Home Inspection Report - az773218.vo.msecnd.net · Inspection of outbuildings/detached shops is not included in the price of the home inspection, unless agreed upon and additional

Home Inspection Report

Prepared exclusively forShawn George (Listing Agent) Faira.com

PROPERTY INSPECTED:

217 E Bartlett AveOmak, WA 98841

Date of Inspection: 06/20/2019Inspection No. 431136-205

INSPECTED BY:

Michael Hamilton

812 Idaho Street

Wenatchee, WA 98801

[email protected]

(509) 393-2525

INSPECTOR:

Michael Hamilton

[email protected]

(509) 393-2525

Each office is independently owned and operated

431136-205 217 E Bartlett Ave, Omak, WA 98841 06/20/2019

REPORT SUMMARYThis summary is not the entire report. The complete report may include additional information ofconcern to the client. It is recommended that the client read the entire report.

PROPERTY AND SITE2.0Landscape / Grading2.2.1 Trim and maintain vegetation away from the structure to minimize damage/wear to structure andto discourage animal/pest activity.

2.2.2 The ground surface near the house is flat or sloped toward the structure in places. Regradelandscaping to slope away from the foundation to help prevent water entry and damage to thefoundation. Ideally the slope should drop away from the structure one inch per foot, for six feet. Consulta landscaper for further evaluation.

2.2

Driveway(s)2.4.1 The asphalt driveway shows some cracking and ruts/holes. Seal cracks and fill ruts/holes toreduce further deterioration and potential trip hazards.

2.4

EXTERIOR3.0Eaves / Fascia / Soffit3.4.1 Roofing material at the carport does not overhang the fascia boards. Consult a roofing contractorfor repair to reduce potential wood rot/deterioration.

3.4

Porch(es)3.6.1 Provide guardrail(s) / handrail(s) on stairs for safety. Graspable handrails are recommended whenstairways rise more than 3 steps.

3.6

Deck(s)3.7.1 Where the deck is attached to the house (wood construction), flashing is recommended formoisture protection, to prevent the chance of water entry between the ledger board and house, andsubsequent wood rot. Consult a contractor/handyman for repair.

3.7

Carport3.8.1 The ledger board for the carport should be lag bolted, rather than nailed or screwed to the side ofthe house, as nails and screws can we can and rest over time, which could result in collapse. Werecommend bolting the ledger board, or installing support posts for continued stability.

3.8

ROOFING SYSTEM4.0Flat Surface(s)4.5.1 Further evaluation recommended by a roofing contractor over the carport. Repair/replacedamaged roofing material. Further it appears that the carport roof has also been used as a deck. Use ofthe roof as a deck is considered unsafe without railing. Further evaluation and repair recommended.

4.5

Flashings4.6.1 It is recommended to install metal flashing at the east sliding glass door, off of the upper level tothe carport roof, in order to keep moisture out of the building envelope. Consult a contractor for furtherevaluation and repair.

4.6

ATTIC5.0Insulation5.2.1 Insulation has not been finished in the upper attic space.

Provide additional insulation to improve energy efficiency. The recommended R value in our area sis R38or higher. Consider installing additional insulation for energy efficiency and comfort.

5.2

Page 1 of 23Michael Hamilton


ELECTRICAL SYSTEM7.0Service Entrance7.2.1 There is a service meter base installed in the backyard. There is no power connected. Furtherinvestigation by an electrician recommended.

7.2

Branch Circuit Wiring7.4.1 Unfinished.

7.4

Smoke Alarms7.5.2 Smoke alarms should be installed for safety.

7.5

Carbon Monoxide Alarms7.6.1 Carbon monoxide detectors were not installed at the time of the inspection. Installation of COmonitors adjacent to bedrooms and on each level of the home is recommended for safety.

7.6

HEATING/COOLING/VENTILATION SYSTEM(S)8.0HVAC General Comments

8.1.2 HVAC and systems could not be tested. No electrical hooked up to systems.

8.1

Fuel Tank / Lines8.3.1 Evidence of past use of an oil tank. Tank could be buried. Verified that tank has beendecommissioned/removed for environmental health.

8.3

PLUMBING SYSTEM9.0Plumbing General Comments9.1.1 Testing of the plumbing system and components could not be performed at the time of theinspection.

• The water main was turned off at the time of the inspection. • Fixtures remain uninstalled.

9.1

Water Heating Equipment9.5.1 There was no water heater hooked up at the time of the inspection.

• For earthquake safety, today's standard is for hot water tanks to have two earthquake straps; one onthe top third and the other at the bottom third of the tank. See the Washington State website for moredetail: http://www.doh.wa.gov/Emergencies/BePreparedBeSafe/Factsheets/WaterHeatersHowtosecurethem

9.5

INTERIOR10.0Interior General Comments

10.1.2 The home is in unfinished condition:

• Flooring remains to be installed.• Countertops/drawers missing.• Doors not installed.• Missing trim.• Railing is missing from stairways.

Consult appropriate contractors for installation/finish work.

10.1

APPLIANCES11.0Appliance General Comments11.1.1 Appliances were not installed at the time of the inspection.

11.1



INSPECTION REPORTINTRODUCTION1.0General Information1.1.1 At your request, an inspection of the above property has been conducted. Pillar To Post HomeInspectors, independently owned by Firm Foundation Home Inspection LLC, is pleased to submit thisreport. This report is a professional opinion based on a visual inspection of the readily accessiblecomponents of the property at the time of the inspection. This report is not an exhaustive technicalevaluation.

Please understand that there are limitations to the inspection. Many components of the property are notvisible during the inspection, and very little historical information is known in advance of the inspection.While we can inform you about conditions and risks associated with the property, we cannot eliminatethem, nor assume them. This is not a building code or pass/fail inspection. Even the most comprehensiveinspection cannot be expected to reveal every condition you may consider significant to ownership.

Your attention is directed to your signed copy of the Visual Inspection Agreement. It more specificallyexplains the scope of the inspection and the limit of our liability in performing this inspection. TheStandards of Practice and Code of Ethics of the American Society of Home Inspectors (ASHI) prohibit usfrom making any repairs or referring contractors. We are not associated with any party to the transactionof this property, except as may be disclosed to you. The information provided in this report is solely foryour use.

Thank you for selecting Pillar To Post Home Inspectors.

1.1

Inspector1.2.1 Michael Hamilton

WA License #1699

1.2

Scope of Inspection1.3.1 Irrigation, sprinkler, fire supression, wells and septic/sewer systems, pools, spas, hot tubs, waterpurification/softening systems, central vacuum systems and all related equipment of theaforementioned are outside the scope of a home inspection. Consult appropriate contractors for furtherevaluation if these systems are applicable to your property.

Only items directly attached/related to the main structure are inspected. Unless otherwise noted, allexterior components are inspected from the ground. These observations are not exhaustive.

This inspection does not include cosmetic issues, such as typical drywall or plaster cracking, minor flaws,uneven trim, standard "bowing" in walls and floors that are typical of using wood as a building material,paint touch-ups, etc. Typical wear and tear that is proportional to the age of the home, structure, systemor component is not documented in this report.

Inspection of outbuildings/detached shops is not included in the price of the home inspection, unlessagreed upon and additional fees have been paid for inspection of additional structures.

If the home is occupied or staged, personal belongings, furniture, appliances, pictures/posters are notmoved during the inspection.

Photos included in the report are representative, and may not entirely capture the extent of damages orsuggested repairs/improvements. If defects are pointed out, or improvements are recommended, it isadvised to consult appropriate contractors for further investigation and to supply you with additionalinformation and repair suggestions, and costs estimates that are not provided in this report.

1.3.2 Under construction/renovation: This inspection has been performed on a property that is still

1.3



1.3.2 Under construction/renovation: This inspection has been performed on a property that is stillundergoing construction. The inspection report is limited to deficiencies present at the time of theinspection. Roofing, mechanical equipment, plumbing, structural and electrical systems may incur futureproblems. New deficiencies can develop or damage may be incurred after the time of this inspection.

Inspection / Site ConditionsDirections (exterior left, exterior right, etc.) are given based on the location of the front door, asviewing it from the exterior.North, East, South and West may be used for direction.

1.4

PROPERTY AND SITE2.0Limitations2.1

Fences are considered to be outside the scope of a home inspection.Irrigation/sprinkler systems are outside the scope of a home inspection.Retaining walls that are not in contact with the building, are beyond the scope of a home inspection.

Landscape / Grading2.2.1 Trim and maintain vegetation away from the structure to minimize damage/wear to structureand to discourage animal/pest activity.

2.2.2 The ground surface near the house is flat or sloped toward the structure in places. Regrade

2.2



2.2.2 The ground surface near the house is flat or sloped toward the structure in places. Regradelandscaping to slope away from the foundation to help prevent water entry and damage to thefoundation. Ideally the slope should drop away from the structure one inch per foot, for six feet.Consult a landscaper for further evaluation.

Walkway(s)Pavers

2.3

Driveway(s)AsphaltGravel

2.4.1 The asphalt driveway shows some cracking and ruts/holes. Seal cracks and fill ruts/holes toreduce further deterioration and potential trip hazards.

2.4



EXTERIOR3.0Limitations3.1

Back deck coverage.Determining the condition or integrity of thermal window seals or safety glass is considered outsidethe scope of a home inspection. Cosmetic defects, such as moisture between the panes of glass mayappear over time.Gutters covering fascia limit inspection.Landscaping CoverageNo access to the underside of the deck.

Foundation SurfaceConcrete

3.2.1 Seal gap(s) to reduce possible pest/rodent intrusion. (Exterior West)

3.2



Wall SurfaceHardie Board (Cement Composite)

3.3.1 Seal gaps to reduce possible pest/rodent intrusion. (Exterior)

3.3

Eaves / Fascia / SoffitWood

3.4.1 Roofing material at the carport does not overhang the fascia boards. Consult a roofingcontractor for repair to reduce potential wood rot/deterioration.

3.4



Trim3.5.1 Inspected

3.5

Porch(es)Concrete

3.6.1 Provide guardrail(s) / handrail(s) on stairs for safety. Graspable handrails are recommendedwhen stairways rise more than 3 steps.

3.6



Deck(s)Wood

3.7.1 Where the deck is attached to the house (wood construction), flashing is recommended formoisture protection, to prevent the chance of water entry between the ledger board and house, andsubsequent wood rot. Consult a contractor/handyman for repair.

3.7

Carport3.8.1 The ledger board for the carport should be lag bolted, rather than nailed or screwed to theside of the house, as nails and screws can we can and rest over time, which could result in collapse.We recommend bolting the ledger board, or installing support posts for continued stability.

3.8



Window WellsConcrete Block

3.9.1 Soil height in window well is too high. A six inch gap between the window frame and the soil isrecommended, to reduce potential damage and encourage drainage away from the window.

3.9

ROOFING SYSTEM4.0Limitations4.1

Roof pitchRoofing General Comments4.2.1 For any recommendations of repair or further evaluation listed in this section, consult a licensedroofing contractor.

4.2.2 Determining the age or expected remaining life of roof coverings is beyond the scope of a homeinspection.

4.2

Roofing Inspection MethodInspected from roof edge.Inspected from ground with binoculars / camera zoom.

4.3

Sloped Surface(s)Asphalt shingles

4.4.1 General photos show roof material in good condition.

4.4



Flat Surface(s)4.5.1 Further evaluation recommended by a roofing contractor over the carport. Repair/replacedamaged roofing material. Further it appears that the carport roof has also been used as a deck. Useof the roof as a deck is considered unsafe without railing. Further evaluation and repairrecommended.

4.5



FlashingsDrip edgePlumbing stackRoof to wall

4.6.1 It is recommended to install metal flashing at the east sliding glass door, off of the upper levelto the carport roof, in order to keep moisture out of the building envelope. Consult a contractor forfurther evaluation and repair.

4.6



Roof DrainageMetal gutters

4.7.1 Downspouts are discharging water near the foundation. It is recommended to install downspoutextensions to drain water away from the foundation, to help prevent water entry into the basement andto protect from possible subsequent water related issues or damage. Splash blocks are notrecommended, as they tend to slope back toward the house over time.

4.7.2 No gutters installed on the backside of the house. Consider having gutters and downspouts withextensions installed to help drain water off of the roof and away from the structure.

4.7

ATTIC5.0Attic Access

Ceiling Hatch5.1



Insulation5.2.1 Insulation has not been finished in the upper attic space.

Provide additional insulation to improve energy efficiency. The recommended R value in our area sisR38 or higher. Consider installing additional insulation for energy efficiency and comfort.

5.2.2 Insulation needs to be finished.

5.2

VentilationRoof ridgeSoffit

5.3

SheathingPlywood/OSB

5.4

STRUCTURE6.0Limitations6.1

Dry weatherFinished or partially finished.Finished wall limits inspection of interior foundation wallsFinished walls and ceilings limit inspection.



FoundationConcrete

6.2

Support - Post / Beam / ColumnBearing wall central supportBearing walls/Pony walls

6.3

Floor StructureWood - dimensional lumber.

6.4

Wall StructureWood frame

6.5

Roof StructureRafters

6.6

Ceiling StructureWood rafters

6.7

ELECTRICAL SYSTEM7.0Electrical General Comments7.1.1 If electrical deficiencies are noted below, it is recommended that a licensed electrician furtherevaluate and perform repairs as needed. Upon further inspection, an electrical contractor could discoveradditional deficiencies that will also require improvement.

7.1.2 Further evaluation and installation of electrical systems required by a licensed electrician;

• Wiring is roughed in. • Electrical switches, receptacles and, lighting have not been completed. • HVAC equipment, and appliances have not been wired in.

7.1



Service EntranceElectrical service to home is by overhead cables.Electrical service voltage is 240 volts.Service entry conductors are copper.

7.2.1 There is a service meter base installed in the backyard. There is no power connected. Furtherinvestigation by an electrician recommended.

7.2



Service Size200 Amps

7.3.1 Breaker panel requires further installation of electrical hookup for service and, operational safety.

7.3

Branch Circuit WiringCopper wire branch circuits.Grounded wiring

7.4.1 Unfinished.

7.4



Smoke Alarms7.5.1 Smoke alarms not installed

7.5.2 Smoke alarms should be installed for safety.

7.5

Carbon Monoxide Alarms7.6.1 Carbon monoxide detectors were not installed at the time of the inspection. Installation of COmonitors adjacent to bedrooms and on each level of the home is recommended for safety.

7.6

HEATING/COOLING/VENTILATION SYSTEM(S)8.0HVAC General Comments8.1.1 Annual service by a certified HVAC contractor is recommended on all HVAC equipment, in order tokeep the systems running in optimal condition.

8.1.2 HVAC and systems could not be tested. No electrical hooked up to systems.

8.1.3 The Furnace and heat pump was not tested at time of inspection. The systems were notconnected to a power source.

8.1.4 The furnace and heat pump appear to be new units. Manufactured in 2018.

8.1

Thermostat(s)Programmable

8.2



Fuel Tank / Lines8.3.1 Evidence of past use of an oil tank. Tank could be buried. Verified that tank has beendecommissioned/removed for environmental health.

8.3

PLUMBING SYSTEM9.0Plumbing General Comments9.1.1 Testing of the plumbing system and components could not be performed at the time of theinspection.

• The water main was turned off at the time of the inspection. • Fixtures remain uninstalled.

9.1



9.1.2 The water was turned off at the time of the inspection.

• Sinks and toilets were not installed. • Bathtubs and shower fixtures were not installed.

Water MainWater main is plastic pipe.Main water shut-off valve is in the basement.

9.2.1 Inspected where visible.

9.2

Distribution PipingInterior water supply pipes are plastic.

9.3.1 Inspected where visible.

9.3

Drain, Waste, and Vent Piping9.4.1 Inspected where visible.

9.4

Water Heating Equipment9.5.1 There was no water heater hooked up at the time of the inspection.

• For earthquake safety, today's standard is for hot water tanks to have two earthquake straps; oneon the top third and the other at the bottom third of the tank. See the Washington State website formore detail: http://www.doh.wa.gov/Emergencies/BePreparedBeSafe/Factsheets/WaterHeatersHowtosecurethem

9.5.2 The generally accepted safe water temperature is 120 degrees Fahrenheit. If you feel the water istoo hot, adjust the temperature on your hot water tank thermostat.

9.5

INTERIOR10.0Interior General Comments10.1.1 Cosmetic items such as typical drywall or plaster cracks, and normal wear and tear are notnoted.


10.1




• Flooring remains to be installed.• Countertops/drawers missing.• Doors not installed.• Missing trim.• Railing is missing from stairways.

Consult appropriate contractors for installation/finish work.



Floors10.2Walls / Ceilings10.3Windows10.4.1 Inspected

10.4

APPLIANCES11.0Appliance General Comments11.1.1 Appliances were not installed at the time of the inspection.

11.1

Clothes Dryer11.2.1 Regular dryer vent cleaning improves efficiency and safety. It is recommended to clean the dryervent every 6-12 months, for fire safety.

11.2



GENERAL COMMENTS ABOUT THIS INSPECTION12.0General Comments12.1.1 Thank you for choosing Pillar To Post Home Inspectors. It was a pleasure inspecting for you. Ifyou have any questions about this report, please don't hesitate to contact the inspector:

[email protected]: 509-393-2525Cell:509-393-0011

For your future inspection needs we would be honored to have your repeat business.

We would love to have a positive review from you on Google and Facebook.

https://www.facebook.com/pillartopostprofessionalhomeinspection

12.1


Documents

Home Inspection Report - az773218.vo.msecnd.net · Inspection of outbuildings/detached shops is not included in the price of the home inspection, unless agreed upon and additional