Duff Home Inspections€¦ · Beaverton, Oregon 97007 Prepared for:George Franklin Prepared by:Duff Home Inspections CCB# 205217 OCHIU# 1618. Table of Contents Definitions 2 General

Duff Home Inspections

1234 SW Somewhere Street Beaverton, Oregon 97007

Prepared for: George Franklin

Prepared by: Duff Home Inspections

CCB# 205217 OCHIU# 1618

Table of Contents Definitions 2

General Information 2

Lots and Grounds 3

Exterior 4

Roof 5

Garage/Carport 6

Electrical 6

Structure 7

Attic 7

Crawl Space 8

Air Conditioning 8

Heating System 9

Plumbing 10

Bathroom 10

Kitchen 12

Bedroom 12

Living Space 14

Laundry Room/Area 15

Summary 16

Duff Home InspectionsGeorge Franklin

1234 SW Somewhere RDPage 1 of 20

Palm-Tech Inspector, Copyright © 1998-2016, PDmB, Inc.

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

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

time of inspection. M Marginal Item is not fully functional and requires repair or servicing. D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.

General Information

Property Information

Property Address 1234 SW Somewhere RD

City Beaverton State Oregon Zip 97007

Client Information

Client Name George Franklin City Beaverton State Oregon Zip 97007 Phone (555)555-5555

Inspection Company

Inspector Name Daniel Duff Company Name Duff Home Inspections Phone (503)866-0167 E-Mail [email protected]

Conditions

Others Present Buyer's Agent Property Occupied Yes Estimated Age 2006 Entrance Faces Northeast Inspection Date 03/22/2016 Start Time 9:30AM End Time 11:45AM Electric On Yes No Not Applicable Gas/Oil On Yes No Not Applicable Water On Yes No Not Applicable Temperature 60 Weather Cloudy Soil Conditions Damp Space Below Grade Crawl Space Building Type Single family Garage Attached Sewage Disposal City How Verified Multiple Listing Service Water Source City How Verified Multiple Listing Service




General Information (Continued)Additions/Modifications N/A Permits Obtained N/A How Verified Visual Inspection

Lots and GroundsA NP NI M D

Propsed drain location 1. Driveway: Pebble top - Driveway slightly slopes in towards the garage, and there

are dark spots on the driveway indicating water pooling. This may cause water to enter garage during heavy rain. Recommend drain added to lowest point of the driveway to help prevent water causing any damage to the home, or home owners property.

2. Walks: Concrete - Damage to front sidewalks due to tree roots pushing through from underneath. Recommend removal of the tree to prevent any further damage. Reporting this issue to the city may be beneficial, sometimes the city cover the costs of the tree removal if it is causing damage to the sidewalks or roads.

3. Steps/Stoops: Pebble top 4. Porch: Pebble top 5. Patio: Pebble top 6. Deck: Treated wood 7. Grading: Minor slope - Grading has a slight negative slope towards the back of the home. This

can cause water to enter the crawl space through the foudation vents. 8. Swale: Adequate slope and depth for drainage 9. Vegetation: Shrubs

10. Fences: Wood 11. Lawn Sprinklers:




ExteriorA NP NI M D

1st Floor Exterior Surface New caulking

needed at joints 1. Type: Fiber Cement - Siding needs to caulking added at joints. This is a fairly common issue on most homes. Nevertheless, new caulking is recommended to help prevent moisture damage.

2. Trim: Wood 3. Fascia: Wood 4. Soffits: Wood 5. Door Bell: Battery operated 6. Entry Doors: Metal 7. Patio Door: Vinyl sliding 8. Windows: Vinyl slider 9. Window Screens: Vinyl mesh

10. Exterior Lighting: Surface mounted lamps front and rear

No GFCI on back patio outlet.

11. Exterior Electric Outlets: 110 VAC - Outlet located on back patio. Outlet was not protected by a GFCI. Ground Fault Circuit Interrupter (GFCI) are recommended on all outside outlets, and all indoor outlets located near a water source. GFCI's shut off an electric power circuit when it detects that current is flowing along an unintended path, such as through water or a person. These outlets are used to reduce the risk of electric shock.

Loose, and un mounted hose

bib.

12. Hose Bibs: Gate - Hose bib located on the east side of the home is not properly secured down. Hose bid needs to be secured to the wall to prevent damage to bib and internal pipes.




RoofA NP NI M D

Main Roof Surface 1. Method of Inspection: On roof 2. Unable to Inspect: 10% 3. Material: Asphalt shingle - Moss build up on roof. Removal and clean up

recommended to prevent premature roofing material failure, and water penetration.

4. Type: Gable and valley 5. Approximate Age: Under 10 6. Flashing: Painted metal - The installation of flashing is recommended in the roof valleys. Roof

valleys receive a higher percentage of water flow than the rest of the roof surface. Properly installed flashing in the roof valleys helps prevent moister damage, and helps extend the life of the roofing material. Also noted below was a small section of metal flashing the was pulling up. This section should be properly sealed and secured to prevent water from flowing under the roofing material.

Flashing needed Flahing needs too be properly

repaired

7. Valleys: Asphalt shingle 8. Plumbing Vents: ABS 9. Gutters: Galvanized

10. Downspouts: Galvanized




Garage/CarportA NP NI M D

Attached Garage 1. Type of Structure: Attached Car Spaces: 2 2. Garage Doors: Insulated aluminum 3. Door Operation: Mechanized 4. Door Opener: Craftsman - Automatic garage door opener did not have any safety reverse systems

installed. Recommend an upgraded system with an automatic reverse. An updated system can help prevent injury or damage to property.

5. Service Doors: Fire rated 6. Ceiling: Texture paint 7. Floor/Foundation: Poured concrete 8. Hose Bibs: Gate 9. Electrical: 110 VAC/220 VAC

ElectricalA NP NI M D

1. Service Size Amps: 200 Volts: 110-240 VAC

Missing drip loop

2. Service: Aluminum - No drip loop present for wires entering masthead. Service lines should have a loop just before entering the masthead to prevent water from running down the lines, and causing damage to the electrical system. Evaluation and repair by a licensed electrician is recommended.

3. 120 VAC Branch Circuits: Copper 4. 240 VAC Branch Circuits: Aluminum 5. Aluminum Wiring: Localized circuits 1st Floor 6. Conductor Type: Non-metallic sheathed cable 7. Ground: Plumbing and rod in ground

Garage Electric Panel 8. Manufacturer: Seimens 9. Maximum Capacity: 200 Amps




Electrical (Continued)10. Main Breaker Size: 200 Amps 11. Breakers: Copper and Aluminum 12. AFCI: 110 volt 13. GFCI: Outside, garage, kitchen, bathrooms 14. Is the panel bonded? Yes No

StructureA NP NI M D

1. Structure Type: Wood frame 2. Foundation: Poured 3. Differential Movement: No movement or displacement noted 4. Beams: Bonded wood 5. Bearing Walls: Frame 6. Joists/Trusses: 2x10 7. Piers/Posts: Poured piers and wood posts 8. Floor/Slab: Composite wood or plywood 9. Subfloor: Plywood

AtticA NP NI M D

Garage access Attic 1. Method of Inspection: From the attic access 2. Unable to Inspect: 10% 3. Roof Framing: 2x4 Truss 4. Sheathing: Plywood - Signs of moister where present on the roof sheathing on the west side on

the attic. When tested with a moisture meter, it came back with a higher than normal reading, indicating that there is currently water penetrating from the roof surface. A qualified roofing contractor is recommended to evaluate and estimate repairs.

Signs of moisture

5. Ventilation: Gable, roof and soffit vents 6. Insulation: Blown in 7. Insulation Depth: 12" 8. Attic Fan: Thermostat controlled 9. Wiring/Lighting: 110 VAC




Attic (Continued)10. Moisture Penetration: Ongoing water penetration noted 11. Bathroom Fan Venting: Electric fan

Crawl SpaceA NP NI M D

Master Closet Crawl Space 1. Method of Inspection: In the crawl space 2. Unable to Inspect: 10% 3. Access: Small 4. Moisture Penetration: See notes. Outside water penetration from foundation vents. Water in the

crawl space causes excessive humidity levels, which in turn can cause damage to insulation, rotting of the homes wood components, and promote mold growth. A qualified contractor is recommended to evaluate and estimate repairs

5. Moisture Barrier: Plastic covering dirt 6. Ventilation: Vents 7. Insulation: Fiberglass 8. Vapor Barrier: Under entire home 9. Sump Pump: Not Present

Air ConditioningA NP NI M D

Attic Heat Pump AC System 1. A/C System Operation: Functional 2. Condensate Removal: PVC 3. Exterior Unit: Pad mounted 4. Manufacturer: Carrier




Air Conditioning (Continued)5. Model Number: 25hba330a30010 Serial Number: 4606e07565 6. Area Served: Whole building Approximate Age: 10 Years 7. Fuel Type: 220 VAC Temperature Differential: NA 8. Visible Coil: Copper core with aluminum fins 9. Refrigerant Lines: Low pressure and high pressure

Main shut off location

10. Electrical Disconnect: Breaker disconnect

11. Exposed Ductwork: Metal 12. Blower Fan/Filters: Direct drive with disposable filter 13. Thermostats: Programmable

Heating SystemA NP NI M D

Attic Heating System 1. Heating System Operation: Adequate - Furnace is located in the attic and can be accessed through

the ceiling opening in Bedroom 1. 2. Manufacturer: Carrier

3. Model Number: fyanf030 Serial Number: 3206a73997 4. Type: Forced air Capacity: N/A 5. Area Served: Whole building Approximate Age: 10 Years 6. Fuel Type: Electric 7. Heat Exchanger: 3 Burner 8. Unable to Inspect: 50% 9. Blower Fan/Filter: Direct drive with disposable filter

10. Distribution: Insulflex duct 11. Draft Control: Automatic 12. Flue Pipe: Double wall 13. Controls: Limit switch 14. Thermostats: Programmable




Heating System (Continued)15. Suspected Asbestos: No

PlumbingA NP NI M D

1. Service Line: ABS 2. Water Lines: PVC 3. Drain Pipes: PVC 4. Service Caps: Accessible 5. Vent Pipes: ABS

Garage Water Heater 6. Water Heater Operation: Functional at time of inspection 7. Manufacturer: Ruud 8. Model Number: pe2-52-2 Serial Number: RU 1206r02661 9. Type: Electric Capacity: 50 Gal.

10. Approximate Age: 10 Years Area Served: Whole building Drain pan or pipe extention needed

to carry water away from home

11. TPRV and Drain Tube: PVC - Drain tube needs to evacuate in a properly installed drain pan to prevent water damage to housing structure. The drain tube should also evacuate within 6 inches of the ground.

BathroomA NP NI M D

1st floor main Bathroom 1. Ceiling: Texture paint 2. Walls: Paint 3. Floor: Linoleum 4. Doors: Hollow wood 5. Electrical: 110 VAC GFCI 6. Counter/Cabinet: Laminate and wood 7. Sink/Basin: Porcelain coated - Sink does not have an overflow drain.

Recommend replacement with a sink that has an overflow rain to help prevent any water damage to any outlying areas.




Bathroom (Continued)8. Faucets/Traps: Delta fixtures with a PVC trap - Tape was being used to keep

pipes secured under the bathroom sink. Inadequate pipe support can eventually cause damage to the pluming components because of vibration that occurs when water is turned on and off. A licensed plumber is recommended to evaluate and estimate repairs

9. Tub/Surround: Fiberglass tub and fiberglass surround 10. Shower/Surround: Fiberglass pan and ceramic tile surround 11. Toilets: 1 1/2 Gallon Tank 12. HVAC Source: Heating system register 13. Ventilation: Electric ventilation fan Master Bathroom Bathroom 14. Ceiling: Texture paint 15. Walls: Paint 16. Floor: Linoleum 17. Doors: Hollow wood 18. Electrical: 110 VAC GFCI 19. Counter/Cabinet: Laminate and wood 20. Sink/Basin: Porcelain coated 21. Faucets/Traps: Delta fixtures with a PVC trap

Overflow drain is draining slower than the tun fills

22. Tub/Surround: Fiberglass tub and fiberglass surround - Tub overflow drain was draining slower than the tub was filling. An improperly functioning overflow drain leave the tub with the potential to overflow and cause damage to outlying areas if a person is not present to turn the water off.

23. Shower/Surround: Fiberglass pan and fiberglass surround 24. Spa Tub/Surround: Fiberglass tub and fiberglass surround 25. Toilets: 1 1/2 Gallon Tank 26. HVAC Source: Heating system register 27. Ventilation: Electric ventilation fan




KitchenA NP NI M D

1st Floor Kitchen 1. Cooking Appliances: Frigidaire 2. Ventilator: General Electric 3. Disposal: In-Sinkerator 4. Dishwasher: Whirlpool 5. Air Gap Present? Yes No 6. Refrigerator: Whirlpool 7. Sink: Stainless Steel 8. Electrical: 110 VAC GFCI 9. Plumbing/Fixtures: PVC

10. Counter Tops: Laminate 11. Cabinets: Wood 12. Ceiling: Texture paint 13. Walls: Paint 14. Floor: Linoleum 15. Windows: Vinyl slider 16. HVAC Source: Heating system register - Heating system register in the kitchen did not have any

air flow. Upon further inspection from the crawlspace, there were no air ducts leading to kitchen register. Recommend capping of register to prevent air from the crawlspace from entering the home, or have a licensed HVAC technician installed a heating duct to the register.

BedroomA NP NI M D

Master Bedroom 1. Closet: Walk In and Large 2. Ceiling: Texture paint 3. Walls: Paint 4. Floor: Carpet 5. Doors: Hollow wood 6. Windows: Vinyl slider 7. Electrical: 110 VAC 8. HVAC Source: Heating system register 9. Smoke Detector: Hard wired with battery back up

Bedroom 1 Bedroom




Bedroom (Continued)10. Closet: Small - Water stains noted at closet interior wall. There were no

plumbing pipes located above the bedroom, so the stains are most likely caused by rain water entering the attic from the rooftop. *See attic section for possible penetration areas.

11. Ceiling: Texture paint 12. Walls: Paint 13. Floor: Carpet 14. Doors: Hollow wood 15. Windows: Vinyl slider 16. Electrical: 110 VAC 17. HVAC Source: Heating system register Office Bedroom 18. Closet: Small 19. Ceiling: Texture paint 20. Walls: Paint 21. Floor: Carpet 22. Doors: Hollow wood 23. Windows: Vinyl slider 24. Electrical: 110 VAC 25. HVAC Source: Heating system register Bedroom 2 Bedroom 26. Closet: Small 27. Ceiling: Texture paint 28. Walls: Paint 29. Floor: Carpet 30. Doors: Hollow wood - Closet door gets stuck while opening. Top track appears

to be bent.

31. Windows: Vinyl slider




Bedroom (Continued)Loose outlet 32. Electrical: 110 VAC - Loose electrical outlet. Outlet should be properly secured

to prevent damage to wires, or electrical should if wires become exposed.

33. HVAC Source: Heating system register

Living SpaceA NP NI M D

Living Room Living Space 1. Closet: Small & Walk-in

Signs of moisture 2. Ceiling: Texture paint - There was a patch on the living room ceiling (about 8

inches long) that had signs of current or previous water penetration from roof. This area was located on a vaulted ceiling, and was not visible from the attic. There were heaving rains the night before the inspection, and when the area was tested with the moisture meter, it came back with a dry reading. This reading leaves me to believe that the stain may be from a previously fixed issues. Nevertheless, the area should be monitored, and a licensed contractor should be evaluate the issue if it appears to worsen.

3. Walls: Paint 4. Floor: Carpet 5. Doors: Hollow wood 6. Windows: Vinyl slider 7. Electrical: 110 VAC 8. HVAC Source: Air exchange ventilation 9. Smoke Detector: Hard wired with battery back up




Laundry Room/AreaA NP NI M D

1st Floor Laundry Room/Area 1. Closet: Small & Walk-in 2. Ceiling: Texture paint 3. Walls: Paint 4. Floor: Linoleum 5. Doors: Hollow wood 6. Electrical: 110 VAC/220 VAC 7. HVAC Source: Heating system register 8. Washer Hose Bib: Gate valves 9. Washer and Dryer Electrical: 110-240 VAC

10. Dryer Vent: Rigid metal 11. Washer Drain: Wall mounted drain - Sewer odor noted at washer drain. Sewer odor indicates a

clogged, or semi-clogged drain pipe. A licensed plumber is recommended to evaluate and estimate repairs.




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

Lots and Grounds Propsed drain

location 1. Driveway: Pebble top - Driveway slightly slopes in towards the garage, and there are dark spots on the driveway indicating water pooling. This may cause water to enter garage during heavy rain. Recommend drain added to lowest point of the driveway to help prevent water causing any damage to the home, or home owners property.

2. Grading: Minor slope - Grading has a slight negative slope towards the back of the home. This can cause water to enter the crawl space through the foudation vents.

Exterior New caulking

needed at joints 3. 1st Floor Exterior Surface Type: Fiber Cement - Siding needs to caulking added at joints. This is a fairly common issue on most homes. Nevertheless, new caulking is recommended to help prevent moisture damage.

Roof

4. Main Roof Surface Material: Asphalt shingle - Moss build up on roof. Removal and clean up recommended to prevent premature roofing material failure, and water penetration.

5. Flashing: Painted metal - The installation of flashing is recommended in the roof valleys. Roof valleys receive a higher percentage of water flow than the rest of the roof surface. Properly installed flashing in the roof valleys helps prevent moister damage, and helps extend the life of the roofing material. Also noted below was a small section of metal flashing the was pulling up. This section should be properly sealed and secured to prevent water from flowing under the roofing material.




Roof (Continued)Flashing: (continued)

Flashing needed Flahing needs too be properly

repaired

Plumbing Drain pan or pipe extention needed

to carry water away from home

6. Garage Water Heater TPRV and Drain Tube: PVC - Drain tube needs to evacuate in a properly installed drain pan to prevent water damage to housing structure. The drain tube should also evacuate within 6 inches of the ground.

Bedroom

7. Bedroom 2 Bedroom Doors: Hollow wood - Closet door gets stuck while opening. Top track appears to be bent.




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

Lots and Grounds

1. Walks: Concrete - Damage to front sidewalks due to tree roots pushing through from underneath. Recommend removal of the tree to prevent any further damage. Reporting this issue to the city may be beneficial, sometimes the city cover the costs of the tree removal if it is causing damage to the sidewalks or roads.

Exterior

No GFCI on back patio outlet.

2. Exterior Electric Outlets: 110 VAC - Outlet located on back patio. Outlet was not protected by a GFCI. Ground Fault Circuit Interrupter (GFCI) are recommended on all outside outlets, and all indoor outlets located near a water source. GFCI's shut off an electric power circuit when it detects that current is flowing along an unintended path, such as through water or a person. These outlets are used to reduce the risk of electric shock.

Garage/Carport

3. Attached Garage Door Opener: Craftsman - Automatic garage door opener did not have any safety reverse systems installed. Recommend an upgraded system with an automatic reverse. An updated system can help prevent injury or damage to property.

Electrical

Missing drip loop

4. Service: Aluminum - No drip loop present for wires entering masthead. Service lines should have a loop just before entering the masthead to prevent water from running down the lines, and causing damage to the electrical system. Evaluation and repair by a licensed electrician is recommended.

Attic

5. Garage access Attic Sheathing: Plywood - Signs of moister where present on the roof sheathing on the west side on the attic. When tested with a moisture meter, it came back with a higher than normal reading, indicating that there is currently water penetrating from the roof surface. A qualified roofing contractor is recommended to evaluate and estimate repairs.




Attic (Continued)Sheathing: (continued)

Signs of moisture

6. Garage access Attic Moisture Penetration: Ongoing water penetration noted

Crawl Space

7. Master Closet Crawl Space Moisture Penetration: See notes. Outside water penetration from foundation vents. Water in the crawl space causes excessive humidity levels, which in turn can cause damage to insulation, rotting of the homes wood components, and promote mold growth. A qualified contractor is recommended to evaluate and estimate repairs

Bathroom

8. 1st floor main Bathroom Sink/Basin: Porcelain coated - Sink does not have an overflow drain. Recommend replacement with a sink that has an overflow rain to help prevent any water damage to any outlying areas.

9. 1st floor main Bathroom Faucets/Traps: Delta fixtures with a PVC trap - Tape was being used to keep pipes secured under the bathroom sink. Inadequate pipe support can eventually cause damage to the pluming components because of vibration that occurs when water is turned on and off. A licensed plumber is recommended to evaluate and estimate repairs




Defective Summary (Continued) Defective Summary (Continued)Overflow drain is draining slower than the tun fills

10. Master Bathroom Bathroom Tub/Surround: Fiberglass tub and fiberglass surround - Tub overflow drain was draining slower than the tub was filling. An improperly functioning overflow drain leave the tub with the potential to overflow and cause damage to outlying areas if a person is not present to turn the water off.

Kitchen

11. 1st Floor Kitchen HVAC Source: Heating system register - Heating system register in the kitchen did not have any air flow. Upon further inspection from the crawlspace, there were no air ducts leading to kitchen register. Recommend capping of register to prevent air from the crawlspace from entering the home, or have a licensed HVAC technician installed a heating duct to the register.

Bedroom

12. Bedroom 1 Bedroom Closet: Small - Water stains noted at closet interior wall. There were no plumbing pipes located above the bedroom, so the stains are most likely caused by rain water entering the attic from the rooftop. *See attic section for possible penetration areas.

Loose outlet 13. Bedroom 2 Bedroom Electrical: 110 VAC - Loose electrical outlet. Outlet should be properly secured to prevent damage to wires, or electrical should if wires become exposed.

Laundry Room/Area

14. 1st Floor Laundry Room/Area Washer Drain: Wall mounted drain - Sewer odor noted at washer drain. Sewer odor indicates a clogged, or semi-clogged drain pipe. A licensed plumber is recommended to evaluate and estimate repairs.




Documents

Duff Home Inspections€¦ · Beaverton, Oregon 97007 Prepared for:George Franklin Prepared by:Duff Home Inspections CCB# 205217 OCHIU# 1618. Table of Contents Definitions 2 General