Oregon Construction Contractor Board #151216
1567 Happy Lane, Eugene, OR 97401
(541)302-0879
Home Inspection Report
Prepared for:
John Smith
Property location
1234 Sample Street
Eugene, Oregon
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1234 Sample Street
This report contains confidential information and is for the exclusive use
of the client, John Smith. Distribution to other parties is prohibited by
contractual agreement.
Date of Inspection: September 9th, 2006
THR File #60909S
Paul Daniel, Oregon Certified Home Inspector #507
About This Report
This inspection report is a result of a visual inspection of the subject
property and while not technically exhaustive, includes all structural and
service components readily observable. The inspection is visual only and
there has been no destructive testing or disassembly of components,
other than removal of cover plates. Furniture, carpets, insulation or
other materials that may prevent inspection have not been moved or
removed. The inspection does not include examination for hazardous
materials.
All conclusions are the professional opinion of the inspector and are not
a guarantee or warranty of the performance of the structure, systems, or
components. Please note that this is not a code inspection and as such
does not indicate the compliance or lack of compliance with local
building codes.
Any estimates of remaining serviceable life, repair costs, etc. are advisory
only. Individual units or systems vary widely in their performance.
We encourage you to conduct a pre-settlement walk through to confirm
conditions just prior to closing. Damage or failure of components may
occur between the time of inspection and your occupancy of the
property.
Property Description
1.1 The subject structure is a two level house built approximately four
years ago. The house is located on a slightly elevated lot in a suburban
area. The home faces Sample Street to the west. The property includes
a covered patio and garage. The house has in general been adequately
maintained.
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Lot & Grounds
2.1 Driveway: Poured concrete.
2.2 Walkways: Poured concrete.
2.3 Patio: There is a poured concrete patio which is covered by the
main roof.
2.4 Porch: The porch is set under the main part of the roof. The roof
extension is supported by wood posts and is in good condition.
2.5 Site grading/drainage: The house sits on a slightly elevated site
which should provide generally good drainage. There is a slope/swale on
the east boundary which appears likely to have been created to divert
water away from the property on the east side.
2.6 Site grading/clearance: Clearance between soil and siding is
generally good around the home.
2.7 Fence: There is a vertical board fence which has been installed
using pressure treated posts, an advantage.
2.8 Gates: The gates function adequately.
2.9 Hose bibbs: Two hose bibbs installed. Staining suggests minor
leaks may exist during use, but were not evident during testing. I
recommend monitoring.
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Exterior
3.1 Roof water control: There is a continuous ‘K’ style aluminum
gutter system installed on the house. Aluminum downspouts are used
also. This is a good quality system. The downspouts connect to an
underground drainage system, an advantage.
Confirmation of drain function and outlet are not a part of this
inspection.
3.2 Siding: The house is mainly covered with an engineered product
known as fiber cement board. It is manufactured from wood fibers and
cement, a component of concrete. The version of the product installed is
manufactured to look like horizontally installed board siding. To date this
siding material has shown good durability.
The installation and condition of the siding is generally good. Maintain a
good caulk seal at joints, and intersections with windows, doors, etc.
There are some locations where movement has opened up joints, and recaulking is needed in these areas at this time.
There are small areas of brick veneer installed on the lower parts of the
west side. There are gaps at the junction of the brick and fiber cement
siding. I recommend the gaps are sealed to prevent possible water entry.
Sample views.
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3.3 Fascia: A fascia board is not installed with this design. The barge
boards on the gables are composite wood boards. The lower edge of one
board on the east side appears cracked. I recommend the crack is
sealed. Composite wood is vulnerable to moisture damage and decay if
not adequately protected from adverse conditions. I recommend the
barge boards are monitored and maintained as required.
3.4 Soffits (eaves overhang): There are gaps around the soffit blocking
between truss tails. The largest gaps are on the porch area and south
side. See locating diagram. These gaps may allow insect entry to the
attic. I recommend any gap one quarter inch or wider is sealed.
Sample views.
3.5 Trim: Wood, good condition.
3.6 Paint: Generally good.
3.7 Windows: Vinyl frame windows with insulating glass are used
throughout the house.
 The west window in the living room does not slide easily and may
require adjustment. The window screen is slightly bent creating
gaps.
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3.8 Patio door: This is a vinyl frame sliding door, with insulating safety
glass. There is no screen door installed.
3.9 Front door: Wood.
Roof
4.1 Observation method: Walked on roof.
4.2 Description: This is a gable style roof of moderate pitch. The
roofing material is laminated architectural composition shingles; a good
quality material.
4.3 Installation: The quality of installation is generally good.
4.4 Condition: The shingles are approximately two years old, and are in
good condition. This type of roof is typically warranted for twenty-five
years or more.
4.5 Roof deck: Oriented strand board panels.
4.6 Flashing: The metal flashing is generally well installed and in good
condition. The lower flange of a vent jack is not flush with the roof
surface. See locating diagram. The gap was occupied by wasps on the
day of inspection. I recommend the wasps are removed and flange is
secured with fastener; the fasteners should be sealed with mastic.
Several live wasp nests were observed, mainly under the roof overhang. I
suggest the nests are removed to prevent potential sting hazard. See
sample view on the following page.
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A fastener securing a roof jack flange is exposed and should be sealed
with mastic. See locating diagram.
4.7 Vents: Metal.
4.8 Moss: There is no significant moss growth on the roof.
Structure
5.1 Foundation: The foundation walls are poured concrete, with
footings.
5.2 Framing/walls: Typical wood frame construction. Though
structural components were generally concealed and not visible for
inspection, no signs of failure were evident.
5.3 Floor structure: Concrete piers, wood posts, and 4x8 beams set at
thirty-two inch intervals comprise the floor support system. A board
subfloor is installed.
One support post close to the west side is loose. See locating diagram. I
recommend shims are installed to restore load. See photographs on the
following page.
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5.4 Roof structure: 2x4 prefabricated trusses set on twenty-four inch
centers.
5.5 Roof deck: Oriented strand board panels.
5.6 Ceiling joists: Lower truss chords.
Crawlspace
6.1 Access: There is a scuttlehole in the hall closet.
6.2 Vapor barrier: Plastic sheet installed.
6.3 Debris: There is no significant debris present.
6.4 Underfloor insulation: Fiberglass batt insulation installed.
6.5 Ventilation: Ventilation is provided by screened vents in the
foundation walls. Several vent openings are at grade level, (due partly to
the recent installation of barkdust). This could allow water to flow into
the vents. Debris may also accumulate and block the vents. I
recommend soil is removed from the area around the vents to provide a
minimum of two inches clearance below the vent opening. Alternatively
vent wells could be installed. See sample view on the following page.
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6.6: Moisture: The crawlspace was dry on the day of inspection.
However, staining on the vapor barrier suggests water infiltration has
occurred previously. The staining indicates the water has been
approximately one inch deep covering more than half of the crawlspace
floor. It is possible this water infiltration occurred during construction.
However, water staining may also have been caused by water intrusion
since construction. This type of water intrusion can be caused by soil
type, exterior grade, and drainage dynamics around the house. As
exterior soil becomes saturated, water seeps under the foundation wall
and into the foundation grade, which is lower than the exterior grade.
Water passes on to the top of the vapor barrier at the edges and seams.
I recommend the crawlspace is monitored for water following periods of
prolonged or heavy rainfall. If water is found to accumulate the
crawlspace floor should be re-graded and trenched to direct water to the
crawlspace drain in the SW part of the crawlspace and piped off site.
The installation of a few inches of gravel would facilitate water movement
under the vapor barrier and to raise the vapor barrier out of any puddles.
See sample views of water staining on the following page.
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Attic
7.1 Access: Scuttle holes located in the garage and NW bedroom closet.
Insulation appears to have been installed on top of the scutlehole in the
NW bedroom closet; no baffles appear to have been installed to hold
insulation away. A large volume of loosefill fiberglass is likely to fall into
the closet if this scutlehole is removed. All parts of the attic can be
accessed from the garage scuttlehole.
7.2 Roof ventilation: Provided by soffit vents and roof vents.
7.3 Roof deck: Oriented strand board.
7.4 Room exhaust fans: Ducted to roof vent and soffit vent.
7.5 Insulation: Loosefill fiberglass.
7.6 Birds, insects, rodents: None noted.
Heating System
8.1 Furnace: This house’s heating system consists of a natural gas
forced air furnace. The furnace is manufactured by Coleman.
This is a conventional, mid-efficiency unit, 57 KBTU input. The interior
of the cabinet is dusty suggesting the furnace has not been serviced
recently. I recommend cleaning and servicing.
8.2 Heat Exchanger: The small portions visible are in adequate
condition.
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8.3 Exhaust flue: Gases are fan forced and vented via a flexible and
sheet metal manufactured flue. The flexible portion of duct is in contact
with the insulation on the return air duct. This type of vent normally
requires a one inch clearance. Although there is no scorching at the
contact points this vent should ideally be repositioned to create adequate
clearance.
8.4 Combustion air: From garage.
8.5 Air filter: The disposable filter is situated in the return air duct in
the hallway ceiling. The filter is dirty and should be replaced.
A second filter is installed in the bottom of the air module and was also
dirty and requires cleaning. I suggest a heating engineer is consulted
regarding the necessity of two filters.
8.6 Thermostat: Electronic programmable thermostat.
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8.7 Carbon monoxide detector: None noted. Fuel burning appliances
can produce deadly carbon monoxide gas if malfunctioning. I
recommend the installation of a CO detector in the home.
8.8 Ducts: Heated air is supplied to the registers through insulated
ceiling ducts. The duct work appeared to be in generally good order.
However, the insulation is loose creating small gaps in the insulation of
the duct in the attic. I recommend insulation is re-installed.
Cooling System
9.1 Overview: The system consists of an exterior compressor, and
interior coils installed with the furnace. The unit was tested and
functioned well.
9.2 Exterior unit: Installed on a pad south of the home. There is long
grass around the unit which should be trimmed to ensure adequate air
movement.
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9.3 Interior coils: Not visible for inspection.
9.4 Control: Shares a thermostat with the heating system.
9.5 Ducts: In common with heating system.
9.6 Condensate: Piped to the exterior of the home.
9.7 Refrigerant line insulation: Slightly torn/deteriorated exterior
section close to exterior unit. I recommend insulation be repaired or
replaced.
Electrical System
10.1 Service: The service entrance is via underground lines. 120, 240
volts. 200 amp capacity cable.
10.2 Main panel: A medium size, single main distribution panel with
circuit breaker protection is located in the garage. There are twelve 120
volt breakers and three 240 volt breakers. Defects:
 There is an open cable knock out in the top of the panel which
should be plugged.
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 One 240 volt breaker is not labeled but is likely to be for the air
conditioner. I recommend confirmation and labeling.
 There is paint overspray on some breakers including the main
breaker. Although unlikely, the paint may prevent breakers
tripping. I suggest evaluation by an electrician, or at minimum
physically switching breakers a few times to eliminate any
potential paint seal.
10.3 Distribution: The house is served by copper two wire with ground
cable.
The pond pump appears to be powered by a permanently installed
extension lead to an exterior outlet. This is potentially hazardous; ideally
a conventionally installed circuit with a cable protected by conduit and
buried underground would be installed.
10.4 Outlets: Three prong grounding type.
10.5 Lights: A light switch to control the kitchen lights was not
identified. I recommend consulting homeowner.
10.6 Ground Fault Circuit Interrupters (GFCIs): These are safety
devices to prevent electric shock. They are now recommended for use in
all areas where water is likely to be encountered (kitchen, bath, garage,
outdoors). This house is likely to have ground fault interrupters in all
these location. However, not all GFCIs were accessible for testing or were
in use. I recommend testing when all GFCIs are accessible and not in
use.
10.7 Smoke detector: The smoke detectors installed have the hush
button feature as required by state law. The smoke detector had been
removed from the master bedroom and should be replaced.
Plumbing System
11.1 Water supply: PVC.
11.2 Distribution: PVC.
11.3 Drain and waste: ABS plastic pipe is used in this system.
11.4 Water heater: Hot water is provided by a natural gas forty gallon
tank. The temperature and pressure relief valve is in place with the
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overflow pipe as required. The tank is strapped for safety in the event of
an earthquake.
11.5 Dryer duct: The termination hood is missing. I recommend the
installation of a termination hood with backdraft damper.
Flexible duct is used in the crawlspace. This is a potential fire hazard
and should be replaced with sheet metal duct.
11.6 Gas supply: There is a gas shut off at the meter on the south
exterior of the home.
Insulation
12.1 Attic: Well insulated with loosefill fiberglass and fiberglass batts.
12.2 Wall: Wall insulation was not confirmed but it is likely to have R15 fiberglass batts installed.
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12.3 Underfloor: Fiberglass batts to approximately R-25.
Interior
13.1 Walls: There is a small area of repair a close to the patio door likely
caused by a pet.
13.2 Ceiling: There are moderately large settlement cracks in the ceiling
of the living room/kitchen area. These cracks do not appear to signify
any unusual movement or failure. I recommend monitoring.
13.3 Doors:
 The door stop in the NW bedroom is broken.
13.4 Dishwasher: Cycled satisfactorily.
13.5 Bathroom:
 The main bathroom tub drained slowly.
Garage
14.1 Type: This is a two car, one door, built-in garage. A large volume
of stored items obscured some area.
14.2 Slab: Poured concrete with typical minor settlement cracks.
14.3 Car doors: Sectional metal overhead doors.
14.4 Door operation: The door operates easily when disconnected from
the opened.
14.5 Door opener: The door opener operates well and is fitted with both
pressure resistance and infra-red safety reversing systems, an
advantage.
14.6 Personnel door: Good.
14.7 Walls/ceiling: Finished, an advantage.
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Diagram
N
Air conditioner line
insulation damaged
Air conditioner
Gap under roof jack
Soffit gap
Loose support
post in crawlspace
STREET
CRAWLSPACE
Location of
crawlspace drain
Loose insulation on
heating duct in attic
GARAGE
Lower edge
of
bargeboard
cracked
Roof jack
fastener
exposed
Dryer duct
Gaps at the upper edge
of brick veneer at
junction with board
siding
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Main gas
shut-off
Crawlspace vents at grade
17
Area of soffit gaps
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