Bexter Home Inspections Inc.
13073 SE 26th St. D102
Bellevue, WA 98005
License No. 1078
206-883-8599
Inspection Report
123 Sample Loop Drive
Seattle, WA 98XXX
Bexter Home Inspections Inc.
08:42 November 30, 2013
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Table of Contents
Definitions
2
General Information
2
Lots and Grounds
3
Exterior
4
Roof
5
Garage/Carport
7
Electrical
8
Structure
9
Attic
9
Basement
10
Crawl Space
11
Heating System
11
Plumbing
12
Bathroom
12
Kitchen
14
Bedroom
15
Living Space
16
Laundry Room/Area
17
Summary
18
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08:42 November 30, 2013
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Definitions
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A
Acceptable
Functional with no obvious signs of defect.
NP Not Present
Item not present or not found.
NI Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at
time of inspection.
M
Marginal
Item is not fully functional and requires repair or servicing.
D
Defective
Item needs immediate repair or replacement. It is unable to perform its intended function.
General Information
Property Information
Property Address 123 Sample Loop Drive
City Seattle State WA Zip 98XXX
Contact Name John Smith
Client Information
Client Name
Client Address Same as above
City State Zip
Phone
Fax
Inspection Company
Inspector Name Rebecca Willkens
Company Name Bexter Home Inspections Inc.
Address 13073 SE 26th St. D102
City Bellevue State WA Zip 98005
Phone 206-883-8599
E-Mail [email protected]
Conditions
Others Present Home Owner Property Occupied Occupied
Estimated Age 66 yrs - built in 1947 Entrance Faces East
Inspection Date 11/22/2013
Start Time 10AM End Time 2PM
Electric On
Yes
No
Not Applicable
Gas/Oil On
Yes
No
Not Applicable
Water On
Yes
No
Not Applicable
Temperature 45 deg F
Weather Sunny Soil Conditions Damp
Space Below Grade Basement, Crawl Space
Building Type Single family Garage Attached
Sewage Disposal Septic How Verified King Co. Assessor
Water Source Public Utility How Verified King Co. Assessor
Additions/Modifications None
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General Information (Continued)
Permits Obtained N/A How Verified Owner
Lots and Grounds
A NP NI M D
1.
2.
3.
Driveway: Asphalt
Walks: Concrete
Stairway adjacent to entry
Steps/Stoops: Concrete -lacks a handrail--poses a safety hazard.
4.
Recommend wood seal at least every
Porch: Wood -two years--especially on horizontal surfaces in the
PNW.
5.
6.
Grading: Moderate slope
Swale: Pooling due to improper drainage -pipe along driveway.
7.
Vegetation and soil
Vegetation: Shrubs/Weeds -should be kept at least 8" from the exterior to
minimize entry points for wood destroying insects
and moisture.
8.
Window Wells: Dryer vent in E. well should be cleaned
on a regular basis to for optimal safety and
ventilation.
9.
Retaining Walls: Stone, Concrete
Broken
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Bexter Home Inspections Inc.
08:42 November 30, 2013
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Lots and Grounds (Continued)
10.
Section of fence broken. Handle/latch broken at S.
Fences: Wood -gate. Exposed wood in the PNW requires periodic surface treatment -moss removal / wood stain /water seal -- for optimal life expectancy.
Exterior
A NP NI M D
East Exterior Surface
Damage @ garage door. Vinyl siding and soffits
1.
Type: Vinyl siding -dirty on S and W sides of house. Cable hanging unattached on S side.
Recommend filling / blocking any large holes to prevent moisture /
critter intrusion.
2.
Trim: Wood
3.
Paint peeling at many locations of wood trim
Fascia: Wood, Vinyl -and wood fascia.
Soffits: Vinyl
Inoperative
Door Bell: Hard wired -Entry Doors: Solid painted wood, storm door.
4.
5.
6.
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08:42 November 30, 2013
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Exterior (Continued)
7.
8.
9.
10.
11.
Patio Door: Wood and glass
Windows: Vinyl casement, Vinyl slider, Aluminum slider
Window Screens:
Basement Windows:
Exterior Lighting: Surface mounted lamps front and rear -Fixture cover missing @ side door light fixture.
Flood lights on motion sensors--not tested.
12.
All but one lack a vacuum breaker to prevent
Hose Bibs: Ball -backflow into public water system. Static water pressure measured 90
psi. High water pressure (over 80 psi) can damage plumbing fixtures
and appliances. Recommend evaluation / installation of a pressure
regulator by a licensed plumber.
Roof
A NP NI M D
Main Roof Surface
1. Method of Inspection: On roof
2.
Unable to Inspect:
3.
Material: Asphalt shingle
4. Type: Gable
5. Approximate Age: 1-5 yrs
6.
Flashing: Aluminum
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Roof (Continued)
7.
8.
9.
Valleys: Asphalt shingle
Plumbing Vents: PVC, Cast Iron
Electrical Mast: Surface mount -at masthead.
10.
Gutters: Aluminum --
11.
12.
West Chimney
13.
14.
Downspouts: Aluminum
Leader/Extension:
15.
Chimney Flashing: Aluminum -installed.
Chimney: Brick
Flue/Flue Cap: Mortar -cap present.
Damage to vinyl siding
Need cleaning
Unlined chimney flue, no rain
Recently replaced /
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08:42 November 30, 2013
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Garage/Carport
A NP NI M D
Attached Garage
1. Type of Structure: Attached Car Spaces: 2
Door panels have water damage.
2.
Garage Doors: Wood --
3.
4.
5.
6.
7.
8.
9.
10.
Door Operation: Mechanized
Motor is unusually loud when operating.
Door Opener: Genie -Roof: Asphalt shingle
Roof Structure: 2x4 Truss
Ceiling: Exposed framing
Walls: Exposed framing
Floor/Foundation: Poured concrete
Non-GFCI circuits, missing junction box and
Electrical: 110 VAC -outlet cover plates. A licensed electrician is recommended to
evaluate and estimate repairs.
11.
12.
13.
14.
Smoke Detector: Recommend installation of a smoke detector in garage.
Heating:
Windows: Aluminum slider
Sump Pump
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Electrical
A NP NI M D
1. Service Size Amps: 200 Volts: 110-120 VAC
2.
Service: Aluminum
3.
120 VAC Branch Circuits: Aluminum
4.
Aluminum Wiring:
5.
Conductor Type: Romex
6.
Ground: Did not locate.
None
7.
Smoke Detectors: None located throught house. At a minimum -located throughout house. Recommend installation of one in attic,
garage, basement and main floor.
Recessed in wall of main floor W bedroom Electric Panel
Did not remove panel cover
8.
Manufacturer: Federal Pacific/Stab Lok -at owner's request. Federal Pacific panel breakers have a history of
not tripping when circuit overloading exists posing a fire / safety
hazard. Recommend existing panel be replaced by a licensed electrical
contractor.
GENERAL NOTE: There are ungrounded 2 and 3-prong outlets throughout
the house. Ungrounded 2-prong outlets are acceptable (because they
don't represent themselves as grounded) and or can function as
"grounded" with the use of an operational GFCI outlet upstream on
their circuit. GFCI outlets (with a reset button) should be grounded,
operational and trip when tested. Recommend smoke detectors on each
floor and in the garage, GFCI circuit protection in kitchen and
bathrooms and service panel/breaker replacement--all by a licensed
electrical contractor.
9. Maximum Capacity: 200 Amps
10.
Main Breaker Size: 200 Amps
11.
Breakers: See note about Stab Lok panel and breakers.
12. Is the panel bonded?
Yes
No
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08:42 November 30, 2013
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Structure
A NP NI M D
1.
2.
3.
4.
5.
Structure Type: Wood frame
Foundation: Block
Differential Movement: No movement or displacement noted
Bearing Walls: Frame
Moisture damage to floor joists observed in
Joists/Trusses: 2x8 -crawl space.
6.
7.
8.
Floor/Slab: Poured slab
Stairs/Handrails: Wood stairs with wood handrails
Subfloor:
Attic
A NP NI M D
Northeast Attic
1. Method of Inspection: In the attic
2.
Roof Framing: 2x4 Rafter
3.
Sheathing: Dimensional wood
4.
Ventilation: Gable, roof and soffit vents
5.
6.
Insulation: Fiberglass, Batts
Recommend additional insulation
Insulation Depth: 6" -be installed.
7.
Wiring/Lighting: 110 VAC -boxes.
Recommend cover plates on all open junction
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08:42 November 30, 2013
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Attic (Continued)
Wiring/Lighting: (continued)
8.
Moisture Penetration: Evidence of past moisture penetration. Roof has
recently been replaced. No moisture present at time of inspection.
Bathroom Fan Venting: Electric fan
9.
Basement
A NP NI M D
Basement
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
Ceiling: Paint
Walls: Paint
Floor: Carpet --
Moderate stains and tears.
Doors: Solid wood, Solid wood
Windows: Aluminum slider
Electrical: 3-hole outlets not grounded
Smoke Detector:
HVAC Source: Heating system register
Vapor Barrier:
Insulation:
Ventilation:
Moisture Location:
Basement Stairs/Railings: Wood stairs with wood handrails
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Crawl Space
A NP NI M D
North Crawl Space
1. Method of Inspection: In the crawl space
2.
Access: Wood door
3.
Moisture Penetration: No moisture present at time of inspection
4. Moisture Location:
5.
Ventilation: Vents
6.
Insulation:
7.
Vapor Barrier: Complete and recently installed. 6-mil Visqueen
Heating System
A NP NI M D
Basement Heating System
1.
Heating System Operation: Appears functional
Thermo
Pride
2. Manufacturer:
3. Model Number: OL5-85FDA Serial Number: AN211512
4. Type: Forced air Capacity:
5. Area Served: Whole building Approximate Age:
6. Fuel Type: Oil
7.
Heat Exchanger: 1 Burner
8. Unable to Inspect: 80%
Last noted
9.
Blower Fan/Filter: Belt drive with disposable filter -service in 2010. Recommend service every two years.
10.
11.
12.
13.
14.
15.
Distribution: Metal duct
Circulator: N/A
Draft Control: Manual
Flue Pipe: Double wall
Controls: Limit switch
Thermostats: Whole-house. Located in LR.
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08:42 November 30, 2013
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Heating System (Continued)
16.
Fuel Tank: Oil tank
17. Tank Location: Side yard
18. Suspected Asbestos: No
Plumbing
A NP NI M D
1.
2.
Service Line: Galvanized
Multiple shut-offs
Main Water Shutoff: Front of house, Basement -observed in basement and garage. Recommend labeling for emergencies
and future owners.
3.
Water Lines: Galvanized and copper
4.
Drain Pipes: ABS
5.
Service Caps:
6.
Vent Pipes: ABS
Basement Water Heater
7.
Water Heater Operation: Functional at time of inspection
Rheem
8. Manufacturer:
9. Model Number: 83XR66-2 Serial Number: RH-0911R08830
10. Type: Electric Capacity: 65 Gal.
11. Approximate Age: 2yrs Area Served: Whole building
12.
TPRV and Drain Tube: Copper
Bathroom
A NP NI M D
1st floor main Bathroom
1.
Ceiling: Paint, Tile
2.
Walls: Paint and tile
Missing grout, repair as required.
3.
Floor: Tile --
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Bathroom (Continued)
4.
Doors: Solid wood --
5.
Outlet is ungrounded and not GFCI protected. It
Electrical: 110 VAC -is also loose from the wall. Recommend installation of an operational
GFCI outlet by a licensed electrical contractor.
Counter/Cabinet: Composite and wood
Cold water shut off
Sink/Basin: Molded single bowl -handle is missing.
6.
7.
Damaged at lock mechanism.
8.
Faucets/Traps:
9.
Tub/Surround: Porcelain tub and ceramic tile surround
10.
Toilets: American Standard
11.
HVAC Source: Heating system register
12.
Ventilation: Electric ventilation fan
Basement Bathroom
13.
Ceiling: Paint
14.
Walls: Paint
15.
Floor: Tile
16.
Doors: Hollow wood
17.
Windows: Aluminum slider
No power to GFCI
18.
Electrical: 110 VAC GFCI -outlet--unable to reset / trip. Recommend evaluation
/ replacement by a licensed electrical contractor.
19.
20.
21.
Counter/Cabinet: Tile.
Sink/Basin: Porcelain
Large gaps around sink
Faucets/Traps: Not visible -plumbing penetrations under sink. Recommend filling
with foam / drywall patch to restrict critter and
air movement through wall.
22.
23.
24.
Shower/Surround: Fiberglass pan and ceramic tile surround
Toilets:
HVAC Source: Heating system register
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Bathroom (Continued)
25.
Ventilation: Electric ventilation fan and window
Kitchen
A NP NI M D
Main Floor Kitchen
1.
2.
3.
4. Air Gap Present?
5.
6.
7.
8.
9.
Cooking Appliances: Jenn-Air
Ventilator:
Dishwasher: Kitchenaid
Yes
No
Refrigerator: Maytag
Microwave: Daewoo, LG
Sink: Porcelain
Electrical: 110 VAC outlets and lighting circuits -GFCI marked outlets are not GFCI protected--did not
trip when tested. Recommend evaluation by a licensed
electrical contractor.
Plumbing/Fixtures: Chrome -copper and flex line.
Combination galvanized,
10.
Counter Tops: Formica, Tile -near sink.
11.
12.
Cabinets: Wood
Ceiling: Paint --
Minor damage observed
Evidence of possible water damage.
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Kitchen (Continued)
13.
Walls: Wallpaper -and discolored.
14.
15.
Floor: Vinyl floor covering
Door trim unfinished.
Doors: Solid wood --
16.
17.
Windows: Aluminum slider
HVAC Source: Heating system register
Some areas of paper are peeling
Bedroom
A NP NI M D
Main Floor West Bedroom
1.
Closet: Single small
2.
Ceiling: Texture paint
Trim paint is not complete.
3.
Walls: Paint --
4.
Floor: Painted Hardwood --
5.
Doors: Solid wood --
6.
7.
8.
Windows: Aluminum slider
Electrical: 110 VAC
HVAC Source: Heating system register
Worn wood floor finish.
Needs paint.
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Bedroom (Continued)
9.
Smoke Detector:
Main Floor East / Office Bedroom
10.
Closet: Single small
11.
Ceiling: Paint
12.
Walls: Textured paint
13.
Floor: Carpet
14.
Doors: Solid wood
15.
Windows: Aluminum slider
16.
Electrical: 110 VAC
17.
HVAC Source: Heating system register
18.
Smoke Detector:
Basement Bedroom
19.
Closet: Single small
Evidence of past or present water
20.
Ceiling: Paint -staining.
21.
22.
23.
24.
25.
26.
27.
Walls: Paint
Floor: Carpet
Doors: Hollow wood
Windows: Vinyl slider
Electrical: 110 VAC
HVAC Source: Heating system register
Smoke Detector:
Living Space
A NP NI M D
Living Room Living
1.
2.
3.
4.
5.
6.
7.
8.
Living Space
9.
Space
Ceiling: Paint
Walls: Paint
Minor damage/wear at seams.
Floor: engineered hardwood -Doors: Painted Solid Wood, Glass-Aluminum Storm Door w/ Tempered Glass
Windows: Vinyl casement, Vinyl slider
Electrical: 110 VAC outlets and lighting circuits
HVAC Source: Heating system register
Smoke Detector: None present throughout main floor.
Ceiling: Paint
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Living Space (Continued)
10.
Walls: Paint --
11.
Floor: Wood Laminate --
12.
13.
14.
15.
16.
Doors: Solid wood, Glass Storm Door
Windows: Vinyl casement, Vinyl casement
Ungrounded.
Electrical: 110 VAC -HVAC Source: Heating system register
Smoke Detector:
Trim needs paint.
Some damage visible at seams.
Laundry Room/Area
A NP NI M D
Basement Laundry Room/Area
1.
Ceiling: Exposed framing
2.
Walls: Exposed framing
3.
Floor: Concrete
4.
Windows: Aluminum slider
5.
Electrical: Ungrounded outlets
6.
Smoke Detector:
7.
Washer Hose Bib:
8.
Washer and Dryer Electrical:
9.
Dryer Vent: Rigid metal
10.
Washer Drain:
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Marginal Summary
This summary is not the entire report. The complete report may include additional information of concern to the client. It is
recommended that the client read the complete report.
Lots and Grounds
Stairway adjacent to entry lacks a
1. Steps/Stoops: Concrete -handrail--poses a safety hazard.
Recommend wood seal at least every two
2. Porch: Wood -years--especially on horizontal surfaces in the PNW.
Vegetation and soil should be kept at
3. Vegetation: Shrubs/Weeds -least 8" from the exterior to minimize entry points for wood
destroying insects and moisture.
Garage/Carport
4. Attached Garage Garage Doors: Wood --
Door panels have water damage.
Non-GFCI circuits, missing junction box and
5. Attached Garage Electrical: 110 VAC -outlet cover plates. A licensed electrician is recommended to evaluate and
estimate repairs.
Attic
6. Northeast Attic Insulation Depth: 6" -be installed.
Recommend additional insulation
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Marginal Summary (Continued)
7. Northeast Attic Wiring/Lighting: 110 VAC -boxes.
Recommend cover plates on all open junction
Basement
8. Basement Floor: Carpet --
Moderate stains and tears.
9. Basement Electrical: 3-hole outlets not grounded
Heating System
10. Basement Heating System Blower Fan/Filter: Belt drive with disposable filter -noted service in 2010. Recommend service every two years.
Last
Bathroom
11. 1st floor main Bathroom Floor: Tile -required.
Missing grout, repair as
12. 1st floor main Bathroom Doors: Solid wood --
Damaged at lock mechanism.
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Marginal Summary (Continued)
Kitchen
13. Main Floor Kitchen Counter Tops: Formica, Tile -near sink.
14. Main Floor Kitchen Ceiling: Paint --
Minor damage observed
Evidence of possible water damage.
Bedroom
15. Main Floor West Bedroom Walls: Paint --
Trim paint is not complete.
16. Main Floor West Bedroom Floor: Painted Hardwood -finish.
17. Main Floor West Bedroom Doors: Solid wood --
18. Basement Bedroom Ceiling: Paint -staining.
Worn wood floor
Needs paint.
Evidence of past or present water
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Marginal Summary (Continued)
Living Space
19. Living Space Walls: Paint --
Trim needs paint.
20. Living Space Floor: Wood Laminate --
21. Living Space Electrical: 110 VAC --
Some damage visible at seams.
Ungrounded.
Laundry Room/Area
22. Basement Laundry Room/Area Electrical: Ungrounded outlets
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Defective Summary
This summary is not the entire report. The complete report may include additional information of concern to the client. It is
recommended that the client read the complete report.
Lots and Grounds
1. Swale: Pooling due to improper drainage -driveway.
Broken pipe along
Section of fence broken. Handle/latch broken at S. gate. Exposed
2. Fences: Wood -wood in the PNW requires periodic surface treatment -- moss removal / wood stain
/water seal -- for optimal life expectancy.
Exterior
3. Door Bell: Hard wired --
Inoperative
Electrical
4. Recessed in wall of main floor W bedroom Electric Panel Manufacturer: Federal Pacific/Stab Lok -Did not remove panel cover at owner's request. Federal Pacific panel breakers have
a history of not tripping when circuit overloading exists posing a fire / safety
hazard. Recommend existing panel be replaced by a licensed electrical contractor.
GENERAL NOTE: There are ungrounded 2 and 3-prong outlets throughout the house.
Ungrounded 2-prong outlets are acceptable (because they don't represent themselves
as grounded) and or can function as "grounded" with the use of an operational GFCI
outlet upstream on their circuit. GFCI outlets (with a reset button) should be
grounded, operational and trip when tested. Recommend smoke detectors on each
floor and in the garage, GFCI circuit protection in kitchen and bathrooms and
service panel/breaker replacement--all by a licensed electrical contractor.
5. Recessed in wall of main floor W bedroom Electric Panel Breakers: See note about Stab Lok panel and
breakers.
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08:42 November 30, 2013
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Defective Summary (Continued)
Bathroom
Outlet is ungrounded and not GFCI
6. 1st floor main Bathroom Electrical: 110 VAC -protected. It is also loose from the wall. Recommend installation of an
operational GFCI outlet by a licensed electrical contractor.
Cold water shut
7. 1st floor main Bathroom Sink/Basin: Molded single bowl -off handle is missing.
No power to GFCI
8. Basement Bathroom Electrical: 110 VAC GFCI -outlet--unable to reset / trip. Recommend evaluation / replacement
by a licensed electrical contractor.
Kitchen
9. Main Floor Kitchen Electrical: 110 VAC outlets and lighting circuits -GFCI marked outlets are not GFCI protected--did not trip when
tested. Recommend evaluation by a licensed electrical contractor.
Palm-Tech Inspector, Copyright © 1998-2013, PDmB, Inc.