PROVIDING PEACE OF MIND Platinum Inspection Team 520 S Larch St Kennewick, WA 99336 CENTURY 21 TRI-CITIES Wednesday, July 3, 2019 Platinum Inspection Services 1110 W 21st Ave Kennewick, WA 99337 509 947 2293 www.thetricitieshomeinspector.com [email protected]
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520 S Larch St Kennewick, WA 99336rpg1.com/inspection.pdfJuly 3, 2019 Dear Century 21 Tri-Cities, RE: Report No. 3200, v.0 520 S Larch St Kennewick, WA 99336 Thanks very much for choosing
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RE: Report No. 3200, v.0520 S Larch StKennewick, WA99336
Thanks very much for choosing us to perform your home inspection. The inspection itself and the attached report complywith the requirements of the Standards of Practice for Washington State and ASHI. This document defines the scope of ahome inspection.
Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourageyou to read the Standards of Practice so that you clearly understand what things are included in the home inspection andreport.
The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not beresponsible to any parties for the contents of the report, other than the party named herein .
The report is effectively a snapshot of the house, recording the conditions on a given date and time. Home inspectorscannot predict future behavior, and as such, we cannot be responsible for things that occur after the inspection. Ifconditions change, we are available to revisit the property and update our report.
Again, thanks very much for choosing us to perform your home inspection.
This Summary outlines potentially significant issues from a cost or safety standpoint. This section is provided as acourtesy and cannot be considered a substitute for reading the entire report. Please read the complete document.
Priority Maintenance Items
Roofing
SLOPED ROOFING \ Composition shinglesCondition: Multiple layersThere are multiple layers of roofing on the home. When the time comes to replace it it will need to be stripped beforeshingling.
SLOPED ROOF FLASHINGS \ Chimney flashingsCondition: Missing top, bottom, side flashingsThe chimney flashing is missing. I recommend that this be evaluated and repaired as needed by a licensed qualifiedroofing contractor. The plumbing jacks also need to be sealed around.Task: CorrectTime: Immediate
Exterior
GeneralVegetation against building: Vegetation was growing against the building in several areas. This creates conducive
conditions for pests and wood destroying organisms. I recommend the vegetation be trimmed back or removed.Location: Front exteriorTask: RepairTime: Immediate
WALLS \ TrimCondition: Peeling paint:I recommend that any areas of peeling paint be scraped and painted.Task: RepairTime: Immediate
WALLS \ Vinyl sidingCondition: Loose or missing piecesI recommend that the missing trim, soffit and siding pieces be installed.Location: South exterior, west exteriorTask: ProvideTime: Immediate
WALLS \ Vent (fan, clothes dryer, etc.)Condition: Cover missingI recommend that the missing cover for the dryer duct on the rear exterior be installed.Location: Rear exteriorTask: Repair
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Report No. 3200, v.0
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
PORCHES, DECKS, STAIRS, PATIOS AND BALCONIES \ Handrails and guardsCondition: MissingModern standards recommend that guardrails be installed when there is a 30" or more fall.Location: DeckTask: ProvideTime: Immediate
Structure
FLOORS \ JoistsCondition: Cut Joist: I recommend that the cut joist be evaluated and repaired as needed by a licensed qualifiedcontractor.Location: Laundry areaTask: RepairTime: Immediate
Electrical
SERVICE BOX, GROUNDING AND PANEL \ Distribution fuses/breakersCondition: Double taps: I recommend that the double taps in the electrical panel be repaired by a licensed qualifiedelectrical contractor.One of the wires is too small for the breaker that it's going too and the wire has overheated. The abandoned wires shouldalso be properly capped and the connection made in the box to the left of the main panel should be properly made withwire nuts. All repairs should be made by a licensed qualified electrical contractor.Location: Upper left, lower rightTask: RepairTime: Immediate
SERVICE BOX, GROUNDING AND PANEL \ Panel wiresCondition: The neutral and ground wires were bonded in the sub panel. In a sub panel these should be isolated fromeach other. I recommend that this be corrected by a licensed qualified electrician.Also there is a wire going to the double throw 20 amp breaker that appears to have overheated at some point.Location: Garage subpanelTask: RepairTime: Immediate
DISTRIBUTION SYSTEM \ Junction boxesCondition: MissingI recommend that the abandoned wires be terminated in a junction box.Location: Rear exterior, behind shop, below stairs, basement laundry area. shopTask: RepairTime: Immediate
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Report No. 3200, v.0
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DISTRIBUTION SYSTEM \ Outlets (receptacles)Condition: Ungrounded 3 Slot Outlets: Many of the 3-prong outlets were ungrounded. These should either begrounded, be replaced with 2-prong outlets, or have GFI receptacles installed. Consider updating the existing condition tomeet generally-accepted current safety standards.Location: Basement room at bottom of stairsTask: RepairTime: Immediate
Condition: GFCI protection needed: I recommend that the outlets in the following locations be repaired to be GFCIprotected. This should be done by a licensed qualified electrical contractor.Location: Garage, Kitchen, Main level bathroomTask: RepairTime: Immediate
Condition: Reverse Polarity: I recommend that the outlets with reverse polarity in the following locations be repaired bya licensed qualified electrical contractor.Location: Living room west wall, Dining area, Kitchen, Basement living roomTask: RepairTime: Immediate
DISTRIBUTION SYSTEM \ SwitchesCondition: FaultyThere are 3 switches that control the light at the top of the stairs. When they are at certain positions the light doesn't workcorrectly. I recommend that this be further evaluated and repaired as needed by a licensed qualified electrical contractor.Location: StairwayTask: Further evaluationTime: Immediate
Condition: Location poor (near Bathtub or Shower Stall)The switches are too close to the shower stall. I recommend that the switches be moved to at least 3' away from the stallor that they be GFCI protected.Location: BasementTask: RepairTime: Immediate
DISTRIBUTION SYSTEM \ Cover platesCondition: I recommend that any missing cover-plates be installed.Location: Living room, Northeast bedroom, Garage, BasementTask: RepairTime: Immediate
DISTRIBUTION SYSTEM \ LightsCondition: Inoperative lights: I recommend that the bulbs be replaced in the inoperative lights in the following locationsand if the lights still don't work that they be repaired by a licensed qualified electrical contractor.Location: Rear deck, Front entry, Laundry areaTask: Repair
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Report No. 3200, v.0
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DISTRIBUTION SYSTEM \ Carbon monoxide (CO) alarms (detectors)Condition: None present. A CO detector will need to be provided.Smoke alarms should also be installed in the hallways and bedrooms.Task: ProvideTime: Immediate
Heating
GeneralThe masonry chimney cap is missing. I recommend that this be repaired by a licensed qualified masonry contractor.
Task: CorrectTime: Immediate
Plumbing
SUPPLY PLUMBING \ Supply piping in buildingCondition: I recommend that dielectric fittings be installed where they are missing to protect the water pipes fromelectrolysis. This should be done by a licensed qualified plumbing contractor.Location: Basement laundry areaTask: RepairTime: Immediate
WATER HEATER \ TankCondition: No earthquake straps: I recommend that earthquake straps be installed on the water heater.It also is missing a discharge tube for the TPR valve. I recommend that one be installed.Task: RepairTime: Immediate
WASTE PLUMBING \ Traps - installationCondition: Missing p-trap: The p-trap is missing in the following location(s). This will result in sewer gas entering thehome. I recommend that this be evaluated and repaired as needed by a licensed qualified plumbing contractor.There is a vent pipe coming out of the wall beside the basement shower. If this is a vent pipe it will also allow sewer gasto enter the home. Due to the plumbing deficiencies present in the basement laundry area and bathroom I recommendthat the plumbing in these areas be evaluated and repaired as needed by a licensed qualified plumbing contractor.Location: Basement Laundry Area and Bathroom.Task: CorrectTime: Immediate
FIXTURES AND FAUCETS \ Shower stallCondition: The main level bathroom shower head sprays out of the shower stall. I recommend that this be repaired.Location: Main level bathroomTask: RepairTime: Immediate
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Condition: Missing drain cover: I recommend that the missing drain cover in the following location be provided.Location: Basement bathroomTask: RepairTime: Immediate
Interior
WINDOWS \ Glass (glazing)Condition: Broken window: I recommend that the broken window be repaired by a licensed qualified glass contractor.Location: GarageTask: ReplaceTime: Immediate
DOORS \ GeneralCondition: DamageI recommend that the damaged door in the northeast bedroom be repaired or replaced.Location: Northeast bedroomTask: RepairTime: Immediate
DOORS \ Doors and framesCondition: Does not latch properlyI recommend that the north exterior door be repaired so the deadbolt will latch and that the damaged weatherstrip bereplaced.Location: NorthTask: RepairTime: Immediate
DOORS \ HardwareCondition: MissingI recommend that the missing door knob handle be installed. The door also binds.Location: Basement bathroomTask: ProvideTime: Discretionary
EXHAUST FANS \ DuctCondition: I recommend that the missing damper be installed.Location: Rear exterior below deckTask: RepairTime: Immediate
APPLIANCES \ RangeCondition: There was no anti tip device installed on the range. I recommend these be installed to prevent injury tochildren and others.Task: Repair
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Report No. 3200, v.0
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The remainder of the report describes each of the home's systems and also details any recommendations we have forimprovements. Limitations that restricted our inspection are included as well.
The suggested time frames for completing recommendations are based on the limited information available during apre-purchase home inspection. These may have to be adjusted based on the findings of specialists.
Home Improvement - ballpark costs
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Report No. 3200, v.0
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General: WalkedThe Inspector inspected the roof and its components by walking the roof.
General: Some roof leaks will only appear during certain weather conditions and may not be possible to detect duringthe time of a home inspection.
The home is considered to face : East
Sloped roofing material: Composition shingles
Approximate age: 13 -17 years
Typical life expectancy: 20-30 years.
Roof Shape: Gable
Recommendations
SLOPED ROOFING \ Composition shingles1. Condition: Multiple layersThere are multiple layers of roofing on the home. When the time comes to replace it it will need to be stripped beforeshingling.
SLOPED ROOF FLASHINGS \ Chimney flashings2. Condition: Missing top, bottom, side flashingsThe chimney flashing is missing. I recommend that this be evaluated and repaired as needed by a licensed qualifiedroofing contractor. The plumbing jacks also need to be sealed around.Task: CorrectTime: Immediate
1. Plumbing jacks need sealant 2. Missing top, bottom, side flashings
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Gutter & downspout material: No gutters or downspouts
Lot slope: Flat
Soffit (underside of eaves) and fascia (front edge of eaves): Wood
Wall surfaces and trim: Vinyl siding
Deck: Raised Wood
Recommendations
General3. Vegetation against building: Vegetation was growing against the building in several areas. This creates conduciveconditions for pests and wood destroying organisms. I recommend the vegetation be trimmed back or removed.Location: Front exteriorTask: RepairTime: Immediate
3. Vegetation against building: Vegetation was...
WALLS \ Trim4. Condition: Peeling paint:I recommend that any areas of peeling paint be scraped and painted.Task: RepairTime: Immediate
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WALLS \ Vinyl siding5. Condition: Loose or missing piecesI recommend that the missing trim, soffit and siding pieces be installed.Location: South exterior, west exteriorTask: ProvideTime: Immediate
5. Loose or missing pieces 6. Loose or missing pieces
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7. Loose or missing pieces 8. Loose or missing pieces
WALLS \ Vent (fan, clothes dryer, etc.)6. Condition: Cover missingI recommend that the missing cover for the dryer duct on the rear exterior be installed.Location: Rear exteriorTask: RepairTime: Immediate
9. Cover missing
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
PORCHES, DECKS, STAIRS, PATIOS AND BALCONIES \ Handrails and guards7. Condition: MissingModern standards recommend that guardrails be installed when there is a 30" or more fall.Location: DeckTask: ProvideTime: Immediate
10. Missing
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FLOORS \ Joists8. Condition: Cut Joist: I recommend that the cut joist be evaluated and repaired as needed by a licensed qualifiedcontractor.Location: Laundry areaTask: RepairTime: Immediate
15. Cut Joist: I recommend that the cut joist...
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General: Main Panel Description:A main electrical service panel is a metal enclosure containing various electrical components. The type, condition andarrangement of the service panel and its components must comply with safety standards, usually the National ElectricCode established by the National Fire Protection Association. Requirements may also vary by jurisdiction.Components typically found in main service panels are as follows:- Main disconnect- is one switch controlling all the circuit breakers. Not all panels have a main disconnect. Shutting offthe main disconnect automatically shuts off power to all the electrical circuits in the main panel.- Circuit breakers- are each designed to automatically turn off electricity to the circuit it protects if it detects a problem.The type of problems detected by circuit breakers depends on the type of circuit breaker installed.- Grounding, neutral and power supply bus bars- are components which allow wires or groups of wires to be electricallyconnected and which support circuit breakers.- A label- on the inside listing the circuits controlled by each switch and providing information about the enclosure.- Bonding devices- designed to prevent shock or electrocution.
Service entrance cable and location: Overhead copper
Service size: 200 Amps (240 Volts)
Main disconnect/service box rating: 200 Amps
Main disconnect/service box type and location: Breakers- exterior
16. Breakers- exterior
System grounding material and type: Not visible
Auxiliary panel (subpanel) type and location:Breakers
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
SERVICE BOX, GROUNDING AND PANEL \ Distribution fuses/breakers9. Condition: Double taps: I recommend that the double taps in the electrical panel be repaired by a licensed qualifiedelectrical contractor.One of the wires is too small for the breaker that it's going too and the wire has overheated. The abandoned wires shouldalso be properly capped and the connection made in the box to the left of the main panel should be properly made withwire nuts. All repairs should be made by a licensed qualified electrical contractor.Location: Upper left, lower rightTask: RepairTime: Immediate
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Report No. 3200, v.0
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20. Repair connection 21. Double taps: I recommend that the double...
22. Double taps: I recommend that the double...
SERVICE BOX, GROUNDING AND PANEL \ Panel wires10. Condition: The neutral and ground wires were bonded in the sub panel. In a sub panel these should be isolatedfrom each other. I recommend that this be corrected by a licensed qualified electrician.Also there is a wire going to the double throw 20 amp breaker that appears to have overheated at some point.Location: Garage subpanelTask: RepairTime: Immediate
DISTRIBUTION SYSTEM \ Junction boxes11. Condition: MissingI recommend that the abandoned wires be terminated in a junction box.Location: Rear exterior, behind shop, below stairs, basement laundry area. shopTask: Repair
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
DISTRIBUTION SYSTEM \ Outlets (receptacles)12. Condition: Ungrounded 3 Slot Outlets: Many of the 3-prong outlets were ungrounded. These should either begrounded, be replaced with 2-prong outlets, or have GFI receptacles installed. Consider updating the existing condition tomeet generally-accepted current safety standards.Location: Basement room at bottom of stairsTask: RepairTime: Immediate
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13. Condition: GFCI protection needed: I recommend that the outlets in the following locations be repaired to be GFCIprotected. This should be done by a licensed qualified electrical contractor.Location: Garage, Kitchen, Main level bathroomTask: RepairTime: Immediate
14. Condition: Reverse Polarity: I recommend that the outlets with reverse polarity in the following locations be repairedby a licensed qualified electrical contractor.Location: Living room west wall, Dining area, Kitchen, Basement living roomTask: RepairTime: Immediate
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DISTRIBUTION SYSTEM \ Switches15. Condition: FaultyThere are 3 switches that control the light at the top of the stairs. When they are at certain positions the light doesn't workcorrectly. I recommend that this be further evaluated and repaired as needed by a licensed qualified electrical contractor.Location: StairwayTask: Further evaluationTime: Immediate
28. Faulty
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16. Condition: Location poor (near Bathtub or Shower Stall)The switches are too close to the shower stall. I recommend that the switches be moved to at least 3' away from the stallor that they be GFCI protected.Location: BasementTask: RepairTime: Immediate
29. Location poor (near Bathtub or Shower Stall)
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DISTRIBUTION SYSTEM \ Cover plates17. Condition: I recommend that any missing cover-plates be installed.Location: Living room, Northeast bedroom, Garage, BasementTask: RepairTime: Immediate
30. I recommend that any missing cover-plates b...
DISTRIBUTION SYSTEM \ Lights18. Condition: Inoperative lights: I recommend that the bulbs be replaced in the inoperative lights in the followinglocations and if the lights still don't work that they be repaired by a licensed qualified electrical contractor.Location: Rear deck, Front entry, Laundry areaTask: RepairTime: Immediate
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DISTRIBUTION SYSTEM \ Carbon monoxide (CO) alarms (detectors)19. Condition: None present. A CO detector will need to be provided.Smoke alarms should also be installed in the hallways and bedrooms.Task: ProvideTime: Immediate
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System type: Electric Wall HeatNote: Rebates may be available through the PUD to upgrade your heating system.
Recommendations
General20. The masonry chimney cap is missing. I recommend that this be repaired by a licensed qualified masonry contractor.Task: CorrectTime: Immediate
32. Missing masonry cap
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SUPPLY PLUMBING \ Supply piping in building21. Condition: I recommend that dielectric fittings be installed where they are missing to protect the water pipes fromelectrolysis. This should be done by a licensed qualified plumbing contractor.Location: Basement laundry areaTask: RepairTime: Immediate
35. I recommend that dielectric fittings be...
WATER HEATER \ Tank22. Condition: No earthquake straps: I recommend that earthquake straps be installed on the water heater.It also is missing a discharge tube for the TPR valve. I recommend that one be installed.Task: RepairTime: Immediate
WASTE PLUMBING \ Traps - installation23. Condition: Missing p-trap: The p-trap is missing in the following location(s). This will result in sewer gas enteringthe home. I recommend that this be evaluated and repaired as needed by a licensed qualified plumbing contractor.There is a vent pipe coming out of the wall beside the basement shower. If this is a vent pipe it will also allow sewer gasto enter the home. Due to the plumbing deficiencies present in the basement laundry area and bathroom I recommendthat the plumbing in these areas be evaluated and repaired as needed by a licensed qualified plumbing contractor.Location: Basement Laundry Area and Bathroom.Task: CorrectTime: Immediate
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36. Missing p-trap: The p-trap is missing in th... 37. Missing p-trap: The p-trap is missing in th...
38. Missing p-trap: The p-trap is missing in th...
FIXTURES AND FAUCETS \ Shower stall24. Condition: The main level bathroom shower head sprays out of the shower stall. I recommend that this be repaired.Location: Main level bathroomTask: RepairTime: Immediate
25. Condition: Missing drain cover: I recommend that the missing drain cover in the following location be provided.Location: Basement bathroomTask: RepairTime: Immediate
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WINDOWS \ Glass (glazing)26. Condition: Broken window: I recommend that the broken window be repaired by a licensed qualified glasscontractor.Location: GarageTask: ReplaceTime: Immediate
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DOORS \ General27. Condition: DamageI recommend that the damaged door in the northeast bedroom be repaired or replaced.Location: Northeast bedroomTask: RepairTime: Immediate
DOORS \ Doors and frames28. Condition: Does not latch properlyI recommend that the north exterior door be repaired so the deadbolt will latch and that the damaged weatherstrip bereplaced.Location: NorthTask: RepairTime: Immediate
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41. Does not latch properly 42. Damaged weatherstrip
DOORS \ Hardware29. Condition: MissingI recommend that the missing door knob handle be installed. The door also binds.Location: Basement bathroomTask: ProvideTime: Discretionary
43. Missing
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EXHAUST FANS \ Duct30. Condition: I recommend that the missing damper be installed.Location: Rear exterior below deckTask: RepairTime: Immediate
44. I recommend that the missing damper be instal
APPLIANCES \ Range31. Condition: There was no anti tip device installed on the range. I recommend these be installed to prevent injury tochildren and others.Task: RepairTime: Immediate
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General: Inspectors present: Kenny Larsen and Mason Fox
General: Hidden defects may exist: A home inspection is limited only too what is visible, hidden defects may be presentwhere they cannot be seen.
General: We recommend that all repairs be made by licensed qualified professionals. When a professional is hired tomake a repair they are liable for the quality of the repair. When repairs are made by the homeowner we cannotdetermine the quality of the repair. When you opt to have Platinum Inspection Services do a re-inspection we are onlyable in most cases to determine if a repair was made not necessisarily if it was done to the highest standard.
Weather: Sunny
Approximate temperature: 66°
Occupancy: The home was vacant during the inspection.
Utilities: All utilities were on during the inspection.
Approximate inspection Start time: The inspection started at 8:00 a.m.
Approximate age of home: 79 years
Approximate date of construction: 1940
Approximate size of home: 1100 ft.²
END OF REPORT
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The links below connect you to a series of documents that will help you understand your home and how it works. Theseare in addition to links attached to specific items in the report.
Click on any link to read about that system.
01. ROOFING, FLASHINGS AND CHIMNEYS
02. EXTERIOR
03. STRUCTURE
04. ELECTRICAL
05. HEATING
06. COOLING/HEAT PUMPS
07. INSULATION
08. PLUMBING
09. INTERIOR
10. APPLIANCES
11. LIFE CYCLES AND COSTS
12. SUPPLEMENTARY
Asbestos
Radon
Urea Formaldehyde Foam Insulation (UFFI)
Lead
Carbon Monoxide
Mold
Household Pests
Termites and Carpenter Ants
13. HOME SET-UP AND MAINTENANCE
14. MORE ABOUT HOME INSPECTIONS
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