north sound home inspections

Inspector: Kevin Johnson, North Sound Home Inspections

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Home inspection report exclusively for Kevin Arendse

North Sound Home Inspections

20116 33rd Ave NE, Arlington, WA 98223Inspection prepared for: Kevin Arendse & Emily Irwin

Date of Inspection: 10/13/2021 Time: 13:00Age of Home: 14 Size: 4200

Weather: Overcast

License #628

Email: [email protected]

Inspector: Kevin Johnson

North Sound Home Inspections 20116 33rd Ave NE, Arlington, WA

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Report Summary

Report SummaryThe summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues. All repairs should be done by a licensed & bonded tradesman or qualified professional. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.On this page you will find, in RED, a brief summary of any concerns of the inspection, as they relateto Safety and Function. Examples would be bare electrical wires, or active drain leaks. The completelist of items noted is found throughout the body of the report, including Normal Maintenance items.Be sure to read your entire report!For your safety and liability, we recommend that you hire only licensed contractors when having anywork done. If the living area has been remodeled or part of an addition, we recommend that youverify the permit and certificate of occupancy. This is important because our inspection does nottacitly approve, endorse, or guarantee the integrity of any work that was done without a permit, andlatent defects could exist. Depending upon your needs and those who will be on this property, items listed in the body of thereport may also be a concern for you; be sure to read your Inspection Report in its entirety.ExteriorPage 7 Item: 1 Exterior

Observations1.2. Damaged wood was observed in the wood trim of thedeck belly band at the back of the home and the corner trim ofthe garage. Following repair of the damaged areas (whichshould be combined with exterior painting/maintenance)proper maintenance of the siding and control of water fromroof or surface runoff can avoid further damage. Recommendfurther evaluation and repairs by a licensed contractor

1.3. The back deck railings are loose and damaged wood andpeeling paint were observed along the railing. Recommendfurther evaluation and repairs by licensed contractor.

RoofingPage 10 Item: 1 Roofing & Gutter

Observations1.1. The roofing shows evidence of premature flaws.Damaged roofing was observed along the back of the home,along with previous repairs and areas of granular lossthroughout. The wear rate on roofing material in this conditionoften accelerates and can lead to premature roof leaks andthe need for extensive replacement. It’s possible that awarranty claim may be possible if made by the present ownerwho had the roof installed. The roof should be examined by aroofing contractor and repair/replacement cost estimated.

1.2. The gutters at the back of the home do not appear tohave sufficient slope to drain properly. If they do not performas intended, the slope should be adjusted to avoid spilling roofrunoff around the building – a potential source of water entryor water damage.

1.3. The downspout(s) that discharge above grade shoulddischarge water at least three (3) feet from the house. Stormwater should be encouraged to flow away from the building atthe point of discharge.


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HeatingPage 14 Item: 1 Heating

Observations1.1. The furnace and heat pump system does not appear tohave been serviced within the past year. Annual servicing isrecommended by licensed heating contractor.

Plumbing FixturesPage 18 Item: 1 Plumbing Fixtures The upstairs main bathtub was observed to drain slowly,

suggesting that an obstruction may exist

The hose bib at the back of the home continuously drips afterbeing shut off. Recommend repairs as needed

InteriorPage 21 Item: 1 Interior

Observations1.2. One or more of the thermal pane windows were observedto have lost their seals. This has resulted in condensationand/or a fog like film to develop between the panes of glass.The thermal pane windows no longer function as designedwhen they lose their seal and are in need of repair. Obviouslyfogged windows were observed in the office and the windowabove the back deck door.

Notice: Signs of lost seals in the thermal pane windows mayappear and disappear as temperature and humidity change.Some windows with lost seals may not be evident at the timeof this inspection. Windows are only checked for obviousfogging. If some lost thermal pane window seals were noted,we recommend all windows be rechecked by a windowspecialist for further evaluation.

1.3. The wood floors along the downstairs of the home arecupped. This is normally the result of excess of moisturecontent. Recommend further evaluation by licensed flooringcontractor


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Inspection Details INTRODUCTION: We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; thisreport will focus on safety and function, not current code. This report identifies specific non-code,non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommend thatyou or your representative carry out a final walk-through inspection immediately before closing tocheck the condition of the property, using this report as a guide.


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What We Inspect: A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for afee, which is designed to identify observed material defects within specific components of saiddwelling. Components may include any combination of mechanical, structural, electrical, plumbing,or other essential systems or portions of the home, as identified and agreed to by the Client andInspector, prior to the inspection process. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. Theinspection is based on observation of the visible and apparent condition of the structure and itscomponents on the date of the inspection and not the prediction of future conditions. A home inspection will not reveal every concern that exists or ever could exist, but only thosematerial defects observed on the day of the inspection. A material defect is a condition with a residential real property or any portion of it that would have asignificant adverse impact on the value of the real property or that involves an unreasonable risk topeople on the property. The fact that a structural element, system or subsystem is near, at or beyondthe end of the normal useful life of such a structural element, system or subsystem is not by itself amaterial defect. An Inspection report shall describe and identify in written format the inspected systems, structures,and components of the dwelling and shall identify material defects observed. Inspection reports maycontain recommendations regarding conditions reported or recommendations for correction,monitoring or further evaluation by professionals, but this is not required.

1. AttendanceIn Attendance: Client present • Buyer Agent present

2. Home TypeHome Type: Single Family Home

3. OccupancyOccupancy: Occupied - Furnished


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Structure Componets This report describes the foundation, floor, wall, ceiling and roof structures and the method used toinspect any accessible under floor crawlspace areas. Inspectors inspect and probe the structuralcomponents of the home, including the foundation and framing, where deterioration is suspected orwhere clear indications of possible deterioration exist. Probing is not done when doing so willdamage finished surfaces or when no deterioration is visible or presumed to exist. Inspectors are notrequired to offer an opinion as to the structural adequacy of any structural systems or components orprovide architectural services or an engineering or structural analysis of any kind. Despite all efforts,it is impossible for a home inspection to provide any guaranty that the foundation, and the overallstructure and structural elements of the building is sound.

1. Structure ObservationsMaterials:• *Foundation*• Poured Concrete Foundation• Crawl Space Configuration

• Crawl Space accessed and viewed from within crawl space• *Columns*• Wood• *Floor Structure*• Wood Joist• *Wall Structure*• Wood• *Roof Structure*• Trusses with OSB SheetingObservations:

1.1. No major defects were observed in the accessible structural components of the house.

Crawl Space Framing Views


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Attic Framing Views


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Exterior This section describes the exterior wall coverings and trim. Inspectors are required to inspect theexterior wall coverings, flashing, trim, all exterior doors, the stoops, steps porches and theirassociated railings, any attached decks and balconies and eaves, soffits and fascias accessible fromground level.

1. Exterior ObservationsMaterials:• *Siding*• Cement Fiber Siding• *Exterior Eaves*• Materials: Wood Soffit• *Garage*• Metal Garage Door with garage door opener installed• *Exterior Grounds & Driveway*• Concrete Walkway & Driveway• *Deck & Porches*• Deck Materials: Pressure treated support with composite deckingObservations:

1.1. The wood soffits of the home have been lacking in maintenance and have dirt and mildewstains throughout. Recommend the soffit be treated and sealed as necessary by licensedcontractor.

1.2. Damaged wood was observed in the wood trim of the deck belly band at the back of the homeand the corner trim of the garage. Following repair of the damaged areas (which should becombined with exterior painting/maintenance) proper maintenance of the siding and control of waterfrom roof or surface runoff can avoid further damage. Recommend further evaluation and repairs bya licensed contractor

1.3. The back deck railings are loose and damaged wood and peeling paint were observed alongthe railing. Recommend further evaluation and repairs by licensed contractor.

Exterior Views


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Exterior Views

Railing is loose

Railing is loose


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Damaged wood Damaged wood trim


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Roofing As with all areas of the house, we recommend that you carefully examine the roof immediately priorto closing the deal. Note that walking on a roof voids some manufacturer’s warranties. Adequate attic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of aroof. Always ask the seller about the age and history of the roof. On any home that is over 3 years old,experts recommend that you obtain a roof certification from an established local roofing company todetermine its serviceability and the number of layers on the roof. We certainly recommend this forany roof over 5 years of age. Metal roofs in snow areas often do not have gutters and downspouts,as there is a concern that snow or ice cascading off the roof may tear gutters from the house. Likewise, be advised that such cascading may cause personal injury or even death. If this house has a metal roof, consult with qualified roofers or contractors regarding the advisabilityof installing a damming feature which may limit the size and amount of snow / ice sliding from theroof.

1. Roofing & Gutter ObservationsMaterials:• *Roofing Materials*• Asphalt composition shingles noted.• Roof Flashings: Metal• Roof was inspected from walking on roof• *Gutter & Downspouts*• Aluminum •Downspouts discharge above gradeObservations:

1.1. The roofing shows evidence of premature flaws. Damaged roofing was observed along theback of the home, along with previous repairs and areas of granular loss throughout. The wear rateon roofing material in this condition often accelerates and can lead to premature roof leaks and theneed for extensive replacement. It’s possible that a warranty claim may be possible if made by thepresent owner who had the roof installed. The roof should be examined by a roofing contractor andrepair/replacement cost estimated.

1.2. The gutters at the back of the home do not appear to have sufficient slope to drain properly. Ifthey do not perform as intended, the slope should be adjusted to avoid spilling roof runoff aroundthe building – a potential source of water entry or water damage.

1.3. The downspout(s) that discharge above grade should discharge water at least three (3) feetfrom the house. Storm water should be encouraged to flow away from the building at the point ofdischarge.


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Roofing Views

Previous roofing repairs Previous roofing repairs

Damaged Roofing


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Granular loss of roofing

Kick out flashing recommended Gutters are not sloped properly


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Service & Main Panel This report describes the amperage and voltage rating of the service, the location of the maindisconnect and any sub panel(s), the presence of solid conductor aluminum branch circuit wiring, thepresence or absence of smoke detectors and wiring methods. Inspectors are required to inspect theviewable portions of the service drop from the utility to the house, the service entrance conductors,cables and raceways, the service equipment and main disconnects, the service grounding, theinterior components of the service panels and sub panels, the conductors, the over-currentprotection devices (fuses or breakers), ground fault circuit interrupters and a representative numberof installed lighting fixtures, switches and receptacles. All issues or concerns listed in this Electricalsection should be construed as current and a potential personal safety or fire hazard. Repairs shouldbe a priority, and should be made by a qualified, licensedelectrician.

1. Electrical ObservationsMaterials:• Main Location: Garage• Size of Electrical Service: 120/240 Volt Main Service - Service Size: 400 Amps• Service Drop:Underground• Service Entrance Conductors: Multi Strand Aluminum• Service Grounding: Copper Ground Rod Connection• *Distribution Wiring*• Distribution Wiring Type: Copper Wiring and Multi Strand Aluminum Wiring• Wiring Method: Non-Metallic Cable "Romex"• *Switches & Outlets*• Switches & Receptacles: GroundedObservations:

1.1. No major system safety or function concerns noted at time of inspection at main panel box.

Main Panel View


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Heating 1. Heating ObservationsMaterials:• Electric forced air furnace• Furnace Manufacturer LennoxObservations:

1.1. The furnace and heat pump system does not appear to have been serviced within the pastyear. Annual servicing is recommended by licensed heating contractor.

Furnace filter


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Heat Pump/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupants at acomfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs ata minimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls.For a more thorough investigation of the system please contact a licensed HVAC service person.

1. Heat Pump/AC ObservationsMaterials:• Air Source Heat Pump System• Manufacture LennoxObservations:• The heat pump system does not appear to have been serviced within the past year. Annualservicing is recommended by licensed heating contractor.


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Water Heater 1. Water Heater ObservationsMaterials:• Water Heater Type: Gas• Water Heater:Manufacturer: Rinnai• Water Heater:•Approximate Capacity (Tank-less)


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Service piping 1. Supply & Waste Plumbing ObservationsMaterials:• *Water Supply Piping*• Water Supply Source: Private Well• Service Pipe to House: Plastic• Main water shut off located in the Garage• Interior Supply Piping: Plastic piping noted.• *Waste Piping*• Waste Piping Material: Plastic• Waste System: Private Sewer System

Septic alarm Main water shut off


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Plumbing Fixtures Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets.Because of all the plumbing involved it is an important area of the house to look over. Moisture in theair and leaks can cause mildew, wallpaper and paint to peel, and other problems. The homeinspector will identify as many issues as possible but some problems may be undetectable due toproblems within the walls or under the flooring..

1. Plumbing FixturesObservations:

The upstairs main bathtub was observed to drain slowly, suggesting that an obstruction may exist

The hose bib at the back of the home continuously drips after being shut off. Recommend repairsas needed

Leaking hose bib Bathtub not draining


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Insulation and Ventilation This report describes the method used to inspect any accessible attics; and describes the insulationand vapor retarders used in unfinished spaces when readily accessible and the absence of insulationin unfinished spaces at conditioned surfaces. Inspectors are required to inspect insulation and vaporretarders in unfinished spaces when accessible and passive/mechanical ventilation of attic areas, ifpresent.

1. insulation & Ventilation ObservationsMaterials:• *Attic Insulation & Ventilation*• The insulation for the attic is a blown in fiberglass material that installed to an approximate R-49level.• Eave soffit & Roof Vents Noted.• *Crawl Space Insulation and Ventilation*• Crawl Space Insulation: R30 in Floor above Crawl Space• Vapor Retarders: PlasticObservations:

1.1. The insulation for the attic is a blown in fiberglass material that installed to an approximate R-49 level. All the exhaust vents in the attic are connected and discharging to the exterior of thehome.

Floor insulation views


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Attic insulation views


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Interior This inspection does not include testing for radon, mold or other hazardous materials unlessspecifically requested.Plumbing is an important concern in any structure. Moisture in the air and leaks can cause mildew,wallpaper and paint to peel, and other problems. The home inspector will identify as many issues aspossible but some problems may be undetectable due to problems within the walls or under theflooring. Note that if in a rural location, sewer service and/or water service might be provided by private wastedisposal system and/or well. Inspection, testing, analysis, or opinion of condition and function ofprivate waste disposal systems and wells is not within the scope of a home inspection. Recommendconsulting with seller concerning private systems and inspection, if present, by appropriate licensedprofessional familiar with such private systems. If a Septic System is on the property, pumping isgenerally recommended prior to purchase, and then every three years. Interior areas consist of bedrooms, baths, kitchen, laundry, hallways, foyer, and other open areas. All exposed walls, ceilings and floors will be inspected. Doors and windows will also beinvestigated for damage and normal operation. Although excluded from inspection requirements, wewill inform you of obvious broken gas seals in windows. Please realize that they are not alwaysvisible, due to temperature, humidity, window coverings, light source, etc. Your inspection will reportvisible damage, wear and tear, and moisture problems if seen. Personal items in the structure mayprevent the inspector from viewing all areas, as the inspector will not move personal items.An inspection does not include the identification of, or research for, appliances and other items thatmay have been recalled or have had a consumer safety alert issued about it. Any comments made inthe report are regarding well known notices and are provided as a courtesy only. Product recalls andconsumer product safety alerts are added almost daily by the Consumer Product SafetyCommission. We recommend visiting the following Internet site if recalls are a concern to you:http://www.cpsc.gov.1. Interior ObservationsMaterials:• *Window Type(s) & Glazing:*• Vinyl framed single hung window noted.• Vinyl framed sliding window noted.• Vinyl framed casement window noted.• Description of Interior Finishes: Drywall• Floor Surfaces: •Carpet •Tile/WoodObservations:

1.1. The windows that were tested, are functional.

1.2. One or more of the thermal pane windows were observed to have lost their seals. This hasresulted in condensation and/or a fog like film to develop between the panes of glass. The thermalpane windows no longer function as designed when they lose their seal and are in need of repair.Obviously fogged windows were observed in the office and the window above the back deck door.

Notice: Signs of lost seals in the thermal pane windows may appear and disappear as temperatureand humidity change. Some windows with lost seals may not be evident at the time of thisinspection. Windows are only checked for obvious fogging. If some lost thermal pane windowseals were noted, we recommend all windows be rechecked by a window specialist for furtherevaluation.

1.3. The wood floors along the downstairs of the home are cupped. This is normally the result ofexcess of moisture content. Recommend further evaluation by licensed flooring contractor

http://www.cpsc.gov


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Failed seal on windows

Cupped flooring


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Appliances Tested & Observations 1. Appliances ObservationsMaterials:

Electric Cook Top

Electric Oven

Dishwasher

Garbage Disposal

240 Volt Circuit for Dryer

Dryer Vented to Exterior of Home

Kitchen Exhaust Hood/Vent

Door BellObservations:

1.1. All appliances tested were working properly at time of inspection

Kitchen views


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Fireplaces Introduction This inspection was performed in substantial compliance with InterNACHI’s PhaseI Standards of Practice for Inspecting Fireplaces and Chimneys. It exceeds what is required by bothInterNACHI’s commercial and residential standards of practices. The inspection shall includeexamination of readily accessible and visible portions of solid-fuel-burning, low-heat, fireplaces andchimneys. The inspection is not all inclusive or technically exhaustive. The goal of this inspection isto provide observations which may lead to the decrease of the hazards associated with fireplacesand chimneys. 1. Fireplace ObservationsMaterials:• *Fireplace Type*• Gas Fireplace• Vents, Flues, Chimneys: Outside Combustion Air Provided• Vents, Flues, Chimneys: Metal Flue-Insulated Multi-Wall

Definition

The ductwork installed to bring fresh outside air to the furnace and/or hot water heater. Normally, two separate supplies of air are brought in: one high and one low.


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GlossaryGlossary

Term DefinitionCombustion Air The ductwork installed to bring fresh outside air to the furnace

and/or hot water heater. Normally, two separate supplies of airare brought in: one high and one low.

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