Structure

The primary purpose of your building's structural system is to support the loads placed in and on the structure. The structure of the building includes elements that form the building's "skeleton", specifically the footings, foundation, walls, floors, and roof. The sound structural design resists site and external factors that could result in undesired physical changes to the structure as a whole, such as settlement, effects of both static loads (such as the weight of the structure and its contents) and dynamic loads (such as wind loads, snow loads, and number and movement of people in the house), and other sources of stress on the structure.

INSPECTION PROCESS

As documented by this Report, the inspection of the structural system includes an examination of major structural components and may include probing a representative number of structural components where deterioration is suspected or where there is a clear indication that possible deterioration exists. Probing is not performed where probing would damage any finished surface or where no deterioration is visible. Elements of the structural system that are examined and reported include the foundation, the floor structure, the wall structure, the ceiling structure, and the roof structure. Also reported are signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. Methods used to inspect the under-floor crawl space and attic, if present and accessible, are reported. The primary mode of structural examination is visual in nature; surfaces, coverings, and obstructions are not disturbed in the course of the examination. The inspector does not normally provide any engineering or architectural services, and a building inspection does not typically offer an opinion on the adequacy of any structural system or component.

Notice: This inspection is one of the first impressions and the inspector was not provided with any historical information pertaining to the structural integrity of the inspected real property. This is a limited cursory and visual survey of the accessible general conditions and circumstances present at the time of this inspection. Opinions are based on general observations made without the use of specialized tools or procedures. Therefore, the opinions expressed are one of the apparent conditions and not of absolute fact and are only good for the date and time of this inspection.

The inspection of the foundation may show it to be providing adequate support for the structure or having movement typical to this region, at the time of the inspection. This does not guarantee the future life or failure of the foundation. The Inspector is not a structural engineer. This inspection is not an engineering report or evaluation and should not be considered one, either expressed or implied. If any cause of concern is noted on this report, or if you want further evaluation, you should consider an evaluation by an engineer of your choice.

Note that the inspection may have restrictions on examination due to design and access.

For example, attic areas containing loose-fill insulation are most commonly viewed at the hatch, and physical entry into the attic is not undertaken as it may result in disturbing insulation as installed and may present a risk to the physical safety of the inspector. Also note that there may be leaks from the exterior into or through the structural components, such as walls, roof structure, ceilings, and foundation, which may only become apparent under specific weather conditions that were not encountered at the time of inspection. It should be further noted that moisture, condensation, and water infiltration conditions may exist at the time of inspection but are not apparent due to factors that conceal the direct observation of the condition(s). This may include coverings, furnishings, belongings, restricted access, etc., or are visible under specific lighting conditions or viewing positions.

COMPONENT CHARACTERISTICS:

FOUNDATION

Poured Concrete and Crawlspace

EXTERIOR WALLS

Wood

BEAMS

Wood

BEAM SUPPORT

Columns

COLUMNS

Wood

FLOOR JOISTS

Solid Wood

FLOOR SHEATHING

Concealed

EXTERIOR WALLS: Exterior walls are most commonly wood frames in construction and are intended to transmit loads from the roof and floor structures to the foundation. Multi-unit structures may be constructed

BASEMENT AND GARAGE FLOORS: The basement and garage floor elements in buildings are usually poured concrete and are not structural in nature. The design of the concrete floor elements often includes provision for floor drainage. Basement floors should include provisions for drainages, such as a floor drain or sump pit. Cracks in concrete floors are a common occurrence and generally are not an issue of concern, provided no water infiltration is evident, cracks are less than 6 mm (1/4”) in width, and there are no apparent effects of the settlement of soils below the slab.

BEAMS: Beams are intended to support the interior wall and floor structures, and transit loads horizontally to the foundation, structural columns, or load-bearing walls. Beams may be constructed of solid or built-up wood or steel. No attempt should be undertaken to alter or modify these structural elements without evaluation by a structural expert.

COLUMNS OR POSTS: Columns or posts are intended to transmit the load from beams vertically to foundation footings. A variation of columns is interior load-bearing walls, which transmit loads vertically to the floor structure, beams, and/or footings. No attempt should be undertaken to alter or modify these structural elements without evaluation by a structural expert.

FLOORS: Floors provide support for dynamic and static loads within the house. The floor construction is most commonly either wood joists or trusses, covered with a sub-flooring material (floor sheathing) such as wafer board, plywood, or wood planks. No attempt should be made to alter the joist or truss structures of the flooring system without evaluation by a structural expert.

In many cases, older homes can benefit from seismic upgrades.

A seismic upgrade may be suggested but is not a mandatory requirement. (With the exception of seismic strapping of newer water heaters, there is no state law requiring a seller to bring an older building into compliance with current earthquake resistance requirements). However, seismic improvements are prudent, and if done properly, can significantly limit structural damage in the event of a severe earthquake. Effective seismic upgrading consists of:

Installing additional anchor bolts to adequately attach wood sills to the concrete foundation. This is only necessary when the existing bolts do not meet current building standards.
Adding plywood sheets are known as shear panels nailed to the " cripple walls" to prevent the collapse of those walls when lateral seismic forces are exerted against the building. Cripple walls are short framed walls that extend from the top of the foundation to the base of the floor structure.
Installing hold-down brackets to secure "cripple walls" to the anchor bolts. This ensures that the wall studs will not separate from the wood sills during a quake.
Reinforcing post and beam connections with plywood gussets or T-straps to ensure against separation or displacement.
In many buildings, the floor joists are installed directly on the sill plates, rather than on " cripple walls." In such cases, the second and third recommendations above do not apply. Instead, add tie-down brackets to ensure secure attachment of the floor structure to the wood sills.

We inspect and report the condition of the visible and readily accessible areas of a porch, balcony, and deck components attached to the home. This includes exterior decks, balconies, stairs, and handrails according to state standards. We inspect for the serviceability of the components as they appear in acceptable conditions and appear to function as intended given the age and type of home unless otherwise specified in this report. The observed components are viewed from ground level. WA State SOP considers areas beneath decks with less than five feet of clearance from the underside of the joists to grade are considered too low to enter or not accessible. Decks and porches are often built close to the ground, where no viewing or access is possible. Any areas too low to enter or not accessible are excluded from the inspection. We do not inspect or evaluate subfloor crawlspaces that require excavation or have an access opening less than eighteen inches by twenty-four inches or headroom less than eighteen inches beneath floor joists and twelve inches beneath the beams. We do not inspect or evaluate areas that are not readily accessible due to obstructions, inadequate clearances, or have conditions that, in the inspector's opinion, are hazardous to the health and safety of the inspector or will cause damage to components of the home. We do not move stored items or debris or perform excavation to gain access.

Inspection Limitations

Determining the presence or absence of environmental hazards is specifically excluded from home inspections by state and ASHI standards. Environmental hazards include, but are not limited to, fungi (mold and related organisms), Radon, asbestos, animals (including their nests and droppings), plants, noise, and other conditions that may be harmful or inconvenient. This exclusion applies whether the hazards are visible or concealed. We do not express a finding of the presence or absence of environmental hazards whether visible or concealed. We may report about environmental hazards, but doing so does not mean that we report all hazards, and doing so does not remove or change the environmental hazards exclusion.

Almost all buildings in this area have some level of fungal infestation, especially those on crawlspace foundations. Fungi are almost always present on materials in the crawlspace and inside HVAC ducts and equipment. Most people tolerate fungal infestations without significant adverse effects; however, some people are allergic or sensitive to fungi. We recommend evaluation of the home by a qualified industrial hygienist if you wish assurance about the presence or absence of fungi in the home.

Access Restrictions:

Item(s) that restricted visual inspection:

Wall/Ceiling Covering, Insulation Restrictions, and Excessive Rodent Debris; Health Hazard - Clean Crawlspace and Re-Inspect

NOTE: Slabs are not typically visible due to the carpet and floor coverings - all readily visible problems will be noted in the comments of inspection. Floor drains are NOT tested during the inspection.

Evidence of rodents such as mice and rats can be found in almost every structure regardless of how "tight" the structure may seem. This is typical and expected. The same holds true for bees and wasps. Inasmuch as it is virtually impossible to effectively seal a structure against entry, your inspection cannot guarantee that no such evidence exists, nor can it guarantee that rodents, bees, and/or wasps will not be found in or around the structure in the future.

Your inspection cannot guarantee there are no small cracks or voids in the structure which might provide entry points for rodents, bees, and wasps. Be aware that a pest management professional who does a detailed inspection of the structure solely for rodents will identify conditions and entry points not documented in this report.