Page 1 of 17 Table of Contents Definitions 2 General Information 2 Lots and Grounds 3 Exterior 3 Roof 4 Garage/Carport 4 Electrical 5 Structure 5 Attic 6 Crawl Space 7 Fireplace/Wood Stove 8 Plumbing 8 Heating System 9 Bathroom 9 Kitchen 10 Bedroom 11 Living Space 12 Laundry Room/Area 13 Summary 14
Page 2 of 17 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 Shoreline. State WA. Zip 98133 Contact Name Steve Hill & Sandra Brenner. Client Name Inspector Name Brandal Gehr Company Name Inspector Brandal Gehr, WA ST Lic #247 Phone 206.227.2086 Email brandal@viinspections.com Amount Received $495.00 Property Information Client Information Inspection Company Conditions Others Present Home Owner. Property Occupied Vacant. Estimated Age 1952 Entrance Faces West. Inspection Date 09/11/2018 Start Time 10:00 am End Time 12:30 pm Electric On Yes No Not Applicable Gas/Oil On Yes No Not Applicable Water On Yes No Not Applicable Temperature 60s F. Weather Cloudy. Soil Conditions Damp. Space Below Grade Crawl Space. 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
Page 3 of 17 Lots and Grounds 1. Driveway: Concrete. Moderate cracks with minor settling. 2. Walks: Concrete. Minor cracks present. 3. Steps/Stoops: Concrete. 4. Porch: Concrete. 5. Patio: Concrete. Flashing install at patio connection to house is incomplete, no flashing at W and E ends of patio junction with house. 6. Grading: Flat. 7. Swale: Flat or negative slope. No swale present, water may pool due to lack of swale. Additional drainage may be required if water is found in crawl space during wet season. 8. Vegetation: Lawn, shrubs, trees. 9. Fences: Wood., Chain link. N fence system moderately weathered. Fence missing between house and gate on N side of house. A qualified contractor is recommended to evaluate and estimate repairs. Exterior Whole structure. Exterior Surface 1. Type: Concrete based siding. 2. Trim: Wood. 3. Fascia: Wood. Fascia paint unfinished at time of inspection. 4. Soffits: Wood. 5. Entry Doors: Wood. 6. Patio Door: Metal/glass. 7. Windows: Vinyl frame, Wood frame. Single pane windows are less thermally efficient, more prone to condensation. 8. Window Screens: Not installed at time of inspection. 9. Exterior Lighting: Surface mount. 10. Exterior Electric Outlets: 110 VAC GFCI. 11. Hose Bibs: Gate. 12. Gas Meter: S side of house. 13. Main Gas Valve: Located at gas meter.
Page 4 of 17 Roof Main. Roof Surface 1. Method of Inspection: On roof. 2. Unable to Inspect: 0% 3. Material: Asphalt shingle. 4. Type: Gable. 5. Approximate Age: 0-5 years. 6. Flashing: Galvanized. 7. Valleys: Preformed metal. 8. Plumbing Vents: ABS, Cast Iron, Galvanized. 9. Electrical Mast: Mast with tie back at roof. 10. Gutters: Aluminum. 11. Downspouts: Aluminum. 12. Leader/Extension: Plastic. Leaders do not extend 6 feet beyond the foundation perimeter. Roof run off drains too close to foundation, needs to be moved further away from foundation. Middle. Chimney 13. Chimney: Brick. 14. Flue/Flue Cap: Tile. 15. Chimney Flashing: Galvanized. Garage/Carport Attached. Garage 1. Type of Structure: Attached. Car Spaces: 1 2. Garage Doors: Insulated aluminum. 3. Door Operation: Manual. 4. Roof Structure: 2x4 Rafter. Visible sag occurring in roof framing of garage, visible from exterior. Sag occurring due to insufficient collar ties installed, and 2x4 rafter system settling over time. Recommend qualified contractor evaluate and estimate cost of repairs. 5. Service Doors: Solid core. 6. Ceiling: Exposed framing. 7. Walls: Fire taped, Paneling. Moderate bow in E wall, appears to be from sagging roof structure pushing E wall outward. A qualified contractor is recommended to evaluate and estimate repairs. 8. Floor/Foundation: Poured concrete. 9. Electrical: 110 VAC. Non-GFCI circuit, recommend GFCI circuit be installed. Wiring outside of framing needs to be in conduit. A licensed electrician is recommended to evaluate and estimate repairs. 10. Windows: Vinyl frame.
Page 5 of 17 Electrical 1. Service Size Amps: 125 amps. Volts: 110-240 VAC. 2. Service: Copper. 3. 120 VAC Branch Circuits: Copper. 4. 240 VAC Branch Circuits: Copper. 5. Conductor Type: NM sheathed wiring. Portions of the original ungrounded two wire NM sheathed wiring are present. Recommend upgrading to current three wire grounded wiring system. Evaluation for future replacement cost by licensed electrician is recommended. 6. Ground: Plumbing and rod in ground. 7. Smoke Detectors: Hard wired with battery back up, Battery operated. 8. Carbon Monoxide Detectors: Hardwired with battery backup. Kitchen. Electric Panel 9. Manufacturer: Square D. One cover plate screw missing. 10. Maximum Capacity: 125 Amps. 11. Main Breaker Size: 125 Amps. 12. Breakers: Copper and Aluminum. 13. AFCI: 110 volt. 14. GFCI: 110 volt. 15. Is the panel bonded? Yes No Structure 1. Structure Type: Masonry. 2. Foundation: Poured. Minor cracks in W and NW foundation and SW corner of garage S foundation, normal for age of house. Cracks should be sealed against moisture intrusion and observed for future movement. If movement is found to still be occurring, recommend that a foundation specialist evaluate. Original house is not retrofitted for earthquakes. 3. Differential Movement: Settling has occurred. Normal for age of house. 4. Beams: Solid wood. W end of W support beam has been cut back from W foundation, minor rot present in lower section of beam end grain. No moisture barrier installed at beam/foundation junctions, higher potential for moisture and/or pest intrusion. Recommend qualified contractor evaluate and estimate repairs. 5. Bearing Walls: Frame. 6. Joists/Trusses: 2x10, 2x8. 7. Piers/Posts: Poured piers and wood posts. Moisture barrier not installed between post/pier junction, higher potential for moisture and/or WDO intrusion. Additional support posts and beams installed under living room are not plumb, should be adjusted. Recommend qualified contractor evaluate and estimate repairs.
Page 6 of 17 Structure (Continued) 8. Floor/Slab: Not visible. 9. Stairs/Handrails: Wood/wood. Step up to second floor N living space at top of stairwell (safety). No return on handrails (safety). 10. Subfloor: Dimensional wood, Plywood. 11. Below Grade: Crawl space. 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 Side Attics. Attic 1. Method of Inspection: In the attic. 2. Access: Open. No air seal present for attic access hatch. Recommend air seal be installed to prevent moisture from interior space entering untreated attic space and causing condensation which can increase potential for vegetative haze to grow on sheathing. 3. Unable to Inspect: 30% 4. Roof Framing: 2x4 Rafter. 5. Sheathing: Plywood, Dimensional wood. It appears that there is light vegetative haze on sections of N sheathing in E side attic. Recommend qualified mold remediation company evaluate. 6. Ventilation: Ridge and soffit vents. Insufficient lower ventilation in E attic, reduced airflow. Recommend additional lower ventilation be installed. A qualified contractor is recommended to evaluate and estimate repairs. 7. Insulation: Blown in. 8. Insulation Depth: 12-18" 9. Wiring/Lighting: NM sheathed. Not visible due to insulation install. 10. Moisture Penetration: 11. Bathroom Fan Venting: Rigid Duct. 12. Pest: 13. Debris: E Attic. Attic 14. Method of Inspection: In the attic. 15. Unable to Inspect: 0% 16. Access: Open. 17. Roof Framing: 2x4 Truss. 18. Sheathing: Dimensional wood. 19. Ventilation: Ridge and soffit vents. 20. Insulation: Blown in. 21. Insulation Depth: 12-18" 22. Wiring/Lighting: Not visible. 23. Moisture Penetration: 24. Pest:
Page 7 of 17 Attic (Continued) 25. Debris: Crawl Space Main. Crawl Space 1. Method of Inspection: In the crawl space. 2. Unable to Inspect: 0% 3. Access: Open. Needs to be sealed against pest intrusion. Screened removable door installed in wood frame attached to the perimeter of the access hole through the foundation is recommended. 4. Moisture Penetration: No moisture present at time of inspection. 5. Moisture Location: N/A 6. Moisture Barrier: Plastic over earth. 7. Ventilation: Vents. 8. Insulation: Fiberglass. No insulation installed under original house, heat loss area. Recommend qualified contractor evaluate and estimate cost of insulation installation. 9. Electrical: House wiring. 10. Pest: Rodent. Light rodent waste on original moisture barrier under house indicates past rodent intrusion. No evidence of current rodent intrusion, observe for future rodent intrusion. Small holes and minor damage in W end of floor joist running E/W on S side of front porch, visible in crawl space, indicates past insect activity. No evidence of current insect activity at time of inspection. Recommend structural pest inspection by a licensed structural pest inspector. 11. Debris: Wood. Partially rotten form boards under front porch cement, visible in crawl space, should be removed. All form boards in crawl space should be removed. Extra wood in crawl space is potential food source for WDO's.
Page 8 of 17 Fireplace/Wood Stove Living Room. Fireplace 1. Fireplace Construction: Brick. 2. Type: Wood burning. 3. Smoke Chamber: Brick. 4. Flue: Tile. 5. Damper: Metal. 6. Hearth: Flush mounted. Plumbing 1. Service Line: PEX. 2. Main Water Shutoff: Front of house. Under green cover in front of front hose bib on exterior. 3. Water Lines: PEX. 4. Water Pressure: 65 psi. 5. Water Temperature: 120 Deg F. 6. Drain Pipes: Cast iron, Galvanized, ABS. Recommend sewer scope inspection. 7. Service Caps: Accessible. 8. Vent Pipes: Cast iron, Galvanized, ABS. 9. Gas Service Lines: Cast iron. Laundry room. Water Heater 10. Water Heater Operation: Adequate. Water heater is at end of normal life span. Recommend qualified contractor evaluate and estimate cost of replacement. 11. Manufacturer: Lochinvar. 12. Model Number: LTN050G-394 Serial Number: EH10971450 13. Type: Natural gas. Capacity: 50 Gal. 14. Approximate Age: 10-15 yrs. Area Served: Whole building. 15. Flue Pipe: Single wall to double wall. 16. TPRV and Drain Tube: Copper.
Page 9 of 17 Heating System Laundry room. Heating System 1. Heating System Operation: Adequate. No evidence of regular servicing. Lack of consistent service leads to higher chance of early failure of unit. Recommend a qualified HVAC contractor service and evaluate heating system. 2. Manufacturer: Carrier. 3. Model Number: 58STX070 Serial Number: 3713A14400 4. Type: Forced air. Capacity: 66,000 btu/hr. 5. Area Served: Whole building. Approximate Age: 5-10 yrs. 6. Fuel Type: Natural gas. 7. Heat Exchanger: 3 Burner. 8. Unable to Inspect: 100% 9. Blower Fan/Filter: Direct drive with disposable filter. 10. Distribution: Metal duct. Metal return ducts in crawl space are not insulated, heat loss area. 11. Circulator: Fan. 12. Draft Control: Automatic. 13. Flue Pipe: Single wall to double wall. T junction with hot water tank flue should be a Y junction, increased potential for exhaust back draft down hot water tank flue (safety). 14. Controls: Limit switch. 15. Thermostats: Individual. 16. Fuel Tank: Possible oil tank. Due to age of house and chimney configuration, the potential for an abandoned oil tank is higher, ask for decommissioning certification. 17. Tank Location: Unknown. 18. Suspected Asbestos: No Bathroom 1st Floor Hall. Bathroom 1. Ceiling: Paint. 2. Walls: Paint. 3. Floor: Vinyl. 4. Doors: Wood. 5. Windows: Metal frame. Window seal is blown. A qualified contractor is recommended to evaluate and estimate repairs. Window screen torn. 6. Electrical: 110 VAC GFCI. Outlet wired incorrectly, reversed polarity. A licensed electrician is recommended to evaluate and estimate repairs. 7. Counter/Cabinet: Composite and wood. 8. Sink/Basin: Molded single bowl. 9. Faucets/Traps: Metal faucet with PVC trap. Stopper missing.
Page 10 of 17 Bathroom (Continued) 10. Tub/Surround: Cast iron bathtub and plastic surround. 11. Toilets: Kohler. 12. HVAC Source: Heating system register. 13. Ventilation: Electric ventilation fan and window. Master Bathroom. Bathroom 14. Ceiling: Paint. 15. Walls: Paint. 16. Floor: Vinyl. 17. Doors: Wood. 18. Windows: Vinyl. 19. Electrical: 110 VAC GFCI. 20. Counter/Cabinet: Stone and wood. All stone should be sealed. 21. Sink/Basin: Molded single bowl. 22. Faucets/Traps: Metal faucet with PVC trap. 23. Shower/Surround: Composite. 24. Toilets: Glacier Bay. 25. HVAC Source: Wall mounted fan unit. 26. Ventilation: Electric ventilation fan and window. Kitchen First floor. Kitchen 1. Cooking Appliances: General Electric. Anti-tip device not installed. Oven light nonfunctional. Appliance is in latter third of normal life span. 2. Ventilator: Whirlpool. 3. Disposal: In-Sinkerator. 4. Dishwasher: Whirlpool. 5. Air Gap Present? Yes No 6. Refrigerator: Kenmore. Appliance in second half of normal life span. 7. Microwave: Whirlpool. 8. Sink: Stainless Steel. 9. Electrical: 110 VAC GFCI. Microwave powered by counter circuit, needs to be dedicated circuit to microwave. A licensed electrician is recommended to evaluate and estimate repairs. 10. Plumbing/Fixtures: Metal fixture/pvc drain lines. 11. Counter Tops: Laminate. 12. Cabinets: Wood. 13. Ceiling: Paint. 14. Walls: Paint. 15. Floor: Vinyl. 16. Windows: Wood frame.
Page 11 of 17 Kitchen (Continued) 17. HVAC Source: Baseboard. Bedroom N Bedroom. Bedroom 1. Closet: Double wide. 2. Ceiling: Paint. 3. Walls: Paint. 4. Floor: Hardwood. 5. Doors: Wood. 6. Windows: Vinyl. 7. Electrical: 110 VAC. 8. HVAC Source: Heating system register. 9. Smoke Detector: Hard wired with battery back up. NE Bedroom. Bedroom 10. Closet: Double wide. 11. Ceiling: Paint. 12. Walls: Paint. 13. Floor: Carpet. 14. Doors: Wood. 15. Windows: Vinyl. 16. Electrical: 110 VAC. 17. HVAC Source: Heating system register. 18. Smoke Detector: Hard wired with battery back up. Master Bedroom. Bedroom 19. Closet: Triple wide. 20. Ceiling: Paint. 21. Walls: Paint. 22. Floor: Carpet. 23. Doors: Wood. 24. Windows: Vinyl. 25. Electrical: 110 VAC. 26. HVAC Source: Heating system register. 27. Smoke Detector: Hard wired with battery back up. 2nd Floor S Bedroom. Bedroom 28. Closet: Built in. 29. Ceiling: Paneling. 30. Walls: Paneling. 31. Floor: Hardwood. 32. Windows: Vinyl. 33. Electrical: 110 VAC. Two prong ungrounded outlets present.
Page 12 of 17 Bedroom (Continued) 34. HVAC Source: Heating system register. 35. Smoke Detector: Battery operated. Living Space Living/ Dining Room. Living Space 1. Ceiling: Paint. Cosmetic cracks present. 2. Walls: Paint. 3. Floor: Hardwood. 4. Doors: Wood. 5. Windows: Wood frame. 6. Electrical: 110 VAC. Ungrounded two prong outlets present. 7. HVAC Source: Heating system register. Hallway. Living Space 8. Ceiling: Paint. 9. Walls: Paint. 10. Floor: Hardwood. 11. Electrical: 110 VAC. 12. Smoke Detector: Hard wired with battery back up. 2nd Floor N Room. Living Space 13. Ceiling: Paneling. 14. Walls: Paneling. 15. Floor: Carpet. 16. Doors: Wood. 17. Windows: Wood frame. 18. Electrical: 110 VAC. Ungrounded two prong outlets present. 19. HVAC Source: 20. Smoke Detector:
Page 13 of 17 Laundry Room/Area First floor. Laundry Room/Area 1. Ceiling: Exposed framing. 2. Walls: Paint. 3. Floor: Linoleum tile. Sections of linoleum tile missing. Test flooring for asbestos if removing. 4. Doors: Wood. 5. Electrical: Lighting. 6. Smoke Detector: Battery operated. 7. HVAC Source: Heating system register. 8. Laundry Tub: Plastic. 9. Laundry Tub Drain: PVC. 10. Washer Hose Bib: Ball valves. Rubber type washer feed hoses should be replaced per preventative maintenance. Recommend updating to braided metal type lines. 11. Washer and Dryer Electrical: 110 GFCI-240 VAC. GFCI outlet is ungrounded. Older style 3 wire outlet to dryer should be updated with current 4 wire outlet. Evaluation by a licensed electrician is recommended. 12. Dryer Vent: Metal flex. Recommend yearly cleaning. 13. Washer Drain: Wall mounted drain.
Page 14 of 17 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. Moderate cracks with minor settling. 2. Swale: Flat or negative slope. No swale present, water may pool due to lack of swale. Additional drainage may be required if water is found in crawl space during wet season. 3. Fences: Wood., Chain link. N fence system moderately weathered. Fence missing between house and gate on N side of house. A qualified contractor is recommended to evaluate and estimate repairs. Exterior 4. Fascia: Wood. Fascia paint unfinished at time of inspection. Roof 5. Leader/Extension: Plastic. Leaders do not extend 6 feet beyond the foundation perimeter. Roof run off drains too close to foundation, needs to be moved further away from foundation. Garage/Carport 6. Attached. Garage Electrical: 110 VAC. Non-GFCI circuit, recommend GFCI circuit be installed. Wiring outside of framing needs to be in conduit. A licensed electrician is recommended to evaluate and estimate repairs. Electrical 7. Conductor Type: NM sheathed wiring. Portions of the original ungrounded two wire NM sheathed wiring are present. Recommend upgrading to current three wire grounded wiring system. Evaluation for future replacement cost by licensed electrician is recommended. Structure 8. Beams: Solid wood. W end of W support beam has been cut back from W foundation, minor rot present in lower section of beam end grain. No moisture barrier installed at beam/foundation junctions, higher potential for moisture and/or pest intrusion. Recommend qualified contractor evaluate and estimate repairs. 9. Piers/Posts: Poured piers and wood posts. Moisture barrier not installed between post/pier junction, higher potential for moisture and/or WDO intrusion. Additional support posts and beams installed under living room are not plumb, should be adjusted. Recommend qualified contractor evaluate and estimate repairs. 10. Stairs/Handrails: Wood/wood. Step up to second floor N living space at top of stairwell (safety). No return on handrails (safety). Attic 11. Side Attics. Attic Access: Open. No air seal present for attic access hatch. Recommend air seal be installed to prevent moisture from interior space entering untreated attic space and causing condensation which can increase potential for vegetative haze to grow on sheathing.
Page 15 of 17 Marginal Summary (Continued) 12. Side Attics. Attic Sheathing: Plywood, Dimensional wood. It appears that there is light vegetative haze on sections of N sheathing in E side attic. Recommend qualified mold remediation company evaluate. 13. Side Attics. Attic Ventilation: Ridge and soffit vents. Insufficient lower ventilation in E attic, reduced airflow. Recommend additional lower ventilation be installed. A qualified contractor is recommended to evaluate and estimate repairs. Crawl Space 14. Main. Crawl Space Access: Open. Needs to be sealed against pest intrusion. Screened removable door installed in wood frame attached to the perimeter of the access hole through the foundation is recommended. 15. Main. Crawl Space Insulation: Fiberglass. No insulation installed under original house, heat loss area. Recommend qualified contractor evaluate and estimate cost of insulation installation. 16. Main. Crawl Space Pest: Rodent. Light rodent waste on original moisture barrier under house indicates past rodent intrusion. No evidence of current rodent intrusion, observe for future rodent intrusion. Small holes and minor damage in W end of floor joist running E/W on S side of front porch, visible in crawl space, indicates past insect activity. No evidence of current insect activity at time of inspection. Recommend structural pest inspection by a licensed structural pest inspector. 17. Main. Crawl Space Debris: Wood. Partially rotten form boards under front porch cement, visible in crawl space, should be removed. All form boards in crawl space should be removed. Extra wood in crawl space is potential food source for WDO's. Plumbing 18. Laundry room. Water Heater Water Heater Operation: Adequate. Water heater is at end of normal life span. Recommend qualified contractor evaluate and estimate cost of replacement. Heating System 19. Laundry room. Heating System Heating System Operation: Adequate. No evidence of regular servicing. Lack of consistent service leads to higher chance of early failure of unit. Recommend a qualified HVAC contractor service and evaluate heating system. 20. Laundry room. Heating System Flue Pipe: Single wall to double wall. T junction with hot water tank flue should be a Y junction, increased potential for exhaust back draft down hot water tank flue (safety). 21. Fuel Tank: Possible oil tank. Due to age of house and chimney configuration, the potential for an abandoned oil tank is higher, ask for decommissioning certification. Bathroom 22. 1st Floor Hall. Bathroom Windows: Metal frame. Window seal is blown. A qualified contractor is recommended to evaluate and estimate repairs. Window screen torn. 23. 1st Floor Hall. Bathroom Electrical: 110 VAC GFCI. Outlet wired incorrectly, reversed polarity. A licensed electrician is recommended to evaluate and estimate repairs.
Page 16 of 17 Marginal Summary (Continued) 24. 1st Floor Hall. Bathroom Faucets/Traps: Metal faucet with PVC trap. Stopper missing. Kitchen 25. First floor. Kitchen Cooking Appliances: General Electric. Anti-tip device not installed. Oven light nonfunctional. Appliance is in latter third of normal life span. 26. First floor. Kitchen Electrical: 110 VAC GFCI. Microwave powered by counter circuit, needs to be dedicated circuit to microwave. A licensed electrician is recommended to evaluate and estimate repairs. Laundry Room/Area 27. First floor. Laundry Room/Area Floor: Linoleum tile. Sections of linoleum tile missing. Test flooring for asbestos if removing.
Page 17 of 17 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. Garage/Carport 1. Attached. Garage Roof Structure: 2x4 Rafter. Visible sag occurring in roof framing of garage, visible from exterior. Sag occurring due to insufficient collar ties installed, and 2x4 rafter system settling over time. Recommend qualified contractor evaluate and estimate cost of repairs. 2. Attached. Garage Walls: Fire taped, Paneling. Moderate bow in E wall, appears to be from sagging roof structure pushing E wall outward. A qualified contractor is recommended to evaluate and estimate repairs.