The Home Report ©2006 1 1234 Sample Street

Oregon Construction Contractor Board #1512161567 Happy Lane, Eugene, OR 97401

(541)302-0879

Home Inspection ReportPrepared for:

John Smith

Property location

1234 Sample StreetEugene, Oregon

The Home Report ©2006 2 1234 Sample Street

This report contains confidential information and is for the exclusive useof the client, John Smith. Distribution to other parties is prohibited bycontractual agreement.

Date of Inspection: September 9th, 2006

THR File #60909S

Paul Daniel, Oregon Certified Home Inspector #507

About This Report

This inspection report is a result of a visual inspection of the subjectproperty and while not technically exhaustive, includes all structural andservice components readily observable. The inspection is visual only andthere has been no destructive testing or disassembly of components,other than removal of cover plates. Furniture, carpets, insulation orother materials that may prevent inspection have not been moved orremoved. The inspection does not include examination for hazardousmaterials.

All conclusions are the professional opinion of the inspector and are nota guarantee or warranty of the performance of the structure, systems, orcomponents. Please note that this is not a code inspection and as suchdoes not indicate the compliance or lack of compliance with localbuilding codes.

Any estimates of remaining serviceable life, repair costs, etc. are advisoryonly. Individual units or systems vary widely in their performance.

We encourage you to conduct a pre-settlement walk through to confirmconditions just prior to closing. Damage or failure of components mayoccur between the time of inspection and your occupancy of theproperty.

Property Description

1.1 The subject structure is a two level house built approximately fouryears ago. The house is located on a slightly elevated lot in a suburbanarea. The home faces Sample Street to the west. The property includesa covered patio and garage. The house has in general been adequatelymaintained.

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Lot & Grounds

2.1 Driveway: Poured concrete.

2.2 Walkways: Poured concrete.

2.3 Patio: There is a poured concrete patio which is covered by themain roof.

2.4 Porch: The porch is set under the main part of the roof. The roofextension is supported by wood posts and is in good condition.

2.5 Site grading/drainage: The house sits on a slightly elevated sitewhich should provide generally good drainage. There is a slope/swale onthe east boundary which appears likely to have been created to divertwater away from the property on the east side.

2.6 Site grading/clearance: Clearance between soil and siding isgenerally good around the home.

2.7 Fence: There is a vertical board fence which has been installedusing pressure treated posts, an advantage.

2.8 Gates: The gates function adequately.

2.9 Hose bibbs: Two hose bibbs installed. Staining suggests minorleaks may exist during use, but were not evident during testing. Irecommend monitoring.

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Exterior

3.1 Roof water control: There is a continuous ‘K’ style aluminumgutter system installed on the house. Aluminum downspouts are usedalso. This is a good quality system. The downspouts connect to anunderground drainage system, an advantage.Confirmation of drain function and outlet are not a part of thisinspection.

3.2 Siding: The house is mainly covered with an engineered productknown as fiber cement board. It is manufactured from wood fibers andcement, a component of concrete. The version of the product installed ismanufactured to look like horizontally installed board siding. To date thissiding material has shown good durability.The installation and condition of the siding is generally good. Maintain agood caulk seal at joints, and intersections with windows, doors, etc.There are some locations where movement has opened up joints, and re-caulking is needed in these areas at this time.

There are small areas of brick veneer installed on the lower parts of thewest side. There are gaps at the junction of the brick and fiber cementsiding. I recommend the gaps are sealed to prevent possible water entry.

Sample views.

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3.3 Fascia: A fascia board is not installed with this design. The bargeboards on the gables are composite wood boards. The lower edge of oneboard on the east side appears cracked. I recommend the crack issealed. Composite wood is vulnerable to moisture damage and decay ifnot adequately protected from adverse conditions. I recommend thebarge boards are monitored and maintained as required.

3.4 Soffits (eaves overhang): There are gaps around the soffit blockingbetween truss tails. The largest gaps are on the porch area and southside. See locating diagram. These gaps may allow insect entry to theattic. I recommend any gap one quarter inch or wider is sealed.

Sample views.

3.5 Trim: Wood, good condition.

3.6 Paint: Generally good.

3.7 Windows: Vinyl frame windows with insulating glass are usedthroughout the house.

The west window in the living room does not slide easily and mayrequire adjustment. The window screen is slightly bent creatinggaps.

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3.8 Patio door: This is a vinyl frame sliding door, with insulating safetyglass. There is no screen door installed.

3.9 Front door: Wood.

Roof

4.1 Observation method: Walked on roof.

4.2 Description: This is a gable style roof of moderate pitch. Theroofing material is laminated architectural composition shingles; a goodquality material.

4.3 Installation: The quality of installation is generally good.

4.4 Condition: The shingles are approximately two years old, and are ingood condition. This type of roof is typically warranted for twenty-fiveyears or more.

4.5 Roof deck: Oriented strand board panels.

4.6 Flashing: The metal flashing is generally well installed and in goodcondition. The lower flange of a vent jack is not flush with the roofsurface. See locating diagram. The gap was occupied by wasps on theday of inspection. I recommend the wasps are removed and flange issecured with fastener; the fasteners should be sealed with mastic.

Several live wasp nests were observed, mainly under the roof overhang. Isuggest the nests are removed to prevent potential sting hazard. Seesample view on the following page.

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A fastener securing a roof jack flange is exposed and should be sealedwith mastic. See locating diagram.

4.7 Vents: Metal.

4.8 Moss: There is no significant moss growth on the roof.

Structure

5.1 Foundation: The foundation walls are poured concrete, withfootings.

5.2 Framing/walls: Typical wood frame construction. Thoughstructural components were generally concealed and not visible forinspection, no signs of failure were evident.

5.3 Floor structure: Concrete piers, wood posts, and 4x8 beams set atthirty-two inch intervals comprise the floor support system. A boardsubfloor is installed.

One support post close to the west side is loose. See locating diagram. Irecommend shims are installed to restore load. See photographs on thefollowing page.

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5.4 Roof structure: 2x4 prefabricated trusses set on twenty-four inchcenters.

5.5 Roof deck: Oriented strand board panels.

5.6 Ceiling joists: Lower truss chords.

Crawlspace

6.1 Access: There is a scuttlehole in the hall closet.

6.2 Vapor barrier: Plastic sheet installed.

6.3 Debris: There is no significant debris present.

6.4 Underfloor insulation: Fiberglass batt insulation installed.

6.5 Ventilation: Ventilation is provided by screened vents in thefoundation walls. Several vent openings are at grade level, (due partly tothe recent installation of barkdust). This could allow water to flow intothe vents. Debris may also accumulate and block the vents. Irecommend soil is removed from the area around the vents to provide aminimum of two inches clearance below the vent opening. Alternativelyvent wells could be installed. See sample view on the following page.

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6.6: Moisture: The crawlspace was dry on the day of inspection.However, staining on the vapor barrier suggests water infiltration hasoccurred previously. The staining indicates the water has beenapproximately one inch deep covering more than half of the crawlspacefloor. It is possible this water infiltration occurred during construction.

However, water staining may also have been caused by water intrusionsince construction. This type of water intrusion can be caused by soiltype, exterior grade, and drainage dynamics around the house. Asexterior soil becomes saturated, water seeps under the foundation walland into the foundation grade, which is lower than the exterior grade.Water passes on to the top of the vapor barrier at the edges and seams.

I recommend the crawlspace is monitored for water following periods ofprolonged or heavy rainfall. If water is found to accumulate thecrawlspace floor should be re-graded and trenched to direct water to thecrawlspace drain in the SW part of the crawlspace and piped off site.The installation of a few inches of gravel would facilitate water movementunder the vapor barrier and to raise the vapor barrier out of any puddles.See sample views of water staining on the following page.

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Attic

7.1 Access: Scuttle holes located in the garage and NW bedroom closet.Insulation appears to have been installed on top of the scutlehole in theNW bedroom closet; no baffles appear to have been installed to holdinsulation away. A large volume of loosefill fiberglass is likely to fall intothe closet if this scutlehole is removed. All parts of the attic can beaccessed from the garage scuttlehole.

7.2 Roof ventilation: Provided by soffit vents and roof vents.

7.3 Roof deck: Oriented strand board.

7.4 Room exhaust fans: Ducted to roof vent and soffit vent.

7.5 Insulation: Loosefill fiberglass.

7.6 Birds, insects, rodents: None noted.

Heating System

8.1 Furnace: This house’s heating system consists of a natural gasforced air furnace. The furnace is manufactured by Coleman.This is a conventional, mid-efficiency unit, 57 KBTU input. The interiorof the cabinet is dusty suggesting the furnace has not been servicedrecently. I recommend cleaning and servicing.

8.2 Heat Exchanger: The small portions visible are in adequatecondition.

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8.3 Exhaust flue: Gases are fan forced and vented via a flexible andsheet metal manufactured flue. The flexible portion of duct is in contactwith the insulation on the return air duct. This type of vent normallyrequires a one inch clearance. Although there is no scorching at thecontact points this vent should ideally be repositioned to create adequateclearance.

8.4 Combustion air: From garage.

8.5 Air filter: The disposable filter is situated in the return air duct inthe hallway ceiling. The filter is dirty and should be replaced.

A second filter is installed in the bottom of the air module and was alsodirty and requires cleaning. I suggest a heating engineer is consultedregarding the necessity of two filters.

8.6 Thermostat: Electronic programmable thermostat.

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8.7 Carbon monoxide detector: None noted. Fuel burning appliancescan produce deadly carbon monoxide gas if malfunctioning. Irecommend the installation of a CO detector in the home.

8.8 Ducts: Heated air is supplied to the registers through insulatedceiling ducts. The duct work appeared to be in generally good order.However, the insulation is loose creating small gaps in the insulation ofthe duct in the attic. I recommend insulation is re-installed.

Cooling System

9.1 Overview: The system consists of an exterior compressor, andinterior coils installed with the furnace. The unit was tested andfunctioned well.

9.2 Exterior unit: Installed on a pad south of the home. There is longgrass around the unit which should be trimmed to ensure adequate airmovement.

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9.3 Interior coils: Not visible for inspection.

9.4 Control: Shares a thermostat with the heating system.

9.5 Ducts: In common with heating system.

9.6 Condensate: Piped to the exterior of the home.

9.7 Refrigerant line insulation: Slightly torn/deteriorated exteriorsection close to exterior unit. I recommend insulation be repaired orreplaced.

Electrical System

10.1 Service: The service entrance is via underground lines. 120, 240volts. 200 amp capacity cable.

10.2 Main panel: A medium size, single main distribution panel withcircuit breaker protection is located in the garage. There are twelve 120volt breakers and three 240 volt breakers. Defects:

There is an open cable knock out in the top of the panel whichshould be plugged.

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One 240 volt breaker is not labeled but is likely to be for the airconditioner. I recommend confirmation and labeling.

There is paint overspray on some breakers including the mainbreaker. Although unlikely, the paint may prevent breakerstripping. I suggest evaluation by an electrician, or at minimumphysically switching breakers a few times to eliminate anypotential paint seal.

10.3 Distribution: The house is served by copper two wire with groundcable.

The pond pump appears to be powered by a permanently installedextension lead to an exterior outlet. This is potentially hazardous; ideallya conventionally installed circuit with a cable protected by conduit andburied underground would be installed.

10.4 Outlets: Three prong grounding type.

10.5 Lights: A light switch to control the kitchen lights was notidentified. I recommend consulting homeowner.

10.6 Ground Fault Circuit Interrupters (GFCIs): These are safetydevices to prevent electric shock. They are now recommended for use inall areas where water is likely to be encountered (kitchen, bath, garage,outdoors). This house is likely to have ground fault interrupters in allthese location. However, not all GFCIs were accessible for testing or werein use. I recommend testing when all GFCIs are accessible and not inuse.

10.7 Smoke detector: The smoke detectors installed have the hushbutton feature as required by state law. The smoke detector had beenremoved from the master bedroom and should be replaced.

Plumbing System

11.1 Water supply: PVC.

11.2 Distribution: PVC.

11.3 Drain and waste: ABS plastic pipe is used in this system.

11.4 Water heater: Hot water is provided by a natural gas forty gallontank. The temperature and pressure relief valve is in place with the

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overflow pipe as required. The tank is strapped for safety in the event ofan earthquake.

11.5 Dryer duct: The termination hood is missing. I recommend theinstallation of a termination hood with backdraft damper.

Flexible duct is used in the crawlspace. This is a potential fire hazardand should be replaced with sheet metal duct.

11.6 Gas supply: There is a gas shut off at the meter on the southexterior of the home.

Insulation

12.1 Attic: Well insulated with loosefill fiberglass and fiberglass batts.

12.2 Wall: Wall insulation was not confirmed but it is likely to have R-15 fiberglass batts installed.

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12.3 Underfloor: Fiberglass batts to approximately R-25.

Interior

13.1 Walls: There is a small area of repair a close to the patio door likelycaused by a pet.

13.2 Ceiling: There are moderately large settlement cracks in the ceilingof the living room/kitchen area. These cracks do not appear to signifyany unusual movement or failure. I recommend monitoring.

13.3 Doors: The door stop in the NW bedroom is broken.

13.4 Dishwasher: Cycled satisfactorily.

13.5 Bathroom: The main bathroom tub drained slowly.

Garage

14.1 Type: This is a two car, one door, built-in garage. A large volumeof stored items obscured some area.

14.2 Slab: Poured concrete with typical minor settlement cracks.

14.3 Car doors: Sectional metal overhead doors.

14.4 Door operation: The door operates easily when disconnected fromthe opened.

14.5 Door opener: The door opener operates well and is fitted with bothpressure resistance and infra-red safety reversing systems, anadvantage.

14.6 Personnel door: Good.

14.7 Walls/ceiling: Finished, an advantage.

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Diagram

N

Area of soffit gaps

Location ofcrawlspace drain

Crawlspace vents at grade

Loose supportpost in crawlspace

Main gasshut-off

GARAGE

CRAWLSPACE

STREET

Lower edgeofbargeboardcracked

Gaps at the upper edgeof brick veneer atjunction with boardsiding

Soffit gap Gap under roof jack

Roof jackfastenerexposed

Loose insulation onheating duct in attic

Air conditioner lineinsulation damaged

Air conditioner

Dryer duct