Inspection Report provided by: Zimmel Home Inspections Inspector: Tyson Zimmel Tyson Zimmel (Lic.#862) (360) 775-0708 www.zimmelhomeinspections.com Property Address: 123 Fake Street Port Angeles WA 98362
Report Information Client Information Client Name Bill Smith Client Phone 360-999-9999 Property Information Approximate Year Built 1950 Approximate Square Footage 900 Number of Bedroom 2 Number of Bath 1 Direction House Faces North Inspection Information Inspection Date 6-10-2012 Inspection Time Weather Conditions Outside Temperature 9:00 AM sunny 60 degrees Price for Inspection $330 Page 2 of 26
Table of Contents: Section Content 1...Disclaimer 2...Grounds 3...Exterior 4...Roofing 5...Heating/Air 6...Electrical 7...Plumbing 8...Interiors 9...Kitchen 10...Bath(s) 11...Basement 12...Garage/Laundry 13...Foundation/Crawl Space 14...Summary Page Page 3 of 26
Disclaimer WITHIN THE SCOPE OF THE INSPECTION The scope of this inspection and report is limited to a visual inspection of the systems and components as listed below, in order to identify those, if any, which may need replacement or repair. See ASHI Standards of Practice for a detailed description of the scope of inspection. (www.ashi.org.) Exterior: Landscaping, Retaining Walls, Gutters, Downspouts, Sidewalks and Driveways (both the condition of and as they affect foundation drainage,) Roof, Chimney, Flashing, and Valleys, (for evidence of water penetration and a description of materials,) Siding, Fascia, Soffit, Walls, Widows, Doors, Foundation, Attached Porches/ Decks/ Balconies/ Patios/ Garages (both structural and condition of.) Interior: Plumbing System: Water Supply/Drains/Vents/Water Heaters/Fixtures, and Locating (But Not Testing) Shut Off Valves; Electrical System: Service Drop, Service Panel, Ground Wire, GFCI Plugs, Switches, Receptacles, Installed Fixtures, and Smoke Detectors; Heating/Cooling System: Permanent Systems, Operating Controls/Filters/Ducts, Insulation, Vapor Barrier, and Ventilation; Bathrooms/Kitchen/Other Rooms: Doors/Windows/Walls/Floors (as to general condition), Cabinets, Counter tops, and Installed Fixtures; Structure: Ceilings/Walls/Floors, Stairs/Basements/Attic/Crawl Spaces (if readily accessible)(as to evidence of water damage and general condition.) - The scope of the inspection is limited to the description and the general condition of the above systems. OUTSIDE THE SCOPE OF THE INSPECTION Any area which is not exposed to view or is inaccessible because of soil, walls, floors, carpets, ceilings, furnishings, lack of access or crawl spaces or any major system (water or electrical systems, heating system, or air conditioner) that is not currently functional is not included in this inspection. The inspection does not include any destructive testing or dismantling. Client agrees to assume all the risk for all conditions which are concealed from view at the time of the inspection. This is not a home warranty, guarantee, insurance policy, or substitute for real estate disclosures which may be required by law. Whether or not they are concealed, the following are outside the scope of the inspection; - Building code or zoning ordinance violations - Thermostatic or time clock controls or Low Voltage wiring systems - Geological stability or soils conditions - Water softener or water purifier systems or solar heating systems - Structural stability or engineering analysis - Saunas, steam baths, or fixtures and equipment - Building value appraisal or cost estimates - Pools or spa bodies or sprinkler systems and underground piping - Radio-controlled devices, automatic gates, elevators, lifts, and dumbwaiters - Furnace heat exchanger, freestanding appliances, security alarms or personal property - Specific components noted as being excluded on the individual system inspection form - Adequacy or efficiency of any system or component - Prediction of life expectancy of any item. - The Inspector is a home inspection generalist and is not acting as an engineer or expert in any craft or trade. If the Inspector recommends consulting other specialized experts, Clients do so at Client s expense. CONFIDENTIAL REPORT The written report to be prepared by the Inspector shall be considered the final and exclusive findings of the Inspector/Inspection Company regarding the home inspection at the Inspection Address. The Page 4 of 26
inspection report to be prepared for the Client is solely and exclusively for the Client s own information and may not be relied upon by any other person. Client agrees to maintain the confidentiality of the inspection report and agrees not to disclose any part of it to any other person with the exception of the seller and/or the real estate agents directly involved in this transaction. Client(s) or the inspector may distribute copies of the inspection report to the seller and real estate agents directly involved in this transaction, but neither the seller nor the real estate agent are intended beneficiaries of this Agreement or the inspection report. Client agrees to indemnify, defend, and hold the Inspector/inspection Company harmless from any third party claims arising out of the Client's or Inspectors distribution of the inspection report. DISPUTES Client understands and agrees that the Inspector/Inspection Company is not an insurer, that the price paid for the subject inspection and report is based solely on the service provided. Client also agrees that any claim of failure in the accuracy of the report shall be reported to the Inspector/Inspection Company within five business days of discovery and that failure to notify the inspector within that time period shall constitute a waiver of any and all claims. The Inspector/Inspection Company shall have five business days to respond to the claim. If the Inspector/Inspection Company fails to satisfy the claim, liability shall be limited to a refund of the price paid for the Inspection and Report. Definition of Conditions AS = Appears Serviceable: The item appeared to be in working or usable condition with no major discrepancies noted. R = Repair: The item was at or near the end of its useful lifespan. A certified professional should be contacted for further evaluation and repair. S = Safety Issue: The item is considered a safety hazard and can cause harm to people or property. These items need to be repaired as soon as possible. NI = Not Inspected: The item was not inspected during the inspection. Page 5 of 26
REPORT SUMMARY PAGE This is only a summary of the inspection report and is not a complete list of discrepancies. Section Condition# Comment Roofing 11 Roofing 14 Roofing 15 Roofing 16 Electrical 18 Interiors 22 Interiors 25 Interiors 26 Kitchen 43 Bath(s) 50 Bath(s) 51 Three layers of roof shingles appear to be present. Today's standards allow only a maximum of two layers. Three layers of shingles add too much weight to the roof framing support and are generally considered improper. Upon replacement of roof all layers of shingles will need to be removed. The gutters were filled with leaves and debris at the time of the inspection. Suggest cleaning and removal of debris on a regular basis. This condition can cause water penetration at the eave area. There was some loose electrical wire running through the attic. Wire should be secured to rafters with approved staples. Unprofessional wiring was observed. Recommend further evaluation and repair as needed by a licensed electrician. The attic has blown-in insulation. The approximate depth of the insulation is 6 +/- inches. Additional insulation should be considered at some point. The panel manufacturer is Push-matic. These panels are no longer manufactured and are outdated. In some cases, problems have been associated with breakers not tripping when needed. Client is advised to consult a licensed electrician for further information. The panel cover was missing screws at the time of inspection. Recommend installation of proper screws. There are two seams in the living room floor laminate that have separated causing a gap. Possible water penetration in these areas could cause damage to floor. It is suggested that a "Licensed General Contractor" be contacted for further evaluation and repair. There is a torn screen in the south bedroom that should be replaced to keep out insects. The doorknob / latches need adjustment and / or repair in both bedrooms and the bathroom. There was no hood fan present. The doorknob / latches need adjustment and / or repair. An outlet was not functional open ground on GFCI. Recommend further evaluation and repairs by a licensed electrician prior to close. Page 6 of 26
Bath(s) 56 Bath(s) 58 Plumbing 61 Plumbing 63 The sink drain stopper did not operate or was missing in bath The toilet was loose at the floor in bath. Recommend securing / repair as needed. While this condition is somewhat common, it can increase the likelihood that some water penetration may have occurred at the base / wax seal area of the floor. Drain line was sagging due to no enough pipe hangers on run of pipe. It is suggested that a "Licensed Plumbing Contractor" be contacted for further evaluation and repair. Due to the age, the water heater is past the end of its useful life. Replacement is recommended. The date on the water heater is June of 1999. Ten years is about max life for a water heater. Water heater was also missing drain pan. One needs to be installed with new water heater. It is suggested that a "Licensed Plumbing Contractor" be contacted for further evaluation and repair. Foundation - Crawl Space 66 Some insulation has fell down and should be put back in place to stop heat loss. There is also some loose debris in the crawl space and should be removed. Page 7 of 26
1 Grounds 1 Grounds Grading Grading Slope Front grading is sloped and the rest is flat 1) Grading Conditions AS Grading of the soil near the foundation appears to be in serviceable condition. Driveways - Sidewalks - Walkways Driveway - Sidewalk Material(s) The sidewalk material is concrete. 2) Driveway - Sidewalk Conditions AS The visible areas of the sidewalk appeared to be in serviceable condition at the time of the inspection. Vegetation 3) Vegetation Conditions AS Page 8 of 26
2 Exterior 2 Exterior Exterior Walls Exterior Wall Covering The visible and accessible areas of the exterior siding material are composite siding. 4) Exterior Wall & Trim Conditions AS The visible and accessible portions of the exterior wall coverings appeared to be in serviceable condition at the time of the inspection. 5) wall structure AS wood framed 6) Eaves, Soffits and Fascias AS Exterior Windows - Doors Window Material vinyl 7) Window Conditions AS The sample of windows tested were operational at the time of the inspection. 8) Exterior Door Conditions AS The door(s) appeared to be in serviceable condition at the time of the inspection. The exterior door(s) are metal. 9) rear deck AS The deck material is wood. The visible and accessible areas of the deck appeared to be in serviceable condition at the time of the inspection. Exterior Water Faucet(s) Faucet Location one on the north wall and one on the south wall 10) Faucet Conditions AS Page 9 of 26
3 Roofing 3 Roofing Roof Covering Method of Inspection Roof Style Roof Covering Material Number of Layers walked the roof gable three tab composite three 11) Roof Covering Condition R Three layers of roof shingles appear to be present. Today's standards allow only a maximum of two layers. Three layers of shingles add too much weight to the roof framing support and are generally considered improper. Upon replacement of roof all layers of shingles will need to be removed. 12) Flashing Conditions AS 13) Condition of Roof Penetrations AS 14) Gutter & Downspout Conditions R The gutters were filled with leaves and debris at the time of the inspection. Suggest cleaning and removal of debris on a regular basis. This condition can cause water penetration at the eave area. Page 10 of 26
3 Roofing Attic Area Access Location Method of Inspection Roof Frame Type hall ceiling walked The roof framing is constructed with rafter framing. 15) Roof Frame Conditions R There was some loose electrical wire running through the attic. Wire should be secured to rafters with approved staples. Unprofessional wiring was observed. Recommend further evaluation and repair as needed by a licensed electrician. Attic Ventilation Conditions Attic Insulation Type Minimal ventilation was provided to the attic area. This may not be sufficient to move air through the attic properly. Recommend installing additional vents. blown-in Page 11 of 26
3 Roofing 16) Attic Insulation Conditions R The attic has blown-in insulation. The approximate depth of the insulation is 6 +/- inches. Additional insulation should be considered at some point. Page 12 of 26
4 Electrical 4 Electrical Service Drop - Weatherhead Electrical Service Type The electrical service is overhead. Number of Conductors 2 17) Electrical Service Conditions AS The main service entry appeared to be in serviceable condition at the time of inspection. Main Electrical Panel Main Disconnect Location Electric Panel Location Panel Amperage Rating Circuit Protection Type inside main panel dining room 100 amp breakers 18) Electrical Panel Conditions R The panel manufacturer is Push-matic. These panels are no longer manufactured and are outdated. In some cases, problems have been associated with breakers not tripping when needed. Client is advised to consult a licensed electrician for further information. The panel cover was missing screws at the time of inspection. Recommend installation of proper screws. Page 13 of 26
4 Electrical 19) Grounding Conditions AS Page 14 of 26
5 Interiors 5 Interiors Walls-Ceiling-Floors 20) Wall Conditions AS 21) Ceiling Conditions AS 22) Floor Conditions R There are two seams in the living room floor laminate that have separated causing a gap. Possible water penetration in these areas could cause damage to floor. It is suggested that a "Licensed General Contractor" be contacted for further evaluation and repair. 23) Closet Conditions AS 24) Heat Source Conditions AS Windows - Doors 25) Interior Window Conditions R There is a torn screen in the south bedroom that should be replaced to keep out insects. Page 15 of 26
5 Interiors 26) Interior Door Conditions R The doorknob / latches need adjustment and / or repair in both bedrooms and the bathroom. Electrical Conditions 27) Electrical Conditions AS 28) Lighting Conditions AS 29) Ceiling Fan Conditions AS 30) Smoke Detector Conditions AS Page 16 of 26
6 Kitchen 6 Kitchen Walls - Ceilings - Floors 31) Wall Conditions AS 32) Ceiling Conditions AS 33) Floor Conditions AS 34) Heat Source Conditions AS Baseboard heat Windows - Doors 35) Kitchen Window Conditions AS 36) Kitchen Door Conditions AS Electrical Conditions 37) Electrical Conditions AS 38) Lighting Conditions AS Kitchen Sink - Counter tops - Cabinets 39) Counter Conditions AS The counter tops are tile Page 17 of 26
6 Kitchen 40) Cabinet Conditions AS The cabinet doors have been refaced 41) Sink Plumbing Conditions AS Appliances Stove - Range Type glass top range 42) Stove - Range Condition AS Page 18 of 26
6 Kitchen 43) Hood Fan Conditions R There was no hood fan present. 44) Dishwasher Conditions AS 45) Refrigeration Conditions AS Page 19 of 26
7 Bath(s) 7 Bath(s) Walls - Ceilings - Floors 46) Wall Conditions AS 47) Ceiling Conditions AS 48) Floor Conditions AS Windows - Doors 49) Bathroom Window Conditions AS 50) Bathroom Door Conditions R The doorknob / latches need adjustment and / or repair. Electrical Conditions 51) Electrical Conditions R An outlet was not functional open ground on GFCI. Recommend further evaluation and repairs by a licensed electrician prior to close. Page 20 of 26
7 Bath(s) 52) Lighting Conditions AS 53) Vent Fan Conditions AS Bathroom Sink 54) Counter - Cabinet Conditions AS 55) Sink Plumbing Conditions AS 56) Sink Faucet Condition R The sink drain stopper did not operate or was missing in bath Page 21 of 26
7 Bath(s) Shower - Tub - Toilet 57) Shower - Tub Conditions AS 58) Toilet Conditions R The toilet was loose at the floor in bath. Recommend securing / repair as needed. While this condition is somewhat common, it can increase the likelihood that some water penetration may have occurred at the base / wax seal area of the floor. Page 22 of 26
8 Plumbing 8 Plumbing Water Main Line Main Shutoff Location The main valve is located at the utility room Main Line Material The visible material of the main line / pipe appears to be galvanized. 59) Main Line & Valve Conditions AS Water Supply Lines Supply Line Material The visible material used for the supply lines is galvanized. 60) Supply Line Conditions AS Drain - Waste Lines Drain Line Material The visible portions of the waste lines are plastic. 61) Drain Line Conditions R Drain line was sagging due to no enough pipe hangers on run of pipe. It is suggested that a "Licensed Plumbing Contractor" be contacted for further evaluation and repair. Plumbing Vent System Plumbing Vent Material Plastic Page 23 of 26
8 Plumbing 62) Plumbing Vent Conditions AS Water Heater(s) Water Heater Type Electric Water Heater Location Utility Room Water Heater Capacity 50 Gallon 63) Water Heater Conditions R Due to the age, the water heater is past the end of its useful life. Replacement is recommended. The date on the water heater is June of 1999. Ten years is about max life for a water heater. Water heater was also missing drain pan. One needs to be installed with new water heater. It is suggested that a "Licensed Plumbing Contractor" be contacted for further evaluation and repair. Page 24 of 26
9 Foundation - Crawl Space 9 Foundation - Crawl Space Foundation Foundation Type Foundation Material Crawl Space Concrete 64) Foundation Conditions AS 65) vapor barrier AS 66) insulation R Some insulation has fell down and should be put back in place to stop heat loss. There is also some loose debris in the crawl space and should be removed. Page 25 of 26
9 Foundation - Crawl Space Flooring Structure Flooring Support Type The wood framing floor system was constructed of 2 X 8 floor joists. 67) Flooring Support Conditions AS Page 26 of 26