Home and Structural Pest Inspection Report
Page 1of 37 Home and Structural Pest Inspection Report ICN: 4308AO 004 Property Location: 10 Any St. Oak Harbor, WA 98277 January 5, 2015 Prepared for: John Everyman Inspector: Scott Carpenter WA State Home Inspector Lic. #994 WSDA Structural Pest Inspector #86388 Integrity Home Inspections, LLC Phone: (360) 672-8090 Email: [email protected] This report is the exclusive property of Integrity Home Inspections, LLC and the client whose name appears herewith and its use by any unauthorized persons is prohibited. © Integrity Home Inspections, LLC Page 2 January 5, 2015 Dear John Everyman: At your request, and in your presence, a visual inspection of the subject property located at 10 Any St., Oak Harbor, WA 98277, was conducted. The inspection report reflects the visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report. An earnest effort was made on your behalf to discover all significant visible defects, however, no warranty is either expressed or implied. The following is an opinion report, expressed as a result of the inspection. Please take time to review limitations contained in the inspection agreement. Reading this summary report is not a substitute for reading the entire detail report which contains additional important information. Photos of note may be found in the body of the detail report. REPORT SUMMARY Overall, this home appears to be constructed in a workmanlike manner. Recommended repairs and action items are noted below. __________________________________________________________________________________________________________ MAJOR DEFECTS: Major defects may take a considerable amount of money and/or effort to correct. They may present significant safety hazards to the home's occupants and/or risks to the preservation of the home. None Noted. __________________________________________________________________________________________________________ MINOR DEFECTS: A Minor defect may take less money to correct, but be important for the safety of the occupants, and/or the preservation of the home. GROUNDS: OTHER OBSERVATIONS: 2.7 SUB-SURFACE DRAINS: Slow drainage noted at driveway during inspection. Drain appears to be clogged. Have a qualified plumber clear drain(s) to restore proper function. GRADING: 2.8 SOIL: - Earth or landscape material is in contact with siding bottom in places. This is a conducive condition to decay/rot and wood destroying organisms. Eliminate conditions that are conducive to decay - establish, minimum, 6 inch clearance from earth to wood. - Grade is above or to close to the level of the crawl space vents. This may allow water into the crawl space and/ or prevent proper airflow into the crawl space. Install water proof crawl vent wells anywhere vents are close to or below the finish grade. - Evidence of poor drainage. Further evaluation and correction is suggested. EXTERIOR AND SIDING: WALLS: 3.2 CONDITION: Typical wear noted for age including minor peeling, chalking/bubbling paint, and spot areas of damage. Prep, prime and paint any peeling areas as needed to protect siding and extend service life. ELECTRICAL: © Integrity Home Inspections, LLC Page 3 3.7 CONDITION: - Some exterior outlets were note GFCI protected. Recommend having a licensed electrician install GFCI protection at exterior outlets where missing. - Damaged exterior lighting fixture noted. Have electrician repair/replace fixture(s) as needed. - Lights are not operational in some areas, possibly due to bad bulbs. ROOF SYSTEM: ATTIC AND INSULATION: 4.8 ELECTRICAL DEFECTS OBSERVED The following electrical defects were observed in the attic: Missing junction box at light fixture, Loose wiring, not sufficiently protected and secured. Contract with a licensed electrician to evaluate and correct these defects as well as any others found. GARAGE: FIRE WALL: 5.3 CONDITION: Some gaps were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, firestopping holes or gaps with fire-resistant caulking. ELECTRICAL: 5.5 CONDITION: Some garage outlets were not GFCI protected. Recommend having a licensed electrician install GFCI protection at garage outlets, per standard building practices. HEATING - AIR CONDITIONING: HEATING SYSTEM DESCRIPTION: 7.8 CONDITION: - Inadequate Vent clearance to combustibles was observed - flue is in contact with fiberglass insulation at propane heater. Correct flue installation clearances to meet local and manufacturer's standards. - Combustion air for heater should be considered when in operation. HEATING SYSTEM CONDITION: 7.9 PRIMARY UNIT: Heating element(s) did not draw amps when tested with clamp on amp-meter. This could be do to a burned out element, bad sequencer or other electrical problem. Air temperatures were inconsistent with normal operation for both heat pump and electric furnace (Emergency Heat). Have a licensed heating contractor evaluate and repair furnace/ heat pump as necessary to restore proper operation. 7.12 GENERAL SUGGESTIONS: Although the furnace/heat pump cycled, we found no documentation indicating it has had a complete servicing within a year. We suggest a comprehensive cleaning and servicing of blower motor, heating elements, sequencers, limit switches, compressor and coils by a licensed heating contractor and making any needed repairs to ensure safe efficient operation of the furnace/ heat pump. DUCTWORK: 7.14 DUCTS/AIR SUPPLY: We observed flex type ducts on the ground in the crawl space. The manufacturer's of flex ducts specify they be installed at least four inches off of the ground and strapped at four foot intervals or less. Have licensed heating contractor make corrections/repairs as needed. KITCHEN - APPLIANCES - LAUNDRY: KITCHEN INTERIOR COMPONENTS: 9.10 ELECTRICAL: © Integrity Home Inspections, LLC Page 4 Faulty GFCI outlet(s) noted. Contract with a licensed electrician to evaluate and correct this defect as well as any others found. LAUNDRY: 9.13 LAUNDRY ROOM ELECTRICAL: Electrical 120 volt washer outlet is energized and grounded. Outlet is not secured/installed properly. Have a licensed electrician make repairs per standard building practices. CRAWL SPACE: CRAWL SPACE GENERAL DESCRIPTION: 12.6 COLUMNS AND SUPPORTS CONDITION: - Moisture/ Rot/ Insect Damage noted at some post bottoms. Have a licensed contractor evaluate and make repairs as needed. 12.8 INSULATION TYPE AND CONDITION: Polystyrene. Some of the subfloor insulation has been damaged by animals, rodents or workers in the crawl space. Re-secure and/or replace any displaced insulation to restore insulation blanket to original effectiveness (R-Value). 12.11 MOISTURE/WATER IN CRAWL SPACE: Crawl space had excessive (bulk) water on the day of the inspection (particularly on northwest and northeast sides). Rain runoff is the most common cause of wet crawl spaces, but water can come from other sources such as groundwater. Recommend that a qualified person correct any issues related to outside perimeter grading and/or roof drainage (see any other comments about this in this report). If standing water persists, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typically such repairs include: Repairing, installing or improving underground footing and/or curtain drains, Digging trenches in the crawl space to collect or divert water, Installing sump pumps. 12.13 OTHER CRAWL SPACE OBSERVATIONS: - Debris noted in crawl space. This is a conducive condition for wood destroying organisms. Remove all cellulose debris (wood, paper, cardboard, and insulation) large enough to rake or larger from all crawl space areas. Remove any old form board material from concrete piers or foundation. - Displaced vapor barrier noted. Redistribute or install 4 or 6 mil black plastic vapor barrier to cover all exposed earth in crawl space, to prevent ground moisture from entering crawl space. Overlap all seams by six inches. 12.14 We noted potential rodent entry points to the crawl space including at the vents. Close off all rodent access points to crawl space. WOOD DESTROYING INSECTS WOOD DESTROYING INSECT OBSERVATIONS: 13.2 INSPECTION FINDINGS/RECOMMENDATIONS: Visible damage from Pacific Dampwood Termites observed at post bottoms in crawl space. Pacific Dampwood Termites infest under excessive moisture conditions. Correct conducive conditions mentioned in this report including but not limited to improving crawl space ventilation, repairing grading near foundation, repairing roof gutters/runoff, trimming vegetation away from house, removing cellulose debris and repairing vapor barrier in crawl space. Have a licensed contractor probe for significantly damaged wood and replace as necessary. __________________________________________________________________________________________________________ DEFERRED MAINTENANCE AND PROJECTS: These items may require possible repair or attention in the short to medium term. GROUNDS: LANDSCAPING: 2.3 CONDITION: © Integrity Home Inspections, LLC Page 5 - Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better. - Trees are touching or over-hanging the roof. Have all branches trimmed back, to prevent possible damage to roof, debris accumulation, and potential rodent access to roof. EXTERIOR AND SIDING: TRIM: 3.4 CONDITION: Trim boards are in serviceable condition for age. We manually probed accessible representative sections checking for rot and deterioration. Paint/finish is failing in places. Prep, prime and paint trim as needed where finish is failing. Moisture stains noted under eaves/soffits (near front porch/garage). These may be from minor leaking under severe weather conditions or from past or present roof problems. Monitor for change. If change occurs take appropriate action. ROOF SYSTEM: ATTIC AND INSULATION: 4.4 VENTILATION Ventilation is provided with Soffit vents, with Gable vents. Although the ventilation in the attic is marginal, it appears to have done the job to this point in time. It would be prudent to monitor for any signs of excessive moisture in the attic and increase ventilation to current local standards as needed. Note: gable vent on south side is obstructed by building paper. Remove paper as needed to improve ventilation. 4.5 INSULATION TYPE AND CONDITION: Fiberglass batts, Fiberglass- Blown, Cellulose- Blown. Insulation has been compacted by traffic in places compromising its effectiveness. Redistribute insulation to maximize effectiveness. 4.7 VISIBLE SIGNS OF PAST OR PRESENT LEAKS Dampness and minor stains were observed around the chimney. Appears to be minor leakage under severe weather conditions. Have a licensed roofer evaluate and repair as needed. OTHER OBSERVATIONS IN ATTIC: 4.9 CONDITION: Bath exhaust fan is not fully routed to the exterior. Route bath exhaust fans to discharge fully to exterior to prevent excess moisture in attic. EXHAUST VENTS: 4.16 TYPE AND CONDITION: Insect Nests observed in vents. Remove nests to un-obstruct and restore proper operation to exhaust fans. Note: laundry dryer vent exits on roof and has a screen on it. Screen is not recommended as it can become obstructed. Make repairs/correction as needed. SKYLIGHTS: 4.17 TYPE AND CONDITION: Plastic bubble type skylight. Caulk appears cracked at flashing and may leak. Have licensed roofing contractor evaluate and correct as needed. GUTTERS & DOWNSPOUTS: 4.18 TYPE & CONDITION: Full metal gutters. In general, gutters and downspouts appear functional. Monitoring the function of gutters and downspouts during a good rain is an excellent idea and an opportunity to spot problem areas and make corrections. Downspout spills water next to foundation (at northwest corner) and poor drainage is noted. Make repairs to downspout system to ensure water is properly drained away from the building foundation. HEATING - AIR CONDITIONING: © Integrity Home Inspections, LLC Page 6 HEATING SYSTEM CONDITION: 7.10 FILTER CONDITION: The Electronic filter is dirty. This will reduce the efficiency of the filter and if bad enough it may increase wear of the furnace over the long term. Clean both the pre-filters and the electronic filter bodies as per manufacturer instructions. PLUMBING: MAIN LINE: 8.3 CONDITION OF MAIN LINE AND VALVE: We noted insulation missing on the water main and supply plumbing. Although not common in our area, prolonged cold weather may cause pipes to freeze and leak. The resulting damage can be significant, especially if not detected right away. We recommend insulating water supply pipes in any unconditioned areas. WATER HEATER: 8.14 WATER TEMPERATURE: The water temperature taken at the tap was approximately 130 degrees Fahrenheit. This is above the state recommended safe tap water temperature of 120 degrees Fahrenheit. Have a qualified technician or licensed plumber adjust the water heater to reduce the water supply temperature to a maximum of 120 degrees Fahrenheit as needed. OTHER PLUMBING OBSERVATIONS: 8.15 CONDITION: - Volume restriction is noted, especially when multiple fixtures are used concurrently. This can be a subjective problem. Consult with a licensed plumber and have corrected to your satisfaction. - Water softeners and/or water filtration systems were not inspected as part of this general home inspection. Ask the seller for operating instructions and details on these devices. - The home is equipped with a hot water circulation pump. This is designed to reduce the time it takes to get hot water to a fixture. Set timer to operate at peak water usage times. KITCHEN - APPLIANCES - LAUNDRY: RANGE/COOK TOP AND OVEN: 9.2 TYPE AND CONDITION: Electric. The range top elements, baking and broiling elements were all turned on and heated up. We do not attempt to determine the accuracy of the controls. - No anti tip-over device has been installed on the stove. Have an appliance technician install a proper anti tip-over device on stove for safety reasons. DISHWASHER: 9.5 CONDITION: We turned on the dishwasher and performed a cursory visual inspection. It turned on and appears to be serviceable. - No air gap was visible for the dishwasher drain. An air gap is a device that makes the drain line non-continuous, and prevents waste-water backflow from entering the dishwasher. Recommend that a qualified contractor install an air gap per standard building practices. BATHROOMS: BATHROOM AREA: HALL 10.10 CONDITION OF TOILET: Toilet is loose at floor. Have plumber or handy person repair toilet problems as needed to restore proper function. BATHROOM AREA: MASTER BEDROOM 10.19 CONDITION OF TOILET: Toilet is loose at floor. Have plumber or handy person repair toilet problems as needed to restore proper function. 10.25 BATH ELECTRICAL: The GFCI outlets are redundant (on a circuit that already has GFCI protection). While this will not compromise the safety of the GFI function, it can be confusing to locate the reset location. © Integrity Home Inspections, LLC Page 7 INTERIOR: DOORS: 11.2 OTHER EXTERIOR DOORS: Master bedroom exterior door has a double keyed dead bolt. Although more secure, be aware that if a key isn't installed in the inside and left there, it could impede an emergency escape for fire or other reasons. CEILINGS: 11.7 TYPE & CONDITION: Drywall (sheetrock) or plaster based board. General condition appears serviceable. Typical cracks noted. Make minor repairs to ceilings as needed to improve cosmetically. FIREPLACE/GAS OR WOOD BURNING DEVICES: 11.12 CONDITION Appears to be in functional condition. Fireplace(s) should be serviced periodically according to manufacturer's specifications. We suggest a comprehensive cleaning and servicing of fireplace(s) as per manufacturer's specifications to ensure safe, efficient operation of fireplace. CRAWL SPACE: CRAWL SPACE GENERAL DESCRIPTION: 12.10 VENTILATION ADEQUACY: - Ventilation in the crawl space is marginal. It would be prudent to increase ventilation to current local standards or monitor annually and critically for early warning signs of excessive moisture conditions. - Louvered vents are not recommended. Recommend installing 1/4" mesh to improve air flow. Some of these items will likely require further evaluation and repair by licensed trades people. Obtain competitive estimates for these items. Other items are also noted in the detail report and should receive appropriate attention. Thank you for using Integrity Home Inspections to perform your home inspection. If you have any questions regarding the inspection report, inspection process, or the home, please feel free to call us at any time. Sincerely, Scott Carpenter (Owner) Integrity Home Inspections, LLC Phone: (360) 672-8090 © Integrity Home Inspections, LLC Page 8 INSPECTION CONDITIONS: CLIENT & SITE INFORMATION: 1.1 SITE ADDRESS: 10 Any St., Oak Harbor, WA 98277. 1.2 INSPECTION DATE: January 5, 2015, 10:30 AM. 1.3 CLIENT: John Everyman. 1.4 CLIENT'S AGENT: Anita Sale. 1.5 PEOPLE PRESENT: Client and Agent. 1.6 HOUSE OCCUPIED? No. CLIMATIC CONDITIONS: 1.7 WEATHER: Rain. 1.8 SOIL CONDITIONS: Wet. 1.9 OUTSIDE TEMPERATURE (F): 40-50. BUILDING CHARACTERISTICS: 1.10 MAIN ENTRY FACES: South. 1.11 ESTIMATED AGE OF HOUSE: 41 years (per listing) 1.12 BUILDING TYPE: 1 family. 1.13 STORIES: 1 1.14 SPACE BELOW GRADE: Crawl space. UTILITY SERVICES: 1.15 WATER SOURCE: Community Source (per listing) 1.16 SEWAGE DISPOSAL: Private. 1.17 UTILITIES STATUS: All utilities on. PAYMENT INFORMATION: 1.18 PAID BY: Check #2022, Thank you. REPORT LIMITATIONS This report is intended only as a general guide to help the client make his/her own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. © Integrity Home Inspections, LLC Page 9 Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection. The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct. Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration "under the rules and procedures of the Expedited Arbitration of Home Inspection Disputes of Construction Arbitration Services, Inc.", unless the parties mutually agree otherwise. In the event of a claim, the Client will allow Integrity Home Inspections LLC to inspect the claim prior to any repairs, or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency. © Integrity Home Inspections, LLC Page 10 GROUNDS: This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping or septic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well as others too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. Low voltage lighting systems are not inspected. We do not inspect fences or attempt to determine ownership. DRIVEWAY: 2.1 CONDITION: Concrete drive is in serviceable condition. Cracks noted are typical for age and type of driveway, Asphalt is in serviceable condition with wear and tear consistent with age. PRIVATE SIDEWALKS: 2.2 CONDITION: Walkways are serviceable, Cracks noted are typical. LANDSCAPING: 2.3 CONDITION: - Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better. - Trees are touching or over-hanging the roof. Have all branches trimmed back, to prevent possible damage to roof, debris accumulation, and potential rodent access to roof. © Integrity Home Inspections, LLC Page 11 RETAINING WALLS: 2.4 TYPE: Keyed masonry blocks, Rock. 2.5 CONDITION: Retaining wall appeared stable at time of inspection. No visible sign of significant movement or failure noted. OTHER OBSERVATIONS: 2.6 We do not inspect or evaluate fences, gates or outbuildings on the property. © Integrity Home Inspections, LLC Page 12 2.7 SUB-SURFACE DRAINS: Slow drainage noted at driveway during inspection. Drain appears to be clogged. Have a qualified plumber clear drain(s) to restore proper function. GRADING: 2.8 SOIL: - Earth or landscape material is in contact with siding bottom in places. This is a conducive condition to decay/rot and wood destroying organisms. Eliminate conditions that are conducive to decay - establish, minimum, 6 inch clearance from earth to wood. - Grade is above or to close to the level of the crawl space vents. This may allow water into the crawl space and/ or prevent proper airflow into the crawl space. Install water proof crawl vent wells anywhere vents are close to or below the finish grade. - Evidence of poor drainage. Further evaluation and correction is suggested. © Integrity Home Inspections, LLC Page 13 PATIOS: 2.9 TYPE: Concrete. 2.10 CONDITION: Patios were in serviceable condition. We didn't observe any areas of major damage. Cracks/ settlement noted are typical. PORCH: 2.11 LOCATION: Front. 2.12 TYPE: Concrete. 2.13 CONDITION: Porch appeared structurally sound. Typical minor cracking and or settlement noted. EXTERIOR STAIRS/STOOPS: 2.14 CONDITION: Stairs and stoops are functional and serviceable. © Integrity Home Inspections, LLC Page 14 EXTERIOR AND SIDING: Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Exterior surfaces are inspected from the ground level. WALLS: 3.1 MATERIAL: Wood siding, Brick. Hardboard (gables) 3.2 CONDITION: Typical wear noted for age including minor peeling, chalking/bubbling paint, and spot areas of damage. Prep, prime and paint any peeling areas as needed to protect siding and extend service life. TRIM: 3.3 MATERIAL: Wood. 3.4 CONDITION: Trim boards are in serviceable condition for age. We manually probed accessible representative sections checking for rot and deterioration. Paint/finish is failing in places. Prep, prime and paint trim as needed where finish is failing. Moisture stains noted under eaves/soffits (near front porch/garage). These may be from minor leaking under severe weather conditions or from past or present roof problems. Monitor for change. If change occurs take appropriate action. CHIMNEY: © Integrity Home Inspections, LLC Page 15 3.5 MATERIAL: Brick. 3.6 CONDITION: Chimney(s) appear functional with wear and tear consistent with their age. Flue interior(s) was not visible due to height and rain cover. ELECTRICAL: 3.7 CONDITION: - Some exterior outlets were note GFCI protected. Recommend having a licensed electrician install GFCI protection at exterior outlets where missing. - Damaged exterior lighting fixture noted. Have electrician repair/replace fixture(s) as needed. - Lights are not operational in some areas, possibly due to bad bulbs. © Integrity Home Inspections, LLC Page 16 ROOF SYSTEM: The foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection. ATTIC AND INSULATION: 4.1 ACCESSIBILITY AND CONDITION: Attic is generally accessible with typical limitations at low slope areas at eave edges and from insulation. The attic area was viewed from the scuttle provided. Attic was not traversed because doing so would damage insulation and/or be hazardous. 4.2 FRAMING Truss framing, Sheathing is Plywood Panels. 4.3 FRAMING CONDITION: The roof framing viewed from the attic appears adequate and consistent with the age and type of the structure. 4.4 VENTILATION Ventilation is provided with Soffit vents, with Gable vents. Although the ventilation in the attic is marginal, it appears to have done the job to this point in time. It would be prudent to monitor for any signs of excessive moisture in the attic and increase ventilation to current local standards as needed. Note: gable vent on south side is obstructed by building paper. Remove paper as needed to improve ventilation. 4.5 INSULATION TYPE AND CONDITION: Fiberglass batts, Fiberglass- Blown, Cellulose- Blown. Insulation has been compacted by traffic in places compromising its effectiveness. Redistribute insulation to maximize effectiveness. © Integrity Home Inspections, LLC Page 17 4.6 APPROXIMATE DEPTH 10 inches, (R-30) to 13 inches, (R-38) AND R-FACTOR: 4.7 VISIBLE SIGNS OF PAST OR PRESENT LEAKS Dampness and minor stains were observed around the chimney. Appears to be minor leakage under severe weather conditions. Have a licensed roofer evaluate and repair as needed. 4.8 ELECTRICAL DEFECTS The following electrical defects were observed in the attic: Missing junction box at OBSERVED light fixture, Loose wiring, not sufficiently protected and secured. Contract with a licensed electrician to evaluate and correct these defects as well as any others found. OTHER OBSERVATIONS IN ATTIC: © Integrity Home Inspections, LLC Page 18 4.9 CONDITION: Bath exhaust fan is not fully routed to the exterior. Route bath exhaust fans to discharge fully to exterior to prevent excess moisture in attic. ROOF: 4.10 STYLE: Gable. 4.11 TYPE: Architectural grade composition shingles. 4.12 ROOF ACCESS: Walked on roof. 4.13 ROOF COVERING STATUS: Appears serviceable at present and within useful life. No badly damaged or missing roofing material observed. 4.14 APPROXIMATE LAYERS OF ROOFING MATERIAL VISIBLE AT ROOF EDGE: Not able to determine due to flashings and or type of installation. EXPOSED FLASHINGS: 4.15 TYPE AND CONDITION: Metal flashings, Rubber flashings. Flashings at valleys and vertical wall junctions appear functional at present. Keeping flashing areas clean is important to proper function. EXHAUST VENTS: 4.16 TYPE AND CONDITION: Insect Nests observed in vents. Remove nests to un-obstruct and restore proper operation to exhaust fans. Note: laundry dryer vent exits on roof and has a screen on it. Screen is not recommended as it can become obstructed. Make repairs/correction as needed. SKYLIGHTS: © Integrity Home Inspections, LLC Page 19 4.17 TYPE AND CONDITION: Plastic bubble type skylight. Caulk appears cracked at flashing and may leak. Have licensed roofing contractor evaluate and correct as needed. GUTTERS & DOWNSPOUTS: 4.18 TYPE & CONDITION: Full metal gutters. In general, gutters and downspouts appear functional. Monitoring the function of gutters and downspouts during a good rain is an excellent idea and an opportunity to spot problem areas and make corrections. Downspout spills water next to foundation (at northwest corner) and poor drainage is noted. Make repairs to downspout system to ensure water is properly drained away from the building foundation. © Integrity Home Inspections, LLC Page 20 GARAGE: Notice: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should not be stored within closed garage areas. We recommend, that if the garage door has a auto reversing mechanism, that the occupants check it's operation monthly for their safety and protection of pets and small children. TYPE: 5.1 LOCATION: Attached Two car garage. FLOOR: 5.2 CONDITION: Floor is functional. Minor cracking noted but no larger major cracks which appeared serious. FIRE WALL: 5.3 CONDITION: Some gaps were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, firestopping holes or gaps with fire-resistant caulking. GARAGE DOOR(S): 5.4 CONDITION: Automatic Garage bay Door was raised and lowered and the reverse mechanism was functional. Manual garage bay Door(s) were raised and lowered and were functional. ELECTRICAL: 5.5 CONDITION: Some garage outlets were not GFCI protected. Recommend having a licensed electrician install GFCI protection at garage outlets, per standard building practices. © Integrity Home Inspections, LLC Page 21 ELECTRICAL SYSTEM: Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seem. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. SERVICE: 6.1 TYPE AND CONDITION: Underground electrical service, 110/220 Volt, Circuit breakers, The amperage provided is approximately 200 AMPS. ELECTRICAL PANELS: 6.2 MAIN PANEL LOCATION AND NOTES: Located in Garage. 6.3 MAIN PANEL CONDITION: We removed the cover to the main service panel to inspect it. The panel appeared serviceable and consistent with the age of the house. No obvious defects were observed. Most recent sign off in '05. 6.4 SUB PANEL #1 LOCATION: Sub panel for backup generator set is located next to main service panel. Follow the manufacturer's and installer's instructions carefully if you use the generator set up, as it should never be used at the same time as grid power. SYSTEM GROUND: 6.5 TYPE: Ground rod(s) in soil. CONDUCTORS: 6.6 ENTRANCE CABLES: Aluminum- OK. The approximate size of the entrance cable is 4-O AWG. 6.7 BRANCH WIRING: Copper 110 volt and Aluminum 220 ( multi strand 220 volt OK ) SWITCHES, OUTLETS, FIXTURES AND END USE DEVICES: 6.8 CONDITION: A representative sampling of switches and outlets was tested in all areas of the house where accessible. We attempt to check all outlets in higher risk areas like the bathroom and kitchen. © Integrity Home Inspections, LLC Page 22 HEATING - AIR CONDITIONING: The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this visual inspection. Some furnaces are designed in such a way that a visual inspection is very limited. Effectively evaluating the cleanliness of ductwork requires specialty equipment and is beyond the scope of this inspection. We recommend a routine cleaning of the duct system on homes with central heating. The inspector does not light pilot lights. Asbestos materials have been commonly used in heating systems of older homes. Determining the presence of asbestos can only be preformed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy. HEATING SYSTEM DESCRIPTION: 7.1 LOCATION OF PRIMARY UNIT: Garage. 7.2 SYSTEM TYPE: Forced Air Electric, Heat pump. 7.3 BRAND OF FURNACE OR INDIVIDUAL HEATING UNITS: Carrier. 7.4 CAPACITY OF FURNACE: Approximately 15 Kilowatt. 7.5 APPROXIMATE AGE IN 15. YEARS: 7.6 LAST DOCUMENTED SERVICE: 7/8/13. 7.7 ADDITIONAL HEATING Gas or Propane fired Space heater(s) SYSTEMS: © Integrity Home Inspections, LLC Page 23 7.8 CONDITION: - Inadequate Vent clearance to combustibles was observed - flue is in contact with fiberglass insulation at propane heater. Correct flue installation clearances to meet local and manufacturer's standards. - Combustion air for heater should be considered when in operation. HEATING SYSTEM CONDITION: 7.9 PRIMARY UNIT: Heating element(s) did not draw amps when tested with clamp on amp-meter. This could be do to a burned out element, bad sequencer or other electrical problem. Air temperatures were inconsistent with normal operation for both heat pump and electric furnace (Emergency Heat). Have a licensed heating contractor evaluate and repair furnace/ heat pump as necessary to restore proper operation. 7.10 FILTER CONDITION: The Electronic filter is dirty. This will reduce the efficiency of the filter and if bad enough it may increase wear of the furnace over the long term. Clean both the pre-filters and the electronic filter bodies as per manufacturer instructions. © Integrity Home Inspections, LLC Page 24 7.11 NORMAL CONTROLS: The heating system responded to the thermostat controls when tested. Ask the current home owners for information, instruction and or manuals for the thermostats especially if they are programmable. 7.12 GENERAL SUGGESTIONS: Although the furnace/heat pump cycled, we found no documentation indicating it has had a complete servicing within a year. We suggest a comprehensive cleaning and servicing of blower motor, heating elements, sequencers, limit switches, compressor and coils by a licensed heating contractor and making any needed repairs to ensure safe efficient operation of the furnace/ heat pump. DUCTWORK: 7.13 TYPE: Flexible Round. 7.14 DUCTS/AIR SUPPLY: We observed flex type ducts on the ground in the crawl space. The manufacturer's of flex ducts specify they be installed at least four inches off of the ground and strapped at four foot intervals or less. Have licensed heating contractor make corrections/repairs as needed. © Integrity Home Inspections, LLC Page 25 PLUMBING: We do not test for water quantity or quality. Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. We do not inspect or test sprinkler systems, water softeners, or water filtration systems. The main water shut off valve is not operated, as often times closing and re-opening the valve will cause it to leak thereafter. Leakage or corrosion in underground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve which should be connected to a drain line of proper size and terminating at a safe visible location. The steam caused by a blow-off can cause scalding. Requirements vary in different locations. Improper installations should be corrected. MAIN LINE: 8.1 MATERIAL: Copper. 8.2 LOCATION OF MAIN WATER SHUT OFF: Located at back exterior and in Crawl space. 8.3 CONDITION OF MAIN LINE AND VALVE: We noted insulation missing on the water main and supply plumbing. Although not common in our area, prolonged cold weather may cause pipes to freeze and leak. The resulting damage can be significant, especially if not detected right away. We recommend insulating water supply pipes in any unconditioned areas. SUPPLY LINES: 8.4 MATERIAL: Copper. 8.5 CONDITION: Appears serviceable, we did not observe any active leaks or failure. WASTE LINES: 8.6 MATERIAL: ABS. 8.7 CONDITION: Appears serviceable. No obvious leaks or defects were observed. HOSE FAUCETS: 8.8 OPERATION: Sample operated, appeared serviceable. WATER HEATER: © Integrity Home Inspections, LLC Page 26 8.9 TYPE: Electric. 8.10 APPROXIMATE SIZE IN GALLONS: 80 Gallons. 8.11 LOCATION: Garage. 8.12 BRAND: GE. 8.13 CONDITION: Water heater was producing hot water at the time of the inspection, appears to be properly installed and is within acceptable design life parameters. Approximate age is ( 10 ) years old. 8.14 WATER TEMPERATURE: The water temperature taken at the tap was approximately 130 degrees Fahrenheit. This is above the state recommended safe tap water temperature of 120 degrees Fahrenheit. Have a qualified technician or licensed plumber adjust the water heater to reduce the water supply temperature to a maximum of 120 degrees Fahrenheit as needed. OTHER PLUMBING OBSERVATIONS: 8.15 CONDITION: - Volume restriction is noted, especially when multiple fixtures are used concurrently. This can be a subjective problem. Consult with a licensed plumber and have corrected to your satisfaction. - Water softeners and/or water filtration systems were not inspected as part of this general home inspection. Ask the seller for operating instructions and details on these devices. - The home is equipped with a hot water circulation pump. This is designed to reduce the time it takes to get hot water to a fixture. Set timer to operate at peak water usage times. © Integrity Home Inspections, LLC Page 27 FUEL SYSTEM: 8.16 METER/TANK LOCATION-CONDITION: LPG tank(s) and main shut off valve located at, back of property. SEPTIC SYSTEM: 8.17 SYSTEM CONDITION: Septic system (if present) was not inspected by this company. We highly recommend an Inspection of the septic system by specialist. © Integrity Home Inspections, LLC Page 28 KITCHEN - APPLIANCES - LAUNDRY: Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they require connection to facilitate testing. Clothes washers and Clothes dryers are not test or evaluated. We test 110 volt circuits for ground and polarity but do not test 220 volt circuits. KITCHEN SINK: 9.1 CONDITION: Sink was in serviceable condition when inspected with wear consistent with age. RANGE/COOK TOP AND OVEN: 9.2 TYPE AND CONDITION: Electric. The range top elements, baking and broiling elements were all turned on and heated up. We do not attempt to determine the accuracy of the controls. - No anti tip-over device has been installed on the stove. Have an appliance technician install a proper anti tip-over device on stove for safety reasons. VENTILATION: 9.3 CONDITION: A window as well as external ventilation are provided and are adequate. REFRIGERATOR: 9.4 CONDITION: Refrigerator was working during the inspection. Items in freezer and cooling compartments were cold. The door seals and shelving were in serviceable condition. We did not check the refrigerator with gauges or test equipment. (Whirlpool Refrigerator Serial #K24518312). DISHWASHER: 9.5 CONDITION: We turned on the dishwasher and performed a cursory visual inspection. It turned on and appears to be serviceable. - No air gap was visible for the dishwasher drain. An air gap is a device that makes the drain line non-continuous, and prevents waste-water backflow from entering the dishwasher. Recommend that a qualified contractor install an air gap per standard building practices. GARBAGE DISPOSAL: 9.6 CONDITION: Operated when turned on. Appears serviceable. Note: most septic specialists do not recommend using a garbage disposal if the house is on a septic system. OTHER BUILT-INS: 9.7 MICROWAVE: Appears serviceable. © Integrity Home Inspections, LLC Page 29 KITCHEN INTERIOR COMPONENTS: 9.8 COUNTERS AND CABINETS: Counter work surfaces and a sampling of cabinets appear serviceable. 9.9 Walls, ceilings, and floors appear serviceable and generally consistent with the age WALLS/CEILINGS/FLOORS of the house. : 9.10 ELECTRICAL: Faulty GFCI outlet(s) noted. Contract with a licensed electrician to evaluate and correct this defect as well as any others found. Laundry appliances are not tested or moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned. LAUNDRY: 9.11 LOCATION: Garage. 9.12 CONDITION OF WASHER AND DRYER HOOKUPS: Washer and Dryer hookups appear serviceable. No obvious leaks were observed at washing machine water supply hookups, and a dryer vent is installed. Monitor and clean vent regularly to prevent potential fire. 9.13 LAUNDRY ROOM ELECTRICAL: Electrical 120 volt washer outlet is energized and grounded. Outlet is not secured/installed properly. Have a licensed electrician make repairs per standard building practices. © Integrity Home Inspections, LLC Page 30 BATHROOMS: Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Determining whether shower pans, tub/shower surrounds are water tight is beyond the scope of this inspection. It is very important to maintain all grouting and calking in the bath areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance will be required in the future. BATHROOM AREA: HALF BATH 10.1 TYPE: 1/2 Bath (no shower or tub) 10.2 CONDITION OF SINK: Serviceable, drain cleared when tested and no active leaks were observed. 10.3 CONDITION OF TOILET: Toilet was flushed and appeared serviceable. It was not loose at the closet flange nor were obvious leaks or damage noted. 10.4 FLOOR: We did not note any significantly stained or soft flooring areas. Wear is consistent with age. 10.5 BATH VENTILATION: Ceiling fan present and operational. 10.6 HEAT SOURCE: Central heat source is functional. 10.7 BATH ELECTRICAL: Outlet tested and working properly, no other electrical issues noted. BATHROOM AREA: HALL 10.8 TYPE: 3/4 Bath (Shower no tub) 10.9 CONDITION OF SINK: Serviceable, drain cleared when tested and no active leaks were observed. 10.10 CONDITION OF TOILET: Toilet is loose at floor. Have plumber or handy person repair toilet problems as needed to restore proper function. 10.11 TUB/SHOWER PLUMBING FIXTURES: The tub and shower fixtures were working when tested. 10.12 TUB/SHOWER The Tub/shower areas appear to be serviceable. Wear is consistent with age. ENCLOSURE AND WALLS: 10.13 FLOOR: We did not note any significantly stained or soft flooring areas. Wear is consistent © Integrity Home Inspections, LLC Page 31 with age. 10.14 BATH VENTILATION: Ceiling fan present and operational. 10.15 HEAT SOURCE: Central heat source is functional. 10.16 BATH ELECTRICAL: Outlet tested and working properly, no other electrical issues noted. BATHROOM AREA: MASTER BEDROOM 10.17 TYPE: Full bath (shower and tub) 10.18 CONDITION OF SINK: Serviceable, drain cleared when tested and no active leaks were observed. 10.19 CONDITION OF TOILET: Toilet is loose at floor. Have plumber or handy person repair toilet problems as needed to restore proper function. 10.20 TUB/SHOWER PLUMBING FIXTURES: The tub and shower fixtures were working when tested. 10.21 TUB/SHOWER The Tub/shower areas appear to be serviceable. Wear is consistent with age. ENCLOSURE AND WALLS: 10.22 FLOOR: We did not note any significantly stained or soft flooring areas. Wear is consistent with age. 10.23 BATH VENTILATION: Ceiling fan present and operational. 10.24 HEAT SOURCE: Central heat source is functional. 10.25 BATH ELECTRICAL: The GFCI outlets are redundant (on a circuit that already has GFCI protection). While this will not compromise the safety of the GFI function, it can be confusing to locate the reset location. © Integrity Home Inspections, LLC Page 32 INTERIOR: The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. We strongly recommend that the occupant of any home with a fireplace install one or more Carbon Monoxide Detectors in the home. These relatively inexpensive devices, readily available at most hardware and building supply stores can save lives. Carbon Monoxide is an odorless transparent potentially lethal by-product of combustion. Smoke Alarms should be installed to current local standards (check with your local fire department), and tested regularly. DOORS: 11.1 MAIN ENTRY DOOR: Main entry door appears serviceable. 11.2 OTHER EXTERIOR DOORS: Master bedroom exterior door has a double keyed dead bolt. Although more secure, be aware that if a key isn't installed in the inside and left there, it could impede an emergency escape for fire or other reasons. 11.3 INTERIOR DOORS: Interior doors appear serviceable. One or more interior doors had no gap, or too small of a gap (< 1/2 inch) between the door and the floor below. Gaps below doors provide a path for air in rooms to the centrally located return-air duct. Recommend that a qualified person trim door bottoms per standard building practices to allow for the flow of return air. WINDOWS: 11.4 PREDOMINANT TYPE: Clad-Vinyl, insulated sliding. 11.5 CONDITION: A representative sampling was taken. Windows as a grouping are generally operational. INTERIOR WALLS: 11.6 MATERIAL & CONDITION: Interior walls are drywall or plaster and appear to be serviceable. CEILINGS: © Integrity Home Inspections, LLC Page 33 11.7 TYPE & CONDITION: Drywall (sheetrock) or plaster based board. General condition appears serviceable. Typical cracks noted. Make minor repairs to ceilings as needed to improve cosmetically. FLOORS: 11.8 TYPE & CONDITION: Carpet, Laminate, Tile. General condition appears serviceable. INTERIOR TRIM AND MOLDINGS: 11.9 CONDITION: In general, interior molding and trim are in typical condition for their age. FIREPLACE/GAS OR WOOD BURNING DEVICES: 11.10 LOCATION: Living Room. 11.11 TYPE: Propane fired. 11.12 CONDITION Appears to be in functional condition. Fireplace(s) should be serviced periodically according to manufacturer's specifications. We suggest a comprehensive cleaning and servicing of fireplace(s) as per manufacturer's specifications to ensure safe, efficient operation of fireplace. ELECTRICAL: 11.13 CONDITION: No electrical defects observed at interior. Some mystery switches noted. SMOKE ALARMS: 11.14 COMMENTS: - Smoke alarms were present but not tested. We do not test smoke alarms because they may work today but not work when you need them to work. This is why it is important for you to test them on a regular basis, monthly at least. Batteries should be changed upon moving in and annually thereafter. - Smoke alarms have a limited lifespan and should be replaced every 10 years. Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. CARBON MONOXIDE ALARMS: 11.15 COMMENTS: Carbon Monoxide Alarms were present but not tested. Check the operation and verify condition of all Carbon Monoxide Alarms at the time of moving in and monthly thereafter. © Integrity Home Inspections, LLC Page 34 CRAWL SPACE: Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. CRAWL SPACE GENERAL DESCRIPTION: 12.1 FOUNDATION TYPE: Concrete block (CMU) 12.2 FOUNDATION CONDITION: Appears serviceable. 12.3 MAIN BEAMS CONDITION: Appears serviceable. 12.4 FLOOR JOISTS AND SUB FLOORING TYPE: Car Decking over Beam type construction. 12.5 FLOOR JOISTS AND SUB FLOORING CONDITION: Appear serviceable. 12.6 COLUMNS AND SUPPORTS CONDITION: - Moisture/ Rot/ Insect Damage noted at some post bottoms. Have a licensed contractor evaluate and make repairs as needed. 12.7 - Posts do not have adequate positive attachments to beams, but are mainly toe nailed. This is common in homes from this era. Strong ties are a recommended upgrade for stabilizing structure in the event of settling or a seismic event. 12.8 INSULATION TYPE Polystyrene. Some of the subfloor insulation has been damaged by animals, rodents © Integrity Home Inspections, LLC Page 35 AND CONDITION: or workers in the crawl space. Re-secure and/or replace any displaced insulation to restore insulation blanket to original effectiveness (R-Value). 12.9 APPROXIMATE DEPTH AND R-FACTOR OF INSULATION: Not determined. 12.10 VENTILATION ADEQUACY: - Ventilation in the crawl space is marginal. It would be prudent to increase ventilation to current local standards or monitor annually and critically for early warning signs of excessive moisture conditions. - Louvered vents are not recommended. Recommend installing 1/4" mesh to improve air flow. 12.11 MOISTURE/WATER IN CRAWL SPACE: Crawl space had excessive (bulk) water on the day of the inspection (particularly on northwest and northeast sides). Rain runoff is the most common cause of wet crawl spaces, but water can come from other sources such as groundwater. Recommend that a qualified person correct any issues related to outside perimeter grading and/or roof drainage (see any other comments about this in this report). If standing water persists, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typically such repairs include: Repairing, installing or improving underground footing and/or curtain drains, Digging trenches in the crawl space to collect or divert water, Installing sump pumps. © Integrity Home Inspections, LLC Page 36 12.12 CRAWL SPACE ELECTRICAL: No electrical defects observed in the crawl space. 12.13 OTHER CRAWL SPACE OBSERVATIONS: - Debris noted in crawl space. This is a conducive condition for wood destroying organisms. Remove all cellulose debris (wood, paper, cardboard, and insulation) large enough to rake or larger from all crawl space areas. Remove any old form board material from concrete piers or foundation. - Displaced vapor barrier noted. Redistribute or install 4 or 6 mil black plastic vapor barrier to cover all exposed earth in crawl space, to prevent ground moisture from entering crawl space. Overlap all seams by six inches. 12.14 We noted potential rodent entry points to the crawl space including at the vents. Close off all rodent access points to crawl space. © Integrity Home Inspections, LLC Page 37 WOOD DESTROYING INSECTS This is a Summary of any Wood Destroying Insect observations made during the inspection. WOOD DESTROYING INSECT OBSERVATIONS: 13.1 WSDA INSPECTION 4308AO 004. CONTROL NUMBER (ICN): 13.2 INSPECTION FINDINGS / RECOMMENDATIONS: Visible damage from Pacific Dampwood Termites observed at post bottoms in crawl space. Pacific Dampwood Termites infest under excessive moisture conditions. Correct conducive conditions mentioned in this report including but not limited to improving crawl space ventilation, repairing grading near foundation, repairing roof gutters/runoff, trimming vegetation away from house, removing cellulose debris and repairing vapor barrier in crawl space. Have a licensed contractor probe for significantly damaged wood and replace as necessary. 13.3 Obstructions and Limited access and visibility in attic due to Insulation. Limited access and visibility in Inaccessible Areas (the crawl space due to bulk moisture and insulation. following areas of the structure inspected were obstructed or inaccessible). 13.4 ADDITIONAL COMMENTS AND OBSERVATIONS: WAC 16-228-2045 requires that a diagram be prepared for WDO inspection reports. A copy is available upon request. © Integrity Home Inspections, LLC
© Copyright 2024