Client: Address: Inspection Date: 12/26/2011 Inspection Time: 9:00 A.M. 12:00 P.M. Weather Conditions: Overcast, 50 deg F +-

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1 (425) Wa. Home Inspector 619 WSDA Inspector WSDA Control # 1336AQ-025 Client: Address: Property Description: (2) story single family home with daylight basement Property age/ size: Built 1976, 3,060 s.f. per listing Occupancy Status: Vacant Inspection Date: 12/26/2011 Inspection Time: 9:00 A.M. 12:00 P.M. Weather Conditions: Overcast, 50 deg F +- Hergert Inspection LLC Kevin Hergert, Member Page 1 of 36

2 Table of Contents Summary of Inspection...3 Electrical System...5 Plumbing System...7 Heating System...8 Water Heater...10 Site...11 Building Exterior...13 Crawlspace...17 Living Room and Dining Room...19 Kitchen and Nook...20 Family Room...21 Utility Room...22 Powder Room...24 Hallways...25 Master Bedroom Suite...26 Bedrooms 2 and Main Bathroom...28 Basement Great Room...29 Basement Bedroom...30 Basement Bathroom...31 Garage...32 Attic...34 Structural Pest Inspection Diagram...36 Page 2 of 36

3 Summary of Inspection All items listed in the Summary of each section are listed below. Additional comments may be written in the body of the report. Please read the entire report. All items listed below should be further evaluated, inspected, modified, and/or corrected by a licensed professional in that corresponding or related trade. WDO refers to Wood Destroying Organism as defined by the Washington State Department of Agriculture - Items in this font are general comments throughout report. - Items in this font are considered a minor cost and/or cosmetic. - Items in this font are considered a substantial cost or an extreme safety concern. Electrical System - Knock-out covers missing at electrical panel cover - Main domestic water service of house should not be located above or adjacent to the electrical panel Plumbing System Heating System - Recommend servicing of furnace by a licensed furnace technician and every (2) years thereafter. There is no visible tag that this furnace has ever been serviced Water Heater - TMP should discharge to the exterior Site - Structure in contact with ground (WDO conducive condition). Recommend 4-6 separation between ground and structure Building Exterior - Wood rot and moisture ant damage at the S.E. corner of the basement. This damage may extend further to the adjacent areas. Invasive testing is needed to confirm the extent of the damage. No active moisture ant activity detected - Flashing not installed at top of foundation wall be chimney. Minor detection of wood rot at this area - Several metal tiles are bent (crushed). Recommend replacement of these tiles or sealing of the raised edges to prevent moisture intrusion. Condition of the cedar shakes below not visible - Gas piping should be painted with rust proof paint and not lying on the ground - Gas outlet for deck BBQ should be sealed/capped while not in use Crawlspace - Evidence of dryer vent gaps (lint in crawlspace) Living Room and Dining Room Kitchen and Nook - Garbage disposal inoperative Family Room Utility Room - Unable to determine adequacy of heat from adjacent spaces Powder Room - Fan operates very rough, likely near failure Hallways - Unable to activate lights at stairwell and floor 1 and 2 hallways Page 3 of 36

4 Master Bedroom Suite - Exposed light bulbs in a closet are a fire hazard Bedrooms 2 and 3 Main Bathroom Basement Great Room - Evidence of moisture intrusion at East side of wood stove area. See comment at Building Exterior secton - Fire seal (roping) at wood stove door is extensively worn Basement Bedroom - Electrical outlets are not properly wired in this bedroom - Smoke detector not installed - Room would not meet emergency egress standards due to the adjacent hot tub room Basement Bathroom Garage - Recommend additional metal T strap at post to beam connection - Electrical wire splices should be made within closed junction boxes Attic - Faced (vapor barrier) insulation should not be installed above blown in insulation Page 4 of 36

5 Electrical System No evidence of over heating Service Type: Underground Meter Location: Side of garage Voltage: 240 Panel Location: Type: Panel Rating: Main Disconnect: Serv. wire Size/ Rating: Grounding: Panel Clearance: Garage Split bus bar - Appears to be 200 AMP n/a - Appears to be 200 AMP Copper to exterior ground rod, limited visibility 30 wide, 3 in front as required - Knock-out covers missing at electrical panel cover - Main domestic water service of house should not be located above or adjacent to the electrical panel Missing knockout covers Page 5 of 36

6 Breakers/ Wiring Type: Breakers: Copper romex - Double tapped circuit breakers. Recommend evaluation and repair by a licensed electrician Page 6 of 36

7 Plumbing System Domestic Water Supply: Supply Pipe: House Piping: Pipe Condition: Main Water Shut off: Public water per listing, not included in this inspection Copper pipe where visible Copper and plastic where visible where garage Domestic Water Shut off Plastic domestic water pipes Sanitary Sewer Discharge: House Piping: Pipe Condition: Public sewer per listing, not included in this inspection ABS where visible where visible Page 7 of 36

8 Heating System Furnace Location: Garage Make/ Model: Bryant plus 80 s/n 4497A11346 Fuel Type: Natural gas BTUH Input: 115,000 BTUH Output: 93,000 Efficiency Rating: Mid-efficiency Useful Life Est. Useful Life new: 25 years Est. age of furnace: 15 years +- - Recommend servicing of furnace by a licensed furnace technician and every (2) years thereafter. There is no visible tag that this furnace has ever been serviced Heat Exchanger Visible Inspection: Gas detection test: Burner test: Operation Thermostat: Combustion Air: Filter:, limited visibility No gas leak detected No burner irregularities detected floor 1 hall Appears adequate Located above furnace Page 8 of 36

9 Furnace filter location Flue/ Gas Piping Flue Secure: Flue clearances: Gas Piping: Heat Gain return nearest register: Heat Gain: Inspected Per requirements where visible Drip leg installed deg F 61 deg F 113 deg F 52 deg F. Heat gain is within specifications of furnace Temperature measured at return air Temperature measured at heat register Page 9 of 36

10 Water Heater Water Heater Location: Garage Make/ Model: General Electric manufactured 12/2003 Fuel Type: Natural gas Capacity: 50 gallon Useful Life Est. Useful Life new: 12 years Est. age of heater: 8 years +- Safety Flue TMP valve: Earthquake Straps: Flame Rollout: Secure: Clearances: Draft Hood: As per required - TMP should discharge to the exterior Installed No visible evidence Inspected As required where visible Inspected Water Temperature Safe water temperature: Measured temperature: 120 deg F per industry standards Page 10 of 36

11 Site Site Grade at structure: Adequate grade away Earth to wood contact: - Structure in contact with ground (WDO conducive condition). Recommend 4-6 separation between ground and structure Vegetation contact: Negligible Roof drain discharge: Underground discharge Earth to wood contact (typical) Driveway Type: Condition: Trip Hazard: Concrete None Slip hazard at driveway due to moss build up Page 11 of 36

12 Front walks/ steps Type: Condition: Trip Hazard: Handrails: Barricades: Miscellaneous Overhead Power Lines: Retaining Walls: Underground Oil Tank: Irrigation System: Wood None As required As required N/A None that affect structure No visible evidence None visible Page 12 of 36

13 Building Exterior General Condition Structural Movement: Exterior doors: Windows (ext. cladding): Siding Type: Condition: Window/Door Flashing: Caulking: No visible evidence Cedar - Wood rot and moisture ant damage at the S.E. corner of the basement. This damage may extend further to the adjacent areas. Invasive testing is needed to confirm the extent of the damage. No active moisture ant activity detected - Flashing not installed at top of foundation wall be chimney. Minor detection of wood rot at this area Moisture ant damage Area above moisture ant damage Moisture ant damage Moisture ant damage Page 13 of 36

14 Flashing missing at concrete foundation Wood rot (see image to left) Caulking not complete at Master Bathroom Moisture damage at Siding Roof Estimated Pitch: 4:12 Material: Metal above cedar shake Layers: 1+ How Inspected: From floor 2, street, side yard, and rear yard Condition: - Several metal tiles are bent (crushed). Recommend replacement of these tiles or sealing of the raised edges to prevent moisture intrusion. Condition of the cedar shakes below not visible Ventilation: Eave and gable end vent Plumbing Vents: Flues: Flashing: Page 14 of 36

15 Crushed roofing Crushed roofing (typical) Debris on hot tub area extension roof Debris on hot tub area extension roof Gutters/ Downspouts Type: Condition: Continuous metal Electrical Plumbing Outlets: Switches/Lights: Hose Bibs: Gas Piping: Inspected - Gas piping should be painted with rust proof paint and not lying on the ground - Gas outlet for deck BBQ should be sealed/capped while not in use Page 15 of 36

16 Gas pipe lying on the ground Open gas valve at deck Decks Structure: Decking: Condition: Connection to Structure: Trip Hazard: Handrails: Barricades: Pressure treated joists Cedar Secured to cut cantilevered joists None As required As required Connection to cut cantilevered joists Minor wood rot at decking (typical) Page 16 of 36

17 Crawlspace General Visibility: Access location: How viewed: Moisture Ventilation: Vapor Barrier: Moisture Intrusion: Structural Foundation: Mudsill: Joists: Post-Beams: Structural Movement: Insulation Under-floor: Domestic Water Pipes: Heating Supply: Plumbing Condition: Valves/ Other: Electrical Outlets: Wiring/ junction boxes: Heating/ Ventilation Duct Work: Ventilation Ducts: Gas Piping: Space is vacant Basement room Traversed crawlspace Appears adequate As required No visible evidence ; limited visibility No visible evidence - None None visible None visible - Evidence of dryer vent gaps (lint in crawlspace) Crawlspace (typical) Lint at crawlspace Page 17 of 36

18 Structural Pests Conducive Material: Visible Evidence: Nuisance Pests Visible Evidence: No visible evidence No visible evidence No visible evidence Page 18 of 36

19 Living Room and Dining Room Location: Floor 1 General Room Condition Visibility: Rooms are vacant Structural Movement: No visible evidence Moisture Infiltration: No visible evidence Walls: Ceiling: Flooring: Electrical Switches/Lights: Outlets: Heating Source: Air Flow/ Heat Gain: Floor register Windows Glazing: Tempered: Operation: Screen: Not required Doors/Millwork Operation/latching: Door condition: Millwork condition: Fireplace Type: : Metal wood burning Damper tested Page 19 of 36

20 Kitchen and Nook Location: Floor 1 General Room Condition Visibility: Rooms are vacant Structural Movement: No visible evidence Moisture Infiltration: No visible evidence Walls: Ceiling: Flooring: Cabinets: Countertops: Appliances Dishwasher: Dishwasher air gap: Oven: Cooktop: Microwave: Ventilation: Refrigerator: Plumbing Functional flow: Hot/ Cold: Drainage: Visible leaks: Disposal: Caulking: Fixtures: Electrical Switches/Lights: Outlets: Heating Source: Air Flow/ Heat Gain: Visible Not tested n/a - Garbage disposal inoperative - Recommend GFCI protection for Kitchen electrical outlets. Do not GFCI protect the refrigerator Floor register Windows Glazing: Tempered: Operation: Screen: Not required Doors/Millwork Operation/latching: Door condition: Millwork condition: Page 20 of 36

21 Family Room Location: Floor 1 General Room Condition Visibility: Room is vacant Structural Movement: No visible evidence Moisture Infiltration: No visible evidence Walls: Ceiling: Flooring: Electrical Switches/Lights: Outlets: Heating Source: Air Flow/ Heat Gain: Floor register Windows Glazing: Tempered: Operation: Screen: Not required Doors/Millwork Operation/latching: Door condition: Millwork condition: Fireplace Type: : Sealed gas direct vent - Pilot light not lit, not tested Page 21 of 36

22 Utility Room Location: Floor 1 General Room Condition Visibility: Room is vacant Structural Movement: No visible evidence Moisture Infiltration: No visible evidence Walls: Ceiling: Flooring: Cabinets: Countertops: Electrical Switches/Lights: Outlets: Heating Source: Air Flow/ Heat Gain: Mechanical ventilation: - None - Unable to determine adequacy of heat from adjacent spaces Windows Glazing: Tempered: Operation: Screen: Not required Doors/Millwork Operation/latching: Door condition: Millwork condition: Plumbing Functional flow: Hot/ Cold: Drainage: Visible leaks: Caulking: Fixtures: Page 22 of 36

23 Evidence of moisture leak from washer supply line Appliances Washer: Dryer Connection: Dryer: Appliance Condition: Electric. Vented to outside Page 23 of 36

24 Powder Room Location: Floor 1 General Room Condition Visibility: Room is vacant Structural Movement: No visible evidence Moisture Infiltration: No visible evidence Walls: Ceiling: Flooring: Cabinets: Countertops: Mirrors: Electrical Switches/Lights: Outlets: Heating Source: Air Flow/ Heat Gain: Mechanical ventilation: Doors/Millwork Operation/latching: Door condition: Millwork condition: Bath Hardware: Plumbing Functional flow: Hot/ Cold: Drainage: Visible leaks: Caulking: Toilet Secure: Fixtures:, GFCI protected Floor register - Fan operates very rough, likely near failure Page 24 of 36

25 Hallways Location: Basement, floors 1 and 2 General Room Condition Visibility: Space is vacant Structural Movement: No visible evidence Moisture Infiltration: No visible evidence Walls: Ceiling: Flooring: Electrical Switches/Lights: Outlets: Doors/Millwork Operation/latching: Door condition: Millwork condition: - Unable to activate lights at stairwell and floor 1 and 2 hallways Stairwell Handrails: Barricades: Balusters: Trip Hazard: As required As required As required None Page 25 of 36

26 Master Bedroom Suite Location: Floor 2 General Room Condition Visibility: Room is vacant Structural Movement: No visible evidence Moisture Infiltration: No visible evidence - Evidence of microbial growth in outer corner of the room Walls: Ceiling: Flooring: Cabinets: Countertops: Mirrors: Electrical Switches/Lights: Outlets: Smoke detector: Heating Source: Air Flow/ Heat Gain: Mechanical ventilation: - Exposed light bulbs in a closet are a fire hazard - Bathroom lighting system is difficult to operate. Bathroom outlets are GFCI protected Wall register Windows Glazing: Tempered: Operation: Egress: Screen: As required Appears to meet current egress standards Doors/Millwork Operation/latching: Door condition: Millwork condition: Bath Hardware: Plumbing Functional flow: Hot/ Cold: Drainage: Visible leaks: Caulking: Toilet Secure: Tub/Shower surround: Fixtures: Page 26 of 36

27 Bedrooms 2 and 3 Location: Floor 2 General Room Condition Visibility: Rooms are vacant Structural Movement: No visible evidence Moisture Infiltration: No visible evidence Walls: Ceiling: Flooring: Electrical Switches/Lights: Outlets: Smoke Detector: Heating Source: Air Flow/ Heat Gain: - Smoke detector disconnected in center bedroom Wall register Windows Glazing: Tempered: Operation: Egress: Screen: Not required Appears to meet current egress standards Doors/Millwork Operation/latching: Door condition: Millwork condition: Page 27 of 36

28 Main Bathroom Location: Floor 2 General Room Condition Visibility: Room is vacant Structural Movement: No visible evidence Moisture Infiltration: No visible evidence Walls: Ceiling: Flooring: Cabinets: Countertops: Mirrors: Electrical Switches/Lights: Outlets: Heating Source: Air Flow/ Heat Gain: Mechanical ventilation: Doors/Millwork Operation/latching: Door condition: Millwork condition: Bath Hardware: Plumbing Functional flow: Hot/ Cold: Drainage: Visible leaks: Caulking: Toilet Secure: Tub/Shower surround: Fixtures:, GFCI protected Wall register - Door hinge is loose Page 28 of 36

29 Basement Great Room Location: Basement General Room Condition Visibility: Room is vacant Structural Movement: No visible evidence Moisture Infiltration: - Evidence of moisture intrusion at East side of wood stove area. See comment at Building Exterior secton Walls: Ceiling: Flooring: Electrical Switches/Lights: Outlets: Heating Source: Air Flow/ Heat Gain: Ceiling register Windows Glazing: Tempered: Operation: Screen: As required Doors/Millwork Operation/latching: Door condition: Millwork condition: Fireplace Type: : Wood stove Door - Fire seal (roping) at wood stove door is extensively worn Page 29 of 36

30 Basement Bedroom Location: Basement General Room Condition Visibility: Room is vacant Structural Movement: No visible evidence Moisture Infiltration: No visible evidence Walls: Ceiling: Flooring: Electrical Switches/Lights: Outlets: Smoke Detector: Heating Source: Air Flow/ Heat Gain: - Electrical outlets are not properly wired in this bedroom - Smoke detector not installed Ceiling register Windows Glazing: Tempered: Operation: Egress: Screen: Not required - Room would not meet emergency egress standards due to the adjacent hot tub room None Doors/Millwork Operation/latching: Door condition: Millwork condition: Page 30 of 36

31 Basement Bathroom Location: Basement General Room Condition Visibility: Room is vacant Structural Movement: No visible evidence Moisture Infiltration: No visible evidence Walls: Ceiling: Flooring: Cabinets: Countertops: Mirrors: Electrical Switches/Lights: Outlets: Heating Source: Air Flow/ Heat Gain: Mechanical ventilation: Doors/Millwork Operation/latching: Door condition: Millwork condition: Bath Hardware: Plumbing Functional flow: Hot/ Cold: Drainage: Visible leaks: Caulking: Toilet Secure: Tub/Shower surround: Fixtures:, GFCI protected Ceiling register Page 31 of 36

32 Garage Type: Attached General Room Condition Visibility: Structural Movement: Moisture Infiltration: Walls: Ceiling: Slab: Space is vacant No visible evidence - Recommend additional metal T strap at post to beam connection No visible evidence Recommend additional post to beam connection Safety Fire separation: Ignition point > above FF: Safety barricade to mech.: Garage Door Type: Springs & Fasteners: Auto Reverse: Photocell reverse: Remote openers: As required where visible In compliance Not needed Metal roll-up - Garage door locked, not tested - Garage door locked, not tested Not present Electrical Windows Switches/Lights: Outlets: Glazing: Tempered: Operation: - Electrical wire splices should be made within closed junction boxes Not required Not tested Page 32 of 36

33 Doors Operation/latching: Door condition: Page 33 of 36

34 Attic Location: Over main body of house General Visibility: Access location: How viewed: Space is vacant Bedroom and garage Traversed entire attic space Moisture Roof Ventilation: Moisture Intrusion: Bath/Kitchen fans : Structural Structure Type: Sheathing: Structural Movement: Appears adequate No visible evidence All vent to outside Rafters 1 x No visible evidence Insulation Type: Condition: Blown in - Faced (vapor barrier) insulation should not be installed above blown in insulation Page 34 of 36

35 Vapor barrier on cold side of insulation above blown in insulation. This configuration can lead to condensation Flues/Vent Stacks Plumbing Stacks: Gas Flues: Electrical Outlets: Wiring/ junction boxes: All vented to exterior None visible Improper attic light Structural Pests Conducive Material: Visible Evidence: Nuisance Pests Visible Evidence: No visible evidence No visible evidence No visible evidence Page 35 of 36

36 Structural Pest Inspection Diagram Wood Destroying Organisms (WDO) Conducive Conditions (CC) WDO-AB Anobid Beetles CC-BG Bare Ground WDO-CA Carpenter Ants CC-CD Conducive Debris WDO-DT Dampwood Termites CC-EM Excessive Moisture WDO-MA Moisture Ants CC-EW Earth-Wood Contact WDO-OB Other Beetles CC-FC Failed Caulking WDO-RF Rot Fungus CC-IV Inadequate Ventilation WDO-ST Subterranean Termites CC-RG Restricted Gutter CC-VC Vegetation Contact Inspection Conditions (IC) IC-CSA Crawl Space Access IC-IA Inadequate Clearance CC-EW WDO-MA IC-CSA WDO-RF GARAGE WDO-RF (decking) Note: plumbing not active DRAWING NOT INTENDED TO BE EXACT Page 36 of 36