Property Inspection Report€¦ · Property Inspection Report BendPro Home Inspection Services, LLC...

Property Inspection Report

BendPro Home Inspection Services, LLCPO Box 244Bend, OR 97709CCB # 193777 OCHI # 461

2122 NW Scenic Way Bend, OR 97703

Table of Contents Definitions 2

General Information 2

Grounds 4

Exterior 5

Roof 6

Attic 6

Garage 7

Laundry 7

Heating System 8

Plumbing 9

Water Heater 9

Electrical 9

Electrical Panel 10

Kitchen 10

Living Spaces 11

Fireplace 12

Fireplace 12

Powder Room 13

Bathroom 13

Bathroom 14

Crawlspace 14

Wood Destroying Organisms 15

Inspection Notes 15

Positive Remarks 22

Summary 23

BendPro Home Inspection Services, LLCMike and Mary Smith2122 NW Scenic Way

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Palm-Tech Inspector, Copyright © 1998-2017, PDmB, Inc.

DefinitionsNOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection.

Acceptable Functional with no obvious signs of defect. Not Present Item not present or not found. Not Inspected Item was unable to be inspected for safety reasons or due to lack of power,

inaccessible, or disconnected at time of inspection. Limited Review Limited review of item or component due to lack of visibility, accessibility, or to lack of

power at time of inspection. Correct/Monitor Item is not fully functional and requires repair or servicing. Attention Required Item needs immediate repair or replacement. It is unable to perform its intended

function.

General InformationTHIS REPORT IS INTENDED ONLY FOR THE USE OF THE PERSON PURCHASING THE HOME INSPECTION SERVICES. NO OTHER PERSON, INCLUDING A PURCHASER OF THE INSPECTED PROPERTY WHO DID NOT PURCHASE THE HOME INSPECTION SERVICES, MAY RELY UPON ANY REPRESENTATION MADE IN THE REPORT. Limited Visual Inspection This inspection is a limited visual examination of certain readily accessible systems and components in accordance with the Standards of Practice for Oregon Certified Home Inspectors set forth in Division 8 of OAR Chapter 812 (Oregon Administrative Rules), a copy of which has been provided to client. The purpose of the inspection is to provide client with information about certain systems, structures, and components of the above referenced property as they exist at the time of inspection. A material defect is a condition which significantly affects value, desirability, habitability, or safety of the building. Style, cosmetic items, neighborhood and appraised value are not part of the inspection. The inspection is limited to those specific systems, components, and structures that are present, visually accessible, and identified in the inspection report. Systems and their components are operated with normal user controls only, by opening readily accessible panels, and only as conditions permit. There is no dismantling of any system, structure, or component, or performing any destructive tests, examinations, or analysis. A Limited Visual Inspection takes approximately three to five hours to complete. Inspection time varies based on the condition, size and age of the property. This type of inspection generally costs between $300 and $900, depending on age, size, and condition of the property, as well as inspection scope and geographic region. Unless otherwise indicated, Client understands the Inspector is performing a Limited Visual Property Inspection. The Client agrees to assume risk for all conditions which are concealed from view at the time of the inspection, as well as items outside the inspection scope. Inspection is not code compliant for past or present code conditions, nor is it a permit verification. Additionally, the inspection does not in any way address the possible danger from any potentially harmful


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General Information (Continued)substances or environmental hazards including, but not limited to: formaldehyde, toxic materials, combustible materials, mold, radon, lead paint, corrosive contaminants, geologic substances, wildfires or floods. The Property Inspection Report includes the agreement contract(separate document), the cover page, the inspection information, and the summary. Depending on the age, size, and condition of the property, the inspection report is typically a total of 30-50 pages. It is of utmost importance to review every page of the inspection report, as well as all the photographs in this inspection report.

Property Information

Property Address: 2122 NW Scenic Way City: Bend State: OR Zip: 97703 Clients Agent: Any Agent Phone: 541-388-0001 E-Mail: [email protected]

Client Information

Client Name: Mike and Mary Smith Client Address: 211 Ocean View Drive City: Seattle State: WA Zip: 98127 Phone: 206-515-9898 E-Mail: m&[email protected]

Inspection Company

Inspector Name Jack Myrwang Company Name BendPro Home Inspection Services, LLC Inspection Company Address: PO Box 244 Inspection Company City: Bend State: OR Zip: 97709 Inspection Company Phone: 541-419-0621 Fax: 888-557-0321 Inspection Company E-Mail: [email protected] Inspection Number: Sample Report Inspection Fee: 415.00

Conditions

Others Present: Buyer, Buyer's Agent Property Occupied: Occupied Estimated Age: 41 years Entrance Faces: West Inspection Date: 07/14/2017 Start Time: 9 am End Time: 12:30 pm Electric On: Yes Gas/Oil On: Yes Water On: Yes


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General Information (Continued)Temperature: 85 degrees Weather: Sunny, Hot Soil Conditions: Dry Space Below Grade: Crawlspace Building Type: Single Family, Wood Framed Garage: Attached Sewage Disposal: Public System How Verified: Multiple Listing Service Water Source: Public System How Verified: Multiple Listing Service Additions/Modifications: Modifications Permits Obtained: Unknown How Verified: N/A

GroundsReview of fences is beyond the scope of a home inspection.

1. Acceptable Property Drainage: Slope is Away From Structure, Dry at the Time 2. Correct/Monitor Vegetation: Trees/Shrubs/Grass - Shrubs in contact with the home. Limited

review of this area was possible. Pruning recommended. 3. Not Inspected Fences/Gates/Retaining Walls: Wood 4. Correct/Monitor Driveway: Asphalt - Uplifting caused by tree roots. Possible tripping hazard.

Corrections recommended.

5. Correct/Monitor Walks: Concrete, Common Cracks Noted - Common cracking noted. Sealing recommended.

6. Acceptable Sprinkler System: System Inspected


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Exterior Exterior Surface

1. Correct/Monitor Foundation: Concrete, Common Cracks Noted - Buried vents noted. Vent wells recommended to keep groundwater from flowing into the Crawlspace.

2. Acceptable Wall Coverings: Hard Board Lap, Brick Veneer Accents 3. Acceptable Eaves/Soffits: Wood 4. Acceptable Trim/Fascia: Wood 5. Acceptable Paint/Caulking: Painted Surface - Homes built prior to 1978 may contain lead

based paint and other lead based construction products. It is beyond the scope of a general home inspection to test for lead in building materials. If further testing is desired, client may wish to consider contacting a professional in this field.

6. Attention Required Paint/Caulking: Painted Surface - Weathering noted. Appears to be do for painting/staining/sealing. Evaluation and corrections by a licensed professional recommended.

7. Acceptable Doors/Sliding Doors: Wood, Glass 8. Acceptable Windows/Screens: Wood Double Hung, Vinyl Casement, Fixed 9. Acceptable Exterior Lights/Receptacles: Lighting and Receptacles, GFCI Present

10. Acceptable Entry Porch/Patio: Covered Concrete Entry


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Exterior (Continued)11. Attention Required Back/Side Deck(s): Wood Deck(s) - Unfinished lower deck; missing

stairway/handrails noted. Evaluation and corrections by a licensed professional recommended.

Roof Roof Surface

1. Method of Inspection: Roof Was Accessed 2. Type: Gable 3. Approximate Age: 20 years 4. Acceptable Material: Laminate Shingles 5. Acceptable Flashing: Aluminum 6. Acceptable Chimney: Metal Flue for Gas Fireplace, Metal Flue for Furnace/Water Heater 7. Acceptable Chimney: Masonry Chimney for Wood Fireplace 8. Acceptable Gutters/Downspouts: Aluminum/Observed in Dry Weather - Based on stains at

the gutters and the fascia, it appears gutters are leaking. Correction recommended.

9. Acceptable Vents: ABS Plumbing Vents, Roof Vents

AtticHome Inspectors are not required to enter attics when the chances of disturbing insulation and/or causing damage to the structure, and/or bodily injury are possibilities. Attic was viewed from access opening(s). Garage attic is not insulated, nor is it required to be.

Attic 1. Method of Inspection: Partially entered.

2. Acceptable Access Location: Garage, Guest Bedroom Closet, Hallway


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Attic (Continued)3. Acceptable Insulation: Blown in Fiberglass 4. Acceptable Insulation Depth: 12 to 14 inches 5. Acceptable Roof Framing: Trusses 6. Acceptable Sheathing: Plywood 7. Acceptable Ventilation: Eave Vents, Roof Vents, Gable Vents 8. Acceptable Moisture Conditions: Dry 9. Acceptable Roof Penetratios: Furnace/Water Heater Flue, Gas Stove Flue, Plumbing Vents,

Roof Vents 10. Acceptable Attic Electrical: 110 VAC 11. Acceptable Storage Space: Small Storage Area

Garage Garage

1. Type: Attached 2. Acceptable Floor: Concrete, Common Cracks Present 3. Acceptable Walls/Ceilings: Taped Drywall 4. Acceptable Fire Door: Solid Wood 5. Acceptable Fire Separation: Adequate Separation 6. Acceptable Electrical: 110 VAC/GFCI 7. Acceptable Garage Door(s): Aluminum/Vinyl/Insulated 8. Acceptable Garage Door Opener(s): Operated/Reverse Tested

LaundryReview of washers and dryers is not a part of a home inspection.

Laundry Room/Area 1. Acceptable Floor: Tile 2. Acceptable Walls/Ceilings: Finished Painted Drywall 3. Acceptable Windows: Vinyl Casement 4. Acceptable Doors: Wood Panel 5. Acceptable Electrical Lights/Recepatcles: 110 VAC/220 VAC 6. Acceptable Heat Source: Forced Air Register 7. Acceptable Ventilation: Not Required/Window 8. Acceptable Laundry Sink: Fiberglass/No Leaks 9. Acceptable Dryer Vent: Metal Rigid

10. Not Inspected Dryer: Not Operated 11. Not Inspected Washer: Not Operated 12. Acceptable Washer Supply Valves: Visually Inspected 13. Acceptable Washer Supply Hoses: Visually Inspected


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Heating SystemThe Consumer Product Safety Commission recommends any home with a fuel burning device (such as a gas furnace, etc.) undergo a yearly inspection as a safety precaution. Review with seller recommended to determine when this was last done.

Heating System 1. Heating System Location: Garage Utility Closet 2. Type: Gas Forced Air

3. Manufacturer: Rheem 4. Area Served: Throughout Approx. Age: 12 years 5. Acceptable Thermostat(s): Programmable 6. Acceptable Unit Operation: Unit Operated 7. Acceptable Life Expectancy: 15 to 20 years 8. Acceptable Fuel: Natural Gas 9. Correct/Monitor Filter(s): Filter Located in Plenum - Filter is dirty,

collapsing and needs replacement/cleaning now and routinely for efficient furnace operation. Correction recommended.

10. Acceptable Blower/Fan: Visually Inspected 11. Acceptable Ductwork: Insulated Flex and Solid Sheet Metal 12. Acceptable Burners: Visually Inspected 13. Not Inspected Heat Exchanger: Not Visible 14. Acceptable Flue/Vent Pipe: Double Wall


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Plumbing1. Acceptable Main Water Shutoff: Located at the Front 2. Acceptable Water Supply: Public System 3. Acceptable Water Pressure: Approximately 65 PSI 4. Acceptable Service Line: Underground Service/Not Visible. PEX Where Visible 5. Acceptable Water Lines: Copper 6. Acceptable Hose Bibs: Frost-Free, Anti-Siphon 7. Acceptable Waste System: Public System 8. Acceptable Waste Lines: ABS 9. Acceptable Sewer Cleanout: Located at the Front

10. Acceptable Fuel Piping: CSST/Black Pipe

Water Heater1. Water Heater Location: Hall Closet 2. Manufacturer: Bradford-White 3. Approximate Age: 17 years Area Served: Throughout 4. Type: Electric Capacity: 50 Gallons 5. Acceptable Tank: Steel - Even though water heater operated at the time of inspection, given

it's age we recommend client budget for replacement. 6. Acceptable Valve(s): Visually Inspected 7. Acceptable Inlet/Outlet Pipes: Copper 8. Acceptable Temperature Pressure Relief Valve: Visually Inspected 9. Acceptable Relief Valve Pipe Extension: Copper

10. Acceptable Expansion Tank: Present 11. Acceptable Water Temperature: 125-130 degrees

ElectricalReview of photo cell/motion sensor lighting is beyond the scope of a home inspection.

1. Acceptable Wiring: Non Metallic Romex 2. Acceptable GFCI: 110 VAC/GFCI 3. Acceptable AFCI: Not Present/Not Required in Homes of this Age 4. Correct/Monitor Smoke Detectors: Hard Wired/Battery Backup/Hush

Button - Hard wired smoke detector(s) missing back up battery. Correction/replacement recommended.

5. Acceptable Carbon Monoxide Detectors: One Present 6. Acceptable Ceiling Fans: Five Blade


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Electrical Panel1. Electric Panel Location: Garage 2. Service Size Amps: 200 amps Volts: 120/240

3. Acceptable Manufacturer: Siemens 4. Acceptable Service Type: Main 5. Correct/Monitor Service Method: Overhead - Wires obstructed by tree limbs. Contact local utility

company for corrections.

6. Acceptable Service Wire: Aluminum Stranded 7. Acceptable Main Breaker Size: 200 Amps 8. Acceptable 120 VAC Branch Circuits: Copper 9. Acceptable 240 VAC Branch Circuits: Stranded Aluminum/Copper

10. Acceptable Overcurrent Protection: Circuit Breakers 11. Correct/Monitor Ground: Grounded - Doubled and tripled neutrals and

grounds noted. A common condition, but no longer allowed. Correction recommended.

12. Acceptable Labeled: Fully

KitchenIncludes adjacent eating area. Review of refrigerators is beyond the scope of a home inspection.

Kitchen 1. Acceptable Floor: Wood 2. Acceptable Walls/Ceiling: Finished Painted Drywall


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Kitchen (Continued)3. Acceptable Windows: Vinyl Casement 4. Acceptable Electrical: Lighting and Receptacles, 110 VAC/GFCI 5. Acceptable Heat Source: Forced Air Registers 6. Acceptable Counter Tops: Tile 7. Acceptable Cabinets: Wood/Composite 8. Acceptable Sink(s): Stainless Steel/Double Basin 9. Acceptable Plumbing Fixtures: Single Control

10. Acceptable Supply Lines: Copper/No Leaks Noted 11. Acceptable Drains: ABS/No Leaks Noted 12. Acceptable Garbage Disposal: ISE 13. Acceptable Dishwasher: Bosch 14. Acceptable Cook Top: Frigidaire/Gas 15. Acceptable Range/Oven: Frigidaire/Gas 16. Acceptable Refrigerator: Kitchen Aid 17. Acceptable Microwave: Frigidaire 18. Acceptable Vent: Through the Microwave

Living Spaces Living Space

1. Correct/Monitor Entry/Exterior Doors: Wood/Glass - Poor seal noted at the front and rear doors. Attention to weather stripping recommended.

2. Acceptable Floors: Wood, Cork Tile, Carpet 3. Acceptable Walls/Ceilings: Finished Painted Drywall - Popcorn ceilings observed. These

types of ceilings sometimes contain asbestos. If not disturbed, they are considered safe by the EPA. Determining the presence or absence of asbestos in the home is beyond the scope of a home inspection. Additional information can be found at www.deq.state.or.us.


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Living Spaces (Continued)4. Correct/Monitor Windows: Wood Double Hung, Vinyl Casement, Fixed

- Poor seal noted at front window, NW corner of family room. Attention to weather stripping recommended.

5. Attention Required Windows: Wood Double Hung, Vinyl Casement, Fixed - Broken seal(s) noted at two large windows in living room, affecting clarity. Evaluation by licensed professional recommended.

6. Acceptable Doors: Wood Panel 7. Acceptable Electrical: 110 VAC 8. Acceptable Heat Source: Forced Air Registers

FireplaceThe Consumer Product Safety Commission recommends any home with a fuel burning device (such as a gas stove/fireplace, wood burning stove/fireplace, etc.) undergo a yearly inspection as a safety precaution.

Fireplace 1. Fireplace Location: Family Room 2. Acceptable Type: Gas Stove 3. Acceptable Firebox Construction: Metal/Brick Liner 4. Acceptable Flue Lining: Metal 5. Acceptable Hearth/Hearth Extension: Brick 6. Acceptable Operation: Operated 7. Not Present Fan: None Present

Fireplace1. Fireplace Location: Living Room 2. Acceptable Type: Wood Fireplace 3. Acceptable Firebox Construction: Brick 4. Acceptable Flue Lining: Block 5. Acceptable Damper: Operated 6. Acceptable Hearth/Hearth Extension: Brick 7. Not Inspected Operation: Not Operated


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Powder Room1. Bathroom Location: Powder Room 2. Acceptable Floor: Wood 3. Acceptable Walls/Ceilings: Finished Painted Drywall 4. Acceptable Door(s): Wood Panel 5. Acceptable Ventilation: Exhaust Fan 6. Acceptable Lighting/Receptacles: Lighting and Receptacles, 110 VAC/GFCI 7. Acceptable Heat Source: Forced Air Register 8. Acceptable Counters/Cabinets: Laminate, Wood 9. Acceptable Sink(s)/Topside: Porcelain

10. Acceptable Sink(s)/Underneath: Copper/No Leaks Noted 11. Acceptable Sink(s)/Drain(s): ABS/No Leaks Noted 12. Acceptable Toilet: Gravity

Bathroom Upstairs Hall Bathroom

1. Acceptable Floor: Vinyl 2. Acceptable Walls/Ceilings: Finished Painted Drywall 3. Acceptable Door(s): Wood Panel 4. Acceptable Window(s): Wood Double Hung 5. Acceptable Ventilation: Window - Even though a window is present, consideration of

addition of a ventilation fan is recommended. 6. Acceptable Lighting/Receptacles: 110 VAC/GFCI 7. Acceptable Heat Source: Forced Air Register 8. Acceptable Counters/Cabinets: Laminate, Wood 9. Acceptable Sink(s)/Topside: Coated Steel

10. Acceptable Sink(s)/Underneath: Copper/No Leaks Noted 11. Acceptable Sink(s)/Drain(s): ABS/No Leaks Noted 12. Acceptable Toilet: Gravity 13. Acceptable Faucets/Tub Spout/Shower Head: Tested/No Leaks 14. Acceptable Bathtub/Shower Combo: Fiberglass 15. Acceptable Shower/Tub Enclosure: Shower Curtain


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Bathroom Master Bath Bathroom

1. Correct/Monitor Floor: Tile - Loose tile flooring noted. Securing and regrouting recommended. 2. Acceptable Walls/Ceilings: Finished Painted Drywall, Wood Paneling 3. Acceptable Door(s): Wood Panel 4. Acceptable Window(s): Vinyl Casement 5. Acceptable Ventilation: Exhaust Fan, Window 6. Acceptable Lighting/Receptacles: 110 VAC/GFCI 7. Acceptable Heat Source: Forced Air Register 8. Acceptable Sink(s)/Topside: Porcelain 9. Acceptable Sink(s)/Underneath: Copper/No Leaks Noted

10. Acceptable Sink(s)/Drain(s): Chrome/ABS/No Leaks Noted 11. Acceptable Toilet: Gravity 12. Acceptable Faucets/Tub Spout/Shower Head: Tested/No Leaks 13. Acceptable Shower/Surround: Tile 14. Acceptable Shower/Tub Enclosure: Shower Curtain

Crawlspace Crawl Space

1. Acceptable Access: Exterior/Left Side, Garage Utility Closet 2. Acceptable Crawlspace: Entered

3. Acceptable Crawlspace Floor: Dirt with Plastic Vapor Barrier/Dry at the Time 4. Acceptable Vapor Barrier: Plastic Vapor Barrier 5. Acceptable Foundation Walls: Concrete Perimeter Stem Wall 6. Acceptable Bearing Walls: Post and Beam on Concrete Grade Beams 7. Acceptable Joist Members: Wood Beams 8. Limited Review Sub Floor: Plywood, Largely Concealed From View By Insulation


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Crawlspace (Continued)9. Acceptable Insulation: Fiberglass Batts

10. Correct/Monitor Ventilation: Venting Provided - Some vents are closed, should be open for summer., Foundation vents need to be opened during the warmer summer months to provide ventilation in the crawlspace, and closed during the cooler winter months as an energy savings measure as well as to prevent pipes from freezing.

11. Not Inspected Electrical: None Visible 12. Limited Review Plumbing: Limited Review/Waste/Supply/Gas Lines 13. Limited Review Pipe Strapping and Support: Limited Review/Properly Strapped Where Visible 14. Acceptable Pipe Insulation: In Insulated Floor, Fiberglass Wrapped Elsewhere 15. Acceptable Ducting: Insulated Flex and Metal

Wood Destroying Organisms1. Acceptable Visible Evidence of Conditions Conducive to Wood Destroying Organisms:

None Observed 2. Acceptable Visible Evidence of Active Wood Decay and Fungi: None Observed 3. Acceptable Visible Evidence of Active Wood Destroying Insects: None Observed 4. Acceptable Visible Evidence of Damage by Wood Destroying Organisms: None Observed

Inspection Notes1. Grounds: Cracks that are cosmetic in nature will not be addressed in the inspection report.

Trees and shrubbery can cause foundation and roof damage when growing too closely to the structure. Water can be destructive, and promote conditions that are harmful to your health. Therefore, the property should have soil that slopes away from the structure, and the interior floors should be higher than the exterior level. Additionally, the structure should have roof gutters and downspouts that empty into drains and/or carry water away to hard surfaces. These drains must be kept clean or moisture intrusion could result. Actual drainage performance, or the condition of any underground piping, including municipal water and sewer service as well as septic tanks are not part of the inspection. Moisture can facilitate the growth of biological organisms, which can compromise building materials and produce mold-like substances that are harmful to health. The possibility of moisture penetration can be a continual problem. It involves an array of interconnected factors, and can be unforeseeable, as well as intermittent, or continuous. When moisture intrusion is not obvious, it can be deduced by peeling paint or plaster, efflorescence, salt crystal formations, rust on metal components, wood rot, and by musty odors. Both condensation and humidity can also produce similar conditions, if the temperature of an area is not maintained above the dew point. If such conditions do exist or if you or any member of your family suffers from allergies, or asthma, you should schedule an inspection by a specialist. Exterior- This inspection does not include geological conditions, such as soil expansion or


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Inspection Notes (Continued)soil compaction. Hairline and small cracks are often the result of the concrete shrinking during curing and-or minor settlement. This usually does not effect the foundation strength in any way. Items which block the inspectors view will not be moved during the inspection, and therefore these areas are not part of the inspection. View can be blocked by stored articles, shrubbery, and trees. Trees and shrubbery can cause foundation and roof damage when growing too closely to the structure. Wall insulation and R-value is not verified, conditions inside the wall cannot be judged. Any wall cracks that are cosmetic in nature, will not be addressed in the inspection report. However some wall and floor cracks can be a potential source for moisture entry. To prevent seepage, it is recommended that all cracks be sealed. Property maintenance is a must. This includes painting, caulking and sealing of all exterior surfaces. Unsealed cracks around windows, doors, and thresholds can allow moisture penetration, which is the key cause of the deterioration of any surface. Many times evidence of any such penetration can only be observed during a rainfall. There are basically two main types of windows, single pane and double pane. Double pane windows provide an acoustical as well as a thermal barrier. The hermetic seals, which hold the inert gas between the dual panes, can fail at any time and cause condensation to form between the panes. Since this is not always apparent (due to dirty windows, temperature, or weather conditions), an evaluation of hermetic seals is not part of the home inspection. Evaluation for compliance with building codes and manufacturer's specifications are beyond the scope of a home inspection, although we sometimes do report on deficiencies that are code-related. Roof- All roofing types require some type of annual maintenance (some types more frequent). Failure to perform routine maintenance can result in leaks and accelerated roof covering and flashing deterioration. An inspector cannot guarantee a roof is leak free, only observation during a prolonged rainfall can determine this. New roofing products are being developed in response to the drawbacks of older roofing materials, the needs of modern building techniques and the increasingly stiffer building codes. Most of today's roofing materials are tested for their fire resistance and flame spread. They are rated according to flame resistance standards. Most roofing materials are covered by a manufacturers warranty, with typical warranties ranging from 15 to 40 years. Some roofing materials are specifically designed and recommended for special applications. These include locations with high wind conditions, high heat areas, heavy snowfall, salt-water exposure, and forested areas. In addition to the variety of choices in roofing materials available today, there are also numerous roofing-related products on the market. Some are designed to assist with traditional roofing-related problems such as moss accumulation and drainage. Other products are specifically designed for today's energy efficient homes and construction practices. At times the roof may be too steep, high, slippery, or otherwise unable to be mounted. In these cases the roof is viewed from the ground with binoculars, ladder from the eaves, lower roofs, and/or viewing areas within the home. Only a limited review may be possible, and further review by a licensed professional roofing professional may be desirable.


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Inspection Notes (Continued)Attic- Over time a plywood roof deck can warp or deteriorate and become spongy and dangerous to walk on. This occurs because one side of plywood decking needs to "breathe" by being exposed to circulating air. The adhesives used in the plywood can deteriorate or dry rot can occur because of condensation. Water vapor will condense first on anything metal inside the attic; this will eventually cause the metal to rust. Nails can rust metal plumbing straps, or straps holding HVAC ducting can also rust. This problem is more common in humid climates. In colder climates, where the average January temperature is 32 degrees Fahrenheit or colder, high inside humidity (40 percent or greater) combined with low outside temperatures can cause frost to form on the bottom of the roof deck. Insulation can trap moisture which will reduce the R-value of the insulation and create an environment for the growth of certain molds, spores, and fungi. Ice dams are the result of melting snow continually refreezing at the roof perimeter and backing up under the shingles and causing leaks. The key in preventing these problems is proper attic ventilation, and adequate amounts of insulation. Access to attic areas is not possible in many homes where there are vaulted or cathedral ceilings present. Much of the time, the roof sheathing and roofing material is attached to the top of the rafter framing, while the finished surfaces on the interior are attached to the underside of the rafters, making these areas inaccessible for inspection, and therefore not a part of our review. In addition, for many years prior to the early 2000's these areas were not required to be vented. This is no longer allowed. Due to this enclosed system, it is not possible in a limited visual home inspection to determine if any consequences exist relating to lack of ventilation. Garage- Stored articles or belongings will not be moved during the inspection. Many times the floor slab, wall sections, as well as wall receptacles, and pipes will be blocked from inspection. If this is a concern, it is recommended a thorough walk through be done with the seller. The inspector does not determine the heat resistance rating of firewalls. Flammable products should not be stored in the garage, or against the structures exterior. Laundry- The Consumer Product Safety Commission estimates there are 24,000 clothes dryer fires each year in the United States. It is believed many of these incidents could be eliminated by using more durable and efficient venting systems. Metal venting resists crushing better than vinyl or foil, allowing the air and lint to be carried out of the system. Furthermore, reduced airflow from build-up or crushing can cause overheating and wear out clothes and appliances faster. Lint accumulation and reduced exhaust airflow feed on each other to provide conditions for a fire. Lint is highly combustible. Decreased airflow causes overheating of the exhaust environment, demanding excessive cycling of the high temperature limit switch and eventual failure. If clothes are taking a long time to dry or come out hotter than normal, or if the vent hood flapper doesn't open, maintenance is needed. There are actions available to minimize the potential for dryer fires, even before the warning signs show up. Avoid kinking or crushing the exhaust vent piping to make up for installation in close quarters. This only restricts airflow further. Minimize the length of exhaust duct; it should never exceed 25 feet.


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Inspection Notes (Continued) Heating- The examination of the furnace during a normal home inspection may only be able to cover five to twenty percent (sometimes none) of the heat exchangers interior. For this reason it is beyond the scope of the inspection. Any cracks or holes in the heat exchanger of any size, could permit hazardous, even toxic combustion gases to enter the living area. The installation of carbon monoxide detectors is always recommended and now required in Oregon near or in bedroom areas (we also recommend them near garages, and around fuel heating systems). Lighting of any pilot lights, the testing of any safety devices, electric air cleaners, humidifiers, and de-humidifiers, review of specialized systems, are beyond the scope of a standard visual inspection. Heat Pumps- A heat pump is basically an air conditioner with a valve that allows it to operate in reverse. It removes heat from the home and distributes it outdoors in the summer, and removes heat from outdoor air and distributes it into the home in the winter. Because heat pumps do not actually create heat, they just move it from one place to another, heat pumps are more efficient than other forms of heating. In a dual fuel system, when the temperature is above 35 degrees or so, this heat pump uses electricity to heat your home as necessary. This type of heat circulates evenly throughout your home, and isn't too dry. When it gets cold outside (around 35 degrees or less), the heat pump automatically switches to supplemental electric or gas heat for better efficiency. No pressure tests are performed on the cooling system by the inspector, therefore no representation is made regarding the coolant charge, or the coolant line integrity. Normal service and maintenance by a licensed HVAC contractor is recommended on a yearly basis. Temperature Split is the difference between the air temperature at the return air grill and the air register. The temperature difference should fall between 16 and 24 degrees, optimum is 20 to 22 degrees. Plumbing- City sewer service, septic tanks, fuel tanks and underground pipes as well as pipes inside walls are not part of the inspection. Water quality testing and fire suppression systems are not part of the home inspection. Any valve which is not operated on a daily basis will tend to dry out and cause brittleness of the washers and packing. Operating these valves can result in excessive dripping and/or the valve not shutting completely. If this is a concern, it is recommended at a minimum you operate the main water supply shutoff jointly with the home seller. Drain pipes are inspected by flushing every drain that has an operating fixture, looking for blockages or slow drains. However this is not a definitive test and only a video inspection of the main line would confirm its actual condition. Blockages will occur, generally older systems are prone to be more problematic. Blockages will range from minor ones in the branch lines, or at the traps beneath sinks, tubs, and showers, to major blockages in the main line. Minor blockages can be easily remedied by removing and then cleaning the traps (best solution), or chemically. On the other hand, repairs can get very expensive if tree roots grow into the main drain to the public sewer, even replacing parts for some, or all of the system may


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Inspection Notes (Continued)become necessary. It is recommended that you ask the sellers if they have ever experienced any drainage problems. Water Heater- There are a wide variety of residential water heaters that range incapacity from fifteen to one hundred gallons. It is wise to have them installed in a drain pan plumbed to the exterior. It is also beneficial to flush them annually to remove the build up of minerals. The water temperature should be set at a minimum of 110 degrees Fahrenheit to kill microorganisms and a maximum of 125 degrees to prevent scalding. The Temperature Relief Valve (TPRV)is visually examined and not operated. Operation of this valve may cause the valve to break, and cause leaking. Increasingly, backflow prevention devices are becoming required on residential water supply systems. It is beyond the scope of a routine home inspection to verify if a backflow prevention device is present in the system. Electrical Panel- Electrical service supply can come from an overhead power line or an underground power line. If overhead, the conductors loop down from a utility pole to an entrance head, also known as a weather head. When underground, a conduit with conductors inside will attach to the meter base. Our observation of the electrical system is limited to the visible components such as; the entrance cable, the meter box, service panel, outlets, switches, lighting, and the visible portion of the wiring. Much of the electrical system is concealed behind walls and ceilings, and therefore beyond our review. Electrical Components- A GFCI (ground fault circuit interrupter) is a safety device that senses any shock hazard and interrupts the flow of electricity in the circuit. GFCI protection was required by national standards for receptacles in exterior locations in 1973, in bathrooms 1975. Coverage was extended to garages in 1978, and to kitchen receptacles within six feet of the sink in 1987. Basements were added in 1987, followed by under building crawl spaces in 1990, and wet bars in 1993. Local jurisdictions may have delayed their adoption by several years. An AFCI (arc fault circuit interrupter) is a circuit breaker designed to prevent fires by detecting non-working electrical arcs and disconnect power before the arc starts a fire. Advanced electronics inside an AFCI breaker detect sudden bursts of electrical current in milliseconds, long before they would trip a regular over current circuit breaker or fuse. The AFCI should distinguish between a working arc that may occur in the brushes of a vacuum sweeper, light switch, or other household devices and a non-working arc that can occur for instance, in a lamp cord that has a broken conductor in the cord from overuse. Effective with the 2002 version of the National Electrical Code in the United States, AFCIs are now required in all circuits that feed outlets in bedrooms of dwelling units. Reverse polarity is the term used to describe the condition where electrical wires are connected to the wrong terminals of a receptacle. It is a common condition that can be hazardous if the hot side of your electrical system gets connected to certain types of lamps or equipment. Hot-Ground reversed: The bare and black wires are connected to the wrong terminals. Hot Neutral-reversed: The black and


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Inspection Notes (Continued)white wires are connected to the wrong terminals. A ground is a direct electrical connection to the earth, or a connection to a particular point in an electrical circuit. Electrical grounding is important because it provides a reference voltage level (called zero potential or ground potential) against which all other voltages in a system are established and measured. An effective electrical ground connection also minimizes the susceptibility of equipment to interference, reduces the risk of equipment damage due to lightning, and eliminates electrostatic buildup that can damage system components. In effect, an electrical ground drains away any unwanted buildup of electrical charge. Low voltage electrical devices, including fire-burglar alarm, intercoms, telephone, TV antenna, stereo speakers, landscape lighting and sprinkler timers, as well as their associated wiring, are not part of the home inspection. Fireplace- Fireplaces should be cleaned and inspected on a regular basis. Creosote buildup can not only be dangerous, but it can also cause odors and dust to escape from the fireplace. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. The damper is tested for opening and closing. Testing for actual drawing of the chimney is not part of the home inspection. No pilot lights are lit by the inspector. Interior Spaces- Furniture or belongings will not be moved during the inspection. Many times windows, floor covering, wall sections, as well as wall receptacles, and even pipes will be blocked from inspection. Cosmetic deficiencies are considered normal wear and tear, and therefore are not required to be addressed in the inspection. If this is a concern, it is recommended a thorough walk through be done with the seller. Though we make every effort to do so, determining the condition of the insulated glass panes is not always possible due to temperature, weather, lighting conditions, and the cleanliness of the glass. Bathrooms- Any valve which is not operated on a daily basis will tend to dry out and cause brittleness of the washers and packing. Operating these valves can result in excessive dripping and/or the valve not shutting completely. Therefore, any valve which is not operated on a daily basis will not be operated by inspector. Determining whether or not shower pans are water tight, is beyond the scope of the inspection. Grouting and caulking needs to be well maintained, minor imperfections can allow water penetration into the wall or floor areas, and eventually cause damage, as well as mold growth. The inspection of jetted spa tubs is not normally a part of a standard home inspection. We typically fill these tubs and check for proper fill and drain functions. However, at clients request we will inspect these tubs for an additional fee. Spas- Inspection of hot tubs is not a part of a routine home inspection. However, at clients request we will inspect these units for an additional fee. The home inspector is never


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Inspection Notes (Continued)designated to enforce a spas protective barrier regulations. These barrier regulations vary from city to city and jurisdiction to jurisdiction. Consult your local authority having jurisdiction for a copy of their latest regulations. Crawlspaces- Raised Foundation: These foundations allow the utilities, plumbing and air conditioning to be installed under the floor. Installation, maintenance and modification of these utilities is much simpler with a raised floor than with a concrete slab. Raised foundations are not uniform, most will include concrete footings and walls, which extend above the ground. Affixed anchor bolts will hold the house onto the foundation, however the spacing and size of the bolts vary. Most structural engineers agree that one of the most critical issues with raised foundations is that they should be bolted. As with all aspects of a standard home inspection, the inspector is a generalist and not a specialist, and no specialized instruments are used to establish that the structure is level. The inspector will typically enter all accessible areas, to confirm that foundations are bolted and search for any evidence of structural defects or damage. The inspector may not comment on minor deficiencies, such as on common settling cracks in the stem walls and slight deviations from plumb and level in the intermediate floor framing which would have little structural significance. Cracks that are less than a quarter of an inch, and which do not exhibit any vertical or horizontal displacement are generally not regarded as being structurally relevant. Although, all other cracks should be evaluated by a specialist. Slab Foundation: Such foundations vary considerably from older ones that have no moisture barrier under them and no reinforcing steel within them to newer ones that have both. The inspector checks the visible portion of the stem walls on the outside for any evidence of significant cracks or structural defects, but the inspector doe snot move furniture or lift carpeting and padding to look for cracks or moisture penetration, nor will any specialized devices that are used to establish relative elevations and confirm differential movement be used. Importantly, many slabs are built or move out of level, but the average person may not become aware of this until there is a difference of more than one inch in twenty feet, which most authorities regard as being tolerable. Many slabs are found to contain cracks when the carpet and padding are removed, including some that contour the edge and can be quite wide. They typically result from shrinkage and usually have little structural significance. However, there is no absolute standard for evaluating cracks, and those that are less than a quarter of an inch and which exhibit no significant vertical or horizontal displacement are generally not regarded as being significant. Although they typically do result from common shrinkage, they can also be caused by a deficient mixture of concrete, deterioration through time,seismic activity, adverse soil conditions, and poor drainage, and if they are not sealed they can allow moisture to enter a residence, and particularly if the residence bordered by a hill or even a slope, or if downspouts discharge adjacent to the slab. The interior portions of the slab, which is also known as the slab floor, have little structural significance, additionally they are usually covered and not visually accessible, it is beyond the scope of a standard inspection. It is also beyond the scope of a standard home inspection to review any underground plumbing lines,


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Inspection Notes (Continued)heat ducts, or any other components concealed from view in slab construction. In the absence of any major defects, the inspector may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist. However this should not prevent you from seeking the opinion of any such expert. WDO- An inspection for Wood Destroying Organisms (WDO) is not normally a part of a general Home Inspection. However, we conduct this type of inspection for our clients for no additional fee. This inspection is to determine if any damage exists or is active due to WDO. The inspector is not required to, nor will he move floor covering, carpet, personal belongings, stored items, furniture or insulation to detect evidence of wood destroying insects. The Inspection and subsequent report is not a guarantee or warranty that WDO or their effects do not exist. To offer a warranty would entail destructive testing as well as spraying of pesticides which we do not do. Due to the natural habits of these types of insects to be dormant during the colder months, insects may go undetected if the inspection was performed during this period. If this is a concern to our clients, we recommend employing a local professional pest control company who offer these services. A Note About Repairs and Re-Inspections - The purpose of this inspection is to determine for you, the buyer, the general condition of the home. The report is not intended to be a repair list for the seller, however, at this point in the home buying process, you may be considering negotiating some repairs with the seller of the home. We are often asked to return to the property to inspect these repairs. This is a service we do provide, however, it is an expense which can often be avoided by insisting that the repairs are performed by licensed contractors and that receipts are provided to you by the seller. This gives you a measure of confidence that the repairs are up to current standards, that there is some guarantee of quality and that you have some recourse in the event of poor workmanship. Although the repairs may be a bit more expensive for the seller, insisting on licensed contractors (and receipts, photos) protects the seller as well as the buyer.

Positive Remarks1. Exterior: Gas Hook Up for Barbecue Present 2. Roof: Full Gutter Coverage 3. Attic: Small Storage Area Above Garage Noted, Attic is Well Insulated and Ventilated 4. Kitchen: Newer Appliance(s) Present; Dishwasher 5. Living Spaces: Solid Wood Panel Doors Noted 6. Crawlspace: Well Insulated Crawlspace


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Correct/Monitor SummaryThis summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Grounds

1. Vegetation: Trees/Shrubs/Grass - Shrubs in contact with the home. Limited review of this area was possible. Pruning recommended.

2. Driveway: Asphalt - Uplifting caused by tree roots. Possible tripping hazard. Corrections recommended.

3. Walks: Concrete, Common Cracks Noted - Common cracking noted. Sealing recommended.

Exterior

4. Exterior Surface Foundation: Concrete, Common Cracks Noted - Buried vents noted. Vent wells recommended to keep groundwater from flowing into the Crawlspace.


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Correct/Monitor Summary (Continued)Correct/Monitor Summary (Continued)

Heating System

5. Heating System Filter(s): Filter Located in Plenum - Filter is dirty, collapsing and needs replacement/cleaning now and routinely for efficient furnace operation. Correction recommended.

Electrical

6. Smoke Detectors: Hard Wired/Battery Backup/Hush Button - Hard wired smoke detector(s) missing back up battery. Correction/replacement recommended.

Electrical Panel

7. Service Method: Overhead - Wires obstructed by tree limbs. Contact local utility company for corrections.

8. Ground: Grounded - Doubled and tripled neutrals and grounds noted. A common condition, but no longer allowed. Correction recommended.


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Correct/Monitor Summary (Continued)Correct/Monitor Summary (Continued)

Living Spaces

9. Living Space Entry/Exterior Doors: Wood/Glass - Poor seal noted at the front and rear doors. Attention to weather stripping recommended.

10. Living Space Windows: Wood Double Hung, Vinyl Casement, Fixed - Poor seal noted at front window, NW corner of family room. Attention to weather stripping recommended.

Bathroom

11. Master Bath Bathroom Floor: Tile - Loose tile flooring noted. Securing and regrouting recommended.

Crawlspace

12. Crawl Space Ventilation: Venting Provided - Some vents are closed, should be open for summer., Foundation vents need to be opened during the warmer summer months to provide ventilation in the crawlspace, and closed during the cooler winter months as an energy savings measure as well as to prevent pipes from freezing.


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Attention Required SummaryThis summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Exterior

1. Exterior Surface Paint/Caulking: Painted Surface - Weathering noted. Appears to be do for painting/staining/sealing. Evaluation and corrections by a licensed professional recommended.

2. Exterior Surface Back/Side Deck(s): Wood Deck(s) - Unfinished lower deck; missing stairway/handrails noted. Evaluation and corrections by a licensed professional recommended.

Living Spaces

3. Living Space Windows: Wood Double Hung, Vinyl Casement, Fixed - Broken seal(s) noted at two large windows in living room, affecting clarity. Evaluation by licensed professional recommended.


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