inspection reportskylight. hire a roofer to further evaluate and make any needed repairs to the...

Inspection Report

227 Awesome St. Happyville

Company Information:

Asgard Inspections Phone: 360-860-2235

[email protected]

www.asgardhomeinspections.com

Inspector: Randy Near WA State Home Inspector #: 1098 WSDA-SPI#: 88380

Client Name: A Valued Client

Date: 12/3/2014

Report #:

141203A

mailto:[email protected]

227 Awesome St., Happyville ICN#: 4513AS122

This report is prepared exclusively for A Valued Client

© Asgard Inspection Services

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How to Read This Report

Chapters and Sections: This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. Most sections will contain some descriptive information done in black font. Observation narrative, done in colored font, will be included if a system or component is found to be significantly deficient in some way. If a system or component of the home was deemed to be in satisfactory or serviceable condition, there will often be no narrative observation comments in that section.

Observation Labels: All narrative observations are colored, numbered and labeled to help you find, refer back to, and understand the severity of the observation. Observation colors and labels used in this report are:

1. Major Concern: Repair items that may cost significant money to correct now or in the near future, or items that require immediate attention to prevent additional damage or eliminate safety hazards. 2. Repair: Repair and maintenance items noted during inspection. Please note that some repair items can be expensive to correct such as re-finishing hardwood floors, but are considered simply repair items due to their cosmetic nature. 3. Improve: Observations that are not necessarily defects, but which could be improved for safety, efficiency, or reliability. 4. Monitor: Items that should be watched to see if repairs may be needed in the future. 5. Due Diligence: Observation such as a buried oil tank that requires further investigation by a specialist to determine the severity and / or urgency of repair. 6. Future Project: A repair item or system update that may be deferred for some time but should be on the radar for repair or replacement in the near future. 7. Efficiency: Denotes recommendations to make the home more energy-efficient. 8. WDO: Denotes the presence of wood destroying organisms or conditions conducive to wood destroying organisms. Conducive conditions include but are not limited to, inadequate clearances, earth/wood contact, cellulose debris, inadequate ventilation, and excessive moisture. All observations with WDO are relevant to a Washington State pest inspection. 9. Notes and Limitations: Refers to aside information and /or any comments elaborating on descriptions of systems in the home or limitations to the home inspection such as an inaccessible area of the building..

Further Evaluation: Whenever further evaluation of a system or component is recommended or whenever due diligence is recommended, this further evaluation or investigation should be done by at least one licensed professional and qualified contractor prior to closing as there is a chance of hidden additional costs or problems associated with the system or component in question.

Summary Page: The Summary Page is designed as a bulleted overview of all the observations noted during inspection. This helpful overview is not a substitution for reading the entire inspection report. The entire report must be read to get a complete understanding of this inspection report as the Summary Page does not include photographs or photo captions.

Moisture Meter Testing: Where moisture meter testing is indicated in this report a GE Protimeter BLD5360 Surveymaster Dual-Function Moisture Meter was used.




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Summary Page

Repairs

Structure and Basement: Dead carpenter ants were noted in the attic above the master closet and in a basement closet during inspection today. No live ants were found during inspection, but a treatment may be needed. There is always a risk of hidden structural damage or a hidden moisture problem when there have clearly been carpenter ants in the home. Inquire with the seller for a history of repairs and treatment and monitor for large black ants. If ants are found, have the property evaluated and treated by a licensed pest control operator.

Electrical: The open electrical junction box in the garage needs to be covered for improved safety.

Electrical: An inoperative light was noted at the bottom of the stairs. This is likely due to bulbs being burned out, but could be due to an inoperative fixture, circuit or switch. Replace bulbs or repair this light as needed.

Electrical: The existing smoke detectors in this home are old - updating is recommended every ten years to insure reliable performance. I randomly tested the existing detector units during inspection today and all the detectors tested were operational.

Electrical: The installation of carbon monoxide detectors is recommended for all homes that have fuel burning appliances such as gas or oil furnaces, gas water heaters, gas ovens and cook-tops, gas fireplaces and wood stoves. In addition, Washington State law (WAC 51-51-0315) now requires UL 2034 approved carbon monoxide detectors in all homes and condominiums being sold in Washington State. Location should be outside of all sleeping areas and one on each floor of the home. Best practices are to have these detectors hardwired with a battery back-up - though generally installation must meet manufacturer's specifications. Carbon monoxide is a colorless, odorless gas that can cause sickness, nausea and potentially death. For more information, consult the Consumer Product Safety Commission at 1-800-638-2772 (C.P.S.C.).

Heating: The electric wall heaters are dirty and require cleaning - several of the heaters were smelling of burning dust during operation. Best practices are to turn power off to the heater and use compressed air to clean the dust from the heating elements. The fan blades can be wiped or vacuumed as needed, then restore power. Many manufacturer's of these heaters recommend cleaning every six months to prevent a fire hazard. They also recommend keeping all electric cords, curtains and furniture at least three feet from the heater.

Plumbing: This home's sewage appears to employ a private septic system. Please note that an evaluation of this system is beyond the scope of this inspection. I recommend having this system further evaluated by a septic specialist.

Plumbing: The dryer duct is dirty and needs to be cleaned for improved safety. This is important regular maintenance to eliminate a potential fire hazard.

Interior/Fireplaces: The baseboard trim in the basement requires fastening in some places.

Interior/Fireplaces: Signs of window leakage in the north basement windows was noted. These stains were dry at the time of inspection but may indicate prior leakage. Inquire with the seller for any history of leakage here and monitor as some repair could be needed. At the time of inspection no water damage was found and visible red flags do not merit repair.




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Interior/Fireplaces: Creosote and ash build-up was noted in the woodstove suggesting that the flue should be cleaned and inspected by a licensed chimney sweep. Regular cleaning of the flue is recommended to insure safe operating condition.

Roof/Attic: The roofing material on this home appears to be a 20 years old standing seem metal roof. These are often rated as 30 or 35 years roofs. In practice I find service lives of roofs depend on the steepness of the roof and the amount of exposure. Inquire with the seller about any warranty information for this roof. Many professional roofing companies will offer limited workmanship warranties. In general, the weak points on metal roofs are flashings around penetrations where often sealant is used. Over time this can break down and fail and require tune up. During inspection today, inactive leaks were found - in the master bath around the ceiling fan and possibly at the kitchen skylight. Hire a roofer to further evaluate and make any needed repairs to the roof.

Roof/Attic: The gutter system on this house is done with a cap / gutter guard system to prevent clogging. This cap is currently blocked up with organic debris and needs to be cleaned. This system often works well during light rains but gutter and roof cleaning is still needed and during heavy rains these cap systems can allow water to shed right off the gutter. Given the wooded setting beneath pine trees, you can expect to have the gutters cleaned 2-3 times per year.

Exterior/Garage: Repair/replace the small loose piece of decking outside of the sliding glass door.

Grounds: Eliminate wood / soils contact at the fencing to eliminate a condition conducive to wood destroying organisms. Often, gravel is used as back fill against a fence. This acts as a capillary break and helps keep the base of the wood dry.

Grounds: The storage shed roof requires a moss treatment.

Master Bathroom: Water damage was noted around the fan in the master bath. This may be an old leak that has been repaired as it tested dry today. The roof had melting snow at the time of inspection so if it was an active leak it would have tested wet. Have this further investigated and repaired by a contractor.

Improvement Items

Plumbing: Updating the hose bibs to frost free style is recommended. In the meantime, be sure to winterize your hose bibs during cold weather to prevent from freezing.

Interior/Fireplaces: The wall to wall carpet has localized stains and is damaged in places. Clean or replace as desired.

Interior/Fireplaces: The interior requires paint touch up.

Interior/Fireplaces: Many of the wood window sill trim pieces should be refinished for cosmetic appeal. Refinishing should be done as desired.

Roof/Attic: The attic insulation should be improved to modern standards or as close as possible for improved energy efficiency. Modern standards recommend R-49 on the floor and R-21 on walls. R-value is the measure of resistance to heat loss; the higher the R-value the better the insulation. During insulation repairs it is best practices to implement any air seal-up repairs to seal air leakage. Also, be sure you have completed any wiring or other projects that are needed in the attic. Then, hire an insulation contractor to improve thermal barriers.

Exterior/Garage: An older model garage door opener was noted with no laser eyes in use as a safety feature. These are less safe than modern openers which will reverse when the laser beam is broken. This safety feature is especially important for children and pets. Updating the garage door opener is recommended for improved safety.




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Grounds: The block retaining wall is leaning and no longer looks reliable. It is difficult to know when repair of this wall will become necessary but it could be at any point. Budget to repair this retaining wall at any time.

Monitoring Items

Structure and Basement: Typical small cracks were noted in the foundation - see south foundation wall. No repair appears needed at this time. Minor settlement and shrinkage cracks are common in poured concrete and do not require repair as long as they do not continue to grow. The best way to prevent on-going settlement is controlling roof runoff and site drainage to promote dry soils around the foundation. This will also help to prevent basement moisture problems.

Roof/Attic: A bubble in the paint/drywall was noted below the Skylight in the kitchen and evidence of repairs were noted at the master bath skylight. These areas tested dry with the moisture meter during inspection. I recommend monitoring these skylights for signs of moisture. If moisture is found, repairs should be made by a qualified contractor.

Grounds: Corrugated storm drain pipe appears to be used for below grade tight-line work. This product is prone to failure as it is susceptible to crushing and clogging. Monitor these drains after heavy rains and keep your gutters clean to prolong the service life of this pipe. If the pipes are noted to be backing up, you will need to replace these pipes. Please note a section of the corrugated tight line on the north east side is half buried in the soil and could clog very easily.

Due Diligence Items

Kitchen: The air gap for the dishwasher has a chalky residue around it, indicating hard water. Determination of water quality is beyond the scope of a home inspection, but we can assume that the filters for the drinking water should be changed with regularity.

Roof/Attic: I noted a rodent bait box in the attic. No feces were noted during inspection - inquire with the seller regarding any history of rodent problems in the attic.

Grounds: A steep bank exists on this property and this building is built with minimal setbacks from this bank. An evaluation of soil stability is beyond the scope of this inspection. I recommend some investigation to look for records / engineering. No red flags were noted on the bank or inside the house during inspection.

Future Projects

Plumbing: This water heater is getting close to the end of its useful service life. The average life of these water heaters is 8-12 years. Budget to replace this water heater at any time. The hot water was operating at the time of inspection. Inquire with the seller, why the upper access plate was open. Has an element been recently replaced?

Efficiency Observations

Heating: For improved performance in an electric heater consider a Convectair. These are generally safer and more energy efficient than baseboard heaters and basic wall mounted forced air heaters. http://www.convectair.com/us/index.html




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Notes

Structure and Basement: This report includes a structural pest inspection embedded within the report. All observations in the base of the report that begin with WDO are a part of a Washington State Pest Inspection. Asgard Inspection Services LLC employs Randy Near #88380, a Licensed Structural Pest Inspector with the State of Washington and includes a structural pest inspection with all home inspections. Please note that most WDO observations are related to high moisture conditions that could be conducive to mold-like substances. Asgard Inspection Services is not a mold specialist and recommends consulting with an industrial hygienist or other mold remediation expert if concerned about mold or indoor air quality. Pest Inspection Standards in Washington State - WAC 16-228-2045 - REQUIRES THAT A DIAGRAM / DRAWING BE PREPARED FOR WOOD DESTROYING ORGANISM (WDO) REPORTS. IF THE PHOTOS AND DESCRIPTIONS IN THIS REPORT ARE INADEQUATE, A DRAWING IS AVAILABLE UPON REQUEST.

Powder Bathroom: During inspection today I operated all plumbing fixtures in bathrooms and sinks. In bathrooms I ran a moisture meter around toilets and tile shower enclosures to check for hidden leaks. I also sounded for loose tile and laminate in shower and tub enclosures. I felt for loose waste pipe below sinks and where accessible and checked for leaks below sinks. I do not test over-flow drains as this is beyond the scope of a home inspection. It is always best practice to monitor plumbing after moving into a new home as testing during inspection presents significantly less stress on plumbing than daily use. Any defects uncovered during inspection are listed in this report.

Roof/Attic: This roof is not visible to inspection today due to snow cover. I recommend having the roof inspected at a later time when the snow has cleared off.

Exterior/Garage: The under side of the porch was concealed from view.

Grounds: A wood pile stored on the lower part of the property has carpenter ant exit holes.

Master Bathroom: During inspection today I filled the jetted tub and ran the pump. The tub appeared to be operating as intended.

Please contact me directly with questions about this report.

My cell phone number is (360) 860-2235. Thank you, Randy Near




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Table of Contents

Summary Page ............................................................................................................................................................... 3 Structure and Basement ................................................................................................................................................. 9 Electrical ...................................................................................................................................................................... 12 Heating ........................................................................................................................................................................ 14 Cooling/ Fuel Storage/ Gas Distribution ..................................................................................................................... 15 Plumbing...................................................................................................................................................................... 16 Powder Bathroom ........................................................................................................................................................ 19 Master Bathroom ......................................................................................................................................................... 20 Basement Bathroom .................................................................................................................................................... 22 Kitchen ........................................................................................................................................................................ 23 Interior/Fireplaces ........................................................................................................................................................ 24 Roof/Attic .................................................................................................................................................................... 28 Exterior/Garage ........................................................................................................................................................... 31 Grounds ....................................................................................................................................................................... 33




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9

Structure and Basement Foundation

% of Foundation Not Visible: 0.6

Evidence of Seismic Protection: Not visible

Building Configuration: Basement

Foundation Description: Poured concrete

1. Monitoring Item :> Typical small cracks were noted in the foundation - see south foundation wall. No repair appears needed at this time. Minor settlement and shrinkage cracks are common in poured concrete and do not require repair as long as they do not continue to grow. The best way to prevent on-going settlement is controlling roof runoff and site drainage to promote dry soils around the foundation. This will also help to prevent basement moisture problems.

Floor, Wall and Ceiling Framing

Wall Framing: Not visible

Wall Insulation: Not visible

Wall Sheathing: Not visible

Floor Framing: Not visible

Sub-Floor Material: Not visible

Ceiling Framing: Bottom cord of truss

Basement General Full

Basement Floor and Ceiling Finished

Basement Moisture None noted




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Sump Pumps and Drains

Floor Drain: None noted

Sump Pumps: None noted

Wood Destroying Organisms

Visible Evidence of Active Wood Destroying Insects: None noted

Visible Evidence of Inactive Wood Destroying Insects: None noted

Visible Evidence of Active Wood Decay and Fungi: None noted

Visible Evidence of Damage from Wood Destroying Organisms: None noted

Visible Evidence of Conditions Conducive to Wood Destroying Organisms:

Present

2. Note, WDO :> This report includes a structural pest inspection embedded within the report. All observations in the base of the report that begin with WDO are a part of a Washington State Pest Inspection. Asgard Inspection Services LLC employs Randy Near #88380, a Licensed Structural Pest Inspector with the State of Washington and includes a structural pest inspection with all home inspections. Please note that most WDO observations are related to high moisture conditions that could be conducive to mold-like substances. Asgard Inspection Services is not a mold specialist and recommends consulting with an industrial hygienist or other mold remediation expert if concerned about mold or indoor air quality. Pest Inspection Standards in Washington State - WAC 16-228-2045 - REQUIRES THAT A DIAGRAM / DRAWING BE PREPARED FOR WOOD DESTROYING ORGANISM (WDO) REPORTS. IF THE PHOTOS AND DESCRIPTIONS IN THIS REPORT ARE INADEQUATE, A DRAWING IS AVAILABLE UPON REQUEST.

3. Repair, WDO :> Dead carpenter ants were noted in the attic above the master closet and in a basement closet during inspection today. No live ants were found during inspection, but a treatment may be needed. There is always a risk of hidden structural damage or a hidden moisture problem when there have clearly been carpenter ants in the home. Inquire with the seller for a history of repairs and treatment and monitor for large black ants. If ants are found, have the property evaluated and treated by a licensed pest control operator.




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Electrical Service Equipment Volts: 120/240

Service Drop: Underground

Meter Base Amperage: 200

Service Entrance (SE) conductor Size: Aluminum, 4/0, 200 amps

Main Panel Amperage: 200 amps

Electric Service Amperage: 200 amps

Main Electric Panel Location: Garage

Sub-Panel / 2nd Service None noted

Branch Wiring

Wire Material: Copper

Wiring Method: Non-metallic sheathed cable

4. Repair :> The open electrical junction box in the garage needs to be covered for improved safety.

Receptacles and Fixtures

Inspection Method: Random Testing

Outlets: Three wire outlets

5. Repair :> An inoperative light was noted at the bottom of the stairs. This is likely due to bulbs being burned out, but could be due to an inoperative fixture, circuit or switch. Replace bulbs or repair this light as needed.




13

Smoke Detectors Present

6. Repair :> The existing smoke detectors in this home are old - updating is recommended every ten years to insure reliable performance. I randomly tested the existing detector units during inspection today and all the detectors tested were operational.

7. Repair :> The installation of carbon monoxide detectors is recommended for all homes that have fuel burning appliances such as gas or oil furnaces, gas water heaters, gas ovens and cook-tops, gas fireplaces and wood stoves. In addition, Washington State law (WAC 51-51-0315) now requires UL 2034 approved carbon monoxide detectors in all homes and condominiums being sold in Washington State. Location should be outside of all sleeping areas and one on each floor of the home. Best practices are to have these detectors hardwired with a battery back-up - though generally installation must meet manufacturer's specifications. Carbon monoxide is a colorless, odorless gas that can cause sickness, nausea and potentially death. For more information, consult the Consumer Product Safety Commission at 1-800-638-2772 (C.P.S.C.).




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Heating Heating System

Energy Source: Electricity

Heating Method: Electric unitary heaters

Manufacturer: King

Last Service Record: None

Filtration System: None needed

8. Repair :> The electric wall heaters are dirty and require cleaning - several of the heaters were smelling of burning dust during operation. Best practices are to turn power off to the heater and use compressed air to clean the dust from the heating elements. The fan blades can be wiped or vacuumed as needed, then restore power. Many manufacturer's of these heaters recommend cleaning every six months to prevent a fire hazard. They also recommend keeping all electric cords, curtains and furniture at least three feet from the heater.

9. Efficiency Observation :> For improved performance in an electric heater consider a Convectair. These are generally safer and more energy efficient than baseboard heaters and basic wall mounted forced air heaters. http://www.convectair.com/us/index.html

Heating Distribution System

Heat Source in Each Room: Present

Distribution Method: Unitary heaters

Additional Heat Sources None noted




15

Cooling/ Fuel Storage/ Gas Distribution Cooling/Heat Pumps None Noted

Oil Storage None noted

Propane Storage None noted

Gas Meter and Gas Plumbing None noted




16

Plumbing Water Service Supply

Pipe Material: Unknown

Well or Public Supply: Public

Water Pressure: 55 PSI

Pressure Reducing Valve: None noted

Main Water Shut-off Location: Basement

Distribution Pipe

Circulation Pump: None noted

Supply Pipe Materials: Not visible

Functional Flow: Average

Waste Pipe and Discharge

Discharge Type: Public sewer

Waste and Vent Pipe Materials: ABS plastic

10. Repair :> This home's sewage appears to employ a private septic system. Please note that an evaluation of this system is beyond the scope of this inspection. I recommend having this system further evaluated by a septic specialist.

Hot Water Heater

System Type: Tank

Manufacturer: GE

Size: 50 gal

Age: 6/2007

Energy Source: Electricity




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11. Future Project :> This water heater is getting close to the end of its useful service life. The average life of these water heaters is 8-12 years. Budget to replace this water heater at any time. The hot water was operating at the time of inspection. Inquire with the seller, why the upper access plate was open. Has an element been recently replaced?

Exterior Hose Bibs Operating

12. Improvement Item :> Updating the hose bibs to frost free style is recommended. In the meantime, be sure to winterize your hose bibs during cold weather to prevent from freezing.

Additional Sinks Tested

Sewage Ejector Pumps None noted




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Washer Tested

Dryer Tested

Power Source: Electric

Duct to Exterior: Ducted

13. Repair :> The dryer duct is dirty and needs to be cleaned for improved safety. This is important regular maintenance to eliminate a potential fire hazard.

Additional Plumbing None noted




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Powder Bathroom Sinks and Cabinets Tested

Toilet Tested

Bathroom Ventilation Type: Bath fan

General Bath Condition Standard

14. Note :> During inspection today I operated all plumbing fixtures in bathrooms and sinks. In bathrooms I ran a moisture meter around toilets and tile shower enclosures to check for hidden leaks. I also sounded for loose tile and laminate in shower and tub enclosures. I felt for loose waste pipe below sinks and where accessible and checked for leaks below sinks. I do not test over-flow drains as this is beyond the scope of a home inspection. It is always best practice to monitor plumbing after moving into a new home as testing during inspection presents significantly less stress on plumbing than daily use. Any defects uncovered during inspection are listed in this report.




20

Master Bathroom Sinks and Cabinets Tested

Toilet Tested

Bathtub / Shower Tested

15. Note :> During inspection today I filled the jetted tub and ran the pump. The tub appeared to be operating as intended.

Bathroom Ventilation

Type: Fan and window

16. Repair :> Water damage was noted around the fan in the master bath. This may be an old leak that has been repaired as it tested dry today. The roof had melting snow at the time of inspection so if it was an active leak it would have tested wet. Have this further investigated and repaired by a contractor.




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22

Basement Bathroom Sinks and Cabinets Tested

Toilet Tested

Bathtub / Shower Tested

Bathroom Ventilation Type: Fan and window





23

Kitchen Sinks and Faucets Tested

Cabinets and Countertops Countertop Material: Granite

Cabinet Material: Wood, Wood laminate

Ventilation Method Fan ducted to exterior

Appliances

Refrigerator: Operating

Dishwasher: Operated

Dishwasher Air Gap: Present

Range/ Oven /Cook-tops: Electric

Disposer: Operated

17. Due Diligence Item :> The air gap for the dishwasher has a chalky residue around it, indicating hard water. Determination of water quality is beyond the scope of a home inspection, but we can assume that the filters for the drinking water should be changed with regularity.

General Kitchen Condition Standard




24

Interior/Fireplaces Floors

Floor Materials: Carpet, Plastic sheet goods, Tile

Floor Settlement: None noted

18. Improvement Item :> The wall to wall carpet has localized stains and is damaged in places. Clean or replace as desired.

Stains Seam coming apart.

Walls, Ceilings and Closets

Wall and Ceiling Materials: Drywall

19. Improvement Item :> The interior requires paint touch up.




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20. Repair :> The baseboard trim in the basement requires fastening in some places.

Stairs and Railings Standard

Interior Doors Hollow Core

Windows

Window Glazing: Double pane

Interior Window Frame: Vinyl

Window Styles: Sliding, Fixed pane, Single hung

21. Repair :> Signs of window leakage in the north basement windows was noted. These stains were dry at the time of inspection but may indicate prior leakage. Inquire with the seller for any history of leakage here and monitor as some repair could be needed. At the time of inspection no water damage was found and visible red flags do not merit repair.




26

22. Improvement Item :> Many of the wood window sill trim pieces should be refinished for cosmetic appeal. Refinishing should be done as desired.




27

Gas Fireplaces None noted

Solid Fuel Fireplaces Present

Fireplace Types: Wood stove

23. Repair :> Creosote and ash build-up was noted in the woodstove suggesting that the flue should be cleaned and inspected by a licensed chimney sweep. Regular cleaning of the flue is recommended to insure safe operating condition.




28

Roof/Attic Roof Materials

Method of Roof Inspection: Viewed with binoculars, Viewed from deck

Roof Style: Gable, Shed

Roof Materials: Metal interlock

Approximate Age of Roof: Unknown

24. Note :> This roof is not visible to inspection today due to snow cover. I recommend having the roof inspected at a later time when the snow has cleared off.

25. Repair :> The roofing material on this home appears to be a 20 years old standing seem metal roof. These are often rated as 30 or 35 years roofs. In practice I find service lives of roofs depend on the steepness of the roof and the amount of exposure. Inquire with the seller about any warranty information for this roof. Many professional roofing companies will offer limited workmanship warranties. In general, the weak points on metal roofs are flashings around penetrations where often sealant is used. Over time this can break down and fail and require tune up. During inspection today, inactive leaks were found - in the master bath around the ceiling fan and possibly at the kitchen skylight. Hire a roofer to further evaluate and make any needed repairs to the roof.




29

Skylights Insulated curb style

26. Monitoring Item :> A bubble in the paint/drywall was noted below the Skylight in the kitchen and evidence of repairs were noted at the master bath skylight. These areas tested dry with the moisture meter during inspection. I recommend monitoring these skylights for signs of moisture. If moisture is found, repairs should be made by a qualified contractor.

Gutters and Downspouts Seamless Aluminum

27. Repair :> The gutter system on this house is done with a cap / gutter guard system to prevent clogging. This cap is currently blocked up with organic debris and needs to be cleaned. This system often works well during light rains but gutter and roof cleaning is still needed and during heavy rains these cap systems can allow water to shed right off the gutter. Given the wooded setting beneath pine trees, you can expect to have the gutters cleaned 2-3 times per year.

Attic Access Viewed at access

Attic Rodent Activity Some signs

28. Due Diligence Item :> I noted a rodent bait box in the attic. No feces were noted during inspection - inquire with the seller regarding any history of rodent problems in the attic.

Roof Framing and Sheathing

Rafters: Truss

Sheathing: OSB

Attic Insulation

Insulation Type: Fiberglass




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Approximate Insulation R-Value on Attic Floor: 0

Approximate Insulation R-Value on Attic Ceiling: 20

Approximate Insulation R-Value on Attic Walls: Inconsistent

29. Improvement Item :> The attic insulation should be improved to modern standards or as close as possible for improved energy efficiency. Modern standards recommend R-49 on the floor and R-21 on walls. R-value is the measure of resistance to heat loss; the higher the R-value the better the insulation. During insulation repairs it is best practices to implement any air seal-up repairs to seal air leakage. Also, be sure you have completed any wiring or other projects that are needed in the attic. Then, hire an insulation contractor to improve thermal barriers.

Attic and House Ventilation

Bath Fan Ducting: Ducted to exterior

Kitchen Fan Ducting: Ducted to exterior

Attic Ventilation Method: Soffit vents, Ridge vents




31

Exterior/Garage Siding and Trim

Trim Material: Wood

Siding Material: Fiber-cement

Eaves Hardboard

Exterior Doors Solid core, Sliding glass

Exterior Window Frames Vinyl

Decks Present

Deck Structure: Ground contact treated lumber

Deck Ledger Board: Standard

Guardrail: Standard

Decking Material: Plastic/synthetic material

30. Repair :> Repair/replace the small loose piece of decking outside of the sliding glass door.

Porches Present

31. Note :> The under side of the porch was concealed from view.




32

Chimneys Present

Chimney Material: Metal below siding

Chimney Flue Liners: Present

Garage Attached

Automatic Garage Opener: Present

Garage Door Type: Metal

32. Improvement Item :> An older model garage door opener was noted with no laser eyes in use as a safety feature. These are less safe than modern openers which will reverse when the laser beam is broken. This safety feature is especially important for children and pets. Updating the garage door opener is recommended for improved safety.




33

Grounds Drainage and Lot Location

Clearance to Grade: Standard

Downspout Discharge: Above grade

Lot Description: Steep slope

33. Monitoring Item :> Corrugated storm drain pipe appears to be used for below grade tight-line work. This product is prone to failure as it is susceptible to crushing and clogging. Monitor these drains after heavy rains and keep your gutters clean to prolong the service life of this pipe. If the pipes are noted to be backing up, you will need to replace these pipes. Please note a section of the corrugated tight line on the north east side is half buried in the soil and could clog very easily.

Half buried in the soil.

34. Due Diligence Item :> A steep bank exists on this property and this building is built with minimal setbacks from this bank. An evaluation of soil stability is beyond the scope of this inspection. I recommend some investigation to look for records / engineering. No red flags were noted on the bank or inside the house during inspection.




34

Driveways/Walkways/Flatwork

Driveway: Asphalt

Walkways: Concrete, Gravel, Pavers

Patios: Pavers

Window and Stairwells Present

Grounds, Trees and Vegetation

Trees/Vegetation too near building: No

35. Note, WDO :> A wood pile stored on the lower part of the property has carpenter ant exit holes.

Retaining Walls Present

Retaining Wall Material: Block, Wood

36. Improvement Item :> The block retaining wall is leaning and no longer looks reliable. It is difficult to know when repair of this wall will become necessary but it could be at any point. Budget to repair this retaining wall at any time.




35

Exterior Stairs None noted

Fences Present

37. Repair, WDO :> Eliminate wood / soils contact at the fencing to eliminate a condition conducive to wood destroying organisms. Often, gravel is used as back fill against a fence. This acts as a capillary break and helps keep the base of the wood dry.

Carport, Outbuildings and Other Storage shed

38. Repair :> The storage shed roof requires a moss treatment.




36




37

Inspection Invoice

REPORT NO:

INSPECTION DATE: PROPERTIES INSPECTED FOR: A Valued Client 227 Awesome St., Happyville Qty Description Amount

1 Inspection with digital narrative report $ 545.00

Balance Due $ 545.00

Thank you for your business

Asgard Inspection Services C/O Randy Near

Asgard Inspection Services 10767 NE West Kingston RD

Kingston, WA 98346

141203A

12/3/2014

inspection reportskylight. hire a roofer to further evaluate and make any needed repairs to the...

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