ink Home Inspections, LLC

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1 Cover Page ink Home Inspections, LLC Property Inspection Report Inspection prepared for: Carey Smith Real Estate Agent: agent ACME Homes Date of Inspection: 9/14/2013 Time: 9:00am - 12:00pm Age of Home: 42 years (Built in 1972) Size: 1340 Square Feet Weather: 65 Degrees Farenheit Inspector: Paul Ryan License #1127 PO BOX 55343, SEATTLE, WA Phone: Info@iNKinspections.com

2 Short Summary of Critical Items The following summary is not a comprehensive listing of all of the findings in the report, just potentially major items to note. These findings can be a safety hazard, a deficiency, or items that are important to note. Please review the report in its entirety as the summary alone does not explain all of the issues nor does it specify the systems of subsystems of the property. It is our recommendation that repairs be done by a licensed professional. I recommend obtaining a copy of all receipts, warranties and permits for any work completed. This report reflects the opinion of the inspector. Exterior Areas Page 5 Item: 6 Chimney Chimney wash needs repair. The wash is the concrete topping on the chimney allowing water to run off the top. Roof Page 6 Item: 1 Roof Condition Exposed nails on roofing material. Recommend sealing all fastener heads. Page 7 Item: 3 Chimney Chimney mortar shows sign of deterioration. Recommend having repaired as necessary. Basement/Crawlspace Page 8 Item: 2 Insulation Insulation was observed to be missing or out of place in one or more locations. Recommend replacing damaged insulation and securing any reusable pieces. Page 9 Item: 5 Slab Floor Loose cables and wiring need to be properly secured to structure and not dangling under structure. Miscellaneous debris scattered over crawl space floor, strongly recommend it be removed. Attic Page 11 Item: 5 Duct Work Oven hood vent duct is a flexible type, and not properly supported, recommend changing to a rigid duct to reduce any buildup. Page 11 Item: 6 Electrical All wiring should be properly secured to the framing. Garage Page 12 Item: 6 Electrical It is highly recommended to (have a qualified electrician) install an Arc Fault Circuit Interrupter breaker in place of the the one currently protecting the bedroom circuits,in the near future it will be a requirement and is a very safe and sound update. Page 12 Item: 9 Exterior Door Garage-to-house door may not be properly fire rated. No rated labels were found at time of inspection. Page 12 Item: 10 Fire Door The door between the garage & house may not be fire rated. This may not have been required when originally built. Fire doors are fundamental to the integrity of fire barriers which provide resistance to the spread of fire, smoke, and toxic gasses. This means that should a fire occur in the garage, this door does not afford timely protection for exit. This door should have a fire rating label to verify its rating. Page 13 Item: 13 Garage Opener Status Garage vehicle door sensors appear to be mounted higher than the standard auto-reverse height. Page 13 Item: 14 Garage Door's Reverse Status No photoelectric beam sensor present at proper mounting height. It is recommended not to be installed no higher then 6" for ground. Kitchen Page 16 Item: 3 Dishwasher Lack of a proper air gap noted at dishwasher drain line. In the event of a sewer backup this device prevents sewer matter from entering into dishwasher. Recommend having a qualified plumber install a air gap to prevent possible contamination. Page 17 Item: 5 Garbage Disposal No air gap between dishwasher and disposal. required strongly recommend having one installed. Page 17 Item: 9 Sinks Drain line from disposal to sink has improper flow. Page 18 Item: 10 Vent Condition Seal air gap around duct into attic. All air gaps between floors need to be sealed for fire safety reasons. Page 1 of 22

3 Inspection Details We appreciate the opportunity to conduct this inspection for you. Please review your entire inspection report carefully. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. A home inspection is a non-invasive visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home. The inspection is intended to assist in evaluation of the overall condition of the dwelling and is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection. This inspection is not intended as a prediction of future conditions. Properties being inspected do not "Pass" or "Fail. The following report is based on an inspection of the visible portion of the structure. It is important to note that the inspection may be limited by vegetation and possessions. Depending upon the age of the property, some common items may not be installed, i.e. GFI outlets. Therefore, this inspection and report focuses on safety, function and condition as oppose to current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair, though cosmetic observations will be made. A material defect is a condition with a residential real property or any portion of it that would have a significant adverse impact on its value or that involves an unreasonable risk to people. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life is not by itself a material defect. An Inspection report shall describe and identify in written format the inspected systems, structures, and components of the dwelling and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required. If the living area has been remodeled or part of an addition, we recommend that you verify the permit and certificate of occupancy. This is important because our inspection does not tacitly approve, endorse, or guarantee the integrity of any work that was done without a permit, and latent defects could exist. For your safety and liability purposes, we recommend that licensed professionals evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. Please feel free to contact our office with any questions or concerns and thank you for your business. 1. Attendance 2. Home Type 3. Occupancy Client present Buyer Agent present Fully Participated Attached Single Family Home Ranch Style Vacant - Furnished (Staged for sale) The utilities were on at the time of inspection. Page 2 of 22

4 1. Driveway and Walkway Condition Grounds Asphalt driveway noted. In good shape for its age Concrete walkway noted. Some cracks, no safety concerns. Driveway in good shape. Recommend sealing to extend life. Normal settlement / separation crack at concrete walk. Normal settlement / separation crack at concrete walk 2. Grading Highly recommend removing bricks from close proximity to the south side of the house. Present location invites insects and moisture against the house. Soil is in contact or in close proximity to the siding. This may provide entrance of moisture or insects to siding. Recommend pulling bark away so there is at least 6" of space (where practical) between the siding and the soil below, does not appear to have effected siding at time of inspection. This only exists in the front of the house. Back and sides are have proper clearance. Beauty bark needs to be pulled away from house a minimum of 6" clearance. Highly recommend removing bricks from close proximity to the south side of the house. Present location invites insects and moisture against the house. Beauty bark need to be pulled away from house min of 6" clearance. Page 3 of 22

5 3. Vegetation Observations Tree limbs within 10 feet of roof on south east corner. The limbs should be trimmed away to provide air and sunlight to roof, to minimize debris and dampness. 4. Gate Condition Wood Gate operated as designed. 5. Patio and Porch Deck Newly constructed at time of inspection. Deck substructure inspection excluded, due to no reasonable access (low clearance). 6. Stairs & Handrail 7. Grounds Electrical Appeared functional at time of inspection. Service Entrance : Electrical service underground. Meter located at front side of home left of entrance. Property equipped with a 200 AMP electrical panel. 8. GFCI 9. Main Gas Valve Condition North side. Meter located on exterior. Each gas appliance has its own shut-off valve in line. No gas odors detected. 10. Plumbing 11. Water Pressure 12. Pressure Regulator Copper piping noted. Recommend 80 psi. We recommend the installation of a pressure regulator. Page 4 of 22

6 13. Exterior Faucet Condition Location: Front of structure. East side of house. Appears functional. One or more water hose bibs are not frost proof and will need to be winterized before next cold weather season as pipe damage can occur. Exterior Areas 1. Doors 2. Window Condition 3. Siding Condition 4. Eaves & Facia 5. Exterior Paint 6. Chimney Appeared in functional and in satisfactory condition, at time of inspection. Components appeared in satisfactory condition at time of inspection. Cedar siding noted and in good shape. No major system safety or function concerns noted at time of inspection. Suggest sealing/caulking as part of routine maintenance. Recent paint noted on house. Chimney wash needs repair. The wash is the concrete topping on the chimney allowing water to run off the top. Re- grout mortar joints where needed at brick joints. Chimney wash needs repair. The wash is the concrete topping on the chimney allowing water to run off the top. Page 5 of 22

7 Chimney wash needs repair. The wash is the concrete topping on the chimney allowing water to run off the top. Chimney wash needs repair. The wash is the concrete topping on the chimney allowing water to run off the top. Re- Grout mortar Joints where needed at brick joints. 1. Roof Condition Egressed roof Roof Asphalt shingles noted. Clean roof areas signs of organic debris evident. Exposed nails on roofing material. Recommend sealing all fastener heads. Page 6 of 22

8 Clean roof areas: Signs of organic debris evident. Clean roof areas: Signs of organic debris evident. Exposed nails on roofing material. Recommend sealing all fastener heads. 2. Flashing Exposed nails on roofing material. Recommend sealing all fastener heads. 3. Chimney The chimneys flue is missing its rain cap. This is a potential point of water entry and can lead to deteriorating brickwork. Have rain caps installed by a qualified individual. Chimney mortar shows sign of deterioration. Recommend having repaired as necessary. Page 7 of 22

9 The chimneys flues are missing rain cap. This is a potential point of water entry and can lead to deteriorating brickwork. Have rain caps installed by a qualified individual. 4. Spark Arrestor 5. Gutter No chimney rain cap observed, suggest installing a chimney rain cap to prevent the entrance of the elements and local wildlife and to preserve the life of the chimney as well as minimize maintenance. No major system safety or function concerns noted at time of inspection. 1. Walls 2. Insulation 3. Plumbing Materials Basement/Crawlspace Crawlspace noted. No deficiencies were observed at the visible portions of the structural components of the home. Insulation was observed to be missing or out of place in one or more locations. Recommend replacing damaged insulation and securing any reusable pieces. Supply line for fridge water supply and or ice maker not properly attached to structure and needs to be properly secured. Copper Page 8 of 22

10 4. Access fridge supply line attachment improperly attached supply line. 5. Slab Floor Dirt Floor with plastic vapor barrier noted. Prior evidence of rodent droppings and debris. No current activity at time of inspection Loose cables and wiring need to be properly secured to structure and not dangling under structure. Miscellaneous debris scattered over crawl space floor, strongly recommend it be removed. loose cables and wiring need to be properly secured to structure and not dangling under structure. Miscellaneous Debri scattered over Crawl space floor, Strongly Recommend it be removed. Page 9 of 22

11 6. Finished Floor Prior evidence of rodent droppings and debri. NO CURRENT Activity at time of inspection 7. Framing Appears functional. 8. Subfloor 9. Columns 10. Piers No deficiencies were observed at the visible portions of the structural components of the home. No deficiencies were observed at the visible portions of the structural components of the home. 1. Access 2. Structure Attic Attic access is located in the ceiling garage in front of water heater. Overall structure of the attic/roof in sound condition. Page 10 of 22

12 3. Ventilation 4. Vent Screens 5. Duct Work Under eave soffit inlet vents noted. Fixed, roof-field exhaust vent noted. Vent screens noted as functional. Oven hood vent duct is a flexible type, and not properly supported, recommend changing to a rigid duct to reduce any buildup. Oven hood vent duct is a flexible type, and not properly supported, recommend changing to a rigid duct to reduce any buildup. 6. Electrical All wiring should be properly secured to the framing. 7. Insulation Condition Loose fill insulation noted. Depth: Insulation averages about 4-6 inches in depth; more recommended. Insulation level in the attic is typical for homes this age. 1. Roof Condition 2. Walls Garage Roofing is the same as main structure. Asphalt shingles noted. Clean roof areas, organic debris evident. No major system safety or function concerns noted at time of inspection. Page 11 of 22

13 3. Anchor Bolts 4. Floor Condition 5. Rafters & Ceiling 6. Electrical 7. GFCI Volt 9. Exterior Door 10. Fire Door The builder used masonry or "cut" nails to attach the bottom plates to the foundation wall. We recommend adding retrofit style anchor bolts as necessary. Bare concrete floors noted. Garage floor in good shape for age of the house. Visible areas appear satisfactory, at time of inspection. It is highly recommended to (have a qualified electrician) install an Arc Fault Circuit Interrupter breaker in place of the the one currently protecting the bedroom circuits,in the near future it will be a requirement and is a very safe and sound update. GFCI in place and operational, GFCI was not requirement in garage at time of construction. All garage outlet should be upgraded if not already in place. There are no 240 volt outlets visible in this room. Garage-to-house door may not be properly fire rated. No rated labels were found at time of inspection. Self-closing hinges operational when tested. The door between the garage & house may not be fire rated. This may not have been required when originally built. Fire doors are fundamental to the integrity of fire barriers which provide resistance to the spread of fire, smoke, and toxic gasses. This means that should a fire occur in the garage, this door does not afford timely protection for exit. This door should have a fire rating label to verify its rating. 11. Garage Door Condition Roll-up door noted. Missing handle. 12. Garage Door Parts The garage door appeared functional during the inspection. 13. Garage Opener Status Garage vehicle door sensors appear to be mounted higher than the standard auto-reverse height. Page 12 of 22

14 14. Garage Door's Reverse Status Photo sensors missing at proper location. The door auto-reverse mechanism is in working order at time of inspection. No photoelectric beam sensor present at proper mounting height. It is recommended not to be installed no higher then 6" for ground. 15. Ventilation 16. Vent Screens Fixed, roof-field exhaust vent noted. Vent screens noted as functional. Water Heater 1. Base The water heater base is functional. 2. Water Heater Condition Heater Type: Electric Location: The heater is located in the garage. A Temperature Pressure Relief (TPR) valve present. This safety valve releases water (and thus relieves pressure) if either the temp or pressure in the tank gets too high. The TPR valve discharge tube must be made of copper, iron, or CPVC (NOT regular PVC). It must terminate within 6" above the floor--the end cannot be threaded or have a fitting. Water Source: Public Water heater manufactured 2012 Page 13 of 22

15 3. TPRV 4. Number Of Gallons 5. Plumbing A Temperature Pressure Relief Valve (TPR Valve) present. This safety valve releases water (and thus relieves pressure) if either the temp or pressure in the tank gets too high. The TPR valve discharge tube must be made of copper, iron, or CPVC (NOT regular PVC). It must terminate within 6" above the floor--the end cannot be threaded or have a fitting. 50 gallons Copper No deficiencies observed at the visible portions of the supply piping. Main water Shut off valve, Located in garage. Recommend adding pressure regulator. 6. Overflow Condition 7. Strapping Copper Appears to be in satisfactory condition -- no concerns. Water heater straps present Example of installed pressure regulator. Electrical Page 14 of 22

16 1. Electrical Panel 2. Main Amp Breaker Location: Main Location: interior of garage. Location: Located in the garage. No major system safety or function concerns noted at time of inspection at main panel box. Aluminum wiring present Between 1965 and 1973, aluminum wiring was sometimes substituted for copper wiring in residential electrical systems. Connections in outlets, switches, and light fixtures with aluminum wiring become increasingly dangerous as time passes. Poor connections cause wiring to spark and overheat, creating a potential fire hazard. The wiring should be evaluated by a qualified electrician experienced in evaluating and correcting aluminum wiring problems. Not all electrical contractors qualify. Aluminum wiring connections are subject to greater deterioration than is copper due to thermal expansion and contraction, vibration (caused when electric currents pass through wiring), oxidation (caused by exposure to oxygen in the air), and galvanic corrosion (caused when two different metals are connected together), all of which can cause poor connections. When wires are poorly connected they overheat, which creates a potential fire hazard. 200 amp 3. Breakers in off position 1 (dish washer) 4. Cable Feeds 5. Breakers There is an underground service lateral noted. Aluminum non-metallic sheathed cable noted. All of the circuit breakers appeared serviceable. 6. Fuses 1. Heater Condition Heat/AC The furnace is located in the garage Gas fired forced hot air. Fuel Furnace: Last service date is over one year ago, or is unable to be determined. Although this unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. One such area is the combustion chamber / heat exchanger where cold air blows across the "fire box", becoming the hot air that circulates throughout your home. During the life span of any furnace, this metal wall may develop a crack or a broken weld, allowing carbon monoxide to circulate throughout the home. This is why furnace specialists recommend a complete inspection annually; consider having unit inspected by certified HVAC technician. Page 15 of 22

17 2. Heater Base 3. Venting 4. Gas Valves 5. Registers 6. Filters 7. Thermostats The heater base appears to be functional. Metal double wall chimney vent pipe noted. Gas shut off valves were present within a safe proximity of furnace. The return air supply system appears to be functional. Location: Located inside heater cabinet. MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required. There are two types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water. Or (2) Fiberglass disposable filters that must be REPLACED before they become clogged. Remember that dirty filters are the most common cause of inadequate heating or cooling performance. Functional at the time of inspection. 1. Cabinets 2. Counters 3. Dishwasher 4. Doors Kitchen Appeared functional and in satisfactory condition, at time of inspection. Plastic laminate tops noted. There is normal wear noted for the age of the counter tops. Dish washer water did not run Lack of a proper air gap noted at dishwasher drain line. In the event of a sewer backup this device prevents sewer matter from entering into dishwasher. Recommend having a qualified plumber install a air gap to prevent possible contamination. Page 16 of 22

18 5. Garbage Disposal Operated - appeared functional at time of inspection. No air gap between dishwasher and disposal. required strongly recommend having one installed. 6. Microwave 7. Cook top condition 8. Oven & Range No air gap between dishwasher and disposal. required strongly recommend having one installed. Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Electric cook top noted. All heating elements operated when tested. All heating elements operated when tested. 9. Sinks Drain line from disposal to sink has improper flow. Page 17 of 22

19 10. Vent Condition Drain line from disposal to sink has improper flow. Exterior Vented Seal air gap around duct into attic. All air gaps between floors need to be sealed for fire safety reasons. seal air gap around duct into attic. all air gaps between floor need to be sealed for fire safety reasons. 11. Window Condition Vinyl framed sliding window noted. Outlet cover missing, Replace missing cover. 12. Floor Condition 13. Plumbing Hardwood flooring is noted. Galvanized. Plumbing noted under sink. Page 18 of 22

20 14. Ceiling Condition 15. Patio Doors There are drywall ceilings noted. Sliding Patio Doors. 16. Screen Doors 17. Electrical 18. GFCI No major system safety or function concerns noted at time of inspection. GFCI in place and operational. 1. Locations 2. Cabinets 3. Ceiling Condition 4. Counters 5. Doors 6. Electrical Bathroom Locations: Full bath in hallway, half bath by garage. No deficiencies observed - new cabinets There are drywall ceilings noted. Granite or natural stone tops noted. No major system safety or function concerns noted at time of inspection. No major system safety or function concerns noted at time of inspection. Page 19 of 22

21 7. GFCI 8. Exhaust Fan 9. Floor Condition 10. Heating 11. Mirrors 12. Plumbing 13. Showers 14. Shower Walls GFCI in place and operational The bath fan was operated and no issues were found. Natural stone floors noted. Heat lamp mounted in the ceiling noted in this room. At the time of the inspection, it appeared to be functioning and in serviceable condition. Up to standard at time of inspection. Functional Ceramic tile noted. Caulking or latex based color matched grout needed in the corners of showers where cracks in grout are present. Caulking needed in the corners of showers where cracks in grout are present. Page 20 of 22

22 15. Bath Tubs 16. Enclosure 17. Sinks 18. Toilets 19. Window Condition Tub with left-hand drain. The shower enclosure was functional at the time of the inspection. Operated normally, at time of inspection. Operated when tested. No deficiencies noted. Observed as functional and in good visual condition. Vinyl framed sliding window noted. 1. Locations 2. Closets 3. Doors 4. Electrical Locations: Master Hall#1 Hall#2 Bedrooms The closet is in serviceable condition. All doors were in proper operating order at time of inspection. No Arc-Fault Circuit Interrupter (AFCI) protection was installed to protect electrical circuits in bedrooms. Building codes with which new homes must comply require the installation of AFCI protection of all bedroom outlets. This type of protection is designed to detect electrical arcing, which is a potential fire hazard. Although AFCI protection was not required at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. Consider updating the existing electrical to provide AFCI protection. Arc-fault protection can be provided using either of two methods: 1. Arc Fault Circuit Interrupters (AFCI's) electrical outlets which have this capability built in. 2. AFCI circuit breakers installed at the main electrical panel which provide this protection to all non- AFCI outlets on the circuit controlled by that AFCI breaker. Page 21 of 22

23 5. Floor Condition 6. Smoke Detectors 7. Window Condition Flooring Types: Carpet is noted. The smoke detectors were present in proper location. Vinyl framed sliding window noted. Newer vinyl windows is good operating condition at time of inspection. 1. Locations 2. Counters 3. Dryer Vent Locations: Bathroom Area Laundry 4. Exhaust Fan 5. Wash Basin 6. Floor Condition The exhaust fan was operated and no issues were found. Good working condition. Natural stone floors noted. 7. Plumbing Page 22 of 22