home inspection report · 2018. 12. 17. · home inspection report **** pine st, north bend, or...

Home Inspection Report

**** Pine St, North Bend, OR 97459

Inspection Date:Tuesday December 4, 2018

Prepared For:Jerry and Shirlee M.

Prepared By:Hutchs Custom Homes

49531 Highway 101Bandon, OR 97411

(541) [email protected]

Report Number:****1

Inspector:Steve Hutchinson

License/Certification #:OR--1979

THIS REPORT IS INTENDED ONLY FOR THE USE OF THE PERSON PURCHASING THE HOME INSPECTION SERVICES. NO OTHER PERSON, INCLUDING A PURCHASER OF THE INSPECTED PROPERTY WHO DID NOT PURCHASE THE HOME INSPECTION SERVICES, MAY RELY UPON ANY REPRESENTATION MADE IN THE REPORT.


This confidential report is prepared exclusively for Jerry and Shirlee M.©2018 Hutchs Custom Homes

Report SummaryTable Of Contents

• 2 Summary • 4 O verview • 6 House In Perspective • 7 Structure • 8 Roofing • 10 Exterior • 15 Electrical • 18 Heating/Cooling • 20 Insulation/Ventilation • 22 Plumbing • 24 Interior • 26 Appliance

Major Concerns• N one apparent

Potential Safety Hazards• S afety Issue: Consider installing more ground fault circuit interrupter (GFCI) outlets.(no exterior Gfci present) 16 • S afety Issue: An outlet has reversed polarity (i.e. it is wired backwards). 16

Repair Items• R epair: Debris should be removed from the roofing to reduce risk of leaks and early roof wear. 8 • R epair: Localized rot was observed in the wall coverings(trim) in one or more areas. 10 • Repair: Siding damage was observed in one area 10 • R epair: There was damage/decay observed near the bottom of one or more doors/door frames. 11 • Repair: One or more In wall heaters were inoperative with normal controls 18 • R epair: Loose or damaged insulation in the floor above the crawl space should be improved. 20 • R epair: The trap is leaking under the downstairs East bathroom vanity. 23 • R epair: The back right burner on the gas range is inoperative. 26

Improvement Items• Improve : The roofing shows evidence of moss and organic build up. 8 • Improve: Downspout(s) that discharge onto the roof should be extended to discharge directly into the gutters below. 9 • Improve: Keep up on all exterior touch-up caulking and painting to extend life spans of trim and siding 10 • Improve: One or more fence gates need adjustment. 13

Items To Monitor• Monitor: Typical driveway cracks were observed 12 • Mo nitor: The retaining wall shows evidence of movement. 13 • Monitor: There is low clearance in the crawlspace(less than 24 inches) 13 • M onitor: Forced air systems should be regularly serviced. 18 • M onitor: Pellet stove pilot was not lit during inspection. 18 • M onitor: Minor cracks in the drywall were noted. 24 • M onitor: The home exhibits several cosmetic deficiencies that may warrant interior components that need

cleaned/repaired/replaced. 25




Report SummaryDiscretionary Improvements

• Discretionary Improvement: Be sure to keep up on all exterior Caulking and touch up painting 14 • Discretionary Improvements: Consider adding a surge protector to the main panel to protect electronics 17 • Discretionary Improvement: Install new exterior lock sets upon taking possession of the home. 25




Report OverviewScope of Inspection

All components designated for inspection in the ASHI Standards of Practice are inspected, except as may be noted in the "Limitations of Inspection" sections within this report.

It is the goal of the inspection to put a home buyer in a better position to make a buying decision.

Not all improvements will be identified during this inspection.

Unexpected repairs should still be anticipatedhe inspection should not be considered a guarantee or warranty of any kind

Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.

• V isual Inspection Only

Main Entrance Faces• E ast

Age of Home• 1976

Type Of Home• S ingle Family

Size• 3576 sq ft.

Bed/Baths• 4 Bed • 4 Bath

Parking• Attached Garage

State of Occupancy• O ccupied




Report OverviewWeather Conditions

• C loudy

Recent Rain• Y es

Ground Cover• D amp




House in PerspectiveDescription

Description • This home appears to have been well built and maintained. • Please remember that there is no such thing as perfect home.

Observations

Observations This inspection is visual only. A representative sample of building components are viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of building components is performed.

Limitations

Weather conditions Dry weather conditions prevailed at the time of the inspection. The estimated outside temperature was 55 degrees F.

Recent weather conditions Occasional rain has been experienced in the days leading up to the inspection.

Limitations • Crawlspace may have not been fully inspected due to low clearance /poor access

Comments

Comments For the purpose of this report, it is assumed that the house faces east.




StructureDescription

Foundation • Poured Concrete • Crawl Space Configuration

Floor Structure • Wood • Joists • Beams

Wall Structure • Wood Frame • Not visible

Ceiling Structure • Joist • Truss

Roof Structure • R afters • R oof Joists • Engineered Tr usses • Stick Framed

Observations

Foundations • No significant defects observed

Floor Structure • There were no significant defects observed

Wall Structure • No significant defects observed

Roof Structure • No significant defects observed

Wood boring insects • There was no evidence of wood destroying insect damage observed at time of inspection • Not all areas of home may have been inspected do to site conditions

Discretionary improvements • None recommended

Limitations

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. • Please see standard of practice for full scope of exclusions and limitations • The crawl space inspection was limited by height restriction/obstructions.

Comments

Positive attributes The construction of the home is good quality. The materials and workmanship, where visible, are good. The visible joist spans appear to be within typical construction practices. The inspection did not discover evidence of substantial structural movement.

General comments • N o significant defects were observed in the accessible structural components of the house.

• Some areas may not have been inspected due to restricted access




RoofingDescription

Roof covering • Asphalt Shingle • 30 Yr.

Roof flashings • Metal

Chimneys • 2 • Masonry • Wood Chase • Flashings OK • Caps OK

Roof drainage system • D ischarge above & below grade

Skylight • 5 • Curb-Type • Flashings OK • Seals OK

Method of inspection • Walked on roof

Observations

Sloped • Improve : The roofing shows evidence of moss and organic build up . This condition may reduce the life expectancy of the roofing. • Adding copper or zinc strips will help discourage moss growth. • R epair: Debris should be removed from the roofing to reduce risk of leaks and early roof wear.

Photos

Fascias/Eaves • No significant defects observed

Flashings • No significant defects observed

Skylight • No significant defects observed




Roofing

Observations cont.

Chimney • No significant defects observed

Gutters & downspouts• Improve: Downspout(s) that discharge onto the roof should be extended to discharge directly

into the gutters below. This condition, if left unattended, can result in premature deterioration of the roofing under the end of the downspout.

Photos

Discretionary improvements • None recommended

Limitations

• P lease also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. • See ASHI standards of practice for further exclusions and limitations of inspection

Comments

Positive attributes • T he roof coverings appear to be in generally good condition. • G ood quality materials have been employed as roof coverings.

The installation of the roofing materials has been performed in a professional manner. Roof flashing details appear to be in good order. The chimneys do not show signs of significant deterioration.

General comments • I n all, the roof coverings show evidence of normal wear and tear for a home of this age. • Clean gutters regularly to prevent clogging • Roof coverings should last for many years with regular inspections and proper maintenance




ExteriorDescription

Wall covering • Fibered Cement Lap Siding • Fibered Cement Shingles

Eaves / Soffits / Fascias • Soffit appear to be LP

• Spruce Fascias

Doors • Solid Wood • Composite /Fiberglass

Windows • Vinyl Double Pane • Aluminum • Single pane

Entry driveways • Concrete

Entry walkways and patios • Concrete • Pavers • Stone

Porch / deck / steps / railings • Concrete

Overhead garage door(s) • 2 • Steel • Automatic Opener Installed • All Tests OK

Surface drainage • Level Grade • Graded Away From House

Retaining walls • Wood • Block

Fencing • Cedar • PT Framing • Vinyl

Crawlspace • Access Location: Interior hall closet

Sheds/Outbuildings • Tool Shed

Observations

Wall Coverings • R epair: Localized rot was observed in the wall coverings(trim) in one or more areas. -Repairs should be relatively inexpensive. -Localized rot of trims generally does not pose a leak risk. • Improve: Keep up on all exterior touch-up caulking and painting to extend life spans of trim and

siding • Repair: Siding damage was observed in one area




Exterior

Observations cont.

Photos

Southwest corner of home Rock damaged siding Garage window

Flaking paint overhead garage door

Eaves/ Soffits/ Fascias • No significant defects observed

Doors • R epair: There was damage/decay observed near the bottom of one or more doors/door frames. • Repairs and/or refinishing is needed.

Photos




Exterior

Windows • No significant defects were observed

Driveway • Monitor: Typical driveway cracks were observed • They should be monitored for further settlement/shrinkage. • Patch cracks to help prevent further water penetration/damage.

Photos

Walkway • No significant defects observed

Porch • No significant defects observed

Decks • N/A

Garage • No significant defects observed

Lot drainage • No significant defects observed




Exterior

Observations cont.

Retaining wall • Mo nitor: The retaining wall shows evidence of movement. This condition should be monitored. It is impossible to determine the rate of movement during a one time visit to the house. -It is likely the movement is old and now stabilized. -If further movement is observed, excavating behind the wall and adding better drainage may be advisable.

Photos

Fence • Improve: One or more fence gates need adjustment. • It did not open.

Photos

Crawlspace • Monitor: There is low clearance in the crawlspace(less than 24 inches) • Not all areas may have been inspected.

Outbuildings • No significant defects observed

Exterior Pests • There was no evidence of active wood destroying organisms present at time of inspection.




Exterior

Observations cont.

Discretionary improvements • Discretionary Improvement: Be sure to keep up on all exterior Caulking and touch up painting • This will help extend life spans of siding and trims

Limitations

• There was a reduced presence of historical evidence due to the installation of new siding over old siding. • Storage in the garage restricted the inspection.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. • See ASHI standards of practice for full limitations and exclusions of exterior inspection

Comments

Positive attributes • The exterior paint appears to be in good condition. Window frames are clad, for the most part, with a low maintenance material. Soffit/Fascia Low Maintenance There is no significant wood/soil contact around the perimeter of the house, thereby reducing the risk of insect infestation or rot. The auto reverse mechanism on the overhead garage door responded properly to testing. This safety feature should be tested regularly as a door that doesn't reverse can injure someone or fall from the ceiling. Refer to the owner's manual or contact the manufacturer for more information. The lot drainage was good, conducting surface water away from the building.

General comments The exterior of the home is generally in good condition. The exterior of the home shows normal wear and tear for a home of this age.




ElectricalDescription

Size of service • 200 Amp 120/240v Main Service

Service drop • Overhead

Service entrance conductors • Aluminum

Serv. panel / current protect. • Panel Rating: 200 Amp • Breakers • Located: Exterior South wall

Photos

Sub-panel(s) • Panel Rating: 50 Amp • Breakers • Located: Exterior South side • Panel Rating: 200 Amp • Breakers • Located: Interior hallway

Photos

Service grounding • Copper • Ground Rod Connection • Ground Connection Not Visible




Electrical

Description cont.

Distribution wiring • Copper

Wiring Type(s) • Non-Metallic Sheathed Cable "Romex"

Switches / receptacles • Grounded

Ground fault circuit interrupter • Bathroom(s) • Kitchen

Observations

Safety notice • All electrical repairs should be done by a licensed electrician for safety.

Service / entrance • No significant defects observed

Main panel • No significant defects observed

Auxiliary panel(s) • No significant defects observed

Distribution wires • No significant defects observed

Aluminum wiring • No significant defects observed

Outlet • S afety Issue: Consider installing more ground fault circuit interrupter (GFCI) outlets.(no exterior Gfci present) • Install them within 6 feet of all "wet" locations

A GFCI offers increased protection from shock or electrocution.

• S afety Issue: An outlet has reversed polarity (i.e. it is wired backwards). This outlet and the circuit should be investigated and repaired as necessary.

Photos

By hot tub sub panel




Electrical

Observations cont.

Switches • No significant defects observed

Lights • No significant defects observed

Discretionary improvements • Discretionary Improvements: Consider adding a surge protector to the main panel to protect electronics • https://blog.happyhiller.com/blog/whole-house-surge-protection-lightning-storm-tips

Limitations

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. • See Ashi standards of practice for limitations and exclusions of inspection • Not all fixtures could be tested due to bad bulbs

Comments

Positive attributes The size of the electrical service is sufficient for typical single family needs. Panel Good / Fusing OK Generally speaking, the electrical system is in good order. Outlets / Switches OK The distribution of electricity within the home is good. All 3-prong outlets that were tested were appropriately grounded.

Gfci • Safety issue: consider adding GFCI protected Outlets to all receptacles within 6 ft of wet areas

General comments • I nspection of the electrical system revealed the need for typical, minor repairs. Although these are not costly to repair, they should be high priority for safety reasons. Unsafe electrical conditions represent a shock hazard. A licensed electrician should be consulted to undertake all repairs.




Heating/CoolingDescription

Energy source • Gas

Wood (pellets)

System type • Forced Air Furnace • Manufacturer: Rheem • Serial #: W211323434 • Age:2013 - 5 yrs(avg. Lifespan 15-25 yrs.) *many last much longer depending on

conditions and frequency of maintenance • Pellet Stove

• The in wall electric heaters have been disconnected

Vents / flues / chimneys • Metal-Multi Wall • Plastic

Heat distribution methods • Ductwork • Ductless

Other components • Condensate Pump(for furnace)

Observations

Furnace • M onitor: Forced air systems should be regularly serviced. This should be a regular maintenance item to assure safe, reliable service.

In-wall Heaters • Repair: One or more In wall heaters were inoperative with normal controls They appear to be disconnected fron power

Fireplaces • No significant defects observed

M onitor: Pellet stove pilot was not lit during inspection. The blower and auger functioned normally. Have pellet stove serviced before closing to assure safe, reliable service.

Supply air ductwork • No significant defects observed

Return air ductwork • No significant defects observed

Combustion / exhaust • No significant defects observed

Thermostat • No significant defects observed

Discretionary improvements • N/A

Conversion considerations • N/A




Heating/CoolingLimitations

• The furnace heat exchanger could not be inspected. • Recommend having exchanger periodically inspected for safety.

Comments

Positive attributes This is a high efficiency heating system. Heating a home with this type of heating system should be relatively economical. Adequate heating capacity is provided by the system. Heat distribution within the home is adequate. • All tested heaters ok.

General comments The heating system shows no visible evidence of significant defects.




Insulation/VentilationDescription

Attic • Fiberglass batts where observed • Blow In

Roof cavity • N/A

Exterior wall • Not Visible

Basement wall • N/A

Crawl space • R20+ in Floor above Crawl Space

Floor cavity • N/A

Vapor retarders • Plastic • On crawl floor

Roof ventilation • Roof Vents • Soffit Vents

Crawl space ventilation • Exterior Wall Vents

Exhaust fan/vent locations Bathrooms • Kitchen • Dryer

Observations

Attic / roof • No significant defects observed

Walls • No significant defects observed

Floors • No significant defects observed

Basement • N/A

Crawl space improvement • R epair: Loose or damaged insulation in the floor above the crawl space should be improved.

Exhaust Ventilation • No significant defects observed

Limitations

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. • Please refer to Ashi standards of practice for limitations and exclusions of inspection • The attic was viewed from the access hatch only. • The crawl space was viewed from the access hatch with digital imagery as far as I couod reach with 10 ft

pole.




Insulation/Ventilation

Limitations cont.

Comments

Positive attributes This appears to be a well insulated home.

General comments Caulking and weather-stripping around doors, windows and other exterior wall openings will help to maintain weather tightness and reduce energy costs. Upgrading insulation levels in a home is an improvement rather than a necessary repair.




PlumbingDescription

Water supply source • Public Water Supply

Service pipe to house • Steel

Main water valve location • In meter housing

Interior supply piping • Copper

Waste system • Public Sewer System

Drain / waste / vent piping • ABS

Water heater • Gas • Manufacturer: Reliance • Capacity: 50 gallons • Serial #: 1542J008965 • Age:2015 - 3Yrs(avg. Lifespan 10-14 yrs.)*Many last much longer depending on

conditions

Fuel shut-off valves • Natural Gas Main Valve At Meter • At appliances

Photos

Other components • N/A

Observations

Water heater unit • No significant defects observed

Gas piping • No significant defects observed

Supply • No significant defects observed




Plumbing

Observations cont.

Waste / vent • R epair: The trap is leaking under the downstairs East bathroom vanity.

Photos

Fixtures • No significant defects observed

Discretionary improvements • N/A

Limitations

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. • Please refer to ASHI standards of practice for exclusion limitations of inspection

Comments

Positive attributes The water pressure supplied to the fixtures is reasonably good. A typical drop in flow was experienced when two fixtures were operated simultaneously. The water heater is a relatively new unit. As the typical life expectancy of water heaters is 7 to 12 years, this unit should have several years of remaining life.

General comments The plumbing system requires some typical minor improvements. • T he water heater temperature should be set such that accidental scalding is minimized. Families

with small children should be especially aware of this.




InteriorDescription

Wall/ceiling materials • Drywall

Floor surfaces • Carpet • Tile • Wood

Doors • Wood • Hollow Core

Kitchen • Gas Range • Garbage disposal • Exterior venting for range • Dishwasher

Smoke/CO Detectors • Smoke detectors Present in bedrooms and hallways • Carbon Monoxide detectors present in hallways

Observations

Wall / ceiling finishes • M onitor: Minor cracks in the drywall were noted. • There was no evidence of significant structural issues. • Drywall cracks are very common in vault ceiling applications.

Photos

Floors • No significant defects observed

Windows • No significant defects observed

Door • No significant defects observed

Bedrooms • No significant defects observed

Bathrooms • No significant defects observed




Interior

Observations cont.

Kitchen • No significant defects observed

Laundry • No significant defects observed

Smoke/ CO Detectors • No significant defects observed

Interior Pest • No Evidence of Wood destroying Organisms observed at time of inspection

Discretionary improvements • Discretionary Improvement: Install new exterior lock sets upon taking possession of the home. • M onitor: The home exhibits several cosmetic deficiencies that may warrant interior

components that need cleaned/repaired/replaced.

Photos

Floor trim Bad drywall tape

Limitations

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. • See ASHI standards of practice for limitations and exclusions of inspection

Comments

Condition of finishes On the whole, the interior finishes of the home are in above average condition. Typical minor flaws were observed in some areas.




ApplianceDescription

Appliances tested • Gas Range • Microwave Oven • Dishwasher • Waste Disposer

Laundry facility • 240 Volt Circuit for Dryer • Gas Piping for Dryer • Dryer Vented to Building Exterior • 120 Volt Circuit for Washer • Hot/Cold Water Supply for Washer • Waste Standpipe for Washer

Other components tested • Door Bell

Observations

Gas range unit • R epair: The back right burner on the gas range is inoperative.

Photos

Dishwasher unit • No significant defects observed

Waste disposer unit • No significant defects observed

Refrigerator unit • Refrigerator appears to be in serviceable condition

Clothes dryer unit • Not tested • Appears servicable

Clothes washer unit • Not tested • Appears serviceable

Cooktop exhaust unit • No significant defects observed




Appliance

Observations cont.

Door bell system • No significant defects observed

Limitations

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. • Please refer to ASHI standards of practice for further exclusion the limitations of inspection

Comments

Positive attributes All appliances that were tested responded satisfactorily.

General comments Only minor improvements to the appliances are needed.


home inspection report · 2018. 12. 17. · home inspection report **** pine st, north bend, or...

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