FAIRA TRANSPARENCY REPORTS. January 12 th, 2017

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1 608 State St. South Kirkland, WA FAIR Thank you for your interest in this Faira Certified home. FAIRA TRANSPARENCY REPORTS th St. E, Spanaway, WA January 12 th, 2017 We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property. You may view more detailed information for this home and can make an offer at All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We re happy you ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team

2 Inspection Report th St E, Spanaway, WA ICN : 10449BA002 Prepared By Lasswell Home Inspection LLC

3 REPORT LIMITATIONS ALL INSPECTIONS ARE PERFORMED IN ACCORDANCE WITH THE WASHINGTON STATE STANDARDS OF PRACTICE FOR HOME INSPECTORS Inspector: Jerome Kukowski - Washington Home Inspector License # WSDA License #86268 This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection. The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct. Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency. Page 2

4 INSPECTION CONDITIONS Inspection Date: 10/06/2016. Inspection Time: Client Name: 10:00 AM. FAIRA. Inspection Address: th St E. City, State, Zip: Spanaway, WA Weather: Soil Clear. Wet. Outside Temp. in F: Year Built: Building Type: Stories: 2 Space Below Grade: Orientation: Water Source: Sewage Disposal: Utilities Status: House Occupied? WSDA Inspection Control Number Comments: 1 family. Crawl space. The home faces South. Public. CLIENT & SITE INFORMATION CLIMATIC CONDITIONS BUILDING CHARACTERISTICS UTILITY SERVICES Septic systems are not inspected as part of a home inspection. I would recommend having the system inspected by a certified septic inspector and the tank pumped prior to closing. All utilities on. Yes BA002 OTHER INFORMATION Because the home was occupied there is a chance there are problems that were not visible due to furniture and other possessions of the current resident. Page 3

5 ROOF SYSTEM The foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection. Style: ROOF Gable. Covering Type: Roof Access: Composition shingles. Walked on roof. Roof Covering Status: The roofing appears to be years old. Homeowner stated that this a 50 year shingle. There appears to be 1 layers of roofing installed. Roofing shingles installed along the second floor deck railing were not properly installed. One shingle is out of place and the final course of shingles were not installed. This leaves nail heads exposed which can allow leaks. I recommend contacting a licensed roofing contractor for further evaluation and repairs. Page 5

6 Type & EXPOSED FLASHINGS Rubber, Metal. The valley flashings were cut square at the lower inside corners instead of being cut to match the edge of the roof. This could allow water to leak under the roofing and damage the fascia trim or roof sheathing. No visible leaks or damage was found. For further evaluation I recommend contacting a licensed roofing contractor. A metal flashing was not installed at the top edge of the roof at the west end of the garage. Instead shingles were wrapped over the top edge. Shingles are not designed to make hard bends such as this and may be prone to wind damage. It also leaves exposed nail heads that can allow leaks. I recommend contacting a licensed roofing contractor for further evaluation and repairs. Type & GUTTERS & DOWNSPOUT Metal, The downspouts on the back side/s discharge to locations where the water will be trapped against the foundation. This can cause water to collect in the crawlspace and in severe cases can cause settlement of the foundation. I recommend either making improvement to the grading so the water can flow away from the foundation or adding an underground drain system that carries the discharge away from the house. The downspout is missing for the gutter around the second floor deck. I recommend installing the downspout to prevent damage to the home. Accessibility & Conditions: ATTIC AND INSULATION The attic is partially accessible. There was insufficient clearance between the framing/sheathing and the heating ducts to enter the following areas of the attic: above master bedroom and front bedroom. The roof is constructed with a combination of truss and conventional framing. No visible defects were found in the attic space. Page 6

7 Insulation Type & Venting Fiberglass- Blown, Appears serviceable. The attic is vented by air flowing in through vents at the soffit and out through box vents near the ridge. Attic venting appears adequate and no visible problems were found. Page 7

8 EXTERIOR - FOUNDATION - BASEMENT An inspection of the exterior includes the visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies, handrails, guardrails, carports, eaves, soffits, fascias and visible exterior portions of chimneys. The following items are outside the scope of a home inspection. Buildings, decks, patios, fences, retaining walls, and other structures detached from the dwelling. Safety type glass or the integrity of thermal window seals. Verifying the presence of flue liners or condition of the flue beyond what can be safely and readily seen from the roof or the firebox of a stove or fireplace. Testing or evaluation of the operation of security locks, devices or systems..areas beneath decks with less than five feet of clearance from the underside of joists to grade. Evaluation of the function or condition of shutters, awnings, storm doors, storm windows, screens, and similar accessories. Area obscured vegetation or personal property of the current resident. Material: Condition Vinyl. WALLS The caulking is cracked in the following locations: around the doors and windows, I recommend repairing all cracked caulking to prevent water intrusion. The cover on the dryer vent is damaged. I recommend repairing or replacing the cover to prevent pests from nesting in the dryer duct. A piece of siding does not fit tightly to the corner trim at the garage back door. I recommend contacting a licensed contractor for repairs. Damaged siding was found in the following locations: along bottom edge at back of garage. I recommend replacing all damaged siding to prevent water intrusion. Page 8

9 Material: Wood, Vinyl. TRIM Damaged vinyl trim is noted at the northwest corner of the house. Accessibility: Crawl Space: BASEMENT/CRAWL SPACE The crawl space is fully accessible. There is wood debris scattered throughout the crawlspace. Wood debris in contact with the soil will rot and attract wood destroying insects. Rotting sheathing is noted along the bottom edge of a pony wall in the crawlspace (under family room). Rotting wood can attract wood destroying insects to the home. I recommend contacting a licensed contractor to replace all rotting wood. Evidence of rodent activity is present in the crawlspace. I recommend contacting a licensed pest control operator to determine if this is from a current infestation. Basement Walls - Type: Beams: Floor Joists: Poured concrete. No defects were found with the visible portion of the foundation. No major defects were found with the beams. Dimensional Lumber. No visible Defects. Page 9

10 Columns/Supports: No Visible Defects. Page 10

11 KITCHEN - APPLIANCES Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they require connection to facilitate testing. Sink KITCHEN Fiberglass The sink drain slopes downward too much after the traps. This can cause the water to be siphoned out of the traps and allow sewer gases into the house. I recommend contacting a licensed plumber for repairs. Range/Cooktop & Oven Ventilation Refrigerator Dishwasher Electric, Appears to operate correctly. The range hood is missing/not installed. The refrigerator was inspected and appears operational. The dishwasher was inspected appears to operate properly. The air gap is missing from the dishwasher drain line. The air gap prevents drain water from backing up into the dishwasher and possibly contaminating clean dishes. Garbage Disposal Appears to operate correctly, no visible defects were found. Trash Compactor Appears to operated correctly, no visible defects were found. Microwave: Portable, Not tested. Counters & Cabinets: Concrete. No visible defects were found. All cabinet drawers and doors were opened and no visible defects were found. Page 11

12 Switches, Fixtures & Outlets: Not all the kitchen counter outlets are GFCI protected. While this was not required at the time the house was built it is an easy safety upgrade which can prevent a life threatening shock. Page 12

13 LAUNDRY Laundry appliances are not moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned. Location: LAUNDRY Utility room. Washing Machine: Dryer: Plumbing appears serviceable, Electrical outlet is grounded, Dryer venting is provided, Laundry sink is provided. Washer was not operated at the time of inspection because it was filled with laundry. Electric, Appears to operate correctly, no visible defects were found. Page 13

14 INTERIOR The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. Main Entry Door: Other Exterior Doors: Interior Doors: No visible defects. INTERIOR All exterior doors were inspected and no visible defects were found. Missing door trim is noted in various areas around the house. Doors are missing in the following location(s): NW bedroom. The door handle is missing from the bonus room door. Door stops are missing on the following doors: front bedroom. I recommend adding door stops to prevent damage to the drywall. Windows: The panes of glass are broken in the following windows: kitchen, family room, den, parlor, front bedroom. I recommend contacting a licensed window contractor for replacement of all broken windows. The following windows have broken latches: first floor bathroom The lifts that hold the windows open needs to be repaired or replaced on the following windows: stairway The seals between the panes have failed on the following window(s): front bedroom. I recommend replacing these panes of glass. Page 14

15 Interior Walls: Ceilings: Drywall. General condition appears good. Drywall. The loft area in the front bedroom has unfinished drywall walls/ceiling. Floors: Wood, Tile, Bamboo, Carpet The transition strip is missing from the den doorway Cracked tiles and missing grout is noted on the second floor hall bathroom floor. I recommend repairing all damaged grout to prevent water from leaking under the flooring. The flooring was not fully installed in the bonus room. Stairs & Handrails: Interior stairs serviceable, Stair handrail serviceable. The loft area does not have a safety railing. If the area is to be used a railing should be installed. Page 15

16 Smoke/Fire & CO Detectors: Smoke alarms were present in all locations required by current safety standards. Smoke alarms are not tested during the course of a home inspection. Missing carbon monoxide alarms - As of April 1, 2012 Washington State law requires the seller to install carbon monoxide alarms. These should be installed outside each separate sleeping area in the immediate vicinity of each bedroom, on each level of the home and in accordance with the manufacturers recommendations. Page 16

17 BATHROOMS FIRST FLOOR BATHROOM Condition of Sink: Condition of Toilet: Tub, Shower, Plumbing Fixtures: No visible defects were found. Drain appears serviceable, Counters/cabinets appear serviceable. Operation appears normal, no visible defects were found. The drain line is leaking where it connects to the bottom of the shower. I recommend contacting a licensed contractor for repairs. Tub, Shower & Walls: Bath Ventilation No visible defects found in tub or shower enclosure. Appears adequate. Page 17

18 SECOND FLOOR HALL BATHROOM Condition of Sink: Condition of Toilet: Tub, Shower, Plumbing Fixtures: Tub, Shower & Walls: The drain stopper is not working properly and or damaged. Operation appears normal, no visible defects were found. No visible defects were found. Drain appears to operate correctly. Shower head appears to operate correctly. The caulking has cracked/failed where the tub meets the flooring. This should be re-caulked to prevent water from getting underneath the flooring. Bath Ventilation Appears adequate. Page 18

19 MASTER BATHROOM Condition of Sink: The handles are missing from the sink faucets. The left faucet is loose. The nuts that attach it to the sink should be tightened. When loose the faucet won't seal to the sink and water will leak into the cabinet below. Condition of Toilet: Tub, Shower, Plumbing Fixtures: Tub, Shower & Walls: Bath Ventilation Operation appears normal, no visible defects were found. No visible defects were found. Drain appears to operate correctly. Shower head appears to operate correctly. No visible defects found in tub or shower enclosure. I recommend using a grout sealer on the tile. This will prevent water from seeping through the grout and damaging the wall. It will also prevent the grout from staining. Appears adequate. Page 19

20 HEATING - AIR CONDITIONING The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector. NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy. Location of Primary Unit: HEATING SYSTEM DESCRIPTION Garage. System Type: Fuel Type & Notes: Approximate Age in Years: Primary Unit: PUMP/BLOWER FAN: Air Plenum: Forced Air. Electric. The furnace was manufactured in Electric furnaces have a typical life expectancy of years. Operation appears normal. Operation appears normal. No visible defects. HEATING SYSTEM CONDITION Page 20

21 Air Filters: The furnace is equipped with an electrostatic filter system. These are extremely efficient filtering systems and can filters as much as 94% of the dust and allergens from the air passing through the furnace. Filter is present and in good condition. Furnace filters should be cleaned every 3 months. A clogged filter will reduce the efficiency of the heating system and can cause damage to the furnace. Normal Controls: General Suggestions: Type: Operation appears normal. Homeowner states furnace was serviced in The heating industry recommends furnaces be serviced every 2 years. AIR CONDITIONING - HEAT PUMP Central, Heat Pump. Power Source: Compressor Age in Years: Return Air Temperature: Supply Air Temperature: Air Temperature Change 240 Volt, Electrical disconnect present. The compressor was manufactured in The average life expectancy of heat pump/air conditioner is approximately 15 years. The A/C unit was tested an no visible defects were found. 70 Degrees. Cooling 52 Degrees. Heating 96 Degrees. Cooling 18 Degrees Heating 26 Degrees A temperature change of 12 degrees is considered minimum acceptable performance. System Condensate Line: Operation appears normal. Condensate line installed. Page 21

22 Normal Controls: Type: Ducts/Air Supply: Operation appears normal. Insulated sheet metal, Flexible Round. Appears serviceable. DUCTWORK Page 22

23 ELECTRICAL SYSTEM Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly. Type & Main Panel Location SERVICE Underground service, 200 Amps, Circuit breakers, No visible defects. ELECTRICAL PANELS Garage. Inspector Notes: Grounding system is present, Breaker # 9/11 has too high of a rating for the circuit wiring. This could allow the circuit to be overloaded without tripping the breaker. I recommend contacting a licensed electrician for repairs. Wires have been installed underneath the main feed lugs to supply power to the garage sub panel. This could allow the wires to be overheated and start a fire. I recommend contacting a licensed electrician for repairs. One or more of the panel cover screws are missing. I recommend replacing the missing panel cover screws with screws designed for this brand of panel. Page 23

24 Grounding Exterior grounding rod is present. Grounding to the supply plumbing is present. Sub panel Location: Sub panel Notes: Air conditioner, Garage. There is an opening(s) in the panel cover of the garage sub panel that need blank cover(s) installed to prevent accidental contact with the energized bus bars. I recommend capping the ends of all unused wires in the panel with wire nuts to prevent accidental contact with live electrical connections. Entrance Cables: Branch Wiring: Aluminum- OK. CONDUCTORS Open junction boxes were found. All open junction boxes should have covers installed. These prevent foreign objects from coming into contact with the electrical connections. SWITCHES, OUTLETS & FIXTURES All accessible switches and outlets were tested and no visible problems were found. Page 24

25 PLUMBING Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve which should be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor a catch pan should be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improper installations should be corrected. Material: Copper. MAIN LINE The main shut off is located in the garage. The main line is 1" in diameter. The main shut off valve was not tested. No visible defects. Material: Copper. SUPPLY LINES A supply water line appears to be leaking in the crawlspace under the kitchen. I recommend contacting a licensed plumber for repairs. Page 25

26 Water Pressure The water pressure was tested at 55 psi. Normal household water pressure should be between 40 and 80 psi. Material: Type: Plastic. No visible defects. WASTE LINES HOSE FAUCETS Sample operated, operation appears normal. WATER HEATER Electric. Size: Location: Water Temp. Condition 80 Gallons. Garage Degrees. The generally accepted maximum safe water temperature is 120 degrees. The water heater was manufactured in Water heaters typically have a life expectancy of years. The water heater is near the end of its life and will need to be replaced soon. A temperature and pressure relief valve is present at the water heater. The TPR, temperature and pressure relief, valve drain line is missing or ends prematurely. This is a SAFETY HAZARD. Most jurisdictions in Washington require this line to be run to the outside of the living space. At a very minimum it should be run down to discharge within 6 inches of the floor. The electrical wiring has not been protected by conduit where it runs through the living space. Permanent wiring should always be protected either by conduit where it runs through living space. I recommend contacting an electrician for further evaluation and a repair estimate. Page 26

27 TPR Valve - The temperature and pressure relief valve (TPR) is an important safety device that is designed to prevent the water heater from exploding if the thermostat malfunctions and fails to shut down the heating elements. If this occurs the valve will open and discharge water to maintain a safe pressure within the tank. The water discharged will be very hot and under high pressure so it is important a drain line be connected to the valve and that it terminates in a location where it won't cause injury. Most jurisdictions in Washington State require the drain line to terminate on the exterior of the building. Page 27

28 GARAGE - CARPORT Notice: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should not be stored within closed garage areas. Location: Under main house roof, Three car. Same as house. TYPE ROOF FLOOR Typical cracks noted, The garage floor was not fully inspected because storage and/or vehicles of the current resident blocked access to part or all of the floor. FIRE WALL The drywall around the electrical panel has been removed. This voids the firewall between the house and the garage. Repair any openings with approved materials to restore its fire rating. Page 28

29 GARAGE DOOR(S) The 2 manually opening doors were not tested due to the home owners possessions blocking access. The beam sensors for the garage door opener are mounted too high. These should be within 6" of the garage floor. The garage door failed to reverse when it hit a 2x4 block at the bottom of its travel. This simulates a body part being trapped under the door. The automatic opener should be adjusted. MISCELLANEOUS Stored items restrict viewing of the garage area. FIRE WALL EXPLAINED - The firewall is an important safety feature in a home. It prevents a fire that starts in the garage from rapidly spreading to the living space of the house. The firewall is created by installing drywall that is taped on all wall surfaces adjacent to the living area. All openings in the drywall should be sealed and a fire rated/exterior door with weather stripping should be installed between the garage and the house. Page 29

30 GROUNDS This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping or septic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well as others too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. Type: Site: DRIVEWAY Gravel, Concrete, No visible defects were found. Concrete. No visible defects were found. SIDEWALKS LANDSCAPING Landscaping appears to be well maintained. Flat site. GRADING Grade at foundation needs correction, Pitch slope of soils away from foundation. Slope should fall away from the foundation at a minimum of 1/2 inch per foot and extend at least 10 feet away from the foundation. Type: Wood. PORCH The ramp to the front porch is unfinished. Page 30

31 Type: First Floor Deck/Porch Second Floor Wood. Waterproof coating. DECK The flashings are missing where the ledger board meets the wall. I recommend installing a flashing on the top side of the ledger board to prevent water from being trapped between the ledger board and wall. The second floor deck is covered with vinyl flooring. Vinyl flooring is not designed as a waterproof covering for exterior applications. For further evaluation I recommend contacting licensed contractor. Type: Open design. PATIO/PORCH COVER The porch roofs and second floor deck supports are sitting on top of the first floor deck. This is a poor support method as it relies on the wood of the deck for support. If the wood decking fails the roofs/deck will be affected. The better method is to have the supports set directly on concrete footings. Page 31

32 WASHINGTON WOOD DESTROYING ORGANISM INSPECTION REPORT This report is prepared from an inspection conducted by a Washington State Department of Agriculture licensed Structural Pest Inspector in accordance with Washington Administrative Code. Opinions contained herein are based on conditions visible and evident at the time of the inspection. This report does not warrant, represent, or guarantee that the structure reported on is free from evidence of WDOs (Wood destroying organisms), their damage or conditions conductive to WDOs, nor does it represent or guarantee that the total damage, infestation or infection is limited to that disclosed in this report. INSPECTION PROCEEDURES A thorough visual inspection will be made using accepted methods and practices, of the subject structure to render and opinion on the presence of or damage from WDOs as well as the conditions conductive to WDOs. Areas inspected include: structural exterior (accessible visually and physically to an inspector at ground level); accessible interior; accessible crawlspace(s); garages, carports and decks which are attached to the structure. Deck inspections include railings, wooden steps and accessible wooden surface materials, as well as, deck framing which is accessible (minimum 5' soil to joist clearance or those that can be reached using a 6' step ladder). Wood destroying organisms include subterranean termites, dampwood termites, carpenter ants, moisture ants, wood boring beetles, and damp wood decay fungus (rot). The inspector will not assume any responsibility for WDOs that were not detected during their dormant season. Conductive conditions include but not to be limited to inadequate clearance or structural members, earth wood contact, conductive debris in the crawlspace or basement, inadequate ventilation, excessive moisture, vegetation contact with the structure, bare ground in the crawlspace, existing or seasonal standing water in the crawlspace, failed caulking or grout in water splash areas, and/or inadequate or non-functioning gutter system. LIMITATIONS OF INSPECTION Inaccessible areas: Certain areas of a structure, which are inaccessible by their nature, may be subject to infestation by WDOs yet cannot be inspected without excavation, removal of finished surfaces or unless physical obstructions are removed. Examples of these areas are wall voids, spaces between floors, substructures concealed by sub-floor insulation or those with inadequate clearance, floors beneath coverings, sleeper floors, areas concealed by furniture, appliances or personal possessions, and deck substructures with less than 5' clearance. Sheds and outbuildings: Sheds garages, carports or other structures, which are not attached to the main structure by roof system or foundation, are excluded from this report unless specifically requested and noted. The inspector reserves the right to charge additionally to inspect any unattached structures. Climatic Conditions: In certain geographical areas of Washington State where wet climate is common and due to their construction and materials, structures may be subject to conditions from normal weathering. Such conditions as cracking, checking, and/or warping of doors, window casings, siding, and non-structural wooden members shall not be reported on the inspection report except at the discretion of the inspector. Inspectors are not required to report on any WDOs or other conditions that might be subject to seasonal constraints or environmental conditions if evidence of those constraints or conditions is not visible a the time of the inspections. Mold: Molds, mildews and other fungal growth (except wood rot) shall be reported on only to the extent that they indicate an excessive moisture condition which may be conductive to WDOs. Structural Assesment: While it may be possible for the inspector to note damaged materials, neither the inspector nor the inspection firm is liable or responsible in any way to determine the structural integrity of any building materials. If a more qualified opinion is desired, the services of a licensed, qualified contractor or structural engineer should be obtained. Page 32

33 Type of Insect: Location & Description: Type of Insect: Location & Description: EVIDENCE OF ACTIVE WOOD DESTROYING INSECTS No evidence of wood destroying insects were found. EVIDENCE OF ACTIVE WOOD DECAY FUNGI Rotten wall sheathing was found in a pony wall in the crawlspace at the NE corner. EVIDENCE OF PRIOR INSECT INFESTATION No damage from wood destroying organisms was found. CONDITIONS CONDUCTIVE TO WOOD DESTROYING ORGANISMS Conducive Debris - The crawlspace has wood debris as noted on the diagram which can attract wood destroying insects. All wood debris should be removed from the crawlspace. PL - A leak in the supply plumbing was found under the kitchen. This will increase the moisture level in the crawlspace and can lead to infestation by wood destroying organisms. I recommend contacting a licensed plumber for repairs. PL - The first floor shower drain line is leaking where it connect to the bottom of the shower pan. This will increase the moisture level in the crawlspace and can lead to infestation by wood destroying organisms. I recommend contacting a licensed plumber for repairs. Inaccessible areas OTHER INFORMATION The underside of the front and back porches were inaccessible because it they are built within 18 inches of ground level. Page 33

34 Site Sketch: Page 34