castle home inspection llc...home inspection report prepared for: jim jimson property address: 123...

Castle Home Inspection LLCPO BOX 238

Medical Lake, WA 99022(509) 769-8125

[email protected]

Inspected By: Dan Brower WA LIC #2293

Home Inspection ReportPrepared For:

Jim JimsonProperty Address:

123 Example StSpokane, WA 99205

Inspected on Wed, Jul 1 2020 at 9:00 AM

123 Example St, Spokane, WA 99205

Table of Contents

General 4Site 5Exterior 7Roofing 12Garage 15Structure 17Electrical 19HVAC 22Plumbing 26Interior 28Kitchen 30Bathrooms 31Laundry 35Bedrooms 36Lawn Sprinkler 39Report Summary 40

Your Home. Your Castle. Our Inspection. of 55


Thank you for the opportunity to conduct a home inspection of the property listed above. The function of this report is to assist you in understanding the condition of the property, so you can make an informed purchase decision.The report contains a review of components in the following basic categories: site(grounds), exterior, roofing, structure, electrical, HVAC, plumbing, and interior. Additional categories may or may not be included. The report is designed to be easy to read and comprehend however it is important to read the entire report to obtain a full understanding of the scope, limitations and exclusions of the inspection.In addition to the checklist items of the report there are several comments which are meant to help you further understand certain conditions observed. These are easy to find by looking for their icons along the left side margin. Comments with the blue icon are primarily informational and comments with the orange icon are also displayed on the summary. Please read them all.DEFINITION OF CONDITION TERMSSatisfactory: At the time of inspection the component is functional without observed signs of a substantial defect.Marginal: At the time of inspection the component is functioning but is estimated to be nearing end of useful life. Operational maintenance recommended. Replacement anticipated.Repair or Replace: At the time of inspection the component does not function as intended or presents a Safety Hazard. Repair or replacement is recommended.Further Evaluation: The component requires further technical or invasive evaluation by qualified professional tradesman or service technician to determine the nature of any potential defect, the corrective action and any associated cost.



GeneralProperty Type: Single FamilyStories: ThreeApproximate Age: 48 years - 1972Age Based On: ListingBedrooms/Baths: 5 Beds/3 BathsDoor Faces: NortheastFurnished: NoOccupied: NoWeather: SunnyTemperature: 64° averageSoil Condition: DryUtilities On During Inspection: Electric Service, Water ServicePeople Present: Client



SiteThe condition of the vegetation, grading, surface drainage and retaining walls that are likely to adversely affect the building is inspected visually as well as adjacent

walkways, patios and driveways.

Site Grading: Sloped Away From StructureCondition: Satisfactory

Vegetation: Growing Against StructureCondition: Repair or Replace

Comment 1:Recommend trimming all vegetation a minimum of 6 inches from the house exterior to prevent pest and moisture intrusion.

Retaining Walls: Concrete Block Condition: Satisfactory

Driveway: GravelCondition: Satisfactory

Walkways: Concrete , GravelCondition: Satisfactory

Steps/Stoops: ConcreteCondition: Satisfactory

Patios/Decks: WoodCondition: Satisfactory

Comment 2:Two egress window wells were observed in the backyard at the time of inspection. Both of the window wells are deeper than 44 inches and are missing egress ladders. This is a safety concern, and it is highly recommended to install egress ladders.



(Site continued)

Figure 2-1 Figure 2-2



ExteriorThe visible condition of exterior coverings, trim and entrances are inspected with

respect to their effect on the condition of the building.

Exterior Covering: Wood Tongue and Groove, T-111 Plywood Siding , Brick Veneer , Stone Veneer Condition: Satisfactory

Comment 3:Hairline vertical cracks were observed on the brick veneer siding around the two car garage. Cracks like these are common occurrence, but they should still be monitored long-term.

Figure 3-1

Comment 4:Portions of peeling paint were observed across the north east side of the house. These areas have been painted over, but they are continuing to peel. Recommend sanding and repainting this area to prevent long-term exposure of the wood.



(Exterior continued)


Exterior Trim Material: WoodCondition: Satisfactory

Windows: VinylCondition: Satisfactory

Comment 5:A significant portion of the windows are missing caulking. Recommend caulking the outer edges of the vinyl windows to mitigate against pest and moisture intrusion.





Figure 5-3

Entry Doors: Wood, Fiberglass, Impact Glass Condition: Satisfactory

Balconies: WoodCondition: Satisfactory




Comment 6:Attached is a photo showing the north east facing balcony. The rest of the structures around the home are considered decks/patios.

Figure 6-1

Railings: WoodCondition: Satisfactory

Comment 7:A section of the railing for the backyard two-story deck has balusters that are spaced farther than 4 inches. This is a safety concern because small children and pets can fall through the gaps between the balusters. Recommend repair.




Figure 7-1



RoofingThe visible condition of the roof covering, flashings, skylights, chimneys and roof penetrations are inspected. The purpose of the inspection is to determine general

condition, NOT to determine life expectancy.

Inspection Method: Ladders EdgeRoof Design: GableRoof Covering: Metal

Condition: Satisfactory

Comment 8:A section of the metal ridge covering has been bent upward which allows for larger pests such as birds to enter the attic space. Recommend repair to this area so that it still vents appropriately, but does not allow pests into the attic.

Figure 8-1

Approximate Roof Age: Unknown



(Roofing continued)

Comment 9:Metal roof coverings can be notoriously difficult to age. The inspector also could not locate any permits for recent roof replacements with county records. It is recommended to ask the current owner when the roof was last replaced, so a plan can be set for the next roof replacement. The roof covering was in satisfactory condition during the inspection, and the inspector estimates at least 15 years of remaining life but there may be more.

Ventilation Present: Roof, Soffit, Ridge VentsCondition: Satisfactory

Vent Stacks: PlasticCondition: Satisfactory

Chimney : Masonry Condition: Satisfactory

Comment 10:All of the chimney flues are missing rain caps and spark arrestors. Recommend installing rain caps and spark arrestors.

Figure 10-1

Sky Lights: Not Present



(Roofing continued)

Flashings: MetalCondition: Satisfactory

Soffit and Fascia: Wood, AluminumCondition: Satisfactory

Gutters & Downspouts: MetalCondition: Satisfactory

Comment 11:The currently installed downspouts terminate beside the foundation. Recommend installing additional sections of downspout that will channel rainwater a minimum of 3 feet from the foundation.

Figure 11-1



GarageGarage Type: Attached

Condition: SatisfactoryGarage Size: 3 CarDoor Opener: Two Chain Drive

Condition: SatisfactoryOpener Safety Feature: Light Beam, Force Sensitive

Condition: Repair or Replace

Comment 12:Both of the garage door auto-reverse functions do not operate as intended. Recommend having both of the garage door openers calibrated by a garage door technician so the doors automatically reverse when met with resistance.




(Garage continued)

Comment 13:A long diagonal crack was observed in the concrete foundation wall of the garage. The crack has been patched and sealed, but it is still recommended to monitor this area long term.

Figure 13-1



StructureThe visible condition of the structural components is inspected. The determination of adequacy of structural components is beyond the scope of a home inspection.

Foundation Types: BasementFoundation Material: Poured Concrete


Comment 14:The majority of the interior foundation walls could not be viewed at the time of inspection because the basement was finished living space.

Floor Structure: Wood FrameCondition: Satisfactory

Subflooring: PlywoodCondition: Satisfactory

Wall Structure: Wood FrameCondition: Satisfactory

AtticAttic Entry: Upstairs Landing, Two lateral accesses

upstairsRoof Framing Type: Joist and Rafters

Condition: SatisfactoryRoof Deck Material: Plywood


Comment 15:"Black fuzzy stuff" was observed on the roof sheathing in the attic space. Recommend removal/mitigation of the "black fuzzy stuff" by a mold professional.



(Attic continued)


Figure 15-3

Insulation: Blown In Cellulose, Fiberglass BattsCondition: Satisfactory



ElectricalThe inspector can not inspect hidden wiring or verify if the number of outlets is per

the National Electric Code. A representative number of outlets, switches and fixtures are tested for operation.

Type of Service: OverheadMain Disconnect Location: Service PanelService Panel Location: LaundryService Panel Manufacturer: Cutler-Hammer

Condition: SatisfactoryService Line Material: Stranded Aluminum

Condition: SatisfactoryService Voltage: 240 voltsService Amperage: 300 ampsService Panel Ground: Ground RodBranch Circuit Wiring: Non-Metallic Shielded Copper, Metallic Shielded

Copper, Solid Aluminum, Stranded AluminumCondition: Satisfactory

Comment 16:Solid core aluminum wiring was observed in the right side service panel. This wiring is connected to the dryer. Solid core aluminum wiring was a known fire hazard in the 1970s, and replacement of the solid core wiring by a licensed electrician is recommended.



(Electrical continued)

Figure 16-1

Comment 17:The sheathing around several strands of aluminum wiring has crumbled away from exposure to heat. Recommend further investigation by a licensed electrician into why these sections of conduit are overheating.

Figure 17-1



(Electrical continued)

Overcurrent Protection: BreakersCondition: Satisfactory

GFCI/AFCI Breakers: YesCondition: Satisfactory

Smoke Detectors: 9 volt Battery TypeCondition: Satisfactory



HVACHVAC System Type: Central Split SystemThermostat: Digital


Comment 18:The thermostat was programmed incorrectly and cycles the electric furnace when it should cycle the heat pump in heating mode. Recommend recalibrating the thermostat so that the settings command the correct systems.

Thermostat Location: Near Kitchen

Comment 19:No record of recent servicing was observed for the HVAC system. Because of this it is highly recommended to have the HVAC system serviced by a licensed HVAC technician prior to closing.

HeatingThe heating system is inspected visually and operated by normal controls to determine general condition NOT life expectancy. The capacity or adequacy of the heating system is beyond the scope of a home inspection. A licensed

HVAC contractor should be consulted if in question.

Location: BasementType of Equipment: Forced Air

Condition: SatisfactoryManufacturer: LennoxHeating Fuel: Electric

Condition: SatisfactoryOutput BTUs: 102,000 BTUApproximate Age: 2003Filter Type: Disposable

Condition: SatisfactoryOutput Temperature: 100° averageType of Distribution: Metal Ducting




(Heating continued)

Furnaces over 10 years old should be checked, cleaned and serviced yearly by a licensed contractor.

CoolingThe cooling system is inspected by operation of the equipment by normal

controls to determine general condition NOT life expectancy. The capacity or adequacy of cooling system is beyond the scope of a home inspection. A

licensed HVAC contractor should be consulted if in question.

Energy Source: ElectricType of Equipment: Split System, Heat Pump

Condition: Marginal

Comment 20:Corrosion was observed on the contactor inside the heat pump unit. This affects the safe operation of the unit and it is recommended to replace the contactor. Recommend repairs be conducted by a licensed HVAC technician.

Figure 20-1



(Cooling continued)

Comment 21:The motor capacitor for the heat pump only put out half of its intended output. This will result in a heat pump that inconsistently starts, and it is recommended to replace the capacitor. This repair should be conducted by a licensed HVAC technician.

Figure 21-1

Comment 22:The pad underneath the heat pump has settled and the heat pump is beginning to slide off. Recommend leveling the pad before any damage occurs.



(Cooling continued)

Figure 22-1

Condenser Make: LennoxCondensor Size: 48,000 BTU (4 Tons)Condenser Approximate Age: 2003Expansion Coil Make: LennoxExpansion Coil Size: 48,000 BTU (4 Tons)Expansion Coil Approximate Age: 2003Condesate Drainage: To laundry sink

Condition: SatisfactoryAC Supply Air Temp: 52° averageAC Return Air Temp: 68° averageAC Temperature Drop: 16°F

Comment 23:The central cooling system should operate with an average cooling drop of 20°F or better. Recommend having the HVAC system serviced so that the cooling system runs optimally

Air conditioners over 10 years old and heat pumps over 5 years old should be checked, cleaned and serviced yearly by a licensed contractor.



PlumbingThe plumbing system is inspected visually and by operating a representative

number of fixtures and drains. Private water and waste systems are beyond the scope of a home inspection.

Water Service: PublicSupply Pipe Material: Copper

Condition: SatisfactoryLocation of Main Water Shutoff: By Water HeaterSewer System: Septic SystemWaste Pipe Material: ABS Plastic, Unknown Below Grade

Condition: SatisfactorySump Pump: Not Present

Comment 24:The average water temperature at the faucets is 111°F. This is within the recommended range and should be maintained.

Figure 24-1



(Plumbing continued)

Water HeaterManufacturer: AO SmithFuel: ElectricCapacity: 50 galApproximate Age: 2019Temp & Pressure Relief Valve: Present With Blow Off Leg

Condition: SatisfactorySeismic Straps Installed: Yes




InteriorThe interior inspection is limited to readily accessible areas that are not concealed

by furnishings or stored items. A representative number of windows and doors.

Floors: Tile, Carpet, Vinyl, LinoleumCondition: Satisfactory

Walls: Painted Drywall, Textured Over DrywallCondition: Satisfactory

Window Types: Single Hung, Sliders, Fixed PaneCondition: Satisfactory

Comment 25:The single hung window near one of the hinged entry doors is missing assisted guide rods on each side. The window sash will not hold itself open and repair is recommended.

Figure 25-1

Window Materials: Vinyl, Impact GlassEntry Door Types: Sliding, Hinged

Condition: SatisfactoryEntry Door Materials: Wood, Vinyl, Fiberglass , Impact GlassInterior Door Materials: Wood



(Interior continued)

Comment 26:Several of the interior wooden doors catch on the door frames. While the doors are operational, a light sanding of the door frame or the doors will improve their operation.

Fireplace: Wood BurningCondition: Satisfactory

Comment 27:Creosote buildup was observed inside the main floor fireplace cavity and chimney flue. It is recommended to have the chimney flue thoroughly cleaned prior to next use of the fireplace.

Comment 28:One of the interior outlets on the upstairs landing is ungrounded. Recommend repair by a licensed electrician. The outlet is marked with an orange sticker.



KitchenCabinets: Wood

Condition: SatisfactoryCountertops: Granite

Condition: SatisfactorySink: Single


AppliancesThis is a cursory check only of the specified appliances. The accuracy or

operation of timers, temperature or power level controls is beyond the scope of this inspection.

Oven: Kitchen AidCondition: Satisfactory

Range Hood: Kitchen AidCondition: Satisfactory

Refrigerator: Not PresentDishwasher: Kitchen Aid

Condition: SatisfactoryMicrowave: Kitchen Aid

Condition: SatisfactoryDisposal: Not Present



Bathrooms

Bathroom #1Location: Master BedroomBath Tub: Free Standing

Condition: SatisfactoryShower: Stall

Condition: SatisfactorySink(s): Double Vanity


Comment 29:The right side bathroom vanity sink is slow draining. Recommend unclogging the drain piping.

Figure 29-1

Toilet: Standard TankCondition: Satisfactory

Shower Walls: TileCondition: Satisfactory

Floor: TileCondition: Satisfactory



(Bathroom #1 continued)

Ventilation Type: Ventilator, WindowCondition: Satisfactory

GFCI Protection: OutletsCondition: Satisfactory

Bathroom #2Location: Main FloorBath Tub: Recessed


Comment 30:The tub spout diverter is faulty and runs both shower water and tub spout water at the same time. Recommend replacement of the tub spout.

Shower: In TubCondition: Satisfactory

Sink(s): Single VanityCondition: Repair or Replace

Comment 31:The leak was observed underneath the bathroom sink at the drain piping. Recommend repair.




Figure 31-1

Toilet: Standard TankCondition: Satisfactory

Shower Walls: TileCondition: Satisfactory

Floor: TileCondition: Satisfactory

Ventilation Type: WindowCondition: Satisfactory

GFCI Protection: OutletsCondition: Satisfactory

Comment 32:Two nail pops were observed on the tread divider between the bathroom and the bedroom. these can injure feet and it is recommended to hammer them down flush.




Figure 32-1

Bathroom #3Location: BasementBath Tub: Not PresentShower: Stall

Condition: SatisfactorySink(s): Double Vanity

Condition: SatisfactoryToilet: Standard Tank

Condition: SatisfactoryShower Walls: Tile

Condition: SatisfactoryFloor: Tile

Condition: SatisfactoryVentilation Type: Ventilator

Condition: SatisfactoryGFCI Protection: Not Present

Comment 33:The bathroom outlet is not GFCI protected and is in close proximity to several open water sources. Recommend replacement of the outlet with a GFCI outlet.



LaundryBuilt In Cabinets: Not PresentLaundry Sink: Yes

Condition: SatisfactoryDryer Venting: To Exterior

Condition: SatisfactoryGFCI Protection: Yes

Condition: SatisfactoryLaundry Hook Ups: Yes

Condition: SatisfactoryWasher: Not PresentDryer: Not Present



Bedrooms

Comment 34:Bedroom Layout:#1 Upstairs, master bedroom.#2 Main floor, has entry to bathroom.#3 Main floor, down hall from bedroom #2.#4 Basement, end of hall to the right.#5 Basement, end of hall to the left.

Bedroom #1Flooring: Carpet

Condition: SatisfactoryCeiling & Walls: Drywall/Plaster

Condition: SatisfactoryElectrical: Switches and Outlets, Light Fixture, Smoke

DetectorCondition: Satisfactory

Windows: Single Hung, ScreensCondition: Satisfactory

Doors: Hinged, SlideCondition: Satisfactory

Heat Source: RegisterCondition: Satisfactory







(Bedroom #2 continued)


Doors: Hinged, Bi-FoldCondition: Satisfactory







Doors: HingedCondition: Satisfactory






Windows: Single Hung, Screens, EgressCondition: Satisfactory




(Bedroom #4 continued)






Windows: Single Hung, Screens, EgressCondition: Satisfactory





Lawn Sprinkler

Comment 35:The sprinkler control box have been disconnected and several of the sprinkler heads have been pulled in the yard. Recommend a thorough servicing and inspection of the irrigation system for the yard prior to next use.



Report Summary

This summary page is not the entire report. The complete report may include additional information of interest or concern to you. It is strongly recommended that you promptly read the complete report. For information regarding the negotiability of

any item in this report under the real estate purchase contract, contact your real estate agent or an attorney.

Vegetation1) Recommend trimming all vegetation a minimum of 6 inches from the house exterior to prevent pest and moisture intrusion.

Site2) Two egress window wells were observed in the backyard at the time of inspection. Both of the window wells are deeper than 44 inches and are missing egress ladders. This is a safety concern, and it is highly recommended to install egress ladders.




(Report Summary continued)

Exterior Covering3) Portions of peeling paint were observed across the north east side of the house. These areas have been painted over, but they are continuing to peel. Recommend sanding and repainting this area to prevent long-term exposure of the wood.


Windows4) A significant portion of the windows are missing caulking. Recommend caulking the outer edges of the vinyl windows to mitigate against pest and moisture intrusion.





Figure 5-3




Railings5) A section of the railing for the backyard two-story deck has balusters that are spaced farther than 4 inches. This is a safety concern because small children and pets can fall through the gaps between the balusters. Recommend repair.

Figure 7-1

Roof Covering6) A section of the metal ridge covering has been bent upward which allows for larger pests such as birds to enter the attic space. Recommend repair to this area so that it still vents appropriately, but does not allow pests into the attic.




Figure 8-1

Chimney 7) All of the chimney flues are missing rain caps and spark arrestors. Recommend installing rain caps and spark arrestors.

Figure 10-1




Gutters & Downspouts8) The currently installed downspouts terminate beside the foundation. Recommend installing additional sections of downspout that will channel rainwater a minimum of 3 feet from the foundation.

Figure 11-1

Opener Safety Feature9) Both of the garage door auto-reverse functions do not operate as intended. Recommend having both of the garage door openers calibrated by a garage door technician so the doors automatically reverse when met with resistance.





Garage10) A long diagonal crack was observed in the concrete foundation wall of the garage. The crack has been patched and sealed, but it is still recommended to monitor this area long term.

Figure 13-1




Roof Deck Material11) "Black fuzzy stuff" was observed on the roof sheathing in the attic space. Recommend removal/mitigation of the "black fuzzy stuff" by a mold professional.


Figure 15-3




Branch Circuit Wiring12) Solid core aluminum wiring was observed in the right side service panel. This wiring is connected to the dryer. Solid core aluminum wiring was a known fire hazard in the 1970s, and replacement of the solid core wiring by a licensed electrician is recommended.

Figure 16-1

13) The sheathing around several strands of aluminum wiring has crumbled away from exposure to heat. Recommend further investigation by a licensed electrician into why these sections of conduit are overheating.




Figure 17-1

Thermostat14) The thermostat was programmed incorrectly and cycles the electric furnace when it should cycle the heat pump in heating mode. Recommend recalibrating the thermostat so that the settings command the correct systems.

HVAC15) No record of recent servicing was observed for the HVAC system. Because of this it is highly recommended to have the HVAC system serviced by a licensed HVAC technician prior to closing.

Type of Equipment16) Corrosion was observed on the contactor inside the heat pump unit. This affects the safe operation of the unit and it is recommended to replace the contactor. Recommend repairs be conducted by a licensed HVAC technician.




Figure 20-1

17) The motor capacitor for the heat pump only put out half of its intended output. This will result in a heat pump that inconsistently starts, and it is recommended to replace the capacitor. This repair should be conducted by a licensed HVAC technician.

Figure 21-1

18) The pad underneath the heat pump has settled and the heat pump is beginning to slide off. Recommend leveling the pad before any damage occurs.




Figure 22-1

Window Types19) The single hung window near one of the hinged entry doors is missing assisted guide rods on each side. The window sash will not hold itself open and repair is recommended.

Figure 25-1




Fireplace20) Creosote buildup was observed inside the main floor fireplace cavity and chimney flue. It is recommended to have the chimney flue thoroughly cleaned prior to next use of the fireplace.

Interior21) One of the interior outlets on the upstairs landing is ungrounded. Recommend repair by a licensed electrician. The outlet is marked with an orange sticker.

Sink(s)22) The right side bathroom vanity sink is slow draining. Recommend unclogging the drain piping.

Figure 29-1

Bath Tub23) The tub spout diverter is faulty and runs both shower water and tub spout water at the same time. Recommend replacement of the tub spout.




Sink(s)24) The leak was observed underneath the bathroom sink at the drain piping. Recommend repair.

Figure 31-1

Bathrooms: Bathroom #225) Two nail pops were observed on the tread divider between the bathroom and the bedroom. these can injure feet and it is recommended to hammer them down flush.

Figure 32-1




GFCI Protection26) The bathroom outlet is not GFCI protected and is in close proximity to several open water sources. Recommend replacement of the outlet with a GFCI outlet.



If you have any questions that come up after the inspection, please contact me anytime. I will reach out to you when time permits and provide better insight.


castle home inspection llc...home inspection report prepared for: jim jimson property address: 123...

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