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
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How to Read This Report
Chapters and Sections: This report is divided into chapters that parcel the home into logical
inspection components. Each chapter is broken into sections that relate to a specific system or component
of the home. Most sections will contain some descriptive information done in black font. Observation
narrative, done in colored font, will be included if a system or component is found to be significantly
deficient in some way. If a system or component of the home was deemed to be in satisfactory or
serviceable condition, there will often be no narrative observation comments in that section.
Observation Labels: All narrative observations are colored, numbered and labeled to help you find,
refer back to, and understand the severity of the observation. Observation colors and labels used in this
report are:
1. Major Concern: Repair items that may cost significant money to correct now or in the near future, or
items that require immediate attention to prevent additional damage or eliminate safety hazards.
2. Repair: Repair and maintenance items noted during inspection. Please note that some repair items
can be expensive to correct such as re-finishing hardwood floors, but are considered simply repair items
due to their cosmetic nature.
3. Improve: Observations that are not necessarily defects, but which could be improved for safety,
efficiency, or reliability reasons.
4. Monitor: Items that should be watched to see if correction may be needed in the future.
5. Due Diligence: Observation such as a buried oil tank that may require further investigation to
determine the severity and / or urgency of repair.
6. Future Project: A repair that may be deferred for some time but should be on the radar for repair or
replacement in the near future.
7. Efficiency: Denotes observations that are needed to make the home more energy efficient as well as
to bring the home up to modern insulation standards. This category typically includes windows and
insulation. Other items, such as lighting and appliances, are not inspected for their energy status.
8. Notes and Limitations: Refers to aside information and /or any comments elaborating on descriptions
of systems in the home or limitations to the home inspection.
9. WDO: Denotes the presence of wood destroying organisms or conditions conducive to wood
destroying organisms. Conducive conditions include but are not limited to, inadequate clearances,
earth/wood contact, cellulose debris, inadequate ventilation, and excessive moisture. All observations
with WDO are relevant to a Washington State pest inspection.
Wood Destroying Organisms: This report includes a structural pest inspection embedded within the
report. All observations in this report that begin with WDO are a part of a Washington State Pest
Inspection. Orca Inspection Services LLC employs Dylan Chalk, Licensed Structural Pest Inspector
##65540. Please note that most WDO observations are related to high moisture conditions that could be
conducive to mold-like substances. Orca Inspection Services is not a mold specialist and recommends
consulting with an industrial hygienist or other mold remediation expert if concerned about mold or
indoor air quality. Pest Inspection Standards in Washington State - WAC 16-228-2045 - REQUIRES
THAT A DIAGRAM / DRAWING BE PREPARED FOR WOOD DESTROYING ORGANISM (WDO)
REPORTS. IF THE PHOTOS AND DESCRIPTIONS IN THIS REPORT ARE INADEQUATE, A DRAWING
IS AVAILABLE UPON REQUEST.
Further Evaluation: Whenever further evaluation of a system or component is recommended or
whenever due diligence is recommended, this further evaluation or investigation should be done by at
least one licensed professional and qualified contractor prior to closing as there is a chance of hidden
costs or problems associated with the system or component in question.
Summary Page: The Summary Page is designed as a bulleted overview of all the observations noted
during inspection. This helpful overview is not a substitution for reading the entire inspection report. The
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Sample Location , 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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Summary Page
Major Concerns
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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.
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Sample Location , USA
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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.
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Repairs
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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.
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Sample Location , USA
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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.
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Sample Location , USA
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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.
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Sample Location , USA
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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
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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.
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Sample Location , USA
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Laundry Bathroom: A bath fan that ducts to the exterior would be a logical
improvement for this bathroom.
Monitoring Items
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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
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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.
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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
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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
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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
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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.
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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.
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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
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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.
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Basement General
Basement Floor and Ceiling
Basement Moisture
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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.
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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
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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
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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.
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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: 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.
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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.
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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
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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.
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Additional Heat Sources
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None noted
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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.
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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.
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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.
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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.
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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.
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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?
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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
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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
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Sauna Bathroom
Sinks and Cabinets
None Noted
Toilet
None Noted
Bathtub / Shower
Tested
Bathroom Ventilation
Type: Fan and window
General Bath Condition
Standard
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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
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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.
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Bathroom Ventilation
Type: Fan and window
General Bath Condition
Standard
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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.
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General Bath Condition
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Standard
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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
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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
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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
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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.
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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.
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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.
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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
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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.
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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.
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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
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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ICN#: Test
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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
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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
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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.
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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.
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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
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