Needs re-grouting and one tile behind toilet is cracked.

Kitchen

15. 1st Floor Kitchen Disposal: In-Sinkerator recommend removing due to septic

Living Space

16. Living Room Living Space Walls: Paint Seam gap on wall


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Marginal Summary (Continued)


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Defective SummaryThis summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Exterior

1. Exterior Electric Outlets: 110 VAC GFCI Some outlets have no power. Outlet under Tankless water heater and outlet next to grill do no operate. (There is possibly a switch that supplies these outlets that was not found during inspection.) Also outlets near and over outdoor kitchen area need to be in weatherproof boxes and have weather tight covers.

non operating

Non operating/ should be in

weather proof box & cover

Kitchen

2. 1st Floor Kitchen Dishwasher: General Electric Inoperative at time of inspection

3. 1st Floor Kitchen Electrical: 110 VAC GFCI Unsafe wiring under sink, exposed cut off romex, unexplainable tangle.

Bedroom

No door

4. 1st Floor Master Bedroom Doors: French Exterior door is French door, no interior door.

Living Space

5. 1st Floor Hall Living Space Electrical: 110 VAC outlets and lighting circuits reversed hot/neutral


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Defective Summary (Continued)

6. Family Room Living Space Electrical: 110 VAC outlets and lighting circuits Outlets not proper installed over baseboard heater.

Laundry Room/Area

7. 1st Floor Laundry Room/Area Electrical: 110 VAC GFCI GFCI outlet behind washing machine has open ground. GFCI cannot function in this condition.

WDO Report

8. Conducive Conditions Wood/earth contact In both crawlspaces and under back deck there is much wood construction debris creating a "wood-earth contact". This condition invites destructive pests to damage home. At this time no damage or pest presence was found, but strongly recommend removal of all debris in these areas. Water pipe in crawlspace has foam insulation reaching below grade and should be removed up to two feet above ground. Also, many portions of deck, posts, and stairs have earth wood contact.

Remove insulation


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