FAIRA TRANSPARENCY REPORTS. SEPTEMPBER 29th, 2015

Transcription

1 608 State St. South Kirkland, WA FAIR FAIRA TRANSPARENCY REPORTS TH ST SW LYNNWOOD WA SEPTEMPBER 29th, 2015 Thank you for your interest in this Faira Certified home. 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 influence or bias 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. 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 Jerome Kukowski, Inspector September 28, 2015 Faira. Re th St SW Lynnwood, WA Dear Faira: At your request a visual inspection of the above referenced property was conducted on 09/28/2015. This inspection report reflects the visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report. No warranty is either expressed or implied. This report is not an insurance policy, nor a warranty service. An earnest effort was made on your behalf to discover all visible defects, however, in the event of an oversight, maximum liability must be limited to the fee paid. The following is an opinion report, expressed as a result of the inspection. Please take time to review limitations contained in the inspection agreement. REPORT SUMMARY During the inspection of this property I discovered the following problems: ROOF SYSTEM ROOF Roof Covering Status: The roof appears to have been cleaned with a pressures washer which removes aggregate from the roofs surface and may shorten it service life. EXPOSED FLASHINGS Type & Diverter (kick out) flashings are missing at the lower edge of the roof where it terminates against the side walls. Diverter flashings direct water into the gutters at the lower edge of the roof where it terminates against the wall of the house. These are very important to prevent damage to the siding and water intrusion into the wall. I recommend contacting a licensed contractor to install flashings in these locations. GUTTERS & DOWNSPOUT Type & The gutter are dented/damaged in the following locations: west side. The downspout on the west side discharges to a location 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. ATTIC AND INSULATION Accessibility & Conditions: The underside of the roof sheathing has mildew/mold growth. This is caused by excessive indoor moisture levels and/or inadequate venting of the attic space. To prevent continued growth I recommend repairing any problems with the venting and running bathroom fans while showering and for 30 minutes afterward. For identification of specific fungus species and cleanup procedures I recommend contacting a mold abatement contractor. Phone: (253) Jerome@LasswellHomeInspection.com

3 Jerome Kukowski, Inspector EXTERIOR - FOUNDATION - BASEMENT WALLS Condition The caulking is cracked in the following locations: where the siding and trim meet, around the doors and windows, I recommend repairing all cracked caulking to prevent water intrusion. The stain is worn off the shingles at the front of the house. The shingles should be refinished to prevent damage. Insufficient clearance between the siding and soil was found in the following location(s): west side. Insufficient clearance between the siding and soil can cause premature failure of the siding and lead to infestation by wood destroying insects. I recommend removing soil so there is a minimum of 6" of clearance between soil and siding. Cap flashings were not installed over the windows so the caulking above the windows will need to be maintained to prevent water intrusion. I recommend checking the caulking annually and repairing any cracks or openings. TRIM The front "column" trim board (above garage) has warped leaving a large gap that water can enter. I recommend contacting a licensed contractor to re-secure the board and caulk the seam. BASEMENT/CRAWL SPACE Crawl Space: There is wood debris scattered throughout the crawlspace. Wood debris in contact with the soil will rot and attract wood destroying insects. The foundation has minor cracks west side, these are small and there is no visible structural movement associated with the cracks. Small cracks in concrete foundations are not uncommon and are usually not a concern. They should however be monitored for signs of additional movement. It is beyond the scope of a home inspection to determine if there is going to be ongoing movement associated with the cracks. If you would like further evaluations I recommend contacting a licensed foundation repair contractor. INTERIOR INTERIOR Main Entry Door: The security screws are missing from the hinges. Theses are long screws that go through the jamb into the wall framing that prevent the door from being kicked off its hinges. There is no door stop. Without this the door can strike the drywall causing damage. Other Exterior Doors: The weather stripping is worn on the garage door. I recommend replacing the weather stripping to prevent drafts and heat loss. Interior Doors: Door stops are missing/broken on the following doors: master bedroom, hall linen closet. I recommend adding door stops to prevent damage to the drywall. The master bathroom linen closet door is off its track and needs to be adjusted. Windows: The seals between the panes have failed on the following window(s): master bedroom (2). I recommend replacing these panes of glass. Phone: (253) Jerome@LasswellHomeInspection.com

4 Jerome Kukowski, Inspector Interior Walls: Small cracks were found in the following location(s): master bedroom under window. These cracks appear to follow seams in the drywall and do not appear to be sign of structural settlement. Fireplace/Wood Burning Devices I recommend vacuuming the accumulated dust from under the fireplace insert. BATHROOMS MASTER BATHROOM Condition of Sink: The right sink is slow to drain. I recommend removing the trap and checking for blockages. If this is clear you may need to contact a plumber to have the drain line snaked. Tub, Shower & Walls: The caulking has cracked/failed where the tub meets the tub surround and the shower surround meets the floor. This should be re-caulked to prevent water from getting underneath the flooring. SECOND FLOOR HALL BATHROOM Tub, Shower, Plumbing Fixtures: I recommend sealing where the tub spout meets the wall with caulking. This will prevent water leaking into the wall through opening around the supply plumbing. Tub, Shower & Walls: No visible defects found in tub or shower enclosure. HEATING - AIR CONDITIONING HEATING SYSTEM CONDITION General Suggestions: The furnace does not appear to have been serviced for several years and I was not able to locate any recent service tags. I recommend inquiring with the current owner regarding the service records for the furnace and if it has not been serviced recently it should be serviced and inspected by a licensed heating contractor. ELECTRICAL SYSTEM ELECTRICAL PANELS Inspector Notes: The wrong type of screws have been used to attach the panel cover. Screws with sharp points can pierce the insulation on the wiring creating a dangerous short. I recommend replacing the panel cover screws with screws designed for this brand of panel. PLUMBING SUPPLY LINES The supply line for the rear hose faucet is un-insulated in an unheated crawlspace and may be prone to freezing. HOSE FAUCETS Water is leaking out of the anti-siphon valves when the flow of water is blocked on the front and back hose faucets. I recommend contacting a licensed plumber to replace the seals. WATER HEATER Condition Since the thermal expansion tank is mounted on copper pipe, it should have strapping to hold it in place preventing it from breaking the pipe during an earthquake. Phone: (253) Jerome@LasswellHomeInspection.com

5 Jerome Kukowski, Inspector GARAGE - CARPORT GARAGE DOOR(S) 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. GROUNDS LANDSCAPING I recommend cutting back all trees and shrubs so they are not in contact with the house. Trees and shrubs that touch the house may do mechanical damage to roofing and siding, they also provide an access path for rodents and insects to enter the house. GRADING Site: Grade at foundation needs correction along the west side of the house. 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. PORCH The stain/paint is deteriorated on the porch boards. I recommend refinishing the decking to prolong its life. DECK The stain/paint is deteriorated on the decking boards. I recommend refinishing the decking to prolong its life. FENCES & GATES The gate does not latch easily and needs adjustment. Each of these items will likely require further evaluation and repair by licensed trades people. Thank you for selecting me to do your home inspection. If you have any questions regarding the inspection report or the home, please feel free to call me. Sincerely, Jerome Kukowsk Inspector Phone: (253) Jerome@LasswellHomeInspection.com

6 Inspection Report th St SW, Lynnwood, WA ICN : 10130BA020 Prepared By Lasswell Home Inspection LLC

7 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

8 INSPECTION CONDITIONS Inspection Date: 09/28/2015. Inspection Time: Client Name: Inspection Address: 01:00 PM. Faira th St SW. City, State, Zip: Lynnwood, WA Weather: Soil Clear. Damp. Outside Temp. in F: Year Built: Building Type: Stories: 2 Space Below Grade: Orientation: Water Source: Sewage Disposal: 1 family. Crawl space. The home faces South. Public. Public. CLIENT & SITE INFORMATION CLIMATIC CONDITIONS BUILDING CHARACTERISTICS UTILITY SERVICES Underground sewer lines are not inspected as part of a home inspection. If you would like the sewer lines inspected or "scoped" you should contact a firm that specializes in sewer line inspections. These companies will run a video camera down the line to check for crushed or broken pipes and infiltration by tree roots. Utilities Status: House Occupied? WSDA Inspection Control Number All utilities on. No BA020. OTHER INFORMATION Page 3

9 Total Fee: $ Paid By: Paypal. PAYMENT INFORMATION Page 4

10 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: Roof Covering Status: Skylights: Type & Composition shingles. Walked on roof. The roofing appears to be 5-10 years old. This type of roofing typically has a 30 year life expectancy. The roof appears to have been cleaned with a pressures washer which removes aggregate from the roofs surface and may shorten it service life. All skylights and their associated flashings were inspected an no visible defects were found. EXPOSED FLASHINGS Metal, Rubber, Diverter (kick out) flashings are missing at the lower edge of the roof where it terminates against the side walls. Diverter flashings direct water into the gutters at the lower edge of the roof where it terminates against the wall of the house. These are very important to prevent damage to the siding and water intrusion into the wall. I recommend contacting a licensed contractor to install flashings in these locations. Page 5

11 Type & GUTTERS & DOWNSPOUT Metal, The gutter are dented/damaged in the following locations: west side. The downspout on the west side discharges to a location 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 downspouts are connected to a subterranean drain system. This was not tested during the inspection and very little of it is visible for inspection. Accessibility & Conditions: ATTIC AND INSULATION The attic space was fully accessible. The roof is built using truss framing. The underside of the roof sheathing has mildew/mold growth. This is caused by excessive indoor moisture levels and/or inadequate venting of the attic space. To prevent continued growth I recommend repairing any problems with the venting and running bathroom fans while showering and for 30 minutes afterward. For identification of specific fungus species and cleanup procedures I recommend contacting a mold abatement contractor. Insulation Type & Fiberglass bats, Fiberglass- Blown, Appears serviceable. Page 6

12 Venting The attic is vented by air flowing in through vents at the soffit and out through box vents near the ridge. Page 7

13 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 Wood composite. Shingles. WALLS The caulking is cracked in the following locations: where the siding and trim meet, around the doors and windows, I recommend repairing all cracked caulking to prevent water intrusion. The stain is worn off the shingles at the front of the house. The shingles should be refinished to prevent damage. Insufficient clearance between the siding and soil was found in the following location(s): west side. Insufficient clearance between the siding and soil can cause premature failure of the siding and lead to infestation by wood destroying insects. I recommend removing soil so there is a minimum of 6" of clearance between soil and siding. Cap flashings were not installed over the windows so the caulking above the windows will need to be maintained to prevent water intrusion. I recommend checking the caulking annually and repairing any cracks or openings. Wood Composite Maintenance - With wood composite siding it is very important to maintain the caulking and paint. If water gets past the outer waterproof layer of the siding it will quickly cause damage. Page 8

14 Material: Wood. TRIM The front "column" trim board (above garage) has warped leaving a large gap that water can enter. I recommend contacting a licensed contractor to re-secure the board and caulk the seam. Material: Accessibility: Crawl Space: Metal. CHIMNEY No visible defects were found with the chimney or its flashing. 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. Basement Walls - Type: Poured concrete. Page 9

15 The foundation has minor cracks west side, these are small and there is no visible structural movement associated with the cracks. Small cracks in concrete foundations are not uncommon and are usually not a concern. They should however be monitored for signs of additional movement. It is beyond the scope of a home inspection to determine if there is going to be ongoing movement associated with the cracks. If you would like further evaluations I recommend contacting a licensed foundation repair contractor. Beams: Floor Joists: Columns/Supports: No major defects were found with the beams. Dimensional Lumber. No visible Defects. No Visible Defects. Page 10

16 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 Range/Cooktop & Oven Ventilation Refrigerator Dishwasher Garbage Disposal Microwave: Porcelain, Appears serviceable, Faucet appears to operate correctly. Hand sprayer is operational. Electric, Appears to operate correctly, no visible defects found. External, Fan/Hood operational. Unit appears operational, no visible defects were found. The ice maker was turned off so its operation could not be verified. Unit appears operational, no visible defects were found. Appears to operate correctly, no visible defects were found. Appears to operated correctly, no visible defects were found. Counters & Cabinets: Stone counters. No visible defects were found. All cabinet drawers and doors were opened and no visible defects were found Switches, Fixtures & Outlets: Operation appears normal, no visible defects were found. Page 11

17 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 2nd Floor. Utility room. Washing Machine: Dryer: Plumbing appears serviceable, Electrical outlet is grounded, 220 Volt outlet is present. Dryer venting is provided. Appears to operate correctly, no visible defects were found. Electric, Appears to operate correctly, no visible defects were found. Page 12

18 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: INTERIOR The security screws are missing from the hinges. Theses are long screws that go through the jamb into the wall framing that prevent the door from being kicked off its hinges. There is no door stop. Without this the door can strike the drywall causing damage. Other Exterior Doors: The weather stripping is worn on the garage door. I recommend replacing the weather stripping to prevent drafts and heat loss. Interior Doors: Door stops are missing/broken on the following doors: master bedroom, hall linen closet. I recommend adding door stops to prevent damage to the drywall. The master bathroom linen closet door is off its track and needs to be adjusted. Windows: Vinyl clad, double pane construction. The seals between the panes have failed on the following window(s): master bedroom (2). I recommend replacing these panes of glass. Page 13

19 Interior Walls: Small cracks were found in the following location(s): master bedroom under window. These cracks appear to follow seams in the drywall and do not appear to be sign of structural settlement. Ceilings: Floors: Stairs & Handrails: Fireplace/Wood Burning Devices Drywall, General condition appears good. Carpet, Vinyl, Wood, General condition appears good. Interior stairs serviceable, Stair handrail serviceable. An insert is installed, gas burning. I recommend vacuuming the accumulated dust from under the fireplace insert. 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. Carbon monoxide alarms were present on every floor of the home. Page 14

20 BATHROOMS FIRST FLOOR BATHROOM Condition of Sink: Condition of Toilet: Bath Ventilation No visible defects were found. Drain appears serviceable, Counters/cabinets appear serviceable. Operation appears normal, no visible defects were found. Appears adequate. Page 15

21 MASTER BATHROOM Condition of Sink: Condition of Toilet: Tub, Shower, Plumbing Fixtures: Tub, Shower & Walls: The right sink is slow to drain. I recommend removing the trap and checking for blockages. If this is clear you may need to contact a plumber to have the drain line snaked. 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 tub surround and the shower surround meets the floor. This should be re-caulked to prevent water from getting underneath the flooring. Bath Ventilation Appears adequate. Page 16

22 SECOND FLOOR HALL 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. I recommend sealing where the tub spout meets the wall with caulking. This will prevent water leaking into the wall through opening around the supply plumbing. Tub, Shower & Walls: Bath Ventilation No visible defects found in tub or shower enclosure. Appears adequate. Page 17

23 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: Capacity of Unit: Approximate Age in Years: Primary Unit: Burners/Heat Exchangers: Forced Air. Natural Gas. 75,000 BTU per hour. The furnace was manufactured in Gas furnaces have a typical life expectancy of years. Operation appears normal. HEATING SYSTEM CONDITION Burner Flame(s) appear typical. The heat exchanger portion of a gas or oil fired heater is difficult to access without disassembly, and cannot be adequately checked during a visual inspection. I recommend a heating contractor be called to verify the condition of the heat exchanger. If the heat exchanger has failed in most cases the whole furnace will need to be replaced. Page 18

24 PUMP/BLOWER FAN: Combustion Air: Venting: Air Plenum: Air Filters: Normal Controls: General Suggestions: Type: Ducts/Air Supply: Operation appears normal. Appears adequate. No visible defects. No visible defects. Filter is present and in good condition. Furnace filters should be replaced every 3 months. A clogged filter will reduce the efficiency of the heating system and can cause damage to the furnace. Operation appears normal. The furnace does not appear to have been serviced for several years and I was not able to locate any recent service tags. I recommend inquiring with the current owner regarding the service records for the furnace and if it has not been serviced recently it should be serviced and inspected by a licensed heating contractor. Insulated sheet metal, Flexible Round. Appears serviceable. DUCTWORK Page 19

25 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: Circuit and wire sizing correct so far as visible. Grounding system is present, The wrong type of screws have been used to attach the panel cover. Screws with sharp points can pierce the insulation on the wiring creating a dangerous short. I recommend replacing the panel cover screws with screws designed for this brand of panel. Page 20

26 Grounding Entrance Cables: Branch Wiring: Exterior grounding rod is present. Grounding to the gas piping is present. Aluminum- OK. Copper. Appears serviceable. CONDUCTORS SWITCHES, OUTLETS & FIXTURES All accessible switches and outlets were tested and no visible problems were found. Page 21

27 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: Plastic. MAIN LINE The main shut off is located in the garage. The main line is 1" in diameter. The main shut off was tested and appears to operate properly. Material: Plastic, (PEX) SUPPLY LINES The supply line for the rear hose faucet is un-insulated in an unheated crawlspace and may be prone to freezing. Page 22

28 Water Pressure The water pressure was tested at 60 psi. Normal household water pressure should be between 40 and 80 psi. Material: Plastic. No visible defects. WASTE LINES HOSE FAUCETS Water is leaking out of the anti-siphon valves when the flow of water is blocked on the front and back hose faucets. I recommend contacting a licensed plumber to replace the seals. Type: WATER HEATER Gas. Size: Location: Water Temp. 40 Gallons. Garage. 110 Degrees. The generally accepted maximum safe water temperature is 120 degrees. An accurate water temperature could not be taken because the water heater was turned down to its lowest setting when I arrived at the house. Page 23

29 Condition The water heater was manufactured in Water heaters typically have a life expectancy of years. A temperature and pressure relief valve is present at the water heater. Since the thermal expansion tank is mounted on copper pipe, it should have strapping to hold it in place preventing it from breaking the pipe during an earthquake. 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 24

30 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, Two car. TYPE FLOOR No visible defects. Appears serviceable. FIRE WALL GARAGE DOOR(S) 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. 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 25

31 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. DRIVEWAY Concrete, Cracks noted are typical. Type: SIDEWALKS Concrete. No visible defects were found. Page 26

32 LANDSCAPING I recommend cutting back all trees and shrubs so they are not in contact with the house. Trees and shrubs that touch the house may do mechanical damage to roofing and siding, they also provide an access path for rodents and insects to enter the house. Site: GRADING Gentle slope, Grade at foundation needs correction along the west side of the house. 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. Page 27

33 Type: Wood. PORCH The stain/paint is deteriorated on the porch boards. I recommend refinishing the decking to prolong its life. Type: Wood. DECK The stain/paint is deteriorated on the decking boards. I recommend refinishing the decking to prolong its life. Type: Wood. FENCES & GATES The gate does not latch easily and needs adjustment. Page 28

34 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 29

35 Type of Insect: Location & Description: Type of Insect: Location & Description: Inaccessible areas EVIDENCE OF ACTIVE WOOD DESTROYING INSECTS No evidence of wood destroying insects were found. EVIDENCE OF ACTIVE WOOD DECAY FUNGI No evidence of wood decay was found. 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 which can attract wood destroying insects. All wood debris should be removed from the crawlspace. OTHER INFORMATION The underside of the front porch was inaccessible because it is built within 18 inches of ground level. Page 30