Lacroix Home Inspection LLC th. NW Gig Harbor, WA 33e333. Inspection of. xxxxx 000St. NW Somewhere, oo

Transcription

1 th. NW Gig Harbor, WA 33e333 Inspection of xxxxx 000St. NW Somewhere, oo

2 Page 1 of 29 Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Lots and Grounds 1. Vegetation: Trees, Shrubs - Some trees are getting too close to the roof. Recommend trimming them back. Tree on the North West side is dying and endangering the house. Recommend an arborist to remove tree. 2. Porch: Wood - The decking is getting old and needs to be cleaned and painted before rot starts. Steps are not leveled and unsecured. Recommend a licensed contractor for repairs. Vines will cause damage to roof if left unchecked. Exterior 3. North Exterior Surface Type: LP Sidding Clapboard - LP will need to be re-caulked and painted to prevent further water intrusion. 4. West Exterior Surface Type: Hardy Cement Panels - Caulking between panels to prevent moister intrusion is recommended.

3 Page 2 of 29 Exterior (Continued) 5. Trim: Wood - Trim will need re-caulking and painting. Flashing will be required at the top of trim. 6. Fascia: Wood - Ends of fascias should be covered by metal caps to prevent degradation from rain and sun. 7. Soffits: Wood - Some moisture damage found on the South side, by kitchen window under eves, emphasizing the need for roof work. 8. Front Entry Door: Wood with Metal cladding. Weather strip needs replacement.

4 Page 3 of 29 Summary (Continued) Roof 9. Plumbing Vents: ABS - All Plumbing vents are cracked and need to be replaced. 10. Gutters: Aluminum - Gutters are detached on the South East corner of house. 11. Downspouts: Aluminum - All downspout are dented and some are detached. Recommend a contractor for repairs. Crawl Space 12. Main Crawl Space Moisture Penetration: Evidence of past leaks was detected, dry at time of inspection Leaks appeared to have come from previous leaks at the kitchen sink. Under kitchen sink Directly below sink Structure 13. Piers/Posts: Poured piers and wood posts - Metal ties should be installed between the beams and the posts and between the posts and the piers as an earthquake prevention.

5 Page 4 of 29 Structure (Continued) Attic 14. Main Attic Ventilation: Gable, roof and soffit vents - The eves vents are minimal at best and covered by insulation. Recommend adding vent holes in eves and installing better vent dams to prevent insulation from blocking the air circulation. Blocked vent Heating System 15. Garage Heating System Blower Fan/Filter: Direct drive with reusable filter - Filter need changing and furnace is due for an servicing. Bathroom 16. 1st floor main Bathroom Counter/Cabinet: Composite and wood - Evidence of past leaks under sink. Not leaking at time of

6 Page 5 of 29 Bathroom (Continued) Laundry Room/Area 17. 1st Floor Laundry Room/Area Dryer Vent: Rigid metal - Duct should be insulated in crawl space. Duct should be sealed with proper duct tape. Vents is missing a slat. Insulation needed Wrong tape Bedroom 18. South West Bedroom Windows: Vinyl slider - Damaged screens. recommend replacement. 19. South West Bedroom Doors: Hollow wood - Door is too close to carpet. Recommend trimming door by 1/2" to allow air and heat movement under it. 20. South, East Bedroom Doors: Hollow wood - Door is too close to carpet. Recommend trimming door by 1/2" to allow air and heat movement under it.

7 Page 6 of 29 Summary (Continued) 21. South, East Bedroom Windows: Vinyl slider - A foam insulation strip was installed in the window sill causing more problems than good. It as become old and sticky. Recommend removing it. Screen damaged. 22. Master Bedroom Doors: Hollow wood - Door is too close to carpet. Recommend trimming door by 1/2" to allow air and heat movement under it. Plumbing 23. Garage Water Heater Flue Pipe: Double wall - Cap is off center could allowing gases to migrate inside instead of being vented outside. Recommend adjusting it to center over exhaust. Garage/Carport 24. Front Garage Exterior Surface: LP Sidding Vertical Sheeting, Clapboard - Recommend painting clapboard and replacing vertical LP. 25. Front Garage Walls: Unpainted drywall - Rough looking dog door on the East side wall. Unfinished.

8 Page 7 of 29 Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Lots and Grounds 1. Fences: Wood - South side of fence has reach the end of it's serviceable life. Recommend contractor to estimate repairs. The double gate on the East side is poorly constructed and needs to be replaced. Fence about to fall down 2. Deck: Treated wood - Ledger board is not secured to the house properly. Blocking should be installed in between joist. South rail is loose. Missing pickets in rail. The pergola is not secured for rake. No flashing between house and deck. Soil should be kept away from posts to prevent rot. Recommend a licensed contractor to assess repairs. Bolts are requiered, not nails. Rail is loose

9 Page 8 of 29 Lots and Grounds (Continued) No flashing Exterior 3. East and South Exterior Surface Type: LP Sidding Vertical Sheeting - Bottom as been repaired by installing a belly band, unfortunately the rot is migrating up into the panels. West and South side will need replacement in the near future. This Panel is rotted Roof 4. Main Roof Surface Material: Asphalt shingle - Shingles are cupped, cracked and deteriorated. Recommend a licensed roofing contractor for further evaluation.

10 Page 9 of 29 Summary (Continued) 5. Skylights: Insulated glass - Skylight is not attached to the frame. Recommend securing skylight properly. Kitchen 6. 1st Floor Kitchen Plumbing/Fixtures: PVC - The draining plumbing was not installed by a professional plumber, thus the reason for the evident pass leaks. Highly recommend a licensed plumber to evaluate and repair. Garage/Carport 7. Front Garage Roof: Asphalt shingle - It as reached the end of it's serviceable life.

11 Page 10 of 29 Table of Contents Definitions 11 General Information 11 Lots and Grounds 12 Exterior 15 Roof 17 Crawl Space 18 Structure 19 Attic 20 Heating System 21 Fireplace/Wood Stove 21 Bathroom 22 Kitchen 23 Laundry Room/Area 24 Bedroom 25 Living Space 26 Electrical 27 Plumbing 28 Garage/Carport 29

12 Page 11 of 29 Definitions General Information Property Information Property Address: City: Bobville State: NO Zip: Contact Name: Bill real Phone: Fax: Client Information Client Name: Client Address: St. nw City: Bobville State: WA Zip: Phone: Fax: Inspection Company Inspector Name Denis Lacroix Company Name Inspection Company Address: th. NW Inspection Company City: Gig Harbor State: WA Zip: 33e333 Inspection Company Phone: Fax: Inspection Company File Number: 0007 Amount Received: 450 Conditions Others Present: Buyer's Agent Property: Vacant Estimated Age: 19 yr. Entrance Faces: North Inspection Date: 05/14/2015 Start Time: 09:00 End Time: 11:00 Electric On Yes Gas/Oil On Yes Water On Yes

13 Page 12 of 29 General Information (Continued) Temperature: 54*F. Weather: Cloudy Soil Conditions: Wet Space Below Grade: Crawl Space Building Type: Single family Garage: Attached Sewage Disposal: Septic How Verified: Multiple Listing Service Water Source: City How Verified: Multiple Listing Service Additions/Modifications: N/A Permits Obtained: N/A How Verified: Multiple Listing Service Lots and Grounds Fences: Wood - South side of fence has reach the end of it's serviceable life. Recommend contractor to estimate repairs. The double gate on the East side is poorly constructed and needs to be replaced. Fence about to fall down

14 Page 13 of 29 Lots and Grounds (Continued) Fences: (continued) Vegetation: Trees, Shrubs - Some trees are getting too close to the roof. Recommend trimming them back. Tree on the North West side is dying and endangering the house. Recommend an arborist to remove tree. Retaining Walls: Block Driveway: Concrete Grading: Minor slope away from house Walks: Concrete Porch: Wood - The decking is getting old and needs to be cleaned and painted before rot starts. Steps are not leveled and unsecured. Recommend a licensed contractor for repairs. Vines will cause damage to roof if left unchecked.

15 Page 14 of 29 Lots and Grounds (Continued) Porch: (continued) Patio: Stone Deck: Treated wood - Ledger board is not secured to the house properly. Blocking should be installed in between joist. South rail is loose. Missing pickets in rail. The pergola is not secured for rake. No flashing between house and deck. Soil should be kept away from posts to prevent rot. Recommend a licensed contractor to assess repairs. Bolts are requiered, not nails. Rail is loose No flashing

16 Page 15 of 29 Exterior North Exterior Surface Type: LP Sidding Clapboard - LP will need to be re-caulked and painted to prevent further water intrusion. East and South Exterior Surface Type: LP Sidding Vertical Sheeting - Bottom as been repaired by installing a belly band, unfortunately the rot is migrating up into the panels. West and South side will need replacement in the near future. This Panel is rotted West Exterior Surface Type: Hardy Cement Panels - Caulking between panels to prevent moister intrusion is recommended.

17 Page 16 of 29 Exterior (Continued) Trim: Wood - Trim will need re-caulking and painting. Flashing will be required at the top of trim. Fascia: Wood - Ends of fascias should be covered by metal caps to prevent degradation from rain and sun. Soffits: Wood - Some moisture damage found on the South side, by kitchen window under eves, emphasizing the need for roof work. Door Bell: Hard wired Front Entry Door: Wood with Metal cladding. Weather strip needs replacement. Patio Door: Vinyl sliding Exterior Lighting: Surface mounted lamps front and rear Exterior Electric Outlets: 110 VAC GFCI Hose Bibs: Gate with back flow arrest Gas Meter: Exterior surface mount at East side of home Main Gas Valve: Located at gas meter

18 Page 17 of 29 Roof Main Roof Surface Method of Inspection: On roof Unable to Inspect: 0% Material: Asphalt shingle - Shingles are cupped, cracked and deteriorated. Recommend a licensed roofing contractor for further evaluation. Type: Gable Approximate Age: yr. Flashing: Galvanized Valleys: Asphalt shingle Skylights: Insulated glass - Skylight is not attached to the frame. Recommend securing skylight properly. Vents: Mushroom, Gable Plumbing Vents: ABS - All Plumbing vents are cracked and need to be replaced.

19 Page 18 of 29 Roof (Continued) Gutters: Aluminum - Gutters are detached on the South East corner of house. Downspouts: Aluminum - All downspout are dented and some are detached. Recommend a contractor for repairs. Leader/Extension: Leading into underground drainage East Chimney Chimney: Metal pipe Flue/Flue Cap: Metal Chimney Flashing: Metal West Chimney Chimney: Metal surface mount direct vent Flue/Flue Cap: Metal Chimney Flashing: Galvanized Crawl Space Main Crawl Space Method of Inspection: In the crawl space Unable to Inspect: 0% Access: Wood door,west side of house.

20 Page 19 of 29 Crawl Space (Continued) Moisture Penetration: Evidence of past leaks was detected, dry at time of inspection - Leaks appeared to have come from previous leaks at the kitchen sink. Under kitchen sink Directly below sink Moisture Location: South West corner. Moisture Barrier: 6mil black plastic Ventilation: Vents Insulation: Fiberglass Structure Structure Type: Wood frame Foundation: Poured Differential Movement: No movement or displacement noted Beams: Solid wood Bearing Walls: Frame Joists/Trusses: 2x10 Piers/Posts: Poured piers and wood posts - Metal ties should be installed between the beams and the posts and between the posts and the piers as an earthquake prevention. Subfloor: Plywood

21 Page 20 of 29 Attic Main Attic Attic Entrance: Hatch in Master Closet Method of Inspection: From the attic access Unable to Inspect: 65% Roof Framing: 2x4 Truss Sheathing: Particle board Ventilation: Gable, roof and soffit vents - The eves vents are minimal at best and covered by insulation. Recommend adding vent holes in eves and installing better vent dams to prevent insulation from blocking the air circulation. Blocked vent Not Inspected Wiring/Lighting: Insulation: Blown in and batts Insulation Depth: 20"+ Vapor Barrier: Attic Fan: House Fan: Direct drive with manual controls Bathroom Fan Venting: Electric fan

22 Page 21 of 29 Attic (Continued) Hood Fan: Solid Metal Duct Moisture Penetration: No water damage was noticed at the time of inspection Heating System Garage Heating System Heating System Operation: Adequate Manufacturer: Goodman Model Number: GMP075-3 Serial Number: Type: Forced air Capacity: 60,000 btu Area Served: Whole building Approximate Age: yr. Fuel Type: Natural gas Heat Exchanger: 3 Burner Unable to Inspect: 0% Blower Fan/Filter: Direct drive with reusable filter - Filter need changing and furnace is due for an servicing. Distribution: Insulflex duct Draft Control: Automatic Flue Pipe: Double wall Humidifier: Thermostats: Individual Suspected Asbestos: No Fireplace/Wood Stove Living Room Fireplace Fireplace Construction: Prefab Type: Gas log Fireplace Insert: With blower fan Smoke Chamber: Metal

23 Page 22 of 29 Fireplace/Wood Stove (Continued) Flue: Metal Hearth: Flush mounted Bathroom 1st floor main Bathroom Ceiling: Paint Walls: Paint Floor: Tile Doors: Hollow wood Electrical: 110 VAC GFCI Counter/Cabinet: Composite and wood - Evidence of past leaks under sink. Not leaking at time of Sink/Basin: Molded single bowl Faucets/Traps: No brand visible Tub/Surround: Fiberglass tub and fiberglass surround Toilets: 3 Gallon Tank HVAC Source: Heating system register Ventilation: Electric ventilation fan Master Bathroom Closet: Walk In Ceiling: Paint Walls: Paint Floor: Tile Doors: Hollow wood Electrical: 110 VAC GFCI Counter/Cabinet: Composite and wood Sink/Basin: Molded single bowl

24 Page 23 of 29 Bathroom (Continued) Faucets/Traps: No brand visible Tub/Surround: Fiberglass tub and fiberglass surround Toilets: 3 Gallon Tank HVAC Source: Heating system register Ventilation: Electric ventilation fan Kitchen 1st Floor Kitchen Cooking Appliances: General Electric Ventilator: Nutone Dishwasher: General Electric Air Gap Present? No Drain line not visible. Refrigerator: Whirlpool Sink: Stainless Steel Electrical: 110 VAC GFCI Plumbing/Fixtures: PVC - The draining plumbing was not installed by a professional plumber, thus the reason for the evident pass leaks. Highly recommend a licensed plumber to evaluate and repair. Counter Tops: Laminate and wood Cabinets: Wood Pantry: Single Ceiling: Paint Walls: Paint

25 Page 24 of 29 Kitchen (Continued) Floor: Laminate Windows: Vinyl slider HVAC Source: Heating system register Laundry Room/Area 1st Floor Laundry Room/Area Ceiling: Paint Walls: Paint Floor: Linoleum Doors: Hollow wood Electrical: 110 VAC/220 VAC Smoke Detector: HVAC Source: Laundry Tub: Washer Hose Bib: Ball valves Washer and Dryer Electrical: VAC Dryer Vent: Rigid metal - Duct should be insulated in crawl space. Duct should be sealed with proper duct tape. Vents is missing a slat. Insulation needed Wrong tape Washer Drain: Wall mounted drain Floor Drain:

26 Page 25 of 29 Bedroom South West Bedroom Smoke Detector: Hard wired with battery back up Electrical: 110 VAC outlets and lighting circuits Windows: Vinyl slider - Damaged screens. recommend replacement. South, East Closet: Single Ceiling: Paint Walls: Paint Floor: Carpet Doors: Hollow wood - Door is too close to carpet. Recommend trimming door by 1/2" to allow air and heat movement under it. HVAC Source: Heating system register Bedroom Closet: Single Ceiling: Paint Walls: Paint Floor: Carpet Doors: Hollow wood - Door is too close to carpet. Recommend trimming door by 1/2" to allow air and heat movement under it.

27 Page 26 of 29 Bedroom (Continued) Windows: Vinyl slider - A foam insulation strip was installed in the window sill causing more problems than good. It as become old and sticky. Recommend removing it. Screen damaged. Electrical: 110 VAC outlets and lighting circuits HVAC Source: Heating system register Smoke Detector: Hard wired with battery back up Master Bedroom Closet: Walk In Ceiling: Paint Walls: Paint Floor: Carpet Doors: Hollow wood - Door is too close to carpet. Recommend trimming door by 1/2" to allow air and heat movement under it. Windows: Vinyl slider Electrical: 110 VAC outlets and lighting circuits HVAC Source: Heating system register Smoke Detector: Hard wired with battery back up Living Space Living Room Living Space Smoke Detector: Hard wired with battery back up Electrical: 110 VAC outlets and lighting circuits Ceiling: Paint Walls: Paint Floor: Laminate Doors: Hollow wood Windows: Vinyl slider

28 Page 27 of 29 Living Space (Continued) Dining Room HVAC Source: Heating system register Living Space Ceiling: Paint Walls: Paint Floor: Laminate Electrical: 110 VAC outlets and lighting circuits HVAC Source: Heating system register Smoke Detector: Hard wired with battery back up Electrical Service Size Amps: 200 Volts: VAC Service: Aluminum 120 VAC Branch Circuits: Copper 240 VAC Branch Circuits: Copper and aluminum Aluminum Wiring: Old wiring not presently in use Conductor Type: Romex Ground: Rod in ground only Garage Electric Panel Manufacturer: General Electric Maximum Capacity: 200 Amps Main Breaker Size: 200 Amps Breakers: Copper AFCI: GFCI: Is the panel bonded? No

29 Page 28 of 29 Plumbing Service Line: Copper Main Water Shutoff: In pantry Water Lines: Copper Drain Pipes: ABS Service Caps: Accessible Vent Pipes: ABS Gas Service Lines: Cast iron Garage Water Heater Water Heater Operation: Functional at time of inspection Manufacturer: A.O. Smith Model Number: GCV Serial Number: 0851J Type: Natural gas Capacity: 50 Gal. Approximate Age: yr. Area Served: Whole building Flue Pipe: Double wall - Cap is off center could allowing gases to migrate inside instead of being vented outside. Recommend adjusting it to center over exhaust. TPRV and Drain Tube: Copper, CPVC Expansion Tank: On top of hot water heater Hammer Arrester: No Recommend a licensed plumber to install hammer arresters.

30 Page 29 of 29 Garage/Carport Front Garage Type of Structure: Attached Car Spaces: 2 Garage Doors: Insulated aluminum Door Operation: Mechanized Door Opener: Craftsman Exterior Surface: LP Sidding Vertical Sheeting, Clapboard - Recommend painting clapboard and replacing vertical LP. Roof: Asphalt shingle - It as reached the end of it's serviceable life. Roof Structure: 2x4 Truss House Service Door: Wood Ceiling: Unpainted drywall Walls: Unpainted drywall - Rough looking dog door on the East side wall. Unfinished. Floor/Foundation: Poured slab - Small settling cracks are visible. Electrical: 110 VAC GFCI Smoke Detector: Heating: Windows: Gutters: Aluminum Downspouts: Aluminum Leader/Extensions: Leading into underground drainage