Inspection Report
Sample Street
USA
Company Information:
Orca Inspection Services LLC
Client Name:
Good Condition 1990’s House
Phone: 206-842-3739
[email protected]
www.orcainspect.com
Inspector: Dylan Chalk
WA State Pest License #: 65540
WA State Home Inspector #: 365
Date:
4/21/2015
Report #:
A0421154989
Sample Street, USA
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ICN#: 10001AE029
How to Read This Report
Chapters and Sections: This report is divided into chapters that parcel the home into logical
inspection components. Each chapter is broken into sections that relate to a specific system or component
of the home. Most sections will contain some descriptive information done in black font. Observation
narrative, done in colored font, will be included if a system or component is found to be significantly
deficient in some way. If a system or component of the home was deemed to be in satisfactory or
serviceable condition, there will often be no narrative observation comments in that section.
Observation Labels: All narrative observations are colored, numbered and labeled to help you find,
refer back to, and understand the severity of the observation. Observation colors and labels used in this
report are:
1. Major Concern: Repair items that may cost significant money to correct now or in the near future, or
items that require immediate attention to prevent additional damage or eliminate safety hazards.
2. Repair: Repair and maintenance items noted during inspection. Please note that some repair items
can be expensive to correct such as re-finishing hardwood floors, but are considered simply repair items
due to their cosmetic nature.
3. Improve: Observations that are not necessarily defects, but which could be improved for safety,
efficiency, or reliability reasons.
4. Monitor: Items that should be watched to see if correction may be needed in the future.
5. Due Diligence: Observation such as a buried oil tank that may require further investigation to
determine the severity and / or urgency of repair.
6. Future Project: A repair that may be deferred for some time but should be on the radar for repair or
replacement in the near future.
7. Efficiency: Denotes observations that are needed to make the home more energy efficient as well as
to bring the home up to modern insulation standards. This category typically includes windows and
insulation. Other items, such as lighting and appliances, are not inspected for their energy status.
8. Notes and Limitations: Refers to aside information and /or any comments elaborating on descriptions
of systems in the home or limitations to the home inspection.
9. WDO: Denotes the presence of wood destroying organisms or conditions conducive to wood
destroying organisms. Conducive conditions include but are not limited to, inadequate clearances,
earth/wood contact, cellulose debris, inadequate ventilation, and excessive moisture. All observations
with WDO are relevant to a Washington State pest inspection.
Wood Destroying Organisms: This report includes a structural pest inspection embedded within the
report. All observations in this report that begin with WDO are a part of a Washington State Pest
Inspection. Orca Inspection Services LLC employs Dylan Chalk, Licensed Structural Pest Inspector
##65540. Please note that most WDO observations are related to high moisture conditions that could be
conducive to mold-like substances. Orca Inspection Services is not a mold specialist and recommends
consulting with an industrial hygienist or other mold remediation expert if concerned about mold or
indoor air quality. Pest Inspection Standards in Washington State - WAC 16-228-2045 - REQUIRES
THAT A DIAGRAM / DRAWING BE PREPARED FOR WOOD DESTROYING ORGANISM (WDO)
REPORTS. IF THE PHOTOS AND DESCRIPTIONS IN THIS REPORT ARE INADEQUATE, A DRAWING
IS AVAILABLE UPON REQUEST.
Further Evaluation: Whenever further evaluation of a system or component is recommended or
whenever due diligence is recommended, this further evaluation or investigation should be done by at
least one licensed professional and qualified contractor prior to closing as there is a chance of hidden
costs or problems associated with the system or component in question.
Summary Page: The Summary Page is designed as a bulleted overview of all the observations noted
during inspection. This helpful overview is not a substitution for reading the entire inspection report. The
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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entire report must be read to get a complete understanding of this inspection report as the Summary Page
does not include photographs or photo captions.
Moisture Meter Testing: Where moisture meter testing is indicated in this report a GE Protimeter
BLD5360 Surveymaster Dual-Function Moisture Meter was used.
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Sample Street, USA
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Summary Page
Major Concerns
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Electrical: Overall, numerous red flags were noted in the branch and finish wiring
system indicating unreliable and incomplete wiring practices: see especially garage and
pole barn. Please see the electrical chapter and attached photos for more details. I have
tried to make a detailed list of defects but given the number and type of repairs needed, I
recommend additional inspection of this electrical system by a licensed electrician to
further evaluate and repair the entire wiring system in the building as it was impossible to
do a thorough evaluation of the wiring at this time - additional repairs may be needed.
This should be considered urgent for safety reasons.
Heating: This furnace is close to the end of its useful service life. The average life of
these forced air furnaces is 15-20 years - this unit is 20 years old and according to
service records the heat exchanger was replaced in 2004. Moderate corrosion was
noted around the outside of the heat exchanger and inside where visible and the furnace
was generally dirty. Hire a licensed heating contractor to further evaluate this furnace
and repair or replace as needed. During servicing I recommend that you have the heat
exchanger inspected. This should be a specific request that will add cost to the
servicing. The heat exchanger is the most important component to this furnace and if it
deemed to be in failure the furnace would likely require replacement. Heat exchangers
are not visible so they are beyond the scope of this inspection.
Plumbing: This is a very old water heater. Replacement is recommended for improved
reliability as this unit could fail at any point. The average life of these water heaters is 812 years - this water heater is 20 years old.
Interior/Fireplaces: A lost seal was noted at the south window in the south stairwell. In
addition, I noted deflection in the frame. This could require window replacement - not just
the glass but the frame. Have this further investigated and repaired as recommended by
a qualified contractor.
Repairs
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Structure and Basement: Wood and cellulose debris was noted in the crawl space.
This can encourage wood destroying organisms. Removal of all cellulose debris from the
crawl space is recommended to eliminate conditions conducive to wood destroying
organisms. This should include all wood as well as the old cardboard form material
around the floor frame post footings.
Crawl Space: Crawl space vents are currently blocked by insulation in a few places see north side. Use cardboard baffles that mount onto the floor joists to pull insulation
away from the vents and allow proper ventilation.
Electrical: Inadequate labeling of the main electrical panel circuit breakers was noted
during inspection. This should be corrected for improved safety.
Electrical: Inadequate labeling of the breakers was noted during inspection of the subpanel in the garage and pole barn. This should be corrected for improved safety.
Electrical: The sub-panel in the garage is not labeled and there are openings in the
panel and the dead front cover has never been installed. Wiring is amateur - no 90
degree bends. Have this panel further investigated and repaired as recommended by a
licensed electrician.
Electrical: An unusual stranded aluminum conductor is being used on a 30 amp
breaker. This was not labeled - I do not know what it is for. This looks over-fused. Have
this evaluated and repaired as recommended by a licensed electrician.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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Electrical: Repair the loose conduit connections and poor support for this conduit in the
garage.
Electrical: The non-metallic sheathed cable in the pole barn is poorly supported and
requires staples or hangers for additional support. This type of wiring should be
supported every 4 feet and within 2 feet of junction boxes.
Electrical: Secure the loose / poorly mounted sub-panel to the AC compressor - north
side of house.
Electrical: Abandoned wiring was noted at the exterior north side of the house. This
should be eliminated or properly terminated inside a listed junction box.
Electrical: An extension cord is being used to supply power to the garage lights. This is
non-standard and a safety hazard. Extension cords are not permitted for permanent
electrical fixtures.
Electrical: The use of GFCI (Ground Fault Circuit Interruption) protection is inconsistent
with modern standards for safety - see garage. GFCI protection is recommended for the
electrical receptacles in the following locations: all kitchen countertops, bathrooms,
exterior, garage, unfinished basement, laundry and all wet and damp locations. GFCI's
protect against electrocution by limiting the duration of an electrical shock. These are an
important modern safety feature. Hire a licensed electrician to further evaluate and
update this home's system for improved safety.
Electrical: The missing cover plates to electric receptacles and switches should be
installed to cover all access to wiring at switches and receptacles.
Electrical: An inoperative receptacle was noted on the exterior north side. This may be
on a switched or GFCI protected circuit, but no switch or GFCI was found during
inspection. Have the receptacle further evaluated and repaired by a licensed electrician.
Electrical: The installation of carbon monoxide detectors is recommended for all homes
that have fuel burning appliances such as gas or oil furnaces, gas water heaters, gas
ovens and cook-tops, gas fireplaces and wood stoves. Detectors were noted but there is
only one on the main floor - you need 1/floor - I did not see one on the 2nd floor? Carbon
monoxide is a colorless, odorless gas that can cause sickness, nausea and potentially
death. For more information, consult the Consumer Product Safety Commission at 1800-638-2772 (C.P.S.C.) Modern standards in WA state call for all homes being sold to
have CO detectors - the standard is one / floor and outside all sleeping areas.
Heating: The fresh air house fan timer was not set during inspection today. I
recommend having this fresh air timer set for at least a couple hours / day. The purpose
of this timer is to facilitate fresh air changes inside the home to more reliably provide
healthy indoor air quality. Monitor relative humidity during winter months and try and
keep indoor relative humidity below 55%. If this is regularly exceeded you may need the
fresh air system to run more frequently.
Heating: The B-vent for the furnace above the roof line is corroded and in poor
condition. I recommend having this vent evaluated and repaired during servicing of the
furnace.
Heating: Replace the failing batteries in the heating and cooling thermostat to insure
reliable performance.
Plumbing: The Pollybutylene (PB, gray plastic) supply hoses and angle stops noted
below several sinks are an unreliable plumbing product with a reputation for failing
fittings. Updating to copper or braided steel supply hoses and new angle stops is
recommended. These are very common to find in 1990's era buildings. Consult with a
licensed plumber to further evaluate and repair.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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Plumbing: The exterior dryer duct vent termination is covered with a screen. This is a
safety hazard that could block lint and cause a fire. Replace this vent cover with a cover
that has a baffle.
Plumbing: The dryer duct is dirty and needs to be cleaned for improved safety. This is
important regular maintenance to eliminate a potential fire hazard.
Plumbing: The dryer duct appears to have been connected with sheet metal screws.
This is non-standard and a safety hazard as this could contribute to lint build-up and
overheating - a potential fire hazard. Replace the dryer duct for safe and reliable
performance. Use rigid pipe up until the dryer connection and then use corrugated metal
flex duct.
Kitchen: The refrigerator ice maker was off during inspection so I could not verify that it
was operational. Have the ice maker turned on and made operational or repair as
needed prior to close.
Interior/Fireplaces: Repair the missing locking hardware to the French door to the
south family room - see top of door.
Interior/Fireplaces: Multiple lost seals were noted in the glazing: south garage window
and east side large glass above the sliding glass doors. This has resulted in fogging
between the panes of glass that cannot be cleaned without glazing repair or
replacement. Hire a glass replacement company to further evaluate and replace all
windows with lost seals.
Interior/Fireplaces: Re-caulk the header for the window to the west formal living room.
Interior/Fireplaces: Creosote and ash build-up was noted in the wood burning fireplace
in the family room, suggesting that the flue should be cleaned and inspected by a
licensed chimney sweep. Regular cleaning of the flue is recommended to insure safe
operating condition. The formal living room fireplace has not ever been used. Both
fireplaces appear to have gas log lighters installed.
Roof/Attic: The downspouts require an all-around tune-up as multiple places were
noted where downspouts are loose or slightly disconnected from storm drains.
Implement tune-up repairs to insure downspouts are well fastened, leak free and
properly draining into storm drains.
Roof/Attic: Install the missing attic access hatch cover in the garage.
Roof/Attic: I noted a rodent trap in the attic - knee wall space in master closet. No feces
were noted during inspection - inquire with the seller regarding any history of rodent
problems in the attic and set and monitor traps to see if any additional exclusion work is
needed.
Exterior/Garage: The sliding glass door at the SE corner is not locking and requires
repair / installation of proper locking hardware.
Exterior/Garage: A pattern of mineralization was noted on the chimneys. This can
indicate moisture intrusion problems with the chimney. This should be further evaluated
and repaired by a licensed mason or chimney sweep. Also, clean any organic debris off
the chimneys as needed.
Family Bathroom: A slow drain was noted at the family bathroom sinks indicating that
an obstruction may exist. Have these drains further evaluated and repaired by a
plumbing contractor.
Master Bathroom: The tile in this master bathroom shower surround is generally old
and showing signs of wear that indicate older and less reliable tile - see a few sections of
missing grout. Hire a tile specialist to seal and implement tune up repairs. Budget to
update this tile soon.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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Master Bathroom: The mirror in the master bathroom is corroded and missing its
reflective surface in places. Update mirror as desired.
Improvement Items
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Electrical: The existing smoke detectors in this home are old - updating is
recommended every ten years to insure reliable performance. I randomly tested the
existing detector units during inspection today and all the detectors tested were
operational.
Plumbing: Older corrugated metal supply connectors were noted for some of the sinks
and toilets in the home. These have a reputation for being less reliable and they are now
getting pretty old. Updating these old supply connectors is recommended for improved
reliability of the supply piping system.
Master Bathroom: With the exception of any comments listed above, the bathrooms in
this home were in serviceable condition. However, the finishes and fixtures are old and
will be increasingly unreliable. Updating / remodeling the bathrooms in this home will be
needed in the near term, a significant expense. Urgency of updating will depend largely
on how often each bathroom is to be used and personal desired for reliability and
cosmetic appearance.
Family Bathroom: The bath fans are loud during operation. Based on the age and
visible condition of the fans, I recommend updating these fans.
Monitoring Items
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Interior/Fireplaces: Signs of window leakage was noted: a few stairs at the east family
room and west living room windows. These stains were dry at the time of inspection but
may indicate prior leakage. Inquire with the seller for any history of leakage here and
monitor as some repair could be needed. At the time of inspection no water damage was
found and visible red flags do not merit repair.
Exterior/Garage: The back deck is not level and may be settling. It is so low to the
ground and there is skirting around the perimeter of the deck so I was unable to inspect
the footings system. Difficult to know if repairs are needed to stabilize this deck. Monitor
and repair as needed.
Grounds: Corrugated storm drain pipe appears to be used for below grade tight-line
work. This product is prone to failure as it is susceptible to crushing and clogging.
Monitor these drains after heavy rains and keep your gutters clean to prolong the service
life of this pipe. If the pipes are noted to be backing up, you will need to replace these
pipes.
Due Diligence Items
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Structure and Basement: A sump pump system was noted in the crawl space below
the house. Inquire with the seller about why this was installed and where the discharge
is. Please note that a sump pump can always require maintenance and if it is determined
that the pump is critical to maintain a dry crawl space, you may want to install some back
up power systems so the pump will work when the power is out. No red flags were noted
during inspection of the crawl space to indicate prior moisture conditions.
Crawl Space: New sub-floor and duct insulation was noted in the crawl space. This is
nice and the installation looked professional. Inquire with the seller for any history of
repair. Often the old insulation gets damaged by rodents. It would be wise to set and
monitor a few traps to insure all exclusion work was successful. Please note that newer
insulation takes away some of my clues as to how this space has performed in the past.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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Electrical: This building has a solar photovoltaic system installed. I recommend
inquiring with the seller for installer and maintenance information for this system.
Evaluation of these systems is beyond the scope of this inspection.
Electrical: This home has a transformer station for a generator in the garage. No
generator was found during inspection and inspection of generator systems is beyond
the scope of this inspection. I recommend inquiring for more information from the seller
regarding how this system was set up - is there an appropriate size of generator? Be
sure to never set up a generator inside the garage as there is a risk of carbon monoxide
poisoning.
Plumbing: This home's sewage appears to employ a private septic system. Please note
that an evaluation of this system is beyond the scope of this inspection. I recommend
having this system further evaluated by a septic specialist.
Interior/Fireplaces: No screens were noted for the windows. Inquire with the seller to
make sure window screens are included and installed as desired prior to close.
Roof/Attic: The roofing material on this home appears to be a recently installed
presidential grade shingle. These are often rated as 50 years roofs. In practice these
roofs have not been installed that long so difficult to know how long they will last. The
installation appears neat and professional. Inquire with the seller about any warranty
information for this roof. Many professional roofing companies will offer limited
workmanship warranties.
Exterior/Garage: Inquire with the seller about any recent siding updating. Based on the
visible condition of the siding and the age of the house. I suspect that the siding has
been updated. See if any receipts or contractor information exists.
Exterior/Garage: No horizontal struts were noted for the overhead doors - the j-arms
appear to be mounted straight to the door. This is a weaker installation. Have this further
investigated by an overhead door specialist and repaired as recommended to insure
reliable performance.
Efficiency Observations
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Roof/Attic: The attic access hatch in the master closet ceiling requires insulation and
weather stripping to prevent heat loss and heat migration into the attic.
Roof/Attic: The attic insulation in the knee wall spaces requires tune-up repairs to
insure reliable performance - see where insulation is disturbed on the floors of some of
these spaces and see knee wall insulation that has fallen off in master closet. Repair
damaged thermal barriers and consider improving to modern standard of R-49 on the
floor. Note that I think the main upper attic has had insulation added - cellulose was
noted up there.
Notes
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Electrical: Photo shows location of kitchen GFCI re-sets.
Cooling/ Fuel Storage/ Gas Distribution: The outdoor air conditioner compressor was
operating at the time of inspection - I ran the AC for 15 minutes and got a temperature at
registers of 60 degrees F at heat registers.
Plumbing: Basic rules of thumb for dryer vent installation: The vent should be no more
than 25 feet. For every 90 degree turn subtract 5 feet and for every 45 degree bend
subtract 2.5 feet. Use only smooth-wall metal vent in 4 inch pipe diameter only. Do not
use plastic pipe and plastic flex pipe. If a flexible connector is needed at the dryer use a
short amount of corrugated metal pipe. Flex and corrugated pipes should never be used
in concealed spaces such as through walls or in crawl spaces. Insulate dryer duct in
exterior spaces to prevent condensation that could facilitate lint build-up inside the pipe.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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Powder Bathroom: During inspection today I operated all plumbing fixtures in
bathrooms and sinks. In bathrooms I ran a moisture meter around toilets and tile shower
enclosures to check for hidden leaks. I also sounded for loose tile and laminate in
shower and tub enclosures. I felt for loose waste pipe below sinks and where accessible
and checked for leaks below sinks. I do not test over-flow drains as this is beyond the
scope of a home inspection. It is always best practice to monitor plumbing after moving
into a new home as testing during inspection presents significantly less stress on
plumbing than daily use. Any defects uncovered during inspection are listed in this
report.
Roof/Attic: Gutters were noted to be clean at the time of inspection. Be sure to clean
gutters quarterly to insure they are performing as intended.
Roof/Attic: I inspected the attic space today and no red flags were noted regarding prior
moisture build-up or relative humidity. Venting appeared unrestricted. Wood has a nice
bright color indicating no prior moisture problems with relative humidity or heat migration
into the attic.
Please contact me directly with questions about this report.
My cell phone number is (206) 713-5715. Thank you, Dylan Chalk
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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Table of Contents
Summary Page ............................................................................................................................................................... 4
Structure and Basement ............................................................................................................................................... 11
Crawl Space ................................................................................................................................................................. 13
Electrical ...................................................................................................................................................................... 15
Heating ........................................................................................................................................................................ 23
Cooling/ Fuel Storage/ Gas Distribution ..................................................................................................................... 26
Plumbing...................................................................................................................................................................... 27
Powder Bathroom ........................................................................................................................................................ 31
Master Bathroom ......................................................................................................................................................... 32
Family Bathroom ......................................................................................................................................................... 34
Kitchen ........................................................................................................................................................................ 36
Interior/Fireplaces ........................................................................................................................................................ 37
Roof/Attic .................................................................................................................................................................... 41
Exterior/Garage ........................................................................................................................................................... 46
Grounds ....................................................................................................................................................................... 50
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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Structure and Basement
Foundation
% of Foundation Not Visible: 0.3
Evidence of Seismic Protection: Present
Building Configuration: Crawl space, Slab on grade
Foundation Description: Poured concrete
Floor, Wall and Ceiling Framing
Wall Framing: Not visible, 2x6
Wall Insulation: Not visible
Wall Sheathing: Not visible
Floor Framing: Partly visible, 2x10
Sub-Floor Material: Not visible
Ceiling Framing: Not visible
Basement General
None
Sump Pumps and Drains
Floor Drain: None noted
Sump Pumps: Present
1. Due Diligence Item, WDO :> A sump pump system was noted in the crawl space below the house.
Inquire with the seller about why this was installed and where the discharge is. Please note that a sump
pump can always require maintenance and if it is determined that the pump is critical to maintain a dry
crawl space, you may want to install some back up power systems so the pump will work when the power
is out. No red flags were noted during inspection of the crawl space to indicate prior moisture conditions.
Wood Destroying Organisms
Visible Evidence of Active Wood Destroying Insects: None noted
Visible Evidence of Inactive Wood Destroying Insects: None noted
Visible Evidence of Active Wood Decay and Fungi: None noted
Visible Evidence of Damage from Wood Destroying Organisms: None noted
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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Visible Evidence of Conditions Conducive to Wood Destroying Organisms:
Present
2. Repair, WDO :> Wood and cellulose debris was noted in the crawl space. This can encourage wood
destroying organisms. Removal of all cellulose debris from the crawl space is recommended to eliminate
conditions conducive to wood destroying organisms. This should include all wood as well as the old
cardboard form material around the floor frame post footings.
Remove cardboard form material to eliminate a
conducive pest condition
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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Crawl Space
Crawl Space Access
Method of Inspection: Crawled
Vapor Barrier
Vapor Barrier Material: Plastic
Crawl Space Ventilation
Ventilation Method: Exterior wall vents
3. Repair, WDO :> Crawl space vents are currently blocked by insulation in a few places - see north side.
Use cardboard baffles that mount onto the floor joists to pull insulation away from the vents and allow
proper ventilation.
Posts and Footings
Standard
Insulation
Insulation Type: Fiberglass
Approximate R-Value: R-30
4. Due Diligence Item :> New sub-floor and duct insulation was noted in the crawl space. This is nice
and the installation looked professional. Inquire with the seller for any history of repair. Often the old
insulation gets damaged by rodents. It would be wise to set and monitor a few traps to insure all exclusion
work was successful. Please note that newer insulation takes away some of my clues as to how this
space has performed in the past.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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Pretty clean looking space overall.
Old insulation on ducts is mildly damaged and
could indicate some prior rodent issues.
Moisture Conditions
None noted
Rodents
None noted
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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Electrical
Service Equipment
Volts: 120/240
Service Drop: Underground
Meter Base Amperage: 200
Service Entrance (SE) conductor Size: Aluminum, 4/0, 200 amps
Main Panel Amperage: 200 amps
Electric Service Amperage: 200 amps
Main Electric Panel Location: Garage
5. Repair :> Inadequate labeling of the main electrical panel circuit breakers was noted during inspection.
This should be corrected for improved safety.
6. Due Diligence Item :> This building has a solar photovoltaic system installed. I recommend inquiring
with the seller for installer and maintenance information for this system. Evaluation of these systems is
beyond the scope of this inspection.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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7. Due Diligence Item :> This home has a transformer station for a generator in the garage. No
generator was found during inspection and inspection of generator systems is beyond the scope of this
inspection. I recommend inquiring for more information from the seller regarding how this system was set
up - is there an appropriate size of generator? Be sure to never set up a generator inside the garage as
there is a risk of carbon monoxide poisoning.
Sub-Panel / 2nd Service
Sub-panel, Sub-panel
Sub-panel Main Conductor: Copper, #4, 100 amps, Copper, #6, 50 amps
Sub--Panel Amperage: 100, 50
Sub-Panel Location: Pole Barn, Garage
8. Repair :> Inadequate labeling of the breakers was noted during inspection of the sub-panel in the
garage and pole barn. This should be corrected for improved safety.
9. Repair :> The sub-panel in the garage is not labeled and there are openings in the panel and the dead
front cover has never been installed. Wiring is amateur - no 90 degree bends. Have this panel further
investigated and repaired as recommended by a licensed electrician.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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10. Repair :> An unusual stranded aluminum conductor is being used on a 30 amp breaker. This was not
labeled - I do not know what it is for. This looks over-fused. Have this evaluated and repaired as
recommended by a licensed electrician.
Branch Wiring
Wire Material: Copper and Multi-strand Aluminum
Wiring Method: Non-metallic sheathed cable
11. Repair :> Repair the loose conduit connections and poor support for this conduit in the garage.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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12. Major Concern :> Overall, numerous red flags were noted in the branch and finish wiring system
indicating unreliable and incomplete wiring practices: see especially garage and pole barn. Please see
the electrical chapter and attached photos for more details. I have tried to make a detailed list of defects
but given the number and type of repairs needed, I recommend additional inspection of this electrical
system by a licensed electrician to further evaluate and repair the entire wiring system in the building as it
was impossible to do a thorough evaluation of the wiring at this time - additional repairs may be needed.
This should be considered urgent for safety reasons.
13. Repair :> The non-metallic sheathed cable in the pole barn is poorly supported and requires staples
or hangers for additional support. This type of wiring should be supported every 4 feet and within 2 feet
of junction boxes.
14. Repair :> Secure the loose / poorly mounted sub-panel to the AC compressor - north side of house.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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ICN#: 10001AE029
15. Repair :> Abandoned wiring was noted at the exterior north side of the house. This should be
eliminated or properly terminated inside a listed junction box.
16. Repair :> An extension cord is being used to supply power to the garage lights. This is non-standard
and a safety hazard. Extension cords are not permitted for permanent electrical fixtures.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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ICN#: 10001AE029
Receptacles and Fixtures
Inspection Method: Random Testing
Outlets: Three wire outlets
17. Note :> Photo shows location of kitchen GFCI re-sets.
18. Repair :> The use of GFCI (Ground Fault Circuit Interruption) protection is inconsistent with modern
standards for safety - see garage. GFCI protection is recommended for the electrical receptacles in the
following locations: all kitchen countertops, bathrooms, exterior, garage, unfinished basement, laundry
and all wet and damp locations. GFCI's protect against electrocution by limiting the duration of an
electrical shock. These are an important modern safety feature. Hire a licensed electrician to further
evaluate and update this home's system for improved safety.
19. Repair :> The missing cover plates to electric receptacles and switches should be installed to cover
all access to wiring at switches and receptacles.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
21
ICN#: 10001AE029
20. Repair :> An inoperative receptacle was noted on the exterior north side. This may be on a switched
or GFCI protected circuit, but no switch or GFCI was found during inspection. Have the receptacle further
evaluated and repaired by a licensed electrician.
Smoke Detectors
Present
21. Improvement Item :> The existing smoke detectors in this home are old - updating is recommended
every ten years to insure reliable performance. I randomly tested the existing detector units during
inspection today and all the detectors tested were operational.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
22
ICN#: 10001AE029
22. Repair :> The installation of carbon monoxide detectors is recommended for all homes that have fuel
burning appliances such as gas or oil furnaces, gas water heaters, gas ovens and cook-tops, gas
fireplaces and wood stoves. Detectors were noted but there is only one on the main floor - you need
1/floor - I did not see one on the 2nd floor? Carbon monoxide is a colorless, odorless gas that can cause
sickness, nausea and potentially death. For more information, consult the Consumer Product Safety
Commission at 1-800-638-2772 (C.P.S.C.) Modern standards in WA state call for all homes being sold to
have CO detectors - the standard is one / floor and outside all sleeping areas.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
23
ICN#: 10001AE029
Heating
Heating System
Energy Source: Natural gas
Heating Method: Forced air furnace
Manufacturer: Payne
Capacity: 92 mbtu
Age: 1994
Last Service Record: Highlander @ 425-868-2971, Replaced heat exchanger in
2004
Filtration System: Electronic
23. Major Concern :> This furnace is close to the end of its useful service life. The average life of these
forced air furnaces is 15-20 years - this unit is 20 years old and according to service records the heat
exchanger was replaced in 2004. Moderate corrosion was noted around the outside of the heat
exchanger and inside where visible and the furnace was generally dirty. Hire a licensed heating
contractor to further evaluate this furnace and repair or replace as needed. During servicing I recommend
that you have the heat exchanger inspected. This should be a specific request that will add cost to the
servicing. The heat exchanger is the most important component to this furnace and if it deemed to be in
failure the furnace would likely require replacement. Heat exchangers are not visible so they are beyond
the scope of this inspection.
24. Repair, WDO :> The fresh air house fan timer was not set during inspection today. I recommend
having this fresh air timer set for at least a couple hours / day. The purpose of this timer is to facilitate
fresh air changes inside the home to more reliably provide healthy indoor air quality. Monitor relative
humidity during winter months and try and keep indoor relative humidity below 55%. If this is regularly
exceeded you may need the fresh air system to run more frequently.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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ICN#: 10001AE029
25. Repair :> The B-vent for the furnace above the roof line is corroded and in poor condition. I
recommend having this vent evaluated and repaired during servicing of the furnace.
26. Repair :> Replace the failing batteries in the heating and cooling thermostat to insure reliable
performance.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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ICN#: 10001AE029
Heating Distribution System
Heat Source in Each Room: Present
Distribution Method: Ductwork
Additional Heat Sources
None noted
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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ICN#: 10001AE029
Cooling/ Fuel Storage/ Gas Distribution
Cooling/Heat Pumps
AC
Manufacturer: Payne - 4 tons
Energy Source: Electric
Age: 2005
27. Note :> The outdoor air conditioner compressor was operating at the time of inspection - I ran the AC
for 15 minutes and got a temperature at registers of 60 degrees F at heat registers.
Oil Storage
None noted
Propane Storage
None noted
Gas Meter and Gas Plumbing
Present
Gas Shutoff Location: South side of structure
Gas Pipe Materials: Steel and flex pipe
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
27
ICN#: 10001AE029
Plumbing
Water Service Supply
Pipe Material: Unknown
Well or Public Supply: Public
Water Pressure: 60
Main Water Shut-off Location: Crawl space
Distribution Pipe
Circulation Pump: None noted
Supply Pipe Materials: Copper, Not visible
Functional Flow: Average
28. Improvement Item :> Older corrugated metal supply connectors were noted for some of the sinks
and toilets in the home. These have a reputation for being less reliable and they are now getting pretty
old. Updating these old supply connectors is recommended for improved reliability of the supply piping
system.
29. Repair :> The Pollybutylene (PB, gray plastic) supply hoses and angle stops noted below several
sinks are an unreliable plumbing product with a reputation for failing fittings. Updating to copper or
braided steel supply hoses and new angle stops is recommended. These are very common to find in
1990's era buildings. Consult with a licensed plumber to further evaluate and repair.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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ICN#: 10001AE029
Waste Pipe and Discharge
Discharge Type: Septic system
Waste and Vent Pipe Materials: ABS plastic
30. Due Diligence Item :> This home's sewage appears to employ a private septic system. Please note
that an evaluation of this system is beyond the scope of this inspection. I recommend having this system
further evaluated by a septic specialist.
Hot Water Heater
System Type: Tank
Manufacturer: A.O.Smith
Size: 50 gal
Age: 1994
Energy Source: Gas
31. Major Concern :> This is a very old water heater. Replacement is recommended for improved
reliability as this unit could fail at any point. The average life of these water heaters is 8-12 years - this
water heater is 20 years old.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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Exterior Hose Bibs
ICN#: 10001AE029
Operating
Additional Sinks
Tested
Sewage Ejector Pumps
None noted
Washer
Washer hook-ups only, no appliance
Dryer
Dryer hook-ups only, no appliance
Power Source: Electric
Duct to Exterior: Ducted
32. Repair :> The exterior dryer duct vent termination is covered with a screen. This is a safety hazard
that could block lint and cause a fire. Replace this vent cover with a cover that has a baffle.
33. Repair :> The dryer duct is dirty and needs to be cleaned for improved safety. This is important
regular maintenance to eliminate a potential fire hazard.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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ICN#: 10001AE029
34. Repair :> The dryer duct appears to have been connected with sheet metal screws. This is nonstandard and a safety hazard as this could contribute to lint build-up and overheating - a potential fire
hazard. Replace the dryer duct for safe and reliable performance. Use rigid pipe up until the dryer
connection and then use corrugated metal flex duct.
35. Note :> Basic rules of thumb for dryer vent installation: The vent should be no more than 25 feet. For
every 90 degree turn subtract 5 feet and for every 45 degree bend subtract 2.5 feet. Use only smooth-wall
metal vent in 4 inch pipe diameter only. Do not use plastic pipe and plastic flex pipe. If a flexible
connector is needed at the dryer use a short amount of corrugated metal pipe. Flex and corrugated pipes
should never be used in concealed spaces such as through walls or in crawl spaces. Insulate dryer duct
in exterior spaces to prevent condensation that could facilitate lint build-up inside the pipe.
Additional Plumbing
None noted
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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ICN#: 10001AE029
Powder Bathroom
Sinks and Cabinets
Tested
Toilet
Tested
Bathtub / Shower
None noted
Bathroom Ventilation
Type: Bath fan
General Bath Condition
Standard
36. Note, WDO :> During inspection today I operated all plumbing fixtures in bathrooms and sinks. In
bathrooms I ran a moisture meter around toilets and tile shower enclosures to check for hidden leaks. I
also sounded for loose tile and laminate in shower and tub enclosures. I felt for loose waste pipe below
sinks and where accessible and checked for leaks below sinks. I do not test over-flow drains as this is
beyond the scope of a home inspection. It is always best practice to monitor plumbing after moving into a
new home as testing during inspection presents significantly less stress on plumbing than daily use. Any
defects uncovered during inspection are listed in this report.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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ICN#: 10001AE029
Master Bathroom
Sinks and Cabinets
Tested
Toilet
Tested
Bathtub / Shower
Tested
37. Repair, WDO :> The tile in this master bathroom shower surround is generally old and showing signs
of wear that indicate older and less reliable tile - see a few sections of missing grout. Hire a tile specialist
to seal and implement tune up repairs. Budget to update this tile soon.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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ICN#: 10001AE029
Bathroom Ventilation
Type: Bath fan
General Bath Condition
Standard
38. Repair :> The mirror in the master bathroom is corroded and missing its reflective surface in places.
Update mirror as desired.
39. Improvement Item, WDO :> With the exception of any comments listed above, the bathrooms in this
home were in serviceable condition. However, the finishes and fixtures are old and will be increasingly
unreliable. Updating / remodeling the bathrooms in this home will be needed in the near term, a
significant expense. Urgency of updating will depend largely on how often each bathroom is to be used
and personal desired for reliability and cosmetic appearance.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
34
ICN#: 10001AE029
Family Bathroom
Sinks and Cabinets
Tested
40. Repair :> A slow drain was noted at the family bathroom sinks indicating that an obstruction may
exist. Have these drains further evaluated and repaired by a plumbing contractor.
Toilet
Tested
Bathtub / Shower
Tested
Bathroom Ventilation
Type: Bath fan
41. Improvement Item, WDO :> The bath fans are loud during operation. Based on the age and visible
condition of the fans, I recommend updating these fans.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
General Bath Condition
35
ICN#: 10001AE029
Standard
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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ICN#: 10001AE029
Kitchen
Sinks and Faucets
Tested
Cabinets and Countertops
Countertop Material: Stone
Cabinet Material: Wood laminate
Ventilation Method
Fan ducted to exterior
Appliances
Refrigerator: Operating
Dishwasher: Operated
Dishwasher Air Gap: None noted
Range/ Oven /Cook-tops: Gas and electric
Disposer: None noted
42. Repair :> The refrigerator ice maker was off during inspection so I could not verify that it was
operational. Have the ice maker turned on and made operational or repair as needed prior to close.
General Kitchen Condition
Standard
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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ICN#: 10001AE029
Interior/Fireplaces
Floors
Floor Materials: Carpet, Hardwood, Plastic sheet goods
Floor Settlement: None noted
Walls, Ceilings and Closets
Wall and Ceiling Materials: Drywall
Stairs and Railings
Standard
Interior Doors
Hollow Core
43. Repair :> Repair the missing locking hardware to the French door to the south family room - see top
of door.
Windows
Window Glazing: Double pane
Interior Window Frame: Vinyl
Window Styles: Sliding, Single hung
44. Repair :> Multiple lost seals were noted in the glazing: south garage window and east side large
glass above the sliding glass doors. This has resulted in fogging between the panes of glass that cannot
be cleaned without glazing repair or replacement. Hire a glass replacement company to further evaluate
and replace all windows with lost seals.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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ICN#: 10001AE029
45. Major Concern :> A lost seal was noted at the south window in the south stairwell. In addition, I
noted deflection in the frame. This could require window replacement - not just the glass but the frame.
Have this further investigated and repaired as recommended by a qualified contractor.
46. Monitoring Item, WDO :> Signs of window leakage was noted: a few stairs at the east family room
and west living room windows. These stains were dry at the time of inspection but may indicate prior
leakage. Inquire with the seller for any history of leakage here and monitor as some repair could be
needed. At the time of inspection no water damage was found and visible red flags do not merit repair.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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ICN#: 10001AE029
Drips noted - west side living room.
A few drip marks noted at east side living room
windows.
47. Due Diligence Item :> No screens were noted for the windows. Inquire with the seller to make sure
window screens are included and installed as desired prior to close.
48. Repair :> Re-caulk the header for the window to the west formal living room.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
40
Gas Fireplaces
ICN#: 10001AE029
None noted
Solid Fuel Fireplaces
Present
Fireplace Types: Masonry firebox
49. Repair :> Creosote and ash build-up was noted in the wood burning fireplace in the family room,
suggesting that the flue should be cleaned and inspected by a licensed chimney sweep. Regular cleaning
of the flue is recommended to insure safe operating condition. The formal living room fireplace has not
ever been used. Both fireplaces appear to have gas log lighters installed.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
41
ICN#: 10001AE029
Roof/Attic
Roof Materials
Method of Roof Inspection: Walked on roof
Roof Style: Hip
Roof Materials: Presidential Grade Shingle
Approximate Age of Roof: Newer
50. Due Diligence Item :> The roofing material on this home appears to be a recently installed
presidential grade shingle. These are often rated as 50 years roofs. In practice these roofs have not been
installed that long so difficult to know how long they will last. The installation appears neat and
professional. Inquire with the seller about any warranty information for this roof. Many professional roofing
companies will offer limited workmanship warranties.
Skylights
Gutters and Downspouts
Insulated curb style
Seamless Aluminum
51. Note, WDO :> Gutters were noted to be clean at the time of inspection. Be sure to clean gutters
quarterly to insure they are performing as intended.
52. Repair, WDO :> The downspouts require an all-around tune-up as multiple places were noted where
downspouts are loose or slightly disconnected from storm drains. Implement tune-up repairs to insure
downspouts are well fastened, leak free and properly draining into storm drains.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
Attic Access
42
ICN#: 10001AE029
Crawled partial
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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ICN#: 10001AE029
53. Efficiency Observation :> The attic access hatch in the master closet ceiling requires insulation and
weather stripping to prevent heat loss and heat migration into the attic.
54. Repair :> Install the missing attic access hatch cover in the garage.
Attic Rodent Activity
Some signs
55. Repair :> I noted a rodent trap in the attic - knee wall space in master closet. No feces were noted
during inspection - inquire with the seller regarding any history of rodent problems in the attic and set and
monitor traps to see if any additional exclusion work is needed.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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ICN#: 10001AE029
Roof Framing and Sheathing
Rafters: 2x8, 2x12
Sheathing: Plywood, Skip sheathing
56. Note :> I inspected the attic space today and no red flags were noted regarding prior moisture buildup or relative humidity. Venting appeared unrestricted. Wood has a nice bright color indicating no prior
moisture problems with relative humidity or heat migration into the attic.
Attic Insulation
Insulation Type: Fiberglass, Cellulose
Approximate Insulation R-Value on Attic Floor: Inconsistent
Approximate Insulation R-Value on Attic Walls: 19
57. Efficiency Observation :> The attic insulation in the knee wall spaces requires tune-up repairs to
insure reliable performance - see where insulation is disturbed on the floors of some of these spaces and
see knee wall insulation that has fallen off in master closet. Repair damaged thermal barriers and
consider improving to modern standard of R-49 on the floor. Note that I think the main upper attic has had
insulation added - cellulose was noted up there.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
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ICN#: 10001AE029
Attic and House Ventilation
Bath Fan Ducting: Ducted to exterior
Kitchen Fan Ducting: Ductwork not visible
Attic Ventilation Method: Soffit vents, Roof jack vents
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
46
ICN#: 10001AE029
Exterior/Garage
Siding and Trim
Trim Material: Wood
Siding Material: Fiber-cement, Brick
58. Due Diligence Item :> Inquire with the seller about any recent siding updating. Based on the visible
condition of the siding and the age of the house. I suspect that the siding has been updated. See if any
receipts or contractor information exists.
Eaves
Exterior Doors
Open rafters
Solid core, Sliding glass
59. Repair :> The sliding glass door at the SE corner is not locking and requires repair / installation of
proper locking hardware.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
47
Exterior Window Frames
ICN#: 10001AE029
Vinyl
Decks
Present
Deck Structure: Not visible
Deck Ledger Board: Not visible
Guardrail: None needed
Decking Material: Plastic/synthetic material
60. Monitoring Item :> The back deck is not level and may be settling. It is so low to the ground and
there is skirting around the perimeter of the deck so I was unable to inspect the footings system. Difficult
to know if repairs are needed to stabilize this deck. Monitor and repair as needed.
Porches
Present
Chimneys
Present
Chimney Material: Masonry
Chimney Flue Liners: Present, Not visible
61. Repair, WDO :> A pattern of mineralization was noted on the chimneys. This can indicate moisture
intrusion problems with the chimney. This should be further evaluated and repaired by a licensed mason
or chimney sweep. Also, clean any organic debris off the chimneys as needed.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
48
Garage
ICN#: 10001AE029
Attached
Automatic Garage Opener: Present
Garage Door Type: Metal
62. Due Diligence Item :> No horizontal struts were noted for the overhead doors - the j-arms appear to
be mounted straight to the door. This is a weaker installation. Have this further investigated by an
overhead door specialist and repaired as recommended to insure reliable performance.
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
49
ICN#: 10001AE029
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
50
ICN#: 10001AE029
Grounds
Drainage and Lot Location
Clearance to Grade: Standard
Downspout Discharge: Below grade
Lot Description: Flat
63. Monitoring Item, WDO :> Corrugated storm drain pipe appears to be used for below grade tight-line
work. This product is prone to failure as it is susceptible to crushing and clogging. Monitor these drains
after heavy rains and keep your gutters clean to prolong the service life of this pipe. If the pipes are noted
to be backing up, you will need to replace these pipes.
Driveways/Walkways/Flatwork
Driveway: Concrete
Walkways: Concrete
Patios: Pavers
Window and Stairwells
None Noted
Grounds, Trees and Vegetation
Trees/Vegetation too near building: No
Retaining Walls
Exterior Stairs
None noted
Standard
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
51
ICN#: 10001AE029
Fences
None noted
Carport, Outbuildings and Other
None noted
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection
Sample Street, USA
52
ICN#: 10001AE029
Inspection Receipt
REPORT NO:
INSPECTION DATE:
A0421154989
4/21/2015
PROPERTIES INSPECTED FOR: Good Condition 1990’s House
Sample Street, USA
Qty
1
Description
Amount
Inspection with digital narrative report
$ 545.00 (PAID)
$ 0.00
Balance Due
Thank you for your business
Orca Inspection Services
C/O Dylan Chalk
5761 NE Tolo Rd
Bainbridge Island, WA 98110
This report is prepared exclusively for Good Condition 1990’s House
© Orca Home Inspection