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Spencer Home Inspection Svcs.

23502 Hedlund Avenue
Mountlake Terrace, WA 98043

Building Inspection
Report

17849 Ballinger Way NE
Lake Forest Park, WA 98155
Spencer Home Inspection Svcs.
09:22 March 12, 2018 Page 1 of 39
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Table of Contents
Definitions 2
General Information 2
Lots and Grounds 3
Exterior Surface and Components 4
Roof 6
Structure 9
Electrical 11
Attic 13
Basement 15
Crawl Space 16
Fireplace/Wood Stove 18
Heating System 19
Plumbing 21
Bathroom 22
Kitchen 25
Bedroom 27
Living Space 28
Laundry Room/Area 31
Summary 34

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Definitions
NOTE: All definitions listed below, refer to the property or item listed as inspected on this report, at the time of the inspection. Since
the inspection is limited, (only spot checks are performed), we strongly recommend that any house systems, where repair or
improvement is recommended or is of concern to the client, be further inspected by licensed contractors prior to purchase
commitment. All repairs or improvements shall be completed to industry standards.
Acceptable. Unrated report items are considered to be acceptable. Item appears functional with no obvious
signs of significant defect observed.
Not Inspected Item not present, not found or is not included in inspection. Item was not inspected for safety reasons, lack of
power, inaccessibility, disconnection or is not included in inspection.
(WDO) Concern (WDO) Wood Destroying Organism, concern. These items deal with significant wood rot, wood destroying
insect infestation, and conditions that are conducive to these. Sometimes this is referred to as a "Pest
Report." These items may be incorporated under the "Repair" category instead of using a separate (WDO)
designation.
Improve/Monitor Item shows some signs of defect and may not be fully functional. Improvement, maintenance, repair or
servicing may be needed or desirable. Or, item should be monitored to determine when or if repairs are
warranted.
Repair Item is significantly deficient, needs servicing or is unsafe. Repair, servicing or replacement is considered
needed to insure proper function.

General Information
Property Information
Property Address 17849 Ballinger Way NE
City Lake Forest Park State WA Zip 98155
Client Information
Client Name Laurel James (Miriam Peterson Family LLC)
Inspector: Bruce Spencer Niemi
WA Inspector Lic. #525
ICN #10218BE013
Inspection Company
Inspector Name Bruce Niemi
Company Name Spencer Home Inspection Svcs.
Address 23502 Hedlund Avenue
City Mountlake Terrace State WA Zip 98043
Phone 425-501-0115 Fax
E-Mail bruce@spencerhomeinspection.com
File Number james17849
Amount Received 520.00
Conditions
Others Present Buyer, buyer's Agent Property Occupied No
Estimated Age 1911 Entrance Faces North
Inspection Date 03/10/2018
Start Time 10:00 am End Time 3:00 pm
Electric On Yes
Gas/Oil On Yes
Water On Yes
Temperature 58
Weather Sunny Soil Conditions Semi-damp

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General Information (Continued)
Space Below Grade Basement, crawl space
Building Type Wood frame Garage
Sewage Disposal Not determined How Verified Not verified
Water Source Not determined How Verified Not verified

Lots and Grounds
Fences, recreational facilities, outbuildings, sheds, seawalls, breakwalls, docks, erosion control
and earth stabilization measures are typically not inspected. Comments on these items may be
included as a courtesy to the client but are not an official part of this report.
Since the inspection is limited, (only spot checks are performed), we strongly recommend that any
house systems, where repair or improvement is recommended or is of concern to the client, be
further inspected by licensed contractors prior to purchase commitment.

1. Walks: Observed
2. Repair Steps/Stoops: Observed: Railing openings are wider than current
standards allow. This has the potential to allow a child to fall
through. Extra precautions or improvements, such as railing
upgrading or installation of a safety barrier, should be undertaken if
children are to be present.

3. Repair Porch: Observed: Rot was observed, at the front and rear porch railings and railing posts.
Due for paint/refinishing at wood surfaces. Rot was observed at the front porch boards. A
qualified licensed contractor is recommended to further inspect the areas and make proper
repairs.

4. Improve/Monitor Vegetation: Shrubs/trees: Vines, trees or bushes, growing against exterior walls, should be
kept trimmed away from siding, window trims, and the eaves to reduce the risk of insect and
water damage.
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Lots and Grounds (Continued)
5. Grading: Level, Toward, Away
6. Repair Bsmt. Stairwell Drain: Concrete: Hand rail missing at the basement stairwell. Proper hand rail
installation is recommended at areas of three or more risers. Evidence of poor drainage was
observed in the area.

7. Driveway: Observed

Exterior Surface and Components
Limitations of Exterior Inspection: Only a representative sample (spot checks) of exterior surface
and components were inspected. Screening, shutters, awnings, or similar seasonal accessories,
fences, recreational facilities, outbuildings, seawalls, break-walls, docks, erosion control and
earth stabilization measures are typically not inspected. The inspection does not include an
assessment of geological, geotechnical or hydrological conditions or environmental hazards.
Since the inspection is limited, (only spot checks are performed), we strongly recommend that any
house systems, where repair or improvement is recommended or is of concern to the client, be
further inspected by licensed contractors prior to purchase commitment.

General Exterior Surface
1. Repair Type: Wood: Wood/soil or debris contact, at the base of the siding or trim, should be
eliminated. Any rotted or damaged siding/trim, if present, should be properly repaired.
Rot/moisture damage, at lower siding at front porch and adjacent wall, where downspout
drains onto areas. Any damaged areas should be properly repaired/replaced. Proper
maintenance of the siding, and proper earth clearance and control of water from roof or
surface runoff, will help avoid further damage. A qualified licensed contractor is
recommended to further evaluate the exterior and wall areas perform all needed corrections.
Localized rot observed at base of siding. Any significantly damaged areas should be
properly repaired/replaced. Proper maintenance of the siding, and proper earth clearance
and control of water from roof or surface runoff, will help avoid further damage. A lack of
gutters above areas is contributing to this. Openings, in the siding/wall areas where siding
meets the chimney, should be properly caulked/sealed to prevent moisture or insect
infiltration into the structure. Removal of makeshift shed area is recommended to prevent
moisture from being trapped or directed into structure.

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Exterior Surface and Components (Continued)
Type: (continued)

2. Repair Trim: Observed: Localized rot was observed in the wood trim in various locations.
Replacement of any significantly rotten wood is recommended, otherwise, the areas should
be kept painted/sealed and away from excess moisture. Caulking should be touched up
wherever it is cracked, missing or deteriorated at any opening and connection points in the
trim or siding.

3. Fascia: Observed
4. Soffits: Observed
5. Entry Doors: Observed
6. Repair Patio Door: Wood to roof: Loose/opened up materials observed around the french doors to
the torch-down roof. Areas should be kept caulked/sealed to prevent moisture seepage.
French doors to roof is a potential safety issue for children.

7. Repair Windows: Observed: Caulking and paint should be installed/touched up
at windows in various locations. A qualified licensed contractor is
recommended to further evaluate the exterior and provide proper
corrections as needed.

8. Repair Exterior Lighting: Observed: Improper cables, conduit, boxes or cover plates for exterior
application. A qualified licensed electrician is recommended to further evaluate the electrical
system and make proper corrections.

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Exterior Surface and Components (Continued)
Exterior Lighting: (continued)

9. Hose Bibs: Observed
10. Improve/Monitor Water pressure Not determined

Roof
Limitations of Roofing Inspection: A representative sampling of roofing components (spot checks)
are inspected. Not all of the underside of the roof sheathing is inspected for evidence of leaks.
Evidence of prior leaks may be disguised by interior finishes. Chimney flue interiors, which are
not readily accessible, are not inspected and could require repair. Antennae units are not
inspected. Estimates of remaining roof life are approximations only and do not preclude the
possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind
direction, ice build up, and other factors. The roof inspection may be limited by access,
condition, weather or other safety concerns.
Since the inspection is limited, (only spot checks are performed), we strongly recommend that any
house systems, where repair or improvement is recommended or is of concern to the client, be
further inspected by licensed contractors prior to purchase commitment.

General Roof Surface
1. Method of Inspection: Walked on main roof

2. Unable to Inspect: Spot checked only
3. Repair Material: Architectural grade composition, Torch down: Pitch of roof too low for typical shingle
installation over front dormer low slope roof. Unless special roof installation measures have
been taken, a sealed membrane type of roof is recommended in areas with less than 4
inches per foot of slope. Exposures on shingles are wider than standard in the area.
Typically, 5 5/8" is not exceeded. Improperly exposed shingles have a higher potential for
leakage. A qualified licensed roofing contractor is recommended to further evaluate the roof
and flashings and to perform all needed corrections. Reflective coat recommended for torch
down roof. The installation and maintenance of a quality reflective roof coating, which will
help seal any minor cracks and reduce further sun damage, is recommended to extend the
life of the torch-down roof.
Improve/Monitor: Tree debris on roof surface. The areas should be properly cleaned and
checked for wear or damage. Minor cracking, at torch-down roof sealant, is a sign of
age/wear. Uneven roof surface observed in places. This is common for homes of this age.

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Roof (Continued)
Material: (continued)

4. Type: Gable, low slope
5. Approx Age: 10
6. Repair Flashing: Observed: Flashing not visible at the kitchen garden window roof area. Area will be
more prone to leakage and should be kept caulked/sealed. Drip edge flashing should be
installed in areas of the roof where there is not an adequate overhang of the roofing material.
The flashing helps prevent water from getting under the roof edge and damaging the roof
sheathing where some moisture damage was observed around front dormer low slope roof. A
qualified licensed roofing contractor is recommended to further evaluate the roof and
flashings and provide all needed corrections. Sticking up where rear lower roof attaches to
house siding in places. Areas should be properly secured to prevent moisture infiltration and
rot.

7. Valleys: Observed
8. Improve/Monitor Skylights: Observed: Skylights were dirty at time of inspection which limited the inspection for
lost seals etc.
9. Plumbing Vents: Galvanized, cast iron, plastic
10. Repair Gutters: Observed: Missing/not installed in places which
is contributing to exterior moisture damage. Proper
installation of gutter material is recommended, to stop
splashing onto the siding, which is causing moisture
damage. Clogged with tree debris in places. Gutters are
in need of cleaning.

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Roof (Continued)
11. Repair Downspouts: Observed: Elbows should be installed at the base of downspout(s) to help
direct water away from the structure. Extend to splash block(s). The downspout(s) should be
extended to their respective splash blocks, with elbows on the ends, to direct water away
from the structure.

12. Repair Leader/Extension: Drain pipes, ground: Splash block(s) missing.
Splash blocks should be installed in order to direct storm water to flow
away from the building. Water should be encouraged to flow away
from the structure at the point of discharge.

Main & center Chimney
13. Improve/Monitor Chimney: Masonry: Mortar should be touched-up wherever it is loose, damaged or missing.

14. Repair Flue/Flue Cap: Brick unlined: Missing masonry cap over bricks. Cap rebuilding is needed to
protect the bricks and mortar. Signs of moisture seepage at chimney interior due to
suspected excess moisture intrusion into chimney exterior and cap. Signs of moisture
seepage/excess moss at chimney interior due to a lack of chimney flue caps. Poor view
inside flue due to excess moss and flue length. Evaluation and cleaning, by a qualified
licensed chimney sweep, is recommended. Broken off masonry cap material at center
chimney corner. The broken/missing areas should be properly repaired. Due for cleaning.
Severe creasote/build-up observed at center chimney (safety). A special more expensive
cleaning may be needed to correct. A qualified licensed chimney contractor/sweep should be
consulted for further chimney inspection/repair.

Palm-Tech Inspector, Copyright © 1998-2018, PDmB, Inc.
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Roof (Continued)
Flue/Flue Cap: (continued)

15. Chimney Flashing: Observed

Structure
Limitations of Structure Inspection: Only a representative sampling (spot checks) of visible structural components were
inspected. Structural components concealed behind finished surfaces, insulation or vapor barriers are not inspected.
Engineering or architectural services such as calculation of structural capacities, adequacy or integrity are not part of the
home inspection.
Since the inspection is limited, (only spot checks are performed), we strongly recommend that any unit systems, where
repair or improvement is recommended or is of concern to the client, be further inspected by licensed contractors prior to
purchase commitment.

1. Structure Type: Wood frame
2. Repair Foundation: Concrete: Signs of settlement observed, where siding or trim bends down and
floors at the front of the home, built over former porch, slope towards front of home. The
foundation under areas may not be adequate for two stories above. A qualified licensed
foundation contractor/structural engineer is recommended to further evaluate and perform
proper corrections.

Palm-Tech Inspector, Copyright © 1998-2018, PDmB, Inc.
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Structure (Continued)
Foundation: (continued)

3. Bolted To Foundation: Observed in places
4. Beams: 4x10 wood
5. Joists/Trusses: 2x10, 6x8 wood
6. Repair Piers/Posts: 4x4, 6x6 Wood: Rot observed at beam support post and 2x4 support, at area
adjacent to front porch, where downspout leaks onto area. Any rotten or damaged wood
should be properly replaced. A qualified licensed contractor is recommended to further
evaluate the structure and perform proper corrections.

7. Repair Stairs/Handrails: Observed: Railing openings are wider than current
standards allow. This has the potential to allow a child to fall through.
Guard rail(s) lower than standard at top of stairs. A minimum height of
36 inches is recommended (safety).

8. Subfloor: Board plank/plywood

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Electrical
Limitations of Electrical Inspection: Only a representative sampling of outlets and light fixtures are tested. Electrical
components concealed behind finished surfaces, insulation, ceiling or lighting tiles/panels, appliances, furniture or with
restricted access are not inspected. The inspection does not include remote control devices, alarm systems, low voltage
wiring systems and components, generator panels and related wiring, and other components which are not part of the
primary electrical power distribution system. Trip testing of exterior (GFCI) outlets, is not performed on occupied homes,
due to the likelihood of the reset outlets being covered or hidden by occupant belongings.
Since the inspection is limited, (only spot checks are performed), we strongly recommend that any house systems, where
repair or improvement is recommended or is of concern to the client, be further inspected by licensed contractors prior to
purchase commitment.

1. Service Size Amps: Approx. 200 Volts: 110-120 VAC
2. Service: Aluminum: No drip loop present for wires entering masthead where cable securing
clamp has pulled out of wall. Entrance wires in contact with garage roof (safety). The cables
should be properly secured, away from the roof surface, to avoid damage from chafing
(safety). A qualified licensed electrician is recommended to further investigate the electrical
system and provide proper corrections.

3. Repair 120 VAC Branch Circuits: Copper: Splice from larger wire to smaller
should be checked/corrected by an electrician (safety). A qualified
licensed electrician is recommended to further inspect the electrical
system and provide proper corrections.

4. Repair 240 VAC Branch Circuits: Observed: Cover missing from electrical box
to water heater. A qualified licensed electrician is recommended to
further inspect the electrical system and provide proper corrections.

5. Conductor Type: Romex, knob and tube
6. Improve/Monitor GFCI: Localized locations: Ground fault circuit interrupter (GFCI) outlets are recommended in
the garage, exterior, kitchen, bathrooms and areas that are within 6 feet of a plumbing fixture.
A ground fault circuit interrupter (GFCI) offers increased protection from shock or
electrocution.
7. Ground: Copper at panel
8. Improve/Monitor Smoke Detectors: Operated test button: Confirmed at main bedroom hallway only.
9. Improve/Monitor Carbon Monoxide Detector(s) Operated test button: Confirmed at main bedroom hallway
only.

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Electrical (Continued)
Basement Electric Panel
10. Repair Manufacturer: General Electric: Cable outer jacket(s) in panel. The outer jacket(s) of the
electrical cable(s), should be properly removed beyond the point of the panel entry clamp(s),
in order to reduce flammable materials in the panel. Pointed screws, which are being used to
secure the electrical panel cover, are a potential safety concern and should be properly
replaced with blunted screws designed for this purpose. Outer cover doesn't close properly
where it rests against drywall instead of the metal panel. This is a potential fire hazard. The
drywall should be properly trimmed away and the cover should be mounted directly against
the metal panel. A qualified licensed electrician is recommended to further investigate the
electrical system and provide proper corrections.

11. Max Capacity: Approx. 200 Amps
12. Main Breaker Size: 200 Amps
13. Repair Breakers: Standard: Double tap wiring in the electrical panel (safety). A separate breaker
should be provided for each circuit in the panel. Oversized 50 amp breaker(s) in the electrical
panel where wires connecting to them are small. This is a fire hazard and should be
corrected promptly. A qualified licensed electrician is recommended to further inspect the
electrical system and provide proper corrections.

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Attic
Limitations of Attic Inspection: Insulation/ventilation type and levels are spot checked only. Insulation in concealed areas is
not inspected. Insulation and vapor barriers are not disturbed and no destructive tests are performed. Exhaust fans and
vent pipes hidden under insulation are not inspected. Any estimates of insulation R values or depths are rough average
values. Potentially hazardous materials such as Asbestos, Mold and Urea Formaldehyde Foam Insulation cannot be
positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection. An
analysis of indoor air quality is not part of the inspection. The condo./townhome attic, was viewed briefly from the attic
entrance only, which limited the inspection.
Since the inspection is limited, (only spot checks are performed), we strongly recommend that any unit systems, where
repair or improvement is recommended or is of concern to the client, be further inspected by licensed contractors prior to
purchase commitment.

Main, side attics Attic
1. Method of Inspection: Entered where accessible

2. Improve/Monitor Unable to Inspect: Spot checked only: Limited clearance area(s) above upper ceilings.
Viewed from edge of area(s) only. Some areas not fully visible.
3. Repair Roof Framing: 2x4 Rafter: Non standard construction, in
places, where fence type wiring is hanging from rafters
to help support the ceiling below. A qualified licensed
contractor is recommended to further investigate and
make proper corrections.

4. Sheathing: Plywood over spaced plank
5. Improve/Monitor Ventilation: Gable and roof vents: Minimal ventilation installed.
6. Repair Insulation: Wood fiber, fiberglass: Rat/mice feces observed. A licensed exterminator is
recommended to eliminate vermin activity since their presence is likely to damage insulation
and may create unhealthy conditions in the area. Any openings, to the area(s), should be
properly screened/closed off. Un-insulated water supply piping observed. Water supply
piping should be properly insulated to prevent freezing. This is especially important if the
piping is next to exterior vents or if additional ventilation is installed.

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Attic (Continued)
Insulation: (continued)

7. Improve/Monitor Insulation Depth: Approx. 3 1/2-6": Minimal insulation installed.
8. Repair Vapor Barrier: Craft paper: Exposed to attic in localized areas. Vapor
barriers should be installed toward the heated interior surface, such as
drywall, to prevent trapping of moisture. Also, the surface, exposed to
the attic, should be fire resistant. A qualified licensed contractor is
recommended to further investigate and make proper repairs.

9. Repair Wiring/Lighting: Observed: Loose or unattached electrical cables should be improved.
Electrical cables should be run neatly and properly attached to the structure. Knob and tube
wiring present with localized damaged or missing insulation (safety). A qualified licensed
electrician is recommended to further investigate the electrical system and make any needed
corrections. Knob and tube wiring is generally considered to be obsolete and is potentially
unsafe. A qualified licensed electrician is recommended to further investigate the electrical
system and replace the obsolete materials. Exposed electrical connections/terminations
observed. All electrical connections/terminations should be made inside junction boxes fitted
with cover plates.

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Attic (Continued)
10. Moisture Penetration: None observed
11. Repair Bathroom Fan Venting: Flex ducting: Bath fan duct to screened roof vent(s). Ideally, the
vent(s) should have a flange for vent attachment and an opening flap since the screening will
tend to become clogged over time. Vent in attic is missing ducting to exterior. It was not
determined if the vent is currently in use. A qualified licensed contractor is recommended to
further investigate and make proper corrections.

Basement
Limitations of Basement Inspection: Insulation/ventilation type and levels are spot checked only. Insulation in concealed
areas is not inspected. Insulation and vapor barriers are not disturbed and no destructive tests are performed. Exhaust
fans and vent pipes hidden under insulation are not inspected. Any estimates of insulation R values or depths are rough
average values. Potentially hazardous materials such as Asbestos, Mold and Urea Formaldehyde Foam Insulation cannot
be positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection. An
analysis of indoor air quality is not part of the inspection.
Since the inspection is limited, (only spot checks are performed), we strongly recommend that any unit systems, where
repair or improvement is recommended or is of concern to the client, be further inspected by licensed contractors prior to
purchase commitment.

General Basement
1. Improve/Monitor Unable to Inspect: Spot checked only: Extensive storage limited the inspection.
2. Improve/Monitor Ceiling: Drywall: Height of ceiling does not meet current standards for finished space in
places.
3. Improve/Monitor Walls: Concrete, wood frame: Stain(s) present at base of south wall. Area(s) tested dry with
a moisture meter, indicating that the stain(s) are likely from former leakage or seepage.

4. Floors: Concrete
5. Floor Drain: Present but not tested
6. Doors: Observed
7. Windows: Observed
8. Electrical: 110 VAC
9. HVAC Source: Observed
10. Improve/Monitor Moisture Location: None current observed: Stains next to stairwell door
observed indicating leakage into area. Drain observed next to area.

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Basement (Continued)
11. Repair Bsmt Stairs/Railings: Wood stairs with wood handrails: Railing
openings are much wider than current safety standards allow. This has
the potential to allow a child to fall through. Extra precautions or
improvements, such as railing upgrading or installation of a safety
barrier, should be undertaken if children are to be present. Handrail
returns missing. Ideally, the handrails should return to the wall, at top
and bottom, to prevent articles from snagging on the open railing ends
(safety).

Crawl Space
Limitations of Crawl Space Inspection: Insulation/ventilation type and levels are spot checked only. Insulation in concealed
areas is not inspected. Insulation and vapor barriers are not disturbed and no destructive tests are performed. Exhaust
fans and vent pipes hidden under insulation are not inspected. Any estimates of insulation R values or depths are rough
average values. Potentially hazardous materials such as Asbestos, Mold and Urea Formaldehyde Foam Insulation cannot
be positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection. An
analysis of indoor air quality is not part of the inspection. The condo./townhome crawl space, was viewed briefly from the
entrance area only, which limited the inspection.
Since the inspection is limited, (only spot checks are performed), we strongly recommend that any unit systems, where
repair or improvement is recommended or is of concern to the client, be further inspected by licensed contractors prior to
purchase commitment.

General Crawl Space
1. Method of Inspection: Entered

2. Unable to Inspect: Spot checked only
3. Repair Access: Hinged door: Openings and rot observed. The access cover
should be properly closed off/sealed, to prevent animal entry, such as
mice or rats.

4. Repair Moisture Penetration: Localized: Stains present at base of outer wall sheathing and adjacent
to front porch areas. A qualified licensed contractor is recommended to further investigate
and make proper repairs.

5. Moisture Location: None located

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Crawl Space (Continued)
6. Repair Ventilation: Exterior wall vents: Inadequate ventilation.
Installation of additional venting is recommended to
allow for better cross ventilation to the areas. Proper
ventilation will help to control humidity and reduce the
potential for rot. Any water supply piping, in ventilated
crawl spaces, should be properly insulated to prevent
freezing. Dryer vent flex ducting in crawl space. The
crawlspace dryer vent pipes should consist of rigid
ducting. Otherwise, the ducting will be more prone to
clogging or disconnection. A qualified licensed
contractor is recommended to further investigate and
make proper corrections.
7. Repair Insulation: Approx. 6" Fiberglass: Drywall installed, in places, should be removed as it is
prone to mold and mildew. Loose or fallen down in localized areas. Insulation should be
reinstalled/replaced, and properly secured, to prevent excess heat loss in the areas. Any
damp or damaged insulation should be removed and properly replaced with new material.
Exposed vapor barrier on wall insulation. Craft paper vapor barrier should be installed
against a heated interior surface, otherwise moisture gets trapped in the insulation. Also, the
surface exposed to the area should be fire resistant.

8. Repair Vapor Barrier: Missing in areas: Missing in places. A 6 mil. black plastic moisture barrier
should be installed, on the crawl space floor, to reduce moisture in the structure. Carpet and
other coverings placed on soil should be removed as they are prone to mold and mildew.
Wood/cardboard debris observed. All wood/construction debris should be removed from the
crawl space. The organic debris, such as wood, paper or cardboard, may attract insect
pests. Rat/mice feces observed. A licensed exterminator is recommended to eliminate
vermin activity since their presence is likely to damage insulation and may create unhealthy
conditions in the area. Any openings to the area should be properly closed off.

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Crawl Space (Continued)
9. Repair Electrical: Observed: Cover plates missing from electrical boxes. All
electrical connections should be made inside junction boxes fitted with
cover plates.

Fireplace/Wood Stove
Limitations of Fireplaces/Wood Stoves Inspection: Fireplace inserts, stoves or firebox contents are not moved. Interiors of
flues or chimneys are not typically inspected. Fire-screens, fireplace doors, appliance gaskets and seals, automatic fuel
feed devices, mantles and fireplace surrounds, combustion make-up air devices and heat distribution assists (gravity or
fan-assisted) are not inspected. The inspection does not involve igniting or extinguishing fires nor the determination of
draft.
Since the inspection is limited, (only spot checks are performed), we strongly recommend that any unit systems, where
repair or improvement is recommended or is of concern to the client, be further inspected by licensed contractors prior to
purchase commitment.

Kitchen Fireplace
1. Fireplace Construction: Masonry

2. Type: Wood burning
3. Smoke Chamber: Masonry
4. Repair Flue: Observed where visible: Flue creosote build-up. A qualified licensed chimney sweep
should properly clean and inspect the flue as needed.
5. Damper: Metal, operated
6. Hearth: Masonry
Living Room Fireplace
7. Fireplace Construction: Masonry, metal
8. Type: Wood burning

9. Fireplace Insert: Wood burning
10. Smoke Chamber: Metal, firebrick lined
11. Flue: Observed where visible
Master Bedroom Fireplace

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Fireplace/Wood Stove (Continued)
12. Improve/Monitor Fireplace Construction: Masonry: Fireplace was blocked by belongings,
entertainment centers, etc. The fireplace interior was not inspected.
Wood burning fireplaces are no longer allowed in bedroom locations
due to potential fire and carbon monoxide poisoning concerns (safety).

13. Type: Wood burning
14. Improve/Monitor Smoke Chamber: Masonry: Mostly blocked.
15. Repair Flue: Observed where visible: Blocked off by insulation.

16. Improve/Monitor Damper: Not inspected
17. Improve/Monitor Hearth: Not inspected

Heating System
Limitations of Heating Inspection: Confirmation of heat at registers is spot checked only. Registers which are concealed or
blocked by furniture or storage are not inspected. The interiors of flues or chimneys which are not readily accessible are not
inspected. The adequacy of heat supply or distribution balance is not inspected. The furnace heat exchanger, humidifier or
dehumidifier and electronic air filters are not inspected. Solar space heating equipment/systems are not inspected. The
homes air or heat supply air may be tested for an excessive rise in carbon monoxide (CO) compared to the air outside the
home. The exact levels vary according to the exterior air content and accuracy and calibration of testing equipment. A lack
of CO in the homes air and warm air supply does not guarantee that the furnace or furnace heat exchanger is free of
defects.
Since the inspection is limited, (only spot checks are performed), we strongly recommend that any unit systems, where
repair or improvement is recommended or is of concern to the client, be further inspected by licensed contractors prior to
purchase commitment.

Basement Heating System
1. Repair Heating System Operation: Functional at inspection: No current service tags for the furnace
were observed. Annual service and inspection is recommended for a system of this type and
age. Servicing and testing by a qualified heating technician is needed to ensure the safe and
efficient operation of the system and to rule out any major defects.

2. Manufacturer: Thermo Pride

3. Type: Forced air Capacity: Not determined
4. Area Served: House Approximate Age: Estimated 15-20
5. Fuel Type: Oil
6. Heat Exchanger: Oil Burner
7. Unable to Inspect: 99%
8. Improve/Monitor Blower Fan/Filter: Disposable filter(s): Difficult access through water heater closet.

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Heating System (Continued)
9. Repair Distribution: Ducting and registers: Hole in ducting, at
SW bedroom closet, should be properly sealed.
Asbestos suspected at areas of ducting covered with a
thin white insulating surface at SW bedroom closet.
This can only be verified by laboratory analysis which is
beyond the scope of this inspection. The Environmental
Protection Agency (E.P.A.) reports that asbestos
represents a health hazard if "friable" (damaged,
crumbling, or in any state that allows the release of
fibers). If any sections of the materials are indeed
friable, or become friable over time, a specialist should
be engaged. Further guidance is available from the
Environmental Protection Agency (E.P.A.). Due to the
age of construction, there may be other materials within
the home that contain asbestos but are not identified by
this inspection report.
10. Repair Flue Pipe: Single and Double Wall: The furnace flue pipe is too close to combustible
materials where it passes through the basement ceiling structure and outer wall. The flue
should have a minimum of 6 inches for the single wall duct and 1 inch for double wall.
Non-standard installation through outer wall near windows. This may not allow for adequate
flue draft and could allow poisonous flue gasses to enter the structure (safety). A qualified
licensed heating technician should further inspect the system and make proper corrections.

11. Thermostats: Main
12. Fuel Tank: Oil Tank
13. Tank Location: N/A

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Plumbing
Limitations of Plumbing Inspection: Only a representative sampling (spot checks) of the plumbing systems are inspected.
Portions of the plumbing system concealed by finishes, ceiling or lighting tiles/panels, storage, structure or ground surface
are not inspected. Water heater sealed combustion chambers are not inspected. Water conditioning systems, solar water
heaters, fire and lawn sprinkler systems, hot tubs, private waste disposal, septic or water supply systems and clothes
washing machine connections are not inspected. Exterior drains are not flow tested. Water quantity and water quality are
not tested. The operation of circulation or pressure pumps is not confirmed.
Since the inspection is limited, (only spot checks are performed), we strongly recommend that any house systems, where
repair or improvement is recommended or is of concern to the client, be further inspected by licensed contractors prior to
purchase commitment.

1. Improve/Monitor Service Line: Not visible/located
2. Improve/Monitor Main Water Shutoff: Not visible/located
3. Water Lines: Copper/plastic where observed

4. Improve/Monitor Drain Pipes: Galvanized, cast iron, plastic: Consider having a sewer line video inspection
done by a licensed and experienced sewer line cleaning company. Problems, in the main
sewer or septic line coming from the house, are not typically found during a general home
inspection and have the potential to be very costly to repair.
5. Vent Pipes: Galvanized, cast iron, plastic
Basement Closet Water Heater
6. Repair Water Heater Operation: Functional at time of inspection: Water heater not
secured to structure. Water heaters in seismic zones should be anchored or
strapped to resist movement during earthquake conditions. Strapping it
according to current code is recommended. See your local municipal building
department for current requirements and recommendations. A qualified licensed
plumber is recommended to further investigate the plumbing system and provide
proper corrections.
7. Water Temperature Approx. 120: A water temperature of 120 degrees is recommended to
provide adequate water heating and help prevent accidental scalding injury. Families with
small children or the elderly should be especially aware of the temperature.
8. Manufacturer: A.O. Smith
9. Type: Electric Capacity: Not determined
10. Approximate Age: Not visible/determined Area Served: House
11. Repair TPRV and Drain Tube: Observed: Missing drain tube (safety). Drain tube should be properly
run to the exterior or drain. A qualified licensed plumber is recommended to further
investigate the plumbing system and provide proper corrections.

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Bathroom
Limitations of Bathroom Inspection: See living space limitations.
Since the inspection is limited, (only spot checks are performed), we strongly recommend that any unit systems, where
repair or improvement is recommended or is of concern to the client, be further inspected by licensed contractors prior to
purchase commitment.

Basement Bathroom
1. Improve/Monitor Ceiling: Observed: Low ceiling, 6' 4" in places.
2. Repair Walls: Observed: Moisture damage was observed, around the top of the tub surround, where
caulking is missing at area. The damaged drywall should be properly repaired/replaced. A
qualified licensed contractor is recommended to further investigate the wall areas and provide
proper corrections as needed.

3. Floor: Observed
4. Doors: Observed
5. Electrical: 110 VAC GFCI
6. Counter/Cabinet: Observed
7. Repair Sink/Basin: Observed: Drains slowly, suggesting obstruction of the drain/drainpiping or
improper venting. A qualified licensed plumber is recommended to further investigate the
plumbing system and provide proper repairs.
8. Faucets/Traps: Ran, Leak checked
9. Improve/Monitor Tub/Surround: Observed: Caulking, around the top of the tub surround, is cracked, loose or
missing. Installation of caulking, to help prevent moisture infiltration into the wall, is
recommended. Portable stopper is present.
10. Repair Toilets: Flushed, Leak checked: Loose at floor and could possibly leak. A
licensed plumber is recommended to reset and reseal the toilet and properly
support the unit so it does not move.

11. Repair HVAC Source: None observed: No heat source located. A proper, permanently installed heat
source, should be provided for each living space in the home. Typically, bathrooms with tub
or shower facilities are provided with a source of heat such as a heat duct, wall heater or a
fan heat lamp combo unit.
12. Ventilation: Observed
2nd floor hall Bathroom
13. Ceiling: Observed
14. Walls: Observed

15. Floor: Observed

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Bathroom (Continued)
16. Doors: Observed
17. Repair Electrical: Observed: Ungrounded 3-Prong at bathroom location. Grounded outlets and GFCI
protection is recommended, at these locations, to reduce the chance of electrical shock.
Some electrical codes allow for GFCI outlets to be installed at non-grounded locations.
Electrical box hangs down at light fixture. A qualified licensed electrician is recommended to
further evaluate the electrical system and make proper corrections.

18. Counter/Cabinet: Observed
19. Sink/Basin: Observed
20. Repair Faucets/Traps: Ran, Leak checked: Shower runs partially when tub is filling. A qualified
licensed plumber is recommended to further investigate the plumbing system and provide
proper corrections as needed.
21. Improve/Monitor Tub/Surround: Observed: Caulking, where the bathtub meets the floor, is loose, cracked or
missing. Caulking repair/replacement is recommended to help prevent moisture infiltration
into the floor area. Caulking, within the tub surround, is loose, cracked or missing. It should
be installed/touched up to prevent moisture infiltration into the walls. Caulking is
recommended, around the tub spout/fixtures, to help prevent moisture infiltration into the wall.
22. Toilets: Flushed, Leak checked
23. Repair HVAC Source: None observed: No heat source located. A proper, permanently installed heat
source, should be provided for each living space in the home. Typically, bathrooms with tub
or shower facilities are provided with a source of heat such as a heat duct or a fan heat lamp
combo unit.
24. Ventilation: Observed
Master Bathroom
25. Ceiling: Observed
26. Walls: Observed

27. Floor: Observed
28. Doors: Observed
29. Repair Windows: Observed: Safety glass was not confirmed at windows
adjacent to tub (safety). A qualified licensed contractor is
recommended to further inspect the area(s) and provide any needed
corrections.

30. Electrical: 110 VAC GFCI
31. Improve/Monitor Counter/Cabinet: Observed: Excess storage in cabinets, in various locations of home, limited
the inspection.

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Bathroom (Continued)
32. Sink/Basin: Observed
33. Faucets/Traps: Ran, Leak checked
34. Tub/Surround: Observed
35. Shower/Surround: Observed
36. Toilets: Flushed, Leak checked
37. HVAC Source: Electric wall heater: Cadet brand electric wall heater(s), where observed in the
home, are not on the inspector's recall list according to inspector's information/model
number(s) unless otherwise noted.
38. Ventilation: Observed
Main floor hall Bathroom
39. Ceiling: Observed
40. Walls: Observed

41. Repair Floor: Observed: Loose/cracked tiles observed, around toilet, indicating
moisture damage and/or improper underlayment. A qualified licensed
flooring contractor is recommended to further investigate and provide
proper corrections as needed.

42. Doors: Observed
43. Repair Electrical: 110 VAC Ungrounded: Ungrounded 3-Prong at bathroom
location. Grounded outlets and GFCI protection is recommended, at
these locations, to reduce the chance of electrical shock. Some
electrical codes allow for GFCI outlets to be installed at non-grounded
locations. A qualified licensed electrician is recommended to further
evaluate the electrical system and make proper corrections.
44. Sink/Basin: Observed
45. Faucets/Traps: Ran, Leak checked
46. Toilets: Flushed, Leak checked
47. Improve/Monitor Ventilation: None observed
Top floor Bathroom
48. Ceiling: Observed
49. Walls: Observed

50. Floor: Observed
51. Doors: Observed
52. Windows: Observed
53. Improve/Monitor Electrical: 110 VAC GFCI: Cover plate, missing at light switch, should be replaced for safety.
54. Improve/Monitor Sink/Basin: Observed: Stopper missing.

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Bathroom (Continued)
55. Faucets/Traps: Ran, Leak checked
56. Shower/Surround: Observed
57. Toilets: Flushed, Leak checked
58. HVAC Source: Electric wall heater
59. Repair Ventilation: Observed: Vent is within tub surround and may not be
moisture resistant. A qualified licensed contractor is recommended to
further investigate and provide proper corrections as needed.

Kitchen
Limitations of Kitchen Inspection: The major built-in appliances are subjected to quick run tests to try to confirm basic
function, comprehensive testing is not done. Trash compactors are not tested. Dishwashers and washing machines are not
run for full cycles. Thermostats, timers and other specialized features and controls are not tested. The temperature
calibration, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection. Also,
see living space limitations.
Since the inspection is limited, (only spot checks are performed), we strongly recommend that any unit systems, where
repair or improvement is recommended or is of concern to the client, be further inspected by licensed contractors prior to
purchase commitment.

Main Floor Kitchen
1. Repair Cooking Appliances: Amana: Anti tip device not installed (Safety). The stove appears to be a
newer unit and has anti tip device label on inside of door. Anti tip devices are typically
provided and should be installed to prevent accidental tipping.
2. Improve/Monitor Ventilator: Built into microwave: Light inoperative at exhaust hood. New bulb(s) should be
installed and proper operation confirmed.
3. Disposal: Operated/leak checked
4. Dishwasher: Observed
5. Improve/Monitor Refrigerator: KitchenAid: Icemaker runs, but did not provide ice when tested, even though
unit is full of ice. It is likely that the clump of ice needs to be broken up to allow for proper
operation.
6. Improve/Monitor Microwave: Observed: Unit was not run tested.
7. Improve/Monitor Sink: Observed: Chipped sink surface.
8. Repair Electrical: Observed: Electrical romex cable, to the waste disposer,
should be enclosed in an electrical conduit where it passes through
open space. The conduit should be properly connected to the unit. A
qualified licensed electrician is recommended to further evaluate the
electrical system and make proper corrections.

9. Plumbing/Fixtures: Ran, Leak checked
10. Counter Tops: Observed
11. Improve/Monitor Cabinets: Observed: Extensive storage, in sink cabinets of home,
limited the inspection.

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Kitchen (Continued)
12. Ceiling: Observed
13. Walls: Observed

14. Floor: Observed
15. Repair Windows: Observed: Inoperative, at eating nook area, where crank window would not open.
Chipped off window frame wood material. A qualified licensed contractor is recommended to
further inspect the window area(s) and provide all needed corrections.

Basement Kitchen
16. Improve/Monitor Cooking Appliances: Whirlpool: Light inoperative in oven. A new bulb should be installed and
proper operation should be confirmed.
17. Improve/Monitor Ventilator: None observed: No vent ducting to the exterior located.
18. Sink: Observed
19. Improve/Monitor Electrical: 110 VAC: GFCI not present/working. Ground fault circuit interrupter (GFCI)
protected outlets are recommended in bathrooms, kitchen, garage, exterior or within 6 feet of
plumbing fixtures to provide a higher level of protection from shock.
20. Plumbing/Fixtures: Ran, Leak checked
21. Improve/Monitor Counter Tops: Observed: Caulking loose, cracked or missing at backsplash. Proper caulking
installation is recommended to prevent moisture infiltration behind the counter.
22. Improve/Monitor Cabinets: Observed: Holes/openings observed, at walls inside cabinets under sinks, in
various locations of home. Openings should be properly sealed to keep out vermin etc.
23. Ceiling: Observed
24. Walls: Observed

25. Floor: Observed
26. Windows: Observed

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Bedroom
Limitations of Bedroom Inspection: See living space limitations.
Since the inspection is limited, (only spot checks are performed), we strongly recommend that any unit systems, where
repair or improvement is recommended or is of concern to the client, be further inspected by licensed contractors prior to
purchase commitment.

Southwest Bedroom
1. Closet: Observed
2. Improve/Monitor Ceiling: Observed: Stain(s)/moisture damage present. Spot checks of the areas did not
reveal excess moisture.
3. Walls: Observed
4. Floor: Observed
5. Doors: Observed
6. Improve/Monitor Windows: Observed: Cracked glass. Glass replacement may be desirable.
7. Electrical: Observed
8. HVAC Source: Observed
Northwest Bedroom
9. Closet: Observed
10. Improve/Monitor Ceiling: Observed: Drywall/plaster flaws were observed in various locations of the home.
Cracks and flaws of this nature are typically due to normal shrinkage of building materials
after construction and/or minor settlement. No signs of major settlement were observed.
Cosmetic repair of these areas would be desirable prior to repainting. It is usually best to do
repairs of this type prior to major repainting in order to blend in the repaired areas.
11. Walls: Observed
12. Improve/Monitor Floor: Observed: Floor slopes in places/various locations of home indicating some
settlement/movement of structure. Uneven floor surface with raised area.
13. Doors: Observed
14. Improve/Monitor Windows: Observed: Cracked glass. Glass replacement may be desirable. Mold/mildew on
window frames due to condensation. Areas should be kept clean and well ventilated to
reduce mold.
15. Electrical: Observed
16. HVAC Source: Observed
East Master Bedroom
17. Closet: Observed
18. Improve/Monitor Ceiling: Observed: Drywall/plaster flaws were observed in various locations of the home.
Cracks and flaws of this nature are typically due to normal shrinkage of building materials
after construction and/or minor settlement. No signs of major settlement were observed.
Cosmetic repair of these areas would be desirable prior to repainting. It is usually best to do
repairs of this type prior to major repainting in order to blend in the repaired areas.
19. Improve/Monitor Walls: Observed: Missing plaster around outlet. Wallpaper loose/damaged in various
locations of home.
20. Improve/Monitor Floor: Observed: Floor slopes in places/various locations of north areas of home indicating
some settlement/movement of structure.
21. Improve/Monitor Doors: Observed: Cracked paint. Inoperative/plastic stuffed into seal areas. Due for prepping
and painting around windows and at door trim.
22. Improve/Monitor Windows: Observed: Cracked glass. Glass replacement may be desirable.
23. Improve/Monitor Electrical: Observed: Cover plate missing at outlet. Broken switch cover. A qualified licensed
electrician is recommended to further evaluate the electrical system and make proper
corrections.
24. HVAC Source: Observed

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Bedroom (Continued)
Up West Bedroom
25. Ceiling: Observed
26. Improve/Monitor Walls: Observed: Extensive storage and belongings, in various
locations of the home, limited the inspection.

27. Floor: Observed
28. Doors: Observed
29. Windows: Observed
30. Improve/Monitor Electrical: Observed: Cover and bulbs missing from light fixture.
31. Improve/Monitor HVAC Source: Not visible/determined
Up East Bedroom
32. Ceiling: Observed
33. Walls: Observed
34. Floor: Observed
35. Doors: Observed
36. Repair Windows: Observed: Broken/cracked glass. Glass replacement is
recommended.

37. Improve/Monitor Electrical: Observed: Cover missing from light fixture.
38. Improve/Monitor HVAC Source: Not visible/determined

Living Space
Limitations of Living Space Inspection: Typical drywall flaws and cracks due to settlement, original finishing, wear and tear
or shrinkage of building materials are not reported. It is best to patch these cosmetic flaws prior to major repainting in order
to blend in the areas. Furniture, storage, appliances, wall hangings and ceiling or lighting tiles/panels are not removed to
perform the inspection and may block defects. Carpeting, window treatments, central vacuum systems, household
appliances, recreational facilities, paint, wallpaper and other finish treatments are not typically inspected.
Since the inspection is limited, (only spot checks are performed), we strongly recommend that any unit systems, where
repair or improvement is recommended or is of concern to the client, be further inspected by licensed contractors prior to
purchase commitment.

Entry, Hallways, Stairways Living Space
1. Closet: Observed
2. Improve/Monitor Ceiling: Observed: Drywall/plaster flaws were observed in various locations of the home.
Cracks and flaws of this nature are typically due to normal shrinkage of building materials
after construction and/or minor settlement. Cosmetic repair of these areas would be
desirable prior to repainting. It is usually best to do repairs of this type prior to major
repainting in order to blend in the repaired areas. Stain(s)/moisture damage present. Area(s)
tested dry with a moisture meter, indicating that the stain(s) are likely from former leakage.
3. Improve/Monitor Walls: Observed: Wallpaper loose in places. Missing/damaged wallpaper in places.
Drywall/plaster flaws were observed in various locations of the home. Cracks and flaws of
this nature are typically due to normal shrinkage of building materials after construction
and/or minor settlement. No signs of major settlement were observed. Cosmetic repair of
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Living Space (Continued)
Walls: (continued)
these areas would be desirable prior to repainting. It is usually best to do repairs of this type
prior to major repainting in order to blend in the repaired areas.
4. Improve/Monitor Floor: Observed: Wood flooring planks are slightly loose/out of place next to rear porch door.
5. Repair Doors: Observed: Lost seal, (fogging) between glass panes. Spot
checks revealed window(s) that have lost their seal resulting in
condensation developing between the panes of glass.

6. Improve/Monitor Windows: Observed: Windows at stairways do not appear to be safety glass (safety). This is
a potential fall/cut hazard. Cracked glass. Glass replacement may be desirable.
7. Repair Electrical: Observed: Spliced lamp cord to upstairs chandelier (safety).

Living Room Living Space
8. Repair Ceiling: Observed: Cracked and uneven plaster
observed in several locations. A qualified licensed
contractor is recommended to further investigate and
provide proper corrections.

9. Walls: Observed
10. Floor: Observed
11. Improve/Monitor Windows: Observed: Cracked glass. Glass replacement may be desirable.
12. Electrical: Observed
13. HVAC Source: Observed
Dining Room Living Space
14. Ceiling: Observed
15. Walls: Observed
16. Floor: Observed
17. Windows: Observed
18. Electrical: Observed
19. HVAC Source: Observed
Sun Room Living Space
20. Improve/Monitor Ceiling: Observed : Patched area present. Spot checks did not reveal any current moisture
seepage.

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Living Space (Continued)
21. Improve/Monitor Walls: Observed: Stain(s)/moisture damage present. Area(s) tested dry
with a moisture meter, indicating that the stain(s) are likely from former
leakage.

22. Floor: Observed
23. Improve/Monitor Windows: Observed: Cracked glass. Glass replacement may be desirable.
24. Electrical: Observed
25. HVAC Source: Electric baseboard
NW Room Living Space
26. Ceiling: Observed
27. Walls: Observed
28. Improve/Monitor Floor: Observed: Floor slopes in places/various locations of north areas of home indicating
some settlement/movement of structure.
29. Doors: Observed
30. Improve/Monitor Windows: Observed: Disrepair typical, of older wood windows, in various locations of the
home. Disrepair items may include being painted shut, not latching, missing or broken sash
cords, and stiff operation. These items could be improved over time, meanwhile it is
important to maintain a window that opens readily for fire escape in each of the bedrooms.
31. Repair Electrical: Observed: Ungrounded 3-prong outlet(s) observed in various
locations of the home. The outlets, and wiring to them, should be
further investigated and improved. 3-prong outlets should not be
installed in locations where grounding is not connected since it gives a
false impression that the outlet is grounded. Repair alternatives could
include running proper grounded cables to the outlets. Some electrical
codes allow the installation of a ground fault circuit interrupter (GFCI)
type outlets where grounding is not provided. A ground fault circuit
interrupter (GFCI) offers improved protection from shock or
electrocution.
32. HVAC Source: Observed
Down Office Living Space
33. Closet: Observed
34. Ceiling: Observed
35. Walls: Observed
36. Floor: Observed
37. Doors: Observed
38. Windows: Observed
39. Improve/Monitor Electrical: Observed: Exposed bulbs in various closet locations (safety). This is a potential
breakage or fire hazard.
40. HVAC Source: Electric baseboard

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Laundry Room/Area
Limitations of Laundry Room Inspection: The washer and dryer are subjected to quick run tests to try to confirm basic
function, comprehensive testing is not done. Washing machines and clothes dryers are not run for full cycles.
Thermostats, timers and other specialized features and controls are not tested. The temperature calibration, effectiveness,
efficiency and overall performance of appliances is outside the scope of this inspection. Also, see living space limitations.
Since the inspection is limited, (only spot checks are performed), we strongly recommend that any unit systems, where
repair or improvement is recommended or is of concern to the client, be further inspected by licensed contractors prior to
purchase commitment.

Basement Laundry Room/Area
1. Ceiling: Observed
2. Walls: Observed

3. Floors: Observed
4. Doors: Observed
5. Electrical: Observed
6. Washer Hose Bib: Ran, leak checked
7. Washer and Dryer Electrical: 220 VAC
8. Dryer Vent: Observed
9. Improve/Monitor Washer Drain: Observed: Drain hose securing strap is recommended to
prevent it from coming out of the drain during washer pump-out.

Main floor Laundry Room/Area
10. Ceiling: Observed
11. Walls: Observed

12. Repair Floors: Observed: Unfinished/loose flooring edge (missing trim), where
wood floor meets linoleum

13. Improve/Monitor Windows: Observed: Cracked glass. Glass replacement may be desirable.
14. Improve/Monitor Electrical: Observed: Cover missing from light fixture. Cover plate missing at light switch.
15. Improve/Monitor Washer Hose Bib: Not tested
16. Improve/Monitor Washer and Dryer Electrical: 110-220 VAC: Not tested due to clothes in washer/dryer.
Washer and dryer and related utilities were not run tested.

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Laundry Room/Area (Continued)
17. Dryer Vent: Observed
18. Improve/Monitor Washer Drain: Not tested
2nd Floor Bathroom Laundry Room/Area
19. Ceiling: Observed
20. Walls: Observed

21. Floors: Observed
22. Doors: Observed
23. Improve/Monitor Washer Hose Bib: Not tested
24. Repair Washer and Dryer Electrical: 110-220 VAC: Missing cover piece at washer upper left area.
Missing washer door handle. A qualified service technician is recommended to further
evaluate the unit and correct as needed.
Improve/Monitor: Not tested due to clothes in washer/dryer. Washer and dryer and related
utilities were not run tested.

25. Dryer Vent: Observed
26. Improve/Monitor Washer Drain: Not tested

Final Comments
Scope of Inspection: All components designated for inspection in the ASHI Standards of Practice are inspected, except
as may be noted within this report.
It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements
will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be
considered a guarantee or warranty of any kind.
This inspection is visual only. A representative sample of building components (spot checks) are viewed in areas that
are accessible at the time of the inspection. No destructive testing or dismantling of building components is performed.
Since the inspection is limited, (only spot checks are performed), we strongly recommend that any house systems, where
repair or improvement is recommended or is of concern to the client, be further inspected by licensed contractors prior
to purchase commitment. All agreed to corrections, called for in this report, shall be completed to industry standards.
Please refer to the Pre-Inspection Agreement for further explanation as to the scope of the inspection.
This is an average quality home for its age and location. As with all homes, ongoing maintenance is required and
improvements to the systems of the home will be needed over time. The improvements that are recommended in this
report are not considered unusual for a home of this age and location. Please remember that there is no such thing as a
perfect home. Environmental Issues:
Depending on the style and age of the home, some or all of the following, may apply.
Textured (popcorn) ceilings or ceiling tiles, typically installed before 1982, have the potential of containing asbestos.
This can only be verified by laboratory analysis which is beyond the scope of this inspection. The Environmental
Protection Agency (E.P.A.) reports that asbestos represents a health hazard if "friable" (damaged, crumbling, or in any
state that allows the release of fibers). If any sections of the ceiling are indeed friable, or become friable over time, a
specialist should be engaged. Further guidance is available from the Environmental Protection Agency (E.P.A.).
Depending on the age of construction, there may be other materials within the home that contain asbestos but are not
identified by this inspection report.
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Final Comments (Continued)
Water supply piping, within the home, has the potential of containing some lead content. Lead content in water may have
two sources; the piping system of the utility delivering water to the house and/or the solder used on copper piping prior
to 1988. This can only be confirmed by laboratory analysis. An evaluation of lead in water is beyond the scope of this
inspection. For more information, consult the Environmental Protection Agency (E.P.A.) for further guidance and a list of
testing labs in your area.
Lead based paint was in use until approximately 1978. According to the Federal Department of Housing and Urban
Development, a lead hazard can be present in homes built around or before this date. This can only be confirmed by
laboratory analysis which is beyond the scope of this inspection. For more information, consult the Environmental
Protection Agency (E.P.A.) for further guidance and a list of testing labs in your area.
Carbon monoxide is a colorless, odorless gas that can result from a faulty fuel burning furnace, range, water heater,
space heater or wood stove. Proper maintenance of these appliances is the best way to reduce the risk of carbon
monoxide poisoning. For more information, consult the Consumer Product Safety Commision (C.P.S.C.) at
1-800-638-2772 for further guidance. It may be wise to install carbon monoxide detectors within the home.

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Repair Summary
The inspection report contains important information that is not included in this summary. It is important that the client read the
entire report in order to gain all of the information provided and to fully understand the limitations of the inspection. Since the
inspection is limited, (only spot checks are performed), we strongly recommend that any house systems, where repair or
improvement is recommended or is of concern to the client, be further inspected by licensed contractors prior to purchase
commitment.

Lots and Grounds
1. Steps/Stoops: Observed: Railing openings are wider than current standards allow. This has the potential to
allow a child to fall through. Extra precautions or improvements, such as railing upgrading or installation of a
safety barrier, should be undertaken if children are to be present.
2. Porch: Observed: Rot was observed, at the front and rear porch railings and railing posts. Due for
paint/refinishing at wood surfaces. Rot was observed at the front porch boards. A qualified licensed
contractor is recommended to further inspect the areas and make proper repairs.
3. Bsmt. Stairwell Drain: Concrete: Hand rail missing at the basement stairwell. Proper hand rail installation is
recommended at areas of three or more risers. Evidence of poor drainage was observed in the area.
Exterior Surface and Components
4. General Exterior Surface Type: Wood: Wood/soil or debris contact, at the base of the siding or trim, should be
eliminated. Any rotted or damaged siding/trim, if present, should be properly repaired. Rot/moisture damage,
at lower siding at front porch and adjacent wall, where downspout drains onto areas. Any damaged areas
should be properly repaired/replaced. Proper maintenance of the siding, and proper earth clearance and
control of water from roof or surface runoff, will help avoid further damage. A qualified licensed contractor is
recommended to further evaluate the exterior and wall areas perform all needed corrections. Localized rot
observed at base of siding. Any significantly damaged areas should be properly repaired/replaced. Proper
maintenance of the siding, and proper earth clearance and control of water from roof or surface runoff, will
help avoid further damage. A lack of gutters above areas is contributing to this. Openings, in the siding/wall
areas where siding meets the chimney, should be properly caulked/sealed to prevent moisture or insect
infiltration into the structure. Removal of makeshift shed area is recommended to prevent moisture from being
trapped or directed into structure.
5. Trim: Observed: Localized rot was observed in the wood trim in various locations. Replacement of any
significantly rotten wood is recommended, otherwise, the areas should be kept painted/sealed and away from
excess moisture. Caulking should be touched up wherever it is cracked, missing or deteriorated at any
opening and connection points in the trim or siding.
6. Patio Door: Wood to roof: Loose/opened up materials observed around the french doors to the torch-down
roof. Areas should be kept caulked/sealed to prevent moisture seepage. French doors to roof is a potential
safety issue for children.
7. Windows: Observed: Caulking and paint should be installed/touched up at windows in various locations. A
qualified licensed contractor is recommended to further evaluate the exterior and provide proper corrections as
needed.
8. Exterior Lighting: Observed: Improper cables, conduit, boxes or cover plates for exterior application. A qualified
licensed electrician is recommended to further evaluate the electrical system and make proper corrections.
Roof
9. General Roof Surface Material: Architectural grade composition, Torch down: Pitch of roof too low for typical
shingle installation over front dormer low slope roof. Unless special roof installation measures have been
taken, a sealed membrane type of roof is recommended in areas with less than 4 inches per foot of slope.
Exposures on shingles are wider than standard in the area. Typically, 5 5/8" is not exceeded. Improperly
exposed shingles have a higher potential for leakage. A qualified licensed roofing contractor is recommended
to further evaluate the roof and flashings and to perform all needed corrections. Reflective coat
recommended for torch down roof. The installation and maintenance of a quality reflective roof coating, which

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Repair Summary (Continued)
Material: (continued)
will help seal any minor cracks and reduce further sun damage, is recommended to extend the life of the
torch-down roof.
Improve/Monitor: Tree debris on roof surface. The areas should be properly cleaned and checked for wear or
damage. Minor cracking, at torch-down roof sealant, is a sign of age/wear. Uneven roof surface observed in
places. This is common for homes of this age.
10. Flashing: Observed: Flashing not visible at the kitchen garden window roof area. Area will be more prone to
leakage and should be kept caulked/sealed. Drip edge flashing should be installed in areas of the roof where
there is not an adequate overhang of the roofing material. The flashing helps prevent water from getting
under the roof edge and damaging the roof sheathing where some moisture damage was observed around
front dormer low slope roof. A qualified licensed roofing contractor is recommended to further evaluate the roof
and flashings and provide all needed corrections. Sticking up where rear lower roof attaches to house siding in
places. Areas should be properly secured to prevent moisture infiltration and rot.
11. Gutters: Observed: Missing/not installed in places which is contributing to exterior moisture damage. Proper
installation of gutter material is recommended, to stop splashing onto the siding, which is causing moisture
damage. Clogged with tree debris in places. Gutters are in need of cleaning.
12. Downspouts: Observed: Elbows should be installed at the base of downspout(s) to help direct water away
from the structure. Extend to splash block(s). The downspout(s) should be extended to their respective splash
blocks, with elbows on the ends, to direct water away from the structure.
13. Leader/Extension: Drain pipes, ground: Splash block(s) missing. Splash blocks should be installed in order
to direct storm water to flow away from the building. Water should be encouraged to flow away from the
structure at the point of discharge.
14. Main & center Chimney Flue/Flue Cap: Brick unlined: Missing masonry cap over bricks. Cap rebuilding is
needed to protect the bricks and mortar. Signs of moisture seepage at chimney interior due to suspected
excess moisture intrusion into chimney exterior and cap. Signs of moisture seepage/excess moss at chimney
interior due to a lack of chimney flue caps. Poor view inside flue due to excess moss and flue length.
Evaluation and cleaning, by a qualified licensed chimney sweep, is recommended. Broken off masonry cap
material at center chimney corner. The broken/missing areas should be properly repaired. Due for cleaning.
Severe creasote/build-up observed at center chimney (safety). A special more expensive cleaning may be
needed to correct. A qualified licensed chimney contractor/sweep should be consulted for further chimney
inspection/repair.
Structure
15. Foundation: Concrete: Signs of settlement observed, where siding or trim bends down and floors at the front
of the home, built over former porch, slope towards front of home. The foundation under areas may not be
adequate for two stories above. A qualified licensed foundation contractor/structural engineer is recommended
to further evaluate and perform proper corrections.
16. Piers/Posts: 4x4, 6x6 Wood: Rot observed at beam support post and 2x4 support, at area adjacent to front
porch, where downspout leaks onto area. Any rotten or damaged wood should be properly replaced. A
qualified licensed contractor is recommended to further evaluate the structure and perform proper corrections.
17. Stairs/Handrails: Observed: Railing openings are wider than current standards allow. This has the potential
to allow a child to fall through. Guard rail(s) lower than standard at top of stairs. A minimum height of 36
inches is recommended (safety).
Electrical
18. 120 VAC Branch Circuits: Copper: Splice from larger wire to smaller should be checked/corrected by an
electrician (safety). A qualified licensed electrician is recommended to further inspect the electrical system and
provide proper corrections.

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Repair Summary (Continued)
19. 240 VAC Branch Circuits: Observed: Cover missing from electrical box to water heater. A qualified licensed
electrician is recommended to further inspect the electrical system and provide proper corrections.
20. Basement Electric Panel Manufacturer: General Electric: Cable outer jacket(s) in panel. The outer jacket(s)
of the electrical cable(s), should be properly removed beyond the point of the panel entry clamp(s), in order to
reduce flammable materials in the panel. Pointed screws, which are being used to secure the electrical panel
cover, are a potential safety concern and should be properly replaced with blunted screws designed for this
purpose. Outer cover doesn't close properly where it rests against drywall instead of the metal panel. This is a
potential fire hazard. The drywall should be properly trimmed away and the cover should be mounted directly
against the metal panel. A qualified licensed electrician is recommended to further investigate the electrical
system and provide proper corrections.
21. Basement Electric Panel Breakers: Standard: Double tap wiring in the electrical panel (safety). A separate
breaker should be provided for each circuit in the panel. Oversized 50 amp breaker(s) in the electrical panel
where wires connecting to them are small. This is a fire hazard and should be corrected promptly. A qualified
licensed electrician is recommended to further inspect the electrical system and provide proper corrections.
Attic
22. Main, side attics Attic Roof Framing: 2x4 Rafter: Non standard construction, in places, where fence type
wiring is hanging from rafters to help support the ceiling below. A qualified licensed contractor is
recommended to further investigate and make proper corrections.
23. Main, side attics Attic Insulation: Wood fiber, fiberglass: Rat/mice feces observed. A licensed exterminator is
recommended to eliminate vermin activity since their presence is likely to damage insulation and may create
unhealthy conditions in the area. Any openings, to the area(s), should be properly screened/closed off.
Un-insulated water supply piping observed. Water supply piping should be properly insulated to prevent
freezing. This is especially important if the piping is next to exterior vents or if additional ventilation is installed.
24. Main, side attics Attic Vapor Barrier: Craft paper: Exposed to attic in localized areas. Vapor barriers should
be installed toward the heated interior surface, such as drywall, to prevent trapping of moisture. Also, the
surface, exposed to the attic, should be fire resistant. A qualified licensed contractor is recommended to
further investigate and make proper repairs.
25. Main, side attics Attic Wiring/Lighting: Observed: Loose or unattached electrical cables should be improved.
Electrical cables should be run neatly and properly attached to the structure. Knob and tube wiring present
with localized damaged or missing insulation (safety). A qualified licensed electrician is recommended to
further investigate the electrical system and make any needed corrections. Knob and tube wiring is generally
considered to be obsolete and is potentially unsafe. A qualified licensed electrician is recommended to further
investigate the electrical system and replace the obsolete materials. Exposed electrical
connections/terminations observed. All electrical connections/terminations should be made inside junction
boxes fitted with cover plates.
26. Main, side attics Attic Bathroom Fan Venting: Flex ducting: Bath fan duct to screened roof vent(s). Ideally,
the vent(s) should have a flange for vent attachment and an opening flap since the screening will tend to
become clogged over time. Vent in attic is missing ducting to exterior. It was not determined if the vent is
currently in use. A qualified licensed contractor is recommended to further investigate and make proper
corrections.
Basement
27. General Basement Bsmt Stairs/Railings: Wood stairs with wood handrails: Railing openings are much wider
than current safety standards allow. This has the potential to allow a child to fall through. Extra precautions or
improvements, such as railing upgrading or installation of a safety barrier, should be undertaken if children are
to be present. Handrail returns missing. Ideally, the handrails should return to the wall, at top and bottom, to
prevent articles from snagging on the open railing ends (safety).

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Repair Summary (Continued)
Crawl Space
28. General Crawl Space Access: Hinged door: Openings and rot observed. The access cover should be
properly closed off/sealed, to prevent animal entry, such as mice or rats.
29. General Crawl Space Moisture Penetration: Localized: Stains present at base of outer wall sheathing and
adjacent to front porch areas. A qualified licensed contractor is recommended to further investigate and make
proper repairs.
30. General Crawl Space Ventilation: Exterior wall vents: Inadequate ventilation. Installation of additional venting
is recommended to allow for better cross ventilation to the areas. Proper ventilation will help to control humidity
and reduce the potential for rot. Any water supply piping, in ventilated crawl spaces, should be properly
insulated to prevent freezing. Dryer vent flex ducting in crawl space. The crawlspace dryer vent pipes should
consist of rigid ducting. Otherwise, the ducting will be more prone to clogging or disconnection. A qualified
licensed contractor is recommended to further investigate and make proper corrections.
31. General Crawl Space Insulation: Approx. 6" Fiberglass: Drywall installed, in places, should be removed as it
is prone to mold and mildew. Loose or fallen down in localized areas. Insulation should be
reinstalled/replaced, and properly secured, to prevent excess heat loss in the areas. Any damp or damaged
insulation should be removed and properly replaced with new material. Exposed vapor barrier on wall
insulation. Craft paper vapor barrier should be installed against a heated interior surface, otherwise moisture
gets trapped in the insulation. Also, the surface exposed to the area should be fire resistant.
32. General Crawl Space Vapor Barrier: Missing in areas: Missing in places. A 6 mil. black plastic moisture
barrier should be installed, on the crawl space floor, to reduce moisture in the structure. Carpet and other
coverings placed on soil should be removed as they are prone to mold and mildew. Wood/cardboard debris
observed. All wood/construction debris should be removed from the crawl space. The organic debris, such as
wood, paper or cardboard, may attract insect pests. Rat/mice feces observed. A licensed exterminator is
recommended to eliminate vermin activity since their presence is likely to damage insulation and may create
unhealthy conditions in the area. Any openings to the area should be properly closed off.
33. General Crawl Space Electrical: Observed: Cover plates missing from electrical boxes. All electrical
connections should be made inside junction boxes fitted with cover plates.
Fireplace/Wood Stove
34. Kitchen Fireplace Flue: Observed where visible: Flue creosote build-up. A qualified licensed chimney sweep
should properly clean and inspect the flue as needed.
35. Master Bedroom Fireplace Flue: Observed where visible: Blocked off by insulation.
Heating System
36. Basement Heating System Heating System Operation: Functional at inspection: No current service tags for
the furnace were observed. Annual service and inspection is recommended for a system of this type and age.
Servicing and testing by a qualified heating technician is needed to ensure the safe and efficient operation of
the system and to rule out any major defects.

37. Basement Heating System Distribution: Ducting and registers: Hole in ducting, at SW bedroom closet, should
be properly sealed.
Asbestos suspected at areas of ducting covered with a thin white insulating surface at SW bedroom closet.
This can only be verified by laboratory analysis which is beyond the scope of this inspection. The
Environmental Protection Agency (E.P.A.) reports that asbestos represents a health hazard if "friable"
(damaged, crumbling, or in any state that allows the release of fibers). If any sections of the materials are
indeed friable, or become friable over time, a specialist should be engaged. Further guidance is available from
the Environmental Protection Agency (E.P.A.). Due to the age of construction, there may be other materials
within the home that contain asbestos but are not identified by this inspection report.

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Repair Summary (Continued)
38. Basement Heating System Flue Pipe: Single and Double Wall: The furnace flue pipe is too close to
combustible materials where it passes through the basement ceiling structure and outer wall. The flue should
have a minimum of 6 inches for the single wall duct and 1 inch for double wall. Non-standard installation
through outer wall near windows. This may not allow for adequate flue draft and could allow poisonous flue
gasses to enter the structure (safety). A qualified licensed heating technician should further inspect the system
and make proper corrections.
Plumbing
39. Basement Closet Water Heater Water Heater Operation: Functional at time of inspection: Water heater not
secured to structure. Water heaters in seismic zones should be anchored or strapped to resist movement
during earthquake conditions. Strapping it according to current code is recommended. See your local
municipal building department for current requirements and recommendations. A qualified licensed plumber is
recommended to further investigate the plumbing system and provide proper corrections.
40. Basement Closet Water Heater TPRV and Drain Tube: Observed: Missing drain tube (safety). Drain tube
should be properly run to the exterior or drain. A qualified licensed plumber is recommended to further
investigate the plumbing system and provide proper corrections.
Bathroom
41. Basement Bathroom Walls: Observed: Moisture damage was observed, around the top of the tub surround,
where caulking is missing at area. The damaged drywall should be properly repaired/replaced. A qualified
licensed contractor is recommended to further investigate the wall areas and provide proper corrections as
needed.
42. Basement Bathroom Sink/Basin: Observed: Drains slowly, suggesting obstruction of the drain/drainpiping or
improper venting. A qualified licensed plumber is recommended to further investigate the plumbing system and
provide proper repairs.
43. Basement Bathroom Toilets: Flushed, Leak checked: Loose at floor and could possibly leak. A licensed
plumber is recommended to reset and reseal the toilet and properly support the unit so it does not move.
44. Basement Bathroom HVAC Source: None observed: No heat source located. A proper, permanently installed
heat source, should be provided for each living space in the home. Typically, bathrooms with tub or shower
facilities are provided with a source of heat such as a heat duct, wall heater or a fan heat lamp combo unit.
45. 2nd floor hall Bathroom Electrical: Observed: Ungrounded 3-Prong at bathroom location. Grounded outlets
and GFCI protection is recommended, at these locations, to reduce the chance of electrical shock. Some
electrical codes allow for GFCI outlets to be installed at non-grounded locations. Electrical box hangs down at
light fixture. A qualified licensed electrician is recommended to further evaluate the electrical system and
make proper corrections.
46. 2nd floor hall Bathroom Faucets/Traps: Ran, Leak checked: Shower runs partially when tub is filling. A
qualified licensed plumber is recommended to further investigate the plumbing system and provide proper
corrections as needed.
47. 2nd floor hall Bathroom HVAC Source: None observed: No heat source located. A proper, permanently
installed heat source, should be provided for each living space in the home. Typically, bathrooms with tub or
shower facilities are provided with a source of heat such as a heat duct or a fan heat lamp combo unit.
48. Master Bathroom Windows: Observed: Safety glass was not confirmed at windows adjacent to tub (safety). A
qualified licensed contractor is recommended to further inspect the area(s) and provide any needed
corrections.
49. Main floor hall Bathroom Floor: Observed: Loose/cracked tiles observed, around toilet, indicating moisture
damage and/or improper underlayment. A qualified licensed flooring contractor is recommended to further
investigate and provide proper corrections as needed.
50. Main floor hall Bathroom Electrical: 110 VAC Ungrounded: Ungrounded 3-Prong at bathroom location.
Grounded outlets and GFCI protection is recommended, at these locations, to reduce the chance of electrical
shock. Some electrical codes allow for GFCI outlets to be installed at non-grounded locations. A qualified

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Repair Summary (Continued)
Electrical: (continued)
licensed electrician is recommended to further evaluate the electrical system and make proper corrections.
51. Top floor Bathroom Ventilation: Observed: Vent is within tub surround and may not be moisture resistant. A
qualified licensed contractor is recommended to further investigate and provide proper corrections as needed.
Kitchen
52. Main Floor Kitchen Cooking Appliances: Amana: Anti tip device not installed (Safety). The stove appears to
be a newer unit and has anti tip device label on inside of door. Anti tip devices are typically provided and
should be installed to prevent accidental tipping.
53. Main Floor Kitchen Electrical: Observed: Electrical romex cable, to the waste disposer, should be enclosed in
an electrical conduit where it passes through open space. The conduit should be properly connected to the
unit. A qualified licensed electrician is recommended to further evaluate the electrical system and make proper
corrections.
54. Main Floor Kitchen Windows: Observed: Inoperative, at eating nook area, where crank window would not
open. Chipped off window frame wood material. A qualified licensed contractor is recommended to further
inspect the window area(s) and provide all needed corrections.
Bedroom
55. Up East Bedroom Windows: Observed: Broken/cracked glass. Glass replacement is recommended.
Living Space
56. Entry, Hallways, Stairways Living Space Doors: Observed: Lost seal, (fogging) between glass panes. Spot
checks revealed window(s) that have lost their seal resulting in condensation developing between the panes of
glass.
57. Entry, Hallways, Stairways Living Space Electrical: Observed: Spliced lamp cord to upstairs chandelier
(safety).
58. Living Room Living Space Ceiling: Observed: Cracked and uneven plaster observed in several locations. A
qualified licensed contractor is recommended to further investigate and provide proper corrections.
59. NW Room Living Space Electrical: Observed: Ungrounded 3-prong outlet(s) observed in various locations of
the home. The outlets, and wiring to them, should be further investigated and improved. 3-prong outlets
should not be installed in locations where grounding is not connected since it gives a false impression that the
outlet is grounded. Repair alternatives could include running proper grounded cables to the outlets. Some
electrical codes allow the installation of a ground fault circuit interrupter (GFCI) type outlets where grounding is
not provided. A ground fault circuit interrupter (GFCI) offers improved protection from shock or electrocution.
Laundry Room/Area
60. Main floor Laundry Room/Area Floors: Observed: Unfinished/loose flooring edge (missing trim), where wood
floor meets linoleum
61. 2nd Floor Bathroom Laundry Room/Area Washer and Dryer Electrical: 110-220 VAC: Missing cover piece at
washer upper left area. Missing washer door handle. A qualified service technician is recommended to further
evaluate the unit and correct as needed.
Improve/Monitor: Not tested due to clothes in washer/dryer. Washer and dryer and related utilities were not
run tested.

Palm-Tech Inspector, Copyright © 1998-2018, PDmB, Inc.