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Essential Home Inspection Services, LLC
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MOBILE 503-239-8514Home Inspectors Serving Portland and Surrounding CountiesFAX 866-350-4783
property inspection report
1234 South East Anywhere Avenue Portland Oregon 97222
This report is for the exclusive use of the client named herein for determining the physical conditions of the property that existed at the date and time of the inspection. Although a thorough inspection of the property was made please understand that conditions of the structure and equipment can and will change over time. The report should not be construed as a guarantee or warranty of the premises or equipment, or future uses thereof. The inspection is conducted to Oregon Standards (ORS701). Our INSPECTION CONTRACT provides additional details: PLEASE READ IT CAREFULLY. This report is secondary to sellers disclosure.
NOTE: As per the inspection contract all identified issues should be evaluated by the appropriate licensed contractor prior to the close of escrow or the inspection contingency period - consult with your real estate broker. Further evaluation by the appropriate professional prior to the close of escrow or the inspection contingency period is necessary to protect your interests. The full extent of any required repair may be more involved and costly than the initial visual evidence would suggest
THIS REPORT IS PROTECTED BY COPYRIGHT and CANNOT BE SOLD OR TRANSFERRED.
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MOBILE 503-239-8514Home Inspectors Serving Portland and Surrounding CountiesFAX 866-350-4783
client & inspection information
| INSPECTION LOCATION: | 1234 SE AnyWhere Ave, Portland, OR 97222 |
|---|---|
| CLIENT'S NAME: | John and Jane Doe |
| CLIENT'S E-MAIL: | jandj@isp.net |
| DATE OF INSPECTION: | |
| TIME OF INSPECTION: | 0900 |
| INSPECTION #: | 08152009-1 |
| INSPECTORS: | Patrick Krzemien / Nancy Krzemien. |
| LICENSE #'S | Construction Contractors Board# 160724, Oregon Certified Home Inspector#'s 821 & 918. |
| WEB SITE: | http://portlandhomeinspectors.com/ |
| CLIENT'S AGENT: | John Smith - My Brokers Realty |
| AGENT'S PHONE: | 555-555-5555 |
| AGENT'S E-MAIL: | JS@mybrokersrealty.com |
| REMARKS: | ***PLEASE NOTE: THIS REPORT IS A COMPOSITITION FROM PAST INSPECTIONS. IT DOES NOT REPRESENT AN ACTUAL INSPECTED STRUCTURE. THIS REPORT IS AN ACCURATE REPRESENTATION OF THE GENERAL LEVEL OF DETAIL AND READABILITY TYPICAL OF WHAT THE CLIENT WOULD RECEIVE. |
general information
| AREA: | An older established neighborhood. |
|---|---|
| PROPERTY OCCUPIED: | No - The property is not occupied. |
| CLIENT PRESENT: | Yes -the Client is present. |
| PROPERTY OPENED BY: | The buyers agent. |
| PEOPLE PRESENT: | The buyers agent, purchaser. |
| REMARKS: | NOTE: The pictures included in this report are not intended to be an all-inclusive representation of the condition(s) noted. The pictures are a general representation of the item in question and are included for clarification only. Most, if not all of the pictures should be viewed as "examples". |
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MOBILE 503-239-8514Home Inspectors Serving Portland and Surrounding CountiesFAX 866-350-4783
climatic conditions
| TEMPERATURE: | Approximately 45 degrees fahrenheit. |
|---|---|
| CONDITIONS: | Clear. |
| SOIL CONDITIONS: | Generally Dry. |
building characteristics
| MAIN ENTRY FACES: | Northeast. |
|---|---|
| ESTIMATED AGE OF STRUCTURE: | 1989 |
| BUILDING TYPE: | Single Family Dwelling |
| STORIES: | One. |
| SPACE BELOW GRADE: | Crawl space. |
utilities
| UTILITIES STATUS: | All utilities are on. |
|---|
general definitions
| GOOD: | The item in question is performing as intended. Normal wear and tear conditions may be present. Minor maintenance issues may need to be addressed. |
|---|---|
| GOOD - FAIR: | The item in question is generally performing as intended. May require minor repair and / or attention to maintenance related issues. |
| FAIR: | The item in question appears to be performing as intended. Repairs and / or maintenance issues need to be addressed to help ensure future performance. |
| FAIR - POOR: | The item in question is either not performing as intended or needs repaired. |
| POOR: | The item in question is not performing as intended and needs major repairs or replacement. |
NOTE: The above definitions will be used throughout this report. What constitutes a "major" or "minor" repair will vary from person to person. These definitions are included as a general guideline only.
NOTE: The web links contained in this document are supplied as a courtesy only. Clicking on the included links will direct your browser to another web site. Essential Home Inspection Services, LLC does not vouch for the accuracy of or the content on any of the web sites. Client should research other venues and consult with the appropriate licensed professional, whether a trades person, legal or other expert in the subject field before taking any actions. These links are not to be viewed as referrals.
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MOBILE 503-239-8514Home Inspectors Serving Portland and Surrounding CountiesFAX 866-350-4783
grounds and exterior
All locations are referenced either from viewing the structure from the front, a compass point, general description or from the rooms doorway whichever is applicable. NOTE: The term "caulking" in this report is used generically and is to be construed as meaning, "The appropriate type of sealant for the material(s) and / or application in question."
topography
| LOT TYPE: |  Generally flat lot. |
|---|---|
| LOT DRAINAGE: | The lot drainage appears to be acceptable. |
| SLOPE WITHIN 10 FEET OF HOUSE: |  Certain areas around the perimeter of the structure are level at best. Additional measures should be taken to provide the recommended drainage. Correcting the grade will help to avoid erosion and/or standing water along the foundation. |
| FOUNDATION DRAINAGE: |  One or more of the downspouts terminate in close proximity to the foundation. This may promote adverse moisture related conditions in the area. Correct as necessary to obtain adequate drainage away from the structure. The general guideline is for the grading to drop 6" in the first 10' away from the foundation. This promotes water saturation away from the foundation and lessens the chance for water entry in and under the structure. |
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| FOUNDATION (exterior): | Material - concrete. Appears to be in good condition. Typical hairline cracks were observed = Monitor. Refer to "Attic and Foundation" for more information concerning the foundation. |
|---|---|
| DAMP/ WATERPROOFING: | The evaluation of the foundation damp/waterproofing is beyond the scope of this evaluation because the foundation is mainly concealed from view by the backfill earth. |
| FOUNDATION SKIM COAT: | A decorative skim coat has not been applied to the concrete foundation. |
| RETAINING WALLS: |  The retaining wall(s) are constructed of concrete. Overall condition is good. |
driveways / walkways
| DRIVEWAY: |  The Driveway is constructed of concrete. General overall condition appears to be good |
|---|---|
| DRIVEWAY DRAINAGE: | It appears the grading of the driveway will adequately direct water away from the home/garage. |
| WALKWAYS: |  The walkways are constructed of concrete. General overall condition appears to be good to be fair. There are some areas where the slabs have settled creating Potential Tripping Hazards. Recommend repair to allow for safe use. |
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MOBILE 503-239-8514Home Inspectors Serving Portland and Surrounding CountiesFAX 866-350-4783
| STOOP/STEPS: | General condition of the stoop / steps appears to be good. |
|---|---|
| STAIRWAY RAILINGS: | General stairway railing condition appears to be good. |
exterior cladding
| SIDING: |  Exterior cladding was viewed from the ground. Type: The siding is primarily wood. |
|---|---|
| SIDING CONDITION: |  General condition appears to be fair. Recommend annual maintenance of all exterior caulking. This will help to prevent moisture entry. |
| BRICK CONDITION: |  General condition of the brick appears to be good. In our visual evaluation we are not able to determine the installation of the underlayment and flashings. These can only be viewed and evaluated by destructive discovery which is beyond the scope of this visual evaluation. |
| SHEATHING: | The evaluation of the exteriors underlying sheathing is beyond the scope of this evaluation since is is concealed from our view by the exterior cladding. |
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| OTHER CONDITIONS: |  There should be a minimum six inches clearance between the ground and any untreated wood. Earth to wood clearance is good. The recommended 6" earth/wood clearance appears to adequate around all of the structure. |
|---|
exterior trims, windows, doors
| EXTERIOR FLASHINGS: |  General condition appears to be Good where visible. Some of the flashings are not visible. |
|---|---|
| PAINT/STAIN CONDITION: | General condition of the paint or stain appears to be good to fair. Small areas of the paint are peeling/flaking. This minor maintenance item should be addressed to ensure the ongoing integrity of the siding material. |
| MOLDINGS & TRIM CONDITION: | Wood. General condition of the molding & trim appears to be good. |
| TRIM PAINT CONDITION: | General condition of the trim paint appears to be good. |
| EAVES/SOFFITS/ FACIAS: |  Wood. General condition of the eaves/soffits/ fascias appears to be good. |
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| WINDOWS CONDITION: |  General condition of the windows appears to be good to fair. There are a few areas of caulking that need attention. Recommend annual maintenance of all exterior caulking. This will help to prevent moisture entry. Also refer to the individual room notes for further information concerning windows. A representative number of windows were operated. |
|---|---|
| SCREEN CONDITIONS: | Did Not Evaluate. |
| CAULKING CONDITION: | General condition of the exterior caulking appears to be good to fair. All wood siding and trim joints should be well sealed to prevent moisture intrusion and damage. Wood-to-wood joints at the windows and trim areas should also be monitored and sealed as necessary. Monitor and maintain areas for proper caulk coverage. Periodically re-caulk as necessary. |
| HOSE BIBS: | Good. Functioning as designed. |
| WATER PRESSURE: |  Good. The water pressure was checked at a hose bib and found to be within the recommended 30 - 80 psi. |
| OTHER CONDITIONS: | The exterior vent termination for the dryer is obstructed with excessive lint build-up. This is a potential hazard. See LAUNDRY SECTION for additional information. |
| GFCI RECEPTACLES: | (1) outlet is installed with the required protective exterior cover. Condition appears to be good. Ground fault circuit interrupter protection is provided to this receptacle from the GFCI located in the garage. Functioned as designed when tested. |
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MOBILE 503-239-8514Home Inspectors Serving Portland and Surrounding CountiesFAX 866-350-4783
front porch or entrance
| MATERIAL: |  Constructed primarily of concrete. General overall condition appears to be good. |
|---|---|
| STAIRS: | General condition appears to be good. |
| RISER/TREAD RATIO: | Acceptable. The riser/tread ratios appear to be within the accepted standards. |
| HANDRAIL: | The installed handrail is securely mounted. |
| BALUSTRADE / SPACING: | Good. The balustrade spacing meets the recommend modern 4" spacing. |
| LIGHTING: | Good. The light responded to the switch. |
| DOOR: | Wood type. Overall condition appears to be good. The door functions as designed when tested. Weather stripping is installed and appears to be in good condition. |
| DOOR LOCKS: | A lock is installed and functioned as designed when tested. A deadbolt is installed and functioned as designed when tested. |
| GFCI RECEPTACLES: |  The GFCI receptacle was tested and the following issues were noted. For safety reasons these should be corrected immediately by a licensed electrician. The GFCI outlet has an open ground and the circuit should be evaluated to restore the ground. |
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MOBILE 503-239-8514Home Inspectors Serving Portland and Surrounding CountiesFAX 866-350-4783
deck
| LOCATION: |  Rear. |
|---|---|
| GENERAL CONDITION: | General condition appears to be good. This is a newer deck. It is important to keep up the maintenance to prevent premature deterioration. This deck appears to have been well maintained so far. |
| MATERIAL: | Wood framed construction |
| DECK SECURING: |  BOLTS - The deck is secured to the home with bolts. It is recommended that regular inspections of the ledger board be performed to verify that the bolts are securely fastened. Any signs of loosening or rot should be immediately repaired by a licensed general contractor specializing in wood decks to prevent deck failure. |
| FLASHING: | The recommended flashing along the house/deck joint was NOT installed. This will greatly increase moisture and in extension the rate of deterioration at the deck ledger board/house joint. Consideration should be given to having a licensed contractor specializing in wood decks the recommended flashing. |
| DECK BOARDS: |  General condition appears to be fair. Moss was visible on the deck boards. This indicates long term exposure to moisture which leads to rot and deterioration. Consider resealing the deck boards to help prevent moisture absorption and prolong material life. |
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| JOISTS: |  Good. |
|---|---|
| POSTS: | Good. |
| STAIRS: |  General condition appears to be good. |
| RISER/TREAD RATIO: | Acceptable. The riser/tread ratios appear to be within the accepted standards. |
| HANDRAIL: | The installed handrail is securely mounted. |
| BALUSTRADE / SPACING: |  Good. The balustrade spacing meets the recommend modern 4" spacing. |
| LIGHTING: | Good. The light responded to the switch. GFCI RECEPTACLES:,This receptacle is NOT ground fault circuit interrupter (GFCI) protected. Modern building standards recommend that all exterior receptacles be GFCI protected. GFCI protected receptacles may not have been required at the time of construction but consider the retrofit for your safety. |
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MOBILE 503-239-8514Home Inspectors Serving Portland and Surrounding CountiesFAX 866-350-4783
roofing
general roofing condition
| STYLE: |  Gable - The classic two sided roof. |
|---|---|
| INSPECTION METHOD: | Walked upon the rooftop. |
| ROOFING MATERIAL: | Architectural shingles. |
| ROOFING LAYERS: |  There is one layer of roofing material installed. |
| ROOF PITCH (slope): | This roof pitch is generally acceptable for the type of roofing material installed. |
| RIDGES: |  Appear to be in good condition. |
| ROOFING CONDITION: | Overall Good to Fair condition. Please refer to the "Attic section for information concerning leaks if any that have been noted. |
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| ROOF COVERING STATUS: | Serviceable and is still within useful life span. |
|---|---|
| SOME OF THE SHINGLES: |  Some of the shingles showed the following conditions: Loss of mineral coating. Regular roof maintenance can extend the life of this roofing material. |
| SECURING FASTENERS: |  Roofing nail heads are exposed without the the needed sealant covering. Seal as necessary to prevent possible water intrusion. |
| UNDERLAYMENT: | The roofing underlayment was not visible. |
| REMARKS: | Please Note: The roof evaluation is not a guarantee or warranty. Conditions noted in the report relate to those readily visible areas only and only on the date and time of the inspection. In the event that evidence of current leakage was not observed that is not to be construed as a guarantee or warranty against leakage in the future. Regular repairs and maintenance are a normal part of home ownership. Monitor the attic area during periods of rain to verify the integrity of the roof and repair if needed. |
flashing and other items
| ROOF PENETRATIONS: |  The rubber seal rings on the roof jacks are splitting and need to be resealed to prevent water penetration into the attic. This maintenance is normal and should be performed about every 3 to 5 years. |
|---|
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| ATTIC VENTS: |  Yes, the following attic vents were noted: Roof vents. Soffit vents. |
|---|---|
| ROOF METAL: | Overall condition is Fair. Rusty flashing was noted. |
| DIVERTER KICK-OUT FLASHINGS: | Adequate. |
| ROOF DRAINAGE: | Overall condition of the roof drainage appears to be good. Please Note: The rain gutters are not water-tested to see if they leak at the connections and seams. |
| RAIN GUTTERS: |  The gutters are metal. General condition is good. The rain gutters are in need of cleaning. |
| VEGETATION: | Plant debris has collected in areas of the roof. This debris will retain moisture and can contribute to material deterioration. Remove. |
| SKYLIGHTS: | Generally acceptable condition unless otherwise noted. (See related interior room notes for any further information concerning skylights. |
| DRIP EDGE: | Metal. Overall good condition. |
| SATELLITE DISH: |  Securely mounted. |
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| OTHER: | Tree(s) overhang the roof. Please note we do not inspect or comment on the health of trees or the need if any trimming. If this is a concern consider the services of an arborist. |
|---|
chimney #1
| CONDITION: |  General condition appears to be fair. |
|---|---|
| CHIMNEY LOCATION: | Front side of the structure. |
| MATERIAL: |  Brick and mortar. Some of the mortar is deteriorated. Repairs are needed. |
| SPARK ARRESTOR: | A spark arrestor is not installed. |
| CHIMNEY COVER: | A cement chimney cover is installed. General condition is good. |
| FLUE LINER: |  The visible section appears to be in Good condition. Did not view the entire flue and the condition of the rest of the flue is beyond the scope of this inspection. |
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| CHIMNEY CLEAN: | Yes. Although currently clean regular maintenance cleaning by a licensed chimney sweep is recommended. |
|---|---|
| ROOF JOINT: | The flashing at the chimney/roof joint is protected by the recommended counter flashing. |
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garage
garage
| LOCATION: |  Attached. |
|---|---|
| APPROXIMATE SIZE: | 36' Wide x 20' Deep. |
| GENERAL CONDITION: | General overall condition appears to be good. |
| ROOF CONDITION: | Same as house - Refer to ROOFING section. |
| FLOOR CONDITION: |  Concrete: Acceptable. |
| FIRE SEPARATION: | Acceptable. There were not any observed gaps in or damage to the firewall. |
| MISC CONDITIONS: |  Ceiling and walls - No moisture stains were apparent. |
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| WINDOWS: | Window frame is vinyl type of material. The overall condition of the windows are good. |
|---|---|
| WINDOW FUNCTION: | The observed windows were checked and found to be operable. |
garage doors
| MAIN GARAGE DOOR(S): |  General condition appears to be good. |
|---|---|
| AUTO-DOOR OPENER(S): | Automatic door opener(s) is operational. Testing of the remote opener switches is beyond the scope of this evaluation. |
| AUTO-REVERSE: | Automatic reverse feature is not adjusted correctly. The door does not reverse without undo pressure being applied. Door opener tension needs adjustment to insure safe use conditions. There is an electric eye safety beam installed. The unit operated correctly when tested. |
| SIDE YARD DOOR: | Overall good condition. |
| HOUSE DOOR: | A solid core door is installed. A self-closing device(not required) is not installed. A deadbolt is installed and functions as intended. Weather stripping is installed and in good condition. |
garage electrical
| ELECTRICAL WIRING: | Electrical wiring is covered on the walls to at least 7 feet. |
|---|---|
| OUTLETS: | Of the outlet(s) observed there were not any reportable conditions noted. |
| GFI OUTLETS: | GFCI outlet(s) is installed and appears to be working as designed when tested. |
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plumbing
plumbing system
| GENERAL CONDITION: | The plumbing system is older and has been partially upgraded. Future upgrades and repairs should be anticipated and planned for. |
|---|---|
| FUEL TYPE: | Natural Gas. Link to gas company web site:https://www.nwnatural.com/. |
| SHUT-OFF LOCATION: |  The water main comes into the home in the garage area. |
| WATER MAIN TYPE & SIZE: | The portion viewed was Plastic. The exposed main line was 3/4" diameter pipe. |
| WATER MAIN LEAKAGE: |  The low flow indicator on the water meter(usually a small triangular dial)was observed and found to be steady. This indicates that at the time of the inspection there were not any substantial leaks in the water supply system. |
| PRESSURE REGULATOR: | A pressure regulator was NOT identified on the interior water supply system. Modern standards recommend the use of an interior pressure regulator to prevent too much pressure on the interior pipes. NOTE: The water pressure was checked and found to be within the recommended 30 - 80psi. |
| WATER PIPE TYPE: | Supply lines which are not visible are not part of these conclusions. The following type(s) of water supply piping was identified: Copper. Galvanized. |
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| PIPE SUPPORT: |  The observed supply pipes appear to be adequately supported. That is there were not any readily visible indications of sagging or loose supply piping. |
|---|---|
| WATER PIPE INSULATION: | Some of the visible water pipes are insulated. This is an energy saving feature. Consider insulation the remaining pipes for greater energy efficiency. |
| SUPPLY PIPE LEAKS: |  The older galvanized pipes show the typical signs of "pinhole type of leaks. This condition typically indicates the material is at the end of its useful life. There was no evidence of active leakage at the time of the inspection. |
| WASTE PIPE TYPE: | Plastic Waste Lines. Note: Waste lines which are not visible are not part of these conclusions. |
| WASTE PIPE SUPPORT: |  The observed waste pipes appear to be adequately supported. That is there were not any readily visible indications of sagging or loose piping. |
| DRAIN FLOW: | Refer to individual room notes for other items that may have been noted. A sure way to confirm the condition of the drain lines is to have a drain scoping professional video scope the inside of the main drain lateral. This is also known as a Sewer Scope and is always something that should be considered. |
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| CLEAN-OUT PLUG ACCESS: | Yes. Located: Front of the house. |
|---|---|
| WASTE PIPE LEAKS: |  Current leaking was not identified. |
| REMARKS: | NOTE: The identification inspection and testing of modern back flow prevention devices on the supply and waste systems is beyond the scope of this evaluation. |
water heater
| LOCATION: |  Garage. |
|---|---|
| BRAND: | A.O. Smith. |
| APPROXIMATE AGE: |  2005. |
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| LIFESPAN: | According to the industry experts the average water heater life in the U.S. is 8 to 12 years. Recently water heaters with a longer life rating have been on the market. |
|---|---|
| TYPE: | Natural Gas. |
| SIZE: | 50 gallons. |
| VISUAL CONDITION: | The overall condition of the unit is Good. |
| EARTHQUAKE STRAPPING: |  Yes. A substantial bracing system is installed. |
| SAFETY RELEASE VALVE: | Yes = Did Not Test = The unit is installed as designed. |
| TANK DRAIN VALVE: | The lower tank drain valve is currently not dripping. |
| GAS SHUT-OFF: | An easy operate hand shut-off valve is installed on the gas line. A flexible gas line is installed. |
| VENTING: | The combustion and exhaust venting appear to be Good. |
| PLUMBING LEAKS: |  None noted. "Flammable vapor ignition resistant (sealed burner) type of unit. Many jurisdictions do not require these type of units to be elevated. |
| PROTECTIVE BARRIER: | The protective auto-barrier post is installed. |
| AREA LIGHTING: | There is adequate lighting near the water heater. |
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| REMARKS: | Exact water temperature is not tested. The general function of hot and cold water is tested at each faucet. Approximately 120 degrees a the tap is generally considered adequate for most household chores with a minimal danger of scalding and maximum energy efficiency. We recommend that the water temperature be checked prior to use to verify it is within the safe limits for household members. Some fixtures especially in newer or updated systems feature anti-scald valves. Refer to the manufacturers directions or consult with a licensed plumber if adjustment is desired. Link to information concerning water heaters: http://www.chilipepperapp.com/whwp.html |
|---|
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MOBILE 503-239-8514Home Inspectors Serving Portland and Surrounding CountiesFAX 866-350-4783
heating system
heating system
| LOCATION: |  Garage. |
|---|---|
| HEATING AREA: | Whole house. |
| VISUAL CONDITION: | Good. The heater was operated by turning up the thermostat and then turned back to its original setting. |
| BRAND: | Rheem. |
| TYPE: | Forced Air. This unit uses both gas and electricity. Appears to be a 80+ efficiency unit. |
| APPROXIMATE AGE: | 2007. |
| ESTIMATED LIFESPAN: | According to industry experts the average life of a heat exchanger in the U.S. is 15 to 20 years. Use this estimate as a general guideline.Many factors can affect the operation of this system and it is impossible to predict how long the unit will last. |
| OPERATION: | The unit responded to the call for heat from the thermostat. |
| ELECTRICAL CONNECTION: | Good. The required shielded flexible cable or conduit is installed. |
| BLOWER MOTOR: | Operates smoothly. |
| FILTER: |  Location: On the upper portion of the unit. Type: This system utilizes a standard efficiency air filter. Condition: The filter is installed and functioning. Filters require regular maintenance. |
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| HUMIDIFIER: | None installed. |
|---|---|
| THERMOSTAT: | Set-back programmable model. |
| HEAT DUCTS: |  The visible portions of the ductwork are in working condition. |
| GAS SHUT-OFF: | An easy operate hand shut-off valve is installed on the gas line. A flexible gas line is installed. |
| VENTING: |  The combustion and exhaust venting appear to be good. |
| COMBUSTION CHAMBER: | Did Not Evaluate. The complete evaluation of Combustion Chambers/Heat Exchangers is technically exhaustive and is beyond the scope of this evaluation. |
| BURNERS: | The noted blue flame is consistent with a correct fuel/air mixture. |
| AREA LIGHTING: | The light near the furnace did not respond to the switch. |
| RECOMMENDATION: | The unit shows no evidence of recent maintenance. Part of the normal maintenance of gas appliances is that they should be serviced at least annually to ensure the integrity of the unit. It is recommended that you have this unit serviced evaluated and retuned by a Heating contractor before closing on the home. |
| REMARKS: | Please note the registers are observed for the presence of air-flow only. The uniformity or adequacy of air-flow or correct supply / return air temperatures are beyond the scope of this inspection. Basic furnace maintenance: http://www.powerhousetv.com/stellent2/groups/public/documents/pub/phtv_se_he_ma_000606.hcsp. |
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MOBILE 503-239-8514Home Inspectors Serving Portland and Surrounding CountiesFAX 866-350-4783
cooling system(s)
air conditioning
| CONDENSER LOCATION: |  Right side. |
|---|---|
| BRAND: |  Goodman. |
| APPROXIMATE AGE: | 2005 |
| COOLING ZONE: | Main Home. |
| VISUAL CONDITION: | Good. |
| OPERATION: | The unit responded to the call for cooling from the thermostat. The setting at the thermostat was increased and upon reaching the designated temperature the unit shut down as designed. The thermostat was returned to its original setting. |
| CONDENSER UNIT: |  The concrete pad sits lower than the surrounding ground. This allows water to accumulate at the bottom of the compressor unit. This can cause rust/deterioration. |
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| SUCTION LINE INSULATION: | Intact. |
|---|---|
| CONDENSER CIRCUIT BREAKER: | Matches the amperage listed on the unit data plate. NOTE: The circuit breaker in question may be either at the exterior breaker OR at the main panel. If either of these breakers are within the specification listed on the units data plate the proper protection is present. |
| COOLING FINS: | The condenser unit cooling fins are currently clean. Part of the regular maintenance is to hose off these fins to keep them clean and unobstructed. This will improve the overall efficiency of the unit. |
| EVAPORATOR COIL: | The evaporator coil (located inside the furnace plenum) was not visible and its evaluation is beyond the scope of this evaluation. |
| EVAPORATOR DRAIN LINE: |  Installed and drained adequately. NOTE: During normal operations the evaporator coil will defrost periodically and it is normal to see water dripping from the exterior termination of this line. |
| SHARED DUCTS: | The system filter fan motor controls and air distribution are the same as the furnace. This is referred to as a "Shared Duct system and is a typical installation. |
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electrical system
electrical system - general
| ELECTRICAL SERVICE: | Overhead service. Clearance of the service drop is Good. |
|---|---|
| SYSTEM TYPE: | Circuit Breakers only. |
| SYSTEM TYPE & VOLTAGE: | 3 Wire System using both 110/220 volts. |
| WIRING TYPE: | Romex - Non-metallic plastic sheathing -Modern type of wiring incorporating a ground and used from the 1960's to present. |
| MAIN 110V BRANCH WIRING: | Copper Branch Wiring - While viewing the 110 volt branch wiring inside the panel(s) there was not any evidence of any 110 volt aluminum branch wiring. Only the recommended copper 110 volt branch wiring was observed. |
| MAIN 220/240V BRANCH WIRING: | Copper and Aluminum was found which is considered Normal. |
| HOUSE GROUND CONNECTION: | Rod - Typically a metallic rod driven into the earth to form a conductive path. |
| VISIBLE WIRING HAZARDS: | Visible Wiring HAZARDS were identified. See the full report for locations. Recommend repair by a licensed Electrician. |
| OUTLET TESTING: | All of the accessible outlets were tested. The following conditions were noted: Loose fitting outlets mis-wired outlet(s). See the individual room notes. These conditions present potential shock and fire hazards and should be repaired prior to use for personal and fire safety reasons. |
| GFCI PROTECTION: |  Yes - This home is equipped with the recommended Ground Fault Circuit Interrupter (GFCI) protection. A GFCI is an electrical safety device either in the form of an outlet or a circuit breaker that is designed to protect people from electric shock. In general GFCI protection has been required since 1971 starting with exterior areas and over the years has since been required in more areas of the home basically areas where potential wet conditions can be present. Exclusions include the dedicated outlet to the refrigerator and washing machine. Link to how a GFCI works: http://electronics.howstuffworks.com/question117.htm |
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| AFCI PROTECTION: | No - This home does not have Arc Fault Circuit Interrupter (AFCI) protection. AFCI protection was not required at the time of construction but the upgrade to modern electrical safety standards is recommended for fire safety reasons. An Arc-Fault Circuit-Interrupter Breaker is an electrical safety device designed to protect people and homes from fire. In general AFCI protection has been required for bedroom outlets since 2002 and the technology and use of AFCI's has since expanded. AFCI's have increasingly become known for their effectiveness for preventing fires especially for older homes with older wiring systems. Helpful Link: http://www.afcisafety.org/qa.html |
|---|---|
| OTHER: | TIP: As a safety measure it is prudent to ensure that all installed light bulbs are the correct type and wattage as per the fixture manufacturers' instructions. |
main distribution panel
| MAIN PANEL LOCATION: |  Garage. |
|---|---|
| PANEL BRAND: | square "D |
| MAIN DISCONNECT SIZE: | 200 amps. |
| SERVICE ENTRY CABLES: |  #4/0 Aluminum The required antioxidant paste was observed in place. |
| SERVICE ENTRY CONDUIT: | 2" With aluminum service cables this will support up to a 200 amp service. |
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| 110/120V BREAKERS: | 16. The size of the brach circuit wires are correct in relation to the circuit breaker amperages. |
|---|---|
| 220/240V BREAKERS: | 4. The size of the brach circuit wires are correct in relation to the circuit breaker amperages. |
| GFCI BREAKERS: | GFCI breakers are not installed. |
| AFCI BREAKERS: | AFCI breakers are not installed. |
| AVAILABLE SPACES: |  Yes. The Main Distribution Panel has one or more spaces available to add more circuits. |
| DOUBLE LUGGING: | None observed. |
| COMBINED NEUTRALS: | None observed. |
| PANEL CONDITIONS: | The wiring methods are neat and professional in appearance. |
| PANEL LABELING: | Yes -the panel is labeled. Determining whether the labeling of the breakers is accurate is beyond the scope of this evaluation. |
| SECURING CLAMPS: |  Yes. Installed on all branch wiring entering the panel. |
| PANEL LIGHTING: | The lighting near the panel is inadequate. Add the recommended lighting near the panel to allow for safer access. |
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attic & foundation
attic
| METHOD OF INSPECTION: |  Entered the attic. |
|---|---|
| ATTIC ACCESS: | Attic access is located: In the hallway. |
| STRUCTURE: | Visual condition is good. |
| ROOF SHEATHING: | Visual condition is good. The roof sheathing material is plywood. |
| VAULTED CEILING: | No. |
| TRUSS SYSTEM: |  2 x 4 trusses spaced at 24 inch centers. |
| RAFTER SYSTEM: | No. |
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| LEAK EVIDENCE: |  Water stains observed on the framing members which appear to be from current leaking. Repair. |
|---|---|
| ATTIC FLOOR: | An attic floor is not installed. |
| ATTIC LIGHT: | An attic light was not found. |
| ATTIC INSULATION: |  Type of insulation appears to be blown-in fiberglass. |
| ATTIC VENTILATION: |  There are indications of what appear to be organic growth on portions of the attic framing. This is usually an indication of insufficient ventilation excess humidity or a combination of both. Recommend the appropriate contractor further evaluate and repair as necessary. |
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| ATTIC ELECTRICAL: |  There are one or more junction boxes without the required covers. |
|---|---|
| EXHAUST FAN DUCTING: |  Visible exhaust fans are ducted to a roof vent which is an accepted installation practice. |
| DUCTWORK: | Visual condition is good. |
| REMARKS: | Please Note: The roof evaluation is not a guarantee or warranty. Conditions noted in the report relate to those readily visible areas only and only on the date and time of the inspection. In the event that evidence of current leakage was not observed that is not to be construed as a guarantee or warranty against leakage in the future. Regular repairs and maintenance are a normal part of home ownership. Monitor the attic area during periods of rain to verify the integrity of the roof and repair if needed. |
crawl space
| METHOD OF INSPECTION: |  Entered inside and inspected all of the
accessible areas. |
|---|
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| ACCESS: |  Access to the Crawl Space was limited or restricted by: Ductwork. Plumbing. |
|---|---|
| STRUCTURE: | Visual condition is Good. |
| MATERIAL DETERIORATION: | None was identified by visual examination. |
| SUBFLOOR: | Tongue & Groove. |
| UNDER FLOOR INSULATION: |  Yes. Under Floor insulation restricts viewing of some components. |
| SOIL CONDITION: | Dry. |
| VAPOR BARRIER: | The crawl space is covered with the recommended 6 mil plastic. |
| PLUMBING LEAKS: | In the accessible areas I did not observe any active leaking. |
| MOISTURE: | During wet weather the water appears to pond up to: 1 inch. |
| SUBSTRUCTURE VENTING: | Appears to be adequate. According to modern building standards "The minimum net area of ventilation openings shall not be less than 1 square foot for each 150 square feet of under-floor space area. One such ventilating opening shall be within 3 feet of each corner of said building. |
| PEST ACTIVITY: | The findings for Wood Destroying Insects are in the separate WDI report. |
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| CRAWL SPACE ELECTRICAL: |  Noted line splices in the crawl space without the use of proper J-boxes and covers. |
|---|
crawl space framing
| VISIBLE FRAMING: | Overall good condition. |
|---|---|
| SILL PLATES: | Appear to be sound. No sign of deterioration observed. |
| JOISTS: |  Joists are generally 2 x 10 @ 16 " o.c. |
| SUB-FLOOR: | Good. |
| GIRDER/JOISTS: |  Wood. Clearance to ground appears to be 12 or greater as is recommended. |
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| COLUMNS OR PIERS: |  The columns are: wood resting on a concrete pier. |
|---|---|
| REMARKS: | Conditions noted relate to those readily visible areas only. |
foundation
| FOUNDATION CONDITION: | Generally good condition. |
|---|---|
| STEM WALL: | Poured concrete. |
| FOUNDATION CRACKS: |  Typical hairline type of crack(s) were observed which is not uncommon. The visible portion of the crack is generally of uniform width and the surface is flush. NOTE: We do not predict the future performance of the foundation or supporting soils. Monitor for any indications of movement and consult with the appropriate professional if needed. |
| ANCHOR BOLTS OR STRAPS: | Installed. |
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kitchen & laundry
SCOPE: Kitchen & Laundry areas are evaluated for the Durability and Serviceability of the wall finishes, floor coverings, windows, doors, accessible outlets (to include electrical safety devices), light switches, lighting, storage and heating. Most built-in appliances are evaluated in addition to plumbing fixtures and drainage function. The cosmetic features of the room are subjective and not part of this evaluation. Cosmetic issues are only a concern if they are related to current leakage or structural issues.
kitchen & dining area
| LOCATION: |  Main Floor. |
|---|---|
| POCKET DOOR: | The pocket door functioned as designed. |
| CEILINGS: | Condition appears to be good. |
| WALL FINISH: | Condition appears to be good. |
| FLOORING: | Tile type. Overall condition appears to be good with normal wear and tear noted. |
| WINDOWS: | Condition appears to be good. |
| WINDOW FUNCTION: | Checked and found to be operable. The locking mechanism functioned as designed when tested. |
| LIGHTING: | Good - The lights responded to the switches when tested. |
| OUTLETS: | General overall condition appears to be good. |
| MISWIRED OUTLET(S): | None. |
| GFI OUTLETS: | GFCI outlets are installed and functioned as designed when tested. |
| HEATING DEVICE: | Heat registers observed. There is air flow from the registers when the heating system was tested. |
| CABINETS: | Condition appears to be good. The doors and drawers functioned as designed. |
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| COUNTERTOPS: |  Laminate type. Condition appears to be good to fair. Normal wear and tear was noted. Moisture stains observed under the sink area suggest that the seal between the sink and the counter might be inadequate and may allow water to run under the sink. Repair. Periodic caulking / sealing at the back splash area and between the sink and countertop is required to help prevent moisture intrusion. |
|---|---|
| SINK: | Stainless steel type. Condition appears to be good with normal wear and tear noted. |
| DRAIN CONDITION: | The drain flowed as designed. |
| FAUCET: | The faucet and sprayer function as designed when tested. |
| PLUMBING LEAKS: |  There is currently a leak on the drain line. Recommend repair. Note: Most damage to plumbing pipes under Kitchen sink areas is due to items being moved in and out; therefore it would be prudent to monitor this area. |
appliances
| DISHWASHER: | Built-in unit. The dishwasher was cycled on the "light" cycle to check for its operation and to identify any leakage. No adverse conditions were observed. The required "high loop is installed on the drain line in order to provide anti-siphon protection. The upper cabinet securing screws are installed. Testing of each cycle and feature of the unit is beyond the scope of this evaluation. |
|---|---|
| GARBAGE DISPOSAL: | Functioning. |
| DISPOSAL INSTALLATION: |  A section of the wiring is not enclosed in a flexible metal conduit. This is a potential shock hazard and should be corrected. |
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| STOVE (Range): | Electric: Functioning. The temperature settings and timer were not tested. |
|---|---|
| OVEN: | Electric: Functioning. The temperature settings and timer were not tested. NOTE: An anti-tip bracket is not installed on this unit. This safety bracket helps to prevent toppling of the unit if a child were to open the door and climb up on it = Consider adding for safety. |
| EXHAUST FAN: | Range hood type. Functioning: Yes. Noted air draw from the unit. The filter appears to be clean. |
| REFRIGERATOR: | The refrigerator appears to be functioning as designed. |
| REMARKS: | Most built-in appliances (or other appliances indicated as having been inspected) are checked for fundamental operation the presence of connected fuel or electrical supplies water and drainage piping where applicable. We make no representation as to the effectiveness of appliances or guarantee their continued operation. Like any mechanical device an appliance can cease to function or malfunction at any time. The following link to the Consumer Products Safety Commission may be useful for research if needed: http://www.cpsc.gov/index.html. |
laundry
| LOCATION: |  Garage. |
|---|---|
| LIGHTING: | There appears to be adequate lighting for this area. |
| OUTLETS: | Condition appears to be good. |
| WASHER HOOK-UPS: | Did Not Test. Appear serviceable. Rubber water lines are installed. NOTE: Usually the water supply to washing machines is left on. Rubber hoses can leak or burst. We recommend replacing rubber hoses with braided stainless steel water lines which are more durable and dependable. |
| WASHER DRAIN: | The clothes washer drains into the usual stand-pipe. Take care to keep this drain clear to prevent any backup/spillage. |
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| DRYER HOOK-UPS: | There is a 220 electric dryer hook-up. |
|---|---|
| DRYER VENTING: |  The dryer vent is properly vented to the outside. Maintenance has been deferred. Excessive lint build-up observed both behind the dryer and at the exterior vent hood. Lint is highly flammable. This condition represents a Potential Fire Hazard. Recommend further evaluation / maintenance / repair by a qualified technician to ensure proper vent connection and perform duct cleaning. Maintenance Tip For Fire Safety: Monitor the area behind the dryer for lint build-up which may indicate an improper dryer vent connection and / or the need for duct cleaning maintenance. Make sure the dryer vent is not restricted and that the outside flap opens when the dryer is operating. Periodically clean the lint out of the vent. |
| WASHING MACHINE: | Washers and Dryers are considered personal property and are not tested. |
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interior rooms
SCOPE: Interior rooms are evaluated for the Durability and Serviceability of the wall finishes, floor coverings, windows, doors, accessible outlets, light switches, lighting, closet storage, heating and smoke detectors. The cosmetic features of the room are subjective and not part of this evaluation. Cosmetic issues are only a concern if they are related to current leakage or structural issues.
living room
| LOCATION: |  Main Floor. |
|---|---|
| CEILINGS: | Condition appears to be good. |
| WALL FINISH: | Condition appears to be good. |
| FLOORING: | Carpet type. Overall condition appears to be good. |
| WINDOWS: | Condition appears to be good. |
| WINDOW FUNCTION: | Checked and found to be operable. The locking mechanism functioned as designed when tested. |
| CLOSET: | Overall condition appears to be good. |
| LIGHTING: | Good - The lights responded to the switch when tested. |
| OUTLETS: | No reportable conditions noted. |
| HEATING DEVICE: | Heat register was observed. There is air flow from the registers when the heating system was tested. |
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hallways
| LOCATION: |  Main Floor, Second floor. |
|---|---|
| CEILINGS: | Condition appears to be good. |
| WALL FINISH: | Condition appears to be good. |
| FLOORING: | Carpet type, wood type. Overall condition appears to be good with normal wear and tear noted. |
| CLOSET: | Overall condition appears to be good. |
| SMOKE ALARM: | Yes. Working smoke alarms are installed on each level outside of the sleeping rooms. |
| LIGHTING: | Good - The lights responded to the switches when tested. |
| OUTLETS: | Condition appears to be good. |
stairways
| LOCATION: |  Main floor leading upstairs. |
|---|---|
| LIGHTING: | Good - The lights responded to the switch when tested. Appears to be adequate lighting installed for stair safety. |
| RISER/TREAD RATIO: | The riser and tread ratios appear to be within the generally acceptable standards of 3/8" tolerance. |
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| RAILINGS STURDY: | The railing is NOT securely installed and is loose which is a Potential Hazard. Recommend repair to allow for safe use. |
|---|---|
| BALUSTRADE SPACING: | The spacing of the balusters meets the modern 4" maximum space guidelines. |
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bathroom(s)
SCOPE: Bathrooms are evaluated for the Durability and Serviceability of the wall finishes, floor coverings, windows, doors, accessible outlets (to include electrical safety devices), light switches, lighting, storage, heating, ventilation, plumbing fixtures and drainage function. The cosmetic features of the room are subjective and not part of this evaluation. Cosmetic issues are only a concern if they are related to current leakage or structural issues. NOTE: Leak testing & the waterproof integrity of the tub, shower pan and surround is beyond the scope of the inspection. Regular resealing / maintenance of the tile grout / caulking of the seams and joints is required to keep water from penetrating into the related systems. Inspectors typically cannot identify or reveal any hidden, concealed or latent defects.
#1 bathroom
| LOCATION: |  Second floor. Hallway. |
|---|---|
| DOOR: | Good. |
| DOOR LOCKS: | A lock is installed and functioned as designed when tested. |
| CEILINGS: | Condition appears to be good. |
| WALL FINISH: | Condition appears to be good. |
| FLOORING: |  Vinyl type. The vinyl is discolored and raised at areas around the toilet base which indicates moisture intrusion. This is usually a sign of a leaking wax toilet base seal and there may be sub floor deterioration. Conditions observed are based on a visual inspection / sounding of the area. Consult with the appropriate contractors for the proper course of action and repairs. Caulking at the tub / floor connection which is a regular maintenance item appears to be good. |
| LIGHTING: | Good - The lights responded to the switch when tested. |
| GFI OUTLETS: | GFCI outlet. Condition appears to be good; functioned as designed when tested. |
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| HEATING DEVICE: | Heat register was observed. There was air flow from the register when the heating system was tested. |
|---|---|
| VENTILATION: | Exhaust fan responded to the switch and appears to be functioning as designed. Noted air draw from the unit. |
| VANITY: | Overall condition appears to be good. The doors and drawers functioned as designed when tested. |
| COUNTERTOPS: | Laminate type. Condition appears to be good. Periodic caulking / sealing at the back splash area and between the sink and countertop is required to help prevent moisture intrusion. |
| SINK: | Porcelain enamel on steel top mount. Condition appears to be good. |
| DRAIN CONDITION: | The drain flowed as designed. The stopper functions as designed. |
| FAUCET: | Condition appears to be good. Operated normally during testing. |
| TOILET: | Operated normally during testing. NOTE: The base is loose at the floor. See FLOORING for additional information. |
| PLUMBING LEAKS: | No plumbing leaks under the sink area apparent at this time. Note: Most damage to plumbing pipes under Bathroom sink areas is due to items being moved in and out; it would be prudent to monitor this area. |
| BATH FIXTURE: | A combination tub and shower is installed. Fiberglass type. |
| SHOWER PAN/TUB: | Overall condition appears to be good with normal wear and tear noted. |
| TUB/SHOWER SURROUND: | Overall condition appears to be good. Regular caulking of the seams and joints is required to keep water penetration to a minimum. |
| SHOWER ENCLOSURE: | A curtain is installed. |
| TUB/SHOWER PLUMBING: |  Overall condition appears to be good to fair. Drain flow is adequate. The shower head plumbing is not secured in the wall cavity which causes movement that can cause a joint to break and start to leak. The shower riser the pipe connecting the shower arm and shower valve should be secure to the stud or blocking. Repair. Caulking sealant should be added to the tub spout joint to prevent water penetration. |
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| WATER VOLUME: | Appears to be good. There is a noticeable decrease in water volume when more than one fixture is in use which is a normal condition. |
|---|
#2 bathroom
| LOCATION: |  Second floor. Master. |
|---|---|
| DOOR: | Good. |
| DOOR LOCKS: | A lock is installed and functioned as designed when tested. |
| CEILINGS: | Condition appears to be good. |
| WALL FINISH: | Condition appears to be good. |
| FLOORING: | Vinyl type. Condition appears to be good. Caulking at the tub / floor connection which is a regular maintenance Light appears to be good. |
| SKYLIGHT: | Good. There were not any stains noted in the well or immediate area. |
| WINDOWS: | Fixed window condition appears to be good. |
| LIGHTING: | Good - The lights responded to the switch when tested. |
| OUTLETS: | Condition appears to be good. |
| GFI OUTLETS: | Ground fault circuit interrupter protection is provided to this receptacle from the GFCI located in the following area: #1 Bathroom. |
| HEATING DEVICE: | Heat register was observed. There was air flow from the register when the heating system was tested. |
| VENTILATION: | Exhaust fan responded to the switch and appears to be functioning as designed. Noted air draw from the unit. NOTE: Cleaning maintenance has been deferred. Observed dust and lint build-up which can impede air flow. |
| VANITY: | Overall condition appears to be good. The doors and drawers functioned as designed when tested. |
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| COUNTERTOPS: | Laminate type. Condition appears to be good. Periodic caulking / sealing at the back splash area and between the sink and countertop is required to help prevent moisture intrusion. |
|---|---|
| SINK: | Porcelain enamel on steel top mount. Condition appears to be good. |
| DRAIN CONDITION: | The drain flowed as designed. Stopper functions as designed. |
| FAUCET: | Condition appears to be good. Operated normally during testing. |
| TOILET: | Condition appears to be good. Operated normally during testing. |
| PLUMBING LEAKS: | None apparent at this time. Note: Most damage to plumbing pipes under Bathroom sink areas is due to items being moved in and out; it would be prudent to monitor this area. |
| BATH FIXTURE: | Shower only. Acrylic / Fiberglass type. |
| SHOWER PAN/TUB: | Condition appears to be good with normal wear and tear noted. |
| TUB/SHOWER SURROUND: | Condition appears to be good. |
| SHOWER ENCLOSURE: | Shower door condition appears to good. Appears to function as designed. |
| TUB/SHOWER PLUMBING: | Appears to be functioning as designed. Drain flow is adequate. |
| WATER VOLUME: | There is a noticeable decrease in water volume when more than one fixture is in use. This is a normal condition and I did not observe a restricted water condition that would require any further evaluation/repair. |
#3 bathroom
| LOCATION: |  Main Floor. |
|---|---|
| POCKET DOOR: | The pocket door functioned as designed. Lock / latch functioned as designed when tested. |
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| CEILINGS: | Condition appears to be good. |
|---|---|
| WALL FINISH: | Condition appears to be good. |
| FLOORING: | Wood. Condition appears to be good with normal wear and tear noted. |
| OUTLETS: | Condition appears to be good. |
| GFI OUTLETS: | Ground fault circuit interrupter protection is provided to this receptacle from the GFCI located in the following area: #1 Bathroom. |
| HEATING DEVICE: | Heat register was observed. There was air flow from the register when the heating system was tested. |
| VENTILATION: | Exhaust fan responded to the switch and appears to be functioning as designed. Noted air draw from the unit. |
| SINK: | China pedestal sink installed. Overall condition appears to be good. |
| DRAIN CONDITION: | The drain flowed as designed. |
| FAUCET: | Good. Functioned as designed when tested. |
| TOILET: | Condition appears to be good. Operated normally during testing. |
| PLUMBING LEAKS: | None apparent at this time. |
| WATER VOLUME: | Appears to be good. |
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bedroom(s)
SCOPE: Sleeping rooms are evaluated for the Durability and Serviceability of the wall finishes, floor coverings, windows, doors, accessible outlets (to include electrical safety devices), light switches, lighting, closet storage, heating, emergency egress and smoke alarms. The cosmetic features of the room are subjective and not part of this evaluation. Cosmetic issues are only a concern if they are related to current leakage or structural issues.
bedrooms
| LOCATION: |  Second floor. The conditions and findings listed here apply to all (4) bedrooms unless noted otherwise. |
|---|---|
| DOOR: | Good. The doors functioned as designed when tested. NOTE: Doorstops are not installed but are recommended to protect the walls from damage. There is currently minor damage due to this condition. |
| DOOR LOCKS: | Locks are installed and functioned as designed when tested. |
| CEILINGS: | Condition appears to be good. |
| WALL FINISH: | Condition appears to be good. |
| FLOORING: | Carpet type. Condition appears to be good with some wear and tear noted. |
| WINDOWS: | Condition appears to be good. For fire safety reasons it should be noted that while these windows most likely met the standards at the time of construction hey do not meet current modern standards for emergency egress. These size and height standards are in place to facilitate egress from the room in question as well as entrance by first responders in an emergency. We recommend you become familiar with the current requirements in your area and correct as necessary. |
| WINDOW FUNCTION: | Checked and found to be operable. Locks are installed and functioned as designed when tested. |
Essential Home Inspection Services, LLC
"When you need to know"
MOBILE 503-239-8514Home Inspectors Serving Portland and Surrounding CountiesFAX 866-350-4783
| CLOSET: |  General overall condition appears to be good. Middle Bedroom: The closet door guide is missing which can be a hazard; recommend repair. NOTE: There is a fixture using an unprotected incandescent light bulb inside the closet which is considered a Potential Fire Hazard when installed inside a closet. Recommend the upgrade to a covered bulb type fixture prior to occupancy for fire safety reasons. |
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| SMOKE ALARM: | Smoke alarms are not installed but the upgrade is recommended for fire safety. |
| LIGHTING: | Good - The lights responded to the switches when tested. A ceiling fan is installed and functioned as designed when tested. |
| OUTLETS: | Many of the outlets are loose from wear and tear. This is a Potential Shock / Fire Hazard. Loose fitting plugs can arc causing heat which can melt wires and start fires.Have an electrician further evaluate and correct the conditions prior to use. |
| MISWIRED OUTLET(S): | Middle Bedroom North wall. Noted outlet with Reverse Polarity which means that the hot and neutral wires have been reversed either at the outlet which is the usual case or somewhere in the system upstream from the outlet. This is a Potential Shock Hazard. Have an electrician further evaluate and correct the condition prior to use. |
| AFCI PROTECTION: | No. See the ELECTRICAL SYSTEM for additional information. |
| HEATING DEVICE: | Heat registers observed. There is air flow from the registers when the heating system was tested. |
Essential Home Inspection Services, LLC
"When you need to know"
MOBILE 503-239-8514Home Inspectors Serving Portland and Surrounding CountiesFAX 866-350-4783
interior - (general)
general interior
| NOTES: | Viewing of components may be restricted by furniture, appliances, floor coverings, wall hangings, window treatments, stored or personal items, etc. Conditions noted are related to readily visible areas only. Areas, components and latent defects that are hidden or otherwise unable to be evaluated are beyond the scope of the inspection. Items are described per the appearance of components; actual materials may vary. Cosmetic defects are subjective and generally not addressed in the report except if related to a safety hazard, leakage or structural condition. Ascertaining the source of odors is beyond the scope of this inspection. |
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ceilings / walls / floors / doors
| CEILINGS: | Drywall. General overall visible condition appears to be good. No evidence of current roof leaks on the ceilings noted. "Nail pops" and shrinkage cracks were noted which are considered typical, cosmetic conditions generally related to the drying or settling of the structure and are not uncommon, especially in newer construction or remodels. The ceiling structure was not visible. |
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| WALLS: | Drywall. General overall visible condition appears to be good. Note: Minor cracks can appear on ceilings and walls, around windows and doors, and follow lines of framing members, seams of drywall and plasterboard. These cracks in the wall or ceiling materials are usually indicative of common settling, wood shrinkage and / or seismic activity, and are considered as typical cosmetic conditions. These cracks can be the subject of debate in the industry and if a concern are best evaluated by an expert. The wall structure was not visible. |
| WALL CAVITIES: | The insides of the wall cavities were NOT evaluated. We are limited to visual signs on the outer wall surfaces and cannot see through the walls to detect concealed water damage, concealed molds, concealed wood destroying insect damage, concealed wood destroying organism activity, or any other concealed conditions inside the walls. The evaluation inside of the walls is possible using destructive discovery and boroscopes, but this is not a service offered by our inspection firm = WE DO NOT PERFORM DESTRUCTIVE DISCOVERY. |
| WALL INSULATION: | Unable to determine if the walls are insulated. |
| MOISTURE ENTRY: | There was no apparent evidence of moisture entry at this time. Refer to the seller for any history of moisture related conditions. |
| FLOORS: | Carpet, vinyl type, tile type. General overall visible condition appears to be good except where noted as otherwise. Our examination of carpeted flooring is limited due to its nature; we do not lift carpet up to examine the sub floor as this would be considered destructive discovery which is beyond the scope of the inspection. Floor "squeaks" noted in some areas. These conditions can originate from various places, for various reasons, often resulting from the rubbing of the sheathing against the shank of a nail that protrudes from the sheathing material. There are several ways to repair these conditions; consult with a professional floor rehab specialist as necessary. Floors are wood framed construction typical of the era. |
Essential Home Inspection Services, LLC
"When you need to know"
MOBILE 503-239-8514Home Inspectors Serving Portland and Surrounding CountiesFAX 866-350-4783
| DOORS: | General overall condition appears to be good. The doors and door hardware functioned as designed when tested. NOTE: Door stops are not installed in some areas but are recommended to protect the walls from damage. |
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| REMARKS: | See individual room notes for specific information. |
windows
| MATERIAL: | Metal type. |
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| PANES: | Single Pane. |
| STYLE: | Sliding. Fixed. |
| CONDITION: | General overall visible condition appears to be good to fair. The windows appear to be original to the home. Evidence of current or past condensation noted. There are moisture stains on most of the window sills most likely due to condensation issues. This is a typical condition with older wood & metal framed windows but can also occur with newer thermal windows. Window sills can become stained and damaged; organic growth can occur from the excess moisture. Condensation is usually related to climatic / humidity conditions. When extreme temperature differences or high humidity levels (the warmer the air the more moisture it will retain) are present it manifests itself in the form of condensation on the coldest area of a wall which is usually the window. Condensation can appear as a light coating of water, water droplets, ice, frost or any combination of the four. In most cases this is NOT the fault of any installed window but rather the humidity level of the home. Some condensation can be expected in cold weather. High humidity levels can cause moisture issues with window components, walls and attics. There are several factors, causes and potential remedies. Consider further research, evaluation and correction as necessary. |
| FUNCTION: | All of the dwelling's windows were checked and found to be operable unless noted otherwise. |
| SCREENS: | The evaluation of screens is beyond the scope of this evaluation. |
| MINI-BLINDS: | The evaluation of mini-blinds and window treatments in general is beyond the scope of this evaluation. If mini-blind and/or vertical blind pull cord safety is a concern you can contact the Window Covering Safety Council for free pull cord safety devices. They can be reached at http://www.WindowCoverings.org. |
| REMARKS: | See individual room notes for any additional information. |
additional items
| SMOKE ALARMS: | Installed. Please refer to the seller for history of unit or battery replacement, maintenance, repairs, etc. Smoke alarms have a limited life span. Units 10 years old or older should be replaced because their sensors wear out. Reachable smoke alarms are tested by pressing the "TEST" button which verifies power and horn function only. The type of alarm is not identified. Smoke alarms should be tested and vacuumed on a regular basis. The State Fire Marshal recommends that smoke alarms be placed in each bedroom, even if not required by code for added fire protection. Smoke alarms should not be placed in kitchens, bathrooms, garages or unheated spaces because moisture, frost, cooking vapors or exhaust fumes can cause units to sound a false alarm. It would be prudent to develop an emergency fire escape plan for fire safety reasons. For fire safety reasons we recommend that the client test the units immediately upon moving into the dwelling. |
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Essential Home Inspection Services, LLC
"When you need to know"
MOBILE 503-239-8514Home Inspectors Serving Portland and Surrounding CountiesFAX 866-350-4783
| CARBON MONOXIDE ALARMS: | A unit was not found but they are strongly recommended on each living floor in homes with gas appliances and/or attached garages. NOTE: CO is a colorless and odorless compound produced by incomplete combustion that is lethal at high concentrations. A Carbon Monoxide detector should be considered as a BACKUP to proper use and maintenance of installed fuel-burning appliances. As a safety measure become familiar with and follow manufactures recommendations / instructions for proper operation and maintenance of all fuel burning appliances. |
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| FIRE EXTINGUISHERS: | We recommend having one or more multi-purpose household fire extinguishers on hand or fire safety reasons. |
HAZARDOUS MATERIALS TESTING & IDENTIFICATION
| PLEASE NOTE: | Hazardous materials are beyond the scope of this Home Inspection report. If asbestos, molds, fungi, sick home syndrome, electromagnetic fields, fiberglass, formaldehyde, hazardous wastes, lead, radon, soils contamination, underground storage tank contamination, or quality of drinking water and waste disposal are a concern, please contact an appropriate expert. |
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| RADON: | The EPA recommends that all residences located under 3 stories off the ground be tested for the presence of this gas. http://www.epa.gov/radon/pubs/hmbyguid.html#3.b. |
| MOLDS & FUNGI: | MOISTURE EQUALS MOLD - Moisture may be found in the structure during our visual inspection. If moisture is found, then it is scientifically known that moisture and mold are inter-related. We do not claim to have the background, education, or experience necessary to formulate an opinion as to the existence or non-existence of mold. If moisture is listed in any portion of the report, then we want our client's to understand that mold may also be present and that they should meet with the experts of their choice who have the background, education and experience to help them. |
Essential Home Inspection Services, LLC
"When you need to know"
MOBILE 503-239-8514Home Inspectors Serving Portland and Surrounding CountiesFAX 866-350-4783
notes - general
PLEASE REMEMBER: Our service is established to help you identify and document most of the conditions of the property. The inspection report is not intended to be an "all inclusive" list of every condition, but rather, to identify the major challenges that were visible on the day of the inspection. If you notice other major items that are not included in this report that you would like included, please notify us and we will make an addendum to the inspection report to reflect these items. Please remember that cosmetic items are subjective and beyond the scope of our evaluations.
This report is intended as a list of pertinent issues regarding the conditions of the items included in the report. All evaluations have been factored by the age of the property and other relevant conditions, such as weather, on the date of the inspection. The report findings are only valid on the day of the inspection. Conditions can and will change at any time after we have left the property. As a safety measure we strongly recommend that you become familiar with the proper operation and maintenance recommendations for all household components.
Our service is NOT a guarantee or warranty of the integrity of the systems of the property. No maintenance services, removal of cowlings, or destructive discovery have been performed. Our liability is limited by the terms in our service agreement.. Thank you for selecting our firm to complete your property inspection.
| REPORT PREPARED BY: | Patrick Krzemien and Nancy Krzemien. |
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WARNING TO THIRD PARTIES: This report cannot be sold or transferred! This report is protected by copyright! Reproduction, transfer, imitation, or duplication of our reports will be subject to penalties provided by Federal copyright laws. This report was prepared exclusively for our contracted client within the limits agreed to in the signed Inspection Contract. If you are a buyer or a third party other than our client who contracted for our services, and are relying upon the report findings, be aware we do NOT have a Privaty of Contract with you and as such Essential Home Inspection Services, LLC and its agents have no liability whatsoever for your unauthorized reliance upon the report findings.
*inspection summary*
IMPORTANT NOTE- PLEASE READ: The Summary page is provided to allow the reader a brief overview of the report. This summary is not all encompassing. Reading this page alone is not a substitute for reading the report in its entirety. The entire Inspection Report, Pest and Dry Rot Report, Oregon Standards of Practice, and the signed Inspection Contract must be carefully read to fully assess the findings of the inspection. This list is not intended to determine which items need to be addressed per the contractual requirements of the sale of the property.
As per our signed Inspection Contract, it is recommended that any deficiencies and the components/systems related to these deficiencies noted in the report be further evaluated/inspected and repaired as needed by the appropriate licensed contractors/professionals PRIOR TO THE CLOSE OF ESCROW or the INSPECTION CONTINGENCY PERIOD - Consult with your licensed Real Estate Broker. Further evaluation prior to the close of escrow or the inspection contingency period is recommended so the properly licensed professional can evaluate our concerns further and inspect the remainder of the system or component for additional issues that may be outside our area of expertise or the scope of a home inspection. Please call our office for any clarifications or further questions.
TOPOGRAPHY
SLOPE WITHIN 10 FEET OF HOUSE:
Certain areas around the perimeter of the structure are level at best. Additional measures should be taken to provide the recommended drainage.
FOUNDATION DRAINAGE:
One or more of the downspouts terminate in close proximity to the foundation.
DRIVEWAYS/WALKWAYS
WALKWAYS:
There are some areas where the slabs have settled creating Potential Tripping Hazards. Recommend repair to allow for safe use.
EXTERIOR TRIMS, WINDOWS, DOORS
PAINT/STAIN CONDITION:
Small areas of the paint are peeling/flaking. This minor maintenance item should be addressed to ensure the ongoing integrity of the siding material.
WINDOWS CONDITION:
There are a few areas of caulking that need attention. Recommend annual maintenance of all exterior caulking. This will help to prevent moisture entry.
DECK
FLASHING:
The recommended flashing along the house/deck joint was NOT installed. This will greatly increase moisture, and in extension, the rate of deterioration at the deck ledger board/house joint.
DECK BOARDS:
Moss was visible on the deck boards. This indicates long term exposure to moisture which leads to rot and deterioration.
CHIMNEY #1
MATERIAL:
Some of the mortar is deteriorated. Repairs are needed.
GARAGE DOOR(S)
AUTO-REVERSE:
Automatic reverse feature is not adjusted correctly. The door does not reverse without undo pressure being applied. Door opener tension needs adjustment to insure safe use conditions.
HEATING SYSTEM
RECOMMENDATION:
The unit shows no evidence of recent maintenance. Part of the normal maintenance of gas appliances is that they should be serviced at least annually to ensure the integrity of the unit. It is recommended that you have this unit serviced, evaluated, and tuned by a Heating contractor before closing on the home.
AIR CONDITIONING
CONDENSER UNIT:
The concrete pad sits lower than the surrounding ground. This allows water to accumulate at the bottom of the compressor unit. This can cause rust/deterioration.
MAIN DISTRIBUTION PANEL
PANEL LIGHTING:
The lighting near the panel is inadequate. Add the recommended lighting near the panel to allow for safer access.
ATTIC COMPONENTS:
LEAK EVIDENCE:
Water stains observed on the framing members which appear to be from current leaking. Repair.
ATTIC VENTILATION:
There are indications of what appear to be organic growth on portions of the attic framing. This is usually an indication of insufficient ventilation, excess humidity or a combination of both. Recommend the appropriate contractor further evaluate and repair as necessary.
FRONT PORCH or ENTRANCE
GFCI RECEPTACLES:
The GFCI receptacle was tested and the following issues were noted. For safety reasons these should be corrected immediately by a licensed electrician. The GFCI outlet has an open ground and the circuit should be evaluated to restore the ground.
DECK
GFCI RECEPTACLES:
This receptacle is NOT ground fault circuit interrupter (GFCI) protected.
HEATING SYSTEM
AREA LIGHTING:
The light near the furnace did not respond to the switch.
ELECTRICAL SYSTEM - GENERAL
OUTLET TESTING:
The following conditions were noted: Loose fitting outlets, mis-wired outlet(s). See the individual room notes. These conditions present potential shock and fire hazards and should be repaired prior to use for personal and fire safety reasons.
ATTIC COMPONENTS:
ATTIC ELECTRICAL:
There are one or more junction boxes without the required covers.
CRAWL SPACE
CRAWL SPACE ELECTRICAL:
Noted line splices in the crawl space without the use of proper J-boxes and covers.
APPLIANCES
DISPOSAL INSTALLATION:
A section of the wiring is not enclosed in a flexible metal conduit. This is a potential shock hazard and should be corrected.
BEDROOMS
CLOSET:
NOTE: There is a fixture using an unprotected incandescent light bulb inside the closet, which is considered a Potential Fire Hazard when installed inside a closet. Recommend the upgrade to a covered bulb type fixture, prior to occupancy, for fire safety reasons.
SMOKE ALARM:
Smoke alarms are not installed, but the upgrade is recommended for fire safety.
OUTLETS:
Some of the outlets are loose from wear and tear. This is a Potential Shock / Fire Hazard. Loose fitting plugs can arc, causing heat which can melt wires and start fires. Have an electrician further evaluate and correct the conditions prior to use.
MISWIRED OUTLET(S):
Middle Bedroom, North wall. Noted outlet with Reverse Polarity which means that the hot and neutral wires have been reversed, either at the outlet which is the usual case, or somewhere in the system upstream from the outlet. This is a Potential Shock Hazard. Have an electrician further evaluate and correct the condition prior to use
PLUMBING SYSTEM
GENERAL CONDITION:
The plumbing system is older and has been partially upgraded. Future upgrades and repairs should be anticipated and planned for.
SUPPLY PIPE LEAKS:
The older galvanized pipes show the typical signs of "pinhole" type of leaks. This condition typically indicates the material is at the end of its useful life. There was no evidence of active leakage at the time of the inspection.
KITCHEN & DINING AREA
PLUMBING LEAKS:
There is currently a leak on the drain line. Recommend repair.
#1 BATHROOM
FLOORING:
The vinyl is discolored and raised at areas around the toilet base which indicates moisture intrusion. This is usually a sign of a leaking wax toilet base seal and there may be sub floor deterioration. Conditions observed are based on a visual inspection /sounding of the area. Consult with the appropriate contractors for the proper course of action and repairs.
TOILET:
The base is loose at the floor.
TUB/SHOWER PLUMBING:
The shower head plumbing is not secured in the wall cavity which causes movement that can cause a joint to break and start to leak. The shower riser, the pipe connecting the shower arm and shower valve, should be secure to the stud or blocking. Repair.
KITCHEN & DINING AREA
COUNTERTOPS:
Moisture stains observed under the sink area suggest that the seal between the sink and the counter might be inadequate and may allow water to run under the sink. Repair.
LAUNDRY
DRYER VENTING:
Maintenance has been deferred. Excessive lint build-up observed both behind the dryer and at the exterior vent hood. Lint is highly flammable. This condition represents a Potential Fire Hazard. Recommend further evaluation / maintenance / repair by a qualified technician to ensure proper vent connection and perform duct cleaning.
STAIRWAY(S)
RAILINGS STURDY:
The railing is NOT securely installed and is loose which is a Potential Hazard. Recommend repair to allow for safe use.
#1 BATHROOM
TUB/SHOWER PLUMBING:
Caulking sealant should be added to the tub spout joint to prevent water penetration.
#2 BATHROOM
VENTILATION:
Cleaning maintenance has been deferred. Observed dust and lint build-up which can impede air flow.
BEDROOMS
DOOR:
NOTE: Doorstops are not installed but are recommended to protect the walls from damage. There is currently minor damage due to this condition.
CLOSET:
Middle Bedroom: The closet door guide is missing, which can be a hazard; recommend repair.
Thank you for selecting our firm for your home inspection. If you have any questions regarding the inspection report or the home, please feel free to call or email.
Sincerely,
ESSENTIAL HOME INSPECTION SERVICES, LLC
PATRICK AND NANCY KRZEMIEN
Inspectors
enclosure
