Hawks Eye Home Inspection LLC. Shoreline, Wa Williams Rd. Renton, Wa 98057

Transcription

1 Shoreline, Wa Renton, Wa 98057

2 Page 1 of 23 Table of Contents Definitions 2 General Information 2 Lots and Grounds 3 Exterior 4 Roof 5 Garage/Carport 6 Electrical 7 Structure 8 Attic 10 Basement 10 Heating System 11 Plumbing 12 Bathroom 12 Kitchen 13 Bedroom 14 Living Space 14 Laundry Room/Area 15 Summary 16

3 Page 2 of 23 Definitions NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection Functional with no obvious signs of defect. Not Present Item not present or not found. Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time of inspection. Marginal Item is not fully functional and requires repair or servicing. Defective Item needs immediate repair or replacement. It is unable to perform its intended function. General Information Property Information Property Address City Renton State Wa Zip Contact Name Matt Gerdhardt Phone Client Information Client Name awbrockway@gmail.com Inspection Company Inspector Name Geoff Spry Company Name City Shoreline State Wa Zip Phone hawkseyehomeinspection@gmail.com Amount Received $ Conditions Others Present Buyer's Agent Property Occupied Occupied Estimated Age 95 yrs Entrance Faces West Inspection Date 03/09/2015 Start Time 1pm End Time 4pm Electric On Yes Gas/Oil On Yes Water On Yes Temperature 55 Weather Cloudy Soil Conditions Damp Space Below Grade Basement Building Type Single family Garage Detached Sewage Disposal City How Verified Multiple Listing Service Water Source City How Verified Multiple Listing Service Additions/Modifications Upgrades electrical service Permits Obtained Inquire with seller How Verified N/A

4 Page 3 of 23 Lots and Grounds 1. Marginal Driveway: Concrete - Heavy cracks in surface Defective Walks: Concrete Steps/Stoops: Wood - Missing handrails at front. Rot present at back. Recommend repairs Porch: Wood Grading: Flat

5 Page 4 of 23 Lots and Grounds (Continued) 6. Defective Vegetation: Trees - Tree limbs over hang the roof and should be cut back. 7. Fences: Chain link Exterior Complete House Exterior Surface 1. Marginal Type: Wood - Rot noted at various locations Marginal Trim: Wood Fascia: Wood Soffits: Wood - Paint peeling at rear Entry Doors: Wood Windows: Aluminum and Wood Storm Windows: Wood framed

6 Page 5 of 23 Exterior (Continued) Defective Window Screens: Not present - Missing Basement Windows: Wood Framed Exterior Lighting: Surface mount Hose Bibs: Rotary Gas Meter: Exterior at side of home Main Gas Valve: Located at gas meter Roof Client understands future roof leaks cannot be predicted. Due to the pitch of the roof and rain I was unable to safely traverse the roof. Main Roof Surface 1. Method of Inspection: Ladder at eaves 2. Material: Asphalt shingle - Recommend cleaning. 3. Type: Gable 4. Approximate South Chimney Not Present Age: 10 to 12 years Flashing: Aluminum Plumbing Vents: Galvanized Electrical Mast: Mast with tie back at roof Gutters: Plastic Downspouts: Aluminum Chimney: Brick Flue/Flue Cap: Recommend adding rain/snow cap.

7 Page 6 of 23 Roof (Continued) 12. Chimney Flashing: Aluminum Garage/Carport The garage is heavily occupied with items. I was not able to inspect 100%. I recommend inquiring as to date built and if there was a permit issued. The roof structure appears to be home built so I have the recommendation below. Detached Garage 1. Type of Structure: Detached Car Spaces: 2 2. Defective Garage Doors: Wood - Door panels have water damage Door Operation: Manual Exterior Surface: Metal - Recommend trimming the tree back Marginal Roof: Metal Roof Structure: Wood - A structural engineer/licensed professional contractor is recommended to evaluate due to appearance of amateur work.

8 Page 7 of 23 Garage/Carport (Continued) Service Doors: Metal Ceiling: Exposed framing Walls: Exposed framing, Sheetrock, metal - Inspection limited by items in garage. 10. Floor/Foundation: Poured concrete 11. Not Inspected Electrical: 12. Not Inspected Smoke Detector: Electrical The panel contains blank spots where dummy breakers should be. I recommend a licensed electrician evaluate homes complete system with an invasive inspection due to old wiring being present with ungounded outlets, non GFCI outlets,etc. 1. Service Size Amps: 125 Volts: 220 VAC 2. Service: Copper VAC Branch Circuits: Copper VAC Branch Circuits: Copper 5. Conductor Type: Non-metallic sheathed cable 6. Ground: Plumbing and rod in ground 7. Not Present Smoke Detectors: Basement Electric Panel 8. Manufacturer: Eaton - Recommend installing "dummy breakers" at blank spots Maximum Capacity: 125 Amps Main Breaker Size: 125 Amps Breakers: Copper Not Present Fuses: Not Present AFCI: Not Present GFCI:

9 Page 8 of 23 Electrical (Continued) 15. Is the panel bonded? Yes Structure I recommend a structural engineer/licensed contractor evaluate/make any repairs needed to items pertaining to the structure. While not a defect modern methods of construction include post to beam connectors,foundation anchors,etc. There is a couple of diagrams next to the pictures under "Beams" Defective Structure Type: Wood frame Foundation: Poured - Cracked at exterior. A structural engineer or foundation repair company is recommended to evaluate and estimate repairs. Signs of moisture at west interior. Moisture

10 Page 9 of 23 Structure (Continued) 3. Defective Beams: Solid wood - Hole cuts and not properly supported Defective Bearing Walls: Wood Joists/Trusses: Wood - Joists have been modified and will require evaluation. 6. Defective Piers/Posts: Wood - Improper post type for load.

11 Page 10 of 23 Structure (Continued) Defective Floor/Slab: Poured slab, brick Stairs/Handrails: Wood stairs with no handrails - Handrails missing (Safety) 9. Subfloor: Dimensional wood Attic There is construction debris present as well as the insulation placed over wiring as mentioned below. Main Attic 1. Method of Inspection: From the attic access 2. Unable to Inspect: 15% - Safety and footing 3. Roof Framing: 2x4 Truss 4. Sheathing: Plywood 5. Ventilation: Ridge Vent 6. Insulation: Fiberglass 7. Insulation Depth: 6" 8. Marginal Wiring/Lighting: 110 VAC - There is insulation over wiring present. Evaluation by a licensed electrician is recommended. Basement Basement Defective Not Present 8. Not Present 9. Not Present 10. Not Present Not Present 13. Defective Unable to Inspect: Ceiling: Exposed framing Walls: Exposed framing Floor: Poured Windows: Wood - Will not open Electrical: 110 VAC Smoke Detector: HVAC Source: Vapor Barrier: Insulation: Ventilation: Sump Pump: Moisture Location: Western half

12 Page 11 of 23 Heating System Recommend service and evaluation by a professional HVAC company. Main Heating System 1. Heating System Operation: Adequate Furnace existing beyond design life. Broken mount and rust present Manufacturer: Lennox Type: Gravity heat Capacity: 85,000 BTUHR Area Served: Whole building Approximate Age: unknown Fuel Type: Natural gas Unable to Inspect: 55% Thermostats: Programmable Suspected Asbestos: Yes - Suspected asbestos present, Lab testing of the suspected asbestos material is required to determine the presence of asbestos

13 Page 12 of 23 Plumbing 1. Service Line: Galvanized - The only visible portion of the supply piping is about an inch before it goes through the foundation. Inquire with seller as to past updates. Galvanized supply piping corrodes form inside causing decreased flow rates and will eventually require updating. Supply Piping Shut Off Basement Water 8. Marginal Main Water Shutoff: Basement Water Lines: Copper Drain Pipes: ABS Service Caps: Accessible Vent Pipes: PVC Gas Service Lines: Cast iron Heater Water Heater Operation: Adequate - Water heater has exceeded design life. It is a 2001 model. Average life span of a water heater is 12 years. Recommend budgeting for a new one. Manufacturer: A.O. Smith Type: Natural gas Capacity: 50 Gal. Approximate Age: 14 years Area Served: Whole building Flue Pipe: Metal TPRV and Drain Tube: Copper Bathroom 1st floor main Bathroom 1. Ceiling: Paint 2. Walls: Paint 3. Floor: Linoleum 4. Doors: Hollow wood 5. Defective Electrical: 110 VAC - Open or missing ground. Non-GFCI circuit Counter/Cabinet: Composite and wood Sink/Basin: Molded single bowl Faucets/Traps: Delta fixtures with a PVC trap Tub/Surround: Porcelain tub and fiberglass surround Toilets: American Standard Ventilation: Electric ventilation fan

14 Page 13 of 23 Kitchen 1st Floor Kitchen 1. Marginal Cooking Appliances: Maytag - No anti tip device installed. 2. Ventilator: Nutone 3. Dishwasher: Kenmore 4. Air Gap Present? No An air gap is a connection usually mounted on the kitchen sink rim that prevents the backup of waste water to the dishwasher. It is connected between the dishwasher and the garbage disposal through hosing. 5. Marginal Refrigerator: Whirlpool - No anti tip device installed. 6. Sink: Stainless Steel 7. Defective Electrical: 110 VAC - Non-GFCI circuit. Open or missing ground. Suggest evaluation by licensed electrician Marginal Defective 14. Defective Plumbing/Fixtures: PVC Counter Tops: Formica Cabinets: Laminate and wood Ceiling: Paint Walls: Paint Floor: Linoleum - Damaged. Windows: Wood slider - Cracked glass, The windows will not open.

15 Page 14 of 23 Bedroom Recommend installing smoke detectors and one CO detector per floor. Client understands all rooms were occupied when inspected. 2nd Floor Rear Bedroom 1. Closet: Single 2. Ceiling: Paint 3. Walls: Paint 4. Floor: Hardwood 5. Doors: Wood 6. Windows: Wood 7. Electrical: 110 VAC 8. Not Inspected Smoke Detector: 2nd Floor Front Bedroom 9. Closet: Single small 10. Ceiling: Paint 11. Walls: Paint 12. Floor: Carpet 13. Doors: Wood 14. Windows: Wood 15. Defective Electrical: 110 VAC - Open or missing ground 16. Not Inspected Smoke Detector: 1st Floor Master Bedroom 17. Closet: Single small 18. Ceiling: Paint 19. Walls: Paint 20. Floor: Carpet 21. Doors: Hollow wood 22. Windows: Wood slider 23. Defective Electrical: 110 VAC - Open or missing ground 24. Not Inspected Smoke Detector: Living Space Dining Room Living Space 1. Marginal Ceiling: Texture paint - Possible asbestos. 2. Defective Walls: Paint - Cracks present.

16 Page 15 of 23 Living Space (Continued) 3. Marginal 4. Defective Floor: Hardwood - Floor squeaks noted Windows: Wood - The window will not open 5. Defective Electrical: 110 VAC 6. Not Inspected HVAC Source: 7. Not Present Smoke Detector: Living Room Living Space 8. Marginal Ceiling: Texture paint - Possible asbestos Marginal 11. Defective Walls: Paint Floor: Hardwood - The floor squeaks when walked on. Windows: Wood - The window will not open 12. Defective Electrical: 110 VAC - Open or missing ground 13. Not Inspected HVAC Source: 14. Not Present Smoke Detector: Laundry Room/Area 1st Floor Laundry Room/Area 1. Marginal Ceiling: Tiled - Possible asbestos. 2. Walls: Paneling 3. Floor: Linoleum 4. Windows: Metal 5. Not Inspected Electrical: 6. Not Present Smoke Detector: 7. Not Inspected HVAC Source: 8. Washer Hose Bib: Rotary 9. Washer and Dryer Electrical: VAC 10. Dryer Vent: Rigid metal 11. Washer Drain: Wall mounted drain

17 Page 16 of 23 Marginal Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Lots and Grounds 1. Driveway: Concrete - Heavy cracks in surface. Exterior 2. Complete House Exterior Surface Type: Wood - Rot noted at various locations. 3. Soffits: Wood - Paint peeling at rear. Garage/Carport 4. Detached Garage Roof Structure: Wood - A structural engineer/licensed professional contractor is recommended to evaluate due to appearance of amateur work.

18 Page 17 of 23 Garage/Carport (Continued) Roof Structure: (continued) Attic 5. Main Attic Wiring/Lighting: 110 VAC - There is insulation over wiring present. Evaluation by a licensed electrician is recommended. Plumbing 6. Basement Water Heater Water Heater Operation: Adequate - Water heater has exceeded design life. It is a 2001 model. Average life span of a water heater is 12 years. Recommend budgeting for a new one. Kitchen 7. 1st Floor Kitchen Cooking Appliances: Maytag - No anti tip device installed. 8. 1st Floor Kitchen Refrigerator: Whirlpool - No anti tip device installed. 9. 1st Floor Kitchen Plumbing/Fixtures: PVC Living Space 10. Dining Room Living Space Ceiling: Texture paint - Possible asbestos. 11. Dining Room Living Space Floor: Hardwood - Floor squeaks noted 12. Living Room Living Space Ceiling: Texture paint - Possible asbestos.

19 Page 18 of 23 Marginal Summary (Continued) 13. Living Room Living Space Floor: Hardwood - The floor squeaks when walked on. Laundry Room/Area 14. 1st Floor Laundry Room/Area Ceiling: Tiled - Possible asbestos.

20 Page 19 of 23 Defective Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Lots and Grounds 1. Steps/Stoops: Wood - Missing handrails at front. Rot present at back. Recommend repairs. 2. Vegetation: Trees - Tree limbs over hang the roof and should be cut back. Exterior 3. Window Screens: Not present - Missing Garage/Carport 4. Detached Garage Garage Doors: Wood - Door panels have water damage Structure 5. Foundation: Poured - Cracked at exterior. A structural engineer or foundation repair company is recommended to evaluate and estimate repairs. Signs of moisture at west interior.

21 Page 20 of 23 Structure (Continued) Foundation: (continued) Moisture 6. Beams: Solid wood - Hole cuts and not properly supported.

22 Page 21 of 23 Defective Summary (Continued) 7. Joists/Trusses: Wood - Joists have been modified and will require evaluation. 8. Piers/Posts: Wood - Improper post type for load. 9. Stairs/Handrails: Wood stairs with no handrails - Handrails missing (Safety) Basement 10. Basement Windows: Wood - Will not open 11. Basement Moisture Location: Western half Bathroom 12. 1st floor main Bathroom Electrical: 110 VAC - Open or missing ground. Non-GFCI circuit.

23 Page 22 of 23 Defective Summary (Continued) Kitchen 13. 1st Floor Kitchen Electrical: 110 VAC - Non-GFCI circuit. Open or missing ground. Suggest evaluation by licensed electrician st Floor Kitchen Floor: Linoleum - Damaged st Floor Kitchen Windows: Wood slider - Cracked glass, The windows will not open. Bedroom 16. 2nd Floor Front Bedroom Electrical: 110 VAC - Open or missing ground 17. 1st Floor Master Bedroom Electrical: 110 VAC - Open or missing ground Living Space 18. Dining Room Living Space Walls: Paint - Cracks present.

24 Page 23 of 23 Defective Summary (Continued) 19. Dining Room Living Space Windows: Wood - The window will not open 20. Dining Room Living Space Electrical: 110 VAC 21. Living Room Living Space Windows: Wood - The window will not open 22. Living Room Living Space Electrical: 110 VAC - Open or missing ground