Inspection Date: 07/13/2011 Inspection Time: 3:30 P.M. 6:30 P.M. Weather Conditions: Scattered Clouds, 65 deg F +-

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1 (425) Wa. Home Inspector 619 WSDA Inspector WSDA Control # 1154AQ-029 Client: Address: Property Description: Split level house Property age/ size: Built 1961, 2,100 s.f. per listing Occupancy Status: Occupied Inspection Date: 07/13/2011 Inspection Time: 3:30 P.M. 6:30 P.M. Weather Conditions: Scattered Clouds, 65 deg F +- Hergert Inspection LLC Kevin Hergert, Member Page 1 of 32

2 Table of Contents Summary of Inspection...3 Electrical System...5 Plumbing System...6 Water Heater...7 Heating System...9 Site...12 Building Exterior...14 Garage...19 Living Room...20 Kitchen and Dining Room...21 Floor 1 Bedrooms...23 Main Bathroom...24 Hallways...25 Basement Bedrooms...26 Basement Bathroom...27 Utility Room...28 Family Room...30 Attic...31 Structural Pest Inspection Diagram...32 Page 2 of 32

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 minor and/or cosmetic. - Items in this font are considered an extreme safety concern or substantial. Electrical System Plumbing System - Sanitary sewer appears to be septic. Listing indicated public sewer. There is no evidence that would indicate this home has been connected to the public sewer system as represented Water Heater Heating System - Furnace is far beyond its anticipated useful life expectancy (likely original equipment; 50 years +- ). Irregular burner patter when blower fan is activated indicates a likely cracked heat exchanger which could result in carbon monoxide poisoning. Extensive rusting a gas pipes, flue, and furnace indicate inadequate drafting of furnace Site - Vegetation in contact with house at several locations (WDO Conducive condition) Building Exterior - Roofing is in very poor condition. All shingles are substantially worn (no granules remaining). Many shingles are damaged or missing. Evidence of leakage into the ridge beam in attic. Recommend removal and replacement of shingles. Plywood sheathing should be replaced as needed. There is a visible sag in the sheathing above the Living room - Recommend repair of worn and missing mortar at chimney - Flashing above garage at chimney is improperly installed. A gap exists which will trap moisture and debris - Gutters are filled with debris. Evidence of gutter leaks in various locations - Electrical supply to garage should be installed in conduit - Staircase for deck does not have a graspable handrail. Trip hazard at cut stair tread by hose bib. Landing at base should be 3 in front of last step Garage - There are several open electrical junction boxes in the garage. Recommend proper cover plates Living Room - Open ground at electrical outlet - Unable to open East section of window Kitchen and Dining Room - Outlets adjacent to sink are not GFCI protected as recommended. Outlet above range is a safety hazard due to potential contact of electrical cord with burners Floor 1 Bedrooms Main Bathroom - Electrical outlet is not grounded and not GFCI protected as recommended - Tub drainage is slow. May be related to discharge at Utility room floor drain Page 3 of 32

4 Hallways - Open ground at electrical outlet at floor 1 hallway - Smoke detectors inoperative. Recommend replacement with smoke-carbon monoxide combination detectors - Graspable handrails not installed at stairwell Basement Bedrooms - Unable to open N.W. bedroom window (result is no emergency egress) Basement Bathroom Utility Room - Open electrical wire in ceiling of closet should be properly terminated in a junction box - Floor drain is overflowing when plumbing fixtures are operated for several minutes at floor 2. Waste water overflow has damaged the cabinet, baseboards, and drywall in the Utility room (all areas of the room).this drainage issue is likely a clogged waste line in the basement floor or at the exterior discharge system to the septic, or a failed septic system. Plumbing system is not functional in this condition. Family Room Attic Page 4 of 32

5 Electrical System No evidence of overheating Service Type: Overhead Meter Location: Side of house Voltage: 240 Panel Location: Manufacturer: Type: Panel Rating: Main Disconnect: Serv. wire Size/ Rating: Sub-panel: Grounding: Panel Clearance: Breakers/ Wiring Type: Breakers: Basement bedroom Square D Split bus bar 125 AMP n/a 125 AMP No Copper to exterior ground rod, limited visibility 30 wide, 3 in front as required - Copper romex (there is a single aluminum wire visible) - Comment: Most light switches in the house are installed upside down Page 5 of 32

6 Plumbing System Domestic Water Supply: Supply Pipe: House Piping: Pipe Condition: Main Water Shut off: Public water Not visible Copper where visible where visible Not located Sanitary Sewer Discharge: House Piping: Pipe Condition: - Sanitary sewer appears to be septic. Listing indicated public sewer. There is no evidence that would indicate this home has been connected to the public sewer system as represented ABS, and copper where visible where visible Prior repair to plumbing pipes in Utility room area Page 6 of 32

7 Water Heater Water Heater Location: Make/ Model: Fuel Type: Capacity: Utility room closet AO Smith s/n B07A (power vent) Natural gas 50 gallon Useful Life Est. Useful Life new: 12 years Est. age of heater: 4 years +- Safety Flue TMP valve: Earthquake Straps: Flame Rollout: Secure: Clearances: Draft Hood: As per required Installed No visible evidence Inspected As required where visible - n/a, power vent Water Temperature Safe water temperature: Measured temperature: 120 deg F per industry standards 120 deg F Page 7 of 32

8 Water kitchen Page 8 of 32

9 Heating System Furnace Location: Basement bathroom Make/ Model: Montag s/n Fuel Type: Natural gas BTUH: 100,000 Efficiency Rating: Low-efficiency Useful Life Est. Useful Life new: Est. age of furnace: Heat Exchanger Visible Inspection: Gas detection test: Burner test: Operation Thermostat: Disconnect: Combustion Air: 25 years - Date tag not visible at furnace. Earliest date information is 1990 which would put the age of the furnace at least 21 years. Furnace is likely the original equipment installed during construction - Furnace is far beyond its anticipated useful life expectancy (likely original equipment; 50 years +-). Irregular burner patter when blower fan is activated indicates a likely cracked heat exchanger which could result in carbon monoxide poisoning. Extensive rusting a gas pipes, flue, and furnace indicate inadequate drafting of furnace, limited visibility No gas leak detected - Irregular burner pattern when blower motor is activated floor 1 hall - None - Combustion air and draft is drawn from the Living space of the house. Staining on walls indicates inadequate combustion and draft hood air. When furnace is replaced, recommend provide exterior combustion air for furnace. See comment above Page 9 of 32

10 Extensive rust at gas pipes Flue Secure: clearances: Inspected Per requirements where visible Moisture stains below flue indicate inadequate air for draft hood (condensation in flue) Page 10 of 32

11 Heat Gain return nearest register: Heat Gain: deg F 70 deg F 133 deg F - 63 deg F. Heat gain is below the specifications of furnace Temperature measured at heat register Page 11 of 32

12 Site Site Grade at structure: Earth to wood contact: Vegetation contact: Roof drain discharge: Adequate grade away Clearance as required - Vegetation in contact with house at several locations (WDO Conducive condition) Surface discharge Vegetation should not be in contact with the house (including the roof) Driveway Type: Condition: Trip Hazard: Asphalt None Unknown purpose of repair to driveway near garage Page 12 of 32

13 Front walks/ steps Type: Condition: Trip Hazard: Rear walks/ steps Type: Condition: Trip Hazard: Miscellaneous Overhead Power Lines: Retaining Walls: Underground Oil Tank: Irrigation System: Concrete None Concrete None Yes None that affect structure No visible evidence None visible Page 13 of 32

14 Building Exterior General Condition Structural Movement: Exterior doors: Windows (ext. cladding): Siding Type: Condition: Window/Door Flashing: Caulking: No visible evidence Cedar - Head flashing is not installed above window trim. These areas must be maintained in order to prevent wood rot and/or leakage behind the trim Flashing not installed at window trim Roof Estimated Pitch: 5:12 Material: Composition Layers: 1+ How Inspected: - Traversed roof Condition: - Roofing is in very poor condition. All shingles are substantially worn (no granules remaining). Many shingles are damaged or missing. Evidence of leakage into the ridge beam in attic. Recommend removal and replacement of shingles. Plywood sheathing should be replaced as needed. There is a visible sag in the sheathing above the Living room Ventilation: Eave and roof vent Plumbing Vents: Flues: - Recommend repair of worn and missing mortar at chimney Flashing: - Flashing above garage at chimney is improperly installed. A gap exists which will trap moisture and debris Page 14 of 32

15 Worn shingle (typical) Worn shingle (typical) Worn shingle (typical) Moisture at attic ridge beam Gap at chimney flashing Missing shingle (typical) Page 15 of 32

16 Cracked chimney brick Missing mortar at chimney Gutters/ Downspouts Type: Condition: Continuous metal - Gutters are filled with debris. Evidence of gutter leaks in various locations Debris in gutter Evidence of gutter leak Electrical Outlets: Switches/Lights:, not GFCI protected as recommended - Electrical supply to garage should be installed in conduit Page 16 of 32

17 Power supply to garage should be in conduit Plumbing Hose Bibs: Gas Piping: Inspected Decks Structure: Decking: Condition: Connection to Structure: Trip Hazard: Handrails: Barricades: Pressure treated joists Cedar Lag bolts - See comment below - Staircase for deck does not have a graspable handrail. Trip hazard at cut stair tread by hose bib. Landing at base should be 3 in front of last step As required Landing should be 3 in front of last tread Trip hazard at hose bib Page 17 of 32

18 Graspable handrail not installed Page 18 of 32

19 Garage Type: Attached General Room Condition Visibility: Structural Movement: Moisture Infiltration: Walls: Ceiling: Slab: Garage Door Type: Springs & Fasteners: Auto Reverse: Photocell reverse: Remote openers: Space is occupied No visible evidence No visible evidence Wood roll-up - Garage door not tested as opener button not located. Likely controlled only by exterior keypad - Not tested - Visible, not tested Not present Electrical Windows Switches/Lights: Outlets: Glazing: Tempered: Operation: Screen: All visible tested - There are several open electrical junction boxes in the garage. Recommend proper cover plates Not required Page 19 of 32

20 Living Room Location: Floor 1 General Room Condition Visibility: Room is occupied Structural Movement: No visible evidence Moisture Infiltration: No visible evidence Walls: Ceiling: Flooring: Electrical Switches/Lights: Outlets: Heating Source: Air Flow/ Heat Gain: All visible tested - Open ground at electrical outlet Floor register Windows Glazing: Tempered: Operation: Screen: Not required - Unable to open East section of window - None Doors/Millwork Operation/latching: Door condition: Millwork condition: Fireplace Type: : Masonry Wood-burning - No access for inspection (TV in front of fireplace) Page 20 of 32

21 Kitchen and Dining Room Location: Floor 1 General Room Condition Visibility: Rooms are occupied Structural Movement: No visible evidence Moisture Infiltration: No visible evidence Walls: Ceiling: Flooring: Cabinets: - Cabinet door to left of range is loose. Drawers to right of range should have cabinet pulls installed Countertops: Appliances Dishwasher: Range: Cooktop: Ventilation: Refrigerator: Plumbing Functional flow: Hot/ Cold: Drainage: Visible leaks: Disposal: Caulking: Fixtures: Electrical Switches/Lights: Outlets: full cycle - Hot surface indicator at cooktop will not turn off Appears adequate Appears adequate None visible - Waste line beneath sink is loose; tighten - Operation very loud. It is likely there is debris in disposal All visible tested - Outlets adjacent to sink are not GFCI protected as recommended. Outlet above range is a safety hazard due to potential contact of electrical cord with burners Electrical outlet above range is a safety hazard Page 21 of 32

22 Heating Source: Air Flow/ Heat Gain: Floor register Windows Glazing: Tempered: Operation: Screen: Not required - None Doors/Millwork Operation/latching: Door condition: Millwork condition: Page 22 of 32

23 Floor 1 Bedrooms Location: Floor 1 General Room Condition Visibility: Rooms are occupied 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: All visible tested All visible tested - Smoke detectors not operable Floor register Heat registers are open to rooms below (joint heat runs) Sound and light will travel from room to room Windows Glazing: Tempered: Operation: Egress: Screen: Not required Appears to meet current egress standards Doors/Millwork Operation/latching: Door condition: Millwork condition: - Doorstops missing; hole in wall of South bedroom - By pass closet doors are off tracks Page 23 of 32

24 Main Bathroom Location: Floor 1 General Room Condition Visibility: Room is occupied 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: All visible tested - Entry fixture inoperable; presumed burnt out bulbs - Electrical outlet is not grounded and not GFCI protected as recommended Floor register - Fan is very loud. Loud fan may indicate failing bearings Windows Glazing: Tempered: Operation: Not required 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: Appears adequate Appears adequate - Tub drainage is slow. May be related to discharge at Utility room floor drain None visible - Recommend re-caulk tub and toilet areas - Substantial chips at bathtub. Recommend repair Page 24 of 32

25 Hallways Location: Floors 1 and Basement General Room Condition Visibility: Space is occupied - No access to closet area beneath entryway due to personal belongings Structural Movement: No visible evidence Moisture Infiltration: No visible evidence Walls: Ceiling: Flooring: Electrical Switches/Lights: Outlets: Smoke Detector: All visible tested - Open ground at electrical outlet at floor 1 hallway - Smoke detectors inoperative. Recommend replacement with smoke-carbon monoxide combination detectors Windows Glazing: Tempered: Operation: Not required Fixed Doors/Millwork Operation/latching: Door condition: Millwork condition: - Gaps at front door. It appears that the hinge for the active door is bent causing the door to sag Stairwell Handrails: Barricades: Trip Hazard: - Graspable handrails not installed at stairwell As required None Page 25 of 32

26 Basement Bedrooms Location: Basement General Room Condition Visibility: Rooms are occupied 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: All visible tested - Light inoperable in S.E bedroom; presumed burnt out bulb All visible tested - None Ceiling registers Windows Glazing: Tempered: Operation: Egress: Screen: Not required - Unable to open N.W. bedroom window (result is no emergency egress) - Would not meet current egress standards due to window sill height above floor Doors/Millwork Operation/latching: Door condition: Millwork condition: - Doorstops missing Page 26 of 32

27 Basement Bathroom Location: Basement General Room Condition Visibility: Room is occupied 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: All visible tested - Outlet is not GFCI protected as recommended Ceiling register - None Windows Glazing: Tempered: Operation: Screen: As required - None 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: Appears adequate Appears adequate None visible - Recommend re-caulk tub - Substantial chips at bathtub. Recommend repair - Minor leak at left sink valve (leaks into sink) Page 27 of 32

28 Utility Room Location: Basement General Room Condition Visibility: Room is occupied Structural Movement: No visible evidence Moisture Infiltration: No visible evidence Walls: - See comment below Ceiling: Flooring: Cabinets: - See comment above Countertops: Electrical Switches/Lights: Outlets: Heating Mechanical ventilation: Doors/Millwork Operation/latching: Door condition: Millwork condition: Plumbing Functional flow: Hot/ Cold: Drainage: Visible leaks: Caulking: Fixtures: All visible tested All visible tested - Open electrical wire in ceiling of closet should be properly terminated in a junction box - None Appears adequate - Floor drain is overflowing when plumbing fixtures are operated for several minutes at floor 2. Waste water overflow has damaged the cabinet, baseboards, and drywall in the Utility room (all areas of the room).this drainage issue is likely a clogged waste line in the basement floor or at the exterior discharge system to the septic, or a failed septic system. Plumbing system is not functional in this condition. - See comment above Page 28 of 32

29 Waste water flowing out of floor drain Waste water flowing out of floor drain Moisture wicking up into cabinet Moisture at wall adjacent to Family room Page 29 of 32

30 Family Room Location: Basement General Room Condition Visibility: Room is occupied Structural Movement: No visible evidence Moisture Infiltration: No visible evidence Walls: Ceiling: Flooring: Electrical Switches/Lights: Outlets: Heating Source: Air Flow/ Heat Gain: All visible tested All visible tested Ceiling register Windows Glazing: Tempered: Operation: Screen: Not required - Not identified in field notes Doors/Millwork Operation/latching: Door condition: Millwork condition: Fireplace Type: : Masonry wood-burning - No access for inspection (TV in front of fireplace) - Non-combustible surface must be in front of fireplace (18 ). It appears that there is a tile floor beneath the carpeting Page 30 of 32

31 Attic Location: Over main body of house General Visibility: Access location: How viewed: Space is vacant Hallway Traversed entire attic space Moisture Roof Ventilation: Moisture Intrusion: Bath/Kitchen fans : Structural Structure Type: Sheathing: Structural Movement: Appears adequate - Moisture stains at ridge beam. See Building exterior section All vent to outside where visible Rafters 1 x 4 and plywood No visible evidence Insulation Type: Condition: Blown in Flues/Vent Stacks Plumbing Stacks: Gas Flues: Electrical Outlets: Wiring/ junction boxes: Structural Pests Conducive Material: Visible Evidence: Nuisance Pests Visible Evidence: All vented to exterior None visible No visible evidence No visible evidence No visible evidence Page 31 of 32

32 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-VC CC-RG (all areas) CC-VC CC-EM (floor drain) CC-VC GARAGE CC-VC ENTRY DRAWING NOT INTENDED TO BE EXACT Page 32 of 32