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5415077674
travis@rogueinspection.com
http://www.rogueinspection.com
RESIDENTIAL REPORT
625 S Ivy St
Medford OR 97501
Taggert Spillman
APRIL 4, 2019
Inspector
Ian Miller
OCHI# 2214
5414992125
ian@rogueinspection.com
Table of Contents
Table of Contents 2
SUMMARY 5
1: INSPECTION DETAILS 7
2: EXTERIOR 8
3: ROOF 12
4: FOUNDATION, CRAWLSPACE & STRUCTURE 17
5: HVAC 21
6: PLUMBING 26
7: ELECTRICAL 33
8: ATTIC, INSULATION & VENTILATION 39
9: INTERIOR, DOORS, & WINDOWS 42
10: BUILT-IN APPLIANCES 44
11: GARAGE 47
12: PEST INSPECTION 49
13: OUTBUILDING 50
Introduction:
The following numbered and attached pages are your home inspection report. The
report includes pictures, information, and recommendations. This inspection was
performed in accordance with the current Standards of Practice and Code of Ethics of
InterNACHI (International Association of Certified Home Inspectors). The Standards
contain certain and very important limitations, expectations and exclusions to the
inspection. A copy is available upon request.
Scope:
A home inspection is intended to assist in evaluating the overall condition of the
dwelling. The inspection is based on observation of the visible, readily accessible and
apparent condition of the structure and its components on this day. The results of
this inspection are not intended to make any representation regarding the presence
or absence of concealed defects that are not reasonably ascertainable or readily
accessible in a competently performed inspection. No warranty, guarantee or
insurance by Rogue Inspection Services, LLC is expressed or implied. This report does
not include inspection for wood destroying insects, mold, lead or asbestos. A
representative sampling of the building components is viewed in areas that are
accessible at the time of the inspection. No destructive testing or dismantling of
components is performed. Not all defects will be identified during this inspection.
Unexpected repairs should be anticipated. The person conducting your inspection is
not a Structural Engineer or other professional whose license authorizes the
rendering of an opinion as to the structural integrity of a building or its other
component parts. You are advised to seek two professional opinions and acquire
estimates of repair as to any defects, comments, improvements or recommendations
mentioned in this report. Rogue Inspection Services, LLC recommends that the
professional making any repairs inspect the property further, in order to discover and
repair related problems that were not identified in the report. We recommend that all
repairs, corrections and cost estimates be completed and documented prior to
closing or purchasing the property. Feel free to hire other professionals to inspect the
property prior to closing, including Qualified HVAC, Plumbing, Electrical, Engineering
and Roofing Contractors.
Use of photos:
Your report includes many photographs which help to clarify where the inspector
went, what was looked at, and the condition of a system or component at the time of
the inspection. Some of the pictures may be of deficiencies or problem areas, these
are to help you better understand what is documented in this report and may allow
you see areas or items that you normally would not see. A pictured issue does not
necessarily mean that the issue was limited to that area only, but may be a
representation of a condition that is in multiple places. Not all areas of deficiencies or
conditions will be supported with photos.
Inspected (IN) = I visually observed the item, component or unit and if no other
comments were made then it appeared to be functioning as intended allowing for
normal wear and tear.
Not Inspected (NI) = I did not inspect this item, component or unit and made no
representations of whether or not it was functioning as intended and will state a
reason for not inspecting.
Not Present (NP) = This item, component or unit is not in this home or building.
Deficiency (D) = The item, component or unit is not functioning as intended, or needs
further inspection by a qualified contractor. Items, components or units that can be
repaired to satisfactory condition may not need replacement.
100 5 29 4
ITEMS INSPECTED MINOR/MAINTENANCE ISSUE RECOMMENDATION SIGNIFICANT/SAFETY
CONCERN
Weather Conditions
Cloudy
Limitations
General
PHOTOS ARE REPRESENTATIVE
Photos are only a representative sample of conditions observed. There may be more than one area of
concern not shown by photo
General
PRE- 1980 HOME
Homes built before 1980 have an increased chance of containing materials like asbestos and lead. These
materials typically don't pose any threat unless they're improperly disturbed, so if you do ever plan on any
remodeling or demolition, you should plan for additional costs related to testing and remediation, and
always hire a certified professional before doing any work yourself.
Information
Siding, Flashing & Trim: Siding Exterior Doors: Exterior Entry Sidewalks, Patios & Driveways:
Material Door Approachment
Vinyl Glass, Wood Sidewalk
Limitations
Deficiencies
Information
Coverings: Material
Asphalt
Information
Roof Structure & Attic: Attic Info Roof Structure & Attic: Material Roof Structure & Attic: Method
Garage Wood of Observation
Attic Hatch Walked
Limitations
Crawlspace
CRAWL SPACE LIMITATIONS
Structural components such as joists and beams, and other components such as piping, wiring and/or
ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does
not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning
or spacing. The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces
in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of
all types of weather conditions (e.g. heavy rain) would be needed to do so.The inspector attempts to locate
all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings
or stored items. In such cases, the client should ask the property owner where all access points are that are
not described in this inspection, and have those areas inspected. Note that crawl space areas should be
checked at least annually for water intrusion, plumbing leaks and pest activity.
Deficiencies
Information
Heating Equipment: Brand Heating Equipment: Energy Heating Equipment: Heat Type
Pacific Source Gas-Fired Heat, Radiant Heat, In-
Natural Gas Floor
Thermostat & Filters: Filter Thermostat & Filters: Filter Size Thermostat & Filters: Filter Type
Location N/A N/A
None
Many factors including preventive maintenance, consistency of use, and load demand can play a large factor in
the life expectancy of a heating system. Towards the end of a units life, expect to have increased energy usage
and maintenance cost.
Many factors including preventive maintenance, consistency of use, and load demand can play a large factor in
the life expectancy of a cooling system. Towards the end of a units life, expect to have increased energy usage
and maintenance cost.
Limitations
General
HVAC LIMITATIONS
HVAC
The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters;
solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions;
heating components concealed within the building structure or in inaccessible areas; underground utilities
and systems; safety devices and controls (due to automatic operation). Any comments made regarding
these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life
on heating or cooling system components, does not determine if heating or cooling systems are
appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to
be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency
switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are
intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be
monitored while in operation in the future. Where buildings contain furnishings or stored items, the
inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms,
kitchens and living/dining rooms).
Cooling Equipment
WINDOW AC UNITS
LIVING ROOM
We do not inspect window AC units.
Deficiencies
Information
Drain, Waste, & Vent Systems: Supply Lines & Fixtures: Water Heater: Capacity
Material Distribution Material 50 gallons
Galvanized Galvanized
Life Expectancy
Water Heater
Water heaters have a typical life expectancy of 7 to 12 years. The existing unit has surpassed this age range. One
cannot predict with certainty when replacement will become necessary.
Limitations
Deficiencies
The drain lines and vent pipes are made of cast iron. This material
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The drain lines and vent pipes are made of cast iron. This material
has a useful life span of 50-75+ years depending on conditions. No
observable leaks were found at time of inspection but client should
plan on budgeting for replacement of drain lines in the future.
Periodic checkups in the crawl space should be performed to ensure
that waste-water is not leaking into crawlspace areas.
Recommendation
Contact a qualified plumbing contractor.
Some or all of the water supply pipes were made of galvanized steel.
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Some or all of the water supply pipes were made of galvanized steel.
Based on the age of this structure and the 40-60 year useful life of
this piping, it will likely need replacing in the future. Leaks can
develop, flow can be restricted due to scale accumulating inside the
piping, and water may be rusty. Note that it is beyond the scope of
this inspection to determine what percentage of the piping is older,
galvanized steel, as much of it is concealed in wall, floor and/or
ceiling cavities. Some insurance companies in the state do not insure
galvanized plumbing. Recommend the following:
~ Budget for replacement in the future
~ Monitor these pipes for leaks and decreased flow in the future
~ Consider replacing old, galvanized steel piping proactively as client
sees fit
Recommendation
Contact a qualified plumbing contractor.
Information
Service Entrance: Electrical Panels: Main Panel Location Panels: Panel Capacity
Service Conductors Exterior North 200 AMP
Overhead, 220 Volts
Panels: Panel Manufacturer Panels: Panel Type Panels: Sub Panel Location
ITE Circuit Breaker None
Information
Attic Insulation: Attic Insulation Attic Insulation: Insulation Type Floor insulation : Floor
Attic Batt, Fiberglass insulation
The attic insulation was None
sufficient.
Exhaust Systems: Dryer Power Exhaust Systems: Dryer Vent Exhaust Systems: Exhaust Fans
Source Metal - Flex Fan with Light
220 Volt
Deficiencies
Information
Limitations
General
COSMETIC ISSUES NOT ADDRESSED
INTERIOR
Issues that are considered as cosmetic are not addressed in this report. (Holes, stains, scratches,
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Issues that are considered as cosmetic are not addressed in this report. (Holes, stains, scratches,
unevenness, missing trim, paint and finish flaws or odors). It is not the intent of this report to make the
house new again.
Deficiencies
Information
Appliance Limitation
Appliances
The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops,
ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot
water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning
operations, thermostat or temperature control accuracy, lights, central vacuum systems, elevators and stair lifts.
Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an
estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances.
Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Range/Oven/Cooktop: Working
Kitchen
The cooktop and oven were tested and in good working condition at the time of inspection.
Limitations
Information
Garage Door: Material Overhead Door & Opener: Brand Overhead Door & Opener:
Wood, Glass Craftsman Material
Wood
Limitations
General
EXCESSIVE STORAGE
GARAGE
Deficiencies
Information
Limitations
General
FUTURE INFESTATIONS
CRAWLSPACE
Future infestations of vermin, insects or other animal activity can not be known or predicted.
Information
Gutter System: Aluminum Roof Structure: Roof Structure Flooring (interior): Flooring
Gutters 2x4 Rafters Concrete
Branch Circuits, Connected Garage Door Operations: Door Garage Door Operations: Type
Devices, & Fixtures: Panel Cover Opener Manufacture Automatic
Removed Blue Max
Electrical Panel
Limitations
Deficiencies