1310 n lucas place #403 / property inspector llc / jim...

Inspection ReportJoel SkarboProperty Address:

1310 N Lucas Place #403Seattle WA 98103

Property Inspector LLC

Jim Estrada #21016019 NE 185th StreetWoodinville, Wa. 98072

425-985-3289

Property Inspector LLC Skarbo

1310 N Lucas Place #403 of 17

Date: 11/10/2018 Time: 09:00 AM Report ID:Property:1310 N Lucas Place #403Seattle WA 98103

Customer:Joel Skarbo

Real Estate Professional:

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by theinspector should be considered before purchasing this home. Any recommendations by the inspector torepair or replace suggests a second opinion or further inspection and or repairs by a qualified licensedcontractor before closing. All costs associated with further inspection fees and repair or replacement of item,component or unit should be considered before you purchase the property. This report contains technicalinformation. If you were not present during the inspection please call the office to arrange a verbalconsultation with your inspector. If you choose not to consult with your inspector, this inspection companycannot be held liable for your understanding or misunderstanding of this reports contents. The PropertyInspector, LLC reserves the right to add or correct any statements within 48 hours of the report beingdelivered by email notification and report change.

The placement into the proper defect summary defines each individual items true category asthe grouping may have a mix of minor and major defects. Please refer to the summary list forthis final definition.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made thenit appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whetheror not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

minor defects (md) = This item, component or unit is worn, not functioning, in need of servicing or repairs.In the inspectors mind this is a inexpensive repair. Recommend further inspection, proper estimate, and /orrepairs by a qualified licensed contractor before closing. Items, components or units that can be repaired tosatisfactory condition may not need replacement.The placement into the proper defect summarydefines each individual items true category as the grouping may have a mix of minor and majordefects. Please refer to the summary list for this final definition.

Major Defects(MD) = The item, component or unit is not functioning as intended, or needs furtherinspection by a qualified licensed contractor. Items, components or units that can be repaired to satisfactorycondition may not need replacement. The placement into the proper defect summary defines eachindividual items true category as the grouping may have a mix of minor and major defects.Please refer to the summary list for this final definition.

This inspection was performed for the home owner selling this home and was inspected according tostandards and practices. The comments made in this report were based on the condition of the home at timeof inspection. There is no warranty from the inspection company. For a fee, our company can return andreview the inspection, or inspect the home again. The proposed buyer can hire a different inspector ifdesired. Different inspectors can find different things sometimes on the same home. My inspection companyis not responsible for any discoveries included or not found. As this inspection report ages, the condition ofthis home and its components can change.

It is a pleasure serving you,

Standards of Practice:Washington State Home Inspector

In Attendance:Client

Type of building:Five Stories



Style of Home:Condominium, Highrise

Approximate age of building:2004

Home Faces:South

Temperature:Below 45

Weather:Cloudy, Foggy

Ground/Soil surface condition:Damp

Rain in last 3 days:Yes

Vacant / Occupied:Occupied

Client Referral Source:Internet



minor defects

16019 NE 185th StreetWoodinville, Wa. 98072

425-985-3289

CustomerJoel Skarbo

Address1310 N Lucas Place #403

Seattle WA 98103

The following items or discoveries indicate that these systems or components do not function as intendedor adversely affects the habitability of the dwelling; or warrants further investigation by aspecialist, or requires subsequent observation. This summary shall not contain recommendations forroutine upkeep of a system or component to keep it in proper functioning condition or recommendations toupgrade or enhance the function or efficiency of the home. This Summary is not the entire report. Thecomplete report may include additional information of concern to the customer. It is recommended that thecustomer read the complete report. RECOMMEND FURTHER INSPECTION AND/OR REPAIRS OF ALLLISTED ITEMS IN THIS SUMMARY BY A LICENSED SPECIALIST CONTRACTOR BEFORE CLOSING!

1. Exterior1.0 Windows

(1) There are missing/torn/bent window screen frames on the windows in the living room .Recommend replacement by a licensed contractor.



1.0 Item 1(Picture)

(2) The seals between the thermal window/door glass panes is failing and allowing condensationbetween the glass. This condition is not a leaking water situation and only affects the viewing thru theglass. These windows/doors are in the living room . Recommend further inspection of all windows/doors and needed replacements by a qualified licensed contractor.

1.0 Item 2(Picture)

3. Electrical System3.3 Connected Devices and Fixtures (Observed from a representative number operation of

ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage,and on the dwelling's exterior walls)(1) There are a few outlets that may not be tested because of furniture. Recommend further testingupon moving in by a licensed handyman.(2) Replace broken/missing faceplates/outdoor covers in the exterior in areas by a licensedhandyman.



3.3 Item 1(Picture)

3.4 Polarity and Grounding of Receptacles within 6 Feet of Interior Plumbing Fixtures, and allReceptacles in Garage, Carport, Exterior Walls of Inspected StructureToday GFCI outlets are required in all bathrooms, two circuits in the kitchen, laundry, garage, alloutdoor outlets, crawlspace, unfinished basements and attic outlets also with a condensing furnace,A/C and drain pan are highly recommended. In older homes these where not required when built.Upgrading is highly recommended for additional safety. These are required to always be accessible.Recommend a licensed electrician to make these repairs.

3.4 Item 1(Picture) GFCI

3.4 Item 2(Picture) GFCI downstream



3.4 Item 3(Picture)

3.5 Operation of GFCI (Ground Fault Circuit Interrupters) & AFCI (Arc Fault Circuit Breakers)The GFCI outlet in the living room is frozen and needs replacement by a licensed electrician. This ismost likely defective because it was not reset monthly as called for on the outlet by the manufacturer.

3.5 Item 1(Picture)

3.6 Smoke DetectorsAll the smoke detectors should be tested the day you move into the home as we do not test them andyearly at all locations including common hallway to bedrooms and bedrooms Make sure that you havesmoke detectors and heat detector. Ionization(heat) and photoelectric(smoke) are available. UsuallyIonization is over sensitive to cooking and gives false alarms. Combination detectors are notrecommended. Recommend doing your research and installing the best for your home. Remembersmoke kills you before the heat reaches you most often. Combination Smoke and Carbon Monoxideare not recommended as they do not work as well combined.



3.6 Item 1(Picture) Detector locations

3.7 Carbon Monoxide Detectors(1) We do not test carbon monoxide detectors, but recommend they are tested yearly.(2) There is no or inadequate numbers of carbon monoxide and/or poisonous gas detector found inthe home. It is recommended that both be installed according to the manufacturer's instructions by alicensed contractor. April 1, 2012 it is required that all homes have a CO detector installed that are forsale.

1 is required on each floor and 1 in front of each sleeping area.

CO detectors last 3-7 years only and should be replaced by manufacturer recommendations.

Combination smoke and Carbon monoxide are not recommended as they do not work as wellcombined.

Explosive gas detector is also recommended.

3.7 Item 1(Picture) CO Detectors

4. Plumbing System4.2 Hot Water Systems, Controls, Chimneys, Flues and Vents

(1) Not totally visible.



Shut off not accessible.

4.2 Item 1(Picture)

4.2 Item 2(Picture)

(2) A Drain Pan is required if the tank is installed above another living unit. If it is not drained to theoutside a portable alarm is recommended.



4.2 Item 3(Picture)

5. Kitchen Components and Appliances5.8 Ranges/Ovens/Cooktops

(1) Recommend anti-tipping device be added to the stove for child safety by a licensed handyman.

5.8 Item 1(Picture)

(2) Appears serviceable.



5.8 Item 2(Picture) 5.8 Item 3(Picture)

5.8 Item 4(Picture)

5.11 Washer/Dryer/Laundry SinkThe dryer vent piping is too long and can trap lint at sags and is corrugated. Allowing lint to bereleased in the air is not healthy in closed rooms, crawlspaces or basements Damaged piping cancause an obstruction of lint that has a possibility to create a fire hazard. I recommend repair asneeded by a licensed contractor.

5.11 Item 1(Picture)



6. Bathroom and Components6.1 Plumbing Water Supply and Distribution Systems and Fixtures

The tile caulking/grout is missing/cracking in the bathroom and needs to be repaired. This conducivecondition can lead to rot fungus in the wall behind the tile. All corners require caulking.

There is moisture reading on the shower wall when tested at the time of inspection.

Recommend further inspection and repairs by a licensed contractor.

6.1 Item 1(Picture) 6.1 Item 2(Picture)

7. Interiors7.5 Doors (Representative Number)

9. Insulation and Ventilation9.1 Whole House Fan/Ventilation Fans/Thermostatic Controls (Attic)

(1) Cycle 2 hours on and 2 hours off throughout the day is the recommendations if doors and windowsare closed.

Timer clock is missing.



9.1 Item 1(Picture)

(2) Recommend installing a louver vent above the doorway to allow fan to pull air from the housewhen the door is closed by a licensed contractor.



9.1 Item 2(Picture) Proper venting for wholehouse fan

Home inspectors are not required to report on the following: Life expectancy of any component or system;The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of theproperty for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatoryrequirements or restrictions; The market value of the property or its marketability; The advisability orinadvisability of purchase of the property; Any component or system that was not observed; The presence orabsence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, undergrounditems, or items not permanently installed. Home inspectors are not required to: Offer warranties orguarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enterany area or perform any procedure that may damage the property or its components or be dangerous to thehome inspector or other persons; Operate any system or component that is shut down or otherwiseinoperable; Operate any system or component that does not respond to normal operating controls; Disturbinsulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris thatobstructs access or visibility; Determine the presence or absence of any suspected adverse environmentalcondition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminantsin the building or in soil, water, and air; Determine the effectiveness of any system installed to control orremove suspected hazardous substances; Predict future condition, including but not limited to failure ofcomponents; Since this report is provided for the specific benefit of the customer(s), secondary readers ofthis information should hire a licensed inspector to perform an inspection to meet their specific needs and toobtain current information concerning this property.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Jim Estrada



http://www.HomeGauge.com

Property Inspector LLCJim Estrada

16019 NE 185th StreetWoodinville, Wa. 98072

425-985-3289

When Things Go Wrong:There may come a time when you discover something wrong with the house you purchased, and you may be upset or disappointed withyour home inspection. There are some things we'd like you to keep in mind.

Intermittent Or Concealed Problems:

Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. Forexample, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs andbasements only leak when specific conditions exist. Some problems will only be discovered when carpets are lifted, furniture is moved orfinishes are removed.

No Clues:

These problems may have existed at the time of the inspection, but there were no clues as to their existence. Our inspections are basedon the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.

We Always Miss Some Minor Things:

Some say we are inconsistent because our reports identify some minor problems, but not others. The minor problems that are identifiedwere discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to findthe $200 problems; it is to find the $2,000 problems. These are the things that affect people's decisions to purchase.

Contractor's Advice:

A common source of dissatisfaction with home inspectors comes from comments made by contractors. Contractor's opinions often differfrom ours. Don't be surprised when three roofers all say the roof needs replacement, when we said that the roof would last a few moreyears with some minor repairs.



Last Man In Theory:

While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because ofthe last man in theory. The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardlessof whether or not the roof leak is his fault. Consequently, he won't want to do a minor repair with high liability, when he could re-roof theentire house for more money and reduce the likelihood of a callback. This is understandable.

Most Recent Advice Is Best:

There is more to the last man in theory. It suggests that it is human nature for homeowners to believe the last bit of expert advice theyreceive, even if it is contrary to previous advice.As home inspectors, we unfortunately find ourselves in the position of first man in and consequently it is our advice that is oftendisbelieved.Why Didn't We See It?Contractors often say, I can't believe you had this house inspected, and the inspector didn't find this problem. There are several reasonsfor these apparent oversights:

Most Contractors Have No Clue What's Inside or Outside The Scope Of A Standard Home Inspection: All of ourinspections are conducted in accordance with the Standards of Practice of The State of Washington and The American Society ofHome Inspectors. The Standards of Practice specifically state what's included and excluded from the standard home inspection.Most contractors have no clue this document exists and many of them have a tendency to "blame the Home Inspector" for anyissue found, regardless of whether the issue is within the "scope" of the standard home inspection.Conditions During The Inspection: It is difficult for homeowners to remember the circumstances in the house at the timeof the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere or that the furnace couldnot be turned on because the air conditioning was operating, etc. It's impossible for contractors to know what the circumstanceswere when the inspection was performed.The Wisdom Of Hindsight: When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say thatthe basement is wet when there is 2 feet of water on the floor. Predicting the problem is a different story.A Long Look: If we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems,too. Unfortunately, the inspection would take several days and would cost considerably more.We're Generalists: We are generalists; we are not specialists. The heating contractor may indeed have more heating expertisethan we do. This is because we are expected to have heating expertise and plumbing expertise, structural expertise, electricalexpertise, etc.An Invasive Look: Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulledout, and so on. A home inspection is a visual examination. We don't perform invasive or destructive tests.Not Insurance: In conclusion, a home inspection is designed to better your odds of not purchasing a "money pit". It is notdesigned to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premiumthat an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period wouldbe considerably more than the fee we charge. It would also not include the value added by the inspection.



1310 n lucas place #403 / property inspector llc / jim...

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