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Website: http://www.homeinspector1563.com
Email: [email protected]
Phone: (503) 917-9973
1634 SW Parkway Dr
Redmond OR 97756-2548
Inspector: Eldon Searles
OCHI# 1563
CCB# 200324
Property Inspection Report
Client(s):
Property address:
Inspection date:
The Customer
Anytown, Oregon
Wednesday, July 17, 2013
This report published on Wednesday, July 17, 2013 4:03:56 PM PDT
This report is the exclusive property of Eldon M. Searles (inspector) and the client(s) listed in the report
title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is
listed first and is shown in bold type. Items of concern follow descriptive information. Concerns are shown and
sorted according to these types:
Safety
Poses a risk of injury or death
Repair/Replace Recommend repairing or replacing
Repair/Maintain Recommend repair and/or maintenance
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Monitor
Recommend monitoring in the future
Comment
For your information
Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at
http://www.reporthost.com/glossary.asp
Page 1 of 26
Eldon M Searles
Property Inspection Report
Grounds
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls,
electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures;
fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming
pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are
watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features,
irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the
exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses;
retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Moderate slope
Condition of driveway: Appeared serviceable
Driveway material: GravelAt the rear of the property (off alley)
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete, Paving stones, Gravel
Condition of deck, patio and/or porch covers: Required repairs, replacement and/or evaluation (see comments
below)
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments
below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments
below)
Exterior stair material: Wood, Concrete
1)
Handrails at one or more flights of stairs were wobbly. This is a safety hazard. Recommend that a qualified
person repair as necessary.
This was noted at the large rear porch.
2)
Fungal rot was found in support posts at one or more sets of exterior stairs. Fungal rot in some stair
components may pose a safety hazard. Recommend that a qualified person evaluate and repair as necessary. All
rotten wood should be replaced.
3)
One or more deck, patio and/or porch covers were . Recommend that a qualified person repair or replace
as necessary, and per standard building practices.
The roof over the front porch has a build up of debris.
The Fascia above the rear porch also needs to be sealed or painted.
The with the rear exit door has an area where the flashing is short allowing the elements inside
Photo 7
Only one gutter system is
installed on this property. it is
over the front porch and it is full
of debris.
The Customer
Wednesday, July 17, 2013
Photo 8
Areas tucked away above porch
roofs need cleaning and regular
maintenance.
Page 2 of 26
Anytown, Oregon
Eldon M Searles
Property Inspection Report
Photo 14
Metal roof trim void above utility,
should be sealed to prevent
water intrusion.
4)
Fungal rot was found in support posts, beams at one or more structures covering decks, patios and/or
porches. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
There is rot at all three entries. Wood to ground contact at the rear porches and the handrail to the large rear deck
is loose (the rot may be contributing to this).
Photo 2
Dry rot at rear covered porch at
corner
Photo 16
Back porch (w/ door). Note wood
to ground contact.
Photo 18
Dry rot at back porch (with
exterior door).
5)
Wooden deck or porch surfaces, railings were overdue for normal maintenance. Recommend that a qualified
person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or
paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain
or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information,
visit:
http://www.reporthost.com/?PENOIL
http://www.reporthost.com/?DKMAIN
Exterior and Foundation
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items
excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or
components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or
The Customer
Wednesday, July 17, 2013
Page 3 of 26
Anytown, Oregon
Eldon M Searles
Property Inspection Report
trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed
using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some
amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the
inspector does not determine the adequacy of seismic reinforcement.
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood fiber
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Finished basement
Foundation/stem wall material: Poured in place concrete
6)
Fungal rot was found at one or more window sills. Conducive conditions for rot should be corrected (e.g.
wood-soil contact, reverse perimeter slope). Recommend that a qualified person repair as necessary. All rotten wood
should be replaced.
The basement windows at three locations have rotten sills.
Photo 4
Basement window boxes have
dry rot at 3 windows.
7)
One or more windows or doors were installed with no "drip cap" or "Z" flashings installed above them.
Better building practices call for such flashings, which greatly reduce the chance of leaks above windows and doors.
Without this flashing, caulk and paint must be maintained or water can enter the wall structure and cause rot and
possible structural damage. Depending on the exposure (e.g. roof overhang, height of exterior wall, direction of
prevailing rain) this may or may not be an issue. The client should monitor these areas in the future and maintain
caulk and paint as necessary. Consult with a qualified contractor about installing flashings where needed, and per
standard building practices. Note that when trim or siding is removed to install flashing, damaged wood may be found
and additional repairs may be needed.
8)
Some sections of siding and/or trim were Need sealing and paint. Recommend that a qualified person repair,
replace or install siding or trim as necessary.
Photo 3
Many areas at the
exterior of home need
caulked or sealed.
The Customer
Wednesday, July 17, 2013
Page 4 of 26
Anytown, Oregon
Eldon M Searles
Property Inspection Report
Corners and windows.
9)
Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior.
Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it
rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing
vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot
clearance is better.
Photo 17
It is recommended
that trees and shrubs
be cut away from the
home. There are a
number of Wisteria
vines, shrubs and
trees that are
touching the home
which create ideal
situations for insects
or hidden problems
due to watering or
weather.
10)
The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a
failing finish can be damaged by moisture.Recommend that a qualified contractor prep (e.g. clean, scrape, sand,
prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any
repairs needed to the siding or trim should be made prior to this.
11)
Caulk was missing, deteriorated in some areas. For example, around windows, at siding butt joints.
Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an
appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK
The Customer
Wednesday, July 17, 2013
Page 5 of 26
Anytown, Oregon
Eldon M Searles
Property Inspection Report
Photo 3
Many areas at the
exterior of home need
caulked or sealed.
Corners and windows.
Photo 9
Dormer window facing
the street has not
been sealed.
Photo 11
Fascia above rear porch roof has
not been maintained an shows a
need for sealing and paint.
Photo 13
Basement
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or
ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector
does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or
spacing.
The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access
to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain,
melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or
stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Floor structure: Not determined (inaccessible or obscured)Based on limited entry behind basement bathroom.
Condition of insulation underneath floor above: Not determined (inaccessible or obscured)
12)
The only entrance/exit to the basement appeared to be the basement stairs. While this is common in
older homes, modern standards require a secondary escape for use in the event of fire or an emergency. Such
entrances/exits should allow entry by emergency personnel and their equipment. It is beyond the scope of this
inspection to verify compliance with the current codes, and codes are generally not retroactive. Consult with a
window/door contractor and/or the local municipal building officials regarding egress guidelines.
Roof
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or
The Customer
Wednesday, July 17, 2013
Page 6 of 26
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Eldon M Searles
Property Inspection Report
viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made
as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface
material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past.
Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks
observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or
warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and
during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed
to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged
periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed
adequately or were leak-free.
Roof inspection method: Viewed from eaves on ladder
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Metal panel
Roof type: Gable
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see
comments below)
13)
Some metal roof panels were missing, loose, Screws. Leaks may occur as a result. This is a
conducive condition for wood-destroying organisms. Recommend that a qualified contractor replace tiles or make
repairs as necessary.
This is noted at the front of the home and the area above the utility room. The entire roof should be checked by a
qualified contractor.
Photo 5
Missing roof fasteners on the
front side of roof.
Photo 6
Areas on front roof have missing
and loose fasteners.
Photo 15
Another area above utility room
where roof fasteners need to be
addressed.
14)
One or more gutters, downspouts were missing. Rainwater can come in contact with the building
exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying
organisms. Recommend that a qualified person repair as necessary.
Some argue that gutters and down spouts are not necessary in the dryer climates of eastern Oregon. This home is
void of all except at the front porch, and it need to be cleaned. The rear porch shows water wear where the lack of
a gutter system has created damage. One should consider installing gutters all around the home
The Customer
Wednesday, July 17, 2013
Page 7 of 26
Anytown, Oregon
Eldon M Searles
Property Inspection Report
15)
Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow
and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This
is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as
necessary in the future.
Photo 7
Only one gutter system is
installed on this property. it is
over the front porch and it is full
of debris.
16)
Significant amounts of debris such as leaves, needles, seeds, etc. have accumulated on the roof surface.
Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result. This is a
conducive condition for wood-destroying organisms. Recommend cleaning debris from the roof surface now and as
necessary in the future.
Photo 8
Areas tucked away above porch
roofs need cleaning and regular
maintenance.
Attic and Roof Structure
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or
viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding
these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation
system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of
weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be
needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure
components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Partially traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Not determined (inaccessible or obscured)
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-11 was observed at the roof rafters
Vapor retarder: Installed, a vapor barrier was noticed at the roof rafters where access was obtained through
doors.
Roof ventilation type: Gable end vents
17)
One or more recessed "can" lights were installed in the attic and were in contact with insulation. The
The Customer
Wednesday, July 17, 2013
Page 8 of 26
Anytown, Oregon
Eldon M Searles
Property Inspection Report
inspector was unable to find a label or markings that indicated that these lights are designed to be in contact with
insulation. If lights are not "IC" rated then this is a fire hazard. Recommend further evaluation by a qualified
contractor to determine if these lights are rated for contact with insulation. If they aren't, or if their rating can't be
determined, then recommend that a qualified person make permanent repairs as necessary. For example, by installing
shields around lights or moving insulation.
These were noted above the stairway of the upstairs.
18)
The ceiling insulation in one or more areas of the attic was missing. Heating and cooling costs may be higher
due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as
necessary and per standard building practices (typically R-38).
Photo 41
Uninsulated areas at attic
storage.
Photo 42
Uninsulated area at attic
storage.
19)
Standard building practices require one free square foot of ventilation for every 150 square feet of
attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest
points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed.
Recommend that a qualified contractor evaluate and install vents per standard building practices.
The upstairs is a living space with 2 large windows.
No soffit venting or ridge venting was noted during the inspection
Electric
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge
suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on
timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does
not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's
specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector
does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector
does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various
standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are
usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of
standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The
functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of
this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms
should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced
every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often
concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary.
The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed
because the overall capacity may be diminished by lesser-rated components in the system. Any repairs
recommended should be made by a licensed electrician.
Electric service condition:
Primary service type: Overhead
Number of service conductors: 2
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
The Customer
Wednesday, July 17, 2013
Page 9 of 26
Anytown, Oregon
Eldon M Searles
Property Inspection Report
Main disconnect rating (amps): 60
System ground: Cold water supply pipes
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Basement
Location of main disconnect: Top bank of breakers in main service panel (split bus)
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Smoke alarms installed: No, recommend installInstall in bedrooms, kitchen, utility, halls
Carbon monoxide alarms installed: One on main floor. It was inop.
20)
Modifications were made to panel(s) #A or to equipment inside. Electric panels and equipment inside
are Underwriter Laboratory rated devices, and modifications to them are not allowed. Recommend that a qualified
electrician evaluate and replace components or make repairs as necessary.
The panel box has been notched out for additional wires to be run. This wire is unprotected. This needs to be
evaluated and repaired by a licensed electrician and evaluate whether overloading has occurred.
Photo 27
Have a licensed electrician
evaluate the condition of the
electrical panel box. The panel
box has been cut away to allow
access of additional wiring. This
is a good indication of
overloading a service panel.
21)
One or more ground fault circuit interrupter (GFCI) receptacles (outlets) wouldn't trip with a test
instrument at the bathroom(s). This is a potential shock hazard. Recommend that a qualified electrician evaluate and
repair as necessary.
The bathroom on the main floor has a GFCI receptacle installed. However it shows an open ground and should be
evaluated and repaired by a licensed electrician.
22)
One or more electric receptacles (outlets) at the kitchen, bathroom(s), exterior had no visible ground
fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present.
If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician
evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCIprotected receptacles include the following locations:
●
●
●
●
●
●
●
Outdoors (since 1973)
Bathrooms (since 1975)
Garages (since 1978)
Kitchens (since 1987)
Crawl spaces and unfinished basements (since 1990)
Wet bar sinks (since 1993)
Laundry and utility sinks (since 2005)
For more information, visit:
The Customer
Wednesday, July 17, 2013
Page 10 of 26
Anytown, Oregon
Eldon M Searles
Property Inspection Report
http://www.reporthost.com/?GFCI
The kitchen has no GFCI protection.
The basement bathroom has no GFCI protection.
An outlet added to the rear porch also appears to be unprotected.
Contact a qualified electrician to make repairs.
Photo 30
This is a wire that is run from the
sump pump plug to the exterior
of the home and terminates at
the sprinkler system. There is no
Junction box at this location and
should be evaluated by a
licensed electrician.
23)
Neutral wires were doubled or bundled together under the same lug on the neutral bus bar in panel(s) #.
This is a potential safety hazard in the event that one of the circuits needs to be isolated during servicing. For one
neutral to be disconnected, other neutrals from energized circuits sharing the same lug will be loosened. Power
surges may result on the energized circuits and result in damage or fire. Also, multiple wires under the same lug may
not be secure, resulting in loose wires, arcing, sparks and fire. Recommend that a qualified electrician repair per
standard building practices. For more information, visit:
http://www.reporthost.com/?DTNB
Photo 29
NOTE: 2 white (neutral wires)
under one lug.
NOTE: Terminated or abandoned
wires inside of main panel
24)
Non-metallic sheathed wiring was installed at one or more locations, and was subject to damage such as
on easily accessible wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it,
resulting in exposed, energized wires. Also, copper conductors can break after being repeatedly moved or bent. This
is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For
example, by installing protective conduit or re-routing wires through walls or ceilings.
The Customer
Wednesday, July 17, 2013
Page 11 of 26
Anytown, Oregon
Eldon M Searles
Property Inspection Report
Photo 31
It is recommended
that the water heater
wire be protected
with appropriate
sheathing.
25)
Bare wire ends, or wires with a substandard termination, were found at one or more locations. This is a
potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to
length and terminating with wire nuts in a permanently mounted, covered junction box.
Photo 30
This is a wire that is run from the
sump pump plug to the exterior
of the home and terminates at
the sprinkler system. There is no
Junction box at this location and
should be evaluated by a
licensed electrician.
Photo 39
The range hood outlet above the
microwave needs repair. The
ground wire and hot and neutral
wires are exposed at the back of
the box. No faceplate. Have a
licensed electrician evaluate and
repair.
26)
Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or
fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing
permanently mounted junction boxes with cover plates where needed to contain wiring splices.
NOTE: This splice is above the main panel box. A electrician should be called in to make determinations about this
splice and the possibility of overloading in the main panel box.
Photo 28
The Customer
Wednesday, July 17, 2013
Page 12 of 26
Anytown, Oregon
Eldon M Searles
Property Inspection Report
There are wire splices above and
outside of the service panel box.
This needs to be evaluated and
repaired by a licensed
electrician.
27)
One or more electric receptacles (outlets) and/or the boxes in which they were installed were loose
and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires,
or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as
necessary.
NOTE: Front porch light is loose and it appears as if the junction box may not be secured.
Photo 44
Front porch light is
loose or the junction
box is not secured
within the wall. Have
a licensed electrician
evaluate and repair.
28)
One or more modern, 3-slot electric receptacles (outlets) were found with an open ground. This is a
shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances
include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium
pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all
receptacles are grounded per standard building practices.
NOTE:
1.) All outlets on the main floor (with the exception of the outlet at the utility room door) were ungrounded.
2.) One in the upstairs (left of the stairs and left of the attic door) was also showing an open ground.
3.) The freezer outlet in the basement was indicating an open ground.
Photo 33
The outlet at the freezer
indicates a open ground. All of
the first floor outlets indicate an
The Customer
Wednesday, July 17, 2013
Photo 40
In the attic space is another (1)
outlet that has an open ground.
Have a licensed electrician
Page 13 of 26
Anytown, Oregon
Eldon M Searles
open ground. These all should be
evaluated and repaired by a
licensed electrician.
Property Inspection Report
evaluate and repair. It is located
to the left of the stairs and left
of the attic storage door.
29)
One or more wall switches were very old and may pose a hazard for shock or fire. Recommend that a
qualified electrician replace switches as necessary.
Photo 34
A switch / outlet at the utility
room counter. The outlet is
ungrounded. Have a licensed
electrician evaluate.
30)
Smoke alarms were missing from bedrooms. Additional smoke alarms should be installed as necessary so a
functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached
garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
31)
One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken.
These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires.
Recommend that a qualified person install cover plates where necessary.
NOTE: This box is installed above the microwave range hood. Wires also do not terminate inside of the box.
Photo 39
The range hood outlet above the
microwave needs repair. The
ground wire and hot and neutral
wires are exposed at the back of
the box. No faceplate. Have a
licensed electrician evaluate and
repair.
32)
Carbon monoxide alarms were missing from one or more sleeping areas, on one or more levels. This is a
potential safety hazard. Some states and/or municipalities require CO alarms to be installed in the vicinity of each
sleeping area, on each level and in accordance with the manufacturer's recommendations. Recommend installing
additional carbon monoxide alarms per these standards. For more information, visit:
http://www.reporthost.com/?COALRM
33)
Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum
temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC
The Customer
Wednesday, July 17, 2013
Page 14 of 26
Anytown, Oregon
Eldon M Searles
Property Inspection Report
metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even
lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90
degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for
such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire,
and installing a junction box to join the old and new wiring.
It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine
the extent to which they're installed. Based on the age of this building, the client should be aware of this safety
hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified
electrician for repairs as necessary.
34)
2-slot receptacles (outlets) rather than 3-slot, grounded receptacles were installed in one or more areas.
These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a
ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related
hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically
operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as
an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or
sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about
upgrading to 3-wire, grounded circuits.
NOTE: 2 receptacles in the utility room are ungrounded plugs.
Photo 34
A switch / outlet at the utility
room counter. The outlet is
ungrounded. Have a licensed
electrician evaluate.
Photo 38
Outlet in utility room.
Ungrounded plug. Have a
licensed electrician evaluate and
repair.
35)
The legend for circuit breakers or fuses in panel(s) #A was missing, incomplete, illegible or confusing. This
is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend
correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
36)
The electric service to this property appeared to be rated at substantially less than 200 amps and may be
inadequate. Depending on the client's needs, recommend consulting with a qualified electrician about upgrading to a
200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service
conductors, the main service panel and the main disconnect switch. One or more of these components may need
replacing to upgrade.
37)
A "split bus" panel was installed as a main service panel. On such panels there is no single main disconnect
switch to turn the power off. Instead, all breakers labeled "main" or "sub-main" (usually those on the upper half of
the panel) must be turned off to turn all power off. These panels are common, but are no longer installed. The client
should familiarize themselves with the operation of this panel and the procedure for turning all the power off in the
event of an emergency. Consult with an electrician if necessary. Please see any other comments in this report
related to the panel's legend.
Plumbing / Fuel Systems
Limitations: The following items are not included in this inspection: private/shared wells and related equipment;
private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure
boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners,
The Customer
Wednesday, July 17, 2013
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Eldon M Searles
Property Inspection Report
conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in
inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks;
backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the
inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when
operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if
plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or
above-ground fuel tanks.
Limitations: The following items are not included in this inspection: private/shared wells and related equipment;
private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure
boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners,
conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in
inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks;
backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the
inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when
operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if
plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or
above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water shut-off: Basement
Condition of supply lines: Appeared serviceable
Supply pipe material: Galvanized steel
Drain pipe material: Not determined (inaccessible or obscured)
Condition of waste lines: Not determined (inaccessible, obscured, or water service off)
Vent pipe material: Plastic at roof line
Sump pump installed: Yes
Condition of sump pump: Appeared serviceable
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Below ground
Location of main fuel shut-off valve: At building exteriorUnder rear porch
38)
No shut-off valve was readily accessible and visible within 3 feet of the gas-fired furnace. This is a
potential safety hazard when the appliance needs to be shut down quickly. Recommend that a qualified contractor
install a shut-off valve per standard building practices.
The furnace was surrounded by walls built after installation of the furnace. No shut off was noticed during the
inspection other that the valve under the rear porch.
39)
No oil safety valve was visible on the heating oil supply line by the burner. These valves stop the flow of
oil in the event of a fire. For safety reasons, recommend that a qualified contractor install one.
40)
The main water service pipe material was made of galvanized steel. Based on the age of the building, the
apparent age of the pipe and/or the low-flow condition of the water supply system, this service pipe may have
significant corrosion or rust on the inside and need replacing. Replacing the service pipe can significantly increase
flow to the water supply pipes. Recommend consulting with a qualified plumber about replacing the main service
pipe. Note that this can be an expensive repair since excavation is typically required.
41)
One or more leaks were found in water supply pipes or fittings. A qualified plumber should evaluate and
repair as necessary.
Photo 35
The kitchen sink leaks at the PThe Customer
Wednesday, July 17, 2013
Photo 36
The sink basket on the right side
Page 16 of 26
Anytown, Oregon
Eldon M Searles
trap. This is directly below the
sink basket on the left side.
Property Inspection Report
of the sink at the 90 also leaks.
There is no compression nut at
this location.
42)
No filter was visible on the heating oil supply lines. Filters prevent damage to equipment from
contaminants. Recommend that a qualified contractor evaluate further to determine if a filter is installed, and to
install one if not found.
43)
Based on visible equipment or information provided to the inspector, this property appeared to have a
yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in
this report related to this system are made as a courtesy only and are not meant to be a substitute for a full
evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at
building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be
adjusted, replaced or disabled. Recommend that a qualified plumber verify that a backflow prevention device is
installed per standard building practices to prevent cross-contamination of gray water and potable water, and install
an expansion tank at the water heater if missing and necessary. Recommend that a qualified specialist evaluate the
irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.
44)
Some or all of the water supply and drain or vent pipes were made of galvanized steel. Based on the age
of this structure and the 40-60 year useful life of this piping, it will likely need replacing in the future. Leaks can
develop, flooding and/or water damage may occur, flow can be restricted due to scale accumulating inside the
piping, and water may be rusty. Note that it is beyond the scope of this inspection to determine what percentage of
the piping is older, galvanized steel, as much of it is concealed in wall, floor and/or ceiling cavities. Recommend the
following:
●
●
●
●
●
That a qualified plumber evaluate to better understand or estimate the remaining life
Consulting with a qualified plumber about replacement options and costs
Budget for replacement in the future
Monitor these pipes for leaks and decreased flow in the future
Consider replacing old, galvanized steel piping proactively
For more information, visit:
http://www.reporthost.com/?GALVPIPE
45)
The inspector was unable to determine the output location for the sump pump's discharge pipe. Consult with
the property owner or evaluate further to determine the location of the sump pump discharge pipe. Discharge pipes
should terminate well away from foundations to soil sloping down and away so water doesn't accumulate around the
foundation or in crawl spaces or basements. If it does terminate close to the foundation, recommend that a qualified
person repair per standard building practices.
46)
Either the inspector found evidence of an underground oil storage tank in use for the heating system, or was
informed that such a tank was in use. The estimated lifespan for most buried tanks is 10-15 years, and older tanks
are at risk of leaking. When leaks occur, the surrounding ground can become contaminated and require expensive
mitigation. Recommend attempting to determine the age of the tank and review service records if possible. Also
recommend that a qualified contractor or full-service oil provider test the tank for leaks and for water in the bottom.
For more information, visit:
http://www.reporthost.com/?OILTEST
http://www.reporthost.com/?OILUG
47)
A sump pump was installed in the basement. These are specialty systems and only a limited evaluation was
performed as part of this inspection. The inspector does not determine the adequacy of sump pumps and their
associated drainage systems. The presence of a sump pump may indicate that water routinely accumulates below or
inside the structure. Recommend asking the property owner how often the sump pump operates and for how long at
different times of the year. The client should be aware that the service life of most sump pumps is 5-7 years, and
that the pump may need replacing soon depending on its age and how often it operates.
48)
Recommend buying oil storage tank replacement insurance available from many full-service oil providers. This
The Customer
Wednesday, July 17, 2013
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Anytown, Oregon
Eldon M Searles
Property Inspection Report
can cover up to 100% of the replacement costs of a tank and usually costs less than a few dollars per month.
Also recommend buying pollution liability insurance for oil spills, if available. Some states provide this for free, and it
may be available from other sources. For more information, visit:
http://www.reporthost.com/?OILSPILL
http://www.reporthost.com/?OILTANKINS
Photo 19
Underground oil heat tank. Ask
questions about the: Age, last
service, permitted install.
49)
Oil shut off location is under the rear porch.
Photo 20
Oil shut-off valve is not
accessible under the rear porch.
50) The last noted service to the heating system was 1/28/2006. It is recommended that the furnace be serviced
annually.
Photo 23
Soot build-up in the furnace.
Photo 24
Soot build-up in the
furnace.
The Customer
Wednesday, July 17, 2013
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Anytown, Oregon
Eldon M Searles
Property Inspection Report
Photo 25
Last documented service date of
the furnace was 1/28/2006. I is
time to have the filter and
furnace checked.
51) Walls have been constructed around the furnace. The manufacturer has minimum clearances posted on the
furnace. When the wood door is closed at the front of the furnace, it appears that the clearances are breached.
It is recommended that a qualified HVAC technician or installer verify that safe clearances are maintained around the
furnace.
Photo 22
This label describes
the clearances
required by the
furnace
manufacturer. I
recommend a service
on the furnace and a
qualified HVAC
technician to
determine if the
clearances are
acceptable.
Photo 26
The flue pipe is very
close to the wood
door when closed.
The furnace flu gets
hot in this location.
Note the clearances
required by the
furnace
manufacturer.
Water Heater
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in
this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls;
catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does
not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately
sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Electricity
Capacity (in gallons): 50
The Customer
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Anytown, Oregon
Eldon M Searles
Property Inspection Report
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement
Hot water temperature tested: No
52)
The water heater did not have earthquake straps or struts installed. This is a potential safety hazard in
the event of an earthquake due to the risk of the water heater tipping over, gas lines breaking if it's gas-fired, or
electric wiring being damaged if powered by electricity. Leaks can also occur in water-supply pipes. Recommend that
a qualified person install earthquake straps or struts as necessary and per standard building practices.
53)
Wiring for the water heater's power supply was exposed and subject to damage. Standard building
practices call for non-metallic sheathed wiring to be protected with BX armored conduit to prevent damage. This is a
potential safety hazard for shock. Recommend that a qualified contractor repair per standard building practices.
Photo 31
It is recommended
that the water heater
wire be protected
with appropriate
sheathing.
54)
The water heater was installed in an unheated space on a concrete floor and was not resting on an
insulated pad. The bottom of the casing is likely to rust, and energy efficiency may be reduced. Recommend
installing an insulated pad under the water heater.
55)
The estimated useful life for most water heaters is 8-12 years. The inspector was unable to determine
the age of the water heater due to the manufacturer's label being obscured, no serial number being visible, or the
serial number not clearly indicating the age. The client should be aware that this water heater may be near, at or
beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's
age.
If found to be near, at or beyond its useful lifespan, recommend budgeting for a replacement in the near future, or
considering replacement now before any leaks occur. The client should be aware that significant flooding can occur
if the water heater does fail. If not replaced now, consider having a qualified person install a catch pan and drain or
a water alarm to help prevent damage if water does leak.
Heating, Ventilation and Air Condition (HVAC)
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters;
solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating
components concealed within the building structure or in inaccessible areas; underground utilities and systems;
safety devices and controls (due to automatic operation). Any comments made regarding these items are as a
courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system
components, does not determine if heating or cooling systems are appropriately sized, does not test coolant
pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit
breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this
The Customer
Wednesday, July 17, 2013
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Anytown, Oregon
Eldon M Searles
Property Inspection Report
inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines
may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain
furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable"
rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: 2006
Source for last service date of primary heat source: Label
Condition of forced air heating/(cooling) system: Required repair, replacement and/or evaluation (see comments
below)
Forced air heating system fuel type: Oil
Location of forced air furnace: Basement
Forced air system capacity in BTUs or kilowatts: 12000
Condition of furnace filters: Not determined (inaccessible, obscured or not found)
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
One register next to the furnace is partially covered by a wall.
Condition of venting system: Required repair, replacement and/or evaluation (see comments below)Furnace vents
into the chimney. It was notited that birds are occupying the chimney. This should be evaluated and repaired if
venting is restricted do to a nest.
Condition of controls: Appeared serviceable
56)
Combustible materials were found too close to the back of the furnace cabinet. General guidelines
require the following clearances:
●
●
●
Minimum 6 inches from the top and sides
Minimum 24 inches from the front when oil-fueled
Minimum 18 inches from the front when electric
This is a potential fire hazard. Recommend any or all of the following as necessary:
●
●
Research manufacturer's installation instructions to verify minimum allowable clearances
Move combustible materials or have a qualified person make repairs as necessary
Photo 21
Heat vent partially covered by
furnace partisan wall in
basement.
Photo 26
The flue pipe is very
close to the wood
door when closed.
The furnace flu gets
hot in this location.
Note the clearances
required by the
furnace
manufacturer.
57)
The furnace burner chamber had significant soot. Recommend that a qualified heating contractor
The Customer
Wednesday, July 17, 2013
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Anytown, Oregon
Eldon M Searles
Property Inspection Report
evaluate further. Repairs or replacement may be necessary.
Photo 23
Soot build-up in the furnace.
Photo 24
Soot build-up in the
furnace.
58)
The last service date of the forced air electric furnace appeared to be more than 2 years ago, or the
inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable
to determine the last service date, or if this system was serviced more than 2 years ago, a qualified HVAC
contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be
performed every few years in the future. Any needed repairs noted in this report should be brought to the attention
of the contractor when it's serviced.
59)
The estimated useful life for most forced air furnaces is 15-20 years. The inspector was unable to
determine the age of the furnace. Be aware that this furnace may be near, at, or beyond its useful life and may
need replacing or significant repairs at any time. Recommend attempting to determine the furnace's age (ask
property owner or service technician), and budgeting for a replacement if necessary.
Fireplaces, Stoves, Chimneys and Flues
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except
where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not
determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if
prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The
inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector
provides a basic visual examination of a chimney and any associated wood burning device. The National Fire
Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or
transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to
the home inspector who is a generalist.
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Masonry
Gas-fired flue type: Not determined (obscured or inaccessible)
60)
No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce
the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons)
from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating
caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and
prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person
install rain caps with spark screens per standard building practices where missing.
61)
One or more oil-fueled appliances used a masonry chimney for a flue, and no stainless steel or cast-inplace liner was noticed during the inspection. These types of liners ensure a correct draft, and prevent damage to
the masonry flue from corrosive exhaust deposits and moisture in the exhaust gases. Recommend that a qualified
contractor verify and install a liner per standard building practices. For more information search for "oil liner" at:
http://www.reporthost.com/?CSIA
The Customer
Wednesday, July 17, 2013
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Anytown, Oregon
Eldon M Searles
Property Inspection Report
62)
Mortar at the brick chimney was deteriorated (e.g. loose, missing, cracked). As a result, water is likely to
infiltrate the chimney structure and cause further damage. Recommend that a qualified contractor repair as
necessary. For example, by repointing the mortar.
Kitchen
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens,
cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice
makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous
cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these
items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of
appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance
manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and
components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: N/A (none installed)
63)
Countertops and/or backsplashes were damaged or deteriorated. Recommend repairing or replacing as
necessary.
64)
One or more sink drains were leaking. A qualified plumber should repair as necessary.
Bathrooms, Laundry and Sinks
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel
racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as
a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing
machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shutoff valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when
operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or
determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath
Location #B: Full bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable, Required repair, replacement and/or evaluation (see
comments below)Basement bathroom has ceiling repairs made around the vent system. Needs to be finished.
65)
The inspector was unable to verify that the glass used in one or more by the spa at location(s) #A, B
was approved safety glass. Glazing that is not approved safety glass located in areas subject to human impact is a
potential safety hazard. Standard building practices require that approved safety glass be used in enclosures for
bathtubs, showers, spas, saunas and steam rooms, and in windows where the bottom edge of the window is less
than 60 inches above the drain inlet or standing surface. Wire-reinforced glass is not acceptable. Recommend that a
qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary,
and per standard building practices.
66)
The sink at location(s) #A drained slowly. Recommend clearing drain and/or having a qualified plumber repair
The Customer
Wednesday, July 17, 2013
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Anytown, Oregon
Eldon M Searles
Property Inspection Report
if necessary.
Basement bathroom sink drained very slowly.
Interior, Doors and Windows
Limitations: The following items are not included in this inspection: security, intercom and sound systems;
communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops,
scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and
coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any
comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas
or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar
materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde
urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability
are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor
coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If
furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were
previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this
inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Wood
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum
Introductory Information
Report number: 16502
Time started: 10:00 AM
Time finished: 2:30 PM
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Hot85-90 degrees
Inspection fee: $398
Payment method: Check
Type of building: Single family
Buildings inspected: One house
Age of main building: Estaimated 74 years
Source for main building age: Client
Front of building faces: East
Main entrance faces: East
Occupied: No, Furniture or stored items were present
67)
Evidence of rodent activity was found in the form of traps in the attic. Consult with the property owner
about this.
A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as
necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP
The Customer
Wednesday, July 17, 2013
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Anytown, Oregon
Eldon M Searles
Property Inspection Report
Photo 43
Mouse traps in attic are a good
indication of a possible mouse
problem.
68)
Based on construction observed, additions, modifications to this property may have been made without the
owner having attained permits or inspections from the municipality. Work may have been performed by someone
other than a qualified contractor or person. Consult with the property owner about this, and if necessary research
permits.
At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the
building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly
alterations to bring the building into legal compliance or even require that the additions or modifications be removed.
69)
Many areas and items at this property were obscured by furniture, stored items. This often includes but is
not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind
window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the
structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not
move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present,
all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client
should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were
not noted during the inspection may be found.
Photo 10
Photo 12
Roof above utility room, indicates
range hood vent and window
which is not sealed.
Photo 32
The basement bathroom has had
recent roof repairs. I suggest
Photo 37
There is an instant hot water
system below the kitchen sink. It
The Customer
Wednesday, July 17, 2013
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Anytown, Oregon
Eldon M Searles
inquiring as to why the repairs
were made.
Property Inspection Report
was not checked because it is
out of service or unplugged.
WWW.HomeInspector1563.com [email protected] 503-917-9973
The Customer
Wednesday, July 17, 2013
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Anytown, Oregon