faira transparency reports 13514 215th ave e, bonney … · 608 state st. south kirkland, wa 98033...

608 State St. South Kirkland, WA 98033

www.faira.com

[email protected] +1.800.571.FAIR

FAIRA TRANSPARENCY REPORTS

13514 215th Ave E, Bonney Lake, WA 98391 Thank you for your interest in this Faira Certified home. We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property.

You may view more detailed information for this home and can make an offer at

http://www.faira.com/listings/12031 All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We’re happy you’ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team

Confidential Inspection Report

LOCATED AT:13514 215th Ave E

Bonney Lake, Washington 98391

PREPARED EXCLUSIVELY FOR:Faira.com

INSPECTED ON:Thursday, May 17, 2018

Inspector, Isaac McPhee Strong Foundations Home Inspection

of 116Copyright© 2010-2018, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 18-05008

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:

= Item in poor condition, warranting immediate repair or replacement

= Item that warrants repair or replacement now or in the near term, but does not pose an immediate risk or threat

= Upgrade recommended, but not required

= Potentially dangerous or hazardous condition that should be corrected as soon as possible (safety concern)

= 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 licensed professional. Though issues may not necessarily exist in the present or are not readily visible, monitoring or further evaluation is recommended.

Introductory Notes

NOTES

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

Exterior/Site/Ground

OUTDOOR RECEPTACLES

2: - GFCI protection was not found at one or more exterior outlets. We recommend GFCI protection be installed.

3: - A receptacle at the exterior of the home is wired with reversed polarity. Under some circumstances, this can be a shock hazard and/or damage electronic equipment. This is a simple repair and we recommend rewiring the receptacle to eliminate this condition.

PLYWOOD SIDING

4: - The plywood siding shows routine wear and minor damage but is generally in serviceable condition. We recommend minor maintenance to ensure maximum service life.


5: - The home is a typical "manufactured home" design, which does not have an exposed concrete foundation at the exterior, but the area under the home (crawlspace) is covered by a plywood "skirt" that is intended to keep pests and moisture out of this area. As the skirt is generally in contact with or buried under the soil surrounding the home, this area of the home is very prone to moisture damage, and should be consistently maintained and portions replaced as needed. In this home, we observed several large and small gaps or holes in this skirt material that will easily enable pest access to the underside of the home. We recommend rebuilding or sealing the skirt to prevent unwanted access and damage to the underside of the home.

VINYL SIDING

6: - The vinyl siding is generally in functional condition, though sections of the vinyl siding are dented, warped or punctured punctured. We recommend these sections be repaired or replaced to prevent moisture intrusion into the wall structure.

SCREENS

7: - There are several missing and/or damaged window/door screens throughout this home. Recommend repairing or replacing any damaged or missing screens.

DECK

8: - Like fences and other exposed wood construction, decks have a finite service life. The decks on this home are in need of some repair, including the replacement of some surface or support boards and refinishing/sealing. Even the best maintained deck will need repair and eventual replacement. We urge repair as needed and regular treatment with combination wood preservative/UV inhibiting sealers.

RAILINGS

9: - The railings at the front deck may not be sturdy enough to resist a person's weight. We recommend that the railings be reinforced or replaced in accordance with present standards.

HAND RAILS

10: - There are no railings where needed at the rear deck stairs. As a safety measure, we recommend that railings be installed.

VEGETATION

11: - Some trees or shrubberies were observed to be in contact with or near the siding or foundation. Recommend trimming back all trees and shrubberies at least 6 inches from the home in order to protect the home's surface from moisture or pest intrusion.

FASCIA

12: - Portions of the fascia are weathered, with blistered and/or peeling paint. This will require surface preparation and refinishing in the course of routine property maintenance to restore surface appearance.

PAINT/STAIN

13: - In several locations around the home the caulking is in need of repair. Ensure that all gaps, particularly around penetrations including doors and windows, are properly caulked to prevent moisture intrusion or damage.


Roofing

Metal/Plastic Manufactured Home Roofing

BASIC INFORMATION

14: - The roof on the home is an older and outdated roofing material that was used on manufactured homes but is not commonly seen today, as this roofing material has generally been replaced on older homes. Therefore, our expertise regarding this roof type is limited. However, based on the conditions noted, as described in this report, as well as the age of the material, replacement of this roofing surface at the earliest convenience is recommended. Further evaluation of the roof surface by a roofing specialist with expertise in this roofing type is recommended.

Note: As this roofing type does not have a rigid underlayment, walking on this roofing surface is not recommended, as it may not support a person's weight. Recommend not walking on the surface if unexperienced.

PATCHING/REPAIRS

15: - The roofing surface materials have been patched or recoated. It appears that the patching was necessitated by the advanced age of the roof. The need for ongoing maintenance and/or replacement must be anticipated

SURFACE

16: - Cracks or damage that may allow moisture entry were observed on the roof surface. Recommend further evaluation and repair by a licensed roofing specialist; due to the age/condition of the roof, replacement of the entire roof surface will likely be recommended by a roofing specialist.

GUTTERS

17: - Significant debris and standing water was present in the gutters, which limited our visual inspection. We recommend all debris be removed to ensure proper drainage. The condition of the gutters can be better assessed at that time.

DOWNSPOUTS

18: - One or more of the downspouts is missing. The water coming from the gutters will splash and damage exterior siding and finishes. Downspouts are also necessary to channel runoff away from the building. We recommend missing downspouts be replaced.

19: - Runoff water from the roof discharges next to the house in one or more locations. We recommend the downspouts be routed sufficiently away from the structure to prevent puddling, pooling, and saturation of the soil around the building.

Kitchen

WIRING

20: - We found exposed wiring in the cabinet under the sink. Even if insulated, we recommend all wiring be encased in a conduit or otherwise protected in accordance with present standards.


RECEPTACLES

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

Laundry Area

DRYER VENT

22: - Corrugated dryer vents may only be used for the six foot section connected to the dryer and cannot be installed through walls or floors. The existing long corrugated vent line should be replaced with a smooth wall vent, as per present standards.

WASHER/DRYER

23: - One of the washing machine water valves was observed to be leaking at the time of the inspection. Recommend repair/replacement of valve by a licensed plumber.

Bathroom

Main Floor Hallway

FIXTURES

24: - The bathtub faucet valve stem leaks. We recommend that it be tightened or repaired.

TOILET

25: - The toilet is loose at the floor. While no damage was evident, this condition should be taken care of so that leakage does not develop and cause damage. We recommend that the toilet be removed and rebolted with a new wax seal.

Main Floor Master

TOILET

26: - The toilet is loose at the floor. While no damage was evident, this condition should be taken care of so that leakage does not develop and cause damage. We recommend that the toilet be removed and rebolted with a new wax seal.

BATHROOM FLOOR

27: - Caulking at the base of the tub/shower is marginal. 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.

Bedroom

Main Floor Master

RECEPTACLES

28: - A receptacle at the bedroom is not working. We recommend further investigation and repair, if necessary.


SWITCHES

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

HEAT OUTLET

30: - When the heating system was operated, the flow of conditioned air into one or more heating outlets this room appeared less than the flow of air observed in other outlets. We recommend a heating contractor be retained to evaluate this condition.

CLOSET DOORS

31: - The closet door in the bedroom is missing. Recommend replacing.

SMOKE DETECTOR

32: - There is no smoke detector in this area, as required by modern safety standards. Though the home was built before modern safety standards, we recommend one be installed.

Main Floor Left Rear

RECEPTACLES

33: - A receptacle located at bedroom is loose and the outlet cover is broken. For maximum safety we recommend that it be tightened.

CLOSET DOORS


SMOKE DETECTOR


Main Floor Left Front

HEAT OUTLET

36: - When the heating system was operated, the flow of conditioned air into one of the outlets in this room appeared less than the flow of air observed in other rooms. We recommend a heating contractor be retained to evaluate this condition.

CLOSET DOORS


SMOKE DETECTOR


Living/Dining Room

RECEPTACLES

39: - There is an ungrounded three prong receptacle at the wall adjacent to the front door. We recommend it be evaluated and repaired by a licensed electrician.


Bonus Room

RECEPTACLES

40: - A receptacle at the bonus room wall is wired with reversed polarity. Under some circumstances, this can be a shock hazard and/or damage electronic equipment. It is easy to correct this condition and we recommend the receptacle be repaired.

Interior

DETECTORS: OVERALL

41: - This building has no smoke detectors. Smoke detectors are reliable, inexpensive, and are recommended by all local fire districts. We recommend their installation. Some jurisdictions require smoke detectors prior to sale and the close of escrow.

42: - Carbon monoxide detectors were not found in the home. However, as the home does not have gas service, fireplace, or attached garage, a CO detector is typically not required. However, as an added level of safety, a CO detector may be added as an upgrade.

HEAT SOURCE

43: - We noted restricted air flow at several registers. No specific problems were noted, but we suggest further review.

Attic

ACCESS/ENTRY

44: - This home has an attic space, however, it has no access opening. For future maintenance and inspection, we recommend the installation of an approved opening.

Crawl Space

ACCESS

45: - The crawlspace hatch cover is damaged and in need of repair. Recommend repairing cover to properly seal the crawlspace from moisture or pest entry.

VAPOR BARRIER

46: - Vapor barrier is very dirty with construction debris, rodent droppings, and other materials. Recommend cleaning or replacing vapor barrier for cleanliness, and to prevent a buildup of materials that have the potential of drawing wood destroying organisms toward the home.

VENTILATION

47: - One or more crawl space vent screens are torn. We recommend they be repaired or replaced to prevent access by rodents or other pests.

PEST CONTROL

48: - 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.


DUCTS

49: - The ductwork was inaccessible and was not inspected except by judging air flow at the accessible registers. In the case of the one or more heat registers in the home, we felt that air flow was not adequate. We could not see a problem and recommend further investigation.

FLOOR INSULATION

50: - In several locations under the home (particularly in the area under the kitchens, bathrooms, and water heater, moisture staining/damage was observed on the underside of the concealed insulation. Due to the configuration of the manufactured home, most of the floor sheathing and other components are concealed and cannot be further evaluated without destructive testing. Though repairs may have been made in these areas, we recommend opening up the insulation in order that further evaluation of any past or present damage may be more fully evaluated and repaired as needed.

DRYER VENT

51: - The dryer vent has vented lint into the crawlspace. We recommend it be fully sealed and lint cleaned to prevent a fire hazard in this area.

Plumbing

MAIN SUPPLY

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

GENERAL COMMENT

53: - The home's supply piping either entirely or partially consists of galvanized steel piping. This piping is typically older, and has a limited lifespan. Though no specific leaks or damage was observed at the time of the inspection, we can make no representation regarding pipes hidden inside walls, underground, or behind insulation. Additionally, we observed some typical corrosion at some of the pipe joints, indicating older pipes.

Due to mineral deposit buildup and gradual reduction of flow, replacement of all remaining galvanized steel supply lines may eventually become necessary as a part of ongoing property maintenance and upgrading.

Water Heater

T/P RELEASE VALVE

54: - Due to the orientation of the water heater, the temperature and pressure relief valve was inaccessible.

WATER CONNECTORS

55: - The water connections are heavily corroded and show signs of previous leakage. We recommend replacement.


SEISMIC RESTRAINT

56: - The water heater tank seismic restraint is minimal. We recommend it be upgraded to adequately secure the tank. This will help limit damage and provide a source of usable domestic water in the event of a major earthquake.

GENERAL COMMENT

57: - Our inspection of the water heater was limited by the presence of an insulating blanket firmly affixed to the exterior of the unit. However, we are able to make observations that would indicate that the unit is in need of further evaluation or replacement. The flooring at the base of the unit appears to be damaged, possibly due to past or present leaking of the water heater tank, and supply piping is corroded and in need of repairs. In addition, the unit and surrounding closet area had a very significant buildup of rodent droppings and evidence of heavy rodent activity, which inhibited our evaluation. The area should be fully cleaned and the water heater exposed in order for a full evaluation to be made and the condition of the water heater noted. Further action may be taken at that time.

Electrical System

METER

58: - The pedestal supporting the electrical meter is damaged/deteriorated and in need of replacement.

CB MAIN PANEL

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

RECEPTACLES: OVERALL

60: - Based upon our inspection of a representative number, we found enough deficiencies to warrant testing of every receptacle at a later date. Repair, replacement, and/or rewiring are recommended at all deficient locations.

GFI PROTECTION

61: - Some GFCI devices are installed in this home. However, we recommend adding these devices at all locations currently requiring this protection. This includes receptacles near sink basins, in bathrooms, garages, crawl spaces, and the exterior. In addition, we recommend upgrading all older devices (pre-2007) with newer devices for safety.


Conclusion

COMMENTS

62: - 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. Evaluating for the presence of lead and/or asbestos is 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 current 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 that 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 eating organisms. Having this is typical and fairely common. If the home inspection reveals signs of damage you should have a pest control company inspect further for activity and possibly hidden damage.


Thursday, May 17, 2018Faira.com

13514 215th Ave EBonney Lake, Washington 98391

Dear Faira.com,

We have enclosed the report for the property inspection we conducted for you on Thursday, May 17, 2018 at:

13514 215th Ave EBonney Lake, Washington 98391

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

= Item that warrants repair or replacement now or in the near term, but does not pose an immediate risk or threat

= Upgrade recommended, but not required

= Potentially dangerous or hazardous condition that should be corrected as soon as possible (safety concern)

= 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 licensed professional. Though issues may not necessarily exist in the present or are not readily visible, monitoring or further evaluation is recommended.

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

Sincerely,

Inspector, Isaac McPheeStrong Foundations Home Inspection

Copyright© 2010-2018, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 18-05008

Table of Contents

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

Introduction..................................................................................................................................................14

Introductory Notes.......................................................................................................................................15

Exterior/Site/Ground....................................................................................................................................15

Roofing........................................................................................................................................................30

Kitchen.........................................................................................................................................................38

Laundry Area...............................................................................................................................................43

Bathroom.....................................................................................................................................................45

Bedroom......................................................................................................................................................57

Living/Dining Room.....................................................................................................................................67

Bonus Room................................................................................................................................................69

Interior.........................................................................................................................................................71

Attic..............................................................................................................................................................71

Crawl Space................................................................................................................................................72

Plumbing......................................................................................................................................................76

Water Heater...............................................................................................................................................80

Heat.............................................................................................................................................................83

Electrical System.........................................................................................................................................87

Insulation/Energy.........................................................................................................................................91

Locations of Emergency Controls................................................................................................................92

Environmental Concerns.............................................................................................................................94

Conclusion...................................................................................................................................................94

tmpF758......................................................................................................................................................96


Introduction

We have inspected the major structural components and mechanical systems for signs of significant non- performance, 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 40 years old.

The weather was cloudy at the time of our inspection.

Over the course of this inspection the temperature was estimated to be between 50 and 60 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.

Sections of this building may have been remodeled or added after original construction. 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.

Your inspector may choose to include photos in your inspection report. There are times when only a picture can fully explain the condition or if the client is unable to attend the inspection. Photo inclusion is at the discretion of the inspector and in no way is meant to emphasize or highlight the only conditions that were seen. We always recommend full review of the entire inspection report.

Exterior/Site/Ground

BASIC INFORMATIONGeneral lot topography: Uneven lot


Driveway: Gravel

Primary exterior wall covering: Vinyl siding


Secondary exterior wall covering: Plywood siding

Primary exterior window material: Vinyl/plastic or vinyl clad


EXTERIOR PLUMBINGThe plumbing on the exterior of the building and in the yard appears to be properly installed and in serviceable condition. We make no attempt to locate and test every hose bib. Testing of irrigation systems is beyond the scope of our inspection.

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

OUTDOOR RECEPTACLES

GFCI protection was not found at one or more exterior outlets. We recommend GFCI protection be installed.

A receptacle at the exterior of the home is wired with reversed polarity. Under some circumstances, this can be a shock hazard and/or damage electronic equipment. This is a simple repair and we recommend rewiring the receptacle to eliminate this condition.

OUTDOOR LIGHTSThe outdoor lights were tested and appeared functional at the time of the inspection.


PLYWOOD SIDING

The plywood siding shows routine wear and minor damage but is generally in serviceable condition. We recommend minor maintenance to ensure maximum service life.


The home is a typical "manufactured home" design, which does not have an exposed concrete foundation at the exterior, but the area under the home (crawlspace) is covered by a plywood "skirt" that is intended to keep pests and moisture out of this area. As the skirt is generally in contact with or buried under the soil surrounding the home, this area of the home is very prone to moisture damage, and should be consistently maintained and portions replaced as needed. In this home, we observed several large and small gaps or holes in this skirt material that will easily enable pest access to the underside of the home. We recommend rebuilding or sealing the skirt to prevent unwanted access and damage to the underside of the home.


VINYL SIDING

The vinyl siding is generally in functional condition, though sections of the vinyl siding are dented, warped or punctured punctured. We recommend these sections be repaired or replaced to prevent moisture intrusion into the wall structure.


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

WINDOWSThe windows appear to be properly installed and in serviceable condition.

SCREENS

There are several missing and/or damaged window/door screens throughout this home. Recommend repairing or replacing any damaged or missing screens.


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

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.

DECKWe made no attempt to inspect the inaccessible areas under the deck. It is common for some damage and/or deterioration to exist in these areas while, as a whole, the deck would still be considered serviceable.

Like fences and other exposed wood construction, decks have a finite service life. The decks on this home are in need of some repair, including the replacement of some surface or support boards and refinishing/sealing. Even the best maintained deck will need repair and eventual replacement. We urge repair as needed and regular treatment with combination wood preservative/UV inhibiting sealers.


RAILINGS

The railings at the front deck may not be sturdy enough to resist a person's weight. We recommend that the railings be reinforced or replaced in accordance with present standards.

HAND RAILS

There are no railings where needed at the rear deck stairs. As a safety measure, we recommend that railings be installed.

GATESThe gate was operating. Routine maintenance will keep it functional and maximize its service life.


VEGETATION

Some trees or shrubberies were observed to be in contact with or near the siding or foundation. Recommend trimming back all trees and shrubberies at least 6 inches from the home in order to protect the home's surface from moisture or pest intrusion.


TRIMThe trim at the several locations around the home is damaged or deteriorated. We recommend that any deteriorated wood trim be repaired or replaced. Note: Damaged siding or trim may act to hide further deterioration or defects within the wall. Only removing portions of the siding/trim and further evaluating the interior of the wall will fully reveal the extent of any hidden damage.

We recommend that the unpainted trim at the rear of the home be painted to prevent premature wear, moisture entry and deterioration.


FASCIA

Portions of the fascia are weathered, with blistered and/or peeling paint. This will require surface preparation and refinishing in the course of routine property maintenance to restore surface appearance.

PAINT/STAINIf caulking is needed for maintenance, or in preparation for the next paint job, we suggest a high quality urethane sealant such as 'Sikaflex'. Latex, butyl, oil based, silicone or 'architectural grade' sealants should be avoided on the exterior.

In several locations around the home the caulking is in need of repair. Ensure that all gaps, particularly around penetrations including doors and windows, are properly caulked to prevent moisture intrusion or damage.

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


Note: The storage area at the rear of the home was added after original construction. Though looked at, we do not confirm the presence of proper permitting regarding this addition.

GENERAL COMMENTAs preventive maintenance, caulking and sealing the gaps in the exterior of the building around the doors, windows, plumbing and electrical entry points will help prevent heat loss, cold air infiltration and moisture entry.

If caulking is needed for maintenance of any flashing or exterior trim, we suggest a high quality urethane sealant such as 'Sikaflex'. Latex, butyl, oil based, silicone or 'architectural grade' sealants should be avoided.


There 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.

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.

Metal/Plastic Manufactured Home Roofing

BASIC INFORMATIONLocation: Covers whole buildingRoof slope: Low pitchLayers: Unknown, would require destructive testingAge: Approximately 40 years oldConnections and penetrations: Sealed with mastic seals


Roof drainage system: Gutters and downspouts


The roof on the home is an older and outdated roofing material that was used on manufactured homes but is not commonly seen today, as this roofing material has generally been replaced on older homes. Therefore, our expertise regarding this roof type is limited. However, based on the conditions noted, as described in this report, as well as the age of the material, replacement of this roofing surface at the earliest convenience is recommended. Further evaluation of the roof surface by a roofing specialist with expertise in this roofing type is recommended.

Note: As this roofing type does not have a rigid underlayment, walking on this roofing surface is not recommended, as it may not support a person's weight. Recommend not walking on the surface if unexperienced.


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.

PATCHING/REPAIRS

The roofing surface materials have been patched or recoated. It appears that the patching was necessitated by the advanced age of the roof. The need for ongoing maintenance and/or replacement must be anticipated


SURFACE

Cracks or damage that may allow moisture entry were observed on the roof surface. Recommend further evaluation and repair by a licensed roofing specialist; due to the age/condition of the roof, replacement of the entire roof surface will likely be recommended by a roofing specialist.

PLUMBING VENTSOne or more of the plumbing vents is shorter than required by present standards. In our opinion, adverse conditions resulting from this configuration are unlikely. No action is indicated.


GUTTERSRoof runoff water is channeled to the downspouts by a metal gutter system attached to the fascia boards or to the ends of the rafters along the edge of the roof.

Significant debris and standing water was present in the gutters, which limited our visual inspection. We recommend all debris be removed to ensure proper drainage. The condition of the gutters can be better assessed at that time.


DOWNSPOUTS

One or more of the downspouts is missing. The water coming from the gutters will splash and damage exterior siding and finishes. Downspouts are also necessary to channel runoff away from the building. We recommend missing downspouts be replaced.

Runoff water from the roof discharges next to the house in one or more locations. We recommend the downspouts be routed sufficiently away from the structure to prevent puddling, pooling, and saturation of the soil around the building.


GENERAL COMMENTBecause of the nature of the roofing material, and its susceptibility to damage, we recommend that the roof not be walked on, except by an experienced professional.

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

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 ducted to the exteriorRefrigerators, wine coolers, and other cooling appliances are beyond the scope of this inspection

DRAIN TRAPSThe drain trap and associated piping are ABS plastic.


AIR GAPThe dishwasher drain is equipped with an air-gap fitting (the cylinder protruding above the sink). This assures separation of the supply water from the waste water.

SINKThe sink is metal.

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


WIRING

We found exposed wiring in the cabinet under the sink. Even if insulated, we recommend all wiring be encased in a conduit or otherwise protected in accordance with present standards.

RECEPTACLESThe receptacles appear to be properly installed and were operational.

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

HEAT OUTLETThe heating outlet is in serviceable condition. Conditioned air was observed flowing into the room when the heating system was operated.


FLOORThe kitchen flooring is only in fair condition, though is functional in its current state. This type of laminate flooring is difficult to repair, and, if repairs are desired, replacement is likely necessary.

COUNTERTOPSThe countertop is a plastic laminate and ceramic tile.

The 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 range hood over the burners, venting to the exterior. The fan appears to be properly installed and in serviceable condition.

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 was operated through a normal or rinse cycle and appeared to be in serviceable condition at the time of the inspection.

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.

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


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.

WALLSThere is water staining, however no sign of active leakage was detected. If additional staining develops, the source of leakage should be identified and necessary repairs performed. Prepare and refinish the surface to restore its appearance.


DRYER VENT

Corrugated dryer vents may only be used for the six foot section connected to the dryer and cannot be installed through walls or floors. The existing long corrugated vent line should be replaced with a smooth wall vent, as per present standards.

WASHER/DRYER

One of the washing machine water valves was observed to be leaking at the time of the inspection. Recommend repair/replacement of valve by a licensed plumber.


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


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 Hallway

BASIC INFORMATIONToilet: Ceramic unit with a porcelain finish

Wash basin: Ceramic unit with a porcelain finish


Bathtub: Molded plastic

Shower walls: Molded Plastic


FIXTURES

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

DRAIN TRAPThe drain trap and associated piping are ABS plastic.


TOILET

The toilet is loose at the floor. While no damage was evident, this condition should be taken care of so that leakage does not develop and cause damage. We recommend that the toilet be removed and rebolted with a new wax seal.

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.

RECEPTACLESThe receptacle appears to be properly installed and was operational.

GFCI (ground fault circuit interrupter) protection has been installed providing an increased margin of safety. We recommend testing the device on a monthly basis.



SHOWER WALLSThe shower walls appear to be properly installed and in serviceable condition.

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




Main Floor Master

BASIC INFORMATIONToilet: Ceramic unit with a porcelain finish


Wash basin: Ceramic unit with a porcelain finish

Shower walls: Molded Plastic


DRAIN TRAPThe drain trap and associated piping are ABS plastic.

TOILET

The toilet is loose at the floor. While no damage was evident, this condition should be taken care of so that leakage does not develop and cause damage. We recommend that the toilet be removed and rebolted with a new wax seal.

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

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

RECEPTACLESThe receptacle appears to be properly installed and was operational.


GFCI (ground fault circuit interrupter) protection has been installed providing an increased margin of safety. We recommend testing the device on a monthly basis.


SHOWER WALLSThe shower walls appear to be properly installed and in serviceable condition.


BATHROOM FLOOR

Caulking at the base of the tub/shower is marginal. 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.

COUNTERTOPSThe countertop is a plastic laminate.

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


Bedroom

Main Floor Master

RECEPTACLES

A receptacle at the bedroom is not working. We recommend further investigation and repair, if necessary.

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.


HEAT OUTLET

When the heating system was operated, the flow of conditioned air into one or more heating outlets this room appeared less than the flow of air observed in other outlets. We recommend a heating contractor be retained to evaluate this condition.

FLOORThe floors are covered with wall-to-wall carpet. No attempt was made to determine the type or condition of the material under the carpet.


CLOSET DOORS

The closet door in the bedroom is missing. Recommend replacing.

SMOKE DETECTOR

There is no smoke detector in this area, as required by modern safety standards. Though the home was built before modern safety standards, we recommend one be installed.




Main Floor Left Rear

RECEPTACLES

A receptacle located at bedroom is loose and the outlet cover is broken. For maximum safety we recommend that it be tightened.


LIGHTS / FANThere is no ceiling fixture in this room. Building practices require the ability to turn on a light from a switch in every room. In this case, one of the receptacles is connected to the switch, allowing control of a cord connected lamp.




CLOSET DOORS


SMOKE DETECTOR




Main Floor Left Front

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.


LIGHTS / FANThere is no ceiling fixture in this room. Building practices require the ability to turn on a light from a switch in every room. In this case, one of the receptacles is connected to the switch, allowing control of a cord connected lamp.

HEAT OUTLET

When the heating system was operated, the flow of conditioned air into one of the outlets in this room appeared less than the flow of air observed in other rooms. We recommend a heating contractor be retained to evaluate this condition.



CLOSET DOORS


SMOKE DETECTOR



Living/Dining Room

RECEPTACLES

There is an ungrounded three prong receptacle at the wall adjacent to the front door. We recommend it be evaluated and repaired by a licensed electrician.

HEAT OUTLETThe heating outlet(s) is/are in serviceable condition. Conditioned air was observed flowing into the room when the heating system was operated.


Bonus Room

RECEPTACLES

A receptacle at the bonus room wall is wired with reversed polarity. Under some circumstances, this can be a shock hazard and/or damage electronic equipment. It is easy to correct this condition and we recommend the receptacle be repaired.

LIGHTSThe lights and/or ceiling fan in this room were tested using standard operating controls and were operating normally.



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: ThreeNumber of bathrooms: TwoWindow material: VinylWindow type: Horizontal sliding windowsWindow glazing: Double paneTypical manufactured home paneling (acoustic tile panels)Finished floor material: Carpet and laminateFinished wall material: Drywall

SURFACES: OVERALLThe interior wall, floor, and ceiling surfaces were properly installed and generally in serviceable condition, taking into consideration normal wear and tear.

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

WINDOWS: OVERALLThe windows tested appear to be properly installed and in serviceable condition. We operate a representative sample of the windows, but do not necessarily open, close, and latch every window.

DETECTORS: OVERALL

This building has no smoke detectors. Smoke detectors are reliable, inexpensive, and are recommended by all local fire districts. We recommend their installation. Some jurisdictions require smoke detectors prior to sale and the close of escrow.

Carbon monoxide detectors were not found in the home. However, as the home does not have gas service, fireplace, or attached garage, a CO detector is typically not required. However, as an added level of safety, a CO detector may be added as an upgrade.

HEAT SOURCE

We noted restricted air flow at several registers. No specific problems were noted, but we suggest further review.

GENERAL COMMENTWe make no attempt to list all cosmetic flaws and suggest that most of these deficiencies will be addressed by normal maintenance and upgrading.

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/ENTRY

This home has an attic space, however, it has no access opening. For future maintenance and inspection, we recommend the installation of an approved opening.

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: Typical manufactured home foundation - concrete block or metal posts holding up a steel beam/floor structure.

Wall system: Wood stud wallsFloor structure: Joists supported by steel beams


ACCESSThe crawl space is accessible from an exterior hatch.

The crawlspace hatch cover is damaged and in need of repair. Recommend repairing cover to properly seal the crawlspace from moisture or pest entry.

HOLD DOWNSHoldowns are structural hardware connections that tie the manufactured home support framing to the ground. They strengthen the structure and allow it to resist lateral forces and uplift during an earthquake.


VAPOR BARRIER

Vapor barrier is very dirty with construction debris, rodent droppings, and other materials. Recommend cleaning or replacing vapor barrier for cleanliness, and to prevent a buildup of materials that have the potential of drawing wood destroying organisms toward the home.

VENTILATION

One or more crawl space vent screens are torn. We recommend they be repaired or replaced to prevent access by rodents or other pests.

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.

DUCTS

The ductwork was inaccessible and was not inspected except by judging air flow at the accessible registers. In the case of the one or more heat registers in the home, we felt that air flow was not adequate. We could not see a problem and recommend further investigation.


FLOOR INSULATION

In several locations under the home (particularly in the area under the kitchens, bathrooms, and water heater, moisture staining/damage was observed on the underside of the concealed insulation. Due to the configuration of the manufactured home, most of the floor sheathing and other components are concealed and cannot be further evaluated without destructive testing. Though repairs may have been made in these areas, we recommend opening up the insulation in order that further evaluation of any past or present damage may be more fully evaluated and repaired as needed.


DRYER VENT

The dryer vent has vented lint into the crawlspace. We recommend it be fully sealed and lint cleaned to prevent a fire hazard in this area.

GENERAL COMMENTThe conditions observed and noted above are typical of homes of this age and construction type, but if left unattended may effect the performance of the foundation or the health/safety of the occupants. Recommend further evaluation and repair of any items noted above.

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: Public supply

Main water line: Plastic and galvanized steel


Supply piping: Galvanized steel

Waste disposal: Private on-site disposal

Waste piping: Plastic where seen

Water pressure: Mid-range of normal water pressure


WATER SHUTOFF LOCATIONThe domestic water supply main shut-off valve is outside at the water meter.

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 at the galvanized steel portions of the supply piping, but no leakage, at the exposed and accessible main supply. This piping should be monitored and repaired if necessary.

DRAIN LINESThe visible drain piping appears to be properly installed and in serviceable condition.

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

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 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.

GENERAL COMMENTA representative number of fixtures were operated and we observed reasonable flow when other fixtures were operated simultaneously.


A representative number of drains were tested and each emptied in a reasonable amount of time and did not overflow when other fixtures were drained simultaneously.

The home's supply piping either entirely or partially consists of galvanized steel piping. This piping is typically older, and has a limited lifespan. Though no specific leaks or damage was observed at the time of the inspection, we can make no representation regarding pipes hidden inside walls, underground, or behind insulation. Additionally, we observed some typical corrosion at some of the pipe joints, indicating older pipes.

Due to mineral deposit buildup and gradual reduction of flow, replacement of all remaining galvanized steel supply lines may eventually become necessary as a part of ongoing property maintenance and upgrading.

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 an outdoor closet

Energy source: ElectricityAge: Unknown, but olderTechnical information: Unknown, an insulation blanket covers the data plateUnit type: Free standing tankWater heater temperature settings should be maintained in the mid-range to avoid injury from scaldingInsulation: Yes, blanket installed


T/P RELEASE VALVE

Due to the orientation of the water heater, the temperature and pressure relief valve was inaccessible.

WATER CONNECTORS

The water connections are heavily corroded and show signs of previous leakage. We recommend replacement.

SEISMIC RESTRAINT

The water heater tank seismic restraint is minimal. We recommend it be upgraded to adequately secure the tank. This will help limit damage and provide a source of usable domestic water in the event of a major earthquake.


GENERAL COMMENT

Our inspection of the water heater was limited by the presence of an insulating blanket firmly affixed to the exterior of the unit. However, we are able to make observations that would indicate that the unit is in need of further evaluation or replacement. The flooring at the base of the unit appears to be damaged, possibly due to past or present leaking of the water heater tank, and supply piping is corroded and in need of repairs. In addition, the unit and surrounding closet area had a very significant buildup of rodent droppings and evidence of heavy rodent activity, which inhibited our evaluation. The area should be fully cleaned and the water heater exposed in order for a full evaluation to be made and the condition of the water heater noted. Further action may be taken at that time.


Heat

A heating system consists of the heating equipment, operating and safety controls, venting and the means of distribution. These items are visually examined for proper function, excessive or unusual wear and general state of repair. This is a non-evasive, basic function review only. We do not dismantle, uncover or calculate efficiency of any system. Regular servicing and inspection of heating systems is encouraged.

Forced Hot Air

BASIC INFORMATIONFurnace location: Utility room

Energy source: ElectricityFurnace btu input rating: 51,000 btu'sAge: 13 years old


Filter size: 16 x 20 x 1 inch

Manufacturer: Coleman

SYSTEM NOTESForced air furnaces operate by heating a stream of air moved by a blower through a system of ducts. Important elements of the system include the heat exchanger, exhaust venting, blower, controls, ducting, and combustion air supply.

AIR FILTERSThe air filter for the heating unit is a conventional, disposable filter.

Note: Air filters should be cleaned or replaced on a regular basis. Though different filters have different recommendations as to the frequency of this maintenance, typically filters should be cleaned or replaced on a quarterly basis (every 3 months). Doing this will help prevent dust and debris buildup within the furnace and will keep the furnace components from premature wear and failure.


THERMOSTATThe thermostat appears to be properly installed and the unit responded to the user controls.

HVAC WIRINGAll accessible wiring appears in good condition.

HVAC DISCONNECTThe equipment local disconnect acts as a shut off switch for use in an emergency or while servicing.

The local disconnect appears properly installed and in good condition.


GENERAL COMMENTThe heating system responded to normal operating controls. Components appear properly installed and serviceable. Routine maintenance will keep it functional and maximize its service life.

We suggest periodic review by a qualified HVAC technician for continued safe and efficient operation.

Our inspection of the heating system is non-invasive and is limited to visible components and their basic function. A full evaluation requires extensive testing and is beyond the scope of our inspection.


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: Underground service lateralVoltage supplied by utility: 120/240 voltsCapacity (available amperage): 200 amperesSystem grounding source: Unable to locateBranch circuit protection: Circuit breakersWiring method: Non-metallic sheathed cable or 'romex'

ELECTRIC METERThe electric meter is located on a utility pedestal in the yard.


MAIN SERVICEThe main electrical service panel is outside on the rear of the building.

MAIN DISCONNECTThe main electrical service disconnect is located in a weathertight enclosure next to the electric meter.


METER

The pedestal supporting the electrical meter is damaged/deteriorated and in need of replacement.

MAIN DISCONNECTThe ampacity of the main disconnect is 200 amps.

CB MAIN PANELThe main service panel is in serviceable condition with circuitry generally installed and fused correctly, with only minor items worthy of attention.


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

SERVICE CAPACITYThe service entrance conductors are the wires between the utilities service drop and the main service disconnect or main service panel.

The service entrance conductors appear to be #4/0 Aluminum providing an ampacity of 200.


Our statement regarding service capacity is based upon the labeled rating of the main electrical service disconnect.

The service capacity is normal for a house this size and age, and appears adequate for the present demand and minor additional loads.

SERVICE GROUNDINGWe were unable to visually confirm grounding of the electrical system. Confirmation will require further inspection and possible destructive testing.

BRANCH CIRCUITRYThe accessible branch circuitry was examined and appeared properly installed and in serviceable condition.

RECEPTACLES: OVERALL

Based upon our inspection of a representative number, we found enough deficiencies to warrant testing of every receptacle at a later date. Repair, replacement, and/or rewiring are recommended at all deficient locations.

SWITCHES: OVERALLWe checked a representative number of switches and found them operating and generally in serviceable condition, with exceptions noted below.

LIGHTS: OVERALLThe light fixtures in this building are generally in serviceable condition.

GFI PROTECTIONGFCI (ground fault circuit interrupter) protection is a modern safety feature designed to prevent shock hazards. GFCI breakers and receptacles function to de-energize a circuit or a portion of a circuit when a hazardous condition exists.

GFCI protection is inexpensive and can provide a substantial increased margin of safety.

Some GFCI devices are installed in this home. However, we recommend adding these devices at all locations currently requiring this protection. This includes receptacles near sink basins, in bathrooms, garages, crawl spaces, and the exterior. In addition, we recommend upgrading all older devices (pre-2007) with newer devices for safety.

GENERAL COMMENTFor attention to the items noted, and for further evaluation of the electrical system in this structure, we recommend that you retain a licensed electrical contractor.

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 INSULATIONThe attic was inaccessible and could not be inspected.

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

GENERAL COMMENTThe areas normally accessible were concealed by finished surfaces and could not be inspected. We are unable to evaluate the presence or degree of insulation and/or energy efficiency.

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 outside at the water meter.


ELECTRIC METERELECTRICAL SYSTEMThe electric meter is located on a utility pedestal in the yard.

MAIN SERVICEELECTRICAL SYSTEMThe main electrical service panel is outside on the rear of the building.


MAIN DISCONNECTELECTRICAL SYSTEMThe main electrical service disconnect is located in a weathertight enclosure next to the electric meter.

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

COMMENTSThe basic structures and systems of this house appear to be serviceable with exceptions as noted in our report.

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. Evaluating for the presence of lead and/or asbestos is 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 current 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 that 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 eating organisms. Having this is typical and fairely common. If the home inspection reveals signs of damage you should have a pest control company inspect further for activity and possibly hidden damage.

©2018 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.

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