8763 Red Wagon Road Stillwater, OR 74074 · January 27, 2018 Dear John Mello, RE: Report No. 1003,...

Time matters, our goal is to take the time to help every client understand their homes condition.

Brad A. Hatley

8763 Red Wagon RoadStillwater, OR 74074

JOHN MELLO

Wednesday, December 27, 2017

Big Creek Home Inspection Services, LLC

P.O. Box 357

Glide, OR 97443

541496-0309

(541) 671-3326

[email protected]

www.bigcreekhis.com

January 27, 2018

Dear John Mello,

RE: Report No. 1003, v.08763 Red Wagon RoadStillwater, OR74074

Thank you for choosing Big Creek Home Inspection Services, LLC to perform your home inspection. The inspectionitself and the attached report comply with the requirements of the Oregon Standards of Practice, the InterNACHIStandards of Practice, and the ASHI Standards of Practice. This document defines the scope of a home inspection.

Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourageyou to read the Standards of Practice so that you clearly understand what things are included, and what are excluded, inthe home inspection and report.

We recognize that getting a home inspection as part of your due diligence may be a bit nerve racking. Some may thinkthat the home inspection will give them peace of mind only to find out that there is a lot of information to try andunderstand in a short period of time. So now what? Take a deep breath and read through the entire report. Most of therecommendations or comments are typically focused on maintenance items, the lifespan of components and minorissues. All of these are good for you to know and understand as you work through your decision making process.Hopefully these items allow you to plan for future expenses or decide how much work you may choose to take on if youproceed.

Items that we believe warrant your close attention and follow up will be identified in two categories. These are MajorFunctional Defects and Safety Defects. A Major Functional Defect may be things that impact the livability of the home.These items may include structural problems, water leaks, or electrical issues. Safety Defects are items that may pose arisk of injury to the occupants. These items may be GFCI outlets that are not working correctly, missing or malfunctioningsafety devices, serious electrical issues, or things that may pose a risk of fire. In these cases we recommend the itemsare corrected by qualified professionals. Often times these may not be expensive but if not corrected may lead to moreserious problems or injuries.

The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not beresponsible to any parties for the contents of the report, other than the party named herein .

The report is effectively a snapshot of the house, recording the conditions on a given date and time. Home inspectorscannot predict future behavior, and as such, we cannot be responsible for things that occur after the inspection. If

conditions change, we are available to revisit the property and update our report.

The report itself is copyrighted, and may not be used in whole or in part without our express written permission.

Again, thanks very much for choosing us to perform your home inspection.

Sincerely,Brad A. HatleyOCHI #2090

Sincerely,

Brad A. Hatleyon behalf ofBig Creek Home Inspection Services, LLC

Big Creek Home Inspection Services,LLC

P.O. Box 357Glide, OR 97443

541496-0309(541) 671-3326

[email protected]

8763 Red Wagon Road, Stillwater, OR December 27, 2017 www.bigcreekhis.com

Committed to taking the time to do thorough inspections and to help you understand theinformation completely.

www.bigcreekhis.com

www.bigcreekhis.com

SUMMARY

The purpose of the summary is to highlight potentially significant issues from a functional defect or safety standpoint. Ioften include some of the more critical maintenance items in the summary to make them easier to identify. This section isprovided as a courtesy and cannot be considered a substitute for reading the entire report. Please read the completedocument. If you have any questions please do not hesitate to contact me. My commitment to you is to take the time tohelp you understand the report information so you can make great decisions.

Priority Maintenance Items

Roofing

RECOMMENDATIONS \ OverviewCondition: New/Different shingles present.Implication(s): No indications of leaking on day inspected. Could be indication of previous leak/repair or just ran out ofsimilar shingles when roofing. Recommend checking with the current owner to determine if this was a repair or justdifferent materials.Location: Northeast porch roof.Task: Check with current owner.

SLOPED ROOFING \ Asphalt shinglesCondition: Debris/mossMinor moss buildup. Recommend treatment to kill/remove moss.Implication(s): Shortened life expectancy of materialLocation: SoutheastTask: CleanTime: Regular maintenance

SLOPED ROOF FLASHINGS \ FlashingsCondition: Inspect & repair, as needed.It appears the added storage room has settled and is causing the flashing and roofing where it joins the building to bepulled apart. Recommend a qualified carpenter review the causes of the room settling and correct the problem beforefurther damage occurs. See further notes in structural section.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: South RoofTask: Further evaluation by a qualified roofing professional or qualified carpenter.Time: Immediately

Exterior

ROOF DRAINAGE \ DownspoutsCondition: Downspouts discharge too close to buildingDownspout on Northeast corner needs improved drainage away from the building. Downspouts shroud drain 6' to 10'from the home.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: NorthTask: Improve



Report No. 1003, v.0

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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

APPENDIX REFERENCE

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_13_Maintenance_2011.pdf

https://www.discoverhorizon.com/hrb/article.aspx?ASKID=910&DROPDOWN=1397

www.bigcreekhis.com

SUMMARY

PORCHES, DECKS, STAIRS, PATIOS AND BALCONIES \ GeneralCondition: DisrepairRear deck is currently under repair/replacement and is currently unsafe.Implication(s): Weakened structureLocation: Southwest Exterior DeckTask: Replace. If this is not completed prior to closing recommend further evaluation by a qualified carpenter.Time: This should be completed prior to being used, prior to closing.

Structure

FOUNDATIONS \ GeneralCondition: SettledThere is significant settling of block foundation under storage room addition that is impacting structure in this area andthe roof joint/flashing.Implication(s): Chance of structural movementLocation: Southwest AdditionTask: Further evaluation by a qualified carpenter is recommended to level and improve the foundation on this storageroom addition.Time: Immediately

Electrical

DISTRIBUTION SYSTEM \ Outlets (receptacles)Condition: Reversed polarityGFCI in NE Auxiliary bathroom shows reverse polarity and therefore GFCI will not work correctly. Recommend correctionby a qualified electrician.Implication(s): Electric shockLocation: Northeast BathroomTask: CorrectTime: Immediate

Condition: UngroundedThere were two ungrounded outlets on the short wall behind the wood stove. One in dining room and one in living room.Implication(s): Electric shockLocation: Southeast Living Room Dining RoomTask: Recommend further evaluation and repair by a qualified electrician.

DISTRIBUTION SYSTEM \ Carbon monoxide (CO) detectorsCondition: NoneSafety: There are no CO detectors in the home.Implication(s): Health hazardLocation: Living RoomTask: It is recommended to install a CO detector in the living room with the fireplace.




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SUMMARY

Heating

CHIMNEY AND VENT \ Inspect/sweep chimneyCondition: Creosote build-upAnnual cleaning and inspection by a qualified chimney sweep is recommended.Implication(s): Fire hazardLocation: South MiddleTask: Service CleanTime: Less than 1 year Regular maintenance

Cooling & Heat Pump

HEAT PUMP \ GeneralCondition: Service heat pumpCurrent owner states heat pump has only been serviced one time in 25 years. Recommend annual service.Implication(s): Reduced system life expectancy | Increased heating costs | Reduced comfortLocation: Southwest ExteriorTask: Service annually

HEAT PUMP \ Life expectancyCondition: Near end of life expectancyImplication(s): Reduced comfortLocation: Southwest ExteriorTask: Monitor Service annuallyTime: Unpredictable If necessary

Interior

DOORS \ Doors and framesCondition: Weatherstripping missing or ineffectiveFront and rear main entry doors.Implication(s): Chance of water entering building | Increased heating and cooling costs | Reduced comfortLocation: Front Rear Living Room Utility RoomTask: ImproveTime: Discretionary

This concludes the Summary section.

The remainder of the report describes each of the home's systems and also details any recommendations we have forimprovements. Limitations that restricted our inspection are included as well.

The suggested time frames for completing recommendations are based on the limited information available during apre-purchase home inspection. These may have to be adjusted based on the findings of specialists.

Home Improvement - ballpark costs




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APPENDIX REFERENCE



http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_11_Life_Cycles_2011.pdf

www.bigcreekhis.com

ROOFING

Description

General: Gable Style Roof

1. Asphalt shingles

The home is considered to face : North

Sloped roofing material:Asphalt shingles

Roof materials are 3 tab asphalt shingles. Roofing material on primary building appeared to be in good condition andwithin its designated lifespan.




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APPENDIX REFERENCE

https://www.discoverhorizon.com/hrb/HHRB.aspx?id=9&DROPDOWN=240

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ROOFING

2. 3 Tab Asphalt shingles

Sloped roof flashing material: Aluminum

Approximate age:5 years

Age of roofing was based on sellers disclosure statement that roofing shingles had been replaced approximately 5 yearsago.

Typical life expectancy: 15-20 years

Limitations

Inspection performed: By walking on roof

Age determined by: Reported by seller Property Disclosure Statement

Recommendations

RECOMMENDATIONS \ Overview1. Condition: New/Different shingles present.Implication(s): No indications of leaking on day inspected. Could be indication of previous leak/repair or just ran out ofsimilar shingles when roofing. Recommend checking with the current owner to determine if this was a repair or justdifferent materials.Location: Northeast porch roof.Task: Check with current owner.




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ROOFING

3. Different color style of shingle.

SLOPED ROOFING \ Asphalt shingles2. Condition: Debris/mossMinor moss buildup. Recommend treatment to kill/remove moss.Implication(s): Shortened life expectancy of materialLocation: SoutheastTask: CleanTime: Regular maintenance




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APPENDIX REFERENCE

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ROOFING

4. Moss on Southeast side.

SLOPED ROOF FLASHINGS \ Flashings3. Condition: Inspect & repair, as needed.It appears the added storage room has settled and is causing the flashing and roofing where it joins the building to bepulled apart. Recommend a qualified carpenter review the causes of the room settling and correct the problem beforefurther damage occurs. See further notes in structural section.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: South RoofTask: Further evaluation by a qualified roofing professional or qualified carpenter.Time: Immediately




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ROOFING

5. Add on has settled and disrupting flashing.

6. Inspect & repair, as needed.

SLOPED ROOF FLASHINGS \ Roof vent4. Condition: Minor cupping of roof vents.Implication(s): This is causing the bottom of the vent to lift up and lift shingles up which could expose the underlaymentto wind and moisture. Recommend monitoring it and if the conditions worsens either contact a qualified roofer to makerepairs or repair the problem by nailing the bottoms of the vents with roofing nails and caulkLocation: Throughout RoofTask: Improve MonitorTime: If necessary




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ROOFING

7. Cupped vent bottom on North side.




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EXTERIOR

Description

General: Exterior Front to North

8.

General: Vegetation

Gutter & downspout material:AluminumPlastic

Southwest corner has plastic gutters.

Gutter & downspout type: Eave mounted

Gutter & downspout discharge: Above grade

Downspout discharge:Above grade

West end.

Lot slope:Away from building

South side slopes away from building.




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EXTERIOR

9. Away from building

Towards buildingNorth side slopes toward building with retaining wall and perimeter drain.

10. Towards building




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EXTERIOR

Soffit and fascia: Wood

Wall surfaces and trim:Wood

Cedar bevel siding with natural stain.

Wall surfaces - wood: Boards

Retaining wall: Concrete

Driveway:Gravel

Gravel driveways need annual maintenance and good drainage should be maintained annually.

11. Gravel driveway.

Deck:RaisedWoodPressure-treated wood




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APPENDIX REFERENCE





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EXTERIOR

12. Pressure-treated wood 13. Pressure-treated wood

Porch:Wood

Porch appears to have been recently added. Underside of roof is not completed. Decking and porch beams have notbeen stained or painted.

14. Wood 15. Wood




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EXTERIOR

Exterior steps:Wood

Top stair 24" high, 22 1/2" run, 5 3/4" rise.

Fence:Wood

16. Cedar fence, pressure treated posts.

Garage: General

Limitations

Exterior inspected from: Ground level

Recommendations

General5. Vegetation: Maple trees overhang the roof and gutters.Implication(s): Overhanging trees/vegetation can create a path for carpenter ants. Leaves plug gutters. Recommendkeeping all trees and vegetation trimmed away from the house.Location: Southeast ExteriorTask: ImproveTime: Regular maintenance




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EXTERIOR

17. Gutter plugged.

OPTIONAL \ Exterior6. Condition: This storage building was not included or inspected as part of the home inspection. As a courtesy I notedthat there are areas of decayed and rotted wood on the doors and decking around the storage building.Implication(s): Safety hazard and functional defect. Parts of the decking are not safe to walk on. Doors are operable butstarting to fail in bottom corners.Location: Southwest Exterior AdditionTask: Repair and replace rotted deck boards and door frame boards.




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EXTERIOR

Time: Less than 1 year

18. Storage building Southwest of home.

ROOF DRAINAGE \ Gutters7. Condition: CloggedImplication(s): Chance of water damage to contents, finishes and/or structureLocation: South RoofTask: CleanTime: Regular maintenance




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EXTERIOR

19. Clogged gutter South side. 20. Clogged gutter South side.

ROOF DRAINAGE \ Downspouts8. Condition: Downspouts discharge too close to building




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EXTERIOR

Downspout on Northeast corner needs improved drainage away from the building. Downspouts shroud drain 6' to 10'from the home.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: NorthTask: Improve




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EXTERIOR

21. Short downspout extension. 22. Short downspout extension.

DOORS \ Doors and frames9. Condition: Loose or poor fit




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EXTERIOR

See notes and pictures in the interior section.Implication(s): Chance of damage to finishes and structureLocation: Front RearTask: Improve

PORCHES, DECKS, STAIRS, PATIOS AND BALCONIES \ General10. Condition: DisrepairRear deck is currently under repair/replacement and is currently unsafe.Implication(s): Weakened structureLocation: Southwest Exterior DeckTask: Replace. If this is not completed prior to closing recommend further evaluation by a qualified carpenter.Time: This should be completed prior to being used, prior to closing.

23. Rear deck, rotted, no handrails.

PORCHES, DECKS, STAIRS, PATIOS AND BALCONIES \ Columns / Posts11. Condition: Wood/soil contactThe front porch deck support posts in the rear of deck are treated wood and 6" above ground. The porch roof and deckposts in the front are untreated wood and within 2" of the ground. Recommend monitoring the front posts for signs ofdecay or insect infestation over time and correct if necessary.Implication(s): Weakened structure | Chance of movement | Rot | Insect damageLocation: North Exterior PorchTask: Monitor for decay, insects. Replace with pressure treated and improve ground clearance to 8".




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APPENDIX REFERENCE


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EXTERIOR

24. Untreated Wood 25. Treated Wood




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APPENDIX REFERENCE

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STRUCTURE

Description

Configuration: Crawlspace Piers

Foundation material:Poured concrete

Perimeter skirting is concrete block on poured concrete.

26. Concrete and block perimeter.

Masonry block

27. Crawlspace block piers. 28. Crawlspace blocking.




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STRUCTURE

Floor construction: Not visible Steel beams

Exterior wall construction: Wood frame

Roof and ceiling framing: Not visible

Limitations

General: Crawlspace foundation blocking was visible. None of the insulation or floor joists materials are visible.

Inspection limited/prevented by: Ceiling, wall and floor coverings

Crawlspace: Crawlspace was accessible. Entered and inspected.

Recommendations

FOUNDATIONS \ General12. Condition: SettledThere is significant settling of block foundation under storage room addition that is impacting structure in this area andthe roof joint/flashing.Implication(s): Chance of structural movementLocation: Southwest AdditionTask: Further evaluation by a qualified carpenter is recommended to level and improve the foundation on this storageroom addition.Time: Immediately

29. Settled 30. Block piers under storage room.




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STRUCTURE

13. Condition: Typical minor cracksImplication(s): Chance of water entering buildingLocation: Various Crawl Space ExteriorTask: Monitor




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ELECTRICAL

Description

Service entrance cable and location: Overhead - cable type not determined

Service size: 200 Amps (240 Volts)

Main disconnect/service box rating:200 Amps

Panel Inside in utility room.

31. 200 Amps 32. 200 Amps

Main disconnect/service box type and location: Pole Mounted from Service Drop




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APPENDIX REFERENCE




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ELECTRICAL

33. Service drop and main power disconnect. 34.

Main disconnect/service box type and location: Breakers - utility room

System grounding material and type: Copper - ground rods

Distribution panel type and location:Breakers - utility room




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ELECTRICAL

35. Breakers - utility room

Electrical panel manufacturers: Schneider

Distribution wire material and type: Copper - non-metallic sheathed

Type and number of outlets (receptacles): Grounded - typical

Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): GFCI - bathroom

Smoke detectors: Present

Carbon monoxide (CO) detectors: None noted

Recommendations

DISTRIBUTION SYSTEM \ Outlets (receptacles)14. Condition: Reversed polarityGFCI in NE Auxiliary bathroom shows reverse polarity and therefore GFCI will not work correctly. Recommend correctionby a qualified electrician.Implication(s): Electric shockLocation: Northeast BathroomTask: CorrectTime: Immediate




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APPENDIX REFERENCE






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ELECTRICAL

15. Condition: UngroundedThere were two ungrounded outlets on the short wall behind the wood stove. One in dining room and one in living room.Implication(s): Electric shockLocation: Southeast Living Room Dining RoomTask: Recommend further evaluation and repair by a qualified electrician.

36. Ungrounded outlet.

DISTRIBUTION SYSTEM \ Smoke detectors16. Condition: More than 10 years oldImplication(s): Life safety hazardLocation: East Living Room




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ELECTRICAL

Task: Replace

DISTRIBUTION SYSTEM \ Carbon monoxide (CO) detectors17. Condition: NoneSafety: There are no CO detectors in the home.Implication(s): Health hazardLocation: Living RoomTask: It is recommended to install a CO detector in the living room with the fireplace.




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APPENDIX REFERENCE

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HEATING

Description

General: All heating equipment should be serviced every year be a qualified heating technician.

System type: Wood stove Combination heating system

Fuel/energy source: Electricity Wood

Furnace manufacturer: ColemanModel number: 3500A920 Serial number: 069076170

37.

38.

Heat distribution: Ducts and registers

Approximate capacity: 70,000 BTU/hr

Efficiency: Conventional

Approximate age: 28 years

Typical life expectancy: Furnace (conventional or mid-efficiency) 18 to 25 years

Main fuel shut off at: Exterior wall

Supply temperature: 100°

Return temperature: 65°

Fireplace/stove: Wood stove Factory-built

Chimney/vent: Metal

Chimney liner:B-vent (double-wall metal liner)




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APPENDIX REFERENCE




http://building-center.org/coleman-hvac-age/








www.bigcreekhis.com

HEATING

39. Stove pipe and cap.

Carbon monoxide test: 0 parts per million - approximate

Limitations

Inspection prevented/limited by: Chimney clean-out not opened

Heat loss calculations: Not done as part of a building inspection

Fireplace/wood stove: Fireplace was in use

Recommendations

ELECTRIC FURNACE \ Life expectancy18. Condition: Near end of life expectancyImplication(s): Equipment failure | No heat for buildingTask: MonitorTime: Unpredictable

CHIMNEY AND VENT \ Inspect/sweep chimney19. Condition: Creosote build-upAnnual cleaning and inspection by a qualified chimney sweep is recommended.Implication(s): Fire hazardLocation: South MiddleTask: Service CleanTime: Less than 1 year Regular maintenance




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HEATING

40. Creosote in chimney cap.




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COOLING & HEAT PUMP

Description

Air conditioning type: Air cooled

Heat pump type:Air source

Miller Heat pump. Seller disclosure indicates it was purchased in 1991Model number: Unknown

Auxiliary heat

41. Auxiliary heat 42. 25 years




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COOLING & HEAT PUMP

43. 25 years

Compressor approximate age: 25 years

Typical life expectancy: 10 to 15 years

Limitations

Inspection limited/prevented by: Low outdoor temperature

Recommendations

HEAT PUMP \ General20. Condition: Service heat pumpCurrent owner states heat pump has only been serviced one time in 25 years. Recommend annual service.Implication(s): Reduced system life expectancy | Increased heating costs | Reduced comfortLocation: Southwest ExteriorTask: Service annually

HEAT PUMP \ Life expectancy21. Condition: Near end of life expectancyImplication(s): Reduced comfortLocation: Southwest ExteriorTask: Monitor Service annuallyTime: Unpredictable If necessary




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INSULATION AND VENTILATION

Description

Attic/roof insulation material: Not visible

Attic/roof insulation amount/value: Not determined Not visible

Attic/roof air/vapor barrier: Not visible

Attic/roof ventilation: Roof vent

Limitations

General: Unable to visual inspect attic or crawlspace insulation. There is no attic and insulation in crawl space iscovered with moisture barrier. There were a couple places in the crawlspace you could see the fiberglass insulationmaterial and estimated depth was 10".

Inspection prevented by no access to: Attic

Recommendations

ATTIC/ROOF \ Roof vents22. Condition: InadequateRoof vents were present however there were no soffit vents visible.Implication(s): Chance of condensation damage to finishes and/or structureLocation: Exterior RoofTask: Recommend further evaluation by a qualified carpenter or roofer to determine if roof venting is adequate.




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www.bigcreekhis.com

INSULATION AND VENTILATION8763 Red Wagon Road, Stillwater, OR December 27, 2017 www.bigcreekhis.com



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PLUMBING

Description

General: Water leaks may not appear during an inspection if the home is vacant due to lack of normal usage, but mayappear only after repeated usage, and we cannot be held responsible for these.

Water supply source:Private

Pump and tank system from adjacent river. This is common for the area.

Service piping into building: Plastic

Supply piping in building: Polybutylene (PB)

Main water shut off valve at the: South Crawlspace

Water flow and pressure:Functional

40 to 60 PSI, tested at hose bib.

Water heater type:Conventional

44. Conventional 45. Conventional

Water heater fuel/energy source: Electric

Water heater manufacturer: Rheem

Tank capacity: 60 gallons

Water heater approximate age: 18 years




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PLUMBING

Typical life expectancy: 8 to 12 years

Waste disposal system:Septic system

Sand filter system.

Waste and vent piping in building: ABS plastic

Exterior hose bibb: Not present




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INTERIOR

Description

Major floor finishes: Carpet Vinyl

Major wall finishes:Plaster/drywall

NE living Room 1

Major ceiling finishes: Plaster/drywall Wood

Windows:Single/double hungSliders

Living Room 1

46. Sliders

Exterior doors - type/material:HingedMetal-clad

Front Door, North side of home, bottom seal is signficantly worn.




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INTERIOR

47. Metal-clad

48. Metal-clad

Oven type:Conventional

GE Range

49. Conventional

Appliances:Refrigerator

Maytag Refrigerator MFG 7/2014Model number: M1TXEGMYW01 Serial number: VS42947489




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INTERIOR

50. Refrigerator

DishwasherGE DishwasherModel number: GSD500L-02AW Serial number: HD-754280 B

51. Dishwasher




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INTERIOR

Laundry facilities:Washer

LG Wave ForceModel number: WT5001CW Serial number: 107KWLR86032

52. Washer 53. Washer

DryerLG Sensor Dry




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INTERIOR

54. Dryer

Vented to outside120-Volt outlet120-Volt outletWaste standpipe

Kitchen ventilation:Exhaust fan

Model number: VentlineRange hoodDischarges to exterior

Recommendations

WALLS \ Plaster or drywall23. Condition: DamagedCracked in corner. Recommend repair by a qualified carpenter.Location: Northeast Living RoomTask: Repair Monitor




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INTERIOR

55. Settling crack

24. Condition: Typical flawsTypical cracking in drywall.Location: Northwest are of Living RoomTask: Repair and Monitor

56. Typical flaws




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INTERIOR

DOORS \ Doors and frames25. Condition: Weatherstripping missing or ineffectiveFront and rear main entry doors.Implication(s): Chance of water entering building | Increased heating and cooling costs | Reduced comfortLocation: Front Rear Living Room Utility RoomTask: ImproveTime: Discretionary

57. Weatherstripping missing or ineffective





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INTERIOR



END OF REPORT




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APPENDIX

Home Inspector Standards.docx 1-23-15 Page 1

Home Inspector Standards of Behavior and Standards of Practice Administrative Rules

812-008-0200 - Standards of Behavior and

Standards of Practice

OAR 812-008-0201 sets forth the standards of behavior of Oregon certified home inspectors. OAR 812-008-0202 through 812-008-0214 of this rule set forth the minimum standards of practice required by Oregon certified home inspector.

812-008-0201 - Standards of Behavior

(1) An Oregon certified home inspector shall not: (a) Engage in dishonest or fraudulent conduct or undertake

activities that are injurious to the welfare of the public, which result in injury or damage to another person.

(b) Disclose any information about the results of an inspection without the approval of the client for whom the inspection was undertaken.

(c) Accept compensation or any other consideration from more than one interested party for the same service without the consent of all interested parties.

(d) Directly or indirectly compensate realty agents, or other parties having a financial interest in closing or settlement of real estate transactions, for the referral of inspections or for inclusion on a list of recommended inspectors, preferred providers or similar arrangements. This paragraph is not intended to prohibit any discount, credit or add-on service made directly to an inspector’s client.

(e) Accept financial or other consideration, such as material or equipment, from suppliers for suggesting the use of, or promoting a specific product in the course of performing an inspection.

(f) Accept compensation, directly or indirectly, for recommending contractors, services, or products to inspection clients or other parties having an interest in inspected properties.

(g) Inspect properties under contingent arrangements whereby any compensation or future referrals are dependent on reported findings or on the sale of a property.

(h) Express, within the context of an inspection, an appraisal or opinion of the market value of the inspected property.

(i) Allow his or her interest in any business to affect the quality or results of inspection work that the Oregon certified home inspector may be called upon to undertake.

(j) Misrepresent any matters to the public. (2) Opinions expressed by Oregon certified home inspectors

shall only be based on their education, experience, and physical evidence observed by the inspector.

(3) Before the execution of a contract to undertake a home inspection, an Oregon certified home inspector shall disclose to the client any interest in a business that may affect the client.

(4) Nothing in OAR 812-008-0201 shall prohibit a business offering home inspection services from advertising services or for the purpose of recruiting employees and personnel. All such advertisements shall not be misleading or deceptive. A business shall not advertise home inspection services unless the business is properly licensed.

812-008-0202 - Contracts and Reports

(1) Home inspections undertaken according to division 8 shall be based solely on the property conditions, as observed at the time of the home inspection.

(2) Oregon certified home inspectors shall: (a) Provide a written inspection contract, signed by both the

Oregon certified home inspector and client, prior to completing a home inspection that shall:

(A) State that the home inspection is in accordance with standards and practices set forth in division 8 of OAR chapter 812;

(B) Describe the services provided and their cost; (C) State where the planned inspection differs from the

standard home inspection categories as set forth in OAR 812-008-0205 through 812-008-0214; and

(D) Conspicuously state whether the home inspection includes a wood destroying organism inspection and if such inspection is available for a fee.

(E) For the purpose of this rule, a home inspection shall be deemed completed when the initial written inspection report is delivered.

(b) Observe readily visible and accessible installed systems and components listed as part of a home inspection as defined by these rules unless excluded pursuant to these rules in OAR 812-008-0200 through 812-008-0214; and

(c) Submit a written report to the client that shall: (A) Describe those systems and components as set forth in

OAR 812-008-0205 through 812-008-0214; (B) Record in the report each item listed in OAR 812-008-

0205 through 812-008-0214 and indicate whether or not the property inspected was satisfactory with regard to each item of inspection; it will not be sufficient to satisfy subsection (2)(c) of this rule that the certified home inspector prepare a report listing only deficiencies;

(C) State whether any inspected systems or components do not function as intended, allowing for normal wear and tear; and how, if at all, the habitability of the dwelling is affected;

(D) State the inspector’s recommendation to monitor, evaluate, repair, replace or other appropriate action;

(E) State the Construction Contractors Board license number of the business and the name, certification number and signature of the person undertaking the inspection; and

(F) Include on the first page of the contract and on the first page of the report, in bold-faced, capitalized type and in at least 12 point font, the following statement: “THIS REPORT IS INTENDED ONLY FOR THE USE OF THE PERSON PURCHASING THE HOME INSPECTION SERVICES. NO OTHER PERSON, INCLUDING A PURCHASER OF THE INSPECTED PROPERTY WHO DID NOT PURCHASE THE HOME INSPECTION SERVICES, MAY RELY UPON ANY REPRESENTATION MADE IN THE REPORT.”

(d) Submit to each customer at the time the contract is signed a copy of “Home Inspection Consumer Notice.”

(3) Division 8 does not limit Oregon certified home inspectors from reporting observations and conditions or rendering opinions of items in addition to those required in division 8.




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(4) All written reports, bids, contracts, and an individual’s business cards shall include the Oregon certified home inspector’s certification number.

812-008-0203 - General Limitations

(1) Inspections undertaken in accordance with division 8 are visual and are not technically exhaustive.

(2) “Residential structures” and “appurtenances” thereto are defined in ORS chapter 701.005 and OAR chapter 812-008-0020.

812-008-0204 – General Exclusions

(1) Oregon certified home inspectors are not required to report on:

(a) Life expectancy of any component or system; (b) The causes of the need for a repair; (c) The methods, materials, and costs of corrections; (d) The suitability of the property for any specialized use; (e) Compliance or non-compliance with codes, ordinances,

statutes, regulatory requirements or restrictions; (f) The advisability or inadvisability of purchase of the

property; (g) The presence or absence of pests such as wood

damaging organisms, rodents, or insects; (h) Cosmetic items, underground items, or items not

permanently installed; or (i) Detached structures. (2) Oregon certified home inspectors are not required to: (a) Offer or undertake any act or service contrary to law; (b) Offer warranties or guarantees of any kind; (c) Offer to undertake engineering, architectural, plumbing,

electrical or any other job function requiring an occupational license in the jurisdiction where the inspection is taking place, unless the Oregon certified home inspector holds a valid occupational license, in which case the Oregon certified home inspector may inform the client that the home inspector is so certified, and is therefore qualified to go beyond division 8 and undertake additional inspections beyond those within the scope of the basic inspection;

(d) Calculate the strength, adequacy, or efficiency of any system or component;

(e) Enter any area, undertake any procedure that may damage the property or its components, or be dangerous to the Oregon certified home inspector or other persons;

(f) Operate any system or component that is shut down or otherwise inoperable;

(g) Operate any system or component that does not respond to normal operating controls;

(h) Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility;

(i) Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to toxins, carcinogens, noise or contaminants in the building or soil, water, and air;

(j) Determine the effectiveness of any system installed to control or remove suspected hazardous substances;

(k) Predict future condition, including but not limited to failure of components;

(l) Project operating costs of components;

(m) Evaluate acoustical characteristics of any system or component;

(n) Observe special equipment or accessories that are not listed as components to be observed in division 8; or

(o) Identify presence of odors or their source;

812-008-0205 - Structural Components

(1) The Oregon certified home inspector shall observe and describe visible structural components including:

(a) Foundation; (b) Floors and floor structure; (c) Walls and wall structure; (d) Columns or piers; (e) Ceilings and ceiling structure; and (f) Roofs and roof structure. (2) The Oregon certified home inspector shall: (a) Probe or sound structural components where deterioration

is suspected, except where probing would damage any finished surface;

(b) Enter underfloor crawl spaces, basements, and attic spaces except when access is obstructed or restricted, when entry could damage any property, or when dangerous or adverse situations are suspected;

(c) Report the methods used to observed underfloor crawl spaces and attics; report inaccessible areas; and

(d) Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.

812-008-0206 - Exterior and Site

(1) The Oregon certified home inspector shall observe and describe:

(a) Wall cladding, flashings, and trim; (b) Entryway doors and all windows; (c) Garage door operators; (d) Attached decks, balconies, stoops, steps, areaways,

porches, and applicable railings; (e) Eaves, soffits, and fascias; and (f) Vegetation, grading, drainage, driveways, patios,

walkways, and retaining walls with respect to their effect on the condition of the building that adversely affect the structure.

(2) The Oregon certified home inspector shall: (a) Operate all entryway doors and a representative number of

windows; (b) Operate garage doors manually or by using permanently

installed controls for any garage door opener; and (c) Report whether or not any garage door opener will

automatically reverse or stop when meeting reasonable resistance during closing, or reverse with appropriately installed optical sensor system.

(3) The Oregon certified home inspector is not required to observe:

(a) Storm windows, storm doors, screening, shutters, and awnings;

(b) Garage door operator remote control transmitters; (c) Soil or geological conditions, site engineering, property

boundaries, encroachments, or easements; (d) Recreational facilities (including spas, saunas,




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steambaths, swimming pools, decorative water features, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); or

(e) Detached buildings or structures; (f) Fences or privacy walls; (g) Ownership fencing, privacy walls, retaining walls; or (h) Condition of trees, shrubs, or vegetation.

812-008-0207 - Roofing


(a) Roof coverings; (b) Roof drainage systems; (c) Flashings; (d) Skylights, chimneys, and roof penetrations; and (e) Signs of leaks or abnormal condensation on building

components. (2) The Oregon certified home inspector shall report the

method used to observe the roofing and components.

812-008-0208 - Plumbing

(1) The Oregon certified home inspector shall observe: (a) Interior water supply and distribution system, including

piping materials, supports, and insulation, fixtures and faucets, functional flow, leaks, and cross connections;

(b) Interior drain, waste, and vent system, including traps, drain, waste, and vent piping, piping supports and pipe insulation, leaks, and functional drainage;

(c) Hot water systems including water heating equipment, normal operating controls, automatic safety controls, and chimneys, flues, and vents;

(d) Above ground oil storage and distribution systems including interior oil storage equipment, supply piping, venting, and supports; leaks; and

(e) Sump pumps and sewage ejection pumps. (2) The Oregon certified home inspector shall describe: (a) Water supply and distribution piping materials; (b) Drain, waste, and vent piping materials; and (c) Water heating equipment. (3) The Oregon certified home inspector shall operate all

plumbing fixtures, including their faucets and all exterior faucets attached to the house except where the flow end of the faucet is connected to an appliance or interior faucets not serviced by a drain.

(4) The Oregon certified home inspector is not required to: (a) State the effectiveness of anti-siphon devices and anti-

backflow valves; (b) Determine whether water supply and waste disposal

systems are public or private; (c) Operate automatic safety controls; (d) Operate any valve except toilet flush valves, fixture

faucets, and hose faucets; (e) Observe: (A) Water conditioning systems; (B) Fire and lawn sprinkler systems; (C) On-site water supply quantity and quality; (D) On-site waste disposal systems; (E) Foundation irrigation systems;

(F) Whirlpool tubs, except as to functional flow and functional drainage;

(G) Swimming pools and spas; or (H) Solar water heating equipment.

812-008-0209 - Electrical

(1) The Oregon certified home inspector shall observe: (a) Service entrance conductors; (b) Service equipment, grounding equipment, main

overcurrent device, and distribution panels; (c) Amperage and voltage ratings of the service; (d) Branch circuit conductors, their overcurrent devices, and

the compatibility of their amperages and voltages; (e) The operation of a representative number of installed

ceiling fans, lighting fixtures, switches, and receptacles located inside the house, garage, and on the dwelling’s exterior walls;

(f) The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures;

(g) The operation of ground fault or arc fault circuit interrupters;

(h) Smoke alarms; and (i) Carbon monoxide detectors. (2) The Oregon certified home inspector shall describe: (a) Service amperage and voltage; (b) Service entry conductor materials; and (c) Service type as being overhead or underground; (3) The Oregon certified home inspector shall report: (a) Any observed 110 volt aluminum branch circuit wiring; and (b) The presence or absence of smoke alarms, and operate

their test function, if accessible, except when detectors are part of a central security system.

(4) The Oregon certified home inspector is not required to: (a) Insert any tool, probe, or testing device inside the panels; (b) Test or operate any overcurrent device or safety device in

the electrical service panel or elsewhere that may adversely affect the personal property of the resident;

(c) Dismantle any electrical device or control other than to remove the covers of the main or auxiliary distribution panels;

(d) Observe: (A) Low-voltage systems except to report the presence of

solenoid-type lighting systems; (B) Security system devices or heat detectors; (C) Telephone, security, TV, intercoms, lightening arrestors or

other ancillary wiring that is not a part of the primary electrical distribution system; or

(D) Built-in vacuum equipment.

812-008-0210 - Heating*

(1) The Oregon certified home inspector shall observe permanently installed heating systems including:

(a) Heating equipment; (b) Normal operating controls; (c) Automatic safety controls; (d) Chimneys, flues, and vents, where readily visible; (e) Solid fuel heating devices; (f) Heat distribution systems including fans, pumps, ducts, and

piping, with supports, insulation, air filters, registers, radiators, fan




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coil units, convectors; and (g) The presence of installed heat source in each room. (2) The Oregon certified home inspector shall describe: (a) Energy source; and (b) Heating equipment and distribution type. (3) The Oregon certified home inspector shall operate the

systems using normal operating controls. (4) The Oregon certified home inspector shall open readily

accessible panels provided by the manufacturer or installer for routine homeowner maintenance.

(5) The Oregon certified home inspector is not required to: (a) Operate automatic safety controls; (b) Ignite or extinguish solid fuel fires; (c) Observe: (A) The interior of flues; (B) Fireplace insert flue connections; (C) Humidifiers; or (D) The uniformity or adequacy of heat supply to the various

rooms.

812-008-0211 - Central Air Conditioning

(1) The Oregon certified home inspector shall observe: (a) Central air conditioning systems including cooling and air

handling equipment and normal operating controls. (b) Distribution systems including fans, pumps, ducts and

piping, with associated supports, dampers, insulation, air filters, registers, and fan-coil units.

(2) The Oregon certified home inspector shall describe: (a) Energy sources; and (b) Cooling equipment type. (3) The Oregon certified home inspector shall operate the

systems using normal operating controls. (4) The Oregon certified home inspector shall open readily

openable panels provided by the manufacturer or installer for routine homeowner maintenance.

(5) The Oregon certified home inspector is not required to: (a) Operate cooling systems when weather conditions or other

circumstances may cause equipment damage; (b) Observe non-central air conditioners; or (c) Observe the uniformity or adequacy of cool-air supply to

the various rooms.

812-008-0212 - Interiors


(a) Walls, ceiling, and floors; (b) Steps, stairways, balconies, and railings; (c) Counters and cabinets; and (d) Doors and windows. (2) The Oregon certified home inspector shall: (a) Operate a representative number of windows and interior

doors; and (b) Report signs of abnormal or harmful water penetration or

damage in the building or components or signs of abnormal or

harmful condensation on building components. (3) The Oregon certified home inspector is not required to: (a) Operate a representative number of cabinets and drawers; (b) Observe paint, wallpaper, and other finish treatments on

the interior walls, ceilings, and floors; or (c) Observe draperies, blinds, or other window treatments.

812-008-0213 - Insulation and Ventilation


(a) Insulation and vapor retarders/barriers in unfinished spaces;

(b) Ventilation of attics and foundation areas; (c) Kitchen, bathroom, and laundry venting systems; and (d) The operation of any readily accessible attic ventilation

fan, and when the temperature permits, the operation of any readily accessible thermostatic control.

(e) Absence of insulation in unfinished space adjacent to heated living areas.

(2) The Oregon certified home inspector is not required to report on:

(a) Concealed insulation and vapor retarders; (b) Venting equipment that is integral with household

appliances; or (c) Thermal efficiency ratings.

812-008-0214 - Built-in Kitchen Appliances

(1) The Oregon certified home inspector shall observe and operate the basic functions of the following kitchen appliances:

(a) Installed dishwasher, through its normal cycle; (b) Range, cook top, and installed oven; (c) Trash compactor; (d) Garbage disposal; (e) Ventilation equipment or range hood; (f) Installed microwave oven; and (g) Built-in refrigerators. (2) The Oregon certified home inspector is not required to

observe: (a) Clocks, timers, self-cleaning oven function, or thermostats

for calibration or automatic operation; (b) Non built-in appliances; (c) Refrigeration units that are not installed; or (d) Microwave leakage. (3) The Oregon certified home inspector is not required to

operate: (a) Appliances in use; or (b) Any appliance that is shut down or otherwise inoperable.




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f:hi-cpn_10-27-2009 (rev.6-30-17)

Oregon Home Inspection Consumer Notice This Notice is provided to you in accordance with (OAR 812-008-0202(2)(d)

?

Who needs to be certified? Oregon law requires individuals who bid, offer to perform or perform home inspections of two or more categories below, to be certified by the Oregon Construction Contractors Board (CCB). Plumbing Electrical Exterior and site Roofing Central Air Conditioning Interiors Structural Insulation and Ventilation Heating Built-in Kitchen Appliances Individuals must pass a comprehensive test to become certified and must complete continuing education courses to renew the certification.

Is a CCB license required?? Businesses that perform home inspections must be licensed with the CCB as a Residential General, Residential

Specialty Contractor or a Home Inspection Services Contractor. The bond and liability insurance amounts will

correspond accordingly. Licensing and certification do not guarantee quality of work. Licensing offers some

financial protection for you, the customer.

How do I check a Home inspector? To check a home inspection business, get the business’ CCB license number and the home inspector certification

number (OCHI). Visit us on-line at www.oregon.gov/CCB or call 503-378-4621 to verify the license and certification

are active.

What should I know about a Home inspection? 1. Home inspections are performed for the individual who contracted for the inspection. They may not be

used or relied on by others. (Example: a home buyer may not use or rely on an inspection report that was

contracted by the home’s seller). 2. Home inspectors are governed by Standards of Practice and Behavior that list what a home inspector can

and can’t do. OAR 812-008-0200 - OAR 812-008-0214. 3. A written contract is required of all home inspections. Contracts should be read carefully as they may

contain arbitration clause or a clause that limits the inspector’s liability.

How can the CCB help? The CCB provides consumer protection and regulates the home inspection industry. If you have a problem with

your licensed home inspection businesses, the CCB may be able to help.

You may file a complaint with the Construction Contractors Board against the licensed business if: 1. There is a direct contract between you and the licensee and, 2. It’s been within one year from the time the inspection was performed.

Complaints filed against unlicensed businesses or home inspection businesses using uncertified individuals to perform inspections are sent to the CCB’s Enforcement Section, but will probably not result in direct benefit to the complainant.

How can you reach the CCB?

PO Box 14140, Salem, OR 97309-5052 201 High St SE, Suite 600 Salem, OR 97301 www.oregon.gov/ccb | 503-378-4621




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REFERENCE LIBRARY

The links below connect you to a series of documents that will help you understand your home and how it works. Theseare in addition to links attached to specific items in the report.

Click on any link to read about that system.

01. ROOFING, FLASHINGS AND CHIMNEYS

02. EXTERIOR

03. STRUCTURE

04. ELECTRICAL

05. HEATING

06. COOLING/HEAT PUMPS

07. INSULATION

08. PLUMBING

09. INTERIOR

10. APPLIANCES

11. LIFE CYCLES AND COSTS

12. SUPPLEMENTARY

Asbestos

Radon

Urea Formaldehyde Foam Insulation (UFFI)

Lead

Carbon Monoxide

Mold

Household Pests

Termites and Carpenter Ants

13. HOME SET-UP AND MAINTENANCE

14. MORE ABOUT HOME INSPECTIONS




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https://hcloud.blob.core.windows.net/hrbpdfs/HRB_1_Roofing_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_2_Exterior_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_3_Structure_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_4_Electrical_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_5_Heating_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_6_Cooling_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_7_Insulation_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_8_Plumbing_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_9_Interior_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_10_Appliances_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_11_Life_Cycles_2013.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_12_Supplementary_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_13_Maintenance_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_14_Appendix_A_2011.pdf

www.bigcreekhis.com

8763 Red Wagon Road Stillwater, OR 74074 · January 27, 2018 Dear John Mello, RE: Report No. 1003,...

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Transcript of 8763 Red Wagon Road Stillwater, OR 74074 · January 27, 2018 Dear John Mello, RE: Report No. 1003,...