Inspection Report

John Doe

Property Address:
55 Sample AVE E
Puyallup, WA 98374

Kevin Pierce
WSDA License #76560
213 Nelsen St NE
Orting, WA 98360
253-508-0621
Top Table of Contents Bottom
 

Table of Contents


Top Table of Contents Bottom
 
Date: 9/10/2008 Time: Report ID:
Property:
55 Sample AVE E
Puyallup, WA 98374
 Customer:
John Doe		 Real Estate Professional:

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.


Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.


Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

In Attendance:
Customer and their agent

Type of building:
Single Family (2 story)

Approximate age of building:
Over 25 Years
Temperature:
Below 65

Weather:
Clear

Ground/Soil surface condition:
Dry
Rain in last 3 days:
No

  
Top Table of Contents Bottom
1.  Roofing
The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.
 INNINPRR
1.0 ROOF COVERINGSX   
1.1 FLASHINGSX   
1.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONSX   
1.3 ROOF DRAINAGE SYSTEMS   X
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
Roof Covering:
3-Tab fiberglass
Viewed roof covering from:
Walked roof
Sky Light(s):
Four
Chimney (exterior):
Block
Comments:
1.3 Roofing on North side of home does not have a drainage system.  Recommend installation by a qualified contractor.
1.3 Picture 1
The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
2.  Exterior
The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.
 INNINPRR
2.0 WALL CLADDING FLASHING AND TRIM   X
2.1 DOORS (Exterior)X   
2.2 WINDOWSX   
2.3 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE RAILINGS   X
2.4 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)   X
2.5 EAVES, SOFFITS AND FASCIASX   
2.6 OTHER   X
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
Siding Style:
Lap
T-111
Siding Material:
Wood
Exterior Entry Doors:
Wood
Appurtenance:
Deck with steps
Comments:
2.0 (1) Failed caulk around entry door and holes in siding near window at rear of home.  Recommend re-caulk to prevent possible water intrusion.
2.0 Picture 1
2.0 Picture 2

(2) Siding on south side of the home has evidence of water retention.  Recommend further evaluation by a qualified contractor.
2.0 Picture 3

(3) Fence support is in contact with siding.  This is considered a conducive condition for wood destroying organisms. Recommend repair by a qualified contractor.
2.0 Picture 4

(4) Siding on North side of home is deteriorated.  Recommend replace/repair by a qualified contractor.
2.0 Picture 5

(5) Fascia board ends are severely deteriorated and wood rot is present.  Recommend repair/replace by a qualified contractor.
2.0 Picture 6
2.0 Picture 7
2.3 (1) Top deck step is missing tread board.  This is a trip hazard. Recommend installation.
2.3 Picture 1

(2) Middle post on front deck is in contact with soil. Recommend adequate clearance from wood to soil to prevent rot.
2.3 Picture 2

(3) Multiple support members on front deck have wood rot. Recommend replacement by a qualified contractor.
2.3 Picture 3
2.3 Picture 4

(4) Bottom side of decking at rear deck shows evidence of water retention.  This may lead to wood rot and failure. Recommend repair/replace by a qualified contractor.
2.3 Picture 5

(5) Front and rear decks are missing proper railing.  This is a safety hazard.  Recommend spindles be no larger than 4 inches in width.  Recommend installation by a qualified person.
2.3 Picture 6
2.4 Vegetation in contact with the home is considered a conducive condition for wood destroying organisms. Recommend trimming vegetation to provide adequate clearance.
2.4 Picture 1
2.6 Recommend removal of all cellulose debris near the foundation. 
2.6 Picture 1
2.6 Picture 2
The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
3.  Garage
 INNINPRR
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		 

Top Table of Contents Bottom
4.  Interiors
The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.
 INNINPRR
4.0 CEILINGSX   
4.1 WALLSX   
4.2 FLOORS   X
4.3 STEPS, STAIRWAYS, BALCONIES AND RAILINGSX   
4.4 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETSX   
4.5 DOORS (REPRESENTATIVE NUMBER)   X
4.6 WINDOWS (REPRESENTATIVE NUMBER)X   
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
Ceiling Materials:
Drywall
Wall Material:
Drywall
Floor Covering(s):
Carpet
Vinyl
Interior Doors:
Hollow core
Window Types:
Sliders
Cabinetry:
Wood
Countertop:
Laminate
Comments:
4.2 Caulk is failing at tub and toilet in upper bathroom and at toilet in lower bathroom. Recommend re-caulk to prevent possible water intrusion.
4.2 Picture 1
4.2 Picture 2
4.2 Picture 3
4.5 (1) Bathroom doors are missing or have damaged door stoppers. Recommend installation to prevent wall damage.
4.5 Picture 1

(2) Entry door is missing dead bolt.  Recommend installation.
4.5 Picture 2

(3) Door knob at back door is broken.  Recommend repair/replace by a qualified person.
4.5 Picture 3
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
5.  Structural Components
The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.
 INNINPRR
5.0 FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)X   
5.1 WALLS (Structural)X   
5.2 FLOORS (Structural)X   
5.3 CEILINGS (structural)X   
5.4 ROOF STRUCTURE AND ATTICX   
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
Foundation:
Masonry block
Poured concrete
Method used to observe Crawlspace:
No crawlspace
Floor Structure:
Slab
Wall Structure:
Wood
Ceiling Structure:
2X4
Roof-Type:
Gable
Method used to observe attic:
From entry
Attic info:
Attic access

The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
6.  Plumbing System
The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.
 INNINPRR
6.0 PLUMBING DRAIN, WASTE AND VENT SYSTEMS   X
6.1 PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES   X
6.2 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTSX   
6.3 MAIN WATER SHUT-OFF DEVICE (Describe location)X   
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
Water Source:
Public
Washer Drain Size:
2" Diameter
Water Heater Power Source:
Electric
Water Heater Capacity:
50 Gallon (2-3 people)
Comments:
6.0 (1) Both bathroom sinks are missing plungers.  Recommend installation by a qualified person.
6.0 Picture 1

(2) Recommend the dishwasher drain line have a loop to prevent back flow of water.
6.0 Picture 2
6.1 Hose bib at rear of home leaks.  Recommend repair/replace by a qualified person.
6.1 Picture 1
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
7.  Electrical System
The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.
 INNINPRR
7.0 SERVICE ENTRANCE CONDUCTORSX   
7.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELSX   
7.2 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGEX   
7.3 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)   X
7.4 POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE   X
7.5 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)X   
7.6 LOCATION OF MAIN AND DISTRIBUTION PANELSX   
7.7 SMOKE DETECTORS   X
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
Electrical Service Conductors:
Overhead service
Panel Type:
Circuit breakers
Electric Panel Manufacturer:
FEDERAL PACIFIC
Wiring Methods:
Not Visible
Comments:
7.0 A Federal Pacific Electric (FPE) "Stab-Lok" service panel was present. FPE circuit breakers may fail to trip in response to an over current or a short circuit. A circuit breaker that may not trip does not afford the protection that is intended and required, creating a fire hazard. Simply replacing the circuit breakers might not be a reliable repair. It is the electric components or appliances that typically cause problems, e.g., a short in an appliance, an electric outlet, or a light switch. Electric panels and circuit breakers are designed to prevent personal injury and property damage in the event of a short (or other problem) by shutting down the electric current to the faulty appliances or electrical components. There appears to be no official recall on these panels, mainly because the companies that made these panels are out of business.  Due to the problems associated with Federal Pacific Electric panels and inadequate clearance between breakers and edges of covers (removing covers can dislodge circuit breakers and/or all circuits might need to be shut off), I do not remove covers; type of power cable and/or main wiring was unknown; type of branch wiring was unknown; adequacy of grounding system was unknown; and condition of wiring and any specific wiring problems was unknown. For additional helpful information about Federal Pacific electric panels, www.inspect-ny.com/fpe/fpepanel.htm

www.inspect-ny.com/fpe/fpe.html

www.inspect-ny.com/fpe/fpecpsc.htm

www.inspect-ny.com/fpe/fpetest.htm

This electric panel might be at the end of its useful life. Standards generally recognize the life expectancy of electric panels to be about 25 years. With older panels, contact points become corroded, possibly causing arcing, brownouts, and, at worst case, fires, personal injury, and property damage. I do not remove any circuit breakers to inspect for corrosion at the circuit breaker contact points since that would require shutting off electric service to remove the circuit breakers. There is the possibility that this electric panel has been upgraded, but only a licensed electrician can make that determination since electric service might again have to be shut off and circuit breakers removed. Note that home inspectors are not licensed as electricians in the State of Washington. Recommend further evaluation by a licensed electrician before close of escrow. 

7.0 Picture 1
7.3 (1) Multiple receptacles and switches are missing wall plates. This is a safety hazard.  Recommend installation.
7.3 Picture 1
7.3 Picture 2

(2) Light fixture in lower bathroom is inoperable.  Recommend light bulb replacement and further evaluation by a qualified electrician if needed.
7.3 Picture 3

(3) Light bulb missing in fixture at doorway in basement.  Unable to verify operation.  Recommend installation of light bulb to verify operation.
7.4 Receptacles in two lower bedrooms are not grounded. Recommend repair by a qualified electrician.
7.4 Picture 1
7.7 Smoke alarm missing in upper hallway and all bedrooms. Smoke alarm in basement needs battery replacement. Recommend all rooms have smoke alarms installed to conform with current safety standards.
7.7 Picture 1
The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
8.  Heating / Central Air Conditioning
The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.
 INNINPRR
8.0 HEATING EQUIPMENTX   
8.1 NORMAL OPERATING CONTROLSX   
8.2 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)X   
8.3 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOMX   
8.4 CHIMNEYS, FLUES AND VENTS (for fireplaces, gas water heaters or heat systems)X   
8.5 SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove)X   
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
Heat Type:
Forced Air
Electric heat
Energy Source:
Electric
Number of Heat Systems (excluding wood):
Two
Filter Type:
Disposable
Filter Size:
16x20
Types of Fireplaces:
Solid Fuel
Operable Fireplaces:
Two
Number of Woodstoves:
Two

The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
9.  Insulation and Ventilation
The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.
 INNINPRR
9.0 INSULATION IN ATTICX   
9.1 VENTILATION OF ATTIC AND FOUNDATION AREASX   
9.2 VENTING SYSTEMS (Kitchens, baths and laundry)   X
9.3 VENTILATION FANS AND THERMOSTATIC CONTROLS (ATTIC)X   
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		Styles & Materials
Attic Insulation:
Blown
Ventilation:
Gable vents
Ridge vents
Soffit Vents
Exhaust Fans:
Fan only
Dryer Power Source:
220 Electric
Dryer Vent:
Metal
Comments:
9.2 Dryer vent does not have a screen.  Recommend installation to prevent pest intrusion.
9.2 Picture 1
The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
10.  Built-In Kitchen Appliances
The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.
 INNINPRR
10.0 DISHWASHER   X
10.1 RANGES/OVENS/COOKTOPS   X
10.2 RANGE HOODX   
10.3 FOOD WASTE DISPOSERX   
 INNINPRR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
 		 
Comments:
10.0 Recommend dishwasher have a support bracket installed to prevent tipping.
10.0 Picture 1
10.1 Recommend range have support bracket installed to prevent tipping.
10.1 Picture 1
The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
11.  Complete Wood Destroying Organisms Inspection Report
Beginning January 1, 2004 the Washington State Pest Control Association has adopted a new format for the Complete Wood Destroying Organism Inspection Report. This new format was prompted, in part, by recent changes to Washington State Laws and Rules that pertain to Structural Pest Inspections, (RCW 15.58.450 and WAC 16-228-2005 through 16-228-2045), and by changes in market expectations. These changes were a cooperative effort involving members of all affected industries; inspectors, real estate professionals, and lenders. This new inspection report format is easier to understand, easier to enforce, and provides better protection for the consumer. Washington State laws and rules do not recognize any difference between a “Preliminary Report” and a “Final Report”. Therefore, this reporting format has been eliminated. There will only be one report: the Complete Wood Destroying Organism Inspection Report. If you have questions regarding these changes, contact the Washington State Pest Control Association (1-800-253-3836). For your protection you are encouraged to have all findings corrected by licensed and bonded contractors and to obtain and keep copies of all repair receipts. You may also elect to obtain a report with “NO” findings. A report with “NO” findings does not indicate that the inspector is approving of any work done to eliminate previously reported findings. It only indicates that there are no findings at the time of the inspection. It must also be understood that remaining evidence may exist after all repairs and corrections have been made. This evidence, while required to be reported, may be inconsequential.
 YN
11.0 Visible Evidence of Active Wood Destroying Insects X
11.1 Visible Evidence of Active Wood Decay Fungi X
11.2 Visible Evidence of Damage by Wood Destroying Organisms X
11.3 Visible Evidence of Conditions Conducive to Wood Destroying OrganismsX 
11.4 Visible Evidence of Inactive Carpenter Ants X
11.5 Visible Evidence of Inactive Subterranean Termites X
11.6 Visible Evidence of Inactive Anobiid Beetles X
11.7 Visible Evidence of Inactive Moisture Ants X
11.8 Visible Evidence of Inactive Dampwood Termites X
11.9 Visible Evidence of Inactive Other Wood Boring Beetles X
 YN
Y=Yes, N=No
 		 
Comments:
11.3 Evidence of conditions conducive to wood destroying organisms were detected. Such infestations may be eliminated by removal of all infested wood and correction of any contributing conducive conditions.  The services of a licensed, qualified contractor should be obtained.
The home was inspected for wood destroying organisms and conducive conditions and are reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that a qualified contractor be used for further inspection or to repair issues as it relates to the comments in this inspection report.

 


Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2007 : Licensed To Cascade Home Inspections
Top Table of Contents Bottom
 

General Summary


Cascade Home Inspections

WSDA License #76560
213 Nelsen St NE
Orting, WA 98360
253-508-0621

Customer
John Doe

Address
55 Sample AVE E
Puyallup, WA 98374

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

1.  Roofing
1.3   ROOF DRAINAGE SYSTEMS
  Repair or Replace
Roofing on North side of home does not have a drainage system.  Recommend installation by a qualified contractor.
1.3 Picture 1

2.  Exterior
2.0   WALL CLADDING FLASHING AND TRIM
  Repair or Replace
(1) Failed caulk around entry door and holes in siding near window at rear of home.  Recommend re-caulk to prevent possible water intrusion.
2.0 Picture 1
2.0 Picture 2
(2) Siding on south side of the home has evidence of water retention.  Recommend further evaluation by a qualified contractor.
2.0 Picture 3
(3) Fence support is in contact with siding.  This is considered a conducive condition for wood destroying organisms. Recommend repair by a qualified contractor.
2.0 Picture 4
(4) Siding on North side of home is deteriorated.  Recommend replace/repair by a qualified contractor.
2.0 Picture 5
(5) Fascia board ends are severely deteriorated and wood rot is present.  Recommend repair/replace by a qualified contractor.
2.0 Picture 6
2.0 Picture 7
2.3   DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE RAILINGS
  Repair or Replace
(1) Top deck step is missing tread board.  This is a trip hazard. Recommend installation.
2.3 Picture 1
(2) Middle post on front deck is in contact with soil. Recommend adequate clearance from wood to soil to prevent rot.
2.3 Picture 2
(3) Multiple support members on front deck have wood rot. Recommend replacement by a qualified contractor.
2.3 Picture 3
2.3 Picture 4
(4) Bottom side of decking at rear deck shows evidence of water retention.  This may lead to wood rot and failure. Recommend repair/replace by a qualified contractor.
2.3 Picture 5
(5) Front and rear decks are missing proper railing.  This is a safety hazard.  Recommend spindles be no larger than 4 inches in width.  Recommend installation by a qualified person.
2.3 Picture 6
2.4   VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
  Repair or Replace
Vegetation in contact with the home is considered a conducive condition for wood destroying organisms. Recommend trimming vegetation to provide adequate clearance.
2.4 Picture 1
2.6   OTHER
  Repair or Replace
Recommend removal of all cellulose debris near the foundation. 
2.6 Picture 1
2.6 Picture 2

4.  Interiors
4.2   FLOORS
  Repair or Replace
Caulk is failing at tub and toilet in upper bathroom and at toilet in lower bathroom. Recommend re-caulk to prevent possible water intrusion.
4.2 Picture 1
4.2 Picture 2
4.2 Picture 3
4.5   DOORS (REPRESENTATIVE NUMBER)
  Repair or Replace
(2) Entry door is missing dead bolt.  Recommend installation.
4.5 Picture 2
(3) Door knob at back door is broken.  Recommend repair/replace by a qualified person.
4.5 Picture 3

6.  Plumbing System
6.0   PLUMBING DRAIN, WASTE AND VENT SYSTEMS
  Repair or Replace
(1) Both bathroom sinks are missing plungers.  Recommend installation by a qualified person.
6.0 Picture 1
(2) Recommend the dishwasher drain line have a loop to prevent back flow of water.
6.0 Picture 2
6.1   PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
  Repair or Replace
Hose bib at rear of home leaks.  Recommend repair/replace by a qualified person.
6.1 Picture 1

7.  Electrical System
7.0   SERVICE ENTRANCE CONDUCTORS
  Inspected
A Federal Pacific Electric (FPE) "Stab-Lok" service panel was present. FPE circuit breakers may fail to trip in response to an over current or a short circuit. A circuit breaker that may not trip does not afford the protection that is intended and required, creating a fire hazard. Simply replacing the circuit breakers might not be a reliable repair. It is the electric components or appliances that typically cause problems, e.g., a short in an appliance, an electric outlet, or a light switch. Electric panels and circuit breakers are designed to prevent personal injury and property damage in the event of a short (or other problem) by shutting down the electric current to the faulty appliances or electrical components. There appears to be no official recall on these panels, mainly because the companies that made these panels are out of business.  Due to the problems associated with Federal Pacific Electric panels and inadequate clearance between breakers and edges of covers (removing covers can dislodge circuit breakers and/or all circuits might need to be shut off), I do not remove covers; type of power cable and/or main wiring was unknown; type of branch wiring was unknown; adequacy of grounding system was unknown; and condition of wiring and any specific wiring problems was unknown. For additional helpful information about Federal Pacific electric panels, www.inspect-ny.com/fpe/fpepanel.htm

www.inspect-ny.com/fpe/fpe.html

www.inspect-ny.com/fpe/fpecpsc.htm

www.inspect-ny.com/fpe/fpetest.htm

This electric panel might be at the end of its useful life. Standards generally recognize the life expectancy of electric panels to be about 25 years. With older panels, contact points become corroded, possibly causing arcing, brownouts, and, at worst case, fires, personal injury, and property damage. I do not remove any circuit breakers to inspect for corrosion at the circuit breaker contact points since that would require shutting off electric service to remove the circuit breakers. There is the possibility that this electric panel has been upgraded, but only a licensed electrician can make that determination since electric service might again have to be shut off and circuit breakers removed. Note that home inspectors are not licensed as electricians in the State of Washington. Recommend further evaluation by a licensed electrician before close of escrow. 


7.0 Picture 1
7.3   CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
  Repair or Replace
(1) Multiple receptacles and switches are missing wall plates. This is a safety hazard.  Recommend installation.
7.3 Picture 1
7.3 Picture 2
(2) Light fixture in lower bathroom is inoperable.  Recommend light bulb replacement and further evaluation by a qualified electrician if needed.
7.3 Picture 3
(3) Light bulb missing in fixture at doorway in basement.  Unable to verify operation.  Recommend installation of light bulb to verify operation.
7.4   POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE
  Repair or Replace
Receptacles in two lower bedrooms are not grounded. Recommend repair by a qualified electrician.
7.4 Picture 1
7.7   SMOKE DETECTORS
  Repair or Replace
Smoke alarm missing in upper hallway and all bedrooms. Smoke alarm in basement needs battery replacement. Recommend all rooms have smoke alarms installed to conform with current safety standards.
7.7 Picture 1

9.  Insulation and Ventilation
9.2   VENTING SYSTEMS (Kitchens, baths and laundry)
  Repair or Replace
Dryer vent does not have a screen.  Recommend installation to prevent pest intrusion.
9.2 Picture 1

10.  Built-In Kitchen Appliances
10.0   DISHWASHER
  Repair or Replace
Recommend dishwasher have a support bracket installed to prevent tipping.
10.0 Picture 1
10.1   RANGES/OVENS/COOKTOPS
  Repair or Replace
Recommend range have support bracket installed to prevent tipping.
10.1 Picture 1

11.  Complete Wood Destroying Organisms Inspection Report
11.3   Visible Evidence of Conditions Conducive to Wood Destroying Organisms
  Yes
Evidence of conditions conducive to wood destroying organisms were detected. Such infestations may be eliminated by removal of all infested wood and correction of any contributing conducive conditions.  The services of a licensed, qualified contractor should be obtained.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.


Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2007 : Licensed To Cascade Home Inspections

Top Table of Contents Bottom
 
  INVOICE

Cascade Home Inspections
WSDA License #76560
213 Nelsen St NE
Orting, WA 98360
253-508-0621
Inspected By:  Kevin Pierce 		Inspection Date: 9/10/2008
Report ID:

Customer Info: Inspection Property:
John Doe
123 Sample Road
Tacoma wa 98445


Customer's Real Estate Professional:

 		 55 Sample AVE E
Puyallup, WA 98374
 

Inspection Fee:

ServicePriceAmountSub-Total
Tax $0.00
Total Price $0.00

Payment Method: Check
Payment Status: Paid
Note:

Top Table of Contents Bottom
 

Cascade Home Inspections

WSDA License #76560
213 Nelsen St NE
Orting, WA 98360
253-508-0621

Report Attachments

ATTENTION: This inspection report is incomplete without reading the information included herein at these links/attachments. Note If you received a printed version of this page and did not receive a copy of the report through the internet please contact your inspector for a printed copy of the attachments

90-Day Warranty

Top Table of Contents Bottom
 

Inspection Agreement

This inspection was performed in accordance with and under the terms of a Pre-Inspection Agreement. The agreement was signed and agreed upon before the preparation of this report and a signed copy of the agreement is available upon request. An unsigned copy of the agreement may be attached to this report for your information or it may also be available on the home inspection company web site.

Top Table of Contents Bottom