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Crestview Home Inspections, Inc.4905 SE Bridge Court Prineville OR 97754

541-447-6900 [email protected]

Address: 123 ABC Street

© Crestview Home Inspections, Inc. Confidential - for client use only. Use by any unauthorized persons is prohibited.

1 2 3 A B C S t r e e t

Redmond, OR 97756

Prepared for: Crestview Sample

This report is the exclusive property of the inspection company and the client and its use by any unauthorized

persons is prohibited.

Wednesday, November 13, 2019

Report: Address: Sample, Crestview 123 ABC Street


CRESTVIEW HOME INSPECTIONS, Inc. 4905 SE Bridge Court Prineville, OR 97754

Office: 541-447-6900E-Mail: [email protected]

Ron PritiskutchCCB# 224407 OCHI# 2224

Beginning January 1, 2010, Certified Home Inspectors are required to include a specific statementthat identifies the contained report is only for the use of the purchaser of the home inspection.

The following disclaimer is included in both the inspection contract and the home inspection report:

“THIS REPORT IS INTENDED ONLY FOR THE USE OF THEPERSON PURCHASING THE HOME INSPECTION SERVICES. NOOTHER PERSON, INCLUDING A PURCHASER OF THE INSPECTEDPROPERTY WHO DID NOT PURCHASE THE HOME INSPECTIONSERVICES, MAY RELY UPON ANY REPRESENTATION MADE IN THEREPORT.”

mailto:[email protected]



Report Table of Contents

SUMMARY 27

GENERAL INFORMATION 4

GROUNDS - SITE 5

EXTERIOR - FOUNDATION 5

CRAWLSPACE - BASEMENT 7

ROOF SYSTEM 9

ELECTRICAL SYSTEM 11

HEATING - AIR CONDITIONING 13

PLUMBING SYSTEM 16

KITCHEN - APPLIANCES 19

BATHROOMS 21

LAUNDRY ROOM 22

GARAGE - CARPORT 22

INTERIOR ROOMS & FINISHES 23



GENERAL INFORMATIONThe primary purpose of the home inspection is to identify deficiencies in the structure and systems that are visible andwithin the scope of the inspection. We do not move stored items, personal property or furnishings and the areas that areconcealed and hidden from view are excluded from the inspection. This report is our unbiased observations and findingsthat existed at the time of the inspection and is intended as a general guide to help the client make their own evaluation ofthe overall condition of the home. It is important the client read and understand the entire report including the InspectionAgreement Contract and the Oregon Home Inspector Standards of Practice.

Client & Site Information:

Inspection Date:August 11, 2019

Inspection Time:2:00 PM.

Client:Crestview Sample123 ABC StreetRedmond, OR 97756

Inspection Site:456 Sample AvenueBend, OR 97702

People Present:Inspector, client & realtor.

Building Characteristics:

Main Entry Faces:East.

Estimated Age:11 years.

Building Style & Type:1 story, modern.

Utilities Status:All utilities on at time ofinspection.

Weather Conditions:

Weather:Mostly sunny.

Soil Conditions:Damp from recent rain.

Outside Temperature (F):70-80 degrees.

About Rated Items:

Items not found in this report are beyond the scope of this inspection and should not be considered inspected. Please read the entirereport for important details. Inspected items are rated as follows:

OK Acceptable: Item is functional and serviceable as intended with no visible signs of problems or defect.

NI Not Inspected: Item not present, not found or, not inspected for safety reasons, lack of power, inaccessible, disconnected or isnot required per the Oregon Standards of Practice.

MM Marginal/Maintenance: Item is not fully functional and requires further evaluation and servicing by a licensed qualifiedprofessional.

RR Repair/Replace: Item is not functional as intended and requires further evaluation and repair or replacement by a licensedqualified professional.

Please keep in mind that no home is perfect and every home requires maintenance or repairs. When reading the inspection report for

the first time, it may appear as if the home is in serious disrepair. Many times this is not the case. Please contact us with questions.



GROUNDS - SITEIt is common for concrete and asphalt slabs to have or develop some surface deterioration and cracks due to settling,freeze/thaw cycles or shrinkage in the curing process. Unless otherwise stated, we do not consider such conditionssignificant and recommend these areas be monitored and if changes in the size of cracks or movement are observed, theclient should consult with a licensed qualified professional. Any reference to grade is limited to areas around the exteriorof the home. We cannot determine or predict drainage performance of the site or the condition of any underground pipesor systems. We suggest the client ask the seller about their experience with site drainage during snow melt and rain. The condition of the landscape, trees and other vegetation are only included in the report if they are adversely affectingthe structure(s).

Paving & Exterior Steps:OK NI MM RR

Driveway Type & Condition: þ ¨ ¨ ¨ The driveway is concrete.

Walkways / Steps Type &Condition:

þ ¨ ¨ ¨ The walkways and steps are concrete.

Decks / Balcony:Type & Condition: þ ¨ ¨ ¨ There is a wood framed deck on the back of the home. The deck

is covered with a wood / composite material and is in goodcondition.

Grading:Site: þ ¨ ¨ ¨ The driveway and front yard slope toward the street. The

remainder of the site is flat.

EXTERIOR - FOUNDATIONWe identify the type of siding and foundation and look for any evidence of structural deficiencies. Minor cracks ordeteriorated surfaces in concrete foundations are common and most do not represent a structural problem. Unlessotherwise stated, we do not consider such conditions significant and recommend these areas be monitored and ifchanges in the size of cracks or movement are observed, the client should consult with a licensed qualified professional.

Exterior Walls:Siding Type & Condition: þ ¨ ¨ ¨ The siding is a fiber cement lap and faux shingle. Flashing is

installed at the siding joints.

Trim Type & Condition: þ ¨ ¨ ¨ The trim is a wood / composite material. Flashing is installedabove the windows and doors.

Electrical Outlets: þ ¨ ¨ ¨ We located three 120 VAC outlets on the exterior. The outlets areground fault circuit interrupter (GFCI) protected as required andfunctioned as intended.

Lighting: þ ¨ ¨ ¨ The exterior lighting functioned as intended.

Exterior Doors:Main Entry Door: þ ¨ ¨ ¨ The main entry door is a steel panel type. The lock set and

weather stripping functioned as intended.

Side Entry Door: þ ¨ ¨ ¨ The side entry door into the garage is a steel panel type. The lockset and weather stripping functioned as intended.

Rear Entry Door: þ ¨ ¨ ¨ The rear entry door is a vinyl sliding patio door and functioned asintended.



Windows:OK NI MM RR

Type & Condition: ¨ ¨ þ ¨ The windows are vinyl and comprised of fixed glass, single hungand horizontal sliding type. We operated a sample of the windowsand they functioned as intended.

As shown in the photo, we observed moisture trapped between theglass panes in the laundry room window which indicates the sealhas failed. The window is otherwise functional but the faulty sealbetween the panes causes the window to lose its energyefficiency. We recommend a licensed window contractor replacethe glass in this window.

Foundation:Type & Condition: þ ¨ ¨ ¨ The foundation is a concrete stem wall on a concrete footer. No

issues were observed.



CRAWLSPACE - BASEMENTAreas in crawlspaces or basements can have limited access or be obstructed from view due to clearances, insulation,moisture barriers, plumbing, HVAC ducts and framing. If we are unable to access areas of the crawlspace we willindicate the reason in the report. We recommend the crawlspace be inspected at least once a year by a licensedqualified professional.

Crawlspace:OK NI MM RR

Access: þ ¨ ¨ ¨ Access to the crawlspace is in the master bedroom closet. Wewere able to crawl and access all of the area without restrictions.

Foundation Bolts: þ ¨ ¨ ¨ We observed a sample of the foundation bolts used to secure thewood framing to the concrete foundation. Refer to photo.

Moisture: þ ¨ ¨ ¨ The crawlspace is dry. No moisture, standing water or plumbingleaks were observed.

Framing Type & Condition: þ ¨ ¨ ¨ The floor framing is OSB subfloor on top of i-joists supported bypony walls. No issues were observed.

Ventilation: þ ¨ ¨ ¨ The cross ventilation in the crawlspace is adequate.

Electrical / Wiring Condition: þ ¨ ¨ ¨ Where visible, no issues were observed with the wiring in thecrawlspace.

General Conditions: ¨ ¨ ¨ þ As shown in the photo, we observed dryer lint on some of theframing and insulation and upon closer inspection, we found theduct for the clothes dryer came apart below the floor. Werecommend re-attaching the duct with self tapping screws and ducttape, and cleaning up the dryer lint.



Insulation & Moisture Barriers:OK NI MM RR

Insulation Type & Condition: þ ¨ ¨ ¨ There is a fiberglass batt insulation installed between the floorjoists that is about 8 inches thick for an estimated R25 value.

Moisture Barrier: þ ¨ ¨ ¨ There is a plastic moisture barrier covering the bare ground. Referto the overview photo of the insulation and plastic moisture barrierin the crawlspace.



ROOF SYSTEMOur preferred method of inspecting roofs is by walking on them. Weather conditions at the time of inspection cansometimes prevent us from walking on the roof. Some roof types such as tile cannot be walked on. Some high andsteep roofs are not walked on for safety reasons. We do not enter attics that have less than thirty six inches ofheadroom, are restricted by ducts, framing or in which the insulation obscures the framing and thereby makes mobilityhazardous. If we are unable to walk on the roof or in the attic we will indicate the reason in the report and the methodused to evaluate the roof. We use only generic terms and approximate measurements when evaluating the insulation. We recommend the roof and attic be inspected at least once a year by a licensed qualified professional.

Roof:OK NI MM RR

Style & Access / Method: þ ¨ ¨ ¨ The roof is a gable style with hip extensions on the front. We wereable to walk on all the roof surfaces without restrictions.

Type & Condition: þ ¨ ¨ ¨ The roof is covered with a laminate fiberglass shingle and in goodcondition. Refer to the overview photo.

Flashings:Type & Condition: ¨ ¨ ¨ þ The flashing material is metal. The seal on a plumbing vent

flashing is dried and cracked as shown in the photo. This occursfrom sun exposure and we see this on occasion particularly on thesouth side of the roof. We recommend a licensed roofingcontractor replace this flashing.

Refer to the Interior - Ceiling section on page 25 of this report re:the water stain on the laundry room ceiling that is below thisflashing.



Skylights:OK NI MM RRþ ¨ ¨ ¨ A skylight is installed over the master bathroom. The condition of

the glass and flashing are good.

Soffit & Fascia:Soffit Type & Condition: þ ¨ ¨ ¨ The soffit is a fiber cement panel board.

Fascia Type & Condition: þ ¨ ¨ ¨ The fascia is wood / composite.

Gutters & Downspouts:Gutter Type & Condition: ¨ þ ¨ ¨ There are no gutters installed.

Attic:Access: þ ¨ ¨ ¨ Access to the attic is in the garage. We were able to crawl or walk

in the attic without restrictions.

Framing Type & Condition: þ ¨ ¨ ¨ The roof framing is OSB sheathing on top of engineered woodtrusses. No issues were observed. Refer to the overview photo ofthe attic framing and insulation.

Insulation Type & Condition: þ ¨ ¨ ¨ The insulation is a loose fill fiberglass that is approximately 16-18



inches deep for an estimated R42-R49 value. This is very good. Refer to the photo of the insulation depth gauge in the attic.

OK NI MM RRElectrical / Wiring Condition: þ ¨ ¨ ¨ Where visible, no issues were observed with the wiring in the attic.

Ventilation: þ ¨ ¨ ¨ The ventilation of the attic is adequate. Vents are located in theeave/soffit areas and at the peak(s).

Bathroom Exhaust Fans: þ ¨ ¨ ¨ The ducts for the bathroom exhaust fans were observed in the atticand we verified they vent to the exterior as required.

ELECTRICAL SYSTEMIn accordance with the Oregon Home Inspector Standards of Practice, we inspect the electrical service, the mainelectrical panel, a subpanel (if applicable) and a representative number of outlets, switches and fixtures in the home. Wetest ground fault (GFCI) and arc fault (AFCI) circuit interrupters and the polarity and grounding of all outlets within six feetof plumbing fixtures. Low voltage systems to include but not limited to phone, TV, internet and security systems are notpart of the inspection. It is important the client know the location and how to shut off the electricity to the home. In mostcases opening an access panel is required to shut off the electricity. Please contact us or the utility provider if furtherassistance is needed with the location and how to shut off the electricity.

Electrical Service:Service Size Amps.: þ ¨ ¨ ¨ The electrical service is 200 amps.

Volts: 120 VAC / 240 VAC.

Service Wire: þ ¨ ¨ ¨ The service wire is 4/0 aluminum and enters from underground.

Electrical Distribution Panels:Main Panel Location: þ ¨ ¨ ¨ The main electrical panel is located in the garage.

Conductor Type: þ ¨ ¨ ¨ The 120 and 240 VAC circuit wiring is copper. The type of wiringis romex. The circuit breakers are labeled. Refer to the overviewphoto.



OK NI MM RRGround: þ ¨ ¨ ¨ A ground wire is installed.

Capacity / Main Breaker: þ ¨ ¨ ¨ The capacity and main breaker are 200 amps.

Brand: þ ¨ ¨ ¨ Siemens.

AFCI: þ ¨ ¨ ¨ There are arc fault circuit interrupter (AFCI) breakers for thebedrooms that we tested and they functioned as intended.

Panel Bonded: þ ¨ ¨ ¨ The ground and neutral are connected (bond) as required on amain electrical panel.

Electrical Outlets:General / GFCI: ¨ ¨ ¨ þ We tested a sample of the 120 VAC outlets and with the exception

of the outlet in the hallway bathroom, they functioned as intended. There is ground fault circuit interrupter (GFCI) protection in thebathrooms, kitchen and garage as required.

We found the GFCI outlet in the hallway bathroom without power. Refer to photo. The outlet would not reset. These type of outletssometimes fail and we recommend a further evaluation and repairby a licensed electrician.



Switches & Fixtures:OK NI MM RR

General: þ ¨ ¨ ¨ The switches and fixtures functioned as intended.

HEATING - AIR CONDITIONINGWe inspect and test the heating and central air conditioning system using normal controls. We open readily accessiblepanels provided by the manufacturer or installer for routine homeowner maintenance and do not operate equipment andsystems when weather conditions or other circumstances apply that may cause damage. Thermostats are not checkedfor calibration or timed functions. Our inspection of the chimney and flue for heating equipment and appliances is limitedto the portion of the exterior that is visible. We recommend the heating and air conditioning equipment be serviced by alicensed qualified professional at least once a year to include a safety inspection and cleaning of the chimney and flue.

Heating Equipment:Type & Condition: ¨ ¨ þ ¨ The primary source of heat is a gas forced air furnace. The size,

color and uniformity of the burner flames was good. The furnace isoriginal to the home, or 11 years of age.

According to the service sticker on the cover of the furnace, thefurnace was last serviced about 3 years ago. We observeddeposits on the burner manifold as shown in the photo. This couldbe an indication of improper combustion and although no heatingperformance issues were found, we recommend a furtherevaluation and service by a licensed HVAC contractor.

Location: The furnace is located in the garage.

Brand: Rheem.

Flue Type & Condition: þ ¨ ¨ ¨ The flue is insulated plastic and was observed in the attic andabove the roof.

Air Filter(s) Location & Condition: þ ¨ ¨ ¨ The air filter is located above the furnace behind the cover shownin the photo. The filter is a high efficiency type, size 20 x 20 x 4and was in good condition. These type of filters can often last upto a year before replacement is needed however, we recommendchecking them once a month.



OK NI MM RRControl(s) Type & Location: þ ¨ ¨ ¨ There is a digital thermostat in the hallway outside the master

bedroom that we used to vary the temperature when testing theheating and cooling performance.

Temperature Performance: þ ¨ ¨ ¨ We measured a rise in the average temperature at the registers of38 degrees in a time frame of about 10 minutes. This is goodheating performance.

Fireplace / Wood Stove:Type & Condition: þ ¨ ¨ ¨ There is a gas fireplace in the living room with a direct vent flue

that functioned as intended. The clearances around the outlet ofthe flue are adequate.

Air Conditioning (AC):Type & Condition: þ ¨ ¨ ¨ AC is provided by a heat pump. The heat pump is original to the

home, or 11 years of age.

Brand: Rheem.

Temperature Performance: þ ¨ ¨ ¨ We measured a drop in the average temperature at the registersof 18 degrees in a time frame of about 10 minutes. This is goodcooling performance.



OK NI MM RRCondensate Line: þ ¨ ¨ ¨ The condensate line is PVC that empties into a plumbing drain in

the garage.

Refrigerant Line: þ ¨ ¨ ¨ The refrigerant line is insulated copper that we observed in thegarage, crawlspace and at the heat pump.

Ductwork / Distribution:Ducts / Air Supply: þ ¨ ¨ ¨ The ducts are insulated round type. We observed the return air

duct in the attic and the supply ducts in the crawlspace. Air isdistributed via registers in the floor. We took temperature readingsat each register when testing the heating and cooling performance.Refer to photos of examples of the temperature readings we tookat the registers.



PLUMBING SYSTEMWe test the functional flow of the water supply and drains and inspect the fixtures, fittings and portions of the pipes thatare visible. All underground or concealed pipes are excluded from the inspection. We recommend the client take thenecessary steps to prevent hose bibs and other plumbing from freezing during the winter. It is important the client knowthe location and how to shut off the water and gas (if applicable) to the home. In some cases a special tool or opening anaccess panel is required to shut off the utility. Please contact us or the utility provider if further assistance is needed withthe location and how to shut off the utilities.

Water Line(s):OK NI MM RR

Water Line Type & Condition: ¨ ¨ þ ¨ The water lines are PEX plastic type. A section of the main waterline is not insulated when it enters the crawlspace. Refer to photo.We recommend insulating this section of the water line.

Main Water Shutoff Location: þ ¨ ¨ ¨ The main water shutoff is located in the meter vault near thesidewalk in the SE corner of the property. A water shutoff is alsolocated in the garage as shown in the photo.

Water Pressure: þ ¨ ¨ ¨ We measured 78 psi of water pressure at an outdoor spigot as



shown in the photo. Water pressure from 40 to 80 pounds persquare inch (psi) is considered within normal/acceptable range.

Waste & Gas Lines:OK NI MM RR

Waste LinesType & Condition: þ ¨ ¨ ¨ The waste lines are ABS.

Service Caps: þ ¨ ¨ ¨ Caps are accessible to service the waste lines.

Vent LinesType & Condition: þ ¨ ¨ ¨ The vent lines are ABS.

Gas Lines Type & Condition: þ ¨ ¨ ¨ The gas lines are cast iron and flexible type. Drip legs areinstalled on the gas lines to the furnace and water heater.

Hose Bibs / Hookups:General: þ ¨ ¨ ¨ We located two hose bibs on the exterior of the home and they

functioned as intended.

Water Heater:Type & Condition: þ ¨ ¨ ¨ The water heater is a gas type and was recently replaced. It is

less than a year old.

Location: The water heater is located in the garage next to the furnace.

Brand: Bradford White.

Flue Type & Condition: ¨ ¨ ¨ þ The flue is a type B metal. We observed the flue in the attic andabove the roof. The height of the flue above the roof is adequateand a cap is installed.

The flue is missing an insulation guard in the attic as shown in thephoto. Insulation is not permitted to come in contact with this typeof flue as it is a fire hazard. We recommend a licensed HVACcontractor install an insulation guard. For your reference, a photois also included of a properly installed insulation guard on a metalflue.



OK NI MM RRTPRV and Drain Tube: þ ¨ ¨ ¨ The temperature pressure relief valve (TPRV) drain tube is copper.

Capacity: 50 gallons.



KITCHEN - APPLIANCESWe test kitchen appliances for basic functionality but do not evaluate them for the variety of settings or cycles. Inaccordance with the Oregon Home Inspector Standards of Practice, refrigerators that are not built-in are excluded fromthe inspection. We recommend the client locate, read and follow the appliance manufacturer's operating and servicemanual(s).

Kitchen Sink:OK NI MM RR

Sink / Basin: þ ¨ ¨ ¨ Inspected and functioned as intended.

Sink Faucet: þ ¨ ¨ ¨ Inspected and functioned as intended.

Sink Drain / Trap(s): þ ¨ ¨ ¨ Inspected and functioned as intended.

Sink Cabinet: þ ¨ ¨ ¨ Wood / composite.

Range/ Cooktop / Oven:Type & Condition: þ ¨ ¨ ¨ The range is gas, Frigidaire brand. We tested the bake, broil and

burners and they functioned as intended. There is an anti-tipbracket installed to prevent the range from accidentally tippingforward.

Ventilation:Type & Condition: þ ¨ ¨ ¨ There is a Frigidaire brand microwave above the range that vents

to the south exterior and functioned as intended.

Dishwasher:General: þ ¨ ¨ ¨ The dishwasher is a Frigidaire brand and completed a normal

wash cycle.

Garbage Disposal:General: þ ¨ ¨ ¨ The garbage disposal is a Badger brand and functioned as

intended.

Air Gap Installed: ¨ ¨ þ ¨ As shown in the photo, the drain line from the dishwasher enters atthe bottom of the sink cabinet before connecting to the side of thegarbage disposal. This can result in contaminated drain waterfrom the sink backing up towards the dishwasher.

We recommend a licensed plumber raise the height of thedishwasher drain line above the bottom of the sink to create whatis referred to as a high-loop air gap. Refer to photo. A high-loopair gap will prevent drain water from the sink backing up towardsthe dishwasher.



Kitchen Interior:OK NI MM RR

Counter Type & Condition: þ ¨ ¨ ¨ Manufactured stone, solid surface.

Cabinets: þ ¨ ¨ ¨ Wood / composite.



BATHROOMSBathroom: Master

OK NI MM RRSink / Basin: þ ¨ ¨ ¨ Inspected and functioned as intended.

Counter Type & Condition: þ ¨ ¨ ¨ Solid surface, manufactured stone.

Faucets: þ ¨ ¨ ¨ Inspected and functioned as intended.

Vanity: þ ¨ ¨ ¨ Wood / composite

Drain / Trap(s): þ ¨ ¨ ¨ Inspected and functioned as intended.

Toilet: þ ¨ ¨ ¨ Inspected and functioned as intended.

Shower / Surround: þ ¨ ¨ ¨ Tile, walk-in. Inspected and functioned as intended.

Exhaust Fan: þ ¨ ¨ ¨ Inspected and functioned as intended.

Bathroom: HallwaySink / Basin: þ ¨ ¨ ¨ Inspected and functioned as intended.

Counter Type & Condition: þ ¨ ¨ ¨ Solid surface, manufactured stone.

Faucets: þ ¨ ¨ ¨ Inspected and functioned as intended.

Vanity: þ ¨ ¨ ¨ Wood / composite.

Drain / Trap(s): þ ¨ ¨ ¨ Inspected and functioned as intended.

Toilet: ¨ ¨ þ ¨ Inspected and functioned however, the toilet fill valve is leaking atthe top as shown in the photo. This is a fairly common issue andwe recommend a licensed plumber change the toilet fill valve.

Tub / Surround: þ ¨ ¨ ¨ Fiberglass. Inspected and functioned as intended.

Exhaust Fan: þ ¨ ¨ ¨ Inspected and functioned as intended.



LAUNDRY ROOMIn accordance with the Oregon Home Inspector Standards of Practice, clothes washing machines and clothes dryersincluding the water supply valves, drain and duct are not operated as part of the inspection. The clothes dryer duct isinspected where visible. We recommend regular inspections and cleaning of the clothes dryer duct. If a clothes washingmachine and dryer are included in the sale of the home, we recommend the client verify operation.

Laundry:OK NI MM RR

Hose Bibs / Hookups: þ ¨ ¨ ¨ Hot and cold water supply and a drain hookup are available for awashing machine. These appeared serviceable.

Dryer Vent: þ ¨ ¨ ¨ A hookup for a dryer vent is available. Refer to the Crawlspace -General Conditions section on page 7 of this report re: the dryerduct that came apart.

Exhaust Fan: ¨ þ ¨ ¨ None installed. An exhaust fan is not required.

Cabinet(s): þ ¨ ¨ ¨ Wood / composite.

GARAGE - CARPORTWe test the operation of the overhead garage door(s) including the safety features. We recommend a licensed qualifiedprofessional regularly inspect these safety features. Stains on garage floors and driveways from vehicle fluids such asengine oil are cosmetic and common and not included in the report.

Type:

The garage is an attached two car.

Garage Door:Type & Condition: þ ¨ ¨ ¨ The overhead door is an insulated aluminum panel type that

functioned as intended.

Automatic Opener: ¨ ¨ þ ¨ The opener, reverse pressure and safety sensors (eyes)functioned as intended.

The safety sensors are installed about 16 inches above the flooras shown in the photo. Safety sensors are intended to protect achild or pet should they be under the overhead door when it isclosing. We recommend lowering the height of the safety sensorsto 4-6 inches from the floor as required.



Garage Walls & Ceilings:OK NI MM RR

Fire Rated Materials: þ ¨ ¨ ¨ The finished drywall on the walls and ceiling along with the steelpanel door into the laundry room meet the limited fire separationrequirements between the attached garage and home.

Floor:Bollard Installed: þ ¨ ¨ ¨ A vertical steel pipe known as a bollard is installed to protect the

furnace, water heater and gas lines from an accidental vehicleimpact.

INTERIOR ROOMS & FINISHESWe recommend the client do a final walk through of the home before the close of sale with careful attention to areas thatwere previously concealed and hidden from view at the time of our inspection. We recommend the client locate, read andfollow the manufacturer's manual for appliances, heating/cooling equipment, smoke/fire and carbon monoxide (CO)detectors. The occasional thin crack or nail pop in drywall or plaster along with caulk separating around trim, windowsand doors are common and not considered significant unless otherwise stated.

Doors:Type & Condition: ¨ ¨ þ ¨ The interior doors are hollow core wood and functioned as

intended with the exception of the door to the pantry closet. Thehinges are loose on the door to the pantry closet, resulting in thedoor rubbing on the jamb as shown in the photo. We recommendtightening the hinges and adjusting the door.



Windows:OK NI MM RR

Egress & Tempered Glass: þ ¨ ¨ ¨ The size of the bedroom windows and distance from the floor meetthe requirements for emergency egress. The glass in the slidingpatio door and adjacent windows are tempered safety glass asrequired.

Walls:Type & Condition: þ ¨ ¨ ¨ The wall coverings are drywall with textured paint, and in good

condition.

Ceilings:Type & Condition: ¨ ¨ ¨ þ The ceiling coverings are drywall with textured paint. With the

exception of the ceiling in the laundry room, the ceilings are ingood condition.

We observed a water stain on the ceiling in the laundry room. With the use of a thermal imaging camera, we confirmed theceiling is wet in this area above the cabinets. Refer to photos. Werecommend a further evaluation and repair by a licensedcontractor. Refer to the Roof - Flashings section on page 9 of thisreport re: the seal that is cracked around the plumbing vent whichmay be where water from recent rain entered.



Floors:OK NI MM RR

Type & Condition: þ ¨ ¨ ¨ The floor coverings are vinyl plank and carpet, and in goodcondition.



Smoke / Fire Detector(s):OK NI MM RR

Type, Condition & Location: þ ¨ ¨ ¨ There are hardwired with battery backup smoke detectors in eachbedroom. The manufacturer's date is 2017 and the detectorsfunctioned as intended.

Carbon Monoxide (CO) Detector(s):Type, Condition & Location: þ ¨ ¨ ¨ There is a hardwired with battery backup combination smoke/CO

detector in the hallway. The manufacturer's date is 2017 and thedetector functioned as intended.



INSPECTION SUMMARY

11/13/2019

Crestview Sample123 ABC StreetRedmond, OR 97756

RE: 123 ABC Street Redmond, OR 97756

Dear Crestview Sample:

IMPORTANT: This Inspection Summary is not the entire report. The complete report includes additional information andphotographs. It is important the client read and understand the entire report including the Inspection Agreement Contractand the Oregon Home Inspector Standards of Practice. Please contact us if you need another copy of these documents.

The Inspection Summary is not intended to determine which items may need to be addressed per the contractualrequirements of the sale of the property. Any uncertainty or areas that are not understood regarding this report or theInspection Agreement Contract should be clarified by contacting the inspector, the real estate agent or an attorney. Theinspection and this report is not an insurance policy, guarantee or a warranty.

A home inspector is a generalist, and does not perform testing or an evaluation to the extent and level of detail that anexpert or specialist can. Before the close of sale, we recommend that licensed qualified professionals further evaluate themarginal/maintenance and repair/replace items listed below and the entire system(s) further for additional concerns thatmay be outside our area of expertise or the scope of the inspection. The items of particular importance should be safetyconcerns and those that are potentially costly to repair. If you are unsure of the significance of an item, we advise you tocontact a licensed qualified professional to learn more.

Please keep in mind that no home is perfect. We inspect all types of homes including those that are new, and every homehas deficiencies and requires maintenance or repairs. Most deficiencies are common and often easily corrected.

(MM) MARGINAL/MAINTENANCEEXTERIOR - FOUNDATION

Windows:Type & Condition: The windows are vinyl and comprised of fixed glass, single hung and horizontal sliding type. We operated a sampleof the windows and they functioned as intended.

As shown in the photo, we observed moisture trapped between the glass panes in the laundry room window which



indicates the seal has failed. The window is otherwise functional but the faulty seal between the panes causes thewindow to lose its energy efficiency. We recommend a licensed window contractor replace the glass in this window.

HEATING - AIR CONDITIONINGHeating Equipment:Type & Condition: The primary source of heat is a gas forced air furnace. The size, color and uniformity of the burner flames wasgood. The furnace is original to the home, or 11 years of age.

According to the service sticker on the cover of the furnace, the furnace was last serviced about 3 years ago. Weobserved deposits on the burner manifold as shown in the photo. This could be an indication of impropercombustion and although no heating performance issues were found, we recommend a further evaluation andservice by a licensed HVAC contractor.

PLUMBING SYSTEMWater Line(s):Water Line Type & Condition: The water lines are PEX plastic type. A section of the main water line is not insulated when it enters thecrawlspace. Refer to photo. We recommend insulating this section of the water line.

KITCHEN - APPLIANCESGarbage Disposal:Air Gap Installed: As shown in the photo, the drain line from the dishwasher enters at the bottom of the sink cabinet before connectingto the side of the garbage disposal. This can result in contaminated drain water from the sink backing up towardsthe dishwasher.

We recommend a licensed plumber raise the height of the dishwasher drain line above the bottom of the sink tocreate what is referred to as a high-loop air gap. Refer to photo. A high-loop air gap will prevent drain water fromthe sink backing up towards the dishwasher.

BATHROOMSToilet:Bathroom: Hallway Inspected and functioned however, the toilet fill valve is leaking at the top as shown in the photo. This is a fairlycommon issue and we recommend a licensed plumber change the toilet fill valve.

GARAGE - CARPORTGarage Door:Automatic Opener: The opener, reverse pressure and safety sensors (eyes) functioned as intended.

The safety sensors are installed about 16 inches above the floor as shown in the photo. Safety sensors areintended to protect a child or pet should they be under the overhead door when it is closing. We recommendlowering the height of the safety sensors to 4-6 inches from the floor as required.

INTERIOR ROOMS & FINISHESDoors:Type & Condition: The interior doors are hollow core wood and functioned as intended with the exception of the door to the pantry



closet. The hinges are loose on the door to the pantry closet, resulting in the door rubbing on the jamb as shown inthe photo. We recommend tightening the hinges and adjusting the door.

(RR) REPAIR/REPLACECRAWLSPACE - BASEMENT

Crawlspace:General Conditions: As shown in the photo, we observed dryer lint on some of the framing and insulation and upon closer inspection, wefound the duct for the clothes dryer came apart below the floor. We recommend re-attaching the duct with selftapping screws and duct tape, and cleaning up the dryer lint.

ROOF SYSTEMFlashings:Type & Condition: The flashing material is metal. The seal on a plumbing vent flashing is dried and cracked as shown in the photo. This occurs from sun exposure and we see this on occasion particularly on the south side of the roof. Werecommend a licensed roofing contractor replace this flashing.

Refer to the Interior - Ceiling section on page 25 of this report re: the water stain on the laundry room ceiling that isbelow this flashing.

ELECTRICAL SYSTEMElectrical Outlets:General / GFCI: We tested a sample of the 120 VAC outlets and with the exception of the outlet in the hallway bathroom, theyfunctioned as intended. There is ground fault circuit interrupter (GFCI) protection in the bathrooms, kitchen andgarage as required.

We found the GFCI outlet in the hallway bathroom without power. Refer to photo. The outlet would not reset. These type of outlets sometimes fail and we recommend a further evaluation and repair by a licensed electrician.

PLUMBING SYSTEMWater Heater:Flue Type & Condition: The flue is a type B metal. We observed the flue in the attic and above the roof. The height of the flue above theroof is adequate and a cap is installed.

The flue is missing an insulation guard in the attic as shown in the photo. Insulation is not permitted to come incontact with this type of flue as it is a fire hazard. We recommend a licensed HVAC contractor install an insulationguard. For your reference, a photo is also included of a properly installed insulation guard on a metal flue.

INTERIOR ROOMS & FINISHESCeilings:Type & Condition: The ceiling coverings are drywall with textured paint. With the exception of the ceiling in the laundry room, theceilings are in good condition.



We observed a water stain on the ceiling in the laundry room. With the use of a thermal imaging camera, weconfirmed the ceiling is wet in this area above the cabinets. Refer to photos. We recommend a further evaluationand repair by a licensed contractor. Refer to the Roof - Flashings section on page 9 of this report re: the seal that iscracked around the plumbing vent which may be where water from recent rain entered.

Thank you for selecting our company for your home inspection. If you would like to schedule a time to review this reportwith us or, you have any questions, please do not hesitate to call us at (541) 447-6900.

Sincerely,

Ron Pritiskutch

Ron Pritiskutch Crestview Home Inspections, Inc.

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