Home Inspection Report - az773218.vo.msecnd.net · 2418 W Houston Ave, Spokane , WA 99208 Page 6 This confidential report is prepared exclusively for David Ferry ©2017 Walker Home

Home Inspection Report

2418 W Houston Ave, Spokane , WA 99208

Inspection Date:Monday June 5, 2017

Prepared For:David Ferry

Prepared By:Walker Home Inspections Service LLC

10524 N Kensington CTSpokane , WA 99218

[email protected]

Report Number:060517

Inspector:Mike Walker

License/Certification #:WA--731

Inspector Signature:

2418 W Houston Ave, Spokane , WA 99208 Page 2

This confidential report is prepared exclusively for David Ferry©2017 Walker Home Inspections Service LLC

Report SummaryItems Not Operating Or Operating properly

None apparent

Major ConcernsNone apparent

Potential Safety HazardsPossible gas leak No GFCI outlets present were required

Deferred Cost ItemsNone apparent

Improvement ItemsCarport/Patio cover fascia Peeling paint

Items To MonitorSiding




Report OverviewScope of Inspection

All components designated for inspection in the ASHI Standards of Practice are inspected, except as may be noted in the "Limitations of Inspection" sections within this report. It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind. Please refer to the pre-inspection contract for a full explanation of the scope of the inspection. I do not inspect, evaluate or test sprinkler systems, septic systems, wells or well water quality . Crawl spaces maybe inspected from the access panel only depending on condition of crawl space & access, decision is up to inspectors discretion. Attic maybe inspected from the access panel only decision is up to inspectors discretion . Roofs may be inspected from the eves or ground with binoculars because of roof pitch or weather, decision is up to inspectors discretion & safety concerns. Visual Inspection Only : Inspector does not move furniture, pictures, appliances, personal objects or remove access panels that are screwed, painted or caulked shut.

Main Entrance FacesSouth

State of OccupancyOccupied

Weather ConditionsSunny

Recent RainNo

Ground CoverDry

Approximate AgeOlder




GroundsService Walks

None Not Visible

Material X Concrete Flagstone Gravel Brick Other: Tile

Condition Satisfactory X Marginal Poor X Trip hazard Typical cracks Pitched towards homeX Settling cracks Public sidewalk needs repair

Comments Walkway had some cracking and settlement, recommend repair and/or replacement Uneven slabs in walks, could be a tripping hazard, recommend repair and/or replace

Photos

Driveway/Parking

None Not Visible

Material X Concrete Asphalt Gravel/Dirt Brick Other:

Condition Satisfactory X Marginal Poor Settling Cracks Typical cracks Pitched towards homeX Trip hazard Fill cracks and seal

Comments Driveway had some settlement, but usable, recommend repair Trip hazard in driveway, recommend repair and/or replacement

Photos

Porch

None Not Visible

Condition X Satisfactory Marginal Poor Railing/Balusters recommended

Support Pier Concrete X Wood Other: Metal

Floor Satisfactory X Marginal Poor Safety Hazard

Comments

Photos




Grounds

Porch floor is cracked recommend repair & monitoring for further cracking

Stoops/Steps

None

Material X Concrete Wood Other: Railing/Balusters recommended Composite

Condition X Satisfactory Marginal Poor Safety Hazard Uneven risers Rotted/DamagedCracked Settled Eroding

Comments

Patio

None

Material X Concrete Flagstone Kool-Deck Brick Other:

Condition X Satisfactory Marginal Poor Settling cracks Trip hazardPitched towards home (see remarks) Drainage provided Typical cracks

Comments

Deck/Balcony

None Not Visible

Material Wood Metal X Composite Railing/Balusters recommended

Condition Satisfactory X Marginal Poor Wood in contact with soil

Finish X Treated Painted/Stained Other: Safety Hazard Improper attachment to houseRailing loose Not Applicable Composite

Comments Deck wood in contact with soil recommend removing soil

Photos




Grounds

Deck/Patio/Porch Covers

None

Condition Satisfactory X Marginal Poor Posts/Supports need Repair Earth to wood contactMoisture/Insect damage X In Need Of Normal Painting Maintenance

Recommend Metal Straps/Bolts/Nails/Flashing Improper attachment to house X None

Comments Fascia is damaged recommend repair Peeling paint present recommend painting

Photos

Fence/Wall

X Not evaluated None

Type Brick Block Wood Metal Chain Link Rusted Vinyl

Condition Satisfactory Marginal Poor Typical cracks Loose Blocks/Caps

Gate N/A Satisfactory Marginal Poor Planks missing/damaged Operable: Yes No

Comments

Landscaping affecting foundation

N/A

Negative Grade East West North South Satisfactory Recommend additional backfillRecommend window wells/covers X Trim back trees/shrubberiesWood in contact with/improper clearance to soil

Comments Recommend trimming trees/vegetation so it doesn not come into contact with the home

Photos




Grounds

Retaining wall

X None

Material Brick Concrete Concrete block Other: Railroad ties Timbers

Condition Satisfactory Marginal Poor Safety Hazard Leaning/cracked/bowedDrainage holes recommended

Comments

Hose bibs

N/A

Condition X Satisfactory Marginal Poor X No anti-siphon valve X Recommend Anti-siphon valveX Recommend frost free hose bib

Operable X Yes No Not Tested Not On

Comments Hose bib(s) not equipped with anti-siphon devices, possible cross connection can occur with anti-siphon device, recommend installing Front Hose bib(s) not frost-proof type, recommend turning off shut off valve inside of home to prevent freezing




RoofGeneral

Visibility None X All Partial Limited By:The following items or areas are not included in the inspection: areas that could not be traversed or viewed clearly due to lack of access: solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material nor guarantee that leaks have not occurred in the roof structure, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks and evidence of past leaks observe during the inspection are reported on as part of the inspection. The inspector does not guarantee or warranty that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, and less the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extension were leak free

Height limited visibility Snow/Ice coverage limited visibility

Inspected From X Roof Ladder at eaves Ground With Binoculars

Style of Roof

Type Gable X Hip Mansard Shed Flat Other:

Pitch Low X Medium Steep Flat

Roof #1 Type: Asphalt Layers: 1+ Layers Age: 5+ Location:

Roof #2 X NoneType: Layers: Age: Location:

Roof #3 X NoneType: Layers: Age: Location:

Comments Hip

Ventilation System

None N/A

Type X Soffit Ridge Gable X Roof Turbine Powered Other:

Comments Soffit/Eave Roof

Flashing/ Exhaust Vents

Material Not Visible X Galv/Alum Asphalt Copper Foam Rubber Lead Other:

Condition Not Visible X Satisfactory Marginal Poor Rusted MissingSeparated from chimney/roof Recommend Sealing Other:

Comments

Valleys

N/A

Material Not Visible Galv/Alum X Asphalt Lead Copper Other:




RoofValleys cont.

Condition Not Visible X Satisfactory Marginal Poor Holes Rusted Recommend Sealing

Comments

Condition of Roof Coverings

Roof #1 X Satisfactory Marginal Poor Curling Cracking Ponding Burn SpotsBroken/Loose Tiles/Shingles Nail popping Granules missing Alligatoring BlisteringMissing Tabs/Shingles/Tiles Moss buildup Exposed felt CuppingIncomplete/Improper Nailing Recommend roofer evaluate Evidence of LeakageRecommend caulking exposed nail heads Roof Was Not Visible Due to Snow/Ice Coverage

Roof #2 X N/A Satisfactory Marginal Poor Curling Cracking Ponding Burn SpotsBroken/Loose Tiles/Shingles Nail popping Granules missing Alligatoring BlisteringMissing Tabs/Shingles/Tiles Moss buildup Exposed felt CuppingIncomplete/Improper Nailing Recommend roofer evaluate Evidence of Leakage

Roof #3 X N/A Satisfactory Marginal Poor Curling Cracking Ponding Burn SpotsBroken/Loose Tiles/Shingles Nail popping Granules missing Alligatoring BlisteringMissing Tabs/Shingles/Tiles Moss buildup Exposed felt CuppingIncomplete/Improper Nailing Recommend roofer evaluate Evidence of Leakage

Comments Recommend caulking all exposed nail heads.

Photos

Recommend trimming tree branches away from roof

Recommend sealing electrical mast support brackets @ roof




RoofSkylights

N/A Not Visible Partially visible

Condition Cracked/Broken Satisfactory X Marginal Poor

Comments

Photos

Skylights have caulking/tar present future maintenance is required

Plumbing Vents

Not Visible Not Present Visible @ eves

Condition X Satisfactory Marginal Poor

Comments




ExteriorChimney(s)

None

Location(s) West

Viewed From X Roof Ladder at eaves Ground (Inspection Limited) With Binoculars

Rain Cap/Spark Arrestor Yes X No X Recommended

Chase X Brick Stone Metal Blocks Framed

Evidence of Holes in metal X Cracked chimney cap Loose mortar joints Flaking Loose brick RustNo apparent defects

Flue X Tile Metal Unlined Not Visible

Evidence of Scaling Cracks Creosote Not evaluated X Have flue(s) cleaned and re-evaluatedRecommend Cricket/Saddle/Flashing No apparent defects

Condition Satisfactory X Marginal Poor Recommend Repair Not Visible

Comments Recommend adding flue screen/rain cap to prevent Ember exit and rodent entry a qualified contractor is recommended to evaluate an estimate any required repairs. Chimney cap is cracked recommend sealing or patching.

Photos

Gutters/Scuppers/Eavestrough

X None

Condition Satisfactory Marginal Poor Rusting Downspouts needed Recommend repair/replaceNeeds to be cleaned

Material Copper Vinyl/Plastic Galvanized/Aluminum Other:

Leaking Corners Joints Hole in main run No apparent leaks

Attachment Loose Missing spikes Improperly sloped Satisfactory

Extension needed North South East West N/A

Comments

Siding

Material Stone Slate Block/Brick Fiberboard Fiber-cement Stucco EIFS* Not InspectedAsphalt X Wood Metal/Vinyl Other: X Typical cracks X Peeling paint Monitor Wood rotLoose/Missing/Holes

Condition Satisfactory X Marginal Poor X Recommend repair/painting

Comments Siding was showing some wear, but still in functional condition. Siding was in need of normal painting / staining maintenance,recommend painting/staining Some sections of siding we're not visible so no representation can be made to the condition of the




ExteriorSiding cont.

Comments cont. non-visible siding

Photos

Trim

Material X Wood Fiberboard Aluminum/Steel Vinyl Stucco X Recommend repair/paintingDamaged wood Other:

Condition Satisfactory X Marginal Poor

Comments

Photos

Fascia

None

Material Wood Fiberboard X Aluminum/Steel Vinyl Stucco Recommend repair/paintingDamaged wood Other:


Comments

Flashing/Vents

X None

Material Wood Fiberboard Aluminum/Steel Vinyl Stucco Recommend repair/paintingDamaged wood Other:

Condition Satisfactory Marginal Poor

Comments




ExteriorCaulking

None

Condition Satisfactory X Marginal PoorX Recommend around windows/doors/masonry ledges/corners/utility penetrations

Comments Recommend caulking around windows, doors, corners, utility penetrations.

Photos

Windows/Screens

Condition X Satisfactory Marginal Poor Wood rot Recommend repair/paintingRecommend repair/replace damaged screens Failed/fogged insulated glass

Material Wood Metal X Vinyl Aluminum/Vinyl clad

Screens Torn Bent Not installed X Satisfactory

Comments

Storms Windows

X None Not installed

Condition Satisfactory Broken/cracked Wood rot Recommend repair/painting

Material Wood Clad comb. Wood/Metal comb. Metal

Putty Satisfactory Needed N/A

Comments

Slab-On-Grade/Foundation

Foundation Wall Concrete block X Poured concrete Post-Tensioned concrete Not Visible Other:Stone/Rock

Condition X Satisfactory Marginal Monitor Have Evaluated Not Evaluated

Concrete Slab X N/A Not Visible Satisfactory Marginal Monitor Have Evaluated

Comments Foundation was only partially visible, no opinion can be made of the none visible portion of the foundation. Visible portion of the foundation was in satisfactory condition

Service Entry/ Wiring/ Outlets

Location Underground X Overhead

Condition X Satisfactory Marginal Poor Weather head/mast needs repair Overhead wires too low

Exterior receptacles X Yes No Operable: X Yes No Condition: X Satisfactory Marginal Poor

GFCI present X Yes No Operable: X Yes No Safety Hazard Reverse polarity Open ground(s)Recommend GFCI Receptacles

Comments

PhotosThis confidential report is prepared exclusively for David Ferry

©2017 Walker Home Inspections Service LLC



Exterior

Recommend keeping tree branches trimmed away from main power line

Building(s) Exterior Wall Construction

Type Not Visible X Framed Masonry Other:

Condition X Not Visible Satisfactory Marginal Poor

Comments Building structure not visible due to siding, not evaluated.

Exterior Doors

Main Entrance N/A Weatherstripping: X Satisfactory Marginal Poor Missing ReplaceDoor condition: X Satisfactory Marginal Poor

Patio N/A Weatherstripping: X Satisfactory Marginal Poor Missing ReplaceDoor condition: X Satisfactory Marginal Poor

Rear door N/A Weatherstripping: X Satisfactory Marginal Poor Missing ReplaceDoor condition: X Satisfactory Marginal Poor

Other door X N/A Weatherstripping: Satisfactory Marginal Poor Missing ReplaceDoor condition: Satisfactory Marginal Poor

Comments

Exterior A/C - Heat pump #1

Unit #1 N/ALocation: North Brand: Rheem Model #: RACA Serial #: 5539Approximate Age: 20-25+

Condition X Satisfactory Marginal Poor Cabinet/housing rusted

Energy source X Electric Gas Other:

Unit type X Air cooled Water cooled Geothermal Heat pump

Outside Disconnect X Yes No 30: Fuses/Breakers installed (amps): Improperly sized fuses/breakers

Level X Yes No Recommend re-level unit

Condenser Fins Damaged Need cleaning Damaged base/pad Damaged Refrigerant Line X Satisfactory

Insulation X Yes No Replace

Improper Clearance (air flow) Yes X No

Comments

Photos




Exterior

Exterior A/C - Heat pump #2

Unit #2 X N/ALocation: Brand: Model #: Serial #:Approx. Age:

Energy source Electric Gas Other:

Unit type Air cooled Water cooled Geothermal Heat pump

Outside Disconnect Yes No Maximum fuse/breaker rating (amps): Fuses/Breakers installed (amps):Improperly sized fuses/breakers

Level Yes No Recommend re-level unit

Condenser Fins Damaged Need cleaning Damaged base/pad Damaged Refrigerant Line Satisfactory

Insulation Yes No Replace

Condition Satisfactory Marginal Poor Cabinet/housing rusted

Improper Clearance (air flow) Yes No

Comments




KitchenCountertops

Condition X Satisfactory Marginal Recommend repair/caulking

Comments Counter top has normal wear.

Cabinets

Condition X Satisfactory Marginal Recommend repair/adjustment

Comments Cabinets have normal wear.

Plumbing

Faucet Leaks X Yes No

Pipes leak/corroded Yes X No

Sink/Faucet Satisfactory Corroded Chipped X Cracked Recommend repair

Functional drainage X Satisfactory Marginal Poor

Functional flow X Satisfactory Marginal Poor

Comments Drain lines had no visible leaks or signs of backup at the time of inspection. Kitchen faucet leaks recommend repair by licensed plumber

Photos

Walls & Ceiling

Condition X Satisfactory Marginal Poor Typical cracks Moisture stains

Comments

Heating/Cooling Source

X Yes No

Comments

Floor

Condition X Satisfactory Marginal Poor Sloping Squeaks

Comments No representation can made of the condition of the subfloor

Appliances

Disposal N/A Not tested Operable: X Yes No

Oven N/A Not tested Operable: X Yes No

Range N/A Not tested Operable: X Yes No

Dishwasher N/A Not tested Operable: X Yes No

Trash Compactor X N/A Not tested Operable: Yes No




KitchenAppliances cont.

Exhaust fan N/A Not tested Operable: X Yes No

Refrigerator N/A Not tested Operable: X Yes No

Microwave X N/A Not tested Operable: Yes No

Other Operable: Yes No X N/A

Dishwasher airgap Yes X No

Dishwasher drain line looped Yes X No

Receptacles present X Yes No Operable: X Yes No

GFCI Yes X No Operable: Yes No Recommend GFCI Receptacles: X Yes NoPotential Safety Hazard(s) GFCI Protected

Open ground/Reverse polarity: Yes X No Potential Safety Hazard

Comments Appliances only tested for operation, working or not. Quality or extent of operation not part of testing or inspection Dishwasher drain line not looped beneath countertop or has an air gap installed. Recommend repair Recommend installing GFCI outlet.




Laundry RoomLaundry

Laundry sink N/A Yes X No

Faucet leaks Yes No X N/A

Pipes leak Yes No Not Visible X N/A

Cross connections Yes X No Potential Safety Hazard

Heat source present X Yes No

Room vented X Yes No

Dryer vented N/A X Wall Ceiling Floor Not vented Plastic dryer vent not recommendedNot vented to exterior Recommend repair Safety hazard

Electrical Open ground/reverse polarity: Yes X No Safety hazard

GFCI present Yes X No Operable: Yes No Recommend GFCI Receptacles

Appliances X Washer X Dryer Water heater Furnace/Boiler N/A

Washer hook-up lines/valves Satisfactory Leaking Corroded Not Visible X Not Operated

Gas shut-off valve X N/A Yes No Cap Needed Safety hazard Not Visible

Comments Washmachine supply valves were not operated - visual inspection only. Washer & Dryer present but not operated

Photos

Vinyl flooring is damaged




Bathroom (1)Bath

Location First floor bath

Sinks Faucet leaks: Yes X No Pipes leak: Yes X No

Tubs N/A Faucet leaks: Yes X No Pipes leak: Yes No X Not Visible

Showers N/A Faucet leaks: Yes X No Pipes leak: Yes No X Not Visible

Toilet Bowl loose: Yes X No Operable: X Yes No Cracked bowl Toilet leaks

Whirlpool Yes X No Operable: Yes No Not tested No access door GFCI: Yes NoGFCI Recommended

Shower/Tub area X Ceramic/Plastic Fiberglass Masonite Other:Condition: X Satisfactory Marginal Poor Rotted floorsCaulk/Grouting needed: Yes X NoWhere:

N/A

Drainage X Satisfactory Marginal Poor

Water flow X Satisfactory Marginal Poor

Moisture stains present Yes X No Walls Ceilings Cabinetry

Doors X Satisfactory Marginal Poor

Window X None Satisfactory Marginal Poor

Receptacles present X Yes No Operable: Yes No

GFCI Yes X No Operable: Yes No X Recommend GFCI GFCI Protected

Open ground/Reverse polarity Yes X No Potential Safety Hazard


Exhaust fan X Yes No Operable: X Yes No Noisy

Comments No representation can made of the condition of the subfloor Drains show no signs of back-up during time of inspection. The were no active plumbing leak at the time of the inspection. No representation can be made to the condition of the wall behind tub or shower Recommend installing GFCI outlet.




Bathroom (2)Bath

Location Master bath

Sinks Faucet leaks: Yes X No Pipes leak: Yes X No

Tubs X N/A Faucet leaks: Yes No Pipes leak: Yes No Not Visible

Showers N/A Faucet leaks: Yes X No Pipes leak: Yes No X Not Visible

Toilet Bowl loose: Yes X No Operable: X Yes No Cracked bowl Toilet leaks

Whirlpool Yes X No Operable: Yes No Not tested No access door GFCI: Yes NoGFCI Recommended

Shower/Tub area Ceramic/Plastic X Fiberglass Masonite Other:Condition: Satisfactory X Marginal Poor Rotted floorsCaulk/Grouting needed: Yes X NoWhere:

N/A


Water flow X Satisfactory Marginal Poor

Moisture stains present Yes X No Walls Ceilings Cabinetry

Doors X Satisfactory Marginal Poor

Window None X Satisfactory Marginal Poor

Receptacles present X Yes No Operable: X Yes No

GFCI Yes X No Operable: Yes No X Recommend GFCI GFCI Protected

Open ground/Reverse polarity Yes X No Potential Safety Hazard


Exhaust fan Yes X No Operable: Yes No Noisy

Comments No representation can made of the condition of the subfloor Drains show no signs of back-up during time of inspection. The were no active plumbing leak at the time of the inspection.




Bedroom (1)Bedroom

Location First floor

Type MASTER BEDROOM

Walls & Ceiling X Satisfactory Marginal Poor Typical cracks Damage

Moisture stains Yes X NoWhere:

Floor X Satisfactory Marginal Poor X Squeaks Slopes Tripping hazard

Ceiling fan None X Satisfactory Marginal Poor Recommend repair/replace

Electrical Switches: X Yes No X Operable Receptacles: X Yes No X OperableOpen ground/Reverse polarity: Yes X No Safety hazard X Cover plates missing

Heating source present X Yes No Holes: Doors Walls Ceilings

Bedroom Egress restricted N/A Yes X No

Doors None Satisfactory X Marginal Poor Cracked glass Broken/Missing hardware

Windows None X Satisfactory Marginal Poor Cracked glass Evidence of leaking insulated glassBroken/Missing hardware

Comments Outlets tested had correct polarity.

Photos

Cover plate missing @ outlet recommend installing

Entry door is damaged recommend repair




Bedroom (2)Bedroom

Location First floor South

Type BEDROOM





Electrical Switches: X Yes No X Operable Receptacles: X Yes No X OperableOpen ground/Reverse polarity: X Yes No Safety hazard Cover plates missing



Doors None X Satisfactory Marginal Poor Cracked glass Broken/Missing hardware


Comments Reverse polarity outlet present @ east wall recommend repair Clutter/Furniture present so no representation can be made to the condition of the walls, floor, trim or windows that were not visible

Photos




Bedroom (3)Bedroom

Location First floor SW

Type BEDROOM





Electrical Switches: X Yes No X Operable Receptacles: X Yes No X OperableOpen ground/Reverse polarity: Yes X No Safety hazard Cover plates missing



Doors None Satisfactory X Marginal Poor Cracked glass Broken/Missing hardware



Photos

Entry door is damaged recommend repair




Living RoomLiving Room


Walls & Ceiling X Satisfactory Marginal Poor X Typical cracks Damage



Ceiling fan X None Satisfactory Marginal Poor Recommend repair/replace

Electrical Switches: X Yes No X Operable Receptacles: X Yes No X OperableOpen ground/Reverse polarity: Yes X No Safety hazard X Cover plates missing





Photos

Outlet Cover plate missing @ closet outlet recommend installing




Dining RoomDining Room






Electrical Switches: X Yes No X Operable Receptacles: X Yes No X OperableOpen ground/Reverse polarity: Yes X No Safety hazard Cover plates missing








InteriorFireplace

None

Location(s) Living room

Type Gas X Wood Solid fuel burning stove Electric Ventless

Material X Masonry Metal (pre-fabricated) Metal insert Cast Iron

Miscellaneous Blower built-in Operable: Yes X No Damper operable: X Yes NoOpen joints or cracks in firebrick/panels should be sealed Fireplace doors need repair

Damper modified for gas operation X N/A Yes No Damper missing

Hearth extension adequate X Yes No

Mantel X N/A Secure Loose Recommend repair/replace

Physical condition Satisfactory Marginal Poor X Recommend having flue cleaned and re-examinedNot evaluated

Comments Recommend having flue cleaned and reexamined.

Stairs/Steps/Balconies

X None

Condition Satisfactory Marginal Poor Loose/Missing

Handrail Satisfactory Marginal Poor Safety hazard Hand Rail/Railing/Balusters recommended

Risers/Treads Satisfactory Marginal Poor Risers/Treads uneven Trip hazard

Comments

Smoke/Carbon Monoxide detectors

Smoke Detector X Present X Not Present Operable: Yes X No Not tested X Recommend additionalSafety Hazard

CO Detector Present X Not Present Operable: Yes No Not tested X Recommend additionalSafety Hazard

Comments Smoke detector did not operate @ the time of the inspection recommend repair There were no smoke detectors present recommend installing

Attic/Structure/Framing/Insulation

N/A Yes

Access Stairs Pulldown X Scuttlehole/Hatch No Access Other: Access limited by:

Inspected from X Access panel In the attic Other Limited access N/A

Location X Hallway Bedroom Closet Garage Other Bedroom

Flooring Complete Partial X None

Insulation Fiberglass Batts X Loose Cellulose Foam Other Vermiculite Rock woolDepth: 12"+ Damaged Displaced Missing Compressed

Recommend additional insulation

Installed in Rafters/Trusses Walls X Between ceiling joists Underside of roof deck Not Visible

Vapor barriers Kraft/foil faced Plastic sheeting Not Visible Improperly installed X N/A

Ventilation X Ventilation appears adequate Recommend additional ventilation Recommend baffles at eaves

Fans exhausted to Attic: Yes No Recommend repair Outside: Yes No X Not Visible

HVAC Duct X N/A Satisfactory Damaged Split Disconnected Leaking Repair/ReplaceRecommend Insulation




InteriorAttic/Structure/Framing/Insulation cont.

Chimney chase N/A Satisfactory Needs repair X Not Visible

Structural problems observed Yes X No Recommend repair Recommend structural engineer

Roof structure X Rafters Trusses X Wood Metal Collar ties Purlins Knee wall Not Visible Other:

Ceiling joists Wood Metal X Not Visible

Sheathing X Plywood OSB Planking Rotted Stained X Delaminated

Evidence of condensation Yes X No

Evidence of moisture Yes X No

Evidence of leaking Yes X No

Firewall between units X N/A Yes No Needs repair/sealing

Electrical X No apparent defects Open junction box(es) Handyman wiringKnob and tube covered with insulation Safety Hazard Knob & Tube Present

Comments Sheathing, examined from the attic, had some delamination, but was in functional condition. Ventilation was normal. Visible rafters viewed from the hatch were in satisfactory condition at the time of the inspection. Ceiling joist in attic were not visible because of insulation coverage

Photos




PlumbingWater service

Main shut-off location Closet

Water entry piping X Not Visible Copper/Galv. PVC Plastic CPVC Plastic Polybutylene PlasticPEX Plastic Lead Polyethylene

Lead other than solder joints Yes No X Unknown Service entry

Visible water distribution piping X Copper Galvanized PVC Plastic CPVC Plastic Polybutylene PlasticPEX Plastic Other:


Flow X Satisfactory Marginal Poor Water pressure over 80 psi Recommend plumber evaluateRecommend pressure regulator

Pipes Supply/Drain Corroded Leaking Valves broken/missing Dissimilar metalCross connection: Yes No Safety Hazard Recommend repair

Recommend a dielectric union X Satisfactory

Drain/Waste/Vent pipe X Copper X Cast iron Galvanized PVC X ABS Brass


Support/Insulation X N/AType:

Traps proper P-Type X Yes No P-traps recommended


Interior fuel storage system X N/A Yes No Leaking: Yes No

Fuel line N/A Copper Brass X Black iron Stainless steel CSST Not Visible GalvanizedRecommend CSST be properly bonded

Condition N/A X Satisfactory Marginal Poor Recommend plumber evaluate

Comments Some leaks present in home recommend repair by licensed plumber. No representation can be made of the condition of the plumbing that was not visible No representation can be made to future plumbing issues, leaks, corrosion & drainage issues can occur @ anytime. An inspection is not a guarantee or warranty only what the inspector can visually see @ the time of the inspection.

Photos

Water heater #1

X N/A




PlumbingWater heater #1 cont.

General Brand Name: Serial #:Capacity: Approx. age:

Type Gas Electric Oil LP Other:

Combustion air venting present Yes No N/A

Seismic restraints needed Yes No N/A

Relief valve Yes NoExtension proper: Yes No Missing Recommend repair Improper material

Vent pipe N/A Satisfactory Pitch proper Improper Rusted Recommend repair

Condition Satisfactory Marginal Poor Aging

Comments Water heater was not visible

Water heater #2

X N/A

General Brand Name: Serial #:Capacity: Approx. age:

Type Gas Electric Oil LP Other:


Seismic restraints needed Yes No N/A

Relief valve Yes NoExtension proper: Yes No Missing Recommend repair Improper material

Vent pipe N/A Satisfactory Pitch proper Improper Rusted Recommend repair


Comments

Water softener

X None

Loop installed Yes No

Plumbing hooked up Yes No

Plumbing leaking Yes No

Comments




Heating SystemHeating system

Unit #1 Brand name: Goodman Approx. age: 6+

Unknown Model #: GDH80 Serial #: 1101 X Satisfactory Marginal PoorX Recommended HVAC technician examine

Unit #2 X NoneBrand name: Approx. age: Model #: Serial #: Satisfactory Marginal Poor Recommended HVAC technician examine N/A

Energy source X Gas LP Oil Electric Solid fuel

Warm air system Belt drive X Direct drive Gravity Central system Floor/wall furnace

Heat exchanger N/A X Sealed X Not Visible Visual w/mirror Flame distortion RustedCarbon/soot buildup

Carbon monoxide N/A Detected at plenum Detected at register Not testedTester: TIFF 8800

Combustion air venting present N/A X Yes No

Controls Disconnect: X Yes No X Normal operating and safety controls observedGas shut off valve: X Yes No

Distribution X Metal duct Insulated flex duct X Cold air returns Duct board Asbestos-like wrapSafety Hazard

Flue piping N/A X Satisfactory Rusted Improper slope Safety hazard Recommend repair/replace

Filter X Standard Electrostatic X Satisfactory Needs cleaning/replacement MissingElectronic (not tested)

When turned on by thermostat X Fired Did not fire Proper operation: X Yes No Not tested

Heat pump X N/A Supplemental electric Supplemental gas

Sub-slab ducts X N/A Satisfactory Marginal Poor Water/Sand Observed: Yes No

System not operated due to X N/A Exterior temperature Other:

Comments Furnace was in normal working order at the time of the inspection. Recommend having HVAC tech service/evaluate

Photos

Gas leak detected @ gas line connection recommend licensed HVAC technician evaluate




Heating SystemBoiler system

X N/A

General Brand name: Approx. age: Model #: Serial #:

Energy source Gas LP Oil Electric Solid fuel

Distribution Hot water Baseboard Steam Radiator Radiant floor

Circulator Pump Gravity Multiple zones

Controls Temp/pressure gauge exist: Yes No Operable: Yes No

Oil fired units Disconnect: Yes No


Relief valve Yes No Missing Extension proper: Yes No Recommend repair/replace

Operated When turned on by thermostat: Fired Did not fire

Operation Satisfactory: Yes No Recommend HVAC technician examine before closing

Comments

Other systems

X N/A

Type Electric baseboard Radiant ceiling cable Gas space heater Solid fuel burning stoveWall heaters

Proper operation Yes No

System condition Satisfactory Marginal Poor Recommend HVAC Technician Examine

Comments




Electric/Cooling SystemMain panel/ Wiring

Location Closet

Condition X Satisfactory Poor Not Evaluated Marginal

Adequate Clearance to Panel X Yes No

Amperage/Voltage Unknown 60a 100a 150a X 200a 400a 120v/240v 125a

Breakers/Fuses X Breakers Fuses

Appears grounded X Yes No Not Visible

GFCI breaker Yes X No Operable: Yes No

AFCI breaker Yes X No Operable: Yes No Not Tested

Main wire X Copper Aluminum Not Visible Double tapping of the main wireCondition: X Satisfactory Marginal Poor

Branch wire X Copper Aluminum Solid Branch Aluminum Wiring Not Visible Safety HazardKnob & Tube Present recommend electrician evaluate

Branch wire condition X Satisfactory Poor Recommend electrician evaluate/repair X Romex BX cableConduit Knob/Tube Double tapping Wires undersized/oversized breaker/fusePanel not accessible Not evaluated

Reason:

Comments Panel size appeared to be compatible to service size.

Photos

Sub panel(s)

X None apparent Present Not Evalutated

Location(s) Location 1: Location 2: Location 3:

Evaluation Panel not accessible Not evaluatedReason:

Recommend separating/isolating neutrals Recommend electrician repair/evaluate box

Branch wire Copper Aluminum Safety hazard Neutral/ground separated: Yes NoNeutral isolated: Yes No


Comments




Electric/Cooling SystemEvaporator Coil Section Unit #1

N/A Present

General X Central system Wall unit

Evaporator coil Satisfactory X Not Visible Needs cleaning Damaged

Refrigerant lines Leak/Oil present Damage Insulation missing X Satisfactory

Condensate line/drain X To exterior To pump Floor drain Other:

Secondary condensate line/drain Present: Yes X No Needed: Yes X No Primary pan appears cloggedRecommend technician evaluate

Operation Differential: 12°

Condition Satisfactory X Marginal Poor X Recommend HVAC technician examine/clean/serviceNot operated due to exterior temperature

Comments A/C is operating outside the proper temperature differential, have HVAC contractor examine.

Evaporator Coil Section Unit #2

X N/A

General Central system Wall unitLocation: Age:

Evaporator coil Satisfactory Not Visible Needs cleaning Damaged

Refrigerant lines Leak/Oil present Damage Insulation missing SatisfactoryRecommend/Replace damaged/missing insulation

Condensate line/drain To exterior To pump Floor drain Other:

Secondary condensate line/drain Present: Yes No Needed: Yes No Primary pan appears cloggedRecommend technician evaluate

Operation Differential:

Condition Satisfactory Marginal Poor Recommend HVAC technician examine/clean/serviceNot operated due to exterior temperature

Comments




Crawl Space (1)Crawl space

N/A Not Visible

Type X Full crawlspace Combination basement/crawl space/slab

Conditioned (heated/cooled) Yes X No

Comments Crawl space access was blocked only partial view of crawl space through wall vent

Photos

Access

Location X Exterior Interior hatch/door Via basement No access

Inspected from X Access panel In the crawl space

Comments

Foundation walls

Condition Satisfactory Marginal Have Evaluated Monitor Cracks Movement Not VisibleX N/A

Material Concrete block Poured concrete Stone ICF Wood Brick X N/A

Comments Not Visible

Floor

Material Concrete Gravel X Dirt Other: Not Visible

Condition Typical cracks Not Visible X Vapor barrier present

Comments Vapor barrier had been disturbed recommend plastic sheeting covering all dirt

Drainage

Sump pump Yes X No Operable: Yes No Pump not tested




Crawl Space (1)Drainage cont.

Standing water Yes No X Not Visible

Evidence of moisture damage Yes X No

Comments

Ventilation

N/A

Location X Wall vents Power vents None apparent

Condition Additional ventilation recommended Evidence of moisture damage Satisfactory X Marginal

Comments

Photos

West Wall vent Screen is torn recommend repair

Girders/Beams/Columns

Material Steel X Wood Masonry

Condition Satisfactory Marginal Poor X Not Visible Sagging/Altered

Comments

Joists

Material Wood Steel Truss Not Visible 2x8 2x10 2x12 Engineered I-TypeSagging/Altered joists

Condition Satisfactory Marginal Poor X Not Visible

Comments

Subfloor

X Not Visible Present

Condition Indication of moisture stains/rotting Satisfactory Marginal Poor

Comments

Insulation

None

Type X Fiberglass Cellulose Rockwool Foam Not VisibleStyrofoam

Location X Walls Between floor joists Other:




Crawl Space (1)Insulation cont.

Comments Some falling insulation present recommend securing

Vapor barrier

Present X Yes No Not Visible Improperly installed

Material Kraft/foil faced X Plastic Not Visible Other: None

Condition Satisfactory X Marginal Poor

Comments


Documents

Home Inspection Report - az773218.vo.msecnd.net · 2418 W Houston Ave, Spokane , WA 99208 Page 6 This confidential report is prepared exclusively for David Ferry ©2017 Walker Home