123 Bayou Blvd / Gorge Quality Home Inspection / Gregory P. Felten

General Summary

Gorge Quality Home Inspection

232 NE Shephard Ave.
Stevenson, WA 98648
208.598.3500

Customer
Tom Petty

Address
123 Bayou Blvd
Oregon City OR 99999

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

4. Electrical

4.0	GFCI/AFCI Electrical Receptacles
	Inspected, Repair/Replace
	Electrical receptacles in the basement had ground fault circuit interrupter (GFCI) protection, most of which responded to testing in a satisfactory manner. The inspector tested a representative number of accessible receptacles only. An exterior Ground Fault Circuit Interrupter (GFCI) electrical receptacle at the rear of the home responded to the testing device but failed to reset properly and stay reset. This receptacle should be replaced with a new GFCI receptacle. The Inspector recommends that all repair/replacement work be completed by a qualified contractor. 4.0 Item 1(Picture) Rear GFCI failed to reset properly 4.0 Item 2(Picture) Bathroom GFCI

4.3	Switches
	Inspected, Repair/Replace
	The Inspector observed few deficiencies in the condition of electrical switches tested in the home. In accordance with the Standards of Practice, the inspector tested a representative number of accessible switches only. The inspector observed a slow to respond switch in the the main floor bathroom that may be defective or installed incorrectly and should be repaired. The Inspector recommends that all repair/replacement work be completed by a qualified contractor. 4.3 Item 1(Picture) Interior switches 4.3 Item 2(Picture) Interior switch 4.3 Item 3(Picture) Main floor bathroom light switch responds slowly and may be defective

5. Roof

5.0	Drainage System
	Inspected, Monitor, Repair/Replace
	The Inspector observed few deficiencies in the condition of the roof drainage system. Debris visible in the gutters at the time of the inspection should be removed to encourage proper drainage. The front porch downspout designed to discharge roof drainage was damaged to an extent that may limit its ability to function as designed. This condition can result in excessively high moisture levels in soil at the foundation and can cause damage related to soil/foundation movement. Excessive moisture levels in soil near the foundation can effect the ability of the soil to support the weight of the structure above and can cause damage related to soil/foundation movement. The Inspector recommends repair to help protect the home structure. All work should be performed by a qualified contractor. 5.0 Item 1(Picture) Roof drainage discharge spout damaged 5.0 Item 2(Picture) Gutter debris

6. Interior/Bedrooms

6.1	Floors
	Inspected, Repair/Replace
	The Inspector observed few deficiencies in the condition of most floors in the home. The home had general minor carpet wear on major paths of travel. Carpet in the master bathroom closet had a protruding nail head and needed to be repaired. Some areas near the office creaked underfoot and should be repaired. All work should be performed by a qualified contractor. 6.1 Item 1(Picture) Nail protruding in master bathroom closet 6.1 Item 2(Picture) Tile flooring 6.1 Item 3(Picture) Floor creaks under foot near office area 6.1 Item 4(Picture) Composite flooring

6.2	Windows
	Inspected, Repair/Replace
	At the time of the inspection, the Inspector observed few deficiencies in the interior condition and operation of windows. Sealant around windows is cracked and needs to be repaired/replaced to prevent air leakage at the windows. Homes without an effective seal against air leakage at windows will incur higher annual heating/cooling costs and occupants may experience lower comfort levels than with a similar home with windows that are effectively sealed. The trim facade has fallen from the living room blinds and needs to be repaired. The Inspector recommends that all repair/replacement work be performed by a qualified contractor. 6.2 Item 1(Picture) Interior window sills need sealant 6.2 Item 2(Picture) Interior window sills need sealant 6.2 Item 3(Picture) Trim facade has fallen off

6.5	Doors
	Inspected, Repair/Replace
	The Inspector observed few deficiencies in the condition of the interior doors. Difficulty in operating the sliding closet doors in the bedroom appeared to be caused by worn or out-of-adjustment rollers. The Inspector recommends service by a qualified contractor. The interior doors in the home have rough surfaces that catch on clothing and should be repaired. The Inspector recommends that all repair/replacement work be performed by a qualified contractor. 6.5 Item 1(Picture) Doors have rough surfaces 6.5 Item 2(Picture) Door does not slide

7. Bathrooms

7.5	Shower
	Inspected, Repair/Replace
	Most shower components in the bathroom appeared to be in serviceable condition at the time of the inspection. Inspection of the shower typically includes: Functional flow; Functional drainage Proper operation of shut-off and diverter valves, and faucet; and Moisture intrusion of walls and pan. The shower had functional flow and functional drainage at the time of the inspection. Transitions between the shower basin and the walls/flooring appeared to be old/cracked/deteriorated/missing and in need of sealant maintenance. This area is actively leaking onto the floor when the shower is used. The Inspector recommends application of an appropriate sealant to the entire basin to avoid moisture damage to adjacent home structure materials. The Inspector recommends that all repair/replacement work be performed by a qualified contractor. 7.5 Item 1(Picture) Shower 7.5 Item 2(Picture) Shower sealant needed/active leaking 7.5 Item 3(Picture) Shower sealant needed/active leaking

8. Kitchen and Built-in Appliances

8.0	Cabinets
	Inspected, Repair/Replace
	The Inspector observed few deficiencies in the condition of kitchen cabinets and countertops. The kitchen corner cabinet has a broken shelf that needs repair. In the kitchen, countertops had no backsplash sealant. The Inspector recommends application of an appropriate sealant to prevent damage to the cabinet and wall structure from moisture intrusion. The Inspector recommends that all repair/replacement work be performed by a qualified contractor. 8.0 Item 1(Picture) Cabinets and countertops 8.0 Item 2(Picture) Backsplash sealant needed 8.0 Item 3(Picture) Cabinet shelf damage

12. Structure/Crawl Space

12.0	GEN<Crawlspace
	Inspected, Repair/Replace
	The Inspector observed few deficiencies in the condition of this crawlspace. Inspection of the crawlspace typically includes examination of the following: Excavation; Floor; Foundation; Framing; Plumbing; Electrical; HVAC; Insulation; Ventilation; Pest (general evidence); and General condition A radon mitigation system was in place in the crawlspace. Confirmation of proper system installation and operation lies beyond the scope the General Home Inspection. The Inspector recommends inspection by a certified/qualified contractor. No soil cover was installed at the time of the inspection. Soil covers help reduce humidity levels in crawlspaces by limiting moisture evaporation into the air from soil. Reducing humidity levels can help prevent conditions that encourage mold growth and wood decay. 12.0 Item 1(Picture) Crawlspace access 12.0 Item 2(Picture) Vapor barrier missing 12.0 Item 3(Picture) Vapor barrier 12.0 Item 4(Picture) Passive radon mitigation

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Gregory P. Felten

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1. Exterior Grounds

Inspection of the home exterior typically includes: exterior wall covering materials; exterior trim; window and door exteriors; adequate surface drainage; driveway and walkways; window wells; exterior electrical and plumbing components; and retaining wall conditions that may affect the home structure. The potential for dangers/damage associated with trees- such as falling branches or root damage to foundations- varies with tree species and age, and requires an arborist evaluation.

The General Home Inspection does not include inspection of landscape irrigation systems, fencing or swimming pools/spas unless pre-arranged as ancillary inspections.

Styles & Materials

Driveway Material::
Concrete

Walkway Materials::
Concrete

Items

1.0	GEN<Grounds
	Aerial view. 1.0 Item 1(Picture) Back view 1.0 Item 2(Picture) Front view

1.1

Driveway
Comments: Inspected, Repair/Replace

The Inspector observed no deficiencies in the condition of the driveway. The Inspector observed few deficiencies in the condition of the walkway.

Uneven surfaces present in the edge of the walkway at the time of the inspection have created trip hazards that should be corrected.

The Inspector recommends that all repair/replacement work be performed by a qualified contractor.

1.1 Item 1(Picture) Driveway

1.1 Item 2(Picture) Driveway/walkway uneven at edges

1.2	Porch Comments: Inspected
	The Inspector observed no deficiencies in the condition of the porch. 1.2 Item 1(Picture) Front porch 1.2 Item 2(Picture) Front porch

1.3

Fences, Gates, and Boundary Walls
Comments: Inspected, Repair/Replace

The inspector observed few deficiencies in the condition of the fences at the time of the inspection.

Gates were sticking at the time of the inspection and need adjustment.

Some fence boards were damaged/not attached and should be repaired.

The Inspector recommends that all repair/replacement work be performed by a qualified contractor.

1.3 Item 1(Picture) Fence gate latch needs adjustment

1.3 Item 2(Picture) Damaged fence board

1.3 Item 3(Picture) Unfastened fence board

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2. Wall Exteriors

Styles & Materials

Exterior wall-covering Material:
Cementicious Siding

Exterior Doors::
Metal

Items

2.0	Window Exteriors Comments: Inspected
	The Inspector observed no deficiencies in the condition of window exteriors. 2.0 Item 1(Picture) Window exterior 2.0 Item 2(Picture) Window exterior 2.0 Item 3(Picture) Window exteriors

2.1

Door Exteriors
Comments: Inspected, Repair/Replace

The Inspector observed few deficiencies in the condition of door exteriors. Inspection of door exteriors typically includes examination of the following:

Door exterior surface condition;
Weather-stripping condition;
Presence of an effective sweep (sweeps are gaskets which seal the area between the bottom of a door and the threshold);
Jamb condition;
Threshold condition; and
Moisture-intrusion integrity

The front exterior door had damage to the weather strip/paint visible at the time of inspection. The Inspector recommends repair to prevent energy loss or damage associated with moisture intrusion. The rear door swells and sticks during the moister times of the year and should be adjusted to accommodate this expansion. The Inspector recommends that all repair/replacement work be completed by a qualified contractor.

2.1 Item 1(Picture) Rear door sticks when weather is moist

2.1 Item 2(Picture) Front door trim paint

2.1 Item 3(Picture) Front door weather strip damage

2.2

Cementicious Siding
Comments: Inspected

The Inspector observed no deficiencies in the condition of cementicious lapped siding covering exterior walls. This siding is of high durability and fire resistance. Inspection of cementicious lapped siding typically includes visual examination of installation practices and general condition.

2.2 Item 1(Picture) Cementicious lapped siding

2.2 Item 2(Picture) Cementicious lapped siding

2.2 Item 3(Picture) Cementicious lapped siding

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3. Plumbing

Inspection of the plumbing system typically includes (limited) operation and visual inspection of: water supply source (identification as public or private); sewage disposal system (identification as public or private); water supply/distribution pipes; drain, waste and vent (DWV) system; water heater (type, condition and operation); gas system; and sump pump (confirmation of installation/operation).

Styles & Materials

Water Supply Source:: Public Water Supply	Water Distribution Pipes:: Cross-linked Polyethylene (PEX)	Functional Flow: All plumbing fixtures had functional flow
Functional Drainage:: All plumbing fixtures had functional drainage	Sewage System Type:: Public	Drain Waste and Vent Pipe Materials:: Acrylonitrile butadiene styrene (ABS)
Water Heater Fuel Type: Electric	Water Heater Type: Tank (conventional)	Gas Pipe Material:: Black Steel
Type of Gas:: Natural Gas	Sump Pump:: An operable sump pump was installed

Items

3.0

Source of Water
Comments: Inspected

The home water was supplied from a public source and the meter is located to the left of the driveway near the curb.

The Inspector observed no deficiencies in the condition of the main water supply shut-off valve located in the garage on the south wall. It was not operated but was visually inspected. All plumbing fixtures in the home exhibited functional flow.

3.0 Item 1(Picture) Water meter

3.0 Item 2(Picture) Main water supply valve

3.1	Exterior Plumbing Comments: Inspected
	The Inspector observed no deficiencies in the condition of exterior water faucets. 3.1 Item 1(Picture) Hose bib

3.2

Sewage and DWV Systems
Comments: Inspected

The home was connected to the public sewage system. A main sewer pipe in the street that served the community was gravity fed from the home sewer system through a main sewer pipe. At the time of the inspection, the Inspector observed no deficiencies in the condition of the home sewage disposal system. All plumbing fixtures in the home exhibited functional drainage.

3.2 Item 1(Picture) DWV cleanout

3.2 Item 2(Picture) DWV pipes

3.3	Electric Water Heater Comments: Inspected
	The Inspector observed no deficiencies in the condition or operation of the water heater. 3.3 Item 1(Picture) Electric water heater 3.3 Item 2(Picture) Electric water heater/expansion tank

3.4	Sump Pump Comments: Inspected
	At the time of the inspection, the Inspector observed no deficiencies in the condition of the sump pump, it was operated. 3.4 Item 1(Picture) Sump pump/piping 3.4 Item 2(Picture) Sump pump/piping

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4. Electrical

Over the years, many different types and brands of electrical components have been installed in homes. Electrical components and standards have changed and continue to change. Homes electrical systems are not required to be updated to meet newly enacted electrical codes or standards. Full and accurate inspection of electrical systems requires contractor-level experience. For this reason, full inspection of home electrical systems lies beyond the scope of the General Home Inspection.

The General Home Inspection is limited to identifying common electrical requirements and deficiencies. Conditions indicating the need for a more comprehensive inspection will be referred to a qualified electrical contractor.Inspection of the home electrical system typically includes visual inspection of the following:service drop: conductors, weatherhead, and service mast; electric meter exterior; service panel and sub-panels; service and equipment grounding; system and component bonding; and visible branch wiring: receptacles (representative number), switches, lighting

Styles & Materials

Ground Fault Circuit Interruptor (GFCI) Protection:: YES	Electrical Service Conductors:: Underground service	Service Panel Ampacity:: 200 amps
Service Panel Type:: Load Center	Service Disconnect Location:: At Service Panel	Service Disconnect Type:: Breaker
Arc Fault Circuit Interruptor (AFCI) Protection:: YES

Items

4.0

GFCI/AFCI Electrical Receptacles
Comments: Inspected, Repair/Replace

Electrical receptacles in the basement had ground fault circuit interrupter (GFCI) protection, most of which responded to testing in a satisfactory manner. The inspector tested a representative number of accessible receptacles only.

An exterior Ground Fault Circuit Interrupter (GFCI) electrical receptacle at the rear of the home responded to the testing device but failed to reset properly and stay reset. This receptacle should be replaced with a new GFCI receptacle. The Inspector recommends that all repair/replacement work be completed by a qualified contractor.

4.0 Item 1(Picture) Rear GFCI failed to reset properly

4.0 Item 2(Picture) Bathroom GFCI

4.1	Conventional Electrical Receptacles (Interior) Comments: Inspected
	The Inspector observed no deficiencies in the condition of the grounded electrical receptacles in the home. In accordance with the Standards of Practice, the inspector tested a representative number of accessible outlets only. 4.1 Item 1(Picture) Grounded electrical receptacles 4.1 Item 2(Picture) Grounded electrical receptacles

4.2	Lighting Comments: Inspected
	The Inspector observed no deficiencies in the condition of lighting. 4.2 Item 1(Picture) Interior lighting 4.2 Item 2(Picture) Exterior lighting

4.3

Switches
Comments: Inspected, Repair/Replace

The Inspector observed few deficiencies in the condition of electrical switches tested in the home. In accordance with the Standards of Practice, the inspector tested a representative number of accessible switches only.

The inspector observed a slow to respond switch in the the main floor bathroom that may be defective or installed incorrectly and should be repaired.

The Inspector recommends that all repair/replacement work be completed by a qualified contractor.

4.3 Item 1(Picture) Interior switches

4.3 Item 2(Picture) Interior switch

4.3 Item 3(Picture) Main floor bathroom light switch responds slowly and may be defective

4.4	Electric Meter Comments: Inspected
	The Inspector observed no deficiencies in the condition of the electric meter. Electric meters are installed by utility companies to measure home electrical consumption. 4.4 Item 1(Picture) Electric meter

4.5

Panel Cabinet, Cover
Comments: Inspected

All components visible in the service panel appeared to be in serviceable condition at the time of the inspection. Inspection of the main service panel typically includes examination of the following:

panel interior and exterior condition;
panel amperage rating;
main disconnect amperage rating and condition;
main conductor amperage ratings;
branch conductor types, amperage rating and condition;
wiring visible materials, types, condition and connections;
circuit breaker types, amperage ratings and condition;
label information present;
service and equipment grounding; and
bonding of service equipment.

4.5 Item 1(Picture) Service panel

4.5 Item 2(Picture) Service panel breakers

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5. Roof

The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor. Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General Home Inspection does not include confirmation of proper installation. Home Inspectors are trained to identify common deficiencies and to recognize conditions that require evaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary.

Styles & Materials

Method of inspection:: Drone with camera	The roof style was:: Gable	Primary roof-covering type:: 3-tab Fiberglass Asphalt Shingle
Drainage system description:: Gutters and downspouts installed

Items

5.0

Drainage System
Comments: Inspected, Monitor, Repair/Replace

The Inspector observed few deficiencies in the condition of the roof drainage system.

Debris visible in the gutters at the time of the inspection should be removed to encourage proper drainage.

The front porch downspout designed to discharge roof drainage was damaged to an extent that may limit its ability to function as designed. This condition can result in excessively high moisture levels in soil at the foundation and can cause damage related to soil/foundation movement. Excessive moisture levels in soil near the foundation can effect the ability of the soil to support the weight of the structure above and can cause damage related to soil/foundation movement. The Inspector recommends repair to help protect the home structure. All work should be performed by a qualified contractor.

5.0 Item 1(Picture) Roof drainage discharge spout damaged

5.0 Item 2(Picture) Gutter debris

5.1	Plumbing and Combustion Vents Comments: Inspected
	At the time of inspection all roof penetrations, including plumbing and combustion vents were functioning as designed. 5.1 Item 1(Picture) DWV pipes 5.1 Item 2(Picture) DWV pipes 5.1 Item 3(Picture) DWV pipes

5.2	Asphalt Composition Shingle Comments: Inspected
	At the time of the inspection, the Inspector observed no deficiencies in the installation of asphalt composition shingles covering this roof. 5.2 Item 1(Picture) Asphalt composition shingles 5.2 Item 2(Picture) Asphalt composition shingles 5.2 Item 3(Picture) Asphalt composition shingles 5.2 Item 4(Picture) Asphalt composition shingles

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6. Interior/Bedrooms

Inspection of the home interior does not include testing for mold, radon, asbestos, lead paint, or other environmental hazards unless specifically requested as an ancillary inspection. Inspection of the home interior typically includes: interior wall, floor and ceiling coverings and surfaces; doors and windows: condition, hardware, and operation; interior trim: baseboard, casing, molding, etc.; permanently-installed furniture, countertops, shelving, and cabinets; and ceiling and whole-house fans.

Styles & Materials

Walls and Ceilings:: Drywall	Floor Covering Materials:: Carpet Tile Composite Flooring	Interior Doors:: Hollow
Window Material:: Vinyl	Window Glazing:: Double-pane	Window Operation:: Single-hung Sliding Fixed
Cabinets:: Veneer on MDF	Smoke/CO Detectors:: Smoke detectors installed (hardwired) Carbon monoxide detector(s) installed

Items

6.0

Smoke/CO/Radon Detectors
Comments: Inspected

Radon Test Result - No Action Required

7-6-2022 Radon Reading Update

The radon monitor was placed in an adequate location on the main floor in the master bedroom closet near the crawlspace access and collected data over a 5 day, 06 hour and 37 minute time period. The peak value reading was 1.38 pCi/L and the one day average was 0.51 pCi/L.

Radon levels in the home fluctuate greatly based on environmental and home ventilation conditions. The following actions are recommended based upon long term averages:

0-2 pCi/L continue to monitor

2-4 pCi/L ventilate and monitor

4+ pCi/L contact a professional to take mitigation action and continue to monitor

The Inspector recommends continuous monitoring throughout the year to determine annual indoor air quality and potential long term exposures. Continuous radon monitors are an inexpensive purchase that can confirm safe radon levels of the home.

National Fire Protection Association (NFPA), recommends replacing smoke and heat alarms every ten years, and replacing carbon monoxide and combination alarms every seven to ten years (depending on your model) to benefit from the latest technology upgrades

The minimum requirement is to have a smoke detector in each bedroom and in the hallway near bedrooms; at least one smoke detector is required on each story including basements and habitable attics. At the time of inspection the home met the minimum recommended requirement.

At least one carbon monoxide detector is required in homes with a fuel burning appliance and in homes with an attached garage. At the time of inspection the home met the minimum recommended requirement.

6.0 Item 1(Picture) Radon test result

6.0 Item 2(Picture) Smoke detector

6.1

Floors
Comments: Inspected, Repair/Replace

The Inspector observed few deficiencies in the condition of most floors in the home.

The home had general minor carpet wear on major paths of travel.

Carpet in the master bathroom closet had a protruding nail head and needed to be repaired. Some areas near the office creaked underfoot and should be repaired.

All work should be performed by a qualified contractor.

6.1 Item 1(Picture) Nail protruding in master bathroom closet

6.1 Item 2(Picture) Tile flooring

6.1 Item 3(Picture) Floor creaks under foot near office area

6.1 Item 4(Picture) Composite flooring

6.2

Windows
Comments: Inspected, Repair/Replace

At the time of the inspection, the Inspector observed few deficiencies in the interior condition and operation of windows.

Sealant around windows is cracked and needs to be repaired/replaced to prevent air leakage at the windows. Homes without an effective seal against air leakage at windows will incur higher annual heating/cooling costs and occupants may experience lower comfort levels than with a similar home with windows that are effectively sealed.

The trim facade has fallen from the living room blinds and needs to be repaired.

The Inspector recommends that all repair/replacement work be performed by a qualified contractor.

6.2 Item 1(Picture) Interior window sills need sealant

6.2 Item 2(Picture) Interior window sills need sealant

6.2 Item 3(Picture) Trim facade has fallen off

6.3

Walls
Comments: Inspected, Monitor, Repair/Replace

The Inspector observed few deficiencies in the condition of the home walls.

Walls in the laundry room exhibited vertical and horizontal cracking consistent with compression cracking caused by closure of gaps between wall framing members. Additional settling of wall framing would typically continue until the framing reached moisture equilibrium after which the wall would become stable. This appears to be isolated and not likely a structural concern. However this should be repaired for aesthetic reasons.

The Inspector recommends that all repair/replacement work be performed by a qualified contractor.

6.3 Item 1(Picture) Wall crack

6.3 Item 2(Picture) Interior wall

6.4

Interior Trim
Comments: Inspected, Repair/Replace

At the time of the inspection, the Inspector observed few deficiencies in the condition of interior trim components. Inspection of interior trim typically includes examination of the following:

Door and window casing;
Baseboard;
Any trim around walls and ceilings;
Any permanently-installed corner or cabinet trim; and
Built-in features such as book cases

Some baseboard trim was missing in the stairwell to the 2nd floor. The Inspector recommends that replacement trim be installed by a qualified contractor.

6.4 Item 1(Picture) Stair trim missing

6.4 Item 2(Picture) Stair trim missing

6.4 Item 3(Picture) Stair trim missing

6.5

Doors
Comments: Inspected, Repair/Replace

The Inspector observed few deficiencies in the condition of the interior doors.

Difficulty in operating the sliding closet doors in the bedroom appeared to be caused by worn or out-of-adjustment rollers. The Inspector recommends service by a qualified contractor.

The interior doors in the home have rough surfaces that catch on clothing and should be repaired.

The Inspector recommends that all repair/replacement work be performed by a qualified contractor.

6.5 Item 1(Picture) Doors have rough surfaces

6.5 Item 2(Picture) Door does not slide

6.6

Ceilings
Comments: Inspected, Repair/Replace

The Inspector observed few deficiencies in the condition of the home ceilings.

Protruding nail heads visible in ceilings in the home appeared to be the result of framing members shrinking after original construction was complete. Framing lumber is often installed with a relatively high moisture content and typically shrinks as it dries. Once framing has reached moisture equilibrium with the homesite environment, framing will become stable and nail pops can be repaired without concern that they will reappear. The time required to reach stability depends on the moisture content of framing materials at the time of original construction and humidity levels at the homesite. The time frame may vary between one and two years in many environments. The Inspector recommends repair by a qualified drywall or painting contractor once the condition appears stable.

6.6 Item 1(Picture) Nail pops

6.6 Item 2(Picture) Nail pops

6.6 Item 3(Picture) Nail pops

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7. Bathrooms

Inspection of the bathrooms typically includes the following:walls, floors and ceiling; sink (basin, faucet, overflow); cabinets (exteriors, doors, drawers, undersink); toilet/bidet tub and shower (valves, showerhead, walls, enclosure); electrical (outlets, lighting); and room ventilation

Styles & Materials

Exhaust Fans: Fan only	Sink:: Sink in a cabinet	Toilet Type:: Low-volume flush (1.6 gal. [6 litres] or less)
Bathub:: Bathtub with shower	Shower:: Walk-in	Cabinets:: Veneer on MDF Laminate

Items

7.0

Cabinets
Comments: Inspected, Repair/Replace

At the time of the inspection, the Inspector observed few deficiencies in the condition of the bathroom cabinets and countertops.

The bathroom countertops had damaged/cracked backsplash sealant. This condition will allow moisture intrusion damaging the cabinetry and/or wall structure. Recommend application of an appropriate sealant to prevent moisture intrusion.

The Inspector recommends that all repair/replacement work be performed by a qualified contractor.

7.0 Item 1(Picture) Cabinets and countertops

7.0 Item 2(Picture) Backsplash sealant needed

7.1	Sinks Comments: Inspected
	At the time of the inspection, the Inspector observed no deficiencies in the condition of the sink. It had functional flow and drainage when tested. 7.1 Item 1(Picture) Sink flow 7.1 Item 2(Picture) Sink drainage

7.2	Toilet Comments: Inspected
	The toilets were flushed and operated in a satisfactory manner. 7.2 Item 1(Picture) Toilet 7.2 Item 2(Picture) Toilet 7.2 Item 3(Picture) Toilet

7.3	Ventilation Comments: Inspected
	The bathrooms had an operable source of ventilation. 7.3 Item 1(Picture) Ventilation 7.3 Item 2(Picture) Ventilation

7.4	Bathtub Comments: Inspected
	The Inspector observed no deficiencies in the condition of bathtub components. Bathtub inspection includes testing for: Functional flow; Functional drainage; Proper operation of shut-off valves, spout, stopper, showerhead and diverter valve. 7.4 Item 1(Picture) Bathtub/shower

7.5

Shower
Comments: Inspected, Repair/Replace

Most shower components in the bathroom appeared to be in serviceable condition at the time of the inspection. Inspection of the shower typically includes:

Functional flow;
Functional drainage
Proper operation of shut-off and diverter valves, and faucet; and
Moisture intrusion of walls and pan.

The shower had functional flow and functional drainage at the time of the inspection.

Transitions between the shower basin and the walls/flooring appeared to be old/cracked/deteriorated/missing and in need of sealant maintenance. This area is actively leaking onto the floor when the shower is used. The Inspector recommends application of an appropriate sealant to the entire basin to avoid moisture damage to adjacent home structure materials.

The Inspector recommends that all repair/replacement work be performed by a qualified contractor.

7.5 Item 1(Picture) Shower

7.5 Item 2(Picture) Shower sealant needed/active leaking

7.5 Item 3(Picture) Shower sealant needed/active leaking

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8. Kitchen and Built-in Appliances

Inspection of kitchens typically includes (limited) operation and visual inspection of the following: wall, ceiling and floor; windows, skylights and doors; range/cooktop (basic functions, anti-tip); range hood (fan, lights, type); dishwasher; Cabinetry exterior and interior; door and drawer; Sink basin condition; supply valves; adequate trap configuration; functional water flow and drainage; disposal; Electrical switch operation; and outlet placement, grounding, and GFCI protection. Note: Appliances are operated at the discretion of the Inspector.

Styles & Materials

Cabinets:: Veneer on MDF	Countertop Material:: Composite	Range:: Gas
Range Hood:: Vents to exterior Fan Operable Lights inoperable	Dishwasher:: Present, not inspected	Refrigerator:: Inspected
Dishwasher Anti-siphon method:: Air gap installed

Items

8.0

Cabinets
Comments: Inspected, Repair/Replace

The Inspector observed few deficiencies in the condition of kitchen cabinets and countertops.

The kitchen corner cabinet has a broken shelf that needs repair.

In the kitchen, countertops had no backsplash sealant. The Inspector recommends application of an appropriate sealant to prevent damage to the cabinet and wall structure from moisture intrusion.

The Inspector recommends that all repair/replacement work be performed by a qualified contractor.

8.0 Item 1(Picture) Cabinets and countertops

8.0 Item 2(Picture) Backsplash sealant needed

8.0 Item 3(Picture) Cabinet shelf damage

8.1

Range Hood
Comments: Inspected, Repair/Replace

The exhaust vent of the range hood discharged exhaust to the home exterior.

Range hood lights were inoperable. The bulb may be burned out, or there may be a problem with the switch, wiring or light fixture. If after replacing the bulb the light fixture still does not respond, the Inspector recommends service by a qualified contractor.

8.1 Item 1(Picture) Range hood vent

8.1 Item 2(Picture) Hood vent/microwave lights did not respond

8.2

Range
Comments: Inspected, Repair/Replace

At the time of the inspection, the Inspector observed few deficiencies in the condition or operation of the gas range. The self-cleaning feature was not tested. Inspection of gas ranges is limited to basic functions, such as testing of the range-top burners, and bake/broil features of the oven.

Range top rubber grate bumper was missing.

8.2 Item 1(Picture) Gas range missing rubber grate bumper

8.2 Item 2(Picture) Oven

8.3	Sinks Comments: Inspected
	At the time of the inspection, the Inspector observed no deficiencies in the condition of the sink. It had functional flow and drainage when tested. 8.3 Item 1(Picture) Sink flow 8.3 Item 2(Picture) Sink drainage

8.4	Refrigerator Comments: Inspected
	At the time of the inspection, the Inspector observed no deficiencies in the condition of the refrigerator. 8.4 Item 1(Picture) Refrigerator 8.4 Item 2(Picture) Refrigerator 8.4 Item 3(Picture) Freezer

8.5	Dishwasher Comments: Not Inspected
	In accordance with the Standards of Practice the dishwasher was not operated. The Inspector disclaims its proper operation. 8.5 Item 1(Picture) Dishwasher exterior 8.5 Item 2(Picture) Dishwasher Interior

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9. Laundry Room

In addition to those items typically inspected as part of the interior, inspection of the laundry room includes examination of the following:dryer connections and venting; room ventilation; and provision of proper clothes washer waste pipe.

Styles & Materials

Dryer Power::
Electric

Dryer Vent::
Smooth-bore metal (UL-approved)
Aluminum expanding vent

Dryer 240-volt electrical receptacle::
Installed

Items

9.0

GEN<Receptacles,Switches,Connections
Comments: Inspected

At the time of inspection, the Inspector observed no deficiencies in the laundry bibs, electrical receptacles, or dryer ventilation.

The laundry room lint trap was not trimmed. Excessive lint accumulation can increase drying time and shorten the dryer’s lifespan. The Inspector recommends regularly cleaning the vent.

9.0 Item 1(Picture) Lint trap missing trim

9.0 Item 2(Picture) Dryer vent

9.0 Item 3(Picture) Laundry bibs

9.0 Item 4(Picture) Ventilation

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10. Heating

Heating system inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) system contractor. For example: identification of cracked heat exchangers requires a contractor evaluation. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified HVAC contractor. The general home inspection does not include any type of heating system warranty or guaranty. Inspection of heating systems is limited to basic evaluation based on visual examination and operation using normal controls. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will be referred to a qualified heating, ventilating, and air-conditioning (HVAC) contractor. Inspection of heating systems typically includes (limited) operation and visual inspection of: the heating appliance (confirmation of adequate response to the call for heat); proper heating appliance location; proper or adequate heating system configuration; exterior cabinet condition; fuel supply configuration and condition; combustion exhaust venting; heat distribution components; proper condensation discharge; and temperature/pressure relief valve and discharge pipe (presence, condition, and configuration).

Styles & Materials

Heating System Type:: Gas-fired Furnace (high efficiency) Forced-air distribution Heat Pump Forced Air (also provides cool air)	Energy Source:: Natural gas Electric	Number of Heat Systems (excluding wood):: One
Heating/Cooling Ducts:: Insulated	Air Filter:: Disposable	Air Filter Location:: Behind return air registers

Items

10.0

Furnace
Comments: Inspected, Monitor

The furnace and the air-conditioning were controlled by a programmable thermostat. Heating and cooling costs can be reduced by programming the thermostat to raise and lower home temperatures at key times.

At the time of the inspection, the Inspector observed no deficiencies in the condition of this furnace. Inspection of the furnace typically includes examination/operation of the following:

cabinet interior and exterior;
fuel supply and shut-off (not tested);
electrical shut-off - Adequate combustion air;
proper ignition;
Burn chamber conditions (when visible);
exhaust venting;
air filter and blower;
plenum and ducts;
response to the thermostat;
adequate return air;
automatic damper and controls; and
condensate drain components.

The Filter is dirty and requires maintenance. The average recommended service interval is approximately every three months depending on outdoor air quality. The entire system should be serviced annually. The Inspector observed the filter at the return air/blower compartment.

10.0 Item 1(Picture) Insulated ducts

10.0 Item 2(Picture) Furnace main gas valve

10.0 Item 3(Picture) Furnace

10.0 Item 4(Picture) Furnace

10.0 Item 5(Picture) HVAC supply on cool

10.0 Item 6(Picture) HVAC supply on cool

10.0 Item 7(Picture) Return air vent/dirty filter

10.0 Item 8(Picture) Thermostat

10.1	Fuel, Piping and Support Comments: Inspected
	The pipes supplying fuel to the furnace appeared to be properly configured and in serviceable condition at the time of the inspection. 10.1 Item 1(Picture) Gas meter

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11. Cooling

Inspection of home cooling systems typically includes visual examination of readily observable components for adequate condition, and system testing for proper operation using normal controls. Cooling system inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) system contractor. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified HVAC contractor. To avoid the potential for system damage, the air-conditioning system will not be operated if the outside air temperature is below 65 degrees F (17 C).

Styles & Materials

Number of cooling systems (excluding window AC):
One

Cooling System Type::
Split System (indoor and outdoor components

Cooling Equipment Energy Source::
Electricity

Items

11.0	HVAC Condensor Comments: Inspected
	At the time of the inspection, the Inspector observed no deficiencies in the condition of the air-conditioning system. 11.0 Item 1(Picture) Condensor/line set/disconnect 11.0 Item 2(Picture) Condensor

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12. Structure/Crawl Space

The General Home Inspection includes inspection of the home structural elements that were readily visible at the time of the inspection. This may include the: foundation; walls; floor structure; and/or roof structure. Soils vary in their stability and ability to support the weight of a structure. Minor cracking is normal with some common foundation materials, is typically limited to the material surface, is not a structural concern, and may not be commented on. Cracking related to soil/foundation movement indicates the potential for present or future structural concerns and will be commented on to the best of the inspector's ability.

Much of the home structure is hidden behind exterior and interior roof, floor, wall, and ceiling coverings, or is buried underground. Because the General Home Inspection is limited to visual and non-invasive methods, this report may not identify all structural deficiencies. Identification of portions of the wall structure not directly visible requires logical assumptions on the part of the Inspector that are based on the Inspectors past experience and knowledge of common building practices.

Upon observing indications that structural problems may exist that are not readily visible, or the evaluation of which lies beyond the Inspector's expertise, the inspector may recommend evaluation or testing by a specialist that may include invasive measures, which would require homeowner permission.

Styles & Materials

Method used to Inspect Crawlspace:: Inspector entered the crawlspace	Foundation Configuration:: Crawlspace	Foundation Method/Materials:: Poured concrete foundation walls
Main Floor Structure- Perimeter Bearing:: Rests on top of foundation wall	Main Floor Structure- Intermediate Support:: Wood beam girder Wood posts Poured concrete pad

Items

12.0

GEN<Crawlspace
Comments: Inspected, Repair/Replace

The Inspector observed few deficiencies in the condition of this crawlspace. Inspection of the crawlspace typically includes examination of the following:

Excavation;
Floor;
Foundation;
Framing;
Plumbing;
Electrical;
HVAC;
Insulation;
Ventilation;
Pest (general evidence); and
General condition

A radon mitigation system was in place in the crawlspace. Confirmation of proper system installation and operation lies beyond the scope the General Home Inspection. The Inspector recommends inspection by a certified/qualified contractor.

No soil cover was installed at the time of the inspection. Soil covers help reduce humidity levels in crawlspaces by limiting moisture evaporation into the air from soil. Reducing humidity levels can help prevent conditions that encourage mold growth and wood decay.

12.0 Item 1(Picture) Crawlspace access

12.0 Item 2(Picture) Vapor barrier missing

12.0 Item 3(Picture) Vapor barrier

12.0 Item 4(Picture) Passive radon mitigation

12.1	Foundation Comments: Inspected
	At the time of the inspection, the Inspector observed no deficiencies in the condition of the visible portions of the poured concrete foundation walls. 12.1 Item 1(Picture) Foundation 12.1 Item 2(Picture) Foundation vents need covers for cold months 12.1 Item 3(Picture) Foundation

12.2

Floor Structure
Comments: Inspected

At the time of the inspection, the Inspector observed no deficiencies in the condition of the visible floor structure. Inspection of the floor structure typically includes examination of the condition and proper installation of the following:

Joist condition;
Joists supporting structures and members;
Connections and fasteners; and
Floor sheathing

12.2 Item 1(Picture) Intermediate floor support

12.2 Item 2(Picture) Intermediate floor support

12.2 Item 3(Picture) Intermediate floor supports

12.3	Thermal Envelope Comments: Inspected
	At the time of the inspection, the Inspector observed no deficiencies in the condition of the visible portions of the floor insulation that included fiberglass batts. 12.3 Item 1(Picture) Floor insulation 12.3 Item 2(Picture) Floor insulation

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13. Attic

Inspection of the attic typically includes visual examination the following:roof structure (framing and sheathing); roof structure ventilation; thermal envelope; electrical components (wiring, junction boxes, outlets, switches and lighting); plumbing components (supply and vent pipes, bathroom vent terminations) and HVAC components (drip pans, ducts, condensate and TPR discharge pipes)

Styles & Materials

Attic inspected from:: Inside the attic	Attic thermal insulation material:: Blown-in Fiberglass	Approximate attic thermal insulation depth:: 19-24 inches
Roof Structure Ventilation:: Attic ventilation appeared sufficient	Roof Framing Type:: Combination of Conventional Framing and Roof Trusses	Roof Sheathing Material:: Oriented Strand Board (OSB)
Roof structure ventilation device type:: Roof vents Soffit vents

Items

13.0	Attic Access Comments: Inspected
	The Inspector evaluated the attic from inside the attic space. 13.0 Item 1(Picture) Attic access

13.1	Roof Ventilation Comments: Inspected
	The Inspector observed no deficiencies in the condition of roof structure ventilation. Attic ventilation appeared to be sufficient. 13.1 Item 1(Picture) Roof vent 13.1 Item 2(Picture) Soffit vent 13.1 Item 3(Picture) Roof vents

13.2	Thermal Envelope Comments: Inspected
	The inspector observed no deficiencies in the condition of the thermal insulation at the time of the inspection. The attic floor insulation depth averaged approximately 19 to 24 inches. 13.2 Item 1(Picture) Blown in fiberglass insulation 13.2 Item 2(Picture) Blown in fiberglass insulation

13.3	Roof Framing Comments: Inspected
	The Inspector observed no deficiencies in the roof framing and sheathing at the time of the inspection. 13.3 Item 1(Picture) Roof framing and sheathing 13.3 Item 2(Picture) Roof framing and sheathing 13.3 Item 3(Picture) Roof framing and sheathing 13.3 Item 4(Picture) Roof framing and sheathing

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14. Garage/Carport

Inspection of the garage typically includes examination of the following:general structure; floor, wall and ceiling surfaces; operation of all accessible conventional doors and door hardware; vehicle door condition and operation proper electrical condition including Ground Fault Circuit Interrupter (GFCI) protection; interior and exterior lighting; stairs and stairways proper firewall separation from living space; and proper floor drainage

Styles & Materials

Garage Vehicle Door Type:: Double	Number of Vehicle Doors:: 1	Number of Automatic Openers:: 1
Vehicle Door Automatic Reverse:: Installed and operating correctly

Items

14.0	Fire Separation Comments: Inspected
	The walls and ceilings separating the garage from the home living space appeared to meet generally-accepted current standards for firewalls. Firewalls are designed to resist the spread of a fire which starts in the garage for a certain length of time in order to give the home's occupants adequate time to escape. 14.0 Item 1(Picture) Fire separation door 14.0 Item 2(Picture) Fire separation

14.1	Vehicle Doors Comments: Inspected
	The Inspector observed no deficiencies in the condition of the overhead vehicle doors. The automatic garage door opener responded to the controls. The photoelectric sensor designed to activate the automatic-reverse at the overhead garage door responded to testing as designed. 14.1 Item 1(Picture) Garage door opener 14.1 Item 2(Picture) Garage door

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Property Address 123 Bayou Blvd Oregon City OR 99999	Date of Inspection 7/1/2022	Report ID
Customer(s) Tom Petty	Time of Inspection 09:00 AM	Real Estate Agent

Standards of Practice: InterNACHI International Association of Certified Home Inspectors	Type of building:: Single Family (2-story)	Approximate Square Footage:: 2000
Approximate Year of Original Construction:: 2021	Inspection started at:: 9am	Inspection ended at:: 10:30am
Occupancy:: The home was occupied	Present during the Inspection:: The home occupant(s)	Weather during the Inspection:: Clear
Significant precipitation in last 3 days:: No	Temperature during inspection:: Over 65 (F) = 18 (C)	Ground/Soil surface condition: Dry

Inspection Report

Tom Petty

Gorge Quality Home Inspection

Table of Contents

General Summary