V.I. Inspections Jay Hanseth NW 126th St.

Transcription

1 Page 1 of 22 Table of Contents Definitions 2 General Information 2 Lots and Grounds 3 Exterior 4 Roof 4 Garage/Carport 5 Electrical 6 Structure 7 Attic 7 Fireplace/Wood Stove 8 Heating System 9 Plumbing 10 Bathroom 11 Kitchen 12 Bedroom 13 Living Space 14 Laundry Room/Area 16 Summary 17

2 Page 2 of 22 Definitions NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection A Acceptable Functional with no obvious signs of defect. NP Not Present Item not present or not found. NI Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time of inspection. M Marginal Item is not fully functional and requires repair or servicing. D Defective Item needs immediate repair or replacement. It is unable to perform its intended function. General Information Property Address City Seattle. State WA Zip Contact Name Steve Hill & Sandra Brenner. Client Name Inspector Name Brandal Gehr Company Name Inspector Name: Brandal Gehr, WA St Lic #247 Phone brandal@viinspections.com Amount Received $ Property Information Client Information Inspection Company Conditions Others Present Home Owner. Property Occupied Occupied. Estimated Age 1970 Entrance Faces East. Inspection Date 01/21/2018 Start Time 1:00 pm End Time 5:00 pm Electric On Yes No Not Applicable Gas/Oil On Yes No Not Applicable Water On Yes No Not Applicable Temperature 50's Weather Partly cloudy. Soil Conditions Wet. Space Below Grade Basement. Building Type Single family. Garage Attached. Water Source City. How Verified Multiple Listing Service. Sewage Disposal City. How Verified Multiple Listing Service. Additions/Modifications N/A Permits Obtained N/A How Verified N/A

3 Page 3 of 22 Lots and Grounds 1. Driveway: Asphalt. Minor cracking in asphalt driveway surface. 2. Walks: Paver. Minor cracking in walkway system. Moderate crack in walkway at front fence. Displacement present in SW walkway. Normal for age of construction. 3. Steps/Stoops: Concrete. No graspable handrails on yard access steps (safety). 4. Porch: Concrete. 5. Patio: Brick. Sections of mortar missing in lower W patio surface. 6. Deck: Wood. Bench railing design is a fall hazard, railings of correct height should be installed (safety). Spacing below benches is too wide. Minor rot in S and N bench surface. Minor rot in S deck surface at S access. Decks are constructed of untreated wood, relying on paint for weather seal, will need to be maintained. A qualified contractor is recommended to evaluate and estimate repairs of minor areas of rot in decking surface and install cost of railings. 7. Grading: Minor slope, Steep slope. W side of lot descends sharply away from house. Recommend geo-tech evaluation. 8. Swale: Flat or negative slope. E side of property directs water run off towards house. Additional drainage may be required. 9. Vegetation: Lawn, shrubs, trees. 10. Retaining Walls: Brick, stone. A few bricks cracked and/or shaling in lower patio brick retaining walls and S brick column. Sections of loose mortar in S brick column. 11. Exterior Surface Drain: Surface drain. Driveway drains and downspouts drain to sump pump tank in lower backyard. Pump in tank discharges water up to street level to prevent erosion of hillside. Sump pump will need to be maintained. Sump pump in sump pump well on NW side of house is controlled by light switches located both at main entry and at entry to family room, light switches covered in black tape at time of inspection. Switches need to stay on for sump pump to operate in current installation state. 12. Fences: Wood. Minor rot in S fence system. 13. Lawn Sprinklers: Front and back yard. Yard sprinkler systems are outside of the scope of home inspection, not inspected.

4 Page 4 of 22 Exterior Whole structure. Exterior Surface 1. Type: Cedar siding. 2. Trim: Wood. 3. Fascia: Wood. 4. Soffits: Wood. 5. Door Bell: Hard wired. 6. Entry Doors: Wood. 7. Patio Door: Metal sliding. 8. Windows: Wood frame. Single pane windows are less thermally efficient, more prone to condensation. 9. Window Screens: Not installed at time of inspection. 10. Exterior Lighting: Surface mount, ground lights. Some of the exterior lights are nonfunctional at time of inspection. Suggest a qualified electrician evaluate. 11. Exterior Electric Outlets: 110 VAC. Exterior outlets are not GFCI protected, normal for age of house. Lower W exterior outlets are switched. Recommend qualified electrician evaluate and estimate repairs. 12. Hose Bibs: Gate. Vacuum breakers are not installed on S/W/N hose bibs. Should be installed to prevent back flow. 13. Gas Meter: Exterior surface mount at side of home. N side of house. 14. Main Gas Valve: Located at gas meter. Roof Main. Roof Surface 1. Method of Inspection: On roof. 2. Unable to Inspect: 0% 3. Material: Cedar shake. A couple of shake pieces are missing. Some of the ridge caps are separated, sections of ridge caps are moderately worn. Minor rot in a few of the shake pieces along the lower edges. Metal patch in upper NW roof section indicates past leakage, normal repair for cedar shake roof. Markings on W roof surface indicates past pressure washing, wood shake roofs should not be pressure washed. Minor cupping in some of the shake material. Wear in the roof indicates the roof material is in second half of normal life span. A qualified roofing contractor is recommended to evaluate and estimate repairs. 4. Type: Hip. 5. Approximate Age: years. 6. Valleys: Preformed metal. 7. Plumbing Vents: Copper. No counter flashing caps installed on lead flashing boots, possible water intrusion spot.

5 Page 5 of 22 Roof (Continued) 8. Fan Vents: Galvanized. S basement bathroom, laundry room fan vent caps and dryer vent cap, visible on S slope of main roof, are moderately rusty, should be prepped/painted to extend life. 9. Electrical Mast: Underground utilities. 10. Gutters: Wood. Minor sections of rot in wooden gutter system, corner junction at SE corner of garage is example. Active seepage at gutter/fascia connection on E side of S chimney and over garage doors, indicates roof water getting behind gutters at this location, hidden conditions may be present. Sections of wood gutters moderately weathered, will need to be maintained against rot. 11. Downspouts: Galvanized. 12. Leader/Extension: Plastic. Not raining at time of inspection, not inspected. South. Chimney 13. Chimney: Brick. Efflorescence in upper chimney body indicates moisture intrusion into brick, junction between chimney and crown should be sealed. 14. Flue/Flue Cap: Tile, concrete. Minor crack in crown has been sealed with caulking. Recommend sealing concrete crown with water seal. Recommend adding rain/snow cap. 15. Chimney Flashing: Galvanized. Middle. Chimney 16. Chimney: Brick. 17. Flue/Flue Cap: Tile, concrete. Two minor cracks in crown should be sealed against moisture intrusion. Gap at chimney/crown connection should be sealed against moisture intrusion. Recommend sealing concrete crown with water seal. Recommend adding rain/snow cap. 18. Chimney Flashing: Galvanized. Garage/Carport Attached. Garage 1. Type of Structure: Attached. Car Spaces: 2 2. Garage Doors: Wood. Minor chipping in garage door exterior veneer. 3. Door Operation: Mechanized. 4. Door Opener: Stanley. Safety sensor nonfunctional, door does not auto-return when tested, safety sensor needs adjustment. Garage door motor is at end of normal life span. 5. Service Doors: Solid core. Air seals need to be installed on service door to interior. 6. Ceiling: Fire taped. 7. Walls: Paneling. 8. Floor/Foundation: Poured concrete.

6 Page 6 of 22 Garage/Carport (Continued) 9. Electrical: 110 VAC. Garage door motor powered by extension cord, should have outlet hardwired to within reach of power cord. Non-GFCI circuit, normal for age of house, recommend GFCI circuit be installed. A licensed electrician is recommended to evaluate and estimate repairs. Electrical 1. Service Size Amps: 200 amps. Volts: VAC. 2. Service: Copper VAC Branch Circuits: Copper. Many light switches throughout the house are well worn/loose. Worn light switches should be replaced. Evaluation by a licensed electrician is recommended VAC Branch Circuits: Copper. 5. Aluminum Wiring: Not present. 6. Conductor Type: NM sheathed wiring. 7. Ground: Plumbing and rod in ground. Cannot verify plumbing bond between hot and cold water lines and metal drain lines. Cannot verify ground to gas line. Cannot verify location of grounding rods. Cannot verify if plumbing ground is installed within 5' of water main entry. Not visible at time of inspection. Evaluation by a licensed electrician is recommended. 8. Smoke Detectors: Hard wired. Smoke detectors need to be installed in all bedrooms. Need to have one smoke detector in each floor hallway. Should be updated due to age. 9. Carbon Monoxide Detectors: None. Carbon monoxide detectors not installed, need to be installed according to current regulations, near all bedrooms and one on each floor. Laundry room. Electric Panel 10. Manufacturer: Square D. 11. Maximum Capacity: 200 Amps. 12. Main Breaker Size: 60 Amps. Split panel. 13. Breakers: Copper and Aluminum. 14. Is the panel bonded? Yes No

7 Page 7 of 22 Structure 1. Structure Type: Wood frame. 2. Foundation: Poured. 3. Differential Movement: No movement or displacement noted. 4. Beams: Not visible. 5. Bearing Walls: Frame. 6. Joists/Trusses: Not visible. 7. Floor/Slab: Not visible. 8. Stairs/Handrails: Carpet/wood. No continuous graspable handrail installed (safety). Carpet on stairs well worn. 9. Subfloor: Not visible. 10. Below Grade: Basement. In areas below grade the potential for moisture intrusion is greater, additional drainage may be necessary to prevent moisture intrusion in to below grade spaces. Attic S attic. Attic 1. Method of Inspection: In the attic. 2. Access: Open. No air seal installed on access hatch, should be installed to prevent moisture from interior entering attic space. 3. Unable to Inspect: 0% 4. Roof Framing: 2x8 Rafter. 5. Sheathing: Skip sheathing. 6. Ventilation: Ridge and soffit vents. 7. Insulation: Fiberglass. 8. Insulation Depth: 4-6" Insufficient insulation present by today's standards. Recommend additional insulation be installed. 9. Wiring/Lighting: House wiring. 10. Moisture Penetration: Previous water penetration noted. Staining on middle rafter indicates past water intrusion from roof area, dry at time of inspection, observe for future leaking. 11. Bathroom Fan Venting: Rigid Metal. Should be insulated to reduce condensation. N attic. Attic 12. Method of Inspection: In the attic. 13. Access: Open. No air seal installed on access hatch, should be installed to prevent moisture from interior entering attic space 14. Unable to Inspect: 15% 15. Roof Framing: 2x8 Rafter. 16. Sheathing: Skip sheathing. 17. Ventilation: Ridge and soffit vents. 18. Insulation: Fiberglass.

8 Page 8 of 22 Attic (Continued) 19. Insulation Depth: 4-6" Insufficient insulation present by today's standards. Recommend additional insulation be installed. 20. Wiring/Lighting: House wiring. Wiring installed too close to attic access (safety). 21. Moisture Penetration: Not present. 22. Bathroom Fan Venting: Not visible. Fireplace/Wood Stove Living Room. Fireplace 1. Fireplace Construction: Brick. 2. Type: Wood burning. 3. Smoke Chamber: Brick. 4. Flue: Tile. 5. Damper: Metal. Damper detached from metal frame, nonfunctional. Recommend qualified contractor evaluate and estimate repairs. 6. Hearth: Raised. Kitchen sitting area. Fireplace 7. Fireplace Construction: Brick. 8. Type: Wood burning. 9. Fireplace Insert: Gas log. Gas log insert is not installed at time of inspection, cannot test. 10. Smoke Chamber: Brick. 11. Flue: Tile. 12. Damper: Metal. 13. Hearth: Flush mounted. Family Room. Fireplace 14. Fireplace Construction: Brick. 15. Type: Wood burning. 16. Smoke Chamber: Brick. Needs to be cleaned. 17. Flue: Tile. 18. Damper: Metal. 19. Hearth: Flush mounted.

9 Page 9 of 22 Heating System Basement hall S. Heating System 1. Heating System Operation: Functional. No evidence of regular servicing. Lack of consistent service leads to higher chance of early failure of unit. Furnace is at end of normal life span. Service recommended. Recommend a qualified HVAC contractor service and evaluate heating system and estimate cost of future replacement. 2. Manufacturer: Trane. 3. Model Number: TUD100R948H2 Serial Number: LO53TW32G 4. Type: Forced air. Capacity: 100,000 btu/hr. 5. Area Served: First floor. Approximate Age: yrs. 6. Fuel Type: Natural gas. 7. Heat Exchanger: 5 Burner. 8. Unable to Inspect: 100% 9. Blower Fan/Filter: Direct drive with disposable filter. Filter needs to be changed. 10. Distribution: Metal duct. Recommend heat ducts be cleaned. 11. Circulator: Fan. 12. Draft Control: Automatic. 13. Flue Pipe: Single wall to double wall. Flue cap flashing, at top of chimney, is moderately rusty and should be prepped/painted to extend life. 14. Controls: Limit switch. Basement hall N. Heating System 15. Heating System Operation: Functional. Recommend following manufacturer service schedule. Service recommended. Recommend a qualified HVAC contractor service and evaluate heating system. 16. Manufacturer: Rheem. 17. Model Number: R801SA100317ZSA Serial Number: F Type: Forced air. Capacity: 100,000 btu/hr. 19. Area Served: Basement. Approximate Age: 0-5 yrs. 20. Fuel Type: Natural gas. 21. Heat Exchanger: 4 Burner. 22. Unable to Inspect: 100% 23. Blower Fan/Filter: Direct drive with disposable filter. No filter installed, filter needs to be installed. 24. Distribution: Metal duct. Lower level heat ducts are installed into concrete slab, higher potential for water intrusion and rust to occur in lower heat ducts, recommend annual inspection. Dried silt and drilled holes in family room heat duct system indicates past water intrusion, dry at time of inspection, observe for future water intrusion, sump pump at NW side of house has to stay on. Recommend heat ducts be cleaned. 25. Circulator: Fan. 26. Draft Control: Automatic. 27. Flue Pipe: Single wall to tile. Access hole at base of flue, visible in furnace closet, should be sealed

10 Page 10 of 22 Heating System (Continued) Flue Pipe: (continued) against furnace exhaust back drafting into house (safety). Recommend qualified contractor evaluate. 28. Controls: Limit switch. 29. Thermostats: Programmable. 30. Tank Location: N/A 31. Suspected Asbestos: No Plumbing 1. Service Line: Not visible. 2. Main Water Shutoff: NE basement room. 3. Water Lines: Copper. 4. Water Temperature: 120 Deg F. 5. Water Pressure: 60 psi. 6. Drain Pipes: ABS, Cast iron. Recommend sewer scope inspection. 7. Service Caps: Accessible. 8. Vent Pipes: Copper. 9. Gas Service Lines: Cast iron. Laundry room. Water Heater 10. Water Heater Operation: Functional at time of inspection. Earthquake support straps missing or not properly installed. Water heater has exceeded design life. Recommend qualified contractor evaluate and estimate replacement. 11. Manufacturer: Rheem. 12. Model Number: 81XR66DT Serial Number: 0695C Type: Electric. Capacity: 65 Gal. 14. Approximate Age: yrs. Area Served: Kitchen, laundry room, S basement bathroom. 15. TPRV and Drain Tube: Copper. NE basement room. Water Heater 16. Water Heater Operation: Functional at time of inspection. Earthquake support straps missing or not properly installed. Water heater is at end of normal life span. Recommend qualified contractor evaluate and estimate replacement. 17. Manufacturer: Rheem. 18. Model Number: 82MV52-2 Serial Number: RH1206R Type: Electric. Capacity: 50 Gal. 20. Approximate Age: yrs. Area Served: Master and N basement bathroom. 21. TPRV and Drain Tube: Copper.

11 Page 11 of 22 Bathroom Master bathroom. Bathroom 1. Ceiling: Paint. 2. Walls: Wallpaper, Paint. 3. Floor: Carpet. Carpets are stained. 4. Doors: Pocket door, Hollow core. Pocket entry door stuck in wall, cannot get door to shut. A qualified contractor is recommend to evaluate and estimate repairs. 5. Windows: Wood frame. 6. Electrical: 110 VAC. Non-GFCI circuit, normal for age of house, recommend GFCI circuit be installed. 7. Counter/Cabinet: Laminate and wood. 8. Sink/Basin: Molded single bowl. 9. Faucets/Traps: Metal faucet with metal trap. 10. Shower/Surround: Tile. NW ceiling tile piece is loose, grout missing. Small sections of grout missing in tile surround, water intrusion spots. High moisture reading in lower row of tile surround, hidden conditions may be present. All tile should be sealed. Recommend qualified contractor evaluate and estimate repairs. 11. Toilets: American Standard. Toilet lid missing. 12. HVAC Source: Heating system register. 13. Ventilation: Electric ventilation fan and window. Powder room. Bathroom 14. Ceiling: Paint. 15. Walls: Wallpaper. 16. Floor: Linoleum. Test tile for asbestos prior to removing. 17. Doors: Hollow core. 18. Windows: Wood frame. 19. Electrical: 110 VAC. Non-GFCI circuit, normal for age of house, recommend GFCI circuit be installed. A licensed electrician is recommended to evaluate and estimate repairs. 20. Counter/Cabinet: Laminate and wood. 21. Sink/Basin: Molded single bowl. 22. Faucets/Traps: Metal faucet with metal trap. 23. Toilets: American Standard. 24. HVAC Source: Heating system register. 25. Ventilation: Window. Basement. Bathroom 26. Ceiling: Acoustic tile. 27. Walls: Wallpaper. 28. Floor: Linoleum. Test tile for asbestos prior to removing. 29. Doors: Hollow core. 30. Electrical: 110 VAC. Non-GFCI circuit, normal for age of house, recommend GFCI circuit be installed. A licensed electrician is recommended to evaluate and estimate repairs. 31. Counter/Cabinet: Laminate and wood. 32. Sink/Basin: Molded single bowl.

12 Page 12 of 22 Bathroom (Continued) 33. Faucets/Traps: Metal faucet with metal trap. Sink drains slowly, indicates partial clogging. 34. Tub/Surround: Cast iron bathtub and tile surround. All tile should be sealed. 35. Toilets: American Standard. 36. HVAC Source: 37. Ventilation: Electric ventilation fan. Fan hits housing when engaged. Recommend qualified contractor evaluate and estimate repairs. Basement powder room. Bathroom 38. Ceiling: Paint. 39. Walls: Paint. 40. Floor: Linoleum. Test tile for asbestos prior to removing. 41. Doors: Hollow core. 42. Electrical: 110 VAC. Non-GFCI circuit, normal for age of house, recommend GFCI circuit be installed. 43. Counter/Cabinet: Laminate and wood. 44. Sink/Basin: Molded single bowl. 45. Faucets/Traps: Metal faucet with metal trap. 46. Shower/Surround: Tile. Door doesn't stay shut, plastic latch worn. All tile should be sealed. 47. Toilets: American Standard. 48. HVAC Source: None. 49. Ventilation: Electric ventilation fan. Fan does not turn when engaged, hums, but fan blade doesn't rotate. Recommend qualified contractor evaluate and estimate repairs and/or replacement. 50. Sauna: Metos. Sauna is outside scope of home inspection, not inspected. No auto shut off timer on sauna heater element (safety). Kitchen First floor. Kitchen 1. Cooking Appliances: General Electric, Kenmore. In wall oven has exceeded normal life span, still functional. Kenmore stove in second half of normal life span. 2. Ventilator: No Brand. 3. Disposal: In-Sinkerator. 4. Dishwasher: Bosch. 5. Air Gap Present? Yes No 6. Refrigerator: Frigidaire. Appliance existing beyond normal life span, functioning at time of inspection. 7. Sink: Stainless Steel. 8. Electrical: 110 VAC. Non-GFCI circuits, normal for age of house, recommend GFCI circuit be installed. A licensed electrician is recommended to evaluate and estimate repairs. 9. Plumbing/Fixtures: Metal fixture/pvc drain lines.

13 Page 13 of 22 Kitchen (Continued) 10. Counter Tops: Laminate. 11. Cabinets: Wood. 12. Pantry: Double wide. 13. Ceiling: Paneling. 14. Walls: Paneling. 15. Floor: Brick. 16. Windows: Wood frame. Bedroom Master bedroom. Bedroom 1. Closet: Double wide. 2. Ceiling: Paneling. Minor staining along hip ridges indicates past leakage, dry at time of inspection, observe for future leakage. 3. Walls: Paint. 4. Floor: Carpet. 5. Doors: Hollow core, Wood/glass. Knob for dead bolt for deck access door is missing, door cannot be opened. A qualified contractor is recommend to evaluate and estimate repairs. 6. Windows: Wood frame. 7. Electrical: 110 VAC. 8. HVAC Source: Heating system register. 9. Smoke Detector: Not installed. SW bedroom. Bedroom 10. Closet: Double wide. 11. Ceiling: Paint. 12. Walls: Paint. 13. Floor: Carpet. 14. Doors: Hollow core. 15. Windows: Wood frame. Window is stuck shut, cannot undo latch, latch is bent. 16. Electrical: 110 VAC. 17. HVAC Source: Heating system register. S bedroom. Bedroom 18. Closet: Double wide. 19. Ceiling: Paint. 20. Walls: Paint. 21. Floor: Carpet. 22. Doors: Hollow core. 23. Windows: Wood frame. Stuck shut. 24. Electrical: 110 VAC. 25. HVAC Source: Heating system register.

14 Page 14 of 22 Bedroom (Continued) 26. Smoke Detector: Not installed. NW bedroom. Bedroom 27. Ceiling: Paint. 28. Walls: Wallpaper. 29. Floor: Carpet. 30. Doors: Hollow core. 31. Windows: Wood frame. Stuck shut. 32. Electrical: 110 VAC. 33. HVAC Source: Heating system register. 34. Smoke Detector: Not installed. Living Space Entryway and halls. Living Space 1. Closet: Double wide. 2. Ceiling: Paneling, Paint. Cosmetic to minor crack in basement ceiling at transition from basement foyer to S hallway, normal stress crack for age of house. 3. Walls: Paneling, Paint. 4. Floor: Brick, carpet. Carpets are well worn, with small sections worn through. Staining in N and S basement hall carpets indicates past water events from laundry room and N basement bathroom, owner to verify, dry at time of inspection. 5. Doors: Wood. 6. Windows: Wood frame. 7. Electrical: Lighting. Open junction box with live wiring present in N furnace closet in basement hallway, wiring needs to be capped and cover plate installed on junction box. N basement hall light is nonfunctional at time of inspection. A licensed electrician is recommended to evaluate and estimate repairs. 8. Smoke Detector: Hard wired. Living room. Living Space 9. Ceiling: Paneling. 10. Walls: Paneling, Wallpaper. 11. Floor: Carpet. 12. Windows: Wood frame. 13. Electrical: 110 VAC. 14. HVAC Source: Heating system register. Dining room. Living Space 15. Ceiling: Paneling. 16. Walls: Wallpaper. 17. Floor: Brick. 18. Doors: Hollow core, pocket door, wood/glass. Deck access door sticks in jamb, needs adjustment. 19. Windows: Wood frame. 20. Electrical: 110 VAC.

15 Page 15 of 22 Living Space (Continued) 21. HVAC Source: Heating system register. Kitchen sitting area. Living Space 22. Ceiling: Paneling. 23. Walls: Paneling. 24. Floor: Brick. 25. Doors: Wood/glass. 26. Windows: Wood frame. 27. Electrical: 110 VAC. 28. HVAC Source: Heating system register. First floor office. Living Space 29. Ceiling: Paint. 30. Walls: Paneling. 31. Floor: Carpet. 32. Doors: Hollow core. Sticks in jamb, needs adjustment. 33. Windows: Wood frame. Stuck shut, cannot open. 34. Electrical: 110 VAC. 35. HVAC Source: Heating system register. Family room. Living Space 36. Ceiling: Paint. 37. Walls: Paneling. 38. Floor: Carpet. 39. Doors: Metal slider. 40. Windows: Wood frame. 41. Electrical: 110 VAC. 42. HVAC Source: Heating system register. NE basement room. Living Space 43. Closet: Double wide. 44. Ceiling: Paint. 45. Walls: Paint. 46. Floor: Carpet. Water stains in carpet indicates past water event from N basement bathroom, owner to verify. 47. Doors: Hollow core. Doesn't latch, needs adjustment. 48. Electrical: 110 VAC. 49. HVAC Source: Heating system register.

16 Page 16 of 22 Laundry Room/Area Basement. Laundry Room/Area 1. Ceiling: Paint. 2. Walls: Paint. 3. Floor: Linoleum. Test tile for asbestos prior to removing. 4. Doors: Hollow core. 5. Electrical: 110 VAC. Exhaust fan nonfunctional at time of inspection, hums, but fan blade doesn't engage. A licensed electrician is recommended to evaluate and estimate repairs and/or replacement. 6. HVAC Source: Heating system register. 7. Laundry Tub: Plastic. Not mounted to floor or wall. 8. Laundry Tub Drain: Metal. 9. Washer Hose Bib: Gate valves. Rubber type washer feed hoses should be replaced per preventative maintenance. Recommend updating to braided metal type lines. 10. Washer and Dryer Electrical: VAC. Older style 3 wire outlet to dryer should be updated with current 4 wire outlet. Evaluation by a licensed electrician is recommended. 11. Dryer Vent: Rigid metal. Needs to be cleaned. Recommend yearly cleaning. Exposed section in attic should be insulated against condensation build up. 12. Washer Drain: Wall mounted drain. 13. Floor Drain: Surface drain.

17 Page 17 of 22 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. Walks: Paver. Minor cracking in walkway system. Moderate crack in walkway at front fence. Displacement present in SW walkway. Normal for age of construction. 2. Steps/Stoops: Concrete. No graspable handrails on yard access steps (safety). 3. Patio: Brick. Sections of mortar missing in lower W patio surface. 4. Deck: Wood. Bench railing design is a fall hazard, railings of correct height should be installed (safety). Spacing below benches is too wide. Minor rot in S and N bench surface. Minor rot in S deck surface at S access. Decks are constructed of untreated wood, relying on paint for weather seal, will need to be maintained. A qualified contractor is recommended to evaluate and estimate repairs of minor areas of rot in decking surface and install cost of railings. 5. Grading: Minor slope, Steep slope. W side of lot descends sharply away from house. Recommend geo-tech evaluation. 6. Swale: Flat or negative slope. E side of property directs water run off towards house. Additional drainage may be required. 7. Retaining Walls: Brick, stone. A few bricks cracked and/or shaling in lower patio brick retaining walls and S brick column. Sections of loose mortar in S brick column. 8. Fences: Wood. Minor rot in S fence system. Exterior 9. Exterior Lighting: Surface mount, ground lights. Some of the exterior lights are nonfunctional at time of inspection. Suggest a qualified electrician evaluate. 10. Exterior Electric Outlets: 110 VAC. Exterior outlets are not GFCI protected, normal for age of house. Lower W exterior outlets are switched. Recommend qualified electrician evaluate and estimate repairs. 11. Hose Bibs: Gate. Vacuum breakers are not installed on S/W/N hose bibs. Should be installed to prevent back flow. Roof 12. Main. Roof Surface Material: Cedar shake. A couple of shake pieces are missing. Some of the ridge caps are separated, sections of ridge caps are moderately worn. Minor rot in a few of the shake pieces along the lower edges. Metal patch in upper NW roof section indicates past leakage, normal repair for cedar shake roof. Markings on W roof surface indicates past pressure washing, wood shake roofs should not be pressure washed. Minor cupping in some of the shake material. Wear in the roof indicates the roof material is in second half of normal life span.

18 Page 18 of 22 Marginal Summary (Continued) Material: (continued) A qualified roofing contractor is recommended to evaluate and estimate repairs. 13. Plumbing Vents: Copper. No counter flashing caps installed on lead flashing boots, possible water intrusion spot. 14. Fan Vents: Galvanized. S basement bathroom, laundry room fan vent caps and dryer vent cap, visible on S slope of main roof, are moderately rusty, should be prepped/painted to extend life. 15. Gutters: Wood. Minor sections of rot in wooden gutter system, corner junction at SE corner of garage is example. Active seepage at gutter/fascia connection on E side of S chimney and over garage doors, indicates roof water getting behind gutters at this location, hidden conditions may be present. Sections of wood gutters moderately weathered, will need to be maintained against rot. 16. Middle. Chimney Flue/Flue Cap: Tile, concrete. Two minor cracks in crown should be sealed against moisture intrusion. Gap at chimney/crown connection should be sealed against moisture intrusion. Recommend sealing concrete crown with water seal. Recommend adding rain/snow cap. Garage/Carport 17. Attached. Garage Door Opener: Stanley. Safety sensor nonfunctional, door does not auto-return when tested, safety sensor needs adjustment. Garage door motor is at end of normal life span. 18. Attached. Garage Service Doors: Solid core. Air seals need to be installed on service door to interior. 19. Attached. Garage Electrical: 110 VAC. Garage door motor powered by extension cord, should have outlet hardwired to within reach of power cord. Non-GFCI circuit, normal for age of house, recommend GFCI circuit be installed. A licensed electrician is recommended to evaluate and estimate repairs. Electrical VAC Branch Circuits: Copper. Many light switches throughout the house are well worn/loose. Worn light switches should be replaced. Evaluation by a licensed electrician is recommended. 21. Ground: Plumbing and rod in ground. Cannot verify plumbing bond between hot and cold water lines and metal drain lines. Cannot verify ground to gas line. Cannot verify location of grounding rods. Cannot verify if plumbing ground is installed within 5' of water main entry. Not visible at time of inspection. Evaluation by a licensed electrician is recommended. 22. Smoke Detectors: Hard wired. Smoke detectors need to be installed in all bedrooms. Need to have one smoke detector in each floor hallway. Should be updated due to age. 23. Carbon Monoxide Detectors: None. Carbon monoxide detectors not installed, need to be installed according to current regulations, near all bedrooms and one on each floor.

19 Page 19 of 22 Marginal Summary (Continued) Structure 24. Stairs/Handrails: Carpet/wood. No continuous graspable handrail installed (safety). Carpet on stairs well worn. Attic 25. S attic. Attic Access: Open. No air seal installed on access hatch, should be installed to prevent moisture from interior entering attic space. 26. S attic. Attic Moisture Penetration: Previous water penetration noted. Staining on middle rafter indicates past water intrusion from roof area, dry at time of inspection, observe for future leaking. 27. N attic. Attic Access: Open. No air seal installed on access hatch, should be installed to prevent moisture from interior entering attic space 28. N attic. Attic Wiring/Lighting: House wiring. Wiring installed too close to attic access (safety). Fireplace/Wood Stove 29. Kitchen sitting area. Fireplace Fireplace Insert: Gas log. Gas log insert is not installed at time of inspection, cannot test. 30. Family Room. Fireplace Smoke Chamber: Brick. Needs to be cleaned. Heating System 31. Basement hall S. Heating System Heating System Operation: Functional. No evidence of regular servicing. Lack of consistent service leads to higher chance of early failure of unit. Furnace is at end of normal life span. Service recommended. Recommend a qualified HVAC contractor service and evaluate heating system and estimate cost of future replacement. 32. Basement hall S. Heating System Blower Fan/Filter: Direct drive with disposable filter. Filter needs to be changed. 33. Basement hall S. Heating System Distribution: Metal duct. Recommend heat ducts be cleaned. 34. Basement hall S. Heating System Flue Pipe: Single wall to double wall. Flue cap flashing, at top of chimney, is moderately rusty and should be prepped/painted to extend life. 35. Basement hall N. Heating System Blower Fan/Filter: Direct drive with disposable filter. No filter installed, filter needs to be installed. 36. Basement hall N. Heating System Distribution: Metal duct. Lower level heat ducts are installed into concrete slab, higher potential for water intrusion and rust to occur in lower heat ducts, recommend annual inspection. Dried silt and drilled holes in family room heat duct system indicates past water intrusion, dry at time of inspection, observe for future water intrusion, sump pump at NW side of house has to stay on. Recommend heat ducts be cleaned. 37. Basement hall N. Heating System Flue Pipe: Single wall to tile. Access hole at base of flue, visible in furnace closet, should be sealed against furnace exhaust back drafting into house (safety). Recommend qualified contractor evaluate. Plumbing 38. Laundry room. Water Heater Water Heater Operation: Functional at time of inspection. Earthquake support straps missing or not properly installed. Water heater has exceeded design life. Recommend qualified contractor evaluate and estimate replacement.

20 Page 20 of 22 Marginal Summary (Continued) 39. NE basement room. Water Heater Water Heater Operation: Functional at time of inspection. Earthquake support straps missing or not properly installed. Water heater is at end of normal life span. Recommend qualified contractor evaluate and estimate replacement. Bathroom 40. Master bathroom. Bathroom Floor: Carpet. Carpets are stained. 41. Master bathroom. Bathroom Doors: Pocket door, Hollow core. Pocket entry door stuck in wall, cannot get door to shut. A qualified contractor is recommend to evaluate and estimate repairs. 42. Master bathroom. Bathroom Electrical: 110 VAC. Non-GFCI circuit, normal for age of house, recommend GFCI circuit be installed. 43. Master bathroom. Bathroom Shower/Surround: Tile. NW ceiling tile piece is loose, grout missing. Small sections of grout missing in tile surround, water intrusion spots. High moisture reading in lower row of tile surround, hidden conditions may be present. All tile should be sealed. Recommend qualified contractor evaluate and estimate repairs. 44. Master bathroom. Bathroom Toilets: American Standard. Toilet lid missing. 45. Powder room. Bathroom Electrical: 110 VAC. Non-GFCI circuit, normal for age of house, recommend GFCI circuit be installed. A licensed electrician is recommended to evaluate and estimate repairs. 46. Basement. Bathroom Electrical: 110 VAC. Non-GFCI circuit, normal for age of house, recommend GFCI circuit be installed. A licensed electrician is recommended to evaluate and estimate repairs. 47. Basement. Bathroom Faucets/Traps: Metal faucet with metal trap. Sink drains slowly, indicates partial clogging. 48. Basement. Bathroom Ventilation: Electric ventilation fan. Fan hits housing when engaged. Recommend qualified contractor evaluate and estimate repairs. 49. Basement powder room. Bathroom Electrical: 110 VAC. Non-GFCI circuit, normal for age of house, recommend GFCI circuit be installed. 50. Basement powder room. Bathroom Sauna: Metos. Sauna is outside scope of home inspection, not inspected. No auto shut off timer on sauna heater element (safety). Kitchen 51. First floor. Kitchen Electrical: 110 VAC. Non-GFCI circuits, normal for age of house, recommend GFCI circuit be installed. A licensed electrician is recommended to evaluate and estimate repairs. Bedroom 52. Master bedroom. Bedroom Ceiling: Paneling. Minor staining along hip ridges indicates past leakage, dry at time of inspection, observe for future leakage. 53. Master bedroom. Bedroom Doors: Hollow core, Wood/glass. Knob for dead bolt for deck access door is missing, door cannot be opened. A qualified contractor is recommend to evaluate and estimate repairs.

21 Page 21 of 22 Marginal Summary (Continued) 54. SW bedroom. Bedroom Windows: Wood frame. Window is stuck shut, cannot undo latch, latch is bent. 55. S bedroom. Bedroom Windows: Wood frame. Stuck shut. 56. NW bedroom. Bedroom Windows: Wood frame. Stuck shut. Living Space 57. Entryway and halls. Living Space Electrical: Lighting. Open junction box with live wiring present in N furnace closet in basement hallway, wiring needs to be capped and cover plate installed on junction box. N basement hall light is nonfunctional at time of inspection. A licensed electrician is recommended to evaluate and estimate repairs. 58. Dining room. Living Space Doors: Hollow core, pocket door, wood/glass. Deck access door sticks in jamb, needs adjustment. 59. First floor office. Living Space Doors: Hollow core. Sticks in jamb, needs adjustment. 60. First floor office. Living Space Windows: Wood frame. Stuck shut, cannot open. 61. NE basement room. Living Space Doors: Hollow core. Doesn't latch, needs adjustment. Laundry Room/Area 62. Basement. Laundry Room/Area Electrical: 110 VAC. Exhaust fan nonfunctional at time of inspection, hums, but fan blade doesn't engage. A licensed electrician is recommended to evaluate and estimate repairs and/or replacement. 63. Basement. Laundry Room/Area Laundry Tub: Plastic. Not mounted to floor or wall. 64. Basement. Laundry Room/Area Dryer Vent: Rigid metal. Needs to be cleaned. Recommend yearly cleaning. Exposed section in attic should be insulated against condensation build up.

22 Page 22 of 22 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. Fireplace/Wood Stove 1. Living Room. Fireplace Damper: Metal. Damper detached from metal frame, nonfunctional. Recommend qualified contractor evaluate and estimate repairs. Living Space 2. Entryway and halls. Living Space Floor: Brick, carpet. Carpets are well worn, with small sections worn through. Staining in N and S basement hall carpets indicates past water events from laundry room and N basement bathroom, owner to verify, dry at time of inspection. 3. NE basement room. Living Space Floor: Carpet. Water stains in carpet indicates past water event from N basement bathroom, owner to verify.