Rausch Property Inspections, LLC
Rausch Property Inspections, LLC Customer
2940 Bus Ct Page   of  

Inspection Report

Lyons Customer

Property Address:
2940 Bus Ct
Lyons OR 97358

 

Rausch Property Inspections, LLC

Pat Rausch CCB: 212496 OCHI: 1935

 

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Date: 10/18/2016 Time: 09:00 AM Report ID: Sample 2
Property:
2940 Bus Ct
Lyons OR 97358
 Customer:
Lyons Customer		 Real Estate Professional:

Dear Client:

The goal of this inspection report is to put you in a better position to make a buying decision, not to list every flaw or needed repair in the home.  Additional repairs should be anticipated.

Homes more than a few years old may have areas that are not current in code requirements.  While this inspection makes every effort to point out safety issues, it does not inspect for code.  It is common that homes of any age will have had repairs performed and some repairs may not be in a workmanlike manner.  Some areas may appear less than standard, but this inspection does not grade repairs.  It looks for items that are not functioning as intended.

If you have questions regarding the information in this report or have future questions about the home, please don't hesitate to contact me.  I look forward to assisting you again or directing you to an expert that can address the system in question.  Check out my website for trusted service professionals and information regarding home warranties and security systems at: www.RauschPI.com.

Thanks for the opportunity to serve you,

Pat

Rausch Property Inspections, LLC

Definitions and Comment Key

Observations are reported by systems within the report and summarized by the following comment descriptions at the end of the report. Recommendations to repair or replace suggests a second opinion or further inspection by a qualified contractor.

graphicInspected (IN) = If no other comments were made then the component appeared to be functioning as intend allowing for normal wear and tear.

graphic Monitor / Improve (M/I) =  a system or component needing further investigation or monitoring in order to determine if repairs are necessary.  Improvements are recommendations and not required.

graphic Deferred Cost (DC) = a system or component that is nearing its normal life expectancy and may require a significant investment within the next five (5) years.

graphicRepair or Replace (RR) =  a system or component which is missing, does not function as intended, or adversely affects the habitability of the dwelling.

graphicSafety Issue (SF) =  a condition that is unsafe and in need of prompt attention.


THIS REPORT IS INTENDED ONLY FOR THE USE OF THE PERSON PURCHASING THE HOME INSPECTION SERVICES.  NO OTHER PERSON, INCLUDING A PURCHASER OF THE INSPECTED PROPERTY WHO DID NOT PURCHASE THE HOME INSPECTION SERVICES, MAY RELY UPON ANY REPRESENTAION MADE IN THE REPORT. OAR 812-008-0202(f)    

In Attendance:
Customer

Type of building:
Single Family (1 story)

Temperature:
Below 65 (F) = 18 (C)
Weather:
Cloudy, Light Rain

Ground/Soil surface condition:
Wet

Rain in last 3 days:
Yes
Radon Test:
Yes

  

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Table of Contents

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1.  Exterior

The exterior of the home is in good condition.  The siding installed on the house is both cement fiber and wood that is well protected by paint.  The driveway and walkways are in good condition. 

  IN M/I DC RR SF
1.0 Wall Cladding Flashing and Trim   •   •  
1.1 Doors (Exterior) •        
1.2 Windows •        
1.3 Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings •        
1.4 Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the building)   •      
1.5 Eaves, Soffits and Fascias •        
IN= Inspected, M/I= Monitor / Improve, DC= Defered Cost, RR= Repair or Replace, SF= Safety Issue IN M/I DC RR SF
Styles & Materials
Siding Style:
Lap
T-111
Siding Material:
Wood
Cement-Fiber
Exterior Entry Doors:
Steel
Appurtenance:
Patio
Driveway:
Gravel
 
Comments:
1.0 (1) Bare wood needs primer and paint on the corner and window trim on the south west of home.
1.0 Item 1(Picture)
(2) The transition trim between the cement-fiber siding and the wood siding is in good condition, but does not have flashing or caulk to prevent moisture intrusion.  This area should be monitored.
1.0 Item 2(Picture)
1.4 Bushes growing against exterior walls should be kept trimmed away from siding, window trims, and the eaves to reduce risk of insect and water damage.  Trim below this window has paint worn off by the branches.
1.4 Item 1(Picture)
1.4 Item 2(Picture)
While every effort is made to find all areas of material concern, other areas can go unnoticed.  A home inspection does not report on storm windows or doors, screening, shutters, awnings, fences, or presence of safety glazing in doors and windows.  Regular maintenance of exterior components should be anticipated.  
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2.  Roofing

The roof covering, and drainage system are in generally good condition.

  IN M/I DC RR SF
2.0 Roof Coverings       •  
2.1 Flashings   •      
2.2 Skylights, Chimneys and Roof Penetrations       •  
2.3 Roof Drainage Systems •        
IN= Inspected, M/I= Monitor / Improve, DC= Defered Cost, RR= Repair or Replace, SF= Safety Issue IN M/I DC RR SF
Styles & Materials
Roof Covering:
Architectural
Viewed roof covering from:
Ground
Ladder
Walked roof
 
Comments:
2.0 The roof has a couple items that need to be monitored and repaired in the near future.  The valley between the garage and house has been patched to seal a leak and a sewer vent pipe on the east side has been temporarily sealed with tape.  Two sewer vents have flashing that is beginning to rust.
2.0 Item 1(Picture)
2.0 Item 2(Picture)
2.0 Item 3(Picture)
2.0 Item 4(Picture)
2.0 Item 5(Picture)
2.0 Item 6(Picture)
2.0 Item 7(Picture)
2.0 Item 8(Picture)
2.0 Item 9(Picture)
2.0 Item 10(Picture)
2.0 Item 11(Picture)
2.1 It appears that eave flashing was not used.  The shingles hang over the gutter a good distance, but the gutter spikes prevent the shingles from curving down in some areas allowing water to drip back and run behind the gutter. 
2.2 Some rust is beginning to develop on the sewer vents and one vent has a gasket that has been temporarily fixed with black tape.
While every effort to find all areas of concern regarding the roof covering were made, some areas can go unnoticed. Roof coverings can appear to be leak proof and still leak under certain weather conditions. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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3.  Garage
  IN M/I DC RR SF
3.0 Garage Ceilings         •
3.1 Garage Floor •        
3.2 Garage Door (s) •        
3.3 Garage Door Operators (Must reverse when met with resistance)         •
IN= Inspected, M/I= Monitor / Improve, DC= Defered Cost, RR= Repair or Replace, SF= Safety Issue IN M/I DC RR SF
Styles & Materials
Garage Door Type:
One automatic
Garage Door Material:
Fiberglass
 
Comments:
3.0 Drywall used on the garage side of walls shared with living space must have a one hour fire resistive surface.  If the garage ceiling is not covered with drywall, then the common walls between the garage and living space must be covered all the way up to the underside of the roof sheathing.
3.0 Item 1(Picture)
3.0 Item 2(Picture)
3.3 The garage door's optical reverse sensors worked, but the door did not automatically reverse under resistance to closing.  There is a serious risk of injury, particularly to children, under this condition.  The down force adjustment should be adjusted.
Typical shrinkage cracks or small elevation changes in concrete are not considered material to the report objective.
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4.  Insulation and Ventilation

Insulation appears to be of a quality typical of this house style and construction era.

  IN M/I DC RR SF
4.0 Insulation in Attic       •  
4.1 Insulation Under Floor System •        
4.2 Vapor Retarders (in Crawlspace or basement) •        
4.3 Ventilation of Attic and Foundation Areas •        
4.4 Venting Systems (Kitchens, Baths and Laundry)       •  
IN= Inspected, M/I= Monitor / Improve, DC= Defered Cost, RR= Repair or Replace, SF= Safety Issue IN M/I DC RR SF
Styles & Materials
Attic Insulation:
Batt
Fiberglass
Ventilation:
Soffit / Roof Vents
Exhaust Fans:
Fan only
Dryer Power Source:
220 Electric
Dryer Vent:
Metal
Floor System Insulation:
Batts
Fiberglass
Comments:
4.0 Infra red photos of the ceiling east of the master bedroom window and on either side of the ceiling light shows that Insulation is missing.
4.0 Item 1(Picture)
4.0 Item 2(Picture)
4.0 Item 3(Picture)
4.0 Item 4(Picture)
4.0 Item 5(Picture)
4.0 Item 6(Picture)
4.4 Ventilation from the master bath does not extend all the way to the roof vent. No mold was observed on the sheathing, but this should be repaired to prevent mold and to lower moisture levels in the attic which can reduce the effectiveness of the insulation.
4.4 Item 1(Picture)
This visual inspection is limited in scope by the following conditions and parameters:
  • Insulation and ventilation in concealed areas are not inspected.  Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed.
  • Potentially hazardous materials such as asbestos and urea formaldehyde foam insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis which is beyond the scope of this inspection.
  • An analysis of indoor air quality is not part of the inspection unless explicitly contracted.
  • Any estimates of insulation R values or depths are rough average values.
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5.  Structural Components

The construction of the home is good quality.  The materials and workmanship, where visible, are good.  No major defects or  evidence of structural movement were observed.

Attic space above the house was not readily accessible, so I was only able to view it from the garage attic.

In the crawlspace, the foundation, vapor retarder, and insulation were all in satisfactory order.  The master bedroom addition was not accessible.

   

  IN M/I DC RR SF
5.0 Roof Structure and Attic       •  
5.1 Foundations, Basement and Crawlspace   •      
5.2 Walls (Structural) •        
5.3 Columns or Piers •        
5.4 Floors (Structural) •        
5.5 Ceilings (Structural) •        
IN= Inspected, M/I= Monitor / Improve, DC= Defered Cost, RR= Repair or Replace, SF= Safety Issue IN M/I DC RR SF
Styles & Materials
Foundation:
Poured concrete
Method used to observe Crawlspace:
Crawled
Floor Structure:
Engineered floor joists
Columns or Piers:
Interior wood stem walls
Ceiling Structure:
Not visible
Roof Structure:
Engineered wood trusses
Roof-Type:
Gable
Hip
Method used to observe attic:
From entry
Attic info:
garage access
Comments:
5.0 Moisture penetration was observed at the valley of the garage and house.  Further repair to seal the roof shingles is required to prevent the roof sheathing from deteriorating.
5.0 Item 1(Picture)
5.1 The dryer vent angles down and then angles back up before entering a flexible pipe and exiting a foundation vent.  Lint build up can cause further restrictions and force the dryer to work harder.  I recommend suspending the pipe up to the floor joists and replacing the portion of flex pipe with smooth solid pipe.
5.1 Item 1(Picture)
5.1 Item 2(Picture)
5.1 Item 3(Picture)
5.1 Item 4(Picture)
5.1 Item 5(Picture)
5.1 Item 6(Picture)
5.1 Item 7(Picture)
5.1 Item 8(Picture)
5.1 Item 9(Picture)
5.1 Item 10(Picture)
5.1 Item 11(Picture)
5.1 Item 12(Picture)
5.1 Item 13(Picture)
This visual inspection is limited in scope by the following conditions and parameters:
  • Structural components concealed behind finished surfaces, furniture or storage are not inspected.
  • Only a representative sampling of visible structural components are inspected.
  • Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection.
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6.  Interiors

The interior finishes of the home are in good condition.  The majority of the doors and windows are of good quality.  The floors of the home are level and walls are plumb.

  IN M/I DC RR SF
6.0 Ceilings   •   •  
6.1 Walls •        
6.2 Floors •        
6.3 Steps, Stairways, Balconies and Railings •        
6.4 Counters and Cabinets (representative number) •        
6.5 Doors (representative number) •        
6.6 Windows (representative number) •        
IN= Inspected, M/I= Monitor / Improve, DC= Defered Cost, RR= Repair or Replace, SF= Safety Issue IN M/I DC RR SF
Styles & Materials
Ceiling Materials:
Gypsum Board
Wall Material:
Gypsum Board
Floor Covering(s):
Tile
Laminate
Hardwood T&G
Window Types:
vinyl
Single-hung
Single pane
Sliders
Cabinetry:
Wood
Countertop:
Tile
Comments:
6.0 (1) Above the dining room, there is some sheetrock separation between the wall and ceiling's finish.
6.0 Item 1(Picture)
6.0 Item 2(Picture)
(2) In the master bedroom, a ceiling joint has separated and is a little loose.  A moisture test on the ceiling indicated that the area was dry.
6.0 Item 3(Picture)
6.0 Item 4(Picture)
This visual inspection is limited in scope by the following conditions and parameters:
  • Furniture, storage, appliances, or wall hangings are not moved and may hide defects of interior finishes.
  • Window treatments, central vacuum systems, household appliances, recreational facilities, paint, wallpaper, and other finish treatments are not inspected.
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7.  Plumbing System

The plumbing system is in generally good condition.  The water pressure supplied to the fixtures is reasonably good.  A typical drop in flow was experienced when two fixtures were operated simultaneously.

  IN M/I DC RR SF
7.0 Plumbing Drain, Waste and Vent Systems •        
7.1 Plumbing Water Supply, Distribution System and Fixtures •        
7.2 Hot Water Systems, Controls, Chimneys, Flues and Vents     • •  
7.3 Main Water Shut-off Device (location) •        
IN= Inspected, M/I= Monitor / Improve, DC= Defered Cost, RR= Repair or Replace, SF= Safety Issue IN M/I DC RR SF
Styles & Materials
Water Source:
Public
Plumbing Water Supply (into home):
PVC
Plumbing Water Distribution (inside home):
Not visible
Washer Drain Size:
2" Diameter
Plumbing Waste:
ABS
Water Heater Power Source:
Gas (quick recovery)
Water Heater Capacity:
40 Gallon (1-2 people)
Manufacturer:
BRADFORD-WHITE
Water Heater Location:
Main Floor
Comments:
7.2 (1) The gas hot water heater is located in a very confined space and draws warm air out of the house.  If deprived of combustion air, the furnace will create dangerous carbon monoxide gas; condensation will also collect in the flue and cause rust.  Adding ventilation from spaces adjacent to outside air should be considered.
7.2 Item 1(Picture)
7.2 Item 2(Picture)
(2) Water heaters have a typical life expectancy of 7 to 12 years.  The water heater is approaching 18 years of service.  One cannot predict with certainty when replacement will become necessary.
7.3 The main shut off is located outside at the street.
This visual inspection is limited in scope by the following conditions and parameters:
  • Portions of the plumbing system concealed by finishes, storage below sinks, below the structure, or beneath the ground surface are not inspected.
  • Water quantity and quality are not tested unless explicitly contracted.
  • Clothes washing machine connections are not inspected.Interiors of flues or chimneys are not inspected.
  • Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systems ar not inspected.
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8.  Electrical System

The size of the electrical service is sufficient for typical single family needs.  The electrical system is in good order.The outlets and light fixtures that were tested operated satisfactorily.  The distribution of electricity within the home is good.  The 3-prong outlets that were tested were appropriately grounded.  Devices called ground fault circuit interrupters (GFCI) have been provided in some areas of the home.  These devices are extremely valuable, as they offer an extra level of shock protection.  The GFCIs that were tested responded properly.

  IN M/I DC RR SF
8.0 Service Entrance Conductors •        
8.1 Location of Main and Distribution Panels •        
8.2 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels •        
8.3 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage •        
8.4 Connected Devices and Fixtures (representative number of fixtures, switches and receptacles) •        
8.5 Polarity and Grounding of Receptacles within 6 feet of interior plumbing fixtures, all receptacles in garage, carport and exterior walls of inspected structure •        
8.6 Operation of GFCI (Ground Fault Circuit Interrupters) •        
8.7 Smoke Detectors         •
8.8 Carbon Monoxide Detectors         •
8.9 Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls) •        
IN= Inspected, M/I= Monitor / Improve, DC= Defered Cost, RR= Repair or Replace, SF= Safety Issue IN M/I DC RR SF
Styles & Materials
Electrical Service Conductors:
Below ground
Panel capacity:
200 AMP
Panel Type:
Circuit breakers
Electric Panel Manufacturer:
CHALLENGER
Branch wire 15 and 20 AMP:
Copper
Wiring Methods:
Romex
Comments:
8.1 For your information:  The electric panel is located in the back of the master bedroom closet.
8.1 Item 1(Picture)
8.1 Item 2(Picture)
8.7 Smoke detectors were inoperable possibly due to old batteries.  Since the home uses gas for the furnace, water heater, and range, carbon monoxide detectors are required.  The installation of updated smoke/carbon monoxide detectors is recommended.
8.8 No carbon monoxide detectors were found in the house.
This visual inspection is limited in scope by the following conditions and parameters:
  • Electrical components concealed behind finished surfaces, furniture, or storage are not inspected.
  • Only a representative sampling of outlets and light fixtures are tested.
  • The inspection does not include remote control devices, alarm systems and components, low voltage wiring systems, ancillary wiring systems, or other components which are not part of the primary electrical power distribution system.
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9.  Heating / Central Air Conditioning

The furnace was located in a storage closet and was not readily accessible.  I did not observe the flame, condition, safety features, or age of the furnace.

  IN M/I DC RR SF
9.0 Heating Equipment       •  
9.1 Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors) •        
9.2 Presence of Installed Heat Source in Each Room •        
9.3 Chimneys, Flues and Vents (for fireplaces, gas water heaters or heat systems) •        
IN= Inspected, M/I= Monitor / Improve, DC= Defered Cost, RR= Repair or Replace, SF= Safety Issue IN M/I DC RR SF
Styles & Materials
Heat Type:
Forced Air
Energy Source:
Gas
Number of Heat Systems (excluding wood):
One
Heat System Brand:
LENNOX
Ductwork:
Insulated
 
Comments:
9.0 The furnace is located in a very confined space and draws warm air out of the house.  If deprived of combustion air, the furnace will create dangerous carbon monoxide gas; condensation will also collect in the flue and cause rust.  Adding ventilation from adjacent spaces with outside air is recommended.

Furnaces have a typical life expectancy of 25 years.  The existing unit is estimated to be 17 years old.  One cannot predict with certainty when replacement will become necessary, but with the estimated number of years remaining on this furnace I recommend ducting air from the attic down to just above the floor in the furnace closet.

This visual inspection is limited in scope by the following conditions and parameters:
  • The adequacy of heat or cooling supply and distribution balance is not inspected. 
  • The interior of flues or chimneys are not inspected.
  • The furnace heat exchanger, humidifier, dehumidifier, or electronic filters are not inspected.
  • Air conditioning systems are not tested when outside temperature is less than 65 degrees.
  • Window mounted air conditioning units are not inspected.
  • Solar space heating equipment and systems are not inspected.
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10.  Built-In Kitchen Appliances

The appliances that were tested responded satisfactorily.

  IN M/I DC RR SF
10.0 Dishwasher •        
10.1 Ranges/Ovens/Cooktops •        
10.2 Food Waste Disposer •        
10.3 Microwave Cooking Equipment •        
IN= Inspected, M/I= Monitor / Improve, DC= Defered Cost, RR= Repair or Replace, SF= Safety Issue IN M/I DC RR SF
Styles & Materials
Dishwasher Brand:
HOTPOINT
Disposer Brand:
EMERSON
Range/Oven:
FRIGIDAIRE
Built in Microwave:
FRIGIDAIRE
   
Comments:
This visual inspection is limited in scope by the following conditions and parameters:
  • Thermostats, timers and other specialized features and controls are not tested.
  • Temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances are outside the scope of this inspection.
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Safety Issues Summary


Rausch Property Inspections, LLC

Customer
Lyons Customer

Address
2940 Bus Ct
Lyons OR 97358

Items listed in this "safety" summary adversely affect the habitability of the dwelling and should be resolved immediately.

3.  Garage
3.0   Garage Ceilings  
  Safety Issue  
Drywall used on the garage side of walls shared with living space must have a one hour fire resistive surface.  If the garage ceiling is not covered with drywall, then the common walls between the garage and living space must be covered all the way up to the underside of the roof sheathing.
3.3   Garage Door Operators (Must reverse when met with resistance)  
  Safety Issue  
The garage door's optical reverse sensors worked, but the door did not automatically reverse under resistance to closing.  There is a serious risk of injury, particularly to children, under this condition.  The down force adjustment should be adjusted.

8.  Electrical System
8.7   Smoke Detectors  
  Safety Issue  
Smoke detectors were inoperable possibly due to old batteries.  Since the home uses gas for the furnace, water heater, and range, carbon monoxide detectors are required.  The installation of updated smoke/carbon monoxide detectors is recommended.
8.8   Carbon Monoxide Detectors  
  Safety Issue  
No carbon monoxide detectors were found in the house.


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Deferred Costs Summary


Rausch Property Inspections, LLC

Customer
Lyons Customer

Address
2940 Bus Ct
Lyons OR 97358

Items listed in this "deferred cost" summary are at or near the time to be replaced and they are a significant amount of money.  Replacing these items should be considered in negotiating a fair price.

7.  Plumbing System
7.2   Hot Water Systems, Controls, Chimneys, Flues and Vents  
  Defered Cost, Repair or Replace  
(2) Water heaters have a typical life expectancy of 7 to 12 years.  The water heater is approaching 18 years of service.  One cannot predict with certainty when replacement will become necessary.


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Repair Items Summary


Rausch Property Inspections, LLC

Customer
Lyons Customer

Address
2940 Bus Ct
Lyons OR 97358

Items listed in this "repair" summary indicate systems or components which are missing or do not function as intended.  They can be significant in cost or require a professional to repair or replace.

1.  Exterior
1.0   Wall Cladding Flashing and Trim  
  Monitor / Improve, Repair or Replace  
(1) Bare wood needs primer and paint on the corner and window trim on the south west of home.

2.  Roofing
2.0   Roof Coverings  
  Repair or Replace  
The roof has a couple items that need to be monitored and repaired in the near future.  The valley between the garage and house has been patched to seal a leak and a sewer vent pipe on the east side has been temporarily sealed with tape.  Two sewer vents have flashing that is beginning to rust.
2.2   Skylights, Chimneys and Roof Penetrations  
  Repair or Replace  
Some rust is beginning to develop on the sewer vents and one vent has a gasket that has been temporarily fixed with black tape.

4.  Insulation and Ventilation
4.0   Insulation in Attic  
  Repair or Replace  
Infra red photos of the ceiling east of the master bedroom window and on either side of the ceiling light shows that Insulation is missing.
4.4   Venting Systems (Kitchens, Baths and Laundry)  
  Repair or Replace  
Ventilation from the master bath does not extend all the way to the roof vent. No mold was observed on the sheathing, but this should be repaired to prevent mold and to lower moisture levels in the attic which can reduce the effectiveness of the insulation.

5.  Structural Components
5.0   Roof Structure and Attic  
  Repair or Replace  
Moisture penetration was observed at the valley of the garage and house.  Further repair to seal the roof shingles is required to prevent the roof sheathing from deteriorating.

6.  Interiors
6.0   Ceilings  
  Monitor / Improve, Repair or Replace  
(2) In the master bedroom, a ceiling joint has separated and is a little loose.  A moisture test on the ceiling indicated that the area was dry.

7.  Plumbing System
7.2   Hot Water Systems, Controls, Chimneys, Flues and Vents  
  Defered Cost, Repair or Replace  
(1) The gas hot water heater is located in a very confined space and draws warm air out of the house.  If deprived of combustion air, the furnace will create dangerous carbon monoxide gas; condensation will also collect in the flue and cause rust.  Adding ventilation from spaces adjacent to outside air should be considered.

9.  Heating / Central Air Conditioning
9.0   Heating Equipment  
  Repair or Replace  
The furnace is located in a very confined space and draws warm air out of the house.  If deprived of combustion air, the furnace will create dangerous carbon monoxide gas; condensation will also collect in the flue and cause rust.  Adding ventilation from adjacent spaces with outside air is recommended.

Furnaces have a typical life expectancy of 25 years.  The existing unit is estimated to be 17 years old.  One cannot predict with certainty when replacement will become necessary, but with the estimated number of years remaining on this furnace I recommend ducting air from the attic down to just above the floor in the furnace closet.


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Monitor or Improve Summary


Rausch Property Inspections, LLC

Customer
Lyons Customer

Address
2940 Bus Ct
Lyons OR 97358

Items listed in this "monitor or improve" summary are only recommendations that may be of interest to you or are items that may require future maintenance.

1.  Exterior
1.0   Wall Cladding Flashing and Trim  
  Monitor / Improve, Repair or Replace  
(2) The transition trim between the cement-fiber siding and the wood siding is in good condition, but does not have flashing or caulk to prevent moisture intrusion.  This area should be monitored.
1.4   Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the building)  
  Monitor / Improve  
Bushes growing against exterior walls should be kept trimmed away from siding, window trims, and the eaves to reduce risk of insect and water damage.  Trim below this window has paint worn off by the branches.

2.  Roofing
2.1   Flashings  
  Monitor / Improve  
It appears that eave flashing was not used.  The shingles hang over the gutter a good distance, but the gutter spikes prevent the shingles from curving down in some areas allowing water to drip back and run behind the gutter. 

5.  Structural Components
5.1   Foundations, Basement and Crawlspace  
  Monitor / Improve  
The dryer vent angles down and then angles back up before entering a flexible pipe and exiting a foundation vent.  Lint build up can cause further restrictions and force the dryer to work harder.  I recommend suspending the pipe up to the floor joists and replacing the portion of flex pipe with smooth solid pipe.

6.  Interiors
6.0   Ceilings  
  Monitor / Improve, Repair or Replace  
(1) Above the dining room, there is some sheetrock separation between the wall and ceiling's finish.


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