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Inspection Report

Sample Street USA

Company Information:

Orca Inspection Services LLC Phone: 206-842-3739

[email protected]

www.orcainspect.com

Inspector: Dylan Chalk WA State Pest License #: 65540 WA State Home Inspector #: 365

Client Name: Good Condition 1990’s House

Date: 4/21/2015

Report #:

A0421154989

mailto:[email protected]

http://www.orcainspect.com/

Sample Street, USA ICN#: 10001AE029

This report is prepared exclusively for Good Condition 1990’s House

© Orca Home Inspection

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How to Read This Report

Chapters and Sections: This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. Most sections will contain some descriptive information done in black font. Observation narrative, done in colored font, will be included if a system or component is found to be significantly deficient in some way. If a system or component of the home was deemed to be in satisfactory or serviceable condition, there will often be no narrative observation comments in that section.

Observation Labels: All narrative observations are colored, numbered and labeled to help you find, refer back to, and understand the severity of the observation. Observation colors and labels used in this report are:

1. Major Concern: Repair items that may cost significant money to correct now or in the near future, or items that require immediate attention to prevent additional damage or eliminate safety hazards. 2. Repair: Repair and maintenance items noted during inspection. Please note that some repair items can be expensive to correct such as re-finishing hardwood floors, but are considered simply repair items due to their cosmetic nature. 3. Improve: Observations that are not necessarily defects, but which could be improved for safety, efficiency, or reliability reasons. 4. Monitor: Items that should be watched to see if correction may be needed in the future. 5. Due Diligence: Observation such as a buried oil tank that may require further investigation to determine the severity and / or urgency of repair. 6. Future Project: A repair that may be deferred for some time but should be on the radar for repair or replacement in the near future. 7. Efficiency: Denotes observations that are needed to make the home more energy efficient as well as to bring the home up to modern insulation standards. This category typically includes windows and insulation. Other items, such as lighting and appliances, are not inspected for their energy status. 8. Notes and Limitations: Refers to aside information and /or any comments elaborating on descriptions of systems in the home or limitations to the home inspection. 9. WDO: Denotes the presence of wood destroying organisms or conditions conducive to wood destroying organisms. Conducive conditions include but are not limited to, inadequate clearances, earth/wood contact, cellulose debris, inadequate ventilation, and excessive moisture. All observations with WDO are relevant to a Washington State pest inspection. Wood Destroying Organisms: This report includes a structural pest inspection embedded within the report. All observations in this report that begin with WDO are a part of a Washington State Pest Inspection. Orca Inspection Services LLC employs Dylan Chalk, Licensed Structural Pest Inspector ##65540. Please note that most WDO observations are related to high moisture conditions that could be conducive to mold-like substances. Orca Inspection Services is not a mold specialist and recommends consulting with an industrial hygienist or other mold remediation expert if concerned about mold or indoor air quality. Pest Inspection Standards in Washington State - WAC 16-228-2045 - REQUIRES THAT A DIAGRAM / DRAWING BE PREPARED FOR WOOD DESTROYING ORGANISM (WDO) REPORTS. IF THE PHOTOS AND DESCRIPTIONS IN THIS REPORT ARE INADEQUATE, A DRAWING IS AVAILABLE UPON REQUEST. Further Evaluation: Whenever further evaluation of a system or component is recommended or whenever due diligence is recommended, this further evaluation or investigation should be done by at least one licensed professional and qualified contractor prior to closing as there is a chance of hidden costs or problems associated with the system or component in question. Summary Page: The Summary Page is designed as a bulleted overview of all the observations noted during inspection. This helpful overview is not a substitution for reading the entire inspection report. The




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entire report must be read to get a complete understanding of this inspection report as the Summary Page does not include photographs or photo captions.

Moisture Meter Testing: Where moisture meter testing is indicated in this report a GE Protimeter BLD5360 Surveymaster Dual-Function Moisture Meter was used.




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Summary Page

Major Concerns

Electrical: Overall, numerous red flags were noted in the branch and finish wiring system indicating unreliable and incomplete wiring practices: see especially garage and pole barn. Please see the electrical chapter and attached photos for more details. I have tried to make a detailed list of defects but given the number and type of repairs needed, I recommend additional inspection of this electrical system by a licensed electrician to further evaluate and repair the entire wiring system in the building as it was impossible to do a thorough evaluation of the wiring at this time - additional repairs may be needed. This should be considered urgent for safety reasons.

Heating: This furnace is close to the end of its useful service life. The average life of these forced air furnaces is 15-20 years - this unit is 20 years old and according to service records the heat exchanger was replaced in 2004. Moderate corrosion was noted around the outside of the heat exchanger and inside where visible and the furnace was generally dirty. Hire a licensed heating contractor to further evaluate this furnace and repair or replace as needed. During servicing I recommend that you have the heat exchanger inspected. This should be a specific request that will add cost to the servicing. The heat exchanger is the most important component to this furnace and if it deemed to be in failure the furnace would likely require replacement. Heat exchangers are not visible so they are beyond the scope of this inspection.

Plumbing: This is a very old water heater. Replacement is recommended for improved reliability as this unit could fail at any point. The average life of these water heaters is 8-12 years - this water heater is 20 years old.

Interior/Fireplaces: A lost seal was noted at the south window in the south stairwell. In addition, I noted deflection in the frame. This could require window replacement - not just the glass but the frame. Have this further investigated and repaired as recommended by a qualified contractor.

Repairs

Structure and Basement: Wood and cellulose debris was noted in the crawl space. This can encourage wood destroying organisms. Removal of all cellulose debris from the crawl space is recommended to eliminate conditions conducive to wood destroying organisms. This should include all wood as well as the old cardboard form material around the floor frame post footings.

Crawl Space: Crawl space vents are currently blocked by insulation in a few places - see north side. Use cardboard baffles that mount onto the floor joists to pull insulation away from the vents and allow proper ventilation.

Electrical: Inadequate labeling of the main electrical panel circuit breakers was noted during inspection. This should be corrected for improved safety.

Electrical: Inadequate labeling of the breakers was noted during inspection of the sub-panel in the garage and pole barn. This should be corrected for improved safety.

Electrical: The sub-panel in the garage is not labeled and there are openings in the panel and the dead front cover has never been installed. Wiring is amateur - no 90 degree bends. Have this panel further investigated and repaired as recommended by a licensed electrician.

Electrical: An unusual stranded aluminum conductor is being used on a 30 amp breaker. This was not labeled - I do not know what it is for. This looks over-fused. Have this evaluated and repaired as recommended by a licensed electrician.




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Electrical: Repair the loose conduit connections and poor support for this conduit in the garage.

Electrical: The non-metallic sheathed cable in the pole barn is poorly supported and requires staples or hangers for additional support. This type of wiring should be supported every 4 feet and within 2 feet of junction boxes.

Electrical: Secure the loose / poorly mounted sub-panel to the AC compressor - north side of house.

Electrical: Abandoned wiring was noted at the exterior north side of the house. This should be eliminated or properly terminated inside a listed junction box.

Electrical: An extension cord is being used to supply power to the garage lights. This is non-standard and a safety hazard. Extension cords are not permitted for permanent electrical fixtures.

Electrical: The use of GFCI (Ground Fault Circuit Interruption) protection is inconsistent with modern standards for safety - see garage. GFCI protection is recommended for the electrical receptacles in the following locations: all kitchen countertops, bathrooms, exterior, garage, unfinished basement, laundry and all wet and damp locations. GFCI's protect against electrocution by limiting the duration of an electrical shock. These are an important modern safety feature. Hire a licensed electrician to further evaluate and update this home's system for improved safety.

Electrical: The missing cover plates to electric receptacles and switches should be installed to cover all access to wiring at switches and receptacles.

Electrical: An inoperative receptacle was noted on the exterior north side. This may be on a switched or GFCI protected circuit, but no switch or GFCI was found during inspection. Have the receptacle further evaluated and repaired by a licensed electrician.

Electrical: The installation of carbon monoxide detectors is recommended for all homes that have fuel burning appliances such as gas or oil furnaces, gas water heaters, gas ovens and cook-tops, gas fireplaces and wood stoves. Detectors were noted but there is only one on the main floor - you need 1/floor - I did not see one on the 2nd floor? Carbon monoxide is a colorless, odorless gas that can cause sickness, nausea and potentially death. For more information, consult the Consumer Product Safety Commission at 1-800-638-2772 (C.P.S.C.) Modern standards in WA state call for all homes being sold to have CO detectors - the standard is one / floor and outside all sleeping areas.

Heating: The fresh air house fan timer was not set during inspection today. I recommend having this fresh air timer set for at least a couple hours / day. The purpose of this timer is to facilitate fresh air changes inside the home to more reliably provide healthy indoor air quality. Monitor relative humidity during winter months and try and keep indoor relative humidity below 55%. If this is regularly exceeded you may need the fresh air system to run more frequently.

Heating: The B-vent for the furnace above the roof line is corroded and in poor condition. I recommend having this vent evaluated and repaired during servicing of the furnace.

Heating: Replace the failing batteries in the heating and cooling thermostat to insure reliable performance.

Plumbing: The Pollybutylene (PB, gray plastic) supply hoses and angle stops noted below several sinks are an unreliable plumbing product with a reputation for failing fittings. Updating to copper or braided steel supply hoses and new angle stops is recommended. These are very common to find in 1990's era buildings. Consult with a licensed plumber to further evaluate and repair.




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Plumbing: The exterior dryer duct vent termination is covered with a screen. This is a safety hazard that could block lint and cause a fire. Replace this vent cover with a cover that has a baffle.

Plumbing: The dryer duct is dirty and needs to be cleaned for improved safety. This is important regular maintenance to eliminate a potential fire hazard.

Plumbing: The dryer duct appears to have been connected with sheet metal screws. This is non-standard and a safety hazard as this could contribute to lint build-up and overheating - a potential fire hazard. Replace the dryer duct for safe and reliable performance. Use rigid pipe up until the dryer connection and then use corrugated metal flex duct.

Kitchen: The refrigerator ice maker was off during inspection so I could not verify that it was operational. Have the ice maker turned on and made operational or repair as needed prior to close.

Interior/Fireplaces: Repair the missing locking hardware to the French door to the south family room - see top of door.

Interior/Fireplaces: Multiple lost seals were noted in the glazing: south garage window and east side large glass above the sliding glass doors. This has resulted in fogging between the panes of glass that cannot be cleaned without glazing repair or replacement. Hire a glass replacement company to further evaluate and replace all windows with lost seals.

Interior/Fireplaces: Re-caulk the header for the window to the west formal living room.

Interior/Fireplaces: Creosote and ash build-up was noted in the wood burning fireplace in the family room, suggesting that the flue should be cleaned and inspected by a licensed chimney sweep. Regular cleaning of the flue is recommended to insure safe operating condition. The formal living room fireplace has not ever been used. Both fireplaces appear to have gas log lighters installed.

Roof/Attic: The downspouts require an all-around tune-up as multiple places were noted where downspouts are loose or slightly disconnected from storm drains. Implement tune-up repairs to insure downspouts are well fastened, leak free and properly draining into storm drains.

Roof/Attic: Install the missing attic access hatch cover in the garage.

Roof/Attic: I noted a rodent trap in the attic - knee wall space in master closet. No feces were noted during inspection - inquire with the seller regarding any history of rodent problems in the attic and set and monitor traps to see if any additional exclusion work is needed.

Exterior/Garage: The sliding glass door at the SE corner is not locking and requires repair / installation of proper locking hardware.

Exterior/Garage: A pattern of mineralization was noted on the chimneys. This can indicate moisture intrusion problems with the chimney. This should be further evaluated and repaired by a licensed mason or chimney sweep. Also, clean any organic debris off the chimneys as needed.

Family Bathroom: A slow drain was noted at the family bathroom sinks indicating that an obstruction may exist. Have these drains further evaluated and repaired by a plumbing contractor.

Master Bathroom: The tile in this master bathroom shower surround is generally old and showing signs of wear that indicate older and less reliable tile - see a few sections of missing grout. Hire a tile specialist to seal and implement tune up repairs. Budget to update this tile soon.




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Master Bathroom: The mirror in the master bathroom is corroded and missing its reflective surface in places. Update mirror as desired.

Improvement Items

Electrical: The existing smoke detectors in this home are old - updating is recommended every ten years to insure reliable performance. I randomly tested the existing detector units during inspection today and all the detectors tested were operational.

Plumbing: Older corrugated metal supply connectors were noted for some of the sinks and toilets in the home. These have a reputation for being less reliable and they are now getting pretty old. Updating these old supply connectors is recommended for improved reliability of the supply piping system.

Master Bathroom: With the exception of any comments listed above, the bathrooms in this home were in serviceable condition. However, the finishes and fixtures are old and will be increasingly unreliable. Updating / remodeling the bathrooms in this home will be needed in the near term, a significant expense. Urgency of updating will depend largely on how often each bathroom is to be used and personal desired for reliability and cosmetic appearance.

Family Bathroom: The bath fans are loud during operation. Based on the age and visible condition of the fans, I recommend updating these fans.

Monitoring Items

Interior/Fireplaces: Signs of window leakage was noted: a few stairs at the east family room and west living room windows. These stains were dry at the time of inspection but may indicate prior leakage. Inquire with the seller for any history of leakage here and monitor as some repair could be needed. At the time of inspection no water damage was found and visible red flags do not merit repair.

Exterior/Garage: The back deck is not level and may be settling. It is so low to the ground and there is skirting around the perimeter of the deck so I was unable to inspect the footings system. Difficult to know if repairs are needed to stabilize this deck. Monitor and repair as needed.

Grounds: Corrugated storm drain pipe appears to be used for below grade tight-line work. This product is prone to failure as it is susceptible to crushing and clogging. Monitor these drains after heavy rains and keep your gutters clean to prolong the service life of this pipe. If the pipes are noted to be backing up, you will need to replace these pipes.

Due Diligence Items

Structure and Basement: A sump pump system was noted in the crawl space below the house. Inquire with the seller about why this was installed and where the discharge is. Please note that a sump pump can always require maintenance and if it is determined that the pump is critical to maintain a dry crawl space, you may want to install some back up power systems so the pump will work when the power is out. No red flags were noted during inspection of the crawl space to indicate prior moisture conditions.

Crawl Space: New sub-floor and duct insulation was noted in the crawl space. This is nice and the installation looked professional. Inquire with the seller for any history of repair. Often the old insulation gets damaged by rodents. It would be wise to set and monitor a few traps to insure all exclusion work was successful. Please note that newer insulation takes away some of my clues as to how this space has performed in the past.




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Electrical: This building has a solar photovoltaic system installed. I recommend inquiring with the seller for installer and maintenance information for this system. Evaluation of these systems is beyond the scope of this inspection.

Electrical: This home has a transformer station for a generator in the garage. No generator was found during inspection and inspection of generator systems is beyond the scope of this inspection. I recommend inquiring for more information from the seller regarding how this system was set up - is there an appropriate size of generator? Be sure to never set up a generator inside the garage as there is a risk of carbon monoxide poisoning.

Plumbing: This home's sewage appears to employ a private septic system. Please note that an evaluation of this system is beyond the scope of this inspection. I recommend having this system further evaluated by a septic specialist.

Interior/Fireplaces: No screens were noted for the windows. Inquire with the seller to make sure window screens are included and installed as desired prior to close.

Roof/Attic: The roofing material on this home appears to be a recently installed presidential grade shingle. These are often rated as 50 years roofs. In practice these roofs have not been installed that long so difficult to know how long they will last. The installation appears neat and professional. Inquire with the seller about any warranty information for this roof. Many professional roofing companies will offer limited workmanship warranties.

Exterior/Garage: Inquire with the seller about any recent siding updating. Based on the visible condition of the siding and the age of the house. I suspect that the siding has been updated. See if any receipts or contractor information exists.

Exterior/Garage: No horizontal struts were noted for the overhead doors - the j-arms appear to be mounted straight to the door. This is a weaker installation. Have this further investigated by an overhead door specialist and repaired as recommended to insure reliable performance.

Efficiency Observations

Roof/Attic: The attic access hatch in the master closet ceiling requires insulation and weather stripping to prevent heat loss and heat migration into the attic.

Roof/Attic: The attic insulation in the knee wall spaces requires tune-up repairs to insure reliable performance - see where insulation is disturbed on the floors of some of these spaces and see knee wall insulation that has fallen off in master closet. Repair damaged thermal barriers and consider improving to modern standard of R-49 on the floor. Note that I think the main upper attic has had insulation added - cellulose was noted up there.

Notes

Electrical: Photo shows location of kitchen GFCI re-sets.

Cooling/ Fuel Storage/ Gas Distribution: The outdoor air conditioner compressor was operating at the time of inspection - I ran the AC for 15 minutes and got a temperature at registers of 60 degrees F at heat registers.

Plumbing: Basic rules of thumb for dryer vent installation: The vent should be no more than 25 feet. For every 90 degree turn subtract 5 feet and for every 45 degree bend subtract 2.5 feet. Use only smooth-wall metal vent in 4 inch pipe diameter only. Do not use plastic pipe and plastic flex pipe. If a flexible connector is needed at the dryer use a short amount of corrugated metal pipe. Flex and corrugated pipes should never be used in concealed spaces such as through walls or in crawl spaces. Insulate dryer duct in exterior spaces to prevent condensation that could facilitate lint build-up inside the pipe.




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Powder Bathroom: During inspection today I operated all plumbing fixtures in bathrooms and sinks. In bathrooms I ran a moisture meter around toilets and tile shower enclosures to check for hidden leaks. I also sounded for loose tile and laminate in shower and tub enclosures. I felt for loose waste pipe below sinks and where accessible and checked for leaks below sinks. I do not test over-flow drains as this is beyond the scope of a home inspection. It is always best practice to monitor plumbing after moving into a new home as testing during inspection presents significantly less stress on plumbing than daily use. Any defects uncovered during inspection are listed in this report.

Roof/Attic: Gutters were noted to be clean at the time of inspection. Be sure to clean gutters quarterly to insure they are performing as intended.

Roof/Attic: I inspected the attic space today and no red flags were noted regarding prior moisture build-up or relative humidity. Venting appeared unrestricted. Wood has a nice bright color indicating no prior moisture problems with relative humidity or heat migration into the attic.

Please contact me directly with questions about this report.

My cell phone number is (206) 713-5715. Thank you, Dylan Chalk




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Table of Contents

Summary Page ............................................................................................................................................................... 4 Structure and Basement ............................................................................................................................................... 11 Crawl Space ................................................................................................................................................................. 13 Electrical ...................................................................................................................................................................... 15 Heating ........................................................................................................................................................................ 23 Cooling/ Fuel Storage/ Gas Distribution ..................................................................................................................... 26 Plumbing...................................................................................................................................................................... 27 Powder Bathroom ........................................................................................................................................................ 31 Master Bathroom ......................................................................................................................................................... 32 Family Bathroom ......................................................................................................................................................... 34 Kitchen ........................................................................................................................................................................ 36 Interior/Fireplaces ........................................................................................................................................................ 37 Roof/Attic .................................................................................................................................................................... 41 Exterior/Garage ........................................................................................................................................................... 46 Grounds ....................................................................................................................................................................... 50




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Structure and Basement Foundation

% of Foundation Not Visible: 0.3

Evidence of Seismic Protection: Present

Building Configuration: Crawl space, Slab on grade

Foundation Description: Poured concrete

Floor, Wall and Ceiling Framing

Wall Framing: Not visible, 2x6

Wall Insulation: Not visible

Wall Sheathing: Not visible

Floor Framing: Partly visible, 2x10

Sub-Floor Material: Not visible

Ceiling Framing: Not visible

Basement General None

Sump Pumps and Drains

Floor Drain: None noted

Sump Pumps: Present

1. Due Diligence Item, WDO :> A sump pump system was noted in the crawl space below the house. Inquire with the seller about why this was installed and where the discharge is. Please note that a sump pump can always require maintenance and if it is determined that the pump is critical to maintain a dry crawl space, you may want to install some back up power systems so the pump will work when the power is out. No red flags were noted during inspection of the crawl space to indicate prior moisture conditions.

Wood Destroying Organisms

Visible Evidence of Active Wood Destroying Insects: None noted

Visible Evidence of Inactive Wood Destroying Insects: None noted

Visible Evidence of Active Wood Decay and Fungi: None noted

Visible Evidence of Damage from Wood Destroying Organisms: None noted




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Visible Evidence of Conditions Conducive to Wood Destroying Organisms:

Present

2. Repair, WDO :> Wood and cellulose debris was noted in the crawl space. This can encourage wood destroying organisms. Removal of all cellulose debris from the crawl space is recommended to eliminate conditions conducive to wood destroying organisms. This should include all wood as well as the old cardboard form material around the floor frame post footings.

Remove cardboard form material to eliminate a conducive pest condition




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Crawl Space Crawl Space Access

Method of Inspection: Crawled

Vapor Barrier

Vapor Barrier Material: Plastic

Crawl Space Ventilation

Ventilation Method: Exterior wall vents

3. Repair, WDO :> Crawl space vents are currently blocked by insulation in a few places - see north side. Use cardboard baffles that mount onto the floor joists to pull insulation away from the vents and allow proper ventilation.

Posts and Footings Standard

Insulation

Insulation Type: Fiberglass

Approximate R-Value: R-30

4. Due Diligence Item :> New sub-floor and duct insulation was noted in the crawl space. This is nice and the installation looked professional. Inquire with the seller for any history of repair. Often the old insulation gets damaged by rodents. It would be wise to set and monitor a few traps to insure all exclusion work was successful. Please note that newer insulation takes away some of my clues as to how this space has performed in the past.




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Pretty clean looking space overall.

Old insulation on ducts is mildly damaged and could indicate some prior rodent issues.

Moisture Conditions None noted

Rodents None noted




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Electrical Service Equipment Volts: 120/240

Service Drop: Underground

Meter Base Amperage: 200

Service Entrance (SE) conductor Size: Aluminum, 4/0, 200 amps

Main Panel Amperage: 200 amps

Electric Service Amperage: 200 amps

Main Electric Panel Location: Garage

5. Repair :> Inadequate labeling of the main electrical panel circuit breakers was noted during inspection. This should be corrected for improved safety.

6. Due Diligence Item :> This building has a solar photovoltaic system installed. I recommend inquiring with the seller for installer and maintenance information for this system. Evaluation of these systems is beyond the scope of this inspection.




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7. Due Diligence Item :> This home has a transformer station for a generator in the garage. No generator was found during inspection and inspection of generator systems is beyond the scope of this inspection. I recommend inquiring for more information from the seller regarding how this system was set up - is there an appropriate size of generator? Be sure to never set up a generator inside the garage as there is a risk of carbon monoxide poisoning.

Sub-Panel / 2nd Service Sub-panel, Sub-panel

Sub-panel Main Conductor: Copper, #4, 100 amps, Copper, #6, 50 amps

Sub--Panel Amperage: 100, 50

Sub-Panel Location: Pole Barn, Garage

8. Repair :> Inadequate labeling of the breakers was noted during inspection of the sub-panel in the garage and pole barn. This should be corrected for improved safety.

9. Repair :> The sub-panel in the garage is not labeled and there are openings in the panel and the dead front cover has never been installed. Wiring is amateur - no 90 degree bends. Have this panel further investigated and repaired as recommended by a licensed electrician.




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10. Repair :> An unusual stranded aluminum conductor is being used on a 30 amp breaker. This was not labeled - I do not know what it is for. This looks over-fused. Have this evaluated and repaired as recommended by a licensed electrician.

Branch Wiring

Wire Material: Copper and Multi-strand Aluminum

Wiring Method: Non-metallic sheathed cable

11. Repair :> Repair the loose conduit connections and poor support for this conduit in the garage.




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12. Major Concern :> Overall, numerous red flags were noted in the branch and finish wiring system indicating unreliable and incomplete wiring practices: see especially garage and pole barn. Please see the electrical chapter and attached photos for more details. I have tried to make a detailed list of defects but given the number and type of repairs needed, I recommend additional inspection of this electrical system by a licensed electrician to further evaluate and repair the entire wiring system in the building as it was impossible to do a thorough evaluation of the wiring at this time - additional repairs may be needed. This should be considered urgent for safety reasons.

13. Repair :> The non-metallic sheathed cable in the pole barn is poorly supported and requires staples or hangers for additional support. This type of wiring should be supported every 4 feet and within 2 feet of junction boxes.

14. Repair :> Secure the loose / poorly mounted sub-panel to the AC compressor - north side of house.




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15. Repair :> Abandoned wiring was noted at the exterior north side of the house. This should be eliminated or properly terminated inside a listed junction box.

16. Repair :> An extension cord is being used to supply power to the garage lights. This is non-standard and a safety hazard. Extension cords are not permitted for permanent electrical fixtures.




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Receptacles and Fixtures

Inspection Method: Random Testing

Outlets: Three wire outlets

17. Note :> Photo shows location of kitchen GFCI re-sets.

18. Repair :> The use of GFCI (Ground Fault Circuit Interruption) protection is inconsistent with modern standards for safety - see garage. GFCI protection is recommended for the electrical receptacles in the following locations: all kitchen countertops, bathrooms, exterior, garage, unfinished basement, laundry and all wet and damp locations. GFCI's protect against electrocution by limiting the duration of an electrical shock. These are an important modern safety feature. Hire a licensed electrician to further evaluate and update this home's system for improved safety.

19. Repair :> The missing cover plates to electric receptacles and switches should be installed to cover all access to wiring at switches and receptacles.




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20. Repair :> An inoperative receptacle was noted on the exterior north side. This may be on a switched or GFCI protected circuit, but no switch or GFCI was found during inspection. Have the receptacle further evaluated and repaired by a licensed electrician.

Smoke Detectors Present

21. Improvement Item :> The existing smoke detectors in this home are old - updating is recommended every ten years to insure reliable performance. I randomly tested the existing detector units during inspection today and all the detectors tested were operational.




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22. Repair :> The installation of carbon monoxide detectors is recommended for all homes that have fuel burning appliances such as gas or oil furnaces, gas water heaters, gas ovens and cook-tops, gas fireplaces and wood stoves. Detectors were noted but there is only one on the main floor - you need 1/floor - I did not see one on the 2nd floor? Carbon monoxide is a colorless, odorless gas that can cause sickness, nausea and potentially death. For more information, consult the Consumer Product Safety Commission at 1-800-638-2772 (C.P.S.C.) Modern standards in WA state call for all homes being sold to have CO detectors - the standard is one / floor and outside all sleeping areas.




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Heating Heating System

Energy Source: Natural gas

Heating Method: Forced air furnace

Manufacturer: Payne

Capacity: 92 mbtu

Age: 1994

Last Service Record: Highlander @ 425-868-2971, Replaced heat exchanger in

2004

Filtration System: Electronic

23. Major Concern :> This furnace is close to the end of its useful service life. The average life of these forced air furnaces is 15-20 years - this unit is 20 years old and according to service records the heat exchanger was replaced in 2004. Moderate corrosion was noted around the outside of the heat exchanger and inside where visible and the furnace was generally dirty. Hire a licensed heating contractor to further evaluate this furnace and repair or replace as needed. During servicing I recommend that you have the heat exchanger inspected. This should be a specific request that will add cost to the servicing. The heat exchanger is the most important component to this furnace and if it deemed to be in failure the furnace would likely require replacement. Heat exchangers are not visible so they are beyond the scope of this inspection.

24. Repair, WDO :> The fresh air house fan timer was not set during inspection today. I recommend having this fresh air timer set for at least a couple hours / day. The purpose of this timer is to facilitate fresh air changes inside the home to more reliably provide healthy indoor air quality. Monitor relative humidity during winter months and try and keep indoor relative humidity below 55%. If this is regularly exceeded you may need the fresh air system to run more frequently.




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25. Repair :> The B-vent for the furnace above the roof line is corroded and in poor condition. I recommend having this vent evaluated and repaired during servicing of the furnace.

26. Repair :> Replace the failing batteries in the heating and cooling thermostat to insure reliable performance.




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Heating Distribution System

Heat Source in Each Room: Present

Distribution Method: Ductwork

Additional Heat Sources None noted




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Cooling/ Fuel Storage/ Gas Distribution Cooling/Heat Pumps AC

Manufacturer: Payne - 4 tons

Energy Source: Electric

Age: 2005

27. Note :> The outdoor air conditioner compressor was operating at the time of inspection - I ran the AC for 15 minutes and got a temperature at registers of 60 degrees F at heat registers.

Oil Storage None noted

Propane Storage None noted

Gas Meter and Gas Plumbing Present

Gas Shutoff Location: South side of structure

Gas Pipe Materials: Steel and flex pipe




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Plumbing Water Service Supply

Pipe Material: Unknown

Well or Public Supply: Public

Water Pressure: 60

Main Water Shut-off Location: Crawl space

Distribution Pipe

Circulation Pump: None noted

Supply Pipe Materials: Copper, Not visible

Functional Flow: Average

28. Improvement Item :> Older corrugated metal supply connectors were noted for some of the sinks and toilets in the home. These have a reputation for being less reliable and they are now getting pretty old. Updating these old supply connectors is recommended for improved reliability of the supply piping system.

29. Repair :> The Pollybutylene (PB, gray plastic) supply hoses and angle stops noted below several sinks are an unreliable plumbing product with a reputation for failing fittings. Updating to copper or braided steel supply hoses and new angle stops is recommended. These are very common to find in 1990's era buildings. Consult with a licensed plumber to further evaluate and repair.




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Waste Pipe and Discharge

Discharge Type: Septic system

Waste and Vent Pipe Materials: ABS plastic

30. Due Diligence Item :> This home's sewage appears to employ a private septic system. Please note that an evaluation of this system is beyond the scope of this inspection. I recommend having this system further evaluated by a septic specialist.

Hot Water Heater

System Type: Tank

Manufacturer: A.O.Smith

Size: 50 gal

Age: 1994

Energy Source: Gas

31. Major Concern :> This is a very old water heater. Replacement is recommended for improved reliability as this unit could fail at any point. The average life of these water heaters is 8-12 years - this water heater is 20 years old.




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Exterior Hose Bibs Operating

Additional Sinks Tested

Sewage Ejector Pumps None noted

Washer Washer hook-ups only, no appliance

Dryer Dryer hook-ups only, no appliance

Power Source: Electric

Duct to Exterior: Ducted

32. Repair :> The exterior dryer duct vent termination is covered with a screen. This is a safety hazard that could block lint and cause a fire. Replace this vent cover with a cover that has a baffle.

33. Repair :> The dryer duct is dirty and needs to be cleaned for improved safety. This is important regular maintenance to eliminate a potential fire hazard.




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34. Repair :> The dryer duct appears to have been connected with sheet metal screws. This is non-standard and a safety hazard as this could contribute to lint build-up and overheating - a potential fire hazard. Replace the dryer duct for safe and reliable performance. Use rigid pipe up until the dryer connection and then use corrugated metal flex duct.

35. Note :> Basic rules of thumb for dryer vent installation: The vent should be no more than 25 feet. For every 90 degree turn subtract 5 feet and for every 45 degree bend subtract 2.5 feet. Use only smooth-wall metal vent in 4 inch pipe diameter only. Do not use plastic pipe and plastic flex pipe. If a flexible connector is needed at the dryer use a short amount of corrugated metal pipe. Flex and corrugated pipes should never be used in concealed spaces such as through walls or in crawl spaces. Insulate dryer duct in exterior spaces to prevent condensation that could facilitate lint build-up inside the pipe.

Additional Plumbing None noted




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Powder Bathroom Sinks and Cabinets Tested

Toilet Tested

Bathtub / Shower None noted

Bathroom Ventilation Type: Bath fan

General Bath Condition Standard

36. Note, WDO :> During inspection today I operated all plumbing fixtures in bathrooms and sinks. In bathrooms I ran a moisture meter around toilets and tile shower enclosures to check for hidden leaks. I also sounded for loose tile and laminate in shower and tub enclosures. I felt for loose waste pipe below sinks and where accessible and checked for leaks below sinks. I do not test over-flow drains as this is beyond the scope of a home inspection. It is always best practice to monitor plumbing after moving into a new home as testing during inspection presents significantly less stress on plumbing than daily use. Any defects uncovered during inspection are listed in this report.




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Master Bathroom Sinks and Cabinets Tested

Toilet Tested

Bathtub / Shower Tested

37. Repair, WDO :> The tile in this master bathroom shower surround is generally old and showing signs of wear that indicate older and less reliable tile - see a few sections of missing grout. Hire a tile specialist to seal and implement tune up repairs. Budget to update this tile soon.




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Bathroom Ventilation

Type: Bath fan


38. Repair :> The mirror in the master bathroom is corroded and missing its reflective surface in places. Update mirror as desired.

39. Improvement Item, WDO :> With the exception of any comments listed above, the bathrooms in this home were in serviceable condition. However, the finishes and fixtures are old and will be increasingly unreliable. Updating / remodeling the bathrooms in this home will be needed in the near term, a significant expense. Urgency of updating will depend largely on how often each bathroom is to be used and personal desired for reliability and cosmetic appearance.




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Family Bathroom Sinks and Cabinets Tested

40. Repair :> A slow drain was noted at the family bathroom sinks indicating that an obstruction may exist. Have these drains further evaluated and repaired by a plumbing contractor.

Toilet Tested

Bathtub / Shower Tested

Bathroom Ventilation

Type: Bath fan

41. Improvement Item, WDO :> The bath fans are loud during operation. Based on the age and visible condition of the fans, I recommend updating these fans.




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Kitchen Sinks and Faucets Tested

Cabinets and Countertops Countertop Material: Stone

Cabinet Material: Wood laminate

Ventilation Method Fan ducted to exterior

Appliances

Refrigerator: Operating

Dishwasher: Operated

Dishwasher Air Gap: None noted

Range/ Oven /Cook-tops: Gas and electric

Disposer: None noted

42. Repair :> The refrigerator ice maker was off during inspection so I could not verify that it was operational. Have the ice maker turned on and made operational or repair as needed prior to close.

General Kitchen Condition Standard




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Interior/Fireplaces Floors

Floor Materials: Carpet, Hardwood, Plastic sheet goods

Floor Settlement: None noted

Walls, Ceilings and Closets

Wall and Ceiling Materials: Drywall

Stairs and Railings Standard

Interior Doors Hollow Core

43. Repair :> Repair the missing locking hardware to the French door to the south family room - see top of door.

Windows

Window Glazing: Double pane

Interior Window Frame: Vinyl

Window Styles: Sliding, Single hung

44. Repair :> Multiple lost seals were noted in the glazing: south garage window and east side large glass above the sliding glass doors. This has resulted in fogging between the panes of glass that cannot be cleaned without glazing repair or replacement. Hire a glass replacement company to further evaluate and replace all windows with lost seals.




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45. Major Concern :> A lost seal was noted at the south window in the south stairwell. In addition, I noted deflection in the frame. This could require window replacement - not just the glass but the frame. Have this further investigated and repaired as recommended by a qualified contractor.

46. Monitoring Item, WDO :> Signs of window leakage was noted: a few stairs at the east family room and west living room windows. These stains were dry at the time of inspection but may indicate prior leakage. Inquire with the seller for any history of leakage here and monitor as some repair could be needed. At the time of inspection no water damage was found and visible red flags do not merit repair.




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Drips noted - west side living room.

A few drip marks noted at east side living room windows.

47. Due Diligence Item :> No screens were noted for the windows. Inquire with the seller to make sure window screens are included and installed as desired prior to close.

48. Repair :> Re-caulk the header for the window to the west formal living room.




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Gas Fireplaces None noted

Solid Fuel Fireplaces Present

Fireplace Types: Masonry firebox

49. Repair :> Creosote and ash build-up was noted in the wood burning fireplace in the family room, suggesting that the flue should be cleaned and inspected by a licensed chimney sweep. Regular cleaning of the flue is recommended to insure safe operating condition. The formal living room fireplace has not ever been used. Both fireplaces appear to have gas log lighters installed.




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Roof/Attic Roof Materials

Method of Roof Inspection: Walked on roof

Roof Style: Hip

Roof Materials: Presidential Grade Shingle

Approximate Age of Roof: Newer

50. Due Diligence Item :> The roofing material on this home appears to be a recently installed presidential grade shingle. These are often rated as 50 years roofs. In practice these roofs have not been installed that long so difficult to know how long they will last. The installation appears neat and professional. Inquire with the seller about any warranty information for this roof. Many professional roofing companies will offer limited workmanship warranties.

Skylights Insulated curb style

Gutters and Downspouts Seamless Aluminum

51. Note, WDO :> Gutters were noted to be clean at the time of inspection. Be sure to clean gutters quarterly to insure they are performing as intended.

52. Repair, WDO :> The downspouts require an all-around tune-up as multiple places were noted where downspouts are loose or slightly disconnected from storm drains. Implement tune-up repairs to insure downspouts are well fastened, leak free and properly draining into storm drains.




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Attic Access Crawled partial




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53. Efficiency Observation :> The attic access hatch in the master closet ceiling requires insulation and weather stripping to prevent heat loss and heat migration into the attic.

54. Repair :> Install the missing attic access hatch cover in the garage.

Attic Rodent Activity Some signs

55. Repair :> I noted a rodent trap in the attic - knee wall space in master closet. No feces were noted during inspection - inquire with the seller regarding any history of rodent problems in the attic and set and monitor traps to see if any additional exclusion work is needed.




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Roof Framing and Sheathing

Rafters: 2x8, 2x12

Sheathing: Plywood, Skip sheathing

56. Note :> I inspected the attic space today and no red flags were noted regarding prior moisture build-up or relative humidity. Venting appeared unrestricted. Wood has a nice bright color indicating no prior moisture problems with relative humidity or heat migration into the attic.

Attic Insulation

Insulation Type: Fiberglass, Cellulose

Approximate Insulation R-Value on Attic Floor: Inconsistent

Approximate Insulation R-Value on Attic Walls: 19

57. Efficiency Observation :> The attic insulation in the knee wall spaces requires tune-up repairs to insure reliable performance - see where insulation is disturbed on the floors of some of these spaces and see knee wall insulation that has fallen off in master closet. Repair damaged thermal barriers and consider improving to modern standard of R-49 on the floor. Note that I think the main upper attic has had insulation added - cellulose was noted up there.




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Attic and House Ventilation

Bath Fan Ducting: Ducted to exterior

Kitchen Fan Ducting: Ductwork not visible

Attic Ventilation Method: Soffit vents, Roof jack vents




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Exterior/Garage Siding and Trim

Trim Material: Wood

Siding Material: Fiber-cement, Brick

58. Due Diligence Item :> Inquire with the seller about any recent siding updating. Based on the visible condition of the siding and the age of the house. I suspect that the siding has been updated. See if any receipts or contractor information exists.

Eaves Open rafters

Exterior Doors Solid core, Sliding glass

59. Repair :> The sliding glass door at the SE corner is not locking and requires repair / installation of proper locking hardware.




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Exterior Window Frames Vinyl

Decks Present

Deck Structure: Not visible

Deck Ledger Board: Not visible

Guardrail: None needed

Decking Material: Plastic/synthetic material

60. Monitoring Item :> The back deck is not level and may be settling. It is so low to the ground and there is skirting around the perimeter of the deck so I was unable to inspect the footings system. Difficult to know if repairs are needed to stabilize this deck. Monitor and repair as needed.

Porches Present

Chimneys Present

Chimney Material: Masonry

Chimney Flue Liners: Present, Not visible

61. Repair, WDO :> A pattern of mineralization was noted on the chimneys. This can indicate moisture intrusion problems with the chimney. This should be further evaluated and repaired by a licensed mason or chimney sweep. Also, clean any organic debris off the chimneys as needed.




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Garage Attached

Automatic Garage Opener: Present

Garage Door Type: Metal

62. Due Diligence Item :> No horizontal struts were noted for the overhead doors - the j-arms appear to be mounted straight to the door. This is a weaker installation. Have this further investigated by an overhead door specialist and repaired as recommended to insure reliable performance.




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Grounds Drainage and Lot Location

Clearance to Grade: Standard

Downspout Discharge: Below grade

Lot Description: Flat

63. Monitoring Item, WDO :> Corrugated storm drain pipe appears to be used for below grade tight-line work. This product is prone to failure as it is susceptible to crushing and clogging. Monitor these drains after heavy rains and keep your gutters clean to prolong the service life of this pipe. If the pipes are noted to be backing up, you will need to replace these pipes.

Driveways/Walkways/Flatwork

Driveway: Concrete

Walkways: Concrete

Patios: Pavers

Window and Stairwells None Noted

Grounds, Trees and Vegetation

Trees/Vegetation too near building: No

Retaining Walls None noted

Exterior Stairs Standard




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Fences None noted

Carport, Outbuildings and Other None noted




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Inspection Receipt

REPORT NO:

INSPECTION DATE: PROPERTIES INSPECTED FOR: Good Condition 1990’s House Sample Street, USA Qty Description Amount

1 Inspection with digital narrative report $ 545.00 (PAID)

Balance Due $ 0.00

Thank you for your business

Orca Inspection Services C/O Dylan Chalk 5761 NE Tolo Rd

Bainbridge Island, WA 98110

A0421154989

4/21/2015

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