faira transparency reports 27020 8th ave s, des moines, … · property inspection report cover...

608 State St. South

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FAIRA TRANSPARENCY REPORTS

27020 8th Ave S, Des Moines, WA 98198

October 10, 2017

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RW West Consultants IncProperty Inspection Report

Cover Page

27020 8th Ave S, Des Moines, WA 98198Inspection prepared for: Christopher Ellis

Real Estate Agent: -

Date of Inspection: 10/12/2017 Time: 9:00 AM Age of Home: 1974 Size: 2100

Weather: 48 Showers In The Vicinity Feels Like 45 49 / 42 Humidity: 95% Wind: SE 5 mphOrder ID: 2751

Inspector: Robert PickeringLicense #1807

Phone: 425-885-0722Email: [email protected]

RW West Consultants Inc 27020 8th Ave S, Des Moines, WA

Page 1 of 66

General Exterior Note 1. Exterior Note

||2||West Elevation ||2||South Elevation

||2||East Elevation ||2||North Elevation


Page 2 of 66

Exterior Areas 1. Siding ConditionSiding appeared in good condition overall. • Wood siding shakeObservations:• Dryer vent cover stays in the open position, normally should only open when dryer is in operation.Recommend conditions are corrected to prevent animal entry and air infiltration.

2. GuttersGutters and downspouts appeared in good condition overall. • Gutters appeared in poor conditionoverall.Observations:• Recommend installing splashblocks or extensions to divert water minimum 3 feet away from thefoundation. Extensions longer than 3 feet may be required if grade slopes toward the house wheresplash blocks or extension end.• Missing/damaged sections of downspouts; recommend missing sections are installed for properfunction.• Downspout drains onto sidewalk / driveway. Recommend exploring ways to divert water awayfrom this area, or at the very least, recognize this as a potential ice hazard; use ice melt productsand exercise caution.


Page 3 of 66

3. Driveway and Walkway ConditionConcrete sidewalks and driveways appeared in good condition overall.Observations:• Cracking at the driveway/sidewalk does not appear unusual.• Recommend installing guardrail as a safety precaution. Normally a guardrail should be installed ifthere is a drop of 30 inches or more to ground.

South4. SoffitSoffits and eaves appeared in good condition overall.

5. Door/WindowExterior doors appeared in operable condition, at time of inspection. • Threshold and jambsappeared in good condition overall. • Window frames and sills appeared in good condition overall.

6. GradingGrading appeared in good condition overall.

7. ElectricalExterior outlets operate overallObservations:• Light Fixture did not operate, bulb is missing, recommend further investigation.• Exterior outlets are not GFI protected. Strongly recommend further investigation and correction bylicensed electrical contractor.• Loose outlets present, recommend securing.• Improper use of extension cord observed. Extension cords should not be permanently installed.


Page 4 of 66

Loose outlet south side8. Cable FeedsMaterials: Primary Service is Underground Service Lateral


Page 5 of 66

9. Gas ConditionMeter located at North side. Main Gas shutoff is located to the lower left of the meter.

10. Exterior Faucet ConditionExterior faucets were in operable condition overall.Observations:• Hose bib at north side of house leaks.


Page 6 of 66

11. Pressure115Observations:• Water pressure is in excess of 80 PSI. Water pressure above 80 PSI can result in plumbing leaksand cause plumbing appliances to wear more quickly, recommend adjusting water pressure orinstalling pressure reducing valve.


Page 7 of 66

Porches 1. Porch1North

2. PorchPorch surface appeared in good condition, framing was not visible due to ground proximity. •Guardrail appeared secure.Observations:• Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is toprevent small children from fitting through guardrail.


Page 8 of 66

Deck 1 1. Deck1West

2. DeckDecking and Visible framing appeared in good condition overall. • Guardrail appeared secure. •Handrail appeared secure.


Page 9 of 66


Page 10 of 66

Exterior Stairs 1. StairObservations:• There is no handrail, recommend installing handrail when there are 4 or more steps as a safetyprecaution.• Steps were not uniform height, normally there should be no more that a 3/8th inch variancebetween riser heights. Recommend using caution.


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Roof 1. Roof ConditionComposition shingle roof surface. • Roof surface appeared in good condition • Walked on roofsurface.Type Average life span 20 years for this type surface with proper maintenance and care.Observations:• Moss on roof. This can lead to the premature failure of the roof and subsequent leaks.Recommend treating moss with a moss retarding chemical. Pressure washing is not recommendedas it can damage surface and lessen life span.

2. FlashingFlashing appeared in good condition overall.Observations:• Siding tight to roof roof surface, condition will result in decay, recommend clearance is acheived.


Page 12 of 66

3. Spark Arrestor

4. Vent Caps


Page 13 of 66

5. ChimneyBrick masonry chimney appeared in good condition overall, chimney height was adequate overall.Observations:• Cracking in the crown of the chimney, recommend resealing.


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Attic 1 1. AtticAttic access is located in bedroom closet

2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.Observations:• There is a whitish and or darkened coloration that possibly could be a fungal/mold growth.Conditions are generally a result of excessive moisture at some point or inadequate ventilation.Treating/remediation and correction moisture conditions will help prevent future occurrences.Testing would need to be performed to determine the presence or absence of Mold. Testing mayinclude surface sampling and air quality testing.


Page 15 of 66

3. VentilationUnder eave soffit inlet vents noted. • Roof surface vents present.Observations:• Eaves vents blocked with insulation/baffles, recommend conditions are corrected as they canresult in condensate moisture and fungus/mold growth.• Attic appeared inadequately vented. Normally vents should be placed equally at high and lowareas so that cross ventilation is acheived. Recommend conditions are investigated further bylicensed roofing contract and repair as necessary to ensure proper ventilation. Adding additionalventilation will help avoid premature aging of roof and help to maintain proper humidity andtemperature control that could otherwise result in mold/fungus or wood decay.


Page 16 of 66

4. Fan/DuctBathroom fans appeared to exhaust to the exterior overall.

5. ElectricalObservations:• Electrical switch/Junction Box Covers missing or damaged, which is a potential shock is hazard,recommend cover plates are installed as a safety precaution.


Page 17 of 66

6. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages approximately 4 inches, estimated R value 13. Newer requirements areR49 insulation content.

7. RodentNo visible indications of Rodent Activity.


Page 18 of 66

Attic 2 1. AtticGarage is location of access.

2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.


Page 19 of 66

3. VentilationVentilation appeared adequate overall.

4. Insulation ConditionObservations:• No insulation present.

5. RodentNo visible indications of Rodent Activity.


Page 20 of 66

General Interior Note 1. General NotesMaterials: Windows in the home are Double pane insulated glass windows. Any deficiencies arenoted in each room section for accessible windows • Doors in the home are considered operationalunless otherwise noted in each room section • Cabinet doors and in the home are consideredoperational unless otherwise noted in each room sectionObservations:• •Outdoors (since 1973)•Bathrooms (since 1975)•Garages (since 1978)•Kitchens (since 1987)•Crawl spaces and unfinished basements (since 1990)•Wet bar sinks (since 1993)•Laundry and utility sinks (since 2005)

Recommend upgrading areas to GFCI as a safety precaution


Page 21 of 66

Entryway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. Entry door operates andlocks overall. • Tile Flooring is in good condition.

2. DoorsObservations:• Weather stripping void at bottom of entry door, recommend correction.


Page 22 of 66

Living Room 1. LocationLocation Northwest

2. Living RoomWalls and ceilings appear in good condition overall. Flooring is tile. Heat register present.Accessible outlets operate. • Light fixture operates.Observations:• Cracking at the ceiling does not appear unusual.

3. FireplaceFireplace was wood burning type. • Damper is in place.Observations:• Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using.


Page 23 of 66

Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is Tile. Heat register present.Accessible outlets operate. Light fixture operates. Sink and faucets are in operable conditionoverall. Cabinet doors and drawers are in operable condition overall.

2. Counter ConditionGranite counter tops are in good condition.

3. CabinetCabinet doors and drawers are in operable condition overall.

4. DisposalDisposal operates overall.

5. Stove/OvenStove/oven were in operable condition overall.

6. RefrigeratorRefrigerator was in operable condition.


Page 24 of 66

7. SinksSinks are in operable condition overall.Observations:• Stains from presumed past leaks noted.

8. ElectricalObservations:• No GFCI protection present, strongly recommend conditions are investigated further andcorrected as required by licensed electrical contractor.• GFCI protected receptacles may not have been required when the house was built. , stronglyrecommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources.

9. Vent ConditionVent fan appears to exhaust to the exterior.

10. HeatingHeat register operates.


Page 25 of 66

11. Hot Water DispenserObservations:• Hot water dispenser did not operate, recommend conditions are investigated further and correctedas required.


Page 26 of 66

Stairs Leading to 2nd Floor 1. StairSteps appeared uniform. • Handrail appeared secure.


Page 27 of 66

Upstairs Hallway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. • Carpet floor covering is ingood condition.


Page 28 of 66

Master Bedroom 1. BedroomWalls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heatregister present. Accessible outlets operate. • Light fixture operates.


Page 29 of 66

Master Bathroom 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.

2. ElectricalGFI outlets within 6 feet of the water sources.

3. CountersGranite counter tops are in good condition.

4. CabinetsCabinet doors are in operable condition overall.

5. SinksSinks are in operable condition overall.

6. Exhaust FansVent fan operates overall.

7. TubTub was in good condition overall. • Jetted tub was in good condition overall.Observations:• GFCI for spa tub not visible, strongly recommend conditions are investigated further andcorrected as required as this is a hazardous condition.• Access panel not visible for tub equipment. Normally there should be an access panel for tubequipment.


Page 30 of 66

8. ShowerShower is in good condition overall.Observations:• Voids in the grout between some of the tile, recommend resealing.• Voids in the caulking/grout where shower walls rest on pan.


Page 31 of 66

Hall Bathroom1 1. LocationMaterials: Hallway

2. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.

3. CountersGranite counter tops are in good condition.Observations:• Voids in the caulking at the back splash, recommend sealing.

4. CabinetsCabinet doors and drawers are in operable condition overall.

5. TubTub was in good condition overall.

6. ShowerShower is in good condition overall.


Page 32 of 66

7. Shower doorObservations:• Loose hardware on the shower door, recommend tightening/repair

8. SinksSinks are in operable condition overall. • Sink was in operable condition overall.Observations:• Stopper did not seal tight or function correctly.• Shutoff valve under sink appears to be broken. Recommend further investigation or replacement.

9. ToiletToilet was in operable condition overall.


11. DoorsObservations:• Pocket door does not catch to lock, minor adjustment to strike plate would remedy this condition.


Page 33 of 66


Page 34 of 66

Bedroom 1 1. LocationLocation North

2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.



Page 35 of 66

Bedroom 2 1. LocationLocation Northeast




Page 36 of 66

Stairs Leading to Basement 1. StairSteps appeared uniform. • Handrail appeared secure.


Page 37 of 66

Basement Hallway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. • Tile flooring is in goodcondition.


Page 38 of 66

Basement Family Room 1. LocationLocation Northeast

2. Family RoomWalls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heatregister present. Accessible outlets operate. • Light fixture operates.


Page 39 of 66

1/2 Bathroom 1. LocationBasement

2. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.Toilet was in operable condition overall .

3. CounterCounter tops are in good condition.

4. CabinetCabinet doors are in operable condition overall.

5. SinksSinks are in operable condition overall.

6. ElectricalGFI outlets within 6 feet of the sink.Observations:• Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditionsfurther and correct as required.


8. FloorsTile Flooring is in good condition overall.

9. ToiletToilet was in operable condition overall.

10. HeatingObservations:• There is no heat source in this room.


Page 40 of 66

Basement Bedroom 1 1. LocationLocation Southeast




Page 41 of 66

Basement Laundry Room 1. LocationBasement hallway

2. ConditionCeiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates.

3. CountersFormica counter tops are in good condition overall.

4. CabinetCabinet doors and drawers are in operable condition overall.

5. ElectricalNo GFI outlets.Observations:• Outlet cover plates missing, recommend cover plates are installed.• Loose outlets present, recommend securing.


Page 42 of 66


7. DryerDryer appeared to exhaust to the exterior.

8. Floor ConditionTile Flooring is in good condition overall.

9. HeatingThere is no heat source in this room.

10. WasherMaterials: Washer appeared to be in operable condition. • Washer faucets were in operablecondition, no visible leakage.


Page 43 of 66

Garage 1. ConditionWalls and ceilings appeared in good condition overall. Accessible outlets operate. Light fixturesoperate overall. Flooring is concrete, visible portions in good condition overall.Observations:• Recommend installing splashblocks or extensions to divert water minimum 3 feet away from thefoundation. Extensions longer than 3 feet may be required if grade slopes toward the house wheresplash blocks or extension end.• Debris in gutters, recommend cleaning gutters.• Moss on roof. This can lead to the premature failure of the roof and subsequent leaks.Recommend treating moss with a moss retarding chemical. Pressure washing is not recommendedas it can damage surface and lessen life span.• Granular surfacing deteriorated• Recommend following conditions are investigated further by licensed roofing contractor andconditions corrected as required.• Some shingles &/or tabs missing.


Page 44 of 66

2. Floor ConditionMaterials: Flooring is concrete, appeared in good condition overall.Observations:• Cracking at the floor does not appear unusual.

3. ElectricalObservations:• Outlet and or Switch cover plates missing, recommend correction as a safety precaution.


Page 45 of 66

4. DoorsEntry door is in operable condition overall.

5. Garage DoorsPhoto cell safety returns operate overall. • Tension safety returns operate overall.Observations:• Garage door does not close completely, recommend adjustment.• Garage vehicle door sensors mounted higher than the standard auto-reverse height.Recommended height 6 inches. Recommend adjustment as a safety precaution.


Page 46 of 66

6. Window DeficienciesObservations:• Windows would not open, recommend conditions are corrected.• Single pane fiberglass window noted.


Page 47 of 66

Heat/AC 1. Heating TypeGas forced air furnace.

2. Heater Location The furnace is located in the basement 1/2 bath.Furnace is Frigidaire Brand. • 7 years of age approximately, average life span is 18 to 22 years.

3. Heating conditionObservations:• Service does not appear to have been performed within the last year, recommend serviced bylicensed HVAC contractor.• Electrical switch/Junction Box Covers missing or damaged, which is a potential shock is hazard,recommend cover plates are installed and junction box be secured as a safety precaution.


Page 48 of 66

4. FiltersLocation: Located in a filter grill in an interior area wall. • Electronic air cleaner present.


Page 49 of 66

5. AC ConditionLocation: The compressor is located on the exterior east.Observations:• Could not test the air conditioning portion of unit due to outside air temperature being below 62degrees as it will damage compressor. Recommend system be serviced by licensed HVACcontractor.


Page 50 of 66

Plumbing/Water Heater1 1. PlumbingWater lines were copper. • Drain and waste lines were plastic.

2. Water Heater ConditionHeater Type: Gas Water heater. • 50 gallonsLocation: The heater is located in the laundry room.

3. AgeApproximately 23 years of age, average life span is 10 to 12 years.Observations:• Approximately 23 years of age, average life span is 10 to 12 years.• Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring orreplacement.


Page 51 of 66

4. ConditionExpansion tank is in place.Observations:• Water heater does not have a drip pan, at a minimum, recommend installing leak alarm sensor atthe base of the water heater.• Seismic straps are not in place/ improperly installed. Normally there should be seismic strapsinstalled at the upper and lower one thirds of the tank.

5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.


Page 52 of 66


Page 53 of 66

Electrical 1 1. LocationMaterials: Located in the Basement laundry room.

2. Electrical200 AMP service, 4/0 Aluminum service entrance wires.Observations:• Circuit breakers missing exposing live electrical conductors. Electrocution hazard. stronglyrecommend snap in filler bars are installed. Minor condition to correct• Wire/Wire Nut set between main service wires in panel box. Strongly recommend conditions arefurther investigated by a licensed electrical contractor.• Wiring not terminated (unattached & without wire nut) in panel box. Possible shock /electrocution hazard, as it can come into contact with panel dead front cover, thereby energizingthe cover.


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3. GroundingElectrical service is grounded and bonded.

4. Wiring TypeBreaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiringis copper.


Page 55 of 66

Foundation/Crawlspaces 1. Locationbasement closet.

2. FoundationContinuous concrete foundation visible portion appeared in good condition overall. • Basement andconcrete slab foundation.

3. DrainageCrawlspace area was dry, there were no visible indications of standing water presently

4. FramingVisible framing appeared in good condition overall.

5. VentilationVentilation appeared adequate.


Page 56 of 66

6. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages about 6 inches in depth; estimated R value 19, newer requirements areR30 insulation content.Observations:• Vapor retarder/barrier installed wrong side up. This condition can result in condensate moistureand cause mold and fungus. Recommend conditions are corrected.

7. DuctsDucts appeared securely attached and insulated overall.

8. Vapor BarrierVapor Barrier was in place.


Page 57 of 66

9. RodentNo visible indications of Rodent Activity.Observations:• Bait traps present.

10. ElectricalObservations:• Electrical Junction Box Covers missing or damaged, which is a potential shock or electrocutionhazard. Strongly recommend conditions are corrected.• Exposed electrical wiring observed. This is a safety concern if used where it could be subject to"Physical Damage". Exposed electrical wires are normally encased in conduit to ensure safety.Client should consult with a licensed electrician prior to closing for repairs/replacement as neededto ensure safety.


Page 58 of 66

11. Plumbing


Page 59 of 66

Shutoffs 1. Shutoff Locations

||2||Air Conditioner disconnect is located adjacentto exterior portion of the air conditioner.

BBQ shutoff NW corner of deck

Water heater water line shutoff is located abovethe water heater.

Water Heater gas shutoff is located to the right ofthe water heater.


Page 60 of 66

Furnace gas shutoff is located to the right of theFurnace.

Furnace disconnect is located to the left of thefurnace.

Main water shutoff is located on the north of the crawlspace.


Page 61 of 66

Equipment 1. Appliances/Equipment

AC ||2||Refrigerator

||2||Dishwasher ||2||Washer


Page 62 of 66

||2||Dryer Furnace

Furnace


Page 63 of 66

GlossaryGlossary

Term DefinitionExpansion Tank An expansion tank or expansion vessel is a small tank used to

protect closed (not open to atmospheric pressure) water heatingsystems and domestic hot water systems from excessivepressure. The tank is partially filled with air, whosecompressibility cushions shock caused by water hammer andabsorbs excess water pressure caused by thermal expansion.

GFCI A special device that is intended for the protection of personnelby de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

TPR Valve The thermostat in a water heater shuts off the heating sourcewhen the set temperature is reached. If the thermostat fails, thewater heater could have a continuous rise in temperature andpressure (from expansion of the water). The temperature andpressure could continue to rise until the pressure exceeds thepressure capacity of the tank (300 psi). If this should happen, thesuper-heated water would boil and expand with explosive force,and the tank would burst. The super-heated water turns to steamand turns the water heater into an unguided missile. To preventthese catastrophic failures, water heaters are required to beprotected for both excess temperature and pressure. Usually, themeans of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Mostof these devices are set to operate at a water temperature above200° F and/or a pressure above 150 psi. Do not attempt to testthe TPR valve yourself! Most water heating systems should beserviced once a year as a part of an annual preventivemaintenance inspection by a professional heating and coolingcontractor. From Plumbing: Water Heater TPR Valves


Page 64 of 66

Report SummaryReport Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues. All repairs should be done by a licensed & bonded tradesman or qualified professional. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.Exterior AreasPage 2 Item: 2 Gutters • Downspout drains onto sidewalk / driveway. Recommend

exploring ways to divert water away from this area, or at thevery least, recognize this as a potential ice hazard; use icemelt products and exercise caution.

Page 3 Item: 3 Driveway andWalkway Condition

• Recommend installing guardrail as a safety precaution.Normally a guardrail should be installed if there is a drop of 30inches or more to ground.

Page 3 Item: 7 Electrical • Exterior outlets are not GFI protected. Strongly recommendfurther investigation and correction by licensed electricalcontractor.• Loose outlets present, recommend securing.• Improper use of extension cord observed. Extension cordsshould not be permanently installed.

PorchesPage 7 Item: 2 Porch • Guardrail balusters/spindles are spaced further than the

maximum 4 inches, this requirement is to prevent smallchildren from fitting through guardrail.

Exterior StairsPage 10 Item: 1 Stair • There is no handrail, recommend installing handrail when

there are 4 or more steps as a safety precaution.• Steps were not uniform height, normally there should be nomore that a 3/8th inch variance between riser heights.Recommend using caution.

Attic 1Page 14 Item: 2 Framing • There is a whitish and or darkened coloration that possibly

could be a fungal/mold growth. Conditions are generally aresult of excessive moisture at some point or inadequateventilation. Treating/remediation and correction moistureconditions will help prevent future occurrences. Testingwould need to be performed to determine the presence orabsence of Mold. Testing may include surface sampling andair quality testing.

Page 15 Item: 3 Ventilation • Eaves vents blocked with insulation/baffles, recommendconditions are corrected as they can result in condensatemoisture and fungus/mold growth.• Attic appeared inadequately vented. Normally vents shouldbe placed equally at high and low areas so that crossventilation is acheived. Recommend conditions areinvestigated further by licensed roofing contract and repair asnecessary to ensure proper ventilation. Adding additionalventilation will help avoid premature aging of roof and help tomaintain proper humidity and temperature control that couldotherwise result in mold/fungus or wood decay.


Page 65 of 66

Page 16 Item: 5 Electrical • Electrical switch/Junction Box Covers missing or damaged,which is a potential shock is hazard, recommend cover platesare installed as a safety precaution.

General Interior NotePage 20 Item: 1 General Notes • •Outdoors (since 1973)

•Bathrooms (since 1975)•Garages (since 1978)•Kitchens (since 1987)•Crawl spaces and unfinished basements (since 1990)•Wet bar sinks (since 1993)•Laundry and utility sinks (since 2005)

Recommend upgrading areas to GFCI as a safety precautionLiving RoomPage 22 Item: 3 Fireplace • Creosote buildup in the fireplace, recommend cleaning by

licensed chimney sweep before using.KitchenPage 24 Item: 8 Electrical • No GFCI protection present, strongly recommend conditions

are investigated further and corrected as required by licensedelectrical contractor.• GFCI protected receptacles may not have been requiredwhen the house was built. , strongly recommend licensedelectrical contractor installing GFCI outlets within 6 feet ofwater sources.

Page 25 Item: 11 Hot WaterDispenser

• Hot water dispenser did not operate, recommend conditionsare investigated further and corrected as required.

Master BathroomPage 29 Item: 7 Tub • GFCI for spa tub not visible, strongly recommend conditions

are investigated further and corrected as required as this is ahazardous condition.• Access panel not visible for tub equipment. Normally thereshould be an access panel for tub equipment.

1/2 BathroomPage 39 Item: 6 Electrical • Reversed polarity at outlets, recommend a licensed

electrical contractor investigate conditions further and correctas required.

Basement Laundry RoomPage 41 Item: 5 Electrical • Outlet cover plates missing, recommend cover plates are

installed.• Loose outlets present, recommend securing.

GaragePage 43 Item: 1 Condition • Recommend following conditions are investigated further by

licensed roofing contractor and conditions corrected asrequired.• Some shingles &/or tabs missing.

Page 44 Item: 3 Electrical • Outlet and or Switch cover plates missing, recommendcorrection as a safety precaution.

Page 45 Item: 5 Garage Doors • Garage vehicle door sensors mounted higher than thestandard auto-reverse height. Recommended height 6 inches.Recommend adjustment as a safety precaution.

Heat/AC


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Page 47 Item: 3 Heating condition • Electrical switch/Junction Box Covers missing or damaged,which is a potential shock is hazard, recommend cover platesare installed and junction box be secured as a safetyprecaution.

Plumbing/Water Heater1Page 51 Item: 4 Condition • Seismic straps are not in place/ improperly installed.

Normally there should be seismic straps installed at the upperand lower one thirds of the tank.

Electrical 1Page 53 Item: 2 Electrical • Circuit breakers missing exposing live electrical conductors.

Electrocution hazard. strongly recommend snap in filler barsare installed. Minor condition to correct• Wire/Wire Nut set between main service wires in panel box.Strongly recommend conditions are further investigated by alicensed electrical contractor.• Wiring not terminated (unattached & without wire nut) inpanel box. Possible shock / electrocution hazard, as it cancome into contact with panel dead front cover, therebyenergizing the cover.

Foundation/CrawlspacesPage 57 Item: 10 Electrical • Electrical Junction Box Covers missing or damaged, which is

a potential shock or electrocution hazard. Stronglyrecommend conditions are corrected.• Exposed electrical wiring observed. This is a safety concernif used where it could be subject to "Physical Damage".Exposed electrical wires are normally encased in conduit toensure safety. Client should consult with a licensed electricianprior to closing for repairs/replacement as needed to ensuresafety.

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