Fixer House - Orca Inspection Services
Inspection Report Sample Location USA Company Information: Orca Inspection Services LLC Client Name: Old Mansion Fixer/ Flip Phone: 206-842-3739 [email protected] www.orcainspect.com Inspector: Dylan Chalk WA State Pest License #: 65540 WA State Home Inspector #: 365 Date: 4/23/2015 Report #: B0423154993 Sample Location , USA 2 ICN#: Test 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 Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 3 ICN#: Test 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. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 4 ICN#: Test Summary Page Major Concerns Structure and Basement: The beam and framing on the south side of the crawl space needs to be further investigated by a qualified general contractor and repaired as recommended. I noted old dampwood termite damaged wood on the floor of this space and the newer beam is more of a temporary repair. It is very hard to get around down here and significant repairs are needed to the whole space to: improve clearance between soils and wood, improve access, install a 6 mil plastic vapor barrier, improve ventilation, insulate the sub-floor, and repair any damaged wood and this poor beam installation. I would expect some hidden damage to the frame here and coordinate repairs with replacement of the exterior envelope on this side of the house. Structure and Basement: Rotted wood was noted at the east side bump-out rim joist see basement. Have this further investigated by a qualified general contractor and repaired as recommended. Structure and Basement: Active leaks were noted in the basement - see wet wall finishes in the NW corner by the electric panels and by the basement toilet; also see water stains on concrete in unfinished part of the basement. This can damage interior finishes and storage items, and lead to molds, wood destroying organisms and other problems. Hire a basement water proofing specialist to further evaluate this condition and correct as needed. As a first step to correcting basement water problems, I always recommend beginning with the simplest solutions and working backwards. For example, begin with any simple exterior drainage repairs noted in this report. Then consider the use of water-proofing sealer paints and eventually graduate to more costly systems such as interior drains as needed. Where finishes are damaged, removal of damaged material is recommended. Crawl Space: Overall, numerous repairs are needed to the crawl space below this house - especially south side of old house - there is a 2nd crawl space below the kitchen. I have tried to make detailed observations in the base of this report but given the extent of repairs I recommend further evaluation of this crawl space by a licensed general contractor as additional repairs could be needed that are latent or concealed. During inspection I noted a need for: insulation repair, sheathing repair behind deck, vapor barrier repair, ductwork repair, footing system repair and all-around clean-up. Electrical: The location of the electric panel is not to modern standard as electric panels should not be located inside a bathroom. Moving the electric panel to a more desirable location is recommended - see also sub-panel. This could be expensive and it might be easier to disable this bathroom. Hire a licensed electrician to further evaluate and repair. Heating: This house has an older oil boiler system. It was operating during inspection but was very loud and dirty - the room was difficult to enter because is smelled so strongly of oil burning combustion products. There is evidence that parts of the distribution system have been updated: copper manifold in boiler room and some new valves at radiators. Most of the radiators were operating during inspection but I found one leak at the 3rd floor bathroom. This boiler looks close to the end of its service life and it is not very energy efficient. I would budget to update as soon as possible and convert over to natural gas. I recommend having the entire system serviced and repaired / tuned up as recommended. Also, have the water heater tank flushed and serviced and replace any sacrificial anodes as needed. Check the distribution system and repair the leaking and inoperative radiator on the 3rd floor. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 5 ICN#: Test Plumbing: Overall, numerous repairs are needed to the finish plumbing system in the home - please see the plumbing, bathroom and kitchen chapters in this report. Given the number of repairs noted during inspection, additional repairs may be needed that are concealed. I recommend additional inspection of the entire plumbing system by a licensed plumber to further evaluate and repair the plumbing system to insure safe and reliable performance. There is a lot of new plumbing but it clearly has not been welltested given the number of loose and leaky pieces of the piping system. Interior/Fireplaces: The windows in this home are old wood windows that require maintenance and repair. They are in fairly typical condition for old wood windows where needed repairs include: windows that are painted shut, missing sash weights, cracked panes of glass and missing glazing. A few windows are in worse condition and will require replacement - see south side. You need to decide how you want to approach the windows in this home as they are generally older and inefficient and do not comply with modern standards for safety glass. Repairs can be made on an as needed basis and efficiency can be added with storm windows and curtains. Existing windows that have character are often worth preserving and restoring, where windows that are in worse condition and have less character may be good candidates for replacement. Roof/Attic: I was unable to access any attic spaces to inspect for rodents but given exterior entry points noted, I am concerned about hidden rodent entry into wall and ceiling cavities. Hire a rodent control specialist to further investigate and the house and property and implement a treatment and exclusion plan to eliminate rodents from the house. Exterior/Garage: The exterior siding and trim system on this home is failing where exposed to the weather. The worst sections are the south face and the rooftop deck system above the kitchen, however, additional red flags and repairs are needed on all sides of the building. A comprehensive plan is needed to repair this exterior siding system. Given visible red flags I would expect hidden water damage to the building which could add cost to repairs. This comprehensive plan should also include replacement of both of the decks which are rotting and failing. This plan should also include an evaluation of windows: update and repair as recommended. Some window such as 2nd floor south side are clearly failing and rotting and require replacement. This will be a very expensive repair and it may involve repairing hidden water damage to the building that gets uncovered during repair. I have attached some photos showing examples of rot and siding, trim and window failure but this is just a small sample - the number of repair items noted are too extensive to include every one in this report. It is possible that the most cost effective repair is a complete siding, deck and window replacement, a very expensive proposition. Exterior/Garage: Both of the decking systems on this house require replacement. Significant wood decay was noted at both decking systems and there is evidence that rodents are entering the house in the kitchen deck / ceiling. Hire a qualified general contractor to further investigate and re-build both of these decks - a significant expense. In the case of both decks expect hidden water damage and rodent issues. During replacement, update guardrails to meet modern safety standards and install a 2nd provision for drainage off of both decks. Jack and Jill Bathroom: The tile and grout in this Jack and Jill bathroom shower pan should be further investigated and repaired or replaced this as recommended by a qualified tile setter to insure reliable performance - grout failure and a few loose tile were noted. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 6 ICN#: Test Repairs Structure and Basement: Many of the wood posts in the basement which help to support then house have had concrete poured around the post. This is non-standard and conducive to wood decay in the middle of the posts. The post should be lifted above the concrete floor. I probed posts during inspection and could not find decay, but repair is recommended as there could be hidden decay inside the posts. Crawl Space: No vapor barrier has been installed on the soils of this crawl space to contain the moisture in the ground. This is a conducive pest condition and can lead to high moisture conditions. Install a 6 mil. black plastic vapor barrier to cover all exposed earth. Crawl Space: Inadequate ventilation was noted for the crawl spaces - both spaces. Standards recommend 1 square foot of ventilation for every 150 square feet of crawl space in combination with an approved vapor retarder material that covers all exposed soils in the crawl space. Vents should be located to provide adequate cross ventilation. Hire a licensed general contractor to further evaluate and repair. Crawl Space: Moderate rodent damage was noted in the crawl space - see some feces and traps below the kitchen. Hire a rodent control specialist to do a rodent report and implement a plan to eliminate all rodent entry points, set and monitor traps and remediate all contamination; all contaminated insulation should be replaced. Electrical: Surface run non-metallic sheathed cable was noted in the garage ceiling. This wiring is subject to physical damage and needs to be re-run inside a wall or protected by a raceway or armory. Hire a licensed electrician to further evaluate and repair. Electrical: An inoperative light was noted in the powder bath. This is likely due to bulbs being burned out, but could be due to an inoperative fixture, circuit or switch. Replace bulbs or repair this light as needed. 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. In addition, Washington State law (WAC 51-51-0315) now requires UL 2034 approved carbon monoxide detectors in all homes and condominiums being sold in Washington State. Location should be outside of all sleeping areas and one on each floor of the home. Best practices are to have these detectors hardwired with a battery back-up - though generally installation must meet manufacturer's specifications. 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.). Plumbing: The faucet is loose and requires repair or replacement - kitchen pantry sink. I was also not getting ht water to this sink. Hire a licensed plumber to further evaluate and repair. Plumbing: The hot and cold water lines have been installed backwards in the laundry sink and require repair. Plumbing: Repair the sink and faucet for the darkroom sink - faucet is leaking and trap is done on an older P-trap - not recommended. Plumbing: The washing machine was noted to be leaking. This requires immediate repair or appliance replacement to prevent water damage. Hire an appliance repair specialist to further evaluate or replace this machine. Plumbing: Repair or replace the disconnected dryer vent - see behind dryer. Be sure this dryer is vented to the exterior. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 7 ICN#: Test Powder Bathroom: The waste plumbing below the powder bathroom sink is leaking and requires immediate repair. Hire a licensed plumber to further evaluate and repair. Kitchen: The loose faucet for the kitchen sink should be secured to prevent leaks. 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. Kitchen: An air gap is recommended to protect the dishwasher from accidental contamination if the sewer line were to back up. If an air gap cannot be installed, at least run the drain line above the level of the sink drain to create a high loop. This was an older way of protecting the dishwasher. Hire a licensed plumber to install an air gap. Interior/Fireplaces: Multiple flue dampers are missing and not closing. Have all flue dampers inspected and repaired by a qualified chimney sweep during repairs to the chimneys and fireboxes. Interior/Fireplaces: Damaged firebrick were noted in the south living room fireplace firebox. This can make the fireplace unsafe for fires. Hire a mason or chimney sweep to further evaluate this condition and repair as needed to insure safe and reliable performance from the fireplace. Firebox repairs need to be made using firebrick and proper refractory mortars designed for high temperatures. Roof/Attic: Hire a licensed roofing contractor to further evaluate and repair this roof. This wood shingle roof is roughly 5 years into its useful service life and a few repairs are needed to insure reliable performance. It is common to do roof tune ups with shingle roofs to prolong their useful service life. Tune ups are typically done until roughly 10% of the shingles are in failure. Once this point is reached, it is usually more cost effective to replace the roof. I also noted a few missing caps for roof tie-downs. I have attached photos showing visible defects. A few sections of the roof were inaccessible due to height of the roof and configuration of the roof line. Roof/Attic: Leaks were noted in the gutters that need to be repaired to control roof runoff - see by north side exterior door. Seal-up all leaking areas and tune-up to insure gutters are properly sloped to drain. Roof/Attic: The roof gutter system for this house is incomplete and requires repair to insure proper control of roof runoff - see west side short roof. Complete gutters and downspouts as needed to control roof runoff. Roof/Attic: Several of the downspouts on the upper gutter system are terminating onto the lower roof. This is industry standard practice but it will prematurely deteriorate the roofing shingles in these locations. I recommend extending the downspouts into lower gutters to better protect the roof. Roof/Attic: There is some type of knee wall access point - 3rd floor. I was unable to get in here. I opened one level of the door and just found more plywood. Repair as needed to try and create an attic access point - I assume this would access a knee wall attic space. Exterior/Garage: I did not find weep holes at the base of the exterior brick siding. Weep holes are designed to provide dry-potential for the wall assembly. Weep holes are typically located every 4-6 feet at the base of the wall assembly. This should be further investigated by a qualified mason and repaired as recommended to insure reliable performance from this wall assembly. Weep holes are important to give the wall assembly dry potential and to prevent pressure differences between the front and the back side of the brick. In general, it looks like much of the brick has been tuck-pointed but the mortar repair has an amateur appearance - mortar joints are not concave or welltooled. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 8 ICN#: Test Exterior/Garage: The wooden door jamb material is rotting at its base near the threshold - south deck door. This is a common spot to have wood rot problems as water collects on the threshold and soaks into the end grain of the wood. I would replace this door during deck replacement. Exterior/Garage: No ventilation was noted for the NE deck. This can trap moisture and lead to condensation problems in the deck cavity. All roof cavities should be ventilated. Have ventilation cut in or added for this deck. Exterior/Garage: A level II cleaning and inspection is recommended for the chimney flues. Regular cleaning and inspection is recommended for safe and reliable operation of the chimney. Chimney flues are not visible and are beyond the scope of a home inspection. During inspection I noted some loose flashings that require repair - see west side of chimney. Hire a licensed chimney sweep to clean and further evaluate the flues. Exterior/Garage: Mold-like staining patterns were noted on the wall of the garage. These appear to be from an on-going moisture condition - smelled musty in the garage during inspection. Consult with a qualified contractor about sealing all mold-like substances and installing a ventilation system to control relative humidity and condensation then monitor; additional drainage repairs could be needed. Grounds: Downspouts are discharging adjacent to the foundation. This can cause foundation settlement or basement / crawl space moisture problems. Make sure all downspouts discharge into a proper tight-line system or at least 5 feet away from the foundation. Grounds: Repair the loose cover for the basement stairwell drain. Grounds: The exterior basement well stairs are missing a graspable handrail for safety. This should be a round railing 1 and 1/4 inches - 2 inches in diameter. If the railing is not round it must have a finger groove that is 3/4 of an inch down from the tallest point of the rail. The graspable handrail should also be 1.5 inches from the wall. 2x material is not considered a graspable handrail. Have a qualified contractor build suitable railings to reduce the potential for falls. Grounds: A guardrail is needed to protect people from accidentally falling into the basement stairwell. Grounds: All trees, branches and vegetation should be pruned at least six feet away from the house to eliminate conducive pest conditions and rodent entry points. Grounds: The riser heights for the exterior back stairs to the kitchen are not even and are not to modern standards. This is a trip and safety hazard. The height of the tallest riser shall not exceed the smallest riser by more than 3/8th of an inch. I also noted: no graspable handrail and signs of water intrusion through the brick here. Long term, you may want to re-build these side stairs. Grounds: Localized wood decay was found in the door and windows for the hot tub pergola. Implement localized rot repairs to this structure as needed. Laundry Bathroom: A toilet was noted in the basement laundry with no sink. This is non-standard and unsanitary. Install a proper sink for this basement toilet. Jack and Jill Bathroom: Secure the loose faucet handle at the Jack and Jill bath shower. Family Bathroom: The shower head in the family bath is leaky and requires tightening or re-setting to prevent wasting water. Family Bathroom: The bathtub / shower drain in the family bath is slow and appears to be obstructed. Hire a plumber to further evaluate this drain line and repair for adequate drainage. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 9 ICN#: Test Family Bathroom: Secure the loose tub fill spigot and insure this is well mounted - this is important to insure that plumbing is protected from physical damage - family bath. Master Bathroom: Secure the loose faucet handle at the master bath shower. 3rd Floor Bathroom: The stopper to the 3rd floor bathroom sink is missing - install proper stopper system. 3rd Floor Bathroom: No access has been provided for the pump to the jetted tub. Access is required to inspect, service and repair this pump. Install proper access. 3rd Floor Bathroom: One of the jets on the 3rd floor bath tub was not operating and requires repair. Improvement Items Structure and Basement: As always with older homes steps can be taken to improve the seismic stability of this home. Improvements include bolting the home to the foundation, adding sheer panels to pony walls and installing positive connections between posts and beams. Consult with a licensed general contractor or company specializing in seismic retrofits to further evaluate and improve the structure. Electrical: Smoke detectors should be added within twelve inches of the ceiling in all bedrooms. Modern standards recommend smoke detectors in all bedrooms, in all hallways outside bedrooms and at least one on each floor of the building. Modern homes have all smoke detectors hard wired together and have battery back-up. The current configuration is unsafe by modern standards and should be updated. Some battery operated systems today can be purchased that are wirelessly connected. This is a nice upgrade in older homes where it is not cost-effective to hardwire the smoke detectors together as a retrofit. Plumbing: Updating the hose bibs to frost free style is recommended. In the meantime, be sure to winterize your hose bibs during cold weather to prevent from freezing. Interior/Fireplaces: The glazing in the old doors in this home is not done with safety glass. Safety glass is recommended for all door glazing for improved safety. Tempered glass will shatter into harmless fragments rather than sharp shards and laminated glass has the additional benefit of resisting breakage like auto glass. Replace all non-safety glass in doors for improved safety. Interior/Fireplaces: The window by the master bathtub should be tempered or safety glass for safety reasons. Tempered glass shatters into innocuous fragments of glass rather than sharp shards and is required around showers and tub enclosures when the glass is within 60 inches of the floor. Updating this glazing is recommended. Roof/Attic: The attic and roof cavity ventilation look to be inadequate. Standards recommend open ventilation levels in a ratio of 1 to 150 of the attic area. Proper attic ventilation is important for the roofing materials to perform as intended and to reduce chances for condensation problems and heat build-up in the attic. This is a common condition on older buildings that did not originally have composition roofs. As this building is made tighter and better insulated and air-sealed for energy efficiency it is important to improve roof cavity ventilation as well. Consult with a qualified general contractor about adding soffit or core vents for lower "intake" roof ventilation. Grounds: The exterior stairs are missing a graspable handrail for safety. This should be a round railing 1 and 1/4 inches - 2 inches in diameter. If the railing is not round it must have a finger groove that is 3/4 of an inch down from the tallest point of the rail. The graspable handrail should also be 1.5 inches from the wall. 2x material is not considered a graspable handrail. Have a qualified contractor build suitable railings to reduce the potential for falls. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 10 ICN#: Test Laundry Bathroom: A bath fan that ducts to the exterior would be a logical improvement for this bathroom. Monitoring Items Grounds: The downspouts on this home were noted to be discharging into old concrete storm drain pipe. No evidence of failure was noted, but these pipes are old and prone to clogging, backing up and below ground failure. Monitor after heavy rains and budget to update as soon as possible or when doing other landscape projects. Failing storm drains are one of the most common reasons for basement and crawl space moisture problems. Due Diligence Items Structure and Basement: Moderate floor settlement was noted in the floor frame of the home during inspection today and several red flags were noted in the basement that indicate a need for structural repairs: see all the temporary metal posts. I recommend hiring a qualified general contractor to further evaluate this floor frame and implement repairs as recommended to prevent any on-going settlement in the floor frame system. Electrical: I recommend hiring a licensed electrician to do a load calculation on this electrical service. The service appears to be 200 amps, not much for such a large house. Given the sub-panel and number of circuits here, it is conceivable that an additional 200 amp service is needed. Load calculations are beyond the scope of this inspections. Upgrade the size of this service of needed. Electrical: Lots of new wiring was noted suggesting that the building has had significant wiring updates. Inquire with the seller regarding any permit history of wiring updates, receipts or the extent of the work performed. Heating: During servicing, make sure there is adequate combustion air for this boiler. Heating: The boiler pipe insulation may contain asbestos - basement looked newer but old in crawl space - south end. Asbestos testing is beyond the scope of this inspection. Testing can be performed by an environmental lab or asbestos remediation specialist. Efforts should be made to remove this insulation, or be sure that it is encapsulated to prevent friable / airborne particles of asbestos. For more information, consult with an asbestos remediation specialist. Cooling/ Fuel Storage/ Gas Distribution: Evidence was found that there may have been an older heating oil tank on this property at one time - see two sets of oil lines at the corner of the boiler room. Given the age of the home, any or both of these tanks could have been buried below ground. Be sure to obtain decommissioning statements from the seller or evidence that the tanks have been removed. If no such records exist, hire a tank locator service to further evaluate the property prior to closing as there is a risk of a hidden pollution liability if the tanks have not been properly removed or decommissioned. More information on buried oil tanks can be found at PLIA 800-8223905 or http://www.plia.wa.gov/heating/insurance.htm. The house has active oil heat at the moment so you do qualify for the free PLIA spill insurance. I recommend registering your active tank if it has not been done and consult with PLIA about the extent of coverage if there is an older tank on the property. Cooling/ Fuel Storage/ Gas Distribution: Inquire with your local gas utility to see if the gas meter is large enough to support converting the boiler to natural gas - right now the gas is just running the kitchen appliances. Plumbing: I noted copper pipe in much of the house and by the main water shut off indicating that the supply pipe to the home has been updated. Inquire with the seller regarding the extent of any plumbing updates to the main water pipe between the house and the street - this pipe was not visible. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 11 ICN#: Test Plumbing: It appears that this old building has updated supply plumbing. I noted copper pipes where the pipe was visible. Inquire with the sellers regarding the extent of this update as some of the pipe was not visible to inspection. Plumbing: Due to the age and location of the building, a sewer scope is recommended to further evaluate the sewer line. Plumbing: The hot tub is not in operating condition at the time of inspection. Inspection of hot tubs is beyond the scope of this inspection. If you are concerned about this unit, I recommend hiring a specialist to further evaluate and service this hot tub and repair or replace as desired. Future Projects Plumbing: Some of the waste plumbing used in this building is old - see some of the old cast iron lines in basement. While no leaks were noted at the time of inspection, updating and on-going repairs should be expected. Old metal pipes are subject to internal corrosion which can cause problems at any time. During any renovations to the home be sure to have this old piping evaluated and updated as recommended by a licensed plumber. As a general rule the old cast iron pipe often lasts a very long time even as much as 100 years, galvanized waste pipe can have a shorter useful service life - sometime 50 years. 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 Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 12 ICN#: Test Table of Contents Summary Page ............................................................................................................................................................... 4 Structure and Basement ............................................................................................................................................... 13 Crawl Space ................................................................................................................................................................. 19 Electrical ...................................................................................................................................................................... 21 Heating ........................................................................................................................................................................ 23 Cooling/ Fuel Storage/ Gas Distribution ..................................................................................................................... 26 Plumbing...................................................................................................................................................................... 27 Powder Bathroom ........................................................................................................................................................ 32 Laundry Bathroom ....................................................................................................................................................... 33 Sauna Bathroom .......................................................................................................................................................... 34 Master Bathroom ......................................................................................................................................................... 35 Family Bathroom ......................................................................................................................................................... 36 Jack and Jill Bathroom ................................................................................................................................................ 38 3rd Floor Bathroom ..................................................................................................................................................... 40 Kitchen ........................................................................................................................................................................ 41 Interior/Fireplaces ........................................................................................................................................................ 43 Roof/Attic .................................................................................................................................................................... 47 Exterior/Garage ........................................................................................................................................................... 52 Grounds ....................................................................................................................................................................... 60 This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 13 ICN#: Test Structure and Basement Foundation % of Foundation Not Visible: 0.4 Evidence of Seismic Protection: None noted Building Configuration: Basement, Crawl space Foundation Description: Poured concrete Floor, Wall and Ceiling Framing Wall Framing: Not visible Wall Insulation: Not visible Wall Sheathing: Not visible Floor Framing: 2x12, 2x10 Sub-Floor Material: Shiplap, Plywood Ceiling Framing: Not visible 1. Major Concern, WDO :> The beam and framing on the south side of the crawl space needs to be further investigated by a qualified general contractor and repaired as recommended. I noted old dampwood termite damaged wood on the floor of this space and the newer beam is more of a temporary repair. It is very hard to get around down here and significant repairs are needed to the whole space to: improve clearance between soils and wood, improve access, install a 6 mil plastic vapor barrier, improve ventilation, insulate the sub-floor, and repair any damaged wood and this poor beam installation. I would expect some hidden damage to the frame here and coordinate repairs with replacement of the exterior envelope on this side of the house. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 14 ICN#: Test Soils much too close to framing - no vapor barrier. Remove all wood debris. 2. Improvement Item :> As always with older homes steps can be taken to improve the seismic stability of this home. Improvements include bolting the home to the foundation, adding sheer panels to pony walls and installing positive connections between posts and beams. Consult with a licensed general contractor or company specializing in seismic retrofits to further evaluate and improve the structure. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 15 ICN#: Test 3. Repair, WDO :> Many of the wood posts in the basement which help to support then house have had concrete poured around the post. This is non-standard and conducive to wood decay in the middle of the posts. The post should be lifted above the concrete floor. I probed posts during inspection and could not find decay, but repair is recommended as there could be hidden decay inside the posts. 4. Due Diligence Item :> Moderate floor settlement was noted in the floor frame of the home during inspection today and several red flags were noted in the basement that indicate a need for structural repairs: see all the temporary metal posts. I recommend hiring a qualified general contractor to further evaluate this floor frame and implement repairs as recommended to prevent any on-going settlement in the floor frame system. Settlement noted in master bedroom - see door frame Some fresher cracks noted in the wall of the west bedroom wall This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 16 ICN#: Test Settlement noted in these two walls on the main floor. Lots of temporary posts noted in basement. 5. Major Concern, WDO :> Rotted wood was noted at the east side bump-out rim joist - see basement. Have this further investigated by a qualified general contractor and repaired as recommended. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA Basement General Basement Floor and Ceiling Basement Moisture 17 ICN#: Test Partial Partly finished Present 6. Major Concern, WDO :> Active leaks were noted in the basement - see wet wall finishes in the NW corner by the electric panels and by the basement toilet; also see water stains on concrete in unfinished part of the basement. This can damage interior finishes and storage items, and lead to molds, wood destroying organisms and other problems. Hire a basement water proofing specialist to further evaluate this condition and correct as needed. As a first step to correcting basement water problems, I always recommend beginning with the simplest solutions and working backwards. For example, begin with any simple exterior drainage repairs noted in this report. Then consider the use of water-proofing sealer paints and eventually graduate to more costly systems such as interior drains as needed. Where finishes are damaged, removal of damaged material is recommended. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 18 ICN#: Test Sump Pumps and Drains Floor Drain: None noted Sump Pumps: Present Wood Destroying Organisms Visible Evidence of Active Wood Destroying Insects: None noted Visible Evidence of Inactive Wood Destroying Insects: Present Visible Evidence of Active Wood Decay and Fungi: Present Visible Evidence of Damage from Wood Destroying Organisms: None noted Visible Evidence of Conditions Conducive to Wood Destroying Organisms: Present This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 19 ICN#: Test Crawl Space Crawl Space Access Method of Inspection: Crawled partial 7. Major Concern, WDO :> Overall, numerous repairs are needed to the crawl space below this house especially south side of old house - there is a 2nd crawl space below the kitchen. I have tried to make detailed observations in the base of this report but given the extent of repairs I recommend further evaluation of this crawl space by a licensed general contractor as additional repairs could be needed that are latent or concealed. During inspection I noted a need for: insulation repair, sheathing repair behind deck, vapor barrier repair, ductwork repair, footing system repair and all-around clean-up. Vapor Barrier Vapor Barrier Material: None found 8. Repair, WDO :> No vapor barrier has been installed on the soils of this crawl space to contain the moisture in the ground. This is a conducive pest condition and can lead to high moisture conditions. Install a 6 mil. black plastic vapor barrier to cover all exposed earth. Crawl Space Ventilation Ventilation Method: None noted 9. Repair, WDO :> Inadequate ventilation was noted for the crawl spaces - both spaces. Standards recommend 1 square foot of ventilation for every 150 square feet of crawl space in combination with an approved vapor retarder material that covers all exposed soils in the crawl space. Vents should be located to provide adequate cross ventilation. Hire a licensed general contractor to further evaluate and repair. Posts and Footings Non-standard This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 20 ICN#: Test Insulation Insulation Type: Fiberglass - below kitchen, None Below living room Approximate R-Value: R-19, R-0 Moisture Conditions Rodents None noted Present 10. Repair :> Moderate rodent damage was noted in the crawl space - see some feces and traps below the kitchen. Hire a rodent control specialist to do a rodent report and implement a plan to eliminate all rodent entry points, set and monitor traps and remediate all contamination; all contaminated insulation should be replaced. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 21 ICN#: Test 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: Basement 11. Due Diligence Item :> I recommend hiring a licensed electrician to do a load calculation on this electrical service. The service appears to be 200 amps, not much for such a large house. Given the subpanel and number of circuits here, it is conceivable that an additional 200 amp service is needed. Load calculations are beyond the scope of this inspections. Upgrade the size of this service of needed. 12. Major Concern :> The location of the electric panel is not to modern standard as electric panels should not be located inside a bathroom. Moving the electric panel to a more desirable location is recommended - see also sub-panel. This could be expensive and it might be easier to disable this bathroom. Hire a licensed electrician to further evaluate and repair. Sub-Panel / 2nd Service Sub-panel Sub-panel Main Conductor: Aluminum, #2, 100 amps Sub--Panel Amperage: 100 Sub-Panel Location: Basement Branch Wiring Wire Material: Copper and Multi-strand Aluminum Wiring Method: Non-metallic sheathed cable 13. Due Diligence Item :> Lots of new wiring was noted suggesting that the building has had significant wiring updates. Inquire with the seller regarding any permit history of wiring updates, receipts or the extent of the work performed. 14. Repair :> Surface run non-metallic sheathed cable was noted in the garage ceiling. This wiring is subject to physical damage and needs to be re-run inside a wall or protected by a raceway or armory. Hire a licensed electrician to further evaluate and repair. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 22 ICN#: Test Receptacles and Fixtures Inspection Method: Random Testing Outlets: Three wire outlets 15. Repair :> An inoperative light was noted in the powder bath. This is likely due to bulbs being burned out, but could be due to an inoperative fixture, circuit or switch. Replace bulbs or repair this light as needed. Smoke Detectors Present 16. 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. In addition, Washington State law (WAC 51-51-0315) now requires UL 2034 approved carbon monoxide detectors in all homes and condominiums being sold in Washington State. Location should be outside of all sleeping areas and one on each floor of the home. Best practices are to have these detectors hardwired with a battery back-up - though generally installation must meet manufacturer's specifications. 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.). 17. Improvement Item :> Smoke detectors should be added within twelve inches of the ceiling in all bedrooms. Modern standards recommend smoke detectors in all bedrooms, in all hallways outside bedrooms and at least one on each floor of the building. Modern homes have all smoke detectors hard wired together and have battery back-up. The current configuration is unsafe by modern standards and should be updated. Some battery operated systems today can be purchased that are wirelessly connected. This is a nice upgrade in older homes where it is not cost-effective to hardwire the smoke detectors together as a retrofit. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 23 ICN#: Test Heating Heating System Energy Source: Oil Heating Method: Hydronic boiler Manufacturer: Crown / Freeport Age: Old Last Service Record: Genesee @ 206-722-1545 in 2014, Carlson @ 206-5330685 Filtration System: None found 18. Major Concern :> This house has an older oil boiler system. It was operating during inspection but was very loud and dirty - the room was difficult to enter because is smelled so strongly of oil burning combustion products. There is evidence that parts of the distribution system have been updated: copper manifold in boiler room and some new valves at radiators. Most of the radiators were operating during inspection but I found one leak at the 3rd floor bathroom. This boiler looks close to the end of its service life and it is not very energy efficient. I would budget to update as soon as possible and convert over to natural gas. I recommend having the entire system serviced and repaired / tuned up as recommended. Also, have the water heater tank flushed and serviced and replace any sacrificial anodes as needed. Check the distribution system and repair the leaking and inoperative radiator on the 3rd floor. Older boiler system: smell strongly of oil in the boiler room and its very hot Most radiators were working Active leak at 3rd floor bath radiator and this one was not working. Updated manifold system - pipes at radiators are older galvanized steel and will need to be updated This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 24 ICN#: Test someday. System was operating at the time of inspection. Recent service records from 2014 Older supply lines to a radiator with a newer control valve - indicates some amount of updating to the distribution system. 19. Due Diligence Item :> During servicing, make sure there is adequate combustion air for this boiler. Heating Distribution System Heat Source in Each Room: Present Distribution Method: Radiators 20. Due Diligence Item :> The boiler pipe insulation may contain asbestos - basement looked newer but old in crawl space - south end. Asbestos testing is beyond the scope of this inspection. Testing can be performed by an environmental lab or asbestos remediation specialist. Efforts should be made to remove this insulation, or be sure that it is encapsulated to prevent friable / airborne particles of asbestos. For more information, consult with an asbestos remediation specialist. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA Additional Heat Sources 25 ICN#: Test None noted This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 26 ICN#: Test Cooling/ Fuel Storage/ Gas Distribution Cooling/Heat Pumps None Noted Oil Storage Present Storage Type: Below ground tank Oil Tank Location: Unknown 21. Due Diligence Item :> Evidence was found that there may have been an older heating oil tank on this property at one time - see two sets of oil lines at the corner of the boiler room. Given the age of the home, any or both of these tanks could have been buried below ground. Be sure to obtain decommissioning statements from the seller or evidence that the tanks have been removed. If no such records exist, hire a tank locator service to further evaluate the property prior to closing as there is a risk of a hidden pollution liability if the tanks have not been properly removed or decommissioned. More information on buried oil tanks can be found at PLIA 800-822-3905 or http://www.plia.wa.gov/heating/insurance.htm. The house has active oil heat at the moment so you do qualify for the free PLIA spill insurance. I recommend registering your active tank if it has not been done and consult with PLIA about the extent of coverage if there is an older tank on the property. Older oil lines Propane Storage None noted Gas Meter and Gas Plumbing Present Gas Shutoff Location: East side of structure Gas Pipe Materials: Steel and flex pipe 22. Due Diligence Item :> Inquire with your local gas utility to see if the gas meter is large enough to support converting the boiler to natural gas - right now the gas is just running the kitchen appliances. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 27 ICN#: Test Plumbing Water Service Supply Pipe Material: Unknown Well or Public Supply: Public Water Pressure: 55 PSI Pressure Reducing Valve: None noted Main Water Shut-off Location: Basement 23. Due Diligence Item :> I noted copper pipe in much of the house and by the main water shut off indicating that the supply pipe to the home has been updated. Inquire with the seller regarding the extent of any plumbing updates to the main water pipe between the house and the street - this pipe was not visible. Here is your main water shut off. Distribution Pipe Circulation Pump: None noted Supply Pipe Materials: Copper Functional Flow: Average 24. Due Diligence Item :> It appears that this old building has updated supply plumbing. I noted copper pipes where the pipe was visible. Inquire with the sellers regarding the extent of this update as some of the pipe was not visible to inspection. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 28 ICN#: Test New-looking plumbing to master bath sink: copper supply line and new angle stops and supply connectors. 25. Major Concern :> Overall, numerous repairs are needed to the finish plumbing system in the home please see the plumbing, bathroom and kitchen chapters in this report. Given the number of repairs noted during inspection, additional repairs may be needed that are concealed. I recommend additional inspection of the entire plumbing system by a licensed plumber to further evaluate and repair the plumbing system to insure safe and reliable performance. There is a lot of new plumbing but it clearly has not been well-tested given the number of loose and leaky pieces of the piping system. Waste Pipe and Discharge Discharge Type: Public sewer Waste and Vent Pipe Materials: ABS plastic, Copper 26. Due Diligence Item :> Due to the age and location of the building, a sewer scope is recommended to further evaluate the sewer line. 27. Future Project :> Some of the waste plumbing used in this building is old - see some of the old cast iron lines in basement. While no leaks were noted at the time of inspection, updating and on-going repairs should be expected. Old metal pipes are subject to internal corrosion which can cause problems at any time. During any renovations to the home be sure to have this old piping evaluated and updated as recommended by a licensed plumber. As a general rule the old cast iron pipe often lasts a very long time - even as much as 100 years, galvanized waste pipe can have a shorter useful service life - sometime 50 years. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 29 ICN#: Test Hot Water Heater System Type: Boiler/Tank combo-system Size: 66 gal Age: Could Not Date Energy Source: Oil Exterior Hose Bibs Operating 28. Improvement Item :> Updating the hose bibs to frost free style is recommended. In the meantime, be sure to winterize your hose bibs during cold weather to prevent from freezing. Additional Sinks Tested 29. Repair :> The faucet is loose and requires repair or replacement - kitchen pantry sink. I was also not getting ht water to this sink. Hire a licensed plumber to further evaluate and repair. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 30 ICN#: Test 30. Repair :> The hot and cold water lines have been installed backwards in the laundry sink and require repair. 31. Repair, WDO :> Repair the sink and faucet for the darkroom sink - faucet is leaking and trap is done on an older P-trap - not recommended. Sewage Ejector Pumps Washer None noted Tested 32. Repair, WDO :> The washing machine was noted to be leaking. This requires immediate repair or appliance replacement to prevent water damage. Hire an appliance repair specialist to further evaluate or replace this machine. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 31 ICN#: Test Dryer Tested Power Source: Electric Duct to Exterior: Ducted 33. Repair :> Repair or replace the disconnected dryer vent - see behind dryer. Be sure this dryer is vented to the exterior. Additional Plumbing Present 34. Due Diligence Item :> The hot tub is not in operating condition at the time of inspection. Inspection of hot tubs is beyond the scope of this inspection. If you are concerned about this unit, I recommend hiring a specialist to further evaluate and service this hot tub and repair or replace as desired. This looks like the hot tub equipment? This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 32 ICN#: Test Powder Bathroom Sinks and Cabinets Tested 35. Repair, WDO :> The waste plumbing below the powder bathroom sink is leaking and requires immediate repair. Hire a licensed plumber to further evaluate and repair. Toilet Tested Bathtub / Shower None noted Bathroom Ventilation Type: Fan and window General Bath Condition Standard This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 33 ICN#: Test Laundry Bathroom Sinks and Cabinets None Noted 36. Repair :> A toilet was noted in the basement laundry with no sink. This is non-standard and unsanitary. Install a proper sink for this basement toilet. Toilet Tested Bathtub / Shower None Noted Bathroom Ventilation Type: Operable window 37. Improvement Item, WDO :> A bath fan that ducts to the exterior would be a logical improvement for this bathroom. General Bath Condition Standard This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 34 ICN#: Test Sauna Bathroom Sinks and Cabinets None Noted Toilet None Noted Bathtub / Shower Tested Bathroom Ventilation Type: Fan and window General Bath Condition Standard This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 35 ICN#: Test Master Bathroom Sinks and Cabinets Tested Toilet Tested Bathtub / Shower Tested 38. Repair :> Secure the loose faucet handle at the master bath shower. Bathroom Ventilation Type: Fan and window General Bath Condition Standard This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 36 ICN#: Test Family Bathroom Sinks and Cabinets Tested Toilet Tested Bathtub / Shower Tested 39. Repair, WDO :> The shower head in the family bath is leaky and requires tightening or re-setting to prevent wasting water. 40. Repair :> The bathtub / shower drain in the family bath is slow and appears to be obstructed. Hire a plumber to further evaluate this drain line and repair for adequate drainage. 41. Repair, WDO :> Secure the loose tub fill spigot and insure this is well mounted - this is important to insure that plumbing is protected from physical damage - family bath. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 37 ICN#: Test Bathroom Ventilation Type: Fan and window General Bath Condition Standard This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 38 ICN#: Test Jack and Jill Bathroom Sinks and Cabinets Tested Toilet Tested Bathtub / Shower Tested 42. Repair :> Secure the loose faucet handle at the Jack and Jill bath shower. 43. Major Concern, WDO :> The tile and grout in this Jack and Jill bathroom shower pan should be further investigated and repaired or replaced this as recommended by a qualified tile setter to insure reliable performance - grout failure and a few loose tile were noted. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA General Bath Condition 39 ICN#: Test Standard This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 40 ICN#: Test 3rd Floor Bathroom Sinks and Cabinets Tested 44. Repair :> The stopper to the 3rd floor bathroom sink is missing - install proper stopper system. Toilet Tested Bathtub / Shower Tested 45. Repair :> No access has been provided for the pump to the jetted tub. Access is required to inspect, service and repair this pump. Install proper access. 46. Repair :> One of the jets on the 3rd floor bath tub was not operating and requires repair. Bathroom Ventilation Type: Fan and window General Bath Condition Standard This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 41 ICN#: Test Kitchen Sinks and Faucets Tested 47. Repair :> The loose faucet for the kitchen sink should be secured to prevent leaks. Cabinets and Countertops Countertop Material: Stone Cabinet Material: Wood laminate Ventilation Method Fan ducted to exterior Appliances Refrigerator: Operating Dishwasher: Operated Dishwasher Air Gap: Present Range/ Oven /Cook-tops: Gas and electric Disposer: Operated 48. 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. 49. Repair :> An air gap is recommended to protect the dishwasher from accidental contamination if the sewer line were to back up. If an air gap cannot be installed, at least run the drain line above the level of the sink drain to create a high loop. This was an older way of protecting the dishwasher. Hire a licensed plumber to install an air gap. General Kitchen Condition Standard This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 42 ICN#: Test This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 43 ICN#: Test Interior/Fireplaces Floors Floor Materials: Softwood, Carpet, Tile Floor Settlement: Moderate Walls, Ceilings and Closets Wall and Ceiling Materials: Plaster, Wood, Drywall Stairs and Railings Non-standard Interior Doors Solid Core 50. Improvement Item :> The glazing in the old doors in this home is not done with safety glass. Safety glass is recommended for all door glazing for improved safety. Tempered glass will shatter into harmless fragments rather than sharp shards and laminated glass has the additional benefit of resisting breakage like auto glass. Replace all non-safety glass in doors for improved safety. Windows Window Glazing: Single pane Interior Window Frame: Wood Window Styles: Casement, Single hung, Fixed pane This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 44 ICN#: Test 51. Major Concern, WDO :> The windows in this home are old wood windows that require maintenance and repair. They are in fairly typical condition for old wood windows where needed repairs include: windows that are painted shut, missing sash weights, cracked panes of glass and missing glazing. A few windows are in worse condition and will require replacement - see south side. You need to decide how you want to approach the windows in this home as they are generally older and inefficient and do not comply with modern standards for safety glass. Repairs can be made on an as needed basis and efficiency can be added with storm windows and curtains. Existing windows that have character are often worth preserving and restoring, where windows that are in worse condition and have less character may be good candidates for replacement. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 45 ICN#: Test 52. Improvement Item :> The window by the master bathtub should be tempered or safety glass for safety reasons. Tempered glass shatters into innocuous fragments of glass rather than sharp shards and is required around showers and tub enclosures when the glass is within 60 inches of the floor. Updating this glazing is recommended. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 46 Gas Fireplaces ICN#: Test None noted Solid Fuel Fireplaces Present Fireplace Types: Masonry firebox 53. Repair :> Multiple flue dampers are missing and not closing. Have all flue dampers inspected and repaired by a qualified chimney sweep during repairs to the chimneys and fireboxes. 54. Repair :> Damaged firebrick were noted in the south living room fireplace firebox. This can make the fireplace unsafe for fires. Hire a mason or chimney sweep to further evaluate this condition and repair as needed to insure safe and reliable performance from the fireplace. Firebox repairs need to be made using firebrick and proper refractory mortars designed for high temperatures. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 47 ICN#: Test Roof/Attic Roof Materials Method of Roof Inspection: Walked on roof Roof Style: Gable Roof Materials: Wood shingle Approximate Age of Roof: 5 years 55. Repair, WDO :> Hire a licensed roofing contractor to further evaluate and repair this roof. This wood shingle roof is roughly 5 years into its useful service life and a few repairs are needed to insure reliable performance. It is common to do roof tune ups with shingle roofs to prolong their useful service life. Tune ups are typically done until roughly 10% of the shingles are in failure. Once this point is reached, it is usually more cost effective to replace the roof. I also noted a few missing caps for roof tie-downs. I have attached photos showing visible defects. A few sections of the roof were inaccessible due to height of the roof and configuration of the roof line. Missing shingle - west hip This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 48 ICN#: Test Hip shingles not lapped adequately - water can get below. Skylights Gutters and Downspouts Insulated curb style Aluminum 56. Repair, WDO :> Leaks were noted in the gutters that need to be repaired to control roof runoff - see by north side exterior door. Seal-up all leaking areas and tune-up to insure gutters are properly sloped to drain. Water spilling onto ground from leaking gutters. 57. Repair, WDO :> The roof gutter system for this house is incomplete and requires repair to insure proper control of roof runoff - see west side short roof. Complete gutters and downspouts as needed to control roof runoff. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 49 ICN#: Test 58. Repair, WDO :> Several of the downspouts on the upper gutter system are terminating onto the lower roof. This is industry standard practice but it will prematurely deteriorate the roofing shingles in these locations. I recommend extending the downspouts into lower gutters to better protect the roof. Attic Access No access. Vaulted ceiling 59. Repair :> There is some type of knee wall access point - 3rd floor. I was unable to get in here. I opened one level of the door and just found more plywood. Repair as needed to try and create an attic access point - I assume this would access a knee wall attic space. Attic Rodent Activity No access to inspect 60. Major Concern :> I was unable to access any attic spaces to inspect for rodents but given exterior entry points noted, I am concerned about hidden rodent entry into wall and ceiling cavities. Hire a rodent control specialist to further investigate and the house and property and implement a treatment and exclusion plan to eliminate rodents from the house. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 50 Rodent entry point - west side of kitchen ceiling / deck. ICN#: Test Mouse skull noted in basement. Roof Framing and Sheathing Rafters: Not visible Sheathing: Not visible Attic Insulation Insulation Type: No access - vaulted ceiling Attic and House Ventilation Bath Fan Ducting: Ductwork not visible Kitchen Fan Ducting: Ductwork not visible Attic Ventilation Method: Roof jack vents This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 51 ICN#: Test 61. Improvement Item, WDO :> The attic and roof cavity ventilation look to be inadequate. Standards recommend open ventilation levels in a ratio of 1 to 150 of the attic area. Proper attic ventilation is important for the roofing materials to perform as intended and to reduce chances for condensation problems and heat build-up in the attic. This is a common condition on older buildings that did not originally have composition roofs. As this building is made tighter and better insulated and air-sealed for energy efficiency it is important to improve roof cavity ventilation as well. Consult with a qualified general contractor about adding soffit or core vents for lower "intake" roof ventilation. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 52 ICN#: Test Exterior/Garage Siding and Trim Trim Material: Wood Siding Material: Brick, Stucco 62. Major Concern, WDO :> The exterior siding and trim system on this home is failing where exposed to the weather. The worst sections are the south face and the rooftop deck system above the kitchen, however, additional red flags and repairs are needed on all sides of the building. A comprehensive plan is needed to repair this exterior siding system. Given visible red flags I would expect hidden water damage to the building which could add cost to repairs. This comprehensive plan should also include replacement of both of the decks which are rotting and failing. This plan should also include an evaluation of windows: update and repair as recommended. Some window such as 2nd floor south side are clearly failing and rotting and require replacement. This will be a very expensive repair and it may involve repairing hidden water damage to the building that gets uncovered during repair. I have attached some photos showing examples of rot and siding, trim and window failure but this is just a small sample - the number of repair items noted are too extensive to include every one in this report. It is possible that the most cost effective repair is a complete siding, deck and window replacement, a very expensive proposition. Paint failure and splitting trim - exposed west face. Serious wood decay at south, 2nd floor window and sill. Unreliable stucco / wood junctures could allow water leakage. Vulnerable brick / stucco juncture - could allow water to penetrate below siding. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA Significant wood decay - south side trim. 53 ICN#: Test Loose trim and water entry point at exposed south side. Serious wood rot, exterior south side. Paint and glazing failure at old wood window. Wood rot in end grain of old wood trim. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 54 ICN#: Test Cracked and failing stucco - east side. Rot and possible rodent entry at south side fascia. Lots of rotting window sills noted. Signs of window leakage in the south living room. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 55 ICN#: Test 63. Repair, WDO :> I did not find weep holes at the base of the exterior brick siding. Weep holes are designed to provide dry-potential for the wall assembly. Weep holes are typically located every 4-6 feet at the base of the wall assembly. This should be further investigated by a qualified mason and repaired as recommended to insure reliable performance from this wall assembly. Weep holes are important to give the wall assembly dry potential and to prevent pressure differences between the front and the back side of the brick. In general, it looks like much of the brick has been tuck-pointed but the mortar repair has an amateur appearance - mortar joints are not concave or well-tooled. Eaves Exterior Doors Open rafters Solid core 64. Repair, WDO :> The wooden door jamb material is rotting at its base near the threshold - south deck door. This is a common spot to have wood rot problems as water collects on the threshold and soaks into the end grain of the wood. I would replace this door during deck replacement. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 56 Exterior Window Frames ICN#: Test Wood Decks Present Deck Structure: Not visible Deck Ledger Board: Not visible Guardrail: Non-standard Decking Material: Elastomeric over plywood 65. Major Concern, WDO :> Both of the decking systems on this house require replacement. Significant wood decay was noted at both decking systems and there is evidence that rodents are entering the house in the kitchen deck / ceiling. Hire a qualified general contractor to further investigate and re-build both of these decks - a significant expense. In the case of both decks expect hidden water damage and rodent issues. During replacement, update guardrails to meet modern safety standards and install a 2nd provision for drainage off of both decks. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 57 ICN#: Test 66. Repair, WDO :> No ventilation was noted for the NE deck. This can trap moisture and lead to condensation problems in the deck cavity. All roof cavities should be ventilated. Have ventilation cut in or added for this deck. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 58 ICN#: Test Porches Present Chimneys Present Chimney Material: Masonry Chimney Flue Liners: Not visible 67. Repair :> A level II cleaning and inspection is recommended for the chimney flues. Regular cleaning and inspection is recommended for safe and reliable operation of the chimney. Chimney flues are not visible and are beyond the scope of a home inspection. During inspection I noted some loose flashings that require repair - see west side of chimney. Hire a licensed chimney sweep to clean and further evaluate the flues. Repair loose counter-flashing at west side chimney. Garage Detached Automatic Garage Opener: Present Garage Door Type: Wood 68. Repair :> Mold-like staining patterns were noted on the wall of the garage. These appear to be from an on-going moisture condition - smelled musty in the garage during inspection. Consult with a qualified contractor about sealing all mold-like substances and installing a ventilation system to control relative humidity and condensation then monitor; additional drainage repairs could be needed. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 59 ICN#: Test This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 60 ICN#: Test Grounds Drainage and Lot Location Clearance to Grade: Standard Downspout Discharge: Above and below grade Lot Description: Moderate slope 69. Monitoring Item, WDO :> The downspouts on this home were noted to be discharging into old concrete storm drain pipe. No evidence of failure was noted, but these pipes are old and prone to clogging, backing up and below ground failure. Monitor after heavy rains and budget to update as soon as possible or when doing other landscape projects. Failing storm drains are one of the most common reasons for basement and crawl space moisture problems. 70. Repair :> Downspouts are discharging adjacent to the foundation. This can cause foundation settlement or basement / crawl space moisture problems. Make sure all downspouts discharge into a proper tight-line system or at least 5 feet away from the foundation. Driveways/Walkways/Flatwork Driveway: Concrete This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 61 ICN#: Test Walkways: Concrete Patios: Concrete Window and Stairwells Present 71. Repair :> Repair the loose cover for the basement stairwell drain. 72. Repair :> The exterior basement well stairs are missing a graspable handrail for safety. This should be a round railing 1 and 1/4 inches - 2 inches in diameter. If the railing is not round it must have a finger groove that is 3/4 of an inch down from the tallest point of the rail. The graspable handrail should also be 1.5 inches from the wall. 2x material is not considered a graspable handrail. Have a qualified contractor build suitable railings to reduce the potential for falls. 73. Repair :> A guardrail is needed to protect people from accidentally falling into the basement stairwell. Grounds, Trees and Vegetation Trees/Vegetation too near building: Yes This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 62 ICN#: Test 74. Repair, WDO :> All trees, branches and vegetation should be pruned at least six feet away from the house to eliminate conducive pest conditions and rodent entry points. Retaining Walls Exterior Stairs None noted Non-standard 75. Improvement Item :> The exterior stairs are missing a graspable handrail for safety. This should be a round railing 1 and 1/4 inches - 2 inches in diameter. If the railing is not round it must have a finger groove that is 3/4 of an inch down from the tallest point of the rail. The graspable handrail should also be 1.5 inches from the wall. 2x material is not considered a graspable handrail. Have a qualified contractor build suitable railings to reduce the potential for falls. 76. Repair :> The riser heights for the exterior back stairs to the kitchen are not even and are not to modern standards. This is a trip and safety hazard. The height of the tallest riser shall not exceed the smallest riser by more than 3/8th of an inch. I also noted: no graspable handrail and signs of water intrusion through the brick here. Long term, you may want to re-build these side stairs. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA Fences Carport, Outbuildings and Other 63 ICN#: Test None noted Hot Tub Pergola 77. Repair, WDO :> Localized wood decay was found in the door and windows for the hot tub pergola. Implement localized rot repairs to this structure as needed. This report is prepared exclusively for Old Mansion Fixer/ Flip © Orca Home Inspection Sample Location , USA 64 ICN#: Test Inspection Receipt REPORT NO: INSPECTION DATE: B0423154993 4/23/2015 PROPERTIES INSPECTED FOR: Old Mansion Fixer/ Flip Sample Location , USA Qty 1 Description Amount Inspection with digital narrative report $ Sample (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 Old Mansion Fixer/ Flip © Orca Home Inspection
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