faira transparency reports 8548 2nd ave ne, seattle, wa ... · 8548 2nd ave ne, seattle, wa 98115 ....
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608 State St. South Kirkland, WA 98033
www.faira.com
[email protected] +1.800.571.FAIR
FAIRA TRANSPARENCY REPORTS
8548 2nd Ave NE, Seattle, WA 98115
July 28th, 2017 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/11389 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
RW West Consultants, Inc.Property Inspection Report
Cover Page
8548 2nd Ave NE, Seattle, WA 98115Inspection prepared for: Christopher Ellis
Real Estate Agent: Christopher Ellis - Faira
Date of Inspection: 8/1/2017 Time: 12:00 PM Age of Home: 1952 Size: 2020
Order ID: 2402 Front faces South
Inspector: Clifton MoodyLicense # 957
Phone: 425.885.0722Email: [email protected]
RW West Consultants, Inc. 8548 2nd Ave NE, Seattle, WA
RW West Consultants, Inc. 8548 2nd Ave NE, Seattle, WA
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Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questions you mayhave. Remember, when the inspection is completed and the report is delivered, we are still available to youfor any questions you may have, throughout the entire closing process.Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspection of thevisible portion of the structure; inspection may be limited by vegetation and possessions. Depending uponthe age of the property, some items like GFI outlets may not be installed;For your safety and liability purposes, we recommend that licensed contractors evaluate and repair anycritical concerns and defects. Note that this report is a snapshot in time. We recommend that you or yourrepresentative carry out a final walk-through inspection immediately before closing to check the conditionof the property, using this report as a guide. Items denote serious, safety or items that required further investigationItems denote minor or maintenance itemsGreen notes denote locations and shutoff valves
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General Exterior Note 1. Exterior NoteObservations:• North Elevation• South Elevation• East Elevation• West Elevation
||2||West Elevation ||2||North Elevation
||2||East Elevation
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Exterior Areas 1. Siding ConditionWood siding. • Wood siding shinglesObservations:• Some shingles cracked. Recommend repair.
2. GuttersGutters and downspouts appeared in good condition overall.
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3. SoffitSoffits and eaves appeared in good condition overall.
4. Door/WindowExterior doors appeared in operable condition, at time of inspection. • Window frames and sillsappeared in good condition overall.Observations:• There was no visible flashing above the windows and or doors. Windows and or doors withoutflashing require periodic maintenance of caulking material.
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5. GradingObservations:• Earth close to base of the siding, recommend minimum 6 inch clearance is achieved wherepossible as this is a conducive condition for wood destroying organism activity.• Foliage is touching the siding, recommend clearance is achieved as this is a conducive conditionfor wood destroying organisms and pests• Grade slopes toward the house from east to west.
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6. Cable FeedsMaterials: Primary Service is Overhead Service DropObservations:• Masthead Wires are too low, this is a serious safety concern. Recommend review by a licensedelectrician for repair or replacement, as necessary, prior to close.• Drip loop improper to low at the service entrance wires. Loops should be 18 inches above roof.Strongly recommend conditions investigated further are corrected by licensed electrical contractor.
7. Gas ConditionMeter located at North side. Main Gas shutoff is located to the lower left of the meter.
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8. Exterior Faucet ConditionExterior faucets were in operable condition overall.Observations:• Hose from sump pump. Present
9. Gate ConditionMaterials: Chain linkObservations:• Fences are NOT INCLUDED as part of a home inspection.
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10. Retaining WallRockery retaining wall. • Retaining Walls appeared in good condition overall.
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Decks 1. DeckDecking and Visible framing appeared in good condition overall.Observations:• Recommend following conditions are investigated further and corrected as required by licensedcontractor.• Guardrail loose, strongly recommend correction as a safety precaution.• Only one beam in middle of deck. Middle support beam is not consistent.
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RW West Consultants, Inc. 8548 2nd Ave NE, Seattle, WA
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Exterior Stairs 1. StairObservations:• South stairs are too tall. Max height should be 7 3/4 inches. Recommend using caution.
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Roof 1. Roof ConditionComposition shingle roof surface.Type Average life span 20 years for this type surface with proper maintenance and care.Observations:• Recommend following conditions are investigated further by licensed roofing contractor andconditions corrected as required.• Granular surfacing deteriorated• Patching present
2. ChimneyBrick masonry chimney appeared in good condition overall, chimney height was adequate overall.
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Attic 1 1. AtticAttic access is located in the hallway
2. FramingObservations:• 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.• Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or haveroofing contractor evaluate. Near chimney.
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3. VentilationUnder eave soffit inlet vents noted. • Roof surface vents present.
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4. Fan/DuctBathroom fans appeared to exhaust to the exterior overall.
5. ElectricalObservations:• Wire ends are outside of a Junction Box, which is a potential shock hazard, recommend junctionboxes with covers be installed by licensed electrical contractor
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6. Insulation ConditionRock wool fiberglass insulation present. • Unfinished fiberglass batts noted.Depth: Insulation averages approximately 4 inches, estimated R value 13. Newer requirements areR49 insulation content. • Insulation averages approximately 6 inches in depth;estimated R value19.Unfinished fiberglass batts .Newer requirements are R49 insulation content.
7. RodentNo visible indications of Rodent Activity.
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General Interior Note 1. General NotesObservations:• Carpet not installed at time of inspection. Upstairs.• Home contains popcorn ceilings. This material could contain asbestos, testing is not within thescope of this inspection• Multiple outlet and or switch cover plates missing, recommend correction as a safety precaution.
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Entryway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. Entry door operates andlocks overall.
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Living Room 1. Living RoomWalls and ceilings appear in good condition overall. Heat register present. Accessible outletsoperate.
2. ElectricalObservations:• Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditionsfurther and correct as required. SE• Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further andcorrect as required. NW• No power to outlet left of fireplace. Recommend conditions are investigated further and correctedby licensed electrical contractor.
SE NW
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Dining Room 1. Dining RoomWalls and ceilings appear in good condition overall. Heat register present. Accessible outletsoperate.
2. ElectricalObservations:• Fan not installed at time of inspection. Ceiling. Noted.
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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is vinyl. 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.Observations:• Kitchen is unfinished. Noted
2. Stove/OvenObservations:• No test to oven. Noted
3. RefrigeratorRefrigerator was in operable condition.
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4. SinksObservations:• Sink not operational at time of inspection.
5. ElectricalObservations:• 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.
6. WindowObservations:• Discoloration/condensation between the panes. This is an indication of a failed seal. Recommendconditions are corrected by licensed glass company.
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Hall Bathroom1 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.
2. ElectricalGFI outlets within 6 feet of water sources.Observations:• Bulb missing from ceiling. Noted
3. FloorsObservations:• Moisture meter indicates abnormal moisture content at the floor around the base of the toilet. Thisis typically an indication of a defective wax seal, recommend further investigation and correction bylicensed contractor.
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4. TubTub was in good condition overall.
5. ShowerShower is in good condition overall.
6. SinksSink was in operable condition overall.
7. ToiletToilet was in operable condition overall.
8. DoorsObservations:• Entry door does not catch, minor adjustment to strike plate may remedy this condition.
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Bedroom 1 1. LocationLocation 1st Left
2. Bedroom RoomWalls and ceilings appear in good condition overall. Heat register present. Accessible outletsoperate.Observations:• Diagonal cracking is an indication of shifting or movement. Recommend monitoring or furtherinvestigation.
3. ElectricalObservations:• No power to North and east outlet it ceiling light. Recommend conditions are investigated furtherand corrected by licensed electrical contractor.
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4. DoorsObservations:• Doors are not installed
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Bedroom 2 1. LocationLocation 1st Right
2. Bedroom RoomWalls and ceilings appear in good condition overall. Heat register present. Accessible outletsoperate.
3. Window DeficienciesObservations:• Glass missing from windows both windows.
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Stairs Leading to Basement 1. StairSteps appeared uniform.Observations:• Handrail does not extend the complete length of the stairs, recommend conditions are correctedas a safety precaution
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Basement Family Room 1. Family RoomWalls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heatregister present. Accessible outlets operate.
2. ElectricalObservations:• Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditionsfurther and correct as required. NE
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Basement Bathroom 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.
2. ElectricalGFI outlets within 6 feet of water sources.
3. Exhaust FansVent fan operates overall.
4. FloorsVinyl Flooring appeared in good condition overall.
5. ShowerShower is in good condition overall.
6. SinksSink was in operable condition overall.
7. ToiletToilet was in operable condition overall.
8. HeatingElectric baseboard heater operates.
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Basement Bedroom 1 1. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
2. DoorsObservations:• Damage to the door. Noted.
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Basement Bedroom 2 1. LocationLocation Northeast
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
3. Window DeficienciesObservations:• Newer requirements are windows typically should have a net 5.7 square feet opening area foregress in case of fire• Newer requirements are that window sill heights be less than 44 inches as a safety precaution foregress/escape in case of fire.
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Basement Laundry Room 1. ConditionCeiling and walls are in good condition overall. Accessible outlets operate.
2. ElectricalObservations:• GFCI protected receptacles may not have been required when the house was built. Recommendupgrading with GFCI's at all receptacles near water sources as a safety precaution.
3. Exhaust FansObservations:• Current guidelines state that either exhaust fan or window should be in laundry Room to ensureventilation of moisture.
4. DryerDryer appeared to exhaust to the exterior. • Dryer is electric Unit • 220 volt electrical service forelectric dryer.
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5. SinkSink is in operable condition overall.
6. WasherMaterials: Washer appeared to be in operable condition.
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Garage 1. ConditionObservations:• Garage in accessible at time of inspection. Recommend further investigation.
2. Garage DoorsObservations:• Garage door appears damaged. Recommend further investigation.
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Heat/AC 1. Heating TypeGas forced air furnace. There was good air flow at the heat registers and cold air returns overall.
2. HeaterFurnace is Payne brand • 27 years of age approximately, average life span is 18 to 22 years.Observations:• The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee orestimation as to the remaining useful life of this unit.
3. Heating conditionObservations:• Furnace was serviced within the last year according to service sticker. Furnace should beserviced annually.
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4. FiltersLocation: Electronic air cleaner present. • Right side of furnace filter location
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Plumbing/Water Heater1 1. PlumbingWater lines were copper. • Drain and waste lines were plastic. • Drain and waste lines weregalvanized and cast iron.
2. Water Heater ConditionHeater Type: Gas Water heater. • 50 gallonsLocation: The heater is located in the basement.Observations:• Water heater temperature is in excess of 120 degrees, recommend adjustment to preventaccidental scalding.• Gas B Vent does not extend up and through chimney flue. Recommend conditions areinvestigated further and corrected by licensed contractor.• Cold Water line leaking. Recommend conditions are investigated further and corrected bylicensed contractor.• Corrosion to water line connections. Recommend conditions are investigated further andcorrected by licensed plumbing contractor.• Scorching to water heater. Recommend conditions are investigated further and corrected bylicensed plumbing contractor.• Inclosed utility/furnace rooms with fuel burning appliances must be provided with two permanentopenings to adjacent spaces: one within 12 inches from the top and one within 12 inches from thebottom of the adjoining wall. The openings are not required if a louvered door to the room isprovided.Each opening must have a minimum free space area equal to 1 square inch per 1,000 BTU ratingof all appliances in the room--but not less than 100 sq. inches. The room must be at least 50 cubicfeet per 1,000 BTU for no requirement.
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Leaking
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3. AgeObservations:• Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring orreplacement.• Approximately 18 years of age, average life span is 10 to 12 years.
4. ConditionObservations:• Seismic straps are not in place/ improperly installed. Normally there should be seismic strapsinstalled at the upper and lower one thirds of the tank.• Expansion tank is not in place. This is a hazardous condition on closed water systems.Recommend conditions are investigated further and corrected as required by licensed plumbingcontractor.
5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.Observations:• Temperature and pressure relief valve routes at an upward angle. This condition can cause waterto set in the outlet drain resulting in corrosion to the temperature and pressure relief valve andcause it not to engage when needed. This is an extremely hazardous condition, stronglyrecommend conditions are corrected by licensed HVAC contractor.
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Electrical 1 1. LocationMaterials: Located in the Basement
2. Electrical200 AMP service, 2/0 Copper service entrance wires.Observations:• Number 15 breaker will not reset. Recommend conditions are investigated further and correctedby licensed electrical contractor.
Breaker will not reset3. GroundingElectrical service is bonded.Observations:• Grounding cable is loose at exterior. Recommend correction.• Tester indicated multiple outlets not grounded, normally outlets should be grounded, 2 prong, orGFCI protected
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4. Wiring TypeBreaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiringis copper.Observations:• White neutral wires connected to circuit breakers should be black or red taped to designate theyare hot, recommend further investigation and correction by licensed electrical contractor.• Breaker(s) double tapped inside panel box (more than one electrical conductor attached). Thiscondition may cause breaker tripping (overload, possible overheating and potential electrical fire.Recommend evaluation by licensed electrical contractor. This is typically easily corrected by alicensed electrical contractor.
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Foundation/Crawlspaces 1. FoundationConcrete slab foundation, no visible indications of unusual settling or damage. • Continuousconcrete foundation visible portion appeared in good condition overall. • Basement and concreteslab foundation. • Vertical Cracking at concrete foundation 1/8th inch or less is typically not unusual
2. DrainageCrawlspace was dry overall. • Sump Pump system.Observations:• Recommend verifying sump pump plugs into GFCI protected outlet.• No visible back flow preventer to prevent water from running back into sump pump. Thiscondition can cause sump pump to fail. Recommend further investigation by licensed contractor.
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3. FramingVisible framing appeared in good condition overall.Observations:• Post and beam connections not gusseted or strapped, recommend conditions are corrected.
4. VentilationVentilation appeared adequate.Observations:• Some vents blocked with insulation, recommend clearing.
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5. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages 4 inches, estimated R value 13. Newer requirements are R30Insulation content.
6. DuctsObservations:• Ducts not adequately supported. Flex ducts should be supported every 4 feet.
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7. Vapor BarrierVapor barrier was mostly in place.Observations:• Missing incomplete/vapor barrier, recommend 6 mil black plastic vapor barrier is installed withminimum 12 inch lap. This is a conducive condition for wood decay and mold growth• Clear plastic vapor barrier, newer requirements are 6 mil black plastic vapor barrier.
8. RodentNo visible indications of Rodent Activity.
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Shutoffs 1. Shutoff Locations
||2||Water Heater gas shutoff is located to the rightof the water heater.
||2||Water heater water line shutoff is locatedabove the water heater.
||2||Furnace gas shutoff is located to the left of thefurnace.
Main water shutoff located left of sink in laundryroom.
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Equipment 1. Appliances/Equipment
Water heater Furnace
||2||Dryer ||2||Washer
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Carbon Monoxide Detectors 1. Carbon MonoxideObservations:• Carbon monoxide detectors not visible on all levels.• As of April 1st 2012 it is required that Carbon monoxide detectors are installed on each level andoutside of bedroom areas. Recommend conditions are corrected.
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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
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Report SummaryReport Summary
This is a visual inspection. No destructive testing is performed. This is not a soil inspection nor do weinspect for formaldehyde, radon, asbestos, Chinese drywall, lead paint, mold, hazardousmaterials/substances, landscape lighting, sprinkler systems, septic systems/drain fields, smoke alarmsor recreational equipment such as Jacuzzis etc.. It is recommended that noted deficiencies beinvestigated further by licensed companies specializing in those disciplines. Inspection is subject toconditions at the time of inspection. Appliances are checked to see if they're in operable condition. Thisis not a code inspection as codes change frequently and vary between municipalities. We make noguarantees for expected life. It is impossible to verify conditions of places inaccessible in walls under andin between floors, behind furniture appliances etc., and we assume no responsibility for those items assuch. Estimates for repairs are approximations and we do not guarantee their accuracy. Possiblesolutions for problems are solely opinions based on conditions at the time of the inspection and are notto be assumed as being totally conclusiveThe summary below consists of potentially significant findings. These findings can be a safety hazard, adeficiency requiring a major expenses or further investigation to correct or items I would like to drawextra attention to. The summary is not a complete listing of all the findings in the report, and reflects theopinion of the inspector. Please review all of the pages of the report as the summary alone does notexplain all the issues. We recommend repairs should be done by licensed &bonded contractors. We alsorecommend obtaining a copy of all receipts, warranties and permits for the work done. Exterior AreasPage 7 Item: 6 Cable Feeds • Masthead Wires are too low, this is a serious safety concern.
Recommend review by a licensed electrician for repair orreplacement, as necessary, prior to close.• Drip loop improper to low at the service entrance wires.Loops should be 18 inches above roof. Strongly recommendconditions investigated further are corrected by licensedelectrical contractor.
DecksPage 10 Item: 1 Deck • Recommend following conditions are investigated further
and corrected as required by licensed contractor.• Guardrail loose, strongly recommend correction as a safetyprecaution.• Only one beam in middle of deck. Middle support beam isnot consistent.
Exterior StairsPage 12 Item: 1 Stair • South stairs are too tall. Max height should be 7 3/4 inches.
Recommend using caution.RoofPage 13 Item: 1 Roof Condition • Recommend following conditions are investigated further by
licensed roofing contractor and conditions corrected asrequired.• Granular surfacing deteriorated• Patching present
Attic 1
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Page 15 Item: 2 Framing • There is a whitish and or darkened coloration that possiblycould 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.• Evidence of past or present leaks, dry at time of theinspection. Monitor for leaks &/or have roofing contractorevaluate. Near chimney.
Page 17 Item: 5 Electrical • Wire ends are outside of a Junction Box, which is a potentialshock hazard, recommend junction boxes with covers beinstalled by licensed electrical contractor
General Interior NotePage 19 Item: 1 General Notes • Home contains popcorn ceilings. This material could contain
asbestos, testing is not within the scope of this inspection• Multiple outlet and or switch cover plates missing,recommend correction as a safety precaution.
Living RoomPage 21 Item: 2 Electrical • Reversed polarity at outlets, recommend a licensed
electrical contractor investigate conditions further and correctas required. SE• Ungrounded outlets, recommend a licensed electricalcontractor investigate conditions further and correct asrequired. NW• No power to outlet left of fireplace. Recommend conditionsare investigated further and corrected by licensed electricalcontractor.
Dining RoomPage 23 Item: 2 Electrical • Fan not installed at time of inspection. Ceiling. Noted.KitchenPage 25 Item: 5 Electrical • GFCI protected receptacles may not have been required
when the house was built. , strongly recommend licensedelectrical contractor installing GFCI outlets within 6 feet ofwater sources.
Hall Bathroom1Page 27 Item: 3 Floors • Moisture meter indicates abnormal moisture content at the
floor around the base of the toilet. This is typically anindication of a defective wax seal, recommend furtherinvestigation and correction by licensed contractor.
Bedroom 1Page 29 Item: 2 Bedroom Room • Diagonal cracking is an indication of shifting or movement.
Recommend monitoring or further investigation.Page 29 Item: 3 Electrical • No power to North and east outlet it ceiling light.
Recommend conditions are investigated further and correctedby licensed electrical contractor.
Stairs Leading to BasementPage 32 Item: 1 Stair • Handrail does not extend the complete length of the stairs,
recommend conditions are corrected as a safety precautionBasement Family Room
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Page 33 Item: 2 Electrical • Reversed polarity at outlets, recommend a licensedelectrical contractor investigate conditions further and correctas required. NE
Basement Bedroom 2Page 37 Item: 3 Window
Deficiencies• Newer requirements are windows typically should have a net5.7 square feet opening area for egress in case of fire• Newer requirements are that window sill heights be less than44 inches as a safety precaution for egress/escape in case offire.
Basement Laundry RoomPage 38 Item: 2 Electrical • GFCI protected receptacles may not have been required
when the house was built. Recommend upgrading withGFCI's at all receptacles near water sources as a safetyprecaution.
GaragePage 40 Item: 1 Condition • Garage in accessible at time of inspection. Recommend
further investigation.Heat/ACPage 41 Item: 2 Heater • The heating unit has exceeded its designed life expectancy.
We make no warranty, guarantee or estimation as to theremaining useful life of this unit.
Plumbing/Water Heater1Page 43 Item: 2 Water Heater
Condition• Water heater temperature is in excess of 120 degrees,recommend adjustment to prevent accidental scalding.• Gas B Vent does not extend up and through chimney flue.Recommend conditions are investigated further and correctedby licensed contractor.• Cold Water line leaking. Recommend conditions areinvestigated further and corrected by licensed contractor.• Corrosion to water line connections. Recommend conditionsare investigated further and corrected by licensed plumbingcontractor.• Scorching to water heater. Recommend conditions areinvestigated further and corrected by licensed plumbingcontractor.• Inclosed utility/furnace rooms with fuel burning appliancesmust be provided with two permanent openings to adjacentspaces: one within 12 inches from the top and one within 12inches from the bottom of the adjoining wall. The openingsare not required if a louvered door to the room is provided.Each opening must have a minimum free space area equal to1 square inch per 1,000 BTU rating of all appliances in theroom--but not less than 100 sq. inches. The room must be atleast 50 cubic feet per 1,000 BTU for no requirement.
Page 45 Item: 3 Age • Water heater in excess of 12 years and has exceeded usefullife span, recommend monitoring or replacement.• Approximately 18 years of age, average life span is 10 to 12years.
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Page 45 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.• Expansion tank is not in place. This is a hazardous conditionon closed water systems. Recommend conditions areinvestigated further and corrected as required by licensedplumbing contractor.
Page 45 Item: 5 TPRV Condition • Temperature and pressure relief valve routes at an upwardangle. This condition can cause water to set in the outlet drainresulting in corrosion to the temperature and pressure reliefvalve and cause it not to engage when needed. This is anextremely hazardous condition, strongly recommendconditions are corrected by licensed HVAC contractor.
Electrical 1Page 46 Item: 2 Electrical • Number 15 breaker will not reset. Recommend conditions
are investigated further and corrected by licensed electricalcontractor.
Page 46 Item: 3 Grounding • Grounding cable is loose at exterior. Recommend correction.• Tester indicated multiple outlets not grounded, normallyoutlets should be grounded, 2 prong, or GFCI protected
Page 47 Item: 4 Wiring Type • Breaker(s) double tapped inside panel box (more than oneelectrical conductor attached). This condition may causebreaker tripping (overload, possible overheating and potentialelectrical fire. Recommend evaluation by licensed electricalcontractor. This is typically easily corrected by a licensedelectrical contractor.
Foundation/CrawlspacesPage 48 Item: 2 Drainage • Recommend verifying sump pump plugs into GFCI protected
outlet.• No visible back flow preventer to prevent water from runningback into sump pump. This condition can cause sump pumpto fail. Recommend further investigation by licensedcontractor.
Page 49 Item: 3 Framing • Post and beam connections not gusseted or strapped,recommend conditions are corrected.
Carbon Monoxide DetectorsPage 54 Item: 1 Carbon Monoxide • Carbon monoxide detectors not visible on all levels.
• As of April 1st 2012 it is required that Carbon monoxidedetectors are installed on each level and outside of bedroomareas. Recommend conditions are corrected.