confidential inspection report...composition shingle roofing 26: the mortar caps are significantly...

Confidential Inspection Report

LOCATED AT:15708 109th Ave SE

Yelm, Washington 98597

PREPARED EXCLUSIVELY FOR:Ms. Jamaica Musngi

INSPECTED ON:Monday, December 9, 2019

Inspector, Isaac McPhee 1411Strong Foundations Home Inspection

of 136Copyright© 2010-2019, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 19-12006

Executive Summary

This is a summary review of the inspectors' findings during this inspection. However, it does not contain every detailed observation. This is provided as an additional service to our client, and is presented in the form of a listing of the items which, in the opinion of your inspector, merit further attention, investigation, or improvement. Some of these conditions are of such a nature as to require repair or modification by a skilled craftsman, technician, or specialist. Others can be easily handled by a homeowner such as yourself.

Often, following the inspector's advice will result in improved performance and/or extended life of the component(s) in question. In listing these items, your inspector is not offering any opinion as to who, among the parties to this transaction, should take responsibility for addressing any of these concerns. As with most of the facets of your transaction, we recommend consultation with your Real Estate Professional for further advice with regards to the following items:

NOTESINTRODUCTORY NOTES

1: Sections of this building may have been added to or remodeled since original cosntruction. We recommend consultation with the owner to determine if all necessary permits were obtained, inspections performed and final signatures obtained.

2: The home was occupied at the time of the inspection, with personal possessions in every room of the home. The presence of personal possessions limited the inspection. Access was denied to a number of wall or floor surfaces, electrical outlets, heat registers, and other items. We recommend a full walkthrough of the home after all items have been removed in order to provide a more thorough evaluation.

EXTERIOR PLUMBINGEXTERIOR/SITE/GROUND

3: One or more hose bib(s) is/are dripping from the handle when operated. We recommend the washer be replaced and/or the packing nut be tightened.

4: One or more hose bibs at the exterior of the home were not operating at the time of the inspection. Ensure that all supply valves are turned on and recheck and repair as needed.

WIRINGEXTERIOR/SITE/GROUND

5: There is exposed or abandoned wiring at the exterior of the home and/or garage. We recommend this wiring be disconnected at its source or terminated in an approved manner in a covered junction box.

OUTDOOR RECEPTACLESEXTERIOR/SITE/GROUND

6: GFCI protection was not found at one or more exterior outlets, where this feature is now required. We recommend GFCI protection be installed.

OUTDOOR LIGHTSEXTERIOR/SITE/GROUND

7: One or more light fixtures did not appear to be working. The bulbs may have burned out or no bulb may be installed. We recommend that the bulbs be tested and replaced, if necessary, and the proper operation of the fixture be verified.


WOOD SIDINGEXTERIOR/SITE/GROUND

8: Sections of the wood siding on both the detached buildings and the primary home are damaged, with peeling paint and some areas of deterioration. In a number of locations the siding is in contact with or buried beneath landscaping or concrete, making the siding vulnerable to additional damage. We recommend the wood siding components be more fully evaluated by a licensed contractor and repaired or replaced as needed.

9: At some locations on the main home the wood framing components are visible and exposed beneath the bottom edge of siding, making them exposed to potential damage. Recommend ensuring siding or flashing covers all framing components.

VINYL SIDINGEXTERIOR/SITE/GROUND

10: Sections of the vinyl siding are punctured or cracked. We recommend these sections be repaired or replaced.

DRAINAGEEXTERIOR/SITE/GROUND

11: There was no functioning underground drainage system on the property. Though no adverse conditions were noted relating to moisture, we recommend the areas around the sides of the home, as well as in the crawlspace, be monitored for signs of excess moisture, particularly during the rainy seasons.

DOWNSPOUTSEXTERIOR/SITE/GROUND

12: Numerous downspouts on the house and detached buildings were damaged, disconnected, or poorly routed and runoff water from the roof discharges next to the house in many locations. We recommend the downspouts be repaired and routed sufficiently away from the structure to prevent puddling, pooling, and saturation of the soil around the building.

WALKWAYSEXTERIOR/SITE/GROUND

13: There is settling in the walkways. Action would only be required if any of the cracks developed into trip hazards in the future.

PATIO SURFACEEXTERIOR/SITE/GROUND

14: The concrete patio has cracked and settled to the point that it might be considered aesthetically deficient. In our opinion, it is still serviceable and repair or replacement for a better appearance is optional.

VEGETATIONEXTERIOR/SITE/GROUND

15: One or more trees and/or shrubs are located near or in contact with the sides or foundation of the home and other buildings. This condition can lead to moisture and/or pest damage and can prevent inspection of these areas. We recommend all plant life be trimmed or removed to maintain space at the exterior of the home of at least 6 inches.


FASCIAEXTERIOR/SITE/GROUND

16: Portions of the fascia are weathered, with blistered and/or peeling paint, with some areas of deterioration. The worn areas will require surface preparation and refinishing in the course of routine property maintenance to restore surface appearance, while where deterioration is present replacement is warranted.

EAVES/SOFFITSEXTERIOR/SITE/GROUND

17: Sections of the eaves at the rear of the home where the electrical service drop penetrates the roof are deteriorated. We recommend repair or replacement.

PAINT/STAINEXTERIOR/SITE/GROUND

18: Caulking or painting maintenance, along with replacement of materials, was needed at several locations at the exterior. We recommend ensuring all open gaps, cracks, and joints be properly caulked and sealed to prevent moisture entry.

MISCELLANEOUSEXTERIOR/SITE/GROUND

19: The accessory structures on this property were not fully inspected and is not included in this report. However, we did observe numerous areas in need of repair and/or maintenance relating to these structure. Further evaluation is recommended, depending on the desired use for these buildings.

20: The pool and all related items on this property were not inspected. The pool was not in operation and we made no attempt to determine its present condition or operability. More information about this specialized fixture can be obtained from a qualified pool repair or installation specialist..

SURFACECOMPOSITION SHINGLE ROOFING

21: Significant moss was growing on the roof surfaces. Regular moss treatments are recommended (primarily during spring and fall), as moss growth tends to retain moisture and accelerate deterioration over a long period of time. Cleaning and treating the roof will minimize damage.

22: The roof surface is older and heavily worn in some areas, with signs of numerous areas of patching and repair on the detached garage, along with some areas still in need of repair to prevent moisture entry. It is our opinion that, though some repairs could be made in the near term, budgeting for a replacement of the roof surface is likely the best option. Further evaluation by a licensed roofing contractor is recommended.

FLASHINGS: OVERALLCOMPOSITION SHINGLE ROOFING

23: Solar collector panel mounting bracket fasteners are installed through the surface materials and substrate. Caulking around the fasteners should be periodically checked for cracking and deterioration and resealed if necessary to prevent leakage.


24: Flashings in numerous locations at the roof were in marginal condition or were poorly or improperly installed or repaired. These issues include improper or damaged materials, improper repairs using roofing mastic, or exposed top edges of flashing, which can allow moisture entry and damage. We recommend the roof/wall and chimney flashings on this home be more fully evaluated by a qualified roofing contractor and repaired, replaced, or upgraded as necessary to ensure a water-tight seal.

25: Some visible metal flashings are corroded, and may be subject to damage or leaking. We recommend monitoring and eventually replacing corroded flashing.

CHIMNEY AT ROOFCOMPOSITION SHINGLE ROOFING

26: The mortar caps are significantly deteriorated. We recommend they be repaired, patched, and sealed to return the chimney cap to a serviceable condition.

PLUMBING VENTSCOMPOSITION SHINGLE ROOFING

27: One or more rubber "boot" flashing at plumbing vents are torn, cracked, or warped and in need of replacement.

GUTTERSCOMPOSITION SHINGLE ROOFING

28: Debris was present in the gutters, which can prohibit proper flow. We recommend all debris be removed to ensure proper drainage. The condition of the gutters can be better assessed at that time.

SURFACE (BUILT-UP)BUILT-UP ROOF SYSTEM ROOFING

29: The torch-down roofing surface was in need of further evaluation and repair by a licensed roofing contractor familiar with this roofing type. Conditions noted included significant moisture pooling (likely due to clogged roof drains) and alligatoring/wear from exposure. Further evaluation is warranted of the roof surface, as well as underlying surfaces and framing in order to make necessary repairs.

WALL FRAMINGGARAGE

30: The framing in the finished room within the garage was concealed by finished surfaces and could not be visually inspected. There are indications of possible deficiencies here and we feel that further evaluation and/or destructive testing is warranted.

ROOF/WALL JOINTSGARAGE

31: The roof/wall joints do not have reinforcing connections. The addition of connective hardware would strengthen the building's resistance to seismic forces, and would be considered a beneficial upgrade.

WIRINGGARAGE

32: Unsecured wiring was noted. We recommend that it be secured to the framing.


RECEPTACLESGARAGE

33: There is no GFCI (ground fault circuit interrupter) protection for one or more outlets in this area. For an increased margin of safety, we recommend the installation of a GFCI receptacle.

34: Several of the receptacles are missing cover plates. We recommend they be replaced to reduce the risk of electrical shorts and hazardous shocks.

LIGHTSGARAGE

35: Many light fixtures are not working. The bulbs may have burned out or not installed. We recommend that the bulbs be tested and replaced, if necessary, and the proper operation of the fixtures be verified.

CEILINGGARAGE

36: The ceiling is stained, with evidence that this is an active leak. The source of the leak should be identified and necessary repairs be performed. As mold/mildew is likely here, further testing is recommended.

GARAGE DOORSGARAGE

37: The garage doors were difficult to operate. Recommend repair or adjustment for proper operation.

WINDOWSGARAGE

38: One or more panes of glass are broken. We recommend all broken glass be replaced.

DRAIN TRAPSKITCHEN

39: The drain pipe fitting is leaking. We recommend it be repaired or replaced.

AIR GAPKITCHEN

40: The dishwasher drain has no air-gap. The dishwasher will function without it, but the installation does not meet present standards. We suggest installation of an air-gap at the time the dishwasher is replaced or other plumbing work is undertaken.

RECEPTACLESKITCHEN

41: One or more receptacles are the ungrounded three prong type. For an increased margin of safety, we recommend either the receptacles be repaired and grounded or equivalently protected by adding a GFCI receptacle or receptacles, as necessary.

42: There is no GFCI (ground fault circuit interrupter) protection for one or more of the countertop receptacle(s) within six feet of the sink. For an increased margin of safety, we recommend the installation of a GFCI receptacle(s).

43: One of the receptacles is missing its cover plate. We recommend it be replaced to reduce the risk of electrical shorts and hazardous shocks.


LIGHTSKITCHEN

44: One or more light fixtures are not working. The bulbs may have burned out. We recommend that the bulbs be tested and replaced, if necessary, and the proper operation of the fixtures be verified.

DRAIN TRAPLAUNDRY AREA

45: The drain pipe fitting is leaking. We recommend it be repaired or replaced.

RECEPTACLESLAUNDRY AREA

46: There is no GFCI (ground fault circuit interrupter) protection for this area. For an increased margin of safety, we recommend the installation of a GFCI receptacle.

FIXTURESMAIN FLOOR EAST BATHROOM

47: The faucet valve stem leaks. We recommend that it be tightened or repaired.

DRAIN TRAPMAIN FLOOR EAST BATHROOM

48: The drain piping has leaked in the past. No active leaks were noted at the time of this inspection, but we recommend that the drain trap be monitored for signs of active leakage and damage.

WATER BASINMAIN FLOOR EAST BATHROOM

49: The drain stop on one or more sinks is defective. We recommend it be repaired or replaced.

BATHTUBMAIN FLOOR EAST BATHROOM

50: The tub spout had a slow drip. We recommend repair or replacement of the valve stem to ensure proper shut-off of the water to this fixture.

RECEPTACLESMAIN FLOOR EAST BATHROOM

51: There are no receptacles in this bathroom. This does not meet present standards. While not required, upgrading by installation of electrical receptacles in accordance with present standards might be considered.

SWITCHESMAIN FLOOR EAST BATHROOM

52: There are switches for which no purpose was immediately obvious. We recommend inquiries of the owner, or exploration at night when outdoor lighting would be visible if present.

SHOWER WALLSMAIN FLOOR EAST BATHROOM

53: The joint caulking or grouting in and around the shower has mildewed. The joints should be scraped clean, chemically treated, and recaulked for a better appearance and to prevent moisture penetration into the surrounding materials and subsequent damage.


54: Caulking at the top edge and/or around the perimeter of the shower was in marginal condition. Recommend ensuring that these joints are properly caulked/sealed to prevent moisture damage.

RECEPTACLESMAIN FLOOR WEST BATHROOM

55: The receptacle in this bathroom is not working. We recommend further investigation and repair, if necessary.

SHOWER WALLSMAIN FLOOR WEST BATHROOM

56: The joint caulking or grouting in and around the shower has mildewed. The joints should be scraped clean, chemically treated, and recaulked for a better appearance and to prevent moisture penetration into the surrounding materials and subsequent damage.

BATHROOM FLOORMAIN FLOOR WEST BATHROOM

57: Caulking or grouting at the base of the tub/shower is in marginal condition. It is important to maintain the caulking around bathtubs and showers, especially at the intersection between the tub or shower and the floor. Failure to maintain this seal will often result in damage to flooring materials, subflooring and framing.

RECEPTACLESNORTHEAST BEDROOM

58: There are one or more ungrounded three prong receptacles in this area. We recommend they be properly grounded or restored to their original two prong configuration.

RECEPTACLESSOUTHEAST BEDROOM


SWITCHESSOUTHEAST BEDROOM

60: There are switches for which no purpose was immediately obvious. We recommend inquiries of the owner to determine what is controlled by these switches.

CLOSET DOORSSOUTHEAST BEDROOM

61: There was no closet door installed in this area. Recommend replacement.

WINDOWSSOUTHEAST BEDROOM

62: One or more panes of glass are broken. We recommend all broken glass be replaced.

RECEPTACLESFRONT MIDDLE BEDROOM



WALLSFRONT MIDDLE BEDROOM

64: Portions of the surfaces in this area are covered with drywall but unfinished. Recommend finishing all installed surfaces.

CLOSET DOORSSOUTHWEST BEDROOM


SWITCHESNORTHWEST BEDROOM


LIGHTS / FANNORTHWEST BEDROOM

67: The recessed light is not working. The bulb may have burned out. We recommend that the bulb be tested and replaced, if necessary, and the proper operation of the fixture be verified.

CLOSET DOORSNORTHWEST BEDROOM


RECEPTACLESLIVING ROOM ADDITIONAL ROOMS

69: There are several ungrounded three prong receptacles in this area. We recommend they be properly grounded or restored to their original two prong configuration.

SWITCHESLIVING ROOM ADDITIONAL ROOMS


FIREPLACELIVING ROOM ADDITIONAL ROOMS

71: Home inspectors are not certified chimney professionals. Only a Level 2 inspection by a CSIA (Chimney Safety Institute of America) certified chimney sweep can determine the condition of the flue and whether the fireplace is safe to use. Recommend a Level 2 inspection and cleaning/servicing of the fireplace and chimney flues by a qualified professional. Clean chimneys don't catch on fire.

RECEPTACLESFAMILY ROOM ADDITIONAL ROOMS


SWITCHESFAMILY ROOM ADDITIONAL ROOMS



WOOD STOVEFAMILY ROOM ADDITIONAL ROOMS

74: Home inspectors are not certified chimney professionals. Only a Level 2 inspection by a CSIA (Chimney Safety Institute of America) certified chimney sweep can determine the condition of the flue and whether the fireplace is safe to use. Recommend a Level 2 inspection and cleaning/servicing of the fireplace and chimney flues by a qualified professional. Clean chimneys don't catch on fire.

RECEPTACLESDINING ROOM ADDITIONAL ROOMS


LIGHTSDINING ROOM ADDITIONAL ROOMS

76: One or more lights are not working. The bulb may have burned out. We recommend that the bulb be tested and replaced, if necessary, and the proper operation of the fixture be verified.

DOORSDINING ROOM ADDITIONAL ROOMS

77: There is condensation between the panes of glass in the double pane lens in the door. This indicates a failed seal. We recommend the lens assembly be replaced, which is the only method for correcting this deficiency.

WINDOWSDINING ROOM ADDITIONAL ROOMS

78: There is condensation between the panes of glass of one or more double pane windows. This indicates a failed seal. We recommend the lens assembly be replaced, which is the only method for correcting this deficiency.

WALLS & CEILINGSINTERIOR

79: Walls and ceilings in this home may contain asbestos. Actual asbestos content can only be determined by laboratory testing. Further information on asbestos can be obtained from a licensed asbestos consultant or abatement contractor.

WINDOWS: OVERALLINTERIOR

80: Some windows in the home are older and do not meet efficiency standards of modern windows. Though replacement is optional, upgrading would provide financial benefits and would make the home more comfortable during cold weather.

81: Some moisture staining was observed on the window sills in some locations, which is common with older windows due to condensation buildup. Ensure these surfaces are properly sealed. This condition will likely be only resolved when windows are replaced.

PEST CONTROLATTIC

82: Rodents have been active in the attic. We recommend that the area be cleaned and that bait or traps be set and monitored. The advice and services of a licensed exterminator would be recommended if problems persist.


LEAK EVIDENCEATTIC

83: There is evidence of both past and active leakage. We recommend the exact source of moisture entry be located and necessary repairs performed to prevent additional leakage.

WIRINGATTIC

84: There is loose wiring. We recommend that all loose wiring be secured to the framing in accordance with present standards.

85: Running splices, which are improper connections outside of a junction box, were observed. We recommend connections be joined with approved connectors inside a junction box to prevent accidental contact or mechanical damage.

VENTILATIONATTIC

86: There is evidence of improper or incomplete ventilation in portions of the attic. The lack of adequate ventilation, when combined with cold weather and high indoor relative humidity, causes water vapor produced inside the house to rise into the attic, causing condensation on cold surfaces.

Staining/discoloration was observed on the attic sheathing in some locations. This is an indication of excess moisture and can be caused by many conditions, such as current or prior leaks, condensation/humidity from lack of adequate ventilation, poorly sealed penetrations from the building envelope, such as attic hatches, light fixtures, fan units terminating into the attic, prior or current excessive moss, etc. Proper removal/remediation of the stained materials is recommended. The actual presence of mold can only be determined by proper testing, which is not part of this inspection.

87: The duct from the east bathroom exhaust fan does not go to the exterior. This condition allows excessive moisture to be vented into the attic. We recommend this deficiency be corrected.

ACCESSCRAWL SPACE

88: The exterior access hatches do not fully seal, which can allow pest entry into the crawlspace. Recommend reconfiguring or adjusting for a full seal.

FOUNDATIONCRAWL SPACE

89: The foundation at the front of the home has been undermined. Should the soil ever give way, a significant structural failure could develop. Repair of this condition is recommended.

POSTSCRAWL SPACE

90: The support posts are out of plumb and installed in a substandard manner, as compared to present standards. We recommend the floor supports be further evaluated by a structural engineer in order to determine what, if any, upgrades are recommended.

91: The floor supports are marginally connected and are subject to failure in the event of excessive soil movement and/or seismic activity; however, the connections have performed adequately for many years. We recommend additional connections be installed as needed.


92: Some support posts are placed on wood supports, which can be susceptible to damage and movement. Recommend upgrading as needed.

ANCHOR BOLTSCRAWL SPACE

93: The foundation is anchored using older technology. The original configuration has performed adequately to date. Upgrades might be considered as part of any future modernization and/or remodeling, but we do not consider this an urgent matter.

VAPORT BARRIERCRAWL SPACE

94: Portions of the soil are covered by a vapor barrier. This is considered a beneficial feature. We recommend completing the installation so that all exposed soil is covered by a vapor barrier.

PEST CONTROLCRAWL SPACE

95: Rodents have been active in the crawlspace. We recommend that bait or traps be set and monitored. The advice and services of a licensed exterminator would be recommended if problems persist.

WIRINGCRAWL SPACE

96: There is loose wiring, exposing it to physical damage. We recommend that all loose wiring be secured.

MAIN SUPPLYPLUMBING

97: There was evidence of surface corrosion/oxidation, but no leakage, at the exposed and accessible main supply. This piping should be monitored and repaired if necessary.

DRAIN LINESPLUMBING

98: There is surface deterioration and evidence of past leakage at the exposed and accessible piping. These lines should be monitored for further leakage and repaired or replaced when necessary.

SEISMIC RESTRAINTWATER HEATER

99: The water heater tank lacks seismic restraint. As an upgrade, we recommend that the water heater be secured to help limit damage and provide a source of usable domestic water in the event of a major earthquake.

ELEVATION/LOCATIONWATER HEATER

100: There is no metal pan under the water heater to catch and divert any dripping water to the exterior. This is required by some jurisdictions for water heaters in this location. We suggest installation of such a pan be considered.


GENERAL COMMENTWATER HEATER

101: An older water heater was present in the attic of the home. This heater appears to be disconnected and taken out of use. We did not confirm that it was fully drained of water and recommend care when removing.

CB MAIN PANELELECTRICAL SYSTEM

102: Some of the panel cover screws are missing. We recommend proper, blunt-end screws be installed.

103: Circuit breakers or wiring connections are corroded in the main service panel, indicating possible internal damage and potential malfunction. We recommend the corroded breakers be replaced.

BREAKER SUBPANELELECTRICAL SYSTEM

104: There are holes in the subpanels where 'knockouts' have been removed and left open. This is not an approved practice and we recommend the holes be closed with approved filler plates.

105: Some of the subpanel cover screws are missing. We recommend installation of proper blunt-end screws.

106: The circuitry is not completely labeled. We recommend that each circuit be identified, allowing individuals unfamiliar with the equipment to operate it properly when and if necessary.

107: We observed one or more Zinsco brand panels at the exterior of the home. FPE, Zinsco, Sylvania, Bulldog, Stab-lok, etc. panels and/or breakers have a long history of performance and safety issues. This type of panel is a latent fire hazard: Its circuit breakers may fail to trip in response to an overcurrent or a short circuit. Failure of a circuit breaker to trip can result in a fire, property damage, or personal injury. A circuit breaker that may not trip does not afford the protection that is intended and required. Simply replacing the circuit breakers is not a reliable repair. The existing panel(s) should be replaced, and significant expense may be involved. Recommend further evaluation by a licensed electrician who will be able to estimate the cost of replacement and make further recommendations.

CIRCUITRY SUBPANELELECTRICAL SYSTEM

108: The neutrals and the grounds are bonded together in one or more subpanels. This is not a permitted configuration because of a possible failure of the grounding system. We recommend the neutrals and the grounds be separated.

GENERAL COMMENTELECTRICAL SYSTEM

109: The electrical system was installed to meet minimum demands and uses older technology. Modern systems feature improvements in safety and convenience. We recommend upgrading and installing a new electrical system.

110: We recommend upgrading the electrical system to comply with newer standards including GFCI, AFCI, surge protection, and other modern safety upgrades. Consult a licensed electrical contractor.


111: The home's electrical system is convoluted and would benefit from a thorough evaluation by a licensed electrical contractor once all personal items have been removed. Though the system appears generally functional (with some exceptions), we observed several indications of improper or handyman wiring, a roof-mounted solar system that may not be operating properly, and numerous electrical panels and subpanels. In general, the system could benefit from being substantially "cleaned up" and organized in order to simplify and make the system safer and easier to manage going forward.

ATTIC INSULATIONINSULATION/ENERGY

112: The attic has a variety of types of insulation. We make no estimate of its R-value. An insulation contractor might be consulted to see if an upgrade to present standards would be cost effective.

FLOOR INSULATIONINSULATION/ENERGY

113: Generally, the insulation is out of place and in poor condition. A significant number of the fiberglass batts are damaged. We recommend this material be replaced and/or secured back in place.

GENERAL COMMENTAPARTMENT/ADU

114: The detached structure consists of an accessory dwelling unit (ADU), with two bedrooms, two bathrooms, kitchen, and living spaces. This building was not habitable at the time of the inspection.

The inspector evaluated this structure, but due to the extent of repairs needed, we make not attempt to provide a comprehensive list of items in need of repair. All utilities (water and electricity) were disconnected from the building at the time of the inspection and no fixtures could be tested; additionally, we observed severe moisture damage and the smell of possible mold/mildew in several areas. Because the full extent of the damage and needed repairs is beyond the scope of the inspection, we recommend this building be evaluated in detail by a licensed contractor in order to provide estimated costs of repairs in order to restore the building to habitability.

COMMENTSCONCLUSION

115: There are a number of defects and deferred maintenance items in this property. We recommend that you obtain repair estimates from competent specialists as an aid in planning your future course of action.


116: Note: Structures built prior to the mid-1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards.

Testing for the presence of lead and/or asbestos if beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs, and/or abatement specialists for this type of evaluation.

The home inspector considers the age of the home while inspecting. It is common to have areas that no longer comply with code. This is not a new home and this home cannot be expected to meet current code standards. While this inspection makes every effort to point out safety issues, it does not inspect for code. It is common that homes of any age will have had repairs performed and some repairs may not be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for items tha are not functioning as intended. It does not grade the repair. It is common to see old plumbing or mixed materials. Sometimes water signs in crawlspaces or basements could be years old or from a problem that no longer exists. Or, it may still need further attention and repair. Determining this can be difficult on an older home. Sometimes in older homes there are signs of damage to wood from wood-destroying organisms (WDO's). Having this is typical and fairly common. If the home inspection reveals sings of damage, a pest control company should inspect for further activity and possibly hidden damage.


Monday, December 9, 2019Ms. Jamaica Musngi15708 109th Ave SE

Yelm, Washington 98597

Dear Ms. Jamaica Musngi,

We have enclosed the report for the property inspection we conducted for you on Monday, December 9, 2019 at:

15708 109th Ave SEYelm, Washington 98597

Our report is designed to be clear, easy to understand, and helpful. Please take the time to review it carefully. If there is anything you would like us to explain, or if there is other information you would like, please feel free to call us. We would be happy to answer any questions you may have.

Throughout the report, you'll find special symbols at the front of certain comments. Below are the symbols and their meanings:

= Item in poor condition, warranting immediate repair or replacement. Failure to correct may lead to potentially expensive or dangerous conditions.

= Issue that should be addressed over the course of repairs/maintenance, but not time sensitive.

= Upgrade recommended, but not required

= Dangerous or potentially dangerous or hazardous situation that should be corrected as soon as possible.

= Item not operating at the time of the inspection, or unable to be inspected for another reason.

= Item that warrants continued monitoring or further evaluation by a licensed professional. Though issues may not necessarily exist at present or are not readily visible, ongoing monitoring or evaluation are recommended.

We thank you for the opportunity to be of service to you.

Sincerely,

Inspector, Isaac McPheeStrong Foundations Home Inspection

Copyright© 2010-2019, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 19-12006

Table of Contents

Executive Summary.......................................................................................................................................2

Introduction..................................................................................................................................................18

Introductory Notes.......................................................................................................................................18

Exterior/Site/Ground....................................................................................................................................19

Roofing........................................................................................................................................................32

Garage.........................................................................................................................................................40

Kitchen.........................................................................................................................................................43

Laundry Area...............................................................................................................................................47

Bathroom.....................................................................................................................................................50

Bedroom......................................................................................................................................................60

Additional Rooms........................................................................................................................................74

Interior.........................................................................................................................................................83

Attic..............................................................................................................................................................84

Crawl Space................................................................................................................................................90

Plumbing......................................................................................................................................................94

Water Heater...............................................................................................................................................99

Electrical System.......................................................................................................................................102

Insulation/Energy.......................................................................................................................................108

Apartment/ADU.........................................................................................................................................111

Locations of Emergency Controls..............................................................................................................113

Environmental Concerns...........................................................................................................................114

Conclusion.................................................................................................................................................114

Addenda....................................................................................................................................................116


Introduction

We have inspected the major structural components and mechanical systems for signs of significant nonperformance, excessive or unusual wear and general state of repair. The following report is an overview of the conditions observed.

In the report, there may be specific references to areas and items that were inaccessible. We can make no representations regarding conditions that may be present but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions may be discovered. Inspection of the inaccessible areas will be performed upon arrangement and at additional cost after access is provided.

We do not review plans, permits, recall lists, and/or government or local municipality documents. Information regarding recalled appliances, fixtures and any other items in this property can be found on the Consumer Product Safety website. These items may be present but are not reviewed.

Our recommendations are not intended as criticisms of the building, but as professional opinions regarding conditions present. As a courtesy, the inspector may list items that they feel have priority in the Executive Summary portion of the report. Although the items listed in this section may be of higher priority in the opinion of the inspector, it is ultimately the client's responsibility to review the entire report. If the client has questions regarding any of the items listed, please contact the inspector for further consultation.

Lower priority conditions contained in the body of the report that are neglected may become higher priority conditions. Do not equate low cost with low priority. Cost should not be the primary motivation for performing repairs. All repair and upgrade recommendations are important and need attention.

This report is a "snapshot" of the property on the date of the inspection. The structure and all related components will continue to deteriorate/wear out with time and may not be in the same condition at the close of escrow.

Anywhere in the report that the inspector recommends further review, it is strongly recommended that this be done PRIOR TO THE CLOSE OF ESCROW. This report is not intended for use by anyone other than the client named herein. No other persons should rely upon the information in this report. Client agrees to indemnify, defend and hold inspector harmless from any third party claims arising out of client's unauthorized distribution of the inspection report.

By accepting this inspection report, you acknowledge that you have reviewed and are in agreement with all of the terms contained in the standard contract provided by the inspector who prepared this report.

Introductory Notes

ORIENTATIONFor purposes of identification and reporting, the front of this building faces south.

For purposes of identification and reporting, the front of the building is the side containing the primary access.

NOTESThe house was estimated to be approximately 60+ years old.


The weather was cloudy at the time of our inspection.

It had been raining prior to our inspection.

Over the course of this inspection the temperature was estimated to be between 40 and 50 degrees.

We make no representations as to the extent or presence of code violations, nor do we warrant the legal use of this building. This information would have to be obtained from the local building and/or zoning department.

There may be information pertinent to this property which is a matter of public record. A search of public records is not within the scope of this inspection. We recommend the client or their representative review all appropriate public records.

Though we were able to inspect the detached garage and accessory dwelling unit (ADU), comprehensive review of the additinoal detached structure(s) is not a part of this inspection and report, though some select comments may be made regarding safety or function in regard to the detached structure(s). With a more complete inspection, additional reportable conditions may be discovered.

Sections of this building may have been added to or remodeled since original cosntruction. We recommend consultation with the owner to determine if all necessary permits were obtained, inspections performed and final signatures obtained.

The scope of this inspection is limited to reasonably accessible areas. We make no attempt to move furnishings, stored personal property, and/or vegetation. Although no problems are anticipated, removal of these items may reveal reportable items.

The home was occupied at the time of the inspection, with personal possessions in every room of the home. The presence of personal possessions limited the inspection. Access was denied to a number of wall or floor surfaces, electrical outlets, heat registers, and other items. We recommend a full walkthrough of the home after all items have been removed in order to provide a more thorough evaluation.

Exterior/Site/Ground

BASIC INFORMATIONGeneral lot topography: Flat lot


Driveway: Gravel

Walkways: Concrete and gravel

Patio: Concrete


Primary exterior wall covering: Metal or vinyl siding (primary building)

Secondary exterior wall covering: Wood siding (detached buildings)

Primary exterior window materials: Combination of vinyl and metal frames

EXTERIOR PLUMBING

One or more hose bib(s) is/are dripping from the handle when operated. We recommend the washer be replaced and/or the packing nut be tightened.


Water pipes and/or hose bibs that are vulnerable to freezing were noted on the exterior of the house. During freezing weather, water pipes in unprotected and unheated spaces must be protected from extreme cold to prevent costly damage.

One or more hose bibs at the exterior of the home were not operating at the time of the inspection. Ensure that all supply valves are turned on and recheck and repair as needed.

GAS METER COMMENTSThere is no gas meter. This property is not served by a gas utility.

WIRING

There is exposed or abandoned wiring at the exterior of the home and/or garage. We recommend this wiring be disconnected at its source or terminated in an approved manner in a covered junction box.

OUTDOOR RECEPTACLES

GFCI protection was not found at one or more exterior outlets, where this feature is now required. We recommend GFCI protection be installed.

OUTDOOR LIGHTS

One or more light fixtures did not appear to be working. The bulbs may have burned out or no bulb may be installed. We recommend that the bulbs be tested and replaced, if necessary, and the proper operation of the fixture be verified.


WOOD SIDING

Sections of the wood siding on both the detached buildings and the primary home are damaged, with peeling paint and some areas of deterioration. In a number of locations the siding is in contact with or buried beneath landscaping or concrete, making the siding vulnerable to additional damage. We recommend the wood siding components be more fully evaluated by a licensed contractor and repaired or replaced as needed.


At some locations on the main home the wood framing components are visible and exposed beneath the bottom edge of siding, making them exposed to potential damage. Recommend ensuring siding or flashing covers all framing components.

VINYL SIDINGThe vinyl or metal siding appears to be properly installed and generally in serviceable condition, with exceptions noted below.

Sections of the vinyl siding are punctured or cracked. We recommend these sections be repaired or replaced.


DOORSThe exterior doors appear to be properly installed and in serviceable condition.

GRADINGThe grading of the lot appears to properly and adequately drain excess surface water and roof runoff away from the structure.

DRAINAGE

There was no functioning underground drainage system on the property. Though no adverse conditions were noted relating to moisture, we recommend the areas around the sides of the home, as well as in the crawlspace, be monitored for signs of excess moisture, particularly during the rainy seasons.


DOWNSPOUTS

Numerous downspouts on the house and detached buildings were damaged, disconnected, or poorly routed and runoff water from the roof discharges next to the house in many locations. We recommend the downspouts be repaired and routed sufficiently away from the structure to prevent puddling, pooling, and saturation of the soil around the building.


PUBLIC WORKSThe owner may have rights and responsibilities concerning the public improvements associated with this property. We suggest inquiries of the local public works department, particularly regarding liabilities for future maintenance costs.

DRIVEWAYThe driveway appears to be properly installed and is generally in good condition.

WALKWAYS

There is settling in the walkways. Action would only be required if any of the cracks developed into trip hazards in the future.

PATIO SURFACE

The concrete patio has cracked and settled to the point that it might be considered aesthetically deficient. In our opinion, it is still serviceable and repair or replacement for a better appearance is optional.


PORCH/PATIO COVERINGThe patios are partially covered by permanent roof surfaces that are in functional condition.

FENCINGThe presence or condition of the fences at the perimeter of the property were not inspected and are not included in this report. Fences immediately adjacent to the house were inspected.


VEGETATION

One or more trees and/or shrubs are located near or in contact with the sides or foundation of the home and other buildings. This condition can lead to moisture and/or pest damage and can prevent inspection of these areas. We recommend all plant life be trimmed or removed to maintain space at the exterior of the home of at least 6 inches.


FASCIA

Portions of the fascia are weathered, with blistered and/or peeling paint, with some areas of deterioration. The worn areas will require surface preparation and refinishing in the course of routine property maintenance to restore surface appearance, while where deterioration is present replacement is warranted.


EAVES/SOFFITS

Sections of the eaves at the rear of the home where the electrical service drop penetrates the roof are deteriorated. We recommend repair or replacement.

PAINT/STAIN

Caulking or painting maintenance, along with replacement of materials, was needed at several locations at the exterior. We recommend ensuring all open gaps, cracks, and joints be properly caulked and sealed to prevent moisture entry.

MISCELLANEOUSThere is a satellite dish on the property. The operation of the dish was not tested and is beyond the scope of this inspection.

The accessory structures on this property were not fully inspected and is not included in this report. However, we did observe numerous areas in need of repair and/or maintenance relating to these structure. Further evaluation is recommended, depending on the desired use for these buildings.

The pool and all related items on this property were not inspected. The pool was not in operation and we made no attempt to determine its present condition or operability. More information about this specialized fixture can be obtained from a qualified pool repair or installation specialist..


GENERAL COMMENTThere are areas where exterior features are in need of attention. These conditions suggest lapses in maintenance. We make no attempt to list all cosmetic flaws but, do suggest attention to items relating to function and safety.

Non-original construction was noted. We suggest review of all plans and permits with the owner and/or the local building official for information regarding this work.

Roofing

A roof system consists of the surface materials, connections, penetrations and drainage (gutters and downspouts). We visually review these components for damage and deterioration and do not perform any destructive testing. If we find conditions suggesting damage, improper application, or limited remaining service life, these will be noted. We may also offer opinions concerning repair and replacement. Opinions stated herein concerning the roof are based on a limited visual inspection. These do not constitute a warranty that the roof is, or will remain, free of leaks.

Composition Shingle

BASIC INFORMATIONLocation: Covers primary building


Location: Covers garage

Roof slope: MediumMaterial: Asphalt composition shingleLayers: Unknown, would require destructive testingAge: Unknown, but olderConnections and penetrations: Sealed with a combination of metal and mastic sealsRoof drainage system: Gutters and downspouts

INSPECTION METHODOur inspection of this roof was conducted from the roof surface. The inspector walked upon the surface and visually examined the accessible roofing components.

SURFACE

Significant moss was growing on the roof surfaces. Regular moss treatments are recommended (primarily during spring and fall), as moss growth tends to retain moisture and accelerate deterioration over a long period of time. Cleaning and treating the roof will minimize damage.


The roof surface is older and heavily worn in some areas, with signs of numerous areas of patching and repair on the detached garage, along with some areas still in need of repair to prevent moisture entry. It is our opinion that, though some repairs could be made in the near term, budgeting for a replacement of the roof surface is likely the best option. Further evaluation by a licensed roofing contractor is recommended.


FLASHINGS: OVERALLA combination of asphalt sealing compound or 'mastic' and metal flashings has been used to seal the connections and penetrations.

Solar collector panel mounting bracket fasteners are installed through the surface materials and substrate. Caulking around the fasteners should be periodically checked for cracking and deterioration and resealed if necessary to prevent leakage.


Flashings in numerous locations at the roof were in marginal condition or were poorly or improperly installed or repaired. These issues include improper or damaged materials, improper repairs using roofing mastic, or exposed top edges of flashing, which can allow moisture entry and damage. We recommend the roof/wall and chimney flashings on this home be more fully evaluated by a qualified roofing contractor and repaired, replaced, or upgraded as necessary to ensure a water-tight seal.

Some visible metal flashings are corroded, and may be subject to damage or leaking. We recommend monitoring and eventually replacing corroded flashing.


CHIMNEY AT ROOF

The mortar caps are significantly deteriorated. We recommend they be repaired, patched, and sealed to return the chimney cap to a serviceable condition.

PLUMBING VENTS

One or more rubber "boot" flashing at plumbing vents are torn, cracked, or warped and in need of replacement.


GUTTERS

Debris was present in the gutters, which can prohibit proper flow. We recommend all debris be removed to ensure proper drainage. The condition of the gutters can be better assessed at that time.

GENERAL COMMENTFor further evaluation of the conditions of the roof we recommend you consult a licensed roofing contractor.

Built-up Roof System

BASIC INFORMATIONLocation: Covers detached structure

Roof slope: Flat or very minimal pitchMaterial: Torch down single ply roofingLayers: Unknown, would require destructive testingAge: Unknown, but olderConnections and penetrations: Sealed with a combination of metal and mastic sealsRoof drainage system: Internal roof drains


SURFACE (BUILT-UP)

The torch-down roofing surface was in need of further evaluation and repair by a licensed roofing contractor familiar with this roofing type. Conditions noted included significant moisture pooling (likely due to clogged roof drains) and alligatoring/wear from exposure. Further evaluation is warranted of the roof surface, as well as underlying surfaces and framing in order to make necessary repairs.


Garage

Garages and/or vehicle storage areas are visually inspected for general state of repair. Due to the presence of the storage and personal property, our review of these areas is limited.

WALL FRAMING

The framing in the finished room within the garage was concealed by finished surfaces and could not be visually inspected. There are indications of possible deficiencies here and we feel that further evaluation and/or destructive testing is warranted.

ROOF/WALL JOINTS

The roof/wall joints do not have reinforcing connections. The addition of connective hardware would strengthen the building's resistance to seismic forces, and would be considered a beneficial upgrade.

WIRING

Unsecured wiring was noted. We recommend that it be secured to the framing.

RECEPTACLES

There is no GFCI (ground fault circuit interrupter) protection for one or more outlets in this area. For an increased margin of safety, we recommend the installation of a GFCI receptacle.


Several of the receptacles are missing cover plates. We recommend they be replaced to reduce the risk of electrical shorts and hazardous shocks.

Due to the presence of excess personal belongings, access was restricted and some of the receptacles were not inspected.

LIGHTS

Many light fixtures are not working. The bulbs may have burned out or not installed. We recommend that the bulbs be tested and replaced, if necessary, and the proper operation of the fixtures be verified.

CEILING

The ceiling is stained, with evidence that this is an active leak. The source of the leak should be identified and necessary repairs be performed. As mold/mildew is likely here, further testing is recommended.

FLOORThe majority of the floor slab was covered by stored personal possessions and could not be inspected. The visible portions of the floor appear to be in serviceable condition.

GARAGE DOORSThe garage doors are a combination of roll-up and tilt up design.


The garage doors were difficult to operate. Recommend repair or adjustment for proper operation.

WINDOWS

One or more panes of glass are broken. We recommend all broken glass be replaced.

GENERAL COMMENTThis area is in need of repair as noted above or in other sections of this report.


Inspection of this area was limited to the surface coverings. The construction materials and manner of installation were concealed from view and inaccessible.

Due to the presence of personal belongings, access to portions of the area were effectively blocked at the time of our inspection. A 'walk-through' is recommended when the area is cleared and accessible.

Kitchen

The kitchen is visually inspected for proper function of components, active leakage, excessive or unusual wear, and general state of repair. We inspect built-in appliances to the extent possible using normal operating controls. Freestanding stoves are operated, but refrigerators, small appliances, portable dishwashers, and microwave ovens are not tested.

BASIC INFORMATIONEnergy: Electric appliances onlyVentilation: Exhaust filtered and recirculated into the kitchenRefrigerators, wine coolers, and other cooling appliances are beyond the scope of this inspection

DRAIN TRAPSThe drain trap and associated piping are ABS plastic.


The drain pipe fitting is leaking. We recommend it be repaired or replaced.

AIR GAP

The dishwasher drain has no air-gap. The dishwasher will function without it, but the installation does not meet present standards. We suggest installation of an air-gap at the time the dishwasher is replaced or other plumbing work is undertaken.


SINKThe sink appears to be properly installed. When operated, it was observed to be fully functional and in serviceable condition.

RECEPTACLES

One or more receptacles are the ungrounded three prong type. For an increased margin of safety, we recommend either the receptacles be repaired and grounded or equivalently protected by adding a GFCI receptacle or receptacles, as necessary.

There is no GFCI (ground fault circuit interrupter) protection for one or more of the countertop receptacle(s) within six feet of the sink. For an increased margin of safety, we recommend the installation of a GFCI receptacle(s).


One of the receptacles is missing its cover plate. We recommend it be replaced to reduce the risk of electrical shorts and hazardous shocks.

LIGHTS

One or more light fixtures are not working. The bulbs may have burned out. We recommend that the bulbs be tested and replaced, if necessary, and the proper operation of the fixtures be verified.

FLOORThe wood or laminate/vinyl flooring is in serviceable condition. Kitchen floors receive the most concentrated wear of any area in the house, especially at the sink and stove. We recommend these areas be coated every two to three years as preventive maintenance.

COUNTERTOPSThe countertop shows typical wear and tear, normal for this heavily used component. We considered the flaws cosmetic in nature with no action indicated.

VENTILATIONKitchen ventilation is provided by a microwave over the burners,. The fan appears to be properly installed and in serviceable condition. This fan does not vent to the exterior and has a charcoal activated filter which must be replaced periodically.


STOVEThe stove was turned on with the normal operating controls and found to be in satisfactory working condition.

OVENThe oven was turned on with the normal operating controls and found to be in satisfactory working condition.

DISPOSALThe kitchen is not equipped with a garbage disposal. Because this home has a septic system, we do not recommend installing a disposal. Disposals can place an unreasonable load on septic systems and requiring more frequent pumping.

DISHWASHERThe dishwasher responded to normal user controls and was found in good condition.



Laundry Area

Laundry areas and/or laundry rooms are visually inspected for general state of repair. Due to their hidden nature, we do not review appliances, connections, hookups, or venting.


FIXTURESThe angle stop or associated piping below the laundry sink is leaking. We recommend it be repaired or replaced to prevent water damage.

DRAIN TRAPThe drain trap and associated piping are PVC plastic.

The drain pipe fitting is leaking. We recommend it be repaired or replaced.


LAUNDRY TUBThe laundry tub is properly installed and in serviceable condition.

RECEPTACLES

There is no GFCI (ground fault circuit interrupter) protection for this area. For an increased margin of safety, we recommend the installation of a GFCI receptacle.

DRYER VENTThe dryer vent appears properly installed and in serviceable condition.

WASHER/DRYERThe hookups for the washer and dryer are properly installed and in serviceable condition. The appliances themselves were not tested.




Bathroom

Bathrooms are visually inspected for proper function of components, active leakage, excessive or unusual wear and general state of repair. Fixtures are tested using normal operating features and controls. Due to finished surfaces such as drywall/plaster, tile, and flooring, much of the bathroom is considered inaccessible. We do not test or confirm proper application of secondary equipment including but not limited to steam units, spa tubs, heated towel bars, etc.

Main Floor East Bathroom

BASIC INFORMATIONToilet: Ceramic unit with a porcelain finish

Wash basin: Cast iron unit with a porcelain finish


Bathtub: Molded fiberglass

Shower walls: Molded fiberglass

FIXTURES

The faucet valve stem leaks. We recommend that it be tightened or repaired.

DRAIN TRAPThe drain trap and associated piping are ABS plastic.


The drain piping has leaked in the past. No active leaks were noted at the time of this inspection, but we recommend that the drain trap be monitored for signs of active leakage and damage.

TOILETThe toilet was flushed and appeared to be functioning properly.

WATER BASINThe wash basin appears to be properly installed. When operated, it was observed to be fully functional and in serviceable condition.

The drain stop on one or more sinks is defective. We recommend it be repaired or replaced.


BATHTUB

The tub spout had a slow drip. We recommend repair or replacement of the valve stem to ensure proper shut-off of the water to this fixture.

SHOWERThe shower was operated for the inspection and appeared to be in serviceable condition.

RECEPTACLES

There are no receptacles in this bathroom. This does not meet present standards. While not required, upgrading by installation of electrical receptacles in accordance with present standards might be considered.

SWITCHES

There are switches for which no purpose was immediately obvious. We recommend inquiries of the owner, or exploration at night when outdoor lighting would be visible if present.

LIGHTSThe overhead lights were operating at the time of the inspection.


SHOWER WALLS

The joint caulking or grouting in and around the shower has mildewed. The joints should be scraped clean, chemically treated, and recaulked for a better appearance and to prevent moisture penetration into the surrounding materials and subsequent damage.

Caulking at the top edge and/or around the perimeter of the shower was in marginal condition. Recommend ensuring that these joints are properly caulked/sealed to prevent moisture damage.


BATHROOM FLOORThe floor appears to be properly installed and is in serviceable condition.

VENTILATIONVentilation in this bathroom is provided by a ceiling fan. This fan was operated and was found to be working satisfactorily.




Main Floor West Bathroom

BASIC INFORMATIONToilet: Ceramic unit with a porcelain finish

Wash basin: Cast iron unit with a porcelain finish

Shower walls: Acrylic/marlite


DRAIN TRAPThe drain trap and associated piping are chromed metal.

TOILETThe toilet was flushed and appeared to be functioning properly.

WATER BASINThe wash basin appears to be properly installed. When operated, it was observed to be fully functional and in serviceable condition.

BATHTUBThe bathtub appears to be properly installed and in serviceable condition.

SHOWERThe shower was operated for the inspection and appeared to be in serviceable condition.

RECEPTACLES

The receptacle in this bathroom is not working. We recommend further investigation and repair, if necessary.

LIGHTSThe overhead lights were operating at the time of the inspection.


RESISTANCE HEATERThe electrical resistance heater appears to be properly installed and in serviceable condition and responded to the user controls.

SHOWER WALLS

The joint caulking or grouting in and around the shower has mildewed. The joints should be scraped clean, chemically treated, and recaulked for a better appearance and to prevent moisture penetration into the surrounding materials and subsequent damage.


BATHROOM FLOOR

Caulking or grouting at the base of the tub/shower is in marginal condition. It is important to maintain the caulking around bathtubs and showers, especially at the intersection between the tub or shower and the floor. Failure to maintain this seal will often result in damage to flooring materials, subflooring and framing.

VENTILATIONVentilation in this bathroom is provided by a ceiling fan. This fan was operated and was found to be working satisfactorily.




Bedroom

Northeast Bedroom

RECEPTACLES

There are one or more ungrounded three prong receptacles in this area. We recommend they be properly grounded or restored to their original two prong configuration.



FLOORThe wood or laminate/vinyl flooring appeared properly installed and in functional condition, where seen.


SMOKE DETECTORThe smoke detector in this area appeared to be properly installed and located.




Southeast Bedroom

RECEPTACLES


SWITCHES

There are switches for which no purpose was immediately obvious. We recommend inquiries of the owner to determine what is controlled by these switches.

LIGHTS / FANThe ceiling lights and/or fan in this area were tested and operating properly at the time of the inspection.




CLOSET DOORS

There was no closet door installed in this area. Recommend replacement.


WINDOWS

One or more panes of glass are broken. We recommend all broken glass be replaced.





Front Middle Bedroom

RECEPTACLES





WALLS

Portions of the surfaces in this area are covered with drywall but unfinished. Recommend finishing all installed surfaces.



Southwest Bedroom

RECEPTACLESThe receptacles were found to be properly installed and in serviceable condition. The number of receptacles is considered adequate for the size of the room.




CLOSET DOORS




GENERAL COMMENTThe finished surfaces, hardware, windows, and doors were found to be generally in good condition at the time of our inspection. However, this area is in need of routine maintenance as noted above or in other sections of this report.


Northwest Bedroom

RECEPTACLESThe receptacles were found to be properly installed and in serviceable condition. The number of receptacles is considered adequate for the size of the room.


SWITCHES


LIGHTS / FAN

The recessed light is not working. The bulb may have burned out. We recommend that the bulb be tested and replaced, if necessary, and the proper operation of the fixture be verified.




CLOSET DOORS



Additional Rooms

Living Room Additional Rooms

RECEPTACLES

There are several ungrounded three prong receptacles in this area. We recommend they be properly grounded or restored to their original two prong configuration.

SWITCHES


LIGHTSThe overhead lights and/or ceiling fan in this area were tested and appeared to be operating properly at the time of the inspection.


RESISTANCE HEATERThe electrical resistance heater(s) appear to be properly installed and in serviceable condition and responded to the user controls.

CEILINGWe noted water stains on the ceiling in the closet of this area but were unable to identify their source. We recommend inquiries of the owner and/or occupant, who may have further knowledge regarding their source and whether corrective repairs have been made.


FLOORThe wood or laminate/vinyl flooring appears properly installed and in functional condition, with typical wear and tear.

FIREPLACEA fireplace has an interior, exterior and a fire burning area. Individual fireplaces may have a foundation, flue, firebox, mantel, hearth, damper, smoke shelf, lintel, cap, wash, gas log and/or gas lighter.

Accessible components are visually inspected for signs of significant nonperformance, excessive or unusual wear and general state of repair. Portions of standard fireplace construction are inaccessible for our inspection.

The fireplace was in use at the time of the inspection and the interior/firebox could not be evaluated.

Home inspectors are not certified chimney professionals. Only a Level 2 inspection by a CSIA (Chimney Safety Institute of America) certified chimney sweep can determine the condition of the flue and whether the fireplace is safe to use. Recommend a Level 2 inspection and cleaning/servicing of the fireplace and chimney flues by a qualified professional. Clean chimneys don't catch on fire.


Family Room Additional Rooms

RECEPTACLES


SWITCHES


LIGHTSThe overhead lights and/or ceiling fan in this area were tested and appeared to be operating properly at the time of the inspection.



FLOORThe flooring appears properly installed and in functional condition, with typical wear and tear.

WOOD STOVEA wood stove has an exterior, interior and a fire burning area. We visually inspect accessible components for signs of significant nonperformance, excessive or unusual wear and general state of repair.

The wood stove appears to be properly installed and in serviceable condition with no signs of excessive or unusual wear.

Home inspectors are not certified chimney professionals. Only a Level 2 inspection by a CSIA (Chimney Safety Institute of America) certified chimney sweep can determine the condition of the flue and whether the fireplace is safe to use. Recommend a Level 2 inspection and cleaning/servicing of the fireplace and chimney flues by a qualified professional. Clean chimneys don't catch on fire.


Dining Room Additional Rooms

RECEPTACLES


LIGHTS

One or more lights are not working. The bulb may have burned out. We recommend that the bulb be tested and replaced, if necessary, and the proper operation of the fixture be verified.



FLOORThe wood or laminate/vinyl flooring appears properly installed and in functional condition, with typical wear and tear.

DOORS

There is condensation between the panes of glass in the double pane lens in the door. This indicates a failed seal. We recommend the lens assembly be replaced, which is the only method for correcting this deficiency.


WINDOWS

There is condensation between the panes of glass of one or more double pane windows. This indicates a failed seal. We recommend the lens assembly be replaced, which is the only method for correcting this deficiency.



Interior

Our review of the interior includes inspection of walls, ceilings, floors, doors, windows, steps, stairways, balconies and railings. These features are visually examined for proper function, excessive wear and general state of repair. Some of these components may not be visible/accessible because of furnishings and/or storage. In such cases these items are not inspected.

BASIC INFORMATIONNumber of bedrooms: FiveNumber of bathrooms: TwoWindow material: Combination of vinyl and metalWindow type: Combination of Vertical and Horizontal sliding windows


Window glazing: Some double pane, with single pane (plus storm windows) in the older windowsFinished ceiling material: Drywall and/or PlasterFinished floor material: Combination of various surface typesFinished ceiling material: Drywall and/or Plaster

WALLS & CEILINGS

Walls and ceilings in this home may contain asbestos. Actual asbestos content can only be determined by laboratory testing. Further information on asbestos can be obtained from a licensed asbestos consultant or abatement contractor.

FLOORS: OVERALLThere are cosmetic floor blemishes which can be eliminated in the course of routine maintenance.

DOORS: OVERALLThe interior doors appear to be properly installed and in good condition.

WINDOWS: OVERALLWe operate a representative sample of the windows, but do not necessarily open, close, and latch every window. Our inspection standards require testing a minimum of one window in every room.

Some windows in the home are older and do not meet efficiency standards of modern windows. Though replacement is optional, upgrading would provide financial benefits and would make the home more comfortable during cold weather.

Some moisture staining was observed on the window sills in some locations, which is common with older windows due to condensation buildup. Ensure these surfaces are properly sealed. This condition will likely be only resolved when windows are replaced.

DETECTORS: OVERALLThe smoke detectors were inspected for location only. For future reference, testing with only the built-in test button verifies proper battery and horn function, but does not test the smoke sensor. We advise testing with real or simulated smoke.

The smoke detectors are appropriately located.

GENERAL COMMENTThere is wear and tear throughout the home, typical of the age of construction. We make no attempt to list all cosmetic flaws and suggest that most of these deficiencies will be addressed by normal maintenance and upgrading.

We do not review/inspect window treatments, solar tubes, furniture, and/or any personal property.

Attic

The attic contains the roof framing and serves as a raceway for components of the mechanical systems. There are often heating ducts, electrical wiring and appliance vents in the attic. We visually examine the attic components for proper function, excessive or unusual wear, general state of repair, leakage, venting and misguided improvements. Where walking in an unfinished attic can result in damage to the ceiling,


inspection is from the access opening only.

ACCESS/ENTRYThe attic access is located in the hall.

PEST CONTROL

Rodents have been active in the attic. We recommend that the area be cleaned and that bait or traps be set and monitored. The advice and services of a licensed exterminator would be recommended if problems persist.


LEAK EVIDENCE

There is evidence of both past and active leakage. We recommend the exact source of moisture entry be located and necessary repairs performed to prevent additional leakage.

RAFTERSRafters are boards that support the roof sheathing, which in turn, supports the roof covering.

The roof structure appears to be constructed in a manner typical of houses of this type and age. The rafters are generally in good condition, where seen, and have performed adequately since their installation.

SHEATHINGThe roof sheathing is the material directly supporting the roof covering.


The roof sheathing is wood members nailed solidly across the rafters.

ROOF TRUSSESRoof trusses support the roof sheathing and roof covering, transferring loads to the bearing walls. The bottom of a truss supports the finished ceiling. Trusses are usually engineered components assembled in a factory and delivered to the site.

The trusses are generally in good condition, where seen, and have performed adequately since their installation.

VENT LINESThe vent piping for the waste system appears to be properly installed and in good condition.


WIRING

There is loose wiring. We recommend that all loose wiring be secured to the framing in accordance with present standards.

Running splices, which are improper connections outside of a junction box, were observed. We recommend connections be joined with approved connectors inside a junction box to prevent accidental contact or mechanical damage.


INTERIOR LIGHTSThe attic light(s) were tested and were functional at the time of the inspection.

VENTILATIONOur feeling regarding attic ventilation is that 'you can never have too much'. Attic ventilation can be provided by eave, gable, and ridge vents as well as by automatic and wind driven fans. We encourage use of any or all of the above.

There is evidence of improper or incomplete ventilation in portions of the attic. The lack of adequate ventilation, when combined with cold weather and high indoor relative humidity, causes water vapor produced inside the house to rise into the attic, causing condensation on cold surfaces.

Staining/discoloration was observed on the attic sheathing in some locations. This is an indication of excess moisture and can be caused by many conditions, such as current or prior leaks, condensation/humidity from lack of adequate ventilation, poorly sealed penetrations from the building envelope, such as attic hatches, light fixtures, fan units terminating into the attic, prior or current excessive moss, etc. Proper removal/remediation of the stained materials is recommended. The actual presence of mold can only be determined by proper testing, which is not part of this inspection.


The duct from the east bathroom exhaust fan does not go to the exterior. This condition allows excessive moisture to be vented into the attic. We recommend this deficiency be corrected.

Crawl Space

The crawl space is where most of the building's structural elements and portions of its mechanical systems are located. These include foundation, structural framing, electrical, plumbing and heating. Each accessible and visible component and system is examined for proper function, excessive or unusual wear and general state of repair. It is not unusual to find occasional moisture and dampness in crawl spaces. Significant and/or frequent water accumulation can adversely affect the building foundation and support system and would indicate the need for further evaluation by a specialist. Although observed in the crawl space, some items will be reported under the individual systems to which they belong.

BASIC INFORMATIONFoundation type: Raised perimeterFoundation material: Poured concrete

Wall system: Wood stud wallsFloor system: Wood joists support by beams


ACCESSThe crawl space is accessible from interior and exterior hatches.

The exterior access hatches do not fully seal, which can allow pest entry into the crawlspace. Recommend reconfiguring or adjusting for a full seal.


FOUNDATION

The foundation at the front of the home has been undermined. Should the soil ever give way, a significant structural failure could develop. Repair of this condition is recommended.

FLOOR JOISTSIn the areas where the floor framing is visible, all components appear to be properly installed and in good condition.

POSTS

The support posts are out of plumb and installed in a substandard manner, as compared to present standards. We recommend the floor supports be further evaluated by a structural engineer in order to determine what, if any, upgrades are recommended.


The floor supports are marginally connected and are subject to failure in the event of excessive soil movement and/or seismic activity; however, the connections have performed adequately for many years. We recommend additional connections be installed as needed.

Some support posts are placed on wood supports, which can be susceptible to damage and movement. Recommend upgrading as needed.

ANCHOR BOLTS

The foundation is anchored using older technology. The original configuration has performed adequately to date. Upgrades might be considered as part of any future modernization and/or remodeling, but we do not consider this an urgent matter.

MOISTUREThe soil was dry at the time of our inspection, and there were no adverse conditions or damage observed related to excessive moisture.

VAPORT BARRIER

Portions of the soil are covered by a vapor barrier. This is considered a beneficial feature. We recommend completing the installation so that all exposed soil is covered by a vapor barrier.


PEST CONTROL

Rodents have been active in the crawlspace. We recommend that bait or traps be set and monitored. The advice and services of a licensed exterminator would be recommended if problems persist.

WIRING

There is loose wiring, exposing it to physical damage. We recommend that all loose wiring be secured.

GENERAL COMMENTThe conditions observed and noted above may effect the performance of the foundation and/or the support system of this building over time. Recommend further review and repair as needed.

Plumbing

A plumbing system consists of the domestic water supply lines, drain, waste and vent lines and gas lines. Inspection of the plumbing system is limited to visible faucets, fixtures, valves, drains, traps, exposed pipes and fittings. These items are examined for proper function, excessive or unusual wear, leakage, and general state of repair. The hidden nature of piping prevents inspection of every pipe and joint. A sewer lateral test, necessary to determine the condition of the underground sewer lines, is beyond the scope of this inspection If desired, a qualified individual could be retained for such a test. Our review of the plumbing system does not include landscape watering, fire suppression systems, private water


supply/waste disposal systems, or recalled plumbing supplies. Review of these systems requires a qualified and licensed specialist.

BASIC INFORMATIONDomestic water source: Private well waterMain water line: Plastic where seen

Supply piping: Copper and plastic, where seen

Waste disposal: Private on-site disposal


Waste piping: Galvanized steel, cast iron and plastic

Water pressure: Mid-range of normal water pressure

WATER SHUTOFF LOCATIONThe domestic water supply main shut-off valve is located in the closet near the well equipment.

WATER SHUTOFF COMMENTSThe main shut-off valve was located but testing the operation of this valve is not within the scope of our inspection. Operation of the valve from time to time will keep it functional and maximize its useful life.


MAIN SUPPLY

There was evidence of surface corrosion/oxidation, but no leakage, at the exposed and accessible main supply. This piping should be monitored and repaired if necessary.

INTERIOR SUPPLYThe exposed and accessible supply piping generally appears to be properly installed and in good condition.

WATER PRESSUREThe system water pressure, as measured at the exterior hose bibs, is within the range of normal.

DRAIN LINES

There is surface deterioration and evidence of past leakage at the exposed and accessible piping. These lines should be monitored for further leakage and repaired or replaced when necessary.

PRIVATE DISPOSALThis property uses a private waste disposal system, investigation of which is beyond the scope of this inspection. If accurate service records are not available, it is strongly recommended that the septic tank and associated drain field(s) be pumped and inspected by an expert. Whether or not further inspection is necessary, consultation with a septic tank service company is suggested to determine a probable pumping schedule and to discuss the 'do's and don'ts' of septic systems.


WELLThe home's water supply is reportedly served by a private well. Evaluation of the well pump and related equipment is outside of the scope of this inspection. We recommend further information on the well be obtained from the current homeowner and, if necessary, fully evaluated by a well specialist.

GENERAL COMMENTThe plumbing system appears to be in good condition, with the exceptions noted above.


Water Heater

Our review of water heaters includes the tank, water and gas connections, electrical connections, venting and safety valves. These items are examined for proper function, excessive or unusual wear, leakage and general state of repair. We do not fully review tankless/on-demand systems and suggest you consult a specialist. The hidden nature of piping and venting prevents inspection of every pipe, joint, vent and connection.

BASIC INFORMATIONLocation: In the utility room

Energy source: ElectricityCapacity: 80 gallonsAge: Estimated to be 14 years oldUnit type: Free standing tankWater heater temperature settings should be maintained in the mid-range to avoid injury from scaldingInsulation: Yes, installed behind outer jacket

T/P RELEASE VALVEThe water heater is equipped with a temperature and pressure relief valve. This device is an important safety device and should not be altered or tampered with. We observed no adverse conditions.


WATER CONNECTORSThe cold water inlet and hot water outlet connections appear properly installed and in serviceable condition.

SEISMIC RESTRAINT

The water heater tank lacks seismic restraint. As an upgrade, we recommend that the water heater be secured to help limit damage and provide a source of usable domestic water in the event of a major earthquake.

ELEVATION/LOCATION

There is no metal pan under the water heater to catch and divert any dripping water to the exterior. This is required by some jurisdictions for water heaters in this location. We suggest installation of such a pan be considered.

INSULATIONThere is no insulation blanket installed. Newer water heaters have built-in insulation to meet rigorous conservation standards. Installation of a blanket can be done but offers very little improvement on the existing efficiency of the unit.


GENERAL COMMENTThe water heater was operating. However, we recommend your attention be directed to the items noted above.

An older water heater was present in the attic of the home. This heater appears to be disconnected and taken out of use. We did not confirm that it was fully drained of water and recommend care when removing.


Electrical System

An electrical system consists of the service, distribution, wiring and convenience outlets (switches, lights, and receptacles). Our examination of the electrical system includes the exposed and accessible conductors, branch circuitry, panels, overcurrent protection devices, and a random sampling of convenience outlets. We look for adverse conditions such as improper installation, exposed wiring, running splices, reversed polarity and circuit protection devices. We do not evaluate fusing and/or calculate circuit loads. The hidden nature of the electrical wiring prevents inspection of every length of wire.

BASIC INFORMATIONService entry into building: Overhead service dropVoltage supplied by utility: 120/240 voltsCapacity (available amperage): Not identifiedSystem grounding source: Driven copper rodBranch circuit protection: Circuit breakersWiring material: Copper and aluminum wiring where seenWiring method: Combination newer and older style non-metallic sheathed cable or 'romex'

ELECTRIC METERThe electric meters are outside on the rear of the building.


MAIN SERVICEThe main electrical service panels are located in the laundry area (main home) and in the bedroom (ADU).

MAIN DISCONNECTThe main service panel for the home is a split-buss design. split-buss panels, by their very nature, do not contain a single 'main disconnect' which would normally be used to turn off all power to the system.

CB MAIN PANELThe main service panels re in serviceable condition with circuitry generally installed and fused correctly, with exceptions noted below.


The service panel is a 'split bus' type that requires special knowledge regarding the layout of the breakers in order to ensure that all current is turned off when main breakers are tripped. We urge caution when working with this system.

Some of the panel cover screws are missing. We recommend proper, blunt-end screws be installed.

Circuit breakers or wiring connections are corroded in the main service panel, indicating possible internal damage and potential malfunction. We recommend the corroded breakers be replaced.


BREAKER SUBPANELAdditional distribution panels, or subpanels, are located in the detached garage, the ADU, the laundry room, the exterior (near the meters) and near the well equipment.


There are holes in the subpanels where 'knockouts' have been removed and left open. This is not an approved practice and we recommend the holes be closed with approved filler plates.

Some of the subpanel cover screws are missing. We recommend installation of proper blunt-end screws.

The circuitry is not completely labeled. We recommend that each circuit be identified, allowing individuals unfamiliar with the equipment to operate it properly when and if necessary.

We observed one or more Zinsco brand panels at the exterior of the home. FPE, Zinsco, Sylvania, Bulldog, Stab-lok, etc. panels and/or breakers have a long history of performance and safety issues. This type of panel is a latent fire hazard: Its circuit breakers may fail to trip in response to an overcurrent or a short circuit. Failure of a circuit breaker to trip can result in a fire, property damage, or personal injury. A circuit breaker that may not trip does not afford the protection that is intended and required. Simply replacing the circuit breakers is not a reliable repair. The existing panel(s) should be replaced, and significant expense may be involved. Recommend further evaluation by a licensed electrician who will be able to estimate the cost of replacement and make further recommendations.


CIRCUITRY SUBPANEL

The neutrals and the grounds are bonded together in one or more subpanels. This is not a permitted configuration because of a possible failure of the grounding system. We recommend the neutrals and the grounds be separated.

GENERAL COMMENT

The electrical system was installed to meet minimum demands and uses older technology. Modern systems feature improvements in safety and convenience. We recommend upgrading and installing a new electrical system.

We recommend upgrading the electrical system to comply with newer standards including GFCI, AFCI, surge protection, and other modern safety upgrades. Consult a licensed electrical contractor.

The home's electrical system is convoluted and would benefit from a thorough evaluation by a licensed electrical contractor once all personal items have been removed. Though the system appears generally functional (with some exceptions), we observed several indications of improper or handyman wiring, a roof-mounted solar system that may not be operating properly, and numerous electrical panels and subpanels. In general, the system could benefit from being substantially "cleaned up" and organized in order to simplify and make the system safer and easier to manage going forward.


Insulation/Energy

Insulation, weatherstripping, dampers, double-glazed glass and set-back thermostats are features that help reduce heat loss and/or gain and increase system and appliance efficiency. Our visual inspection includes review to determine if these features are present in representative locations and we may offer suggestions for upgrading. Our review of insulation is based upon uniformly insulated or are insulated to current standards. It is our opinion that all homes could benefit from energy conservation upgrades, and we suggest that you consult professionals.


ATTIC INSULATION

The attic has a variety of types of insulation. We make no estimate of its R-value. An insulation contractor might be consulted to see if an upgrade to present standards would be cost effective.

WALL INSULATIONWe were unable to access the wall cavities and/or determine the presence or condition of insulation.


FLOOR INSULATION

Generally, the insulation is out of place and in poor condition. A significant number of the fiberglass batts are damaged. We recommend this material be replaced and/or secured back in place.

GENERAL COMMENTWe recommend you retain a qualified energy conservation professional to evaluate this structure and identify the most effective manner to increase energy efficiency.


Apartment/ADU

GENERAL COMMENT

The detached structure consists of an accessory dwelling unit (ADU), with two bedrooms, two bathrooms, kitchen, and living spaces. This building was not habitable at the time of the inspection.

The inspector evaluated this structure, but due to the extent of repairs needed, we make not attempt to provide a comprehensive list of items in need of repair. All utilities (water and electricity) were disconnected from the building at the time of the inspection and no fixtures could be tested; additionally, we observed severe moisture damage and the smell of possible mold/mildew in several areas. Because the full extent of the damage and needed repairs is beyond the scope of the inspection, we recommend this building be evaluated in detail by a licensed contractor in order to provide estimated costs of repairs in order to restore the building to habitability.


Locations of Emergency Controls

In an emergency, you may need to know where to shut off the gas, the water and/or the electrical system. We have listed below these controls and their location for your convenience. We urge that you familiarize yourself with their location and operation.

WATER SHUTOFF LOCATIONPLUMBINGThe domestic water supply main shut-off valve is located in the closet near the well equipment.

ELECTRIC METERELECTRICAL SYSTEMThe electric meters are outside on the rear of the building.


MAIN SERVICEELECTRICAL SYSTEMThe main electrical service panels are located in the laundry area (main home) and in the bedroom (ADU).

Environmental Concerns

Environmental issues include but are not limited to radon, fungi/mold, asbestos, lead paint, lead contamination, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination and soil contamination. We are not trained or licensed to recognize or discuss any of these materials. We may make reference to one of more of these materials in this report when we recognize one of the common forms of these substances. If further study or analysis seems prudent, the advice and services of the appropriate specialists are advised.

Conclusion

COMMENTS

There are a number of defects and deferred maintenance items in this property. We recommend that you obtain repair estimates from competent specialists as an aid in planning your future course of action.

Many homes built prior to 1996 lack modern safety and energy efficient items.


Note: Structures built prior to the mid-1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards.

Testing for the presence of lead and/or asbestos if beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs, and/or abatement specialists for this type of evaluation.

The home inspector considers the age of the home while inspecting. It is common to have areas that no longer comply with code. This is not a new home and this home cannot be expected to meet current code standards. While this inspection makes every effort to point out safety issues, it does not inspect for code. It is common that homes of any age will have had repairs performed and some repairs may not be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for items tha are not functioning as intended. It does not grade the repair. It is common to see old plumbing or mixed materials. Sometimes water signs in crawlspaces or basements could be years old or from a problem that no longer exists. Or, it may still need further attention and repair. Determining this can be difficult on an older home. Sometimes in older homes there are signs of damage to wood from wood-destroying organisms (WDO's). Having this is typical and fairly common. If the home inspection reveals sings of damage, a pest control company should inspect for further activity and possibly hidden damage.

©2019 Strong Foundations Home Inspection

ADDENDA TO INSPECTION REPORT 1. The inspection to be performed for Client consists of non-intrusive visual observations to survey the readily accessible, easily visible material components, systems and equipment of the building. The inspection is designed to identify material physical deficiencies in the building’s components, systems and equipment, as they exist at the time of the inspection. The work product resulting from completing an inspection in accordance with this contract is an inspection report. The inspection report incorporates the information obtained during the inspection. The inspection report is for the sole use and benefit of the Client. Client agrees to read the entire inspection report when it is received and shall promptly call the Inspector with any questions or concerns Client may have regarding the inspection report or the inspection. The inspection report shall be considered the final and exclusive findings of the Inspector regarding the inspection of the building. Client shall not rely on any oral statement made by the Inspector prior to issuance of the inspection report. 2. Components and systems operated during the inspection will be identified in the inspection report. The identified components and systems shall be operated with normal user controls and as conditions permit. If a component or system is operated, it may be conducted without the aid of special protective clothing, exploratory probing, removing materials, testing, measuring, preparing, calculations or using special equipment, including meters or devices of any kind. Testing, measuring, or preparing calculations for any system or component to determine adequacy, capacity, or compliance with any standard is outside the scope of this contract. 3. The term “poor” or “major concern” in regard to a component mean the presence of conspicuous patent defects or material deferred maintenance of the building’s material systems, components, or building equipment as observed during the inspection. This definition specifically excludes deficiencies that may be remedied with routine maintenance, miscellaneous minor repairs, and normal operating maintenance, and excludes conditions that generally do not present material physical deficiencies of the building. 4. Inspector is an expert generalist and not acting as an expert in any SPECIFIC craft or


trade. The inspector may make recommendations for further evaluation by an individual(s) who is an expert or specialist IN ONE OR MORE SPECIFIC BUILDING COMPONENTS OR SYSTEMS. 5. The inspection is not technically exhaustive. The cost obtaining information or the time required to conduct a technically exhaustive inspection and prepare the inspection report could outweigh the usefulness of the information and could be detrimental to the orderly and timely completion of Client’s transaction. 6. No inspection can wholly eliminate the uncertainty regarding the presence of physical deficiencies and the performance of the building’s systems. Preparation of an inspection report in accordance with this contract is intended to reduce, but not eliminate, the uncertainty regarding the potential for component or system failure and to reduce the potential that such component or system may not be initially observed. Client recognizes the inherent subjective nature of the inspector’s opinions as to issues such as workmanship, quality of original installation, and estimating the remaining useful life of any given component or system. The inspector’s opinions generally are formed without detailed knowledge from those specifically familiar with the component or system’s performance. 7. The inspection report will contain a representative indication of the property condition at the time of the inspection and is dependent on the information available to the inspector at that time. 8. It is the Client’s duty and obligation to exercise reasonable care to protect himself or herself regarding the condition of the building, including those facts that are known to or within the diligent attention and observation of the Client. SCOPE AND LIMITATIONS OF THIS INSPECTION This inspection is limited to a visual observation of the exposed and readily accessible areas of the home. The concealed and inaccessible areas are not included. The following locations are considered inaccessible due to limited height and excluded from this inspection unless otherwise stated:

• Crawl space areas less than 18 inches in height

• Attic spaces less than 5 feet in height

• Spaces under outdoor decks less than 5 feet high Observation includes operation of the systems or components by means of the normal user controls. Dismantling of equipment, and destructive testing is not included. Some specific items are also excluded, and these are listed in the following section. If you feel there is a need for evaluation of any of these items, then you will need to arrange for specific inspections.


Items not Included 1. Recreational, leisure, playground or decorative equipment or appliances including but not limited to pools, hot tubs, saunas, steam baths, landscape lighting, fountains, shrubs, trees, and tennis courts; 2. Cosmetic conditions (wallpapering, painting, carpeting, scratches, scrapes, dents, cracks, stains, soiled or faded surfaces on the structure or equipment, soiled, faded, torn, or dirty floor, wall or window coverings etc.); 3. Noise pollution or air quality in the area; 4. Earthquake hazard, liquefaction, flood plain, soil, slide potential or any other geological conditions or evaluations; 5. Engineering level evaluations on any topic; 6. Existence or non-existence of solder or lead in water pipes, asbestos, hazardous waste, radon, urea formaldehyde urethane, lead paint or any other environmental, flammable or toxic contaminants or the existence of water or airborne diseases or illnesses and all other similar or potentially harmful substances (although the inspector may note the possible existence of asbestos in ceiling texture and furnace duct tape); 7. Zoning or municipal code (e.g. building, fire, housing (existing buildings), mechanical, electrical, plumbing, etc. code) restrictions or other legal requirements of any kind; 8. Any repairs which relate to some standard of interior decorating; 9. Cracked heat exchangers or similar devices in furnaces; 10. Any evaluation which requires the calculation of the capacity of any system or item that is expected to be part of the inspection. Examples include but are not limited to the calculation of appropriate wattage or wiring of kitchen appliances, appropriate sizing of flues or chimneys, appropriate ventilation to combustion-based items (e.g. furnaces, water heaters, fireplaces etc.), appropriate sizing, spacing and spanning of joists, beams, columns, girders, trusses, rafters, studs etc., appropriate sizing of plumbing and fuel lines, etc.; 11. Washers and dryers; 12. Circuit breaker operation; 13. Specialty evaluations such as private sewage, wells, solar heating systems, alarms, intercom systems, central vacuum systems, wood and coal stoves, pre-fab and zero clearance fireplaces, space heaters, sprinkler systems, gas logs, gas lights, elevators and common areas unless these have been specifically added to the inspection description above but only to the degree that the inspector is capable of evaluating these items;


14. Items that are not visible and exposed including but not limited to concealed wiring, plumbing, water leaks, under bathtubs and shower stalls due to faulty pans or otherwise, vent lines, duct work, exterior foundation walls (below grade or covered by shrubs or wall/paneling, stored goods etc.) and footings, underground utilities, and systems and chimney flues; 15. Evaluations involving destructive testing; 16. Evaluation which requires moving personal goods, debris, furniture, equipment, floor covering, insulation or like materials; 17. Design problems and adequacy or operational capacity, quality or suitability; 18. Fireplace drafting; 19. To prevent damages to units, air conditioning when outside temperature below 60 degrees F or if the unit has not been warmed up or on for at least 24 hours prior to inspection; 20. Any evaluation which would involve scraping paint or other wall coverings; 21. Heating system accessories (e.g. humidifiers, electronic air cleaners etc.); 22. Legal description of property such as boundaries, egress/ingress, etc.; 23. Quality of materials; 24. Conformance with plan specifications or manufacturers specifications; 25. Flood conditions or plains; 26. Any other characteristics or items which are generally not included in a building inspection report on a regular basis. Services for inspecting or evaluating the excluded items listed above may be available from the Inspector for an additional fee or from specialists qualified to inspect or evaluate a particular category or item. Disclaimer In some cases we may recommend your consulting a specialist such as a structural engineer or licensed electrician. Hiring a specialist can be a prudent means of providing some protection of your financial investment in this property. WE DO NOT MAKE ANY TYPE OF WARRANTY OR GUARANTEE AS TO THE CONDITION OF THE PROPERTY. SOME THINGS MAY REMAIN HIDDEN OR


BECOME DEFECTIVE AFTER THE INSPECTION. IT IS NOT POSSIBLE TO DETECT EVERY DEFECT WITHIN A BUILDING DURING THE COURSE OF A GENERAL INSPECTION. THIS REPORT SHOULD BE USED IN CONJUNCTION WITH, AND NOT A REPLACEMENT FOR , A PRE-CLOSING WALK-THROUGH BY THE CLIENT. THIS INSPECTION IS NOT AN INSURANCE POLICY AGAINST HIDDEN DEFECTS, OR CONDITIONS THAT ARE NOT VISIBLE AND READILY APPARENT AT THE TIME OF INSPECTION. THE COST OF THIS INSPECTION DOES NOT ENTITLE YOU TO ANY TYPE OF PROTECTION FROM HIDDEN FLAWS AND DEFECTS. THIS INSPECTION DOES NOT TRANSFER YOUR ULTIMATE RESPONSIBILITY TO ALL POINT HOME INSPECTIONS. ENVIRONMENTAL CONCERNS: Client acknowledges that what is being contracted for is a building inspection and not an environmental evaluation and the inspection is not intended to detect, identify or disclose any health or environmental concerns regarding this building or property, including, but not limited to, the presence of asbestos, radon, lead, urea formaldehyde, fungi, mold, mildew, PCB’s or other toxic materials or substances in the water, air, soil or building materials. CONFIDENTIAL REPORT: The inspection report to be prepared for the Client is solely and exclusively for the Client’s own information and may not be relied upon by any other person. Client agrees to maintain the confidentiality of the inspection report and agrees not to disclose any part of it to any other person. Client my distribute copies of the inspection report to other persons directly involved in this transaction, but the Client and Inspector do not in any way intend to benefit said other persons directly or indirectly through this Contract, the inspection or the inspection report. CLIENT AGREES TO INDEMNIFY, DEFEND AND HOLD THE INSPECTOR HARMLESS FROM ANY THRID PARTY CLAIMS ARISING OUT OF THE CLIENT’S UNAUTHORIZED DISTRIBUTION OF THE INSPECTION REPORT. LIQUIDATED DAMAGES: IT IS UNDERSTOOD AND AGREES BY AND BETWEEN THE PARTIES HERETO THAT THE INSPECTOR/INSPECTION COMPANY IS NOT AN INSURER, THAT THE PAYMENT FOR THE SUBJECT INSPECTION IS BASED SOLELY ON THE VALUE OF THE SERVICES PROVIDED BY THE INSPECTOR/INSPECTION COMPANY IN THE PREFORMANCE OF THE INSPECTION AND PRODUCTION OF THE INSPECTION REPORT AS DESCRIBED HEREIN, THATIT IS IMPRACTICABLE AND EXTREMELY DIFFICULT TO FIX THE ACTUAL DAMAGES, OF ANY, WHICH MAY RESULT FROM A FAILURE TO PERFORM SUCH SERVICES, AND IN CASE OF FAILURE TO PERFORM SUCH SERVICES AND A RESULTING LOSS, THE CLIENT’S DAMAGES HEREIN SHALL BE LIQUIDATER AND FIXED IN AN AMOUNT EQUAL TO THE INSPECTION FEE PAID MULTIPLIED BY ONE HUNDRED TWENT-FIVE PERCENT (125%) AS


LIQUIDATED DAMAGES AND NOT AS A PENALTY, AND THIS REMEDY SHALL BE EXCLUSIVE. GENERAL PROVISIONS: A. This inspection contract, the inspection, and the inspection report do not constitute a warranty, guarantee, or insurance policy of any kind whatsoever. B. No legal action or proceeding of any kind, including in tort or contract can be commenced against Inspector/Inspection Company, or its officers, agents or employees more than one year after the date of the subject inspection. Time is expressly of the essence herein. THIS TIME PERIOD IS SHORTER THAN OTHERWISE PROVIDED BY LAW. C. In the event the Client discovers a material physical deficiency in a component, system or equipment of the building that was not identified and reported by the Inspector, Client shall so notify the Inspector in writing and allow Inspector and/or Inspector’s designated representative to re-inspect and document the condition(s) of the material physical deficiency prior to making any repair, alteration, or replacement to said physical deficiency. D. Should any provision of this contract be held by a court of competent jurisdiction to be either invalid or unenforceable, the remaining provisions of this contract shall remain in full force and effect, unimpaired by the court’s holding. E. This contract shall be binding upon and inure to the benefit of only the undersigned parties and their heirs, successors and assigns. F. This contract constitutes the entire integrated agreement between the parties hereto pertaining to the subject matter hereof, and may be modified only by a written agreement signed by all of the parties hereto. No oral agreements, understanding, or representations shall change, modify, or amend any part of this contract. G. Each party signing this contract warrants and represents that he/she has the full capacity and authority to execute this contract on behalf of the named party whether it is a corporation, partnership, or other entity. If this contract is executed on behalf of the Client by a third party, the person executing this contract expressly represents to the Inspector that he/she has the full and complete authority to execute this contract on the Client’s behalf and to fully and completely bind the Client to all of the terms, conditions, limitations, exceptions and exclusions of this contract. This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. FOLLOW-UP INSPECTION POLICY Generally we discourage follow-up inspections for these reasons


1. Quality of repairs

If repairs are made to a property based on the results of an inspection, the work should be performed by qualified contractors, not the seller. By qualified, we mean licensed, bonded, state-certified where applicable and with a reasonable amount of experience. Contractors providing repairs should provide legible documentation in the form of work orders and/or receipts. If repairs are made in this way, then there's generally no need for a follow-up inspection. Additionally, it may be better to negotiate a lower price on your home and have repairs made by contractors you choose rather than the seller making repairs as cheaply as possible. ________________________________________ As a part of our service, we sometimes provide approximate, cost of repair estimates for particular items. These estimates should be considered as background information only. It is beyond the scope of this inspection and report to supply you with accurate repair costs. Such estimates should be supplied by contractors who specialize in this type of work. Our estimates should be used only as guidelines. If you intend to negotiate the price of this property based on defects found during this inspection, we strongly suggest you obtain one or more written bids from a licensed contractor(s). It is a conflict of interest for Strong Foundations Home Inspection to recommend any specific contractor.


Life Expectancy Charts for Homes PLEASE NOTE: These life expectancies have been determined through research and testing based on regular recommended maintenance and conditions of normal wear and tear, and not extreme weather or other conditions, neglect, over-use or abuse. Therefore, they should be used as guidelines only, and not relied upon as guarantees or warranties.

Surface preparation and paint quality are the most important determinants of a paint's life expectancy. Ultraviolet (UV) rays via sunshine can shorten life expectancy. Additionally, conditions of high humidity indoors or outdoors can affect the lifespan of these components, which is why they should be inspected and maintained seasonally.

ADHESIVES, CAULK &

PAINTS

YEARS

Caulking (interior & exterior) 5 to 10

Construction Glue 20+

Paint (exterior) 7 to 10

Paint (interior) 10 to 15

Roofing Adhesives/Cements 15+

Sealants 8

Stains 3 to 8

Appliance life expectancy depends to a great extent on the use it receives. Furthermore, consumers often replace appliances long before they become worn out due to changes in styling, technology and consumer preferences.

APPLIANCES YEARS

Air Conditioner (window) 5 to 7

Compactor (trash) 6

Dehumidifier 8

Dishwasher 9

Disposal (food waste) 12

Dryer Vent (plastic) 5

Dryer Vent (steel) 20

Dryer (clothes) 13

Exhaust Fans 10

Freezer 10 to 20

Gas Oven 10 to 18

Hand Dryer 10 to 12

Humidifier (portable) 8

Microwave Oven 9

Range/Oven Hood 14

Electric Range 13 to 15

Gas Range 15 to 17

Refrigerator 9 to 13


Swamp Cooler 5 to 15

Washing Machine 5 to 15

Whole-House Vacuum System 20

Modern kitchens today are larger and more elaborate. Together with the family room, they now form the “great room.”

CABINETRY & STORAGE YEARS

Bathroom Cabinets 50+

Closet Shelves 100+

Entertainment Center/Home Office 10

Garage/Laundry Cabinets 70+

Kitchen Cabinets 50

Medicine Cabinet 25+

Modular (stock manufacturing-type) 50

Walls and ceilings last the full lifespan of the home.

CEILINGS & WALLS YEARS

Acoustical Tile Ceiling 40+ (older than 25 years may

contain asbestos)

Ceramic Tile 70+

Concrete 75+

Gypsum 75

Wood Paneling 20 to 50

Suspended Ceiling 25+

Natural stone countertops, which are less expensive than they were just a few years ago, are becoming more popular, and one can expect them to last a lifetime. Cultured marble countertops have a shorter life expectancy, however.

COUNTERTOPS YEARS

Concrete 50

Cultured Marble 20

Natural Stone 100+

Laminate 20 to 30

Resin 10+

Tile 100+

Wood 100+


Decks are exposed to a wide range of conditions in different climates, from wind and hail in some areas, to relatively consistent, dry weather in others. See FASTENERS & STEEL section for fasteners.

DECKS YEARS

Deck Planks 15

Composite 8 to 25

Structural Wood 10 to 30

Exterior fiberglass, steel and wood doors will last as long as the house, while vinyl and screen doors have a shorter life expectancy. The gaskets/weatherstripping of exterior doors may have to be replaced every 5 to 8 years.

DOORS YEARS

Closet (interior) 100+

Fiberglass (exterior) 100+

Fire-Rated Steel (exterior) 100+

French (interior) 30 to 50

Screen (exterior) 30

Sliding Glass/Patio (exterior) 20 (for roller wheel/track

repair/replacement)

Vinyl (exterior) 20

Wood (exterior) 100+

Wood (hollow-core interior) 20 to 30

Wood (solid-core interior) 30 to 100+

Copper-plated wiring, copper-clad aluminum, and bare copper wiring are expected to last a lifetime, whereas electrical accessories and lighting controls, such as dimmer switches, may need to be replaced after 10 years. GFCIs could last 30 years, but much less if tripped regularly. Remember that faulty, damaged or overloaded electrical circuits or equipment are the leading cause of house fires, so they should be inspected regularly and repaired or updated as needed.

ELECTRICAL YEARS

Accessories 10+

Arc-Fault Circuit Interrupters

(AFCIs)

30

Bare Copper 100+

Bulbs (compact fluorescent) 8,000 to 10,000+ hours

Bulbs (halogen) 4,000 to 8,000+ hours

Bulbs (incandescent) 1,000 to 2,000+ hours

Bulbs (LED) 30,000 to 50,000+ hours

Copper-Clad Aluminum 100+

Copper-Plated 100+


Fixtures 40

Ground-Fault Circuit Interrupters

(GFCIs)

up to 30

Lighting Controls 30+

Residential Propane Backup

Generators

12

Service Panel 60

Solar Panels 20 to 30

Solar System Batteries 3 to 12

Wind Turbine Generators 20

Floor and roof trusses and laminated strand lumber are durable household components, and engineered trim may last 30 years.

ENGINEERED LUMBER YEARS

Engineered Joists 80+

Laminated Strand Lumber 100+

Laminated Veneer Lumber 80+

Trusses 100+

Fastener manufacturers do not give lifespans for their products because they vary too much based on where the fasteners are installed in a home, the materials in which they're installed, and the local climate and environment. However, inspectors can use the guidelines below to make educated judgments about the materials they inspect.

FASTENERS, CONNECTORS &

STEEL

YEARS

Adjustable Steel Columns 50+

Fasteners (bright) 25 to 60

Fasteners (copper) 65 to 80+

Fasteners (galvanized) 10+

Fasteners (electro-galvanized) 15 to 45

Fasteners (hot-dipped galvanized) 35 to 60

Fasteners (stainless) 65 to 100+

Steel Beams 200+

Steel Columns 100+

Steel Plates 100+

Flooring life is dependent on maintenance and the amount of foot traffic the floor endures.

FLOORING YEARS

All Wood Floors 100+

Bamboo 100+

Brick Pavers 100+


Carpet 8 to 10

Concrete 50+

Engineered Wood 50+

Exotic Wood 100+

Granite 100+

Laminate 15 to 25

Linoleum 25

Marble 100+

Other Domestic Wood 100+

Slate 100

Terrazzo 75+

Tile 75 to 100

Vinyl 25

Concrete and poured-block footings and foundations will last a lifetime, assuming they were properly built. Waterproofing with bituminous coating lasts 10 years, but if it cracks, it is immediately damaged.

FOUNDATIONS YEARS

Baseboard Waterproofing System 50

Bituminous-Coating Waterproofing 10

Concrete Block 100+

Insulated Concrete Forms (ICFs) 100

Permanent Wood Foundation (PWF;

treated)

75

Post and Pier 20 to 65

Post and Tensioned Slab on Grade 100+

Poured-Concrete Footings and

Foundation

100+

Slab on Grade (concrete) 100

Wood Foundation 5 to 40

Framing and structural systems have extended longevities; poured-concrete systems, timber frame houses and structural insulated panels will all last a lifetime.

FRAMING YEARS

Log 80 to 200

Poured-Concrete Systems 100+

Steel 100+

Structural Insulated Panels (SIPs) 100+

Timber Frame 100+

The quality and frequency of use will affect the longevity of garage doors and openers.


GARAGES YEARS

Garage Doors 20 to 25

Garage Door Openers 10 to 15

Home technology systems have diverse life expectancies and may have to be upgraded due to evolution in technology.

HOME TECHNOLOGY YEARS

Built-In Audio 20

Carbon Monoxide Detectors* 5

Doorbells 45

Home Automation System 5 to 50

Intercoms 20

Security System 5 to 20

Smoke/Heat Detectors* less than 10

Wireless Home Networks 5+

* Batteries should be changed at least annually. Thermostats may last 35 years but they are usually replaced before they fail due to technological improvements.

HVAC YEARS

Air Conditioner (central) 7 to 15

Air Exchanger 15

Attic Fan 15 to 25

Boiler 40

Burner 10+

Ceiling Fan 5 to 10

Chimney Cap (concrete)

100+

Chimney Cap (metal) 10 to 20

Chimney Cap (mortar) 15

Chimney Flue Tile 40 to 120

Condenser 8 to 20

Dampers 20+

Dehumidifier 8

Diffusers, Grilles and Registers 25

Ducting 60 to 100

Electric Radiant Heater 40

Evaporative Cooler 15 to 25

Furnace 15 to 25

Gas Fireplace 15 to 25

Heat Exchanger 10 to 15


Heat Pump 10 to 15

Heat-Recovery Ventilator 20

Hot-Water and Steam-Radiant

Boiler

40

Humidifier 12

Induction and Fan-Coil Units 10 to 15

Thermostats 35

Ventilator 7

As long as they are not punctured, cut or burned and are kept dry and away from UV rays, cellulose, fiberglass and foam insulation materials will last a lifetime. This is true regardless of whether they were installed as loose-fill, housewrap or batts/rolls.

INSULATION & INFILTRATION

BARRIERS

YEARS

Batts/Rolls 100+

Black Paper (felt paper) 15 to 30

Cellulose 100+

Fiberglass 100+

Foamboard 100+

Housewrap 80+

Liquid-Applied Membrane 50

Loose-Fill 100+

Rockwool 100+

Wrap Tape 80+

Masonry is one of the most enduring household components. Fireplaces, chimneys and brick veneers can last the lifetime of the home.

MASONRY & CONCRETE YEARS

Brick 100+

Insulated Concrete Forms (hybrid

block)

100+

Concrete Masonry Units (CMUs) 100+

Man-Made Stone 25

Masonry Sealant 2 to 20

Stone 100+

Stucco/EIFS 50+

Veneer 100+

Custom millwork and stair parts will last a lifetime and are typically only upgraded for aesthetic reasons.


MOLDING, MILLWORK &

TRIM

YEARS

Attic Stairs (pull-down) 50

Custom Millwork 100+

Pre-Built Stairs 100+

Stair Parts 100+

Stairs 100+

The lifetime of any wood product depends heavily on moisture intrusion.

PANELS YEARS

Flooring Underlayment 25

Hardboard 40

Particleboard 60

Plywood 100

Softwood 30

Oriented Strand Board (OSB) 60

Wall Panels 100+

The quality of plumbing fixtures varies dramatically. The mineral content of water can shorten the life expectancy of water heaters and clog showerheads. Also, some finishes may require special maintenance with approved cleaning agents per the manufacturers in order to last their expected service lives.

PLUMBING, FIXTURES &

FAUCETS

YEARS

ABS and PVC Waste Pipe 50 to 80

Accessible/ADA Handles 100+

Acrylic Kitchen Sink 50

Cast-Iron Bathtub 100

Cast-Iron Waste Pipe (above

ground)

60

Cast-Iron Waste Pipe (below

ground)

50 to 60

Concrete Waste Pipe 100+

Copper Water Lines 70

Enameled Steel Kitchen Sink 5 to 10+

Faucets and Spray Hose 15 to 20

Fiberglass Bathtub and Shower 20

Gas Lines (black steel) 75

Gas Lines (flex) 30

Hose Bibs 20 to 30

Instant (on-demand) Water Heater 10

PEX 40


Plastic Water Lines 75

Saunas/Steam Room 15 to 20

Sewer Grinder Pump 10

Shower Enclosure/Module 50

Shower Doors 20

Showerheads 100+ (if not clogged by

mineral/other deposits)

Soapstone Kitchen Sink 100+

Sump Pump 7

Toilet Tank Components 5

Toilets, Bidets and Urinals 100+

Vent Fan (ceiling) 5 to 10

Vessel Sink (stone, glass, porcelain,

copper)

5 to 20+

Water Heater (conventional) 6 to 12

Water Line (copper) 50

Water Line (plastic) 50

Water Softener 20

Well Pump 15

Whirlpool Tub 20 to 50

Radon systems have but one moving part: the radon fan.

RADON SYSTEMS YEARS

Air Exchanger 15

Barometric Backdraft

Damper/Fresh-Air Intake

20

Caulking 5 to 10

Labeling 25

Manometer 15

Piping 50+

Radon Fan 5 to 8

The life of a roof depends on local weather conditions, building and design, material quality, and adequate maintenance. Hot climates drastically reduce asphalt shingle life. Roofs in areas that experience severe weather, such as hail, tornadoes and/or hurricanes, may also experience a shorter-than-normal lifespan overall or may incur isolated damage that requires repair in order to ensure the service life of the surrounding roofing materials.

ROOFING YEARS

Aluminum Coating 3 to 7

Asphalt (architectural) 30

Asphalt Shingles (3-tab) 20

BUR (built-up roofing) 30


Clay/Concrete 100+

Coal and Tar 30

Copper 70+

EPDM (ethylene propylene diene

monomer) Rubber

15 to 25

Fiber Cement 25

Green (vegetation-covered) 5 to 40

Metal 40 to 80

Modified Bitumen 20

Simulated Slate 10 to 35

Slate 60 to 150

TPO 7 to 20

Wood 25

Outside siding materials typically last a lifetime. Some exterior components may require protection through appropriate paints or sealants, as well as regular maintenance. Also, while well-maintained and undamaged flashing can last a long time, it is their connections that tend to fail, so seasonal inspection and maintenance are strongly recommended.

SIDINGS, FLASHING &

ACCESSORIES

YEARS

Aluminum Gutters, Downspouts,

Soffit and Fascia

20 to 40+

Aluminum Siding 25 to 40+

Asbestos Shingle 100

Brick 100+

Cementitious 100+

Copper Downspouts 100

Copper Gutters 50+

Engineered Wood 100+

Fiber Cement 100+

Galvanized Steel

Gutters/Downspouts

20

Manufactured Stone 100+

Stone 100+

Stucco/EIFS 50+

Trim 25

Vinyl Gutters and Downspouts 25+

Vinyl Siding 60

Wood/Exterior Shutters 20

Site and landscaping elements have life expectancies that vary dramatically.

SITE & LANDSCAPING YEARS


American Red Clay 100+

Asphalt Driveway 15 to 20

Brick and Concrete Patio 15 to 25

Clay Paving 100+

Concrete Walks 40 to 50

Controllers 15

Gravel Walks 4 to 6

Mulch 1 to 2

Polyvinyl Fencing 100+

Sprinkler Heads 10 to 14

Underground PVC Piping 60+

Valves 20

Wood Chips 1 to 5

Wood Fencing 20

Swimming pools are composed of many systems and components, all with varying life expectancies.

SWIMMING POOLS YEARS

Concrete Shell 25+

Cover 7

Diving Board 10

Filter and Pump 10

Interior Finish 10 to 35

Pool Water Heater 8

Vinyl Liner 10

Waterline Tile 15+

Aluminum windows are expected to last between 15 and 20 years, while wooden windows should last nearly 30 years.

WINDOWS YEARS

Aluminum/Aluminum-Clad 15 to 20

Double-Pane 8 to 20

Skylights 10 to 20

Vinyl/Fiberglass Windows 20 to 40

Window Glazing 10+

Wood 30+

Note: Life expectancy varies with usage, weather, installation, maintenance and quality of materials. This list should be used only as a general guideline and not as a guarantee or warranty regarding the performance or life expectancy of any appliance, product, system or component.

Evaluations are made as to the present age, and remaining economic life of an item, i.e.


water heaters, roofs, plumbing, furnaces, etc. These evaluations are based on visual observation, industry averages and prior experience. THEY ARE NOT OFFERED AS A WARRANTY OR CERTIFICATION OF REMAINING LIFE.


HOME MAINTENANCE CHECK LIST: Monthly: 1. Clean any removable dishwasher filters. 2. Purge food disposal by filling the kitchen sink with clean water, then turn on the device until the water drains through. 3. Wash refrigerator/freezer interior walls and door gaskets with a solution of one quart of warm water to two tablespoons of baking soda and wipe dry. 4. Vacuum and clean “return” air ducts/grills. 5. Inspect lighting fixtures and replace any burned-out bulbs. 6. Clean clothes dryer lint trap and/or duct for better energy efficiency and to decrease the risk of fire. Quarterly: 1. Inspect and service doors by cleaning and lubricating latches, hinges or replacing weather-stripping as might be required. 2. Inspect and repair, if necessary, exterior caulking and finish around windows, doors, and siding. 3. Replace/clean, at least quarterly, furnace, heating and cooling system filters. 4. Re-tighten knobs and pulls on cabinets. Clean and lubricate drawer tracks and guides. Semi-annually: 1. Inspect and test smoke and carbon monoxide alarms. Replace backup batteries as might be required. 2. Test (GFCI) ground fault circuit interrupters and (AFCI) arc fault breakers. 3. Inspect and maintain/clean gutters and downspouts. Runoff water must be directed away from the home. 4. Inspect attics and substructure areas for rodent droppings or other signs of pests or leaks/standing water, etc. 5. Prior to the beginning of the rainy season, test sump pumps for adequacy and function. 6. Look for moisture or decay, outside and inside the house, where flat surface decks and landing attach to the house. This is especially important if the landings do not have proper flashings. 7. Clean range hood fan grills and housings. 8. Use a vacuum cleaner to remove dust on coils behind the refrigerator/freezer. Annually: 1. Licensed contractor to inspect and service heating and air-conditioning systems. 2. Professional contractor to inspect and service wood burning appliances and chimneys. 3. Seal any foundation cracks. 4. Inspect, clean and lubricate garage vehicle door tracks and test auto-reverse functions. 5. Clean and lubricate sliding glass door and window tracks. 6. Inspect exterior paint for cracking and wear. Repaint, caulk and seal as needed.


7. Reseal, as required, wood decks and landings. 8. Inspect, for water damage, pests or rot, any substructure and attic areas. 9. Inspect roof flashings, chimney caps, shingles. 10. Inspect outside electrical service lines for damage, exposed wires or proximity to tree limbs. 11. Inspect all supply hoses at sinks, toilets and washing machines. 12. Clean and repair caulking or grout in bathrooms or kitchens. 13. Clean bathroom exhaust fan blades and grills. 14. Inspect all electric coeds and replace as needed. 15. Change water filters and have fresh water systems professionally services. Tips for keeping drains clear: 1. Pour a pot of hot water down the drain once a week to help clear away fat or grease that may have built-up in the drain line or the P-trap. 2. If a drain is clogged, try pouring 1/2 cup of white vinegar down the drain. Cover the drain and let the mixture sit for a few minutes. Then pour a pot of hot water down the drain. General Safety tips: Ensure that you know where the following items are located: 1. Emergency contact telephone numbers. 2. Fire extinguishers and water hose pipes. 3. Heating gas/fuel main shut off valve. 4. Main electrical disconnect circuit breaker (breaker box/service panel). 5. Main drain line clean-out. 6. Main water shut-off valve. 7. All window and door exits.

confidential inspection report...composition shingle roofing 26: the mortar caps are significantly...

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