Inspection Report
Mr. and Mrs. Byers
Property Address:
Sample Ave
Seattle WA 98103
4623 53rd St.
HAUS Inspection Services
Wil Harnecker WSLHI# 919
hausinspect.com
425-422-6414
[email protected]
HAUS Inspection Services
Byers
Table of Contents
Cover Page .................................................................1
Table of Contents ........................................................2
Intro Page ...................................................................3
I STRUCTURAL SYSTEMS........................................4
II ELECTRICAL SYSTEMS.......................................13
III HEATING, VENTILATION AND AIR
CONDITIONING SYSTEMS .....................................15
IV PLUMBING SYSTEM ...........................................16
V APPLIANCES ........................................................19
VI YARDS AND GROUNDS .....................................21
Invoice.......................................................................25
Sample Ave
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Byers
Date: 9/1/2012
Time: 10:30 AM
Report ID: 12082S1
Property:
Sample Ave
Seattle WA 98103
Customer:
Mr. and Mrs. Byers
Real Estate Professional:
Comment Key or Definitions
The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be
considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second
opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or
replacement of item, component or unit should be considered before you purchase the property.
Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be
functioning as intended allowing for normal wear and tear.
Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was
functioning as intended and will state a reason for not inspecting.
Not Present (NP) = This item, component or unit is not in this home or building.
Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a
qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.
In Attendance:
Type of building:
Approximate age of building:
Customer and their agent
Single Family (1 story)
Over 25 Years
Temperature:
Weather:
Ground/Soil surface condition:
Over 65 (F) = 18 (C)
Clear
Dry
Rain in last 3 days:
Radon Test:
Water Test:
No
No
No
Sample Ave
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I. STRUCTURAL SYSTEMS
IN NI NP RR
•
A. Foundations (If all crawlspace areas are not inspected, provide an explanation.)
B. Columns and Piers
•
C. Roof Covering (If the roof is inaccessible, report the method used to inspect)
•
Roof Structure and Attic (If the attic is inaccessible report the method used to
D.
inspect.)
•
F. Walls (Interior and Exterior)
•
•
H. Doors (Interior and Exterior)
•
I.
•
J. Fireplace / Chimney
•
K. Porches, Decks and Carport (Attached)
•
L. Stairs
•
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
from:
Walked roof
Roof Ventilation:
Gable vents
Hat Vents
•
Windows
Viewed roof covering
Roof-Type:
Flat
E. Gutters and Downspouts
G. Ceilings and Floors
Styles & Materials
IN NI NP RR
Roof Covering:
Modified Bitumen (Torch
Down)
Method used to observe
attic:
From entry
Roof Structure:
2 X 6 Rafters
Ceiling Structure:
2X6
Attic Insulation:
Blown
Batt
Fiberglass
Attic info:
Attic access
Method used to observe
Crawlspace:
No crawlspace
Foundation:
Poured concrete
Columns or Piers:
Supporting walls
Floor Structure:
Slab
Floor System Insulation:
None Visible
Wall Structure:
Wood
Chimney (exterior):
Block
Operable Fireplaces:
Two
Types of Fireplaces:
Solid Fuel
Number of Woodstoves:
None
Comments:
Sample Ave
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A. One of the supporting beams at the east wall of the crawlspace is beginning to rot, particularly at the ends. A qualified
contractor should review this area and make the necessary corrections to ensure proper support of the east wall of the
home.
A. Picture 1 E. End of Crawlspace
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E. (1) There is no downspout termination at the SE corner of building. The downspout connection is missing at SW corner of
building. The splash block is missing at the NW corner of the building. It is important to direct water away from the building to
avoid moisture penetration into the structure. I recommend correcting these issues as soon as possible to prevent moisture
intrusion into the home.
E. Picture 2 SW Corner of Building
E. Picture 1 SE Corner
E. Picture 3 NW Corner
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(2) The downspout at the west side entrance to the home terminates at the concrete walkway to the stairs. This allows water
to accumulate at the base of the stairs leaving this area susceptible to a buildup of ice in the winter as well as moss and
algae throughout the year. The downspout should be relocated to direct water to an appropriate area away from the base of
the home.
E. Picture 4 W. Side Entrance
F. There is a section of missing drywall in the garage directly above the furnace. A new section of 1/2" drywall should be
installed and taped correctly.
F. Picture 1 Area Above Furnace
Sample Ave
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H. The self-closing hinges to the fire-rated door in the garage are not effectively closing the door. The spring tension in these
hinges are adjustable and may simply need to be adjusted properly. Additionally, the casing around the garage-side of the
door is missing. I recommend these deficiencies be corrected to realize the maximum fire protection of this entry way.
H. Picture 1 Door to garage
I. The height of the base of the windows in all three bedrooms exceeds the 44" maximum height requirement for egress. A
platform may be added below the interior of each window to meet this requirement.
I. Picture 1 East Bedroom
Sample Ave
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J. (1) The damper on the upper floor chimney is beginning to rust through. This should be repaired or replaced to avoid heat
loss as the oxidation continues. Adding chimney caps can improve the live span of the chimney and hardware.
J. Picture 1 Upper Floor Chimney
(2) I recommend having chimney caps professionally installed on each of the chimney flues to prevent water intrusion into
the chimney flues and fireplace.
J. Picture 2 North End of Roof
Sample Ave
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K. (1) The ledger board is attached to the deck without any installed flashing. Flashing is required to prevent outside
moisture from entering the walls of the house and damaging the structural components. I recommend that flashing be added
by a licensed contractor to prevent this from happening.
K. Picture 1 Deck Ledger Board
(2) This example shows the correct installation of flashing over a deck ledger board.
K. Picture 2 Correct Deck Flashing
Sample Ave
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(3) The handrail on the deck stairs should be an approved product that allows for a firm hold. 2x6 is not code compliant. The
stringers for the same stairs are not fastened to the deck firmly. I recommend installing galvanized steel attachment
hardware.
K. Picture 3 Deck Stairway
L. (1) The final step to the basement has a significantly shorter rise than the rest of the stairs. The difference in the height of
the shortest riser to the tallest riser should vary no more than 3/8". This should be corrected by a qualified professional to
avoid tripping hazards.
L. Picture 1 Stairs to Basement
Sample Ave
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(2) Railings are not present. This is required to prevent falls. I recommend installing a railing system that terminates to the
wall on each end.
L. Picture 2 Basement Stairway
Sample Ave
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II. ELECTRICAL SYSTEMS
IN NI NP RR
•
A. Service Entrance and Panels
B.
Branch Circuits - Connected Devices and Fixtures (Report as in need of repair the
lack of ground fault circuit protection where required.)
•
Styles & Materials
Electrical Service
Conductors:
Overhead service
C. Smoke Detector
•
Panel Capacity:
200 AMP
100 AMP
D. Carbon Monoxide Detector
•
Panel Type:
Circuit breakers
E. Switches
•
Electric Panel
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
IN NI NP RR
Manufacturer:
MURRAY
SQUARE D
Branch wire 15 and 20
AMP:
Copper
Wiring Methods:
Romex
Comments:
A. The 125A sub-panel in the southwest corner of the home has the grounding strap connected at the neutral busbar. All
sub-panels are required to have the neutral and ground connections isolated for safety and to conform to code. I recommend
having the busbar removed by a qualified professional
A. Picture 1 Sub-panel at SW Corner of Home
C. Only one smoke alarm was found in the hallway. Smoke alarms are required in each room and immediately outside of
each sleeping area as well as on each level of the house (RCW 43.44.110).
Sample Ave
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D. No carbon monoxide alarms were found in the building. State law (RCW 19.27.530) requires CO alms to be installed
outside of each sleeping area. This applies to all residential homes that are transferring ownership.
E. The function of the switch at the main entry was not determined. This may be the switch to the exterior lamp fixture. It is
possible that the bulb was defective. I recommend contacting an electrician if the issue is more involved than replacing the
bulb.
E. Picture 1 Main Entry
Sample Ave
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III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS
IN NI NP RR
A. Heating Equipment
C. Ducts and Vents
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
Type and Energy Source:
Electric Furnace
•
•
B. Cooling Equipment
Styles & Materials
•
IN NI NP RR
Heat System Brand:
ADP ADVANCED
DISTRIBUTOR
PRODUCTS
Energy Source:
Electric
Number of Heat Systems
(excluding wood):
One
Ductwork:
Partially insulated
Filter Type:
Disposable
Filter Size:
20x20x1
Central Air Conditioning
Manufacturer:
NONE
Type and Energy Source:
N/A
Number of AC Only Units:
None
Comments:
Sample Ave
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IV. PLUMBING SYSTEM
IN NI NP RR
•
A. Water Supply System and Fixtures
B. Drains, Waste, Vents
C.
Water Heating Equipment (Report as in need of repair those conditions specifically
listed as recognized hazards by TREC Rules
Water Filters:
None
•
Plumbing Water Supply
•
•
F. Main Fuel Shut Off (Describe Location
•
G. Gas Piping Fuel Storage
•
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
Water Source:
Public
•
D. Sump Pump
E. Main Water Shut Off (Describe Location)
Styles & Materials
IN NI NP RR
(into home):
Copper
Plumbing Water
Distribution (inside home):
Copper
Washer Drain Size:
2" Diameter
Plumbing Waste:
Cast iron
ABS
Copper
Water Heater Power
Source:
Electric
Water Heater Capacity:
50 Gallon (2-3 people)
Water Heater
Manufacturer:
RUUD
Water Heater Location:
Garage
Comments:
Sample Ave
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A. The water pressure should be between 40 and 80 PSI. The water pressure of this home was 110 PSI. This puts
excessive strain on plumbing supply lines, fixtures, and connections which can lead to leaks and breakages. I recommend
having a pressure regulating valve installed at the entrance of the water supply to the building.
A. Picture 1 Hose Bib Front of Home
Sample Ave
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E. The water shutoff valve is located in the Southeast corner of the garage. There is also a valve (requires shutoff tool) at the
meter, just South of the driveway.
E. Picture 1 Water Shutoff Valve
Sample Ave
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V. APPLIANCES
IN NI NP RR
Styles & Materials
A. Dishwasher
•
Dishwasher Brand:
MAYTAG
B. Food Waste Disposer
•
Disposer Brand:
IN SINK ERATOR
C. Range Hood
•
Exhaust/Range hood:
MAYTAG
D. Ranges/Ovens/Cooktops
•
Range/Oven:
MAYTAG
E. Microwave Cooking Equipment
•
Built in Microwave:
MAYTAG
•
F. Trash Compactor
•
G. Bathroom Exhaust Fans and/or Heaters
Refrigerator:
NONE
•
H. Whole House Vacuum Systems
I.
Trash Compactors:
NONE
Garage Door Operators (Report whether door reverses when met with resistance)
•
•
J. Dryer Vents
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
IN NI NP RR
Comments:
D. The tag on the inside of the oven door indicates that anti-tip hardware was designed to be used in conjunction with this
appliance. The anti-tip hardware is necessary to prevent the appliance from accidentally being tipped forward when the oven
door is open and spilling hot items from the stove top. This can be a safety issue, especially when children are present. I
recommend installing the appropriate hardware as per the manufacturers instructions.
D. Picture 1 Kitchen Oven
D. Picture 2 Interior of oven door
I. Garage door reverses when met with resistance as well as when the photo sensor is obstructed. This indicates that the
garage door safety sensors function correctly.
Sample Ave
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J. No dryer vent was present in the downstairs bathroom where the wiring an plumbing indicates that a washer and dryer
should be located.
J. Picture 1 Downstairs Bath
Sample Ave
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VI. YARDS AND GROUNDS
IN
NI
NP
RR
•
A.
Fences
B.
Driveways and Walkways
C.
Steps
•
D.
Vegetation
•
E.
Grading and Drainage
•
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
•
IN
NI
NP
RR
Comments:
A. (1) The southern fence is degraded and has undergone numerous repairs. I recommend replacing the fence for safety
and security.
A. Picture 1 Southern Fence
Sample Ave
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(2) The fence at the north of the building has a loose connection at the base. This causes the entire fence to sway when the
gate is opened and closed. I recommend tightening the bolts or installing additional hardware to support this area.
A. Picture 2 North Side
Sample Ave
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C. (1) There are no steps immediately outside of the north gate. These should be installed to prevent falls and allow for safe
access in and out of the backyard.
C. Picture 1 North Entrance to Backyard
(2) The first step to the entry walkway has a significantly lower rise than the other steps. There is no handrail present. These
conditions are conducive to tripping and should be remedied.
C. Picture 2 Front of Building
Sample Ave
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D. Vegetation that comes in contact with the siding is conducive to pest intrusion and damage to the exterior. Plants should
be trimmed away from the building.
D. Picture 1 South Side
E. There is a negative slope towards the rear of the home. This can lead to excessive moisture below grade against the
foundation of the home. I recommend regrading to allow for proper drainage away from the home.
E. Picture 1 Rear of Home
Sample Ave
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INVOICE
HAUS Inspection Services
hausinspect.com
425-422-6414
[email protected]
Inspected By: Wil Harnecker
Inspection Date: 9/1/2012
Report ID: 12082S1
Customer Info:
Inspection Property:
Mr. and Mrs. Byers
Sample Ave
Seattle WA 98103
1234 Sample Ave.
Seattle WA 98123
Customer's Real Estate Professional:
Inspection Fee:
Service
Standard Home Inspection
Price
Amount
Sub-Total
375.00
1
375.00
Tax $0.00
Total Price $375.00
Payment Method: Check
Payment Status: Paid At Time Of Inspection
Note:
Sample Ave
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