the faira team - az773218.vo.msecnd.net€¦ · paint is failing on the north privacy fence. 4....

608 South St. South Kirkland, WA 98033

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FAIRA TRANSPARENCY REPORT

4147 Longfellow Pl. NW, Bremerton, WA 98312

August 22, 2019

Thank you for your interest in this Faira Certified home.

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Inspection Report for Ms. Brenda FrancoProperty Address: 4147 Longfellow Pl NW, Bremerton, Washington 98312

NW WASHINGTON HOME INSPECTIONS LLC

Carl Liberman License #1758Bainbridge Island, Washington

Table of Contents

Cover Page.................................................................1

Table of Contents ........................................................2

Intro Page ...................................................................3

Significant Issues ........................................................5

Repair & Maintenance Summary ................................7

Future Improvements................................................11

1 Roof .......................................................................13

2 Attic ........................................................................16

3 Exterior...................................................................19

4 Wall Exteriors.........................................................28

5 Structure ................................................................33

6 Electrical ................................................................35

7 Garage...................................................................39

8 Interior....................................................................44

9 Plumbing ................................................................50

10 Heating.................................................................52

11 Bathrooms............................................................55

12 Kitchen and Built-in Appliances ...........................58

13 Laundry Room .....................................................61

Invoice.......................................................................63

NW WASHINGTON HOME INSPECTIONS LLC Franco

4147 Longfellow Pl NW Page 2 of 63

Date: 8/21/2019 Time: 09:00 AM Report ID: 190821 AProperty:4147 Longfellow Pl NWBremerton Washington 98312

Customer:Ms. Brenda Franco

Real Estate Professional:

FAIRA.COM

Dear Ms. Franco,

Thank you for choosing NW WASHINGTON HOME INSPECTIONS LLC for your home inspection needs. I greatlyappreciate the importance of this inspection and have done my utmost to provide you with an organized,sufficiently-detailed, and easy-to-read report.

Three summary reports are provided at the beginning of the report highlighting the most significant findings. TheSignificant Issues Summary includes the most serious issues identified during the inspection. The Repair &Maintenance Summary includes the remainder of those potentially near-term actionable items for you to considerbased on the inspection. Future improvements are provided for your consideration.

The body of the report is organized by system: Roofing, Structure, Electrical, etc. I have included pictures whenpossible. Please review the entire report as there is additional information presented in the body of the report thatmay not be found in the summaries.

If you have any questions regarding your inspection, please feel free to contact me directly at 206.841.9532 or emailme at [email protected]. I look forward to providing future home inspection needs to you, yourfriends, and family.

Warm Regards,

Carl Liberman

Significant Issues ( ) = Items or discoveries indicate that these systems or components may cost significant moneyto correct now or in the near future, or items that require immediate attention to prevent additional damage or eliminatesafety hazards. Further investigation by a specialist and/or subsequent observation may be required.

Repair & Maintenance ( ) = Items or discoveries indicate that these systems or components do not function asintended and/or maintenance is required in the near term. Further investigation by a specialist and/or subsequentobservation may be required.

Future Improvements ( ) = Items or discoveries indicate that these systems or components should be considered forupgrade and/or modernization. Improved safety and/or energy efficiency may apply.

Standard Limitations: Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes ofthe need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance ornon-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability;The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence ofpests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Homeinspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system orcomponent; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspectoror other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does notrespond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debristhat obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardoussubstance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the



effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limitedto failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information shouldhire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.

Standards of Practice:Washington State Standards of Practice forHome Inspectors & Inspections (WAC308-408C)

Type of building::Single Family (2-story)

Approximate Square Footage::2432

Approximate Year of OriginalConstruction::1983

Occupancy::Unoccupied, empty of furniture

Attending the Inspection::Owner

Weather during the Inspection::Light Rain, Cloudy

Significant precipitation in last 3 days::Yes

Temperature during inspection::Over 60 (F) = 15.5 (C)

Ground/Soil surface condition:Dry



Significant IssuesSignificant Issues = Items or discoveries indicate that these systems or components may cost significant money tocorrect now or in the near future, or items that require immediate attention to prevent additional damage or eliminatesafety hazards.

3. Exterior

3.6 Deck, Balcony, Bridge and Porch,(2) Decking on the front deck is in general poor condition with areas of rot throughout the decking. Some deckinghas been replaced.(5)

1. Significant rot to support posts and structural deck beams were found on the back deck structure (seephotos).

2. Deck posts are inadequately supported and secured at the foot. Concrete footers, if integrated into theslab, are not visible.

I would recommend further inspection and repairs by a licensed decking contractor.

4. Wall Exteriors

4.0 Door Exteriors(1)

1. The downstairs sliding door outer glass pane is broken and missing.2. The door-lock is missing.

4.2 Composite Siding(1) Hard-board siding is installed on the sides and back of the home. Hard-board siding produced prior to 1996 ofvarious manufacturers have seen problems with susceptibility to water absorption and subsequent related problemsand damage. Several class action lawsuits have been settled. Once damaged, replacement is generally the bestoption.

I did note damage to several areas of siding on all three of these exposures. Please see my further comments inthis section.

I would recommend further inspection, replacement and/or repairs by a licensed siding contractor.

6. Electrical

6.18 Carbon Monoxide DetectorsI did not locate any installed carbon monoxide detectors. Carbon monoxide alarms must be located outside of eachseparate sleeping area, in the immediate vicinity of the bedroom and on each level of the residence. Install inaccordance with manufactures recommend guidance or hire a licensed contractor for proper installation. ReferenceWAC 51-51-315: http://apps.leg.wa.gov/WAC/default.aspx?cite=51-51-0315

8. Interior

8.1 Walls



(1) I noted a deteriorating surface low on the exterior wall in the master bedroom closet. These areas tested for highmoisture content using my moisture meter. I would recommend further inspection by a qualified contractor.(4) I noted a deteriorating surface low on the exterior wall at the base of the stairs. This area tested for highmoisture content using my moisture meter. I would recommend further inspection by a qualified contractor.

8.2 CeilingsThe ceiling in the south downstairs bedroom has damage in several areas. I noted general unevenness, the ceilingcoating may be compromised. i would recommend further investigation by a qualified contractor.

Please note this section is not all-inclusive, please read the complete report.



http://www.HomeGauge.com

Repair & Maintenance SummaryRepair & Maintenance Issues = Items or discoveries indicate that these systems or components do not function asintended and/or maintenance is required in the near term. Further investigation by a specialist and/or subsequentobservation may be required.

1. Roof

1.3 Roof Drainage System(1) Several gutter seams are leaking. These conditions are conducive to wood destroying organisms.

(2) Gutters require cleaning and periodically thereafter.

2. Attic

2.3 Roof Structure VentilationI noted signs of bird nesting in the soffit vents.

2.4 Attic ElectricalElectrical junction boxes in the attic require cover-plates.

2.5 Attic Thermal EnvelopeDisplaced insulation in the attic requires redistribution in order to restore thermal performance.

2.6 Venting Systems (Kitchens, Baths and Laundry)I would recommend insulating bathroom ventilation ducting.

3. Exterior

3.1 DrivewayTree roots have uplifted an area of the driveway slab resulting in a potential trip hazard.

3.3 General GroundsSome areas of the front of the home (under the entry deck) may promotes surface drainage towards the foundation.A persistently wet foundation can cause a range of problems to include foundation damage, settlement, andmoisture related problems within the structure. A 6 inch drop in the first 10 feet of grade is recommended topromote natural drainage away from the foundation when possible. Please see my related comments in section8.1.

3.6 Deck, Balcony, Bridge and Porch,(3)

1. Deck railing repairs are incomplete on the front deck.2. Baluster spacing exceeds the maximum recommend spacing of 4 inches.3. A graspable handrail is recommended for the stairs.4. 4X4 bolted posts are recommended for railing support.

Please see http://www.awc.org/pdf/codes-standards/publications/dca/AWC-DCA62012-DeckGuide-1405.pdf forfurther guidelines. Additional local guidelines may apply.



(4) This decking board on the front porch is not secured with fasteners.

3.7 Fences, Gates, and Boundary WallsPaint is failing on the north privacy fence.

4. Wall Exteriors

4.0 Door Exteriors(2) The front door jamb is damaged.

4.2 Composite Siding(2) South side wall damage noted to siding (see photos). Unusual dust or frass noted at the base of the wall. Theseconditions are conducive to wood destroying organisms.(3) Displaced siding noted under back deck.

(4) Siding and door damage at back door to deck.

(5) Siding missing/damaged north side.

6. Electrical

6.7 Service Panel Cabinet, Ampacity, and Cover1. The electrical panel cover is not fully installed due to interference with an interfering wall and missing cover

screws.2. Access to the panel is limited as the panel cover cannot be fully removed.

7. Garage

7.0 Vehicle DoorsThe left garage vehicle door failed to reverse when a reasonable amount of resistance was applied. I wouldrecommend service by a qualified garage door contractor.

7.1 Conventional DoorsThe door frame to the back garage door has is damaged.

7.3 Walls(1) The garage exterior walls are in need of paint/stain.

(2) This section of siding on the south garage wall requires repair/replacement.

7.6 Garage Electrical(1) Electrical outlets and junction boxes require cover-plates throughout the garage.

(2) This electrical splice should be housed within an electrical junction box.

7.9 Other(1) The entry breezeway on the north side of the garage has rot and water damage to trim and posts. Clearance tograde is inadequate. These conditions are further conducive to wood destroying organisms.



8. Interior

8.1 Walls(2) Baseboard trim is not fully installed in the master bedroom.

(3) Staining on the walls of unknown origin was noted in the downstairs hot water-heater closet. Areas testeddemonstrated normal moisture levels using my moisture meter.

8.3 LightingThis downstairs hall closet light requires installation, electrical wires are exposed.

8.4 DoorsThe glass on the master bedroom closet door is cracked.

8.6 StairsGraspable hand-rails are recommend for both flights of stairs.

9. Plumbing

9.4 Electric Water Heater(1)

1. Water heaters are required to be anchored or strapped to resist horizontal displacement due to earthquakemotion. Strappings shall be at points within the upper one-third and lower one-third of its verticaldimensions. At the lower point, a distance of not less than four (4) inches (102 mm) shall be maintainedfrom the controls to the strapping.

2. A surge tank is recommended.3. A plumbed drip pan is recommended.4. Copper flex-lines are recommended.

I would recommend repairs by a licensed plumbing contractor.

10. Heating

10.1 Heat PumpPosted service records do not indicate recent servicing of your furnace. The air filter is dirty. I would recommendservicing of your heating system by a licensed heating contractor and annually thereafter.

10.5 FireplaceThe living room fireplace was not operational when tested, the propane tank appears to be empty.

11. Bathrooms

11.10 BathtubThe master bathtub jets were not operational when tested.

11.11 ShowerA tile piece is missing at the master shower.

11.13 Sink



The upstairs bathroom sink is cracked.

12. Kitchen and Built-in Appliances

12.13 DishwasherThe dishwasher did not appear to have an anti-siphon device installed in the drain line. Anti-siphon devices areinstalled to prevent wastewater from the dishwasher from being siphoned back into the dishwasher andcontaminating its contents. I would recommend an anti-siphon device be installed by a qualified technician.

12.15 SinkThe garbage disposal is missing the flexible insert at the sink drain.

Please note this section is not all-inclusive, please read the complete report.




Future Improvements

1. Roof

1.2 Roof FlashingNo drip edge flashing was installed at the time of the inspection. Lack of edge flashings may leave the edges of roofsheathing and underlayment exposed to the deteriorating effects of weather, with damage from moisture such asdelamination and decay possible. The International Residential Code (IRC) has required edge flashing since 2012.Most building authorities have adopted this code into there building standards.

1.5 Chimney at RoofI would recommend a rain-cap installed over this chimney.

1.6 Asphalt Composition ShingleI would recommend inquiring about a transferable warranty for this asphalt shingle replacement roof.

4. Wall Exteriors

4.1 Window ExteriorsWindow seals are noted to have failed in the living room back fixed windows (see photos). Generally, glassreplacement is necessary to restore visual clarity.

6. Electrical

6.17 Smoke Detectors1. Smoke detectors are recommended on each floor of the home, in each bedroom of the home, outside

common bedroom areas. Install in accordance with manufactures recommend guidance or hire a licensedcontractor for proper installation. Reference WAC 212-10-040: http://apps.leg.wa.gov/wac/default.aspx?cite=212-10-040

2. The National Fire Protection Association (NFPA) recommend replacement of smoke detectors greater than10 years old.

7. Garage

7.9 Other(2) Two foundation cracks on the west garage foundation wall were noted. I would recommend further assessmentby a structural engineer if conditions are noted to change.

9. Plumbing

9.4 Electric Water Heater(2) Please note, this water heater is approximately 13 years old and has reached the typical life-span of 12 - 18years. Consider a home warranty to mitigate repair/replacement costs. Budget for a replacement in the future.

12. Kitchen and Built-in Appliances

12.9 Kitchen Appliances



Consider purchasing a home warranty that covers your kitchen and other appliances to mitigate any near-termrepair or replacement costs.

13. Laundry Room

13.8 Dryer VentingI would recommend cleaning the dryer exhaust ducting.




1. RoofThe roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor.Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General HomeInspection does not include confirmation of proper installation. Home Inspectors are trained to identify common deficiencies and to recognizeconditions that require evaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-coveringmaterials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts forevaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roofagainst future leakage. Other limitations may apply and will be included in the comments as necessary.

Styles & Materials

Method of inspection:Walked the roof

The roof style was:Gable

Primary roof-covering type:Architectural Fiberglass Asphalt Shingle

Drainage system description:Gutters and downspouts installed

Chimney flue material:Tile

Underlayment/Interlayment::Not Visible

Sky Light(s):Two

Items

1.0 Roof Structure ExteriorComments: Inspected

1.1 UnderlaymentComments: Not Inspected

1.2 Roof FlashingComments: Inspected

1.3 Roof Drainage SystemComments: Inspected

No drip edge flashing wasinstalled at the time of the inspection.Lack of edge flashings may leave theedges of roof sheathing andunderlayment exposed to thedeteriorating effects of weather, withdamage from moisture such asdelamination and decay possible. TheInternational Residential Code (IRC)has required edge flashing since2012. Most building authorities haveadopted this code into there buildingstandards.



(1) Several gutter seams are leaking. These conditions are conducive to wood destroying organisms.

(2) Gutters require cleaning and periodically thereafter.



1.4 Plumbing and Combustion VentsComments: Inspected

1.5 Chimney at RoofComments: Inspected

1.6 Asphalt Composition ShingleComments: Inspected

The roof of the home was inspected and reported on with the above information. Any repair items mentioned in this report should be consideredbefore purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.

I would recommend a rain-capinstalled over this chimney.

I would recommend inquiringabout a transferable warranty for thisasphalt shingle replacement roof.



2. AtticInspection of the attic typically includes visual examination the following:roof structure (framing and sheathing); roof structure ventilation; thermalenvelope; electrical components (wiring, junction boxes, outlets, switches and lighting); plumbing components (supply and vent pipes, bathroom ventterminations) and HVAC components (drip pans, ducts, condensate and TPR discharge pipes).

Styles & Materials

Attic info:Scuttle hole

Attic inspected from:Inside the attic

Attic thermal insulation material:Blown-in Fiberglass

Approximate attic thermal insulationdepth:

R-19

Roof Structure Ventilation:Attic ventilation appeared sufficient

Roof structure ventilation device type:Continuous ridge ventSoffit vents

Roof Framing Type:Manufactured Roof Trusses

Roof Sheathing Material:Plywood

Items

2.0 Attic AccessComments: Inspected

2.1 Roof Framing (from attic)Comments: Inspected

2.2 Roof SheathingComments: Inspected

2.3 Roof Structure VentilationComments: Inspected

2.4 Attic ElectricalComments: Inspected

I noted signs of bird nesting in the soffit vents.



2.5 Attic Thermal EnvelopeComments: Inspected

2.6 Venting Systems (Kitchens, Baths and Laundry)Comments: Inspected

Electrical junction boxes in the attic require cover-plates.

Displaced insulation in the atticrequires redistribution in order torestore thermal performance.

I would recommend insulatingbathroom ventilation ducting.



2.7 Attic Rodent ActivityComments: Inspected

The attic of the home was inspected and reported on with the above information. Any repair items mentioned in this report should be consideredbefore purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.



3. ExteriorInspection of the home exterior typically includes: exterior wall covering materials; exterior trim; window and door exteriors; adequate surfacedrainage; driveway and walkways; window wells; exterior electrical and plumbing components; and retaining wall conditions that may affect the homestructure. The potential for dangers/damage associated with trees- such as falling branches or root damage to foundations- varies with tree speciesand age, and requires an arborist evaluation.

The General Home Inspection does not include inspection of landscape irrigation systems, fencing or swimming pools/spas.

Styles & Materials

Driveway Material:Concrete

Walkway Materials:ConcreteWood

Appurtenance:Deck with stepsDeck

Downspout Discharge:Below Grade

Lot Description:Moderate Slope

Clearance to Grade:Standard

Items

3.0 Exterior ViewsComments: Inspected

3.1 DrivewayComments: Inspected

3.2 WalkwaysComments: Inspected

3.3 General GroundsComments: Inspected

Tree roots have uplifted an area of the driveway slab resulting in a potential trip hazard.



3.4 Exterior TrimComments: Inspected

3.5 PorchComments: Inspected

3.6 Deck, Balcony, Bridge and Porch,Comments: Limitation

Some areas of the front of thehome (under the entry deck) maypromotes surface drainage towardsthe foundation. A persistently wetfoundation can cause a range ofproblems to include foundationdamage, settlement, and moisturerelated problems within the structure.A 6 inch drop in the first 10 feet ofgrade is recommended to promotenatural drainage away from thefoundation when possible. Pleasesee my related comments in section8.1.

(1) Please note, my inspection of thefront deck was limited as access to theunder-structure was restricted to myviews from the sides.



(2) Decking on the front deck is in general poor condition with areas of rot throughout the decking. Somedecking has been replaced.

rot rot

rot rot

rot rot from underneath



rot from underneath

(3)1. Deck railing repairs are incomplete on the front deck.2. Baluster spacing exceeds the maximum recommend spacing of 4 inches.3. A graspable handrail is recommended for the stairs.4. 4X4 bolted posts are recommended for railing support.

Please see http://www.awc.org/pdf/codes-standards/publications/dca/AWC-DCA62012-DeckGuide-1405.pdffor further guidelines. Additional local guidelines may apply.



(4) This decking board on thefront porch is not secured withfasteners.



(5)1. Significant rot to support posts and structural deck beams were found on the back deck structure (see

photos).2. Deck posts are inadequately supported and secured at the foot. Concrete footers, if integrated into

the slab, are not visible.

I would recommend further inspection and repairs by a licensed decking contractor.

rot in post same post

improper deck post support.

Rot in deck post



rot in structural beam

same beam

same beam improper post support



3.7 Fences, Gates, and Boundary WallsComments: Inspected

3.8 Additional StructuresComments: Not Inspected

Paint is failing on the north privacy fence.

Outbuilding - not inspected.



The exterior of the home was inspected and reported on with the above information. Any repair items mentioned in this report should be consideredbefore purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.



4. Wall ExteriorsInspection of the home exterior typically includes: exterior wall covering materials; exterior trim; window and door exteriors; adequate surfacedrainage; driveway and walkways; window wells; exterior electrical and plumbing components; and retaining wall conditions that may affect the homestructure. The potential for dangers/damage associated with trees- such as falling branches or root damage to foundations- varies with tree speciesand age, and requires an arborist evaluation.

The General Home Inspection does not include inspection of landscape irrigation systems, fencing or swimming pools/spas.

Styles & Materials

Exterior wall-covering Material:Horizontal Lapped Wood SidingHardboard Lap Siding

Exterior Doors:Solid wood

Items

4.0 Door ExteriorsComments: Inspected

(1)1. The downstairs sliding door outer glass pane is broken and missing.2. The door-lock is missing.



4.1 Window ExteriorsComments: Inspected

4.2 Composite SidingComments: Inspected

(2) The front door jamb isdamaged.

Window seals are noted to have failed in the living room back fixed windows (see photos). Generally,glass replacement is necessary to restore visual clarity.

(1) Hard-board siding is installed on the sides and back of the home. Hard-board siding produced prior to1996 of various manufacturers have seen problems with susceptibility to water absorption and subsequentrelated problems and damage. Several class action lawsuits have been settled. Once damaged, replacementis generally the best option.



I did note damage to several areas of siding on all three of these exposures. Please see my further commentsin this section.

I would recommend further inspection, replacement and/or repairs by a licensed siding contractor.

(2) South side wall damage noted to siding (see photos). Unusual dust or frass noted at the base of thewall. These conditions are conducive to wood destroying organisms.



(3) Displaced siding noted under back deck.



The exterior of the home was inspected and reported on with the above information. Any repair items mentioned in this report should be consideredbefore purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.

(4) Siding and door damage at back door to deck.

(5) Siding missing/damaged north side.



5. StructureThe General Home Inspection includes inspection of the home structural elements that were readily visible at the time of the inspection. This mayinclude the: foundation; walls; floor structure; and/or roof structure. Soils vary in their stability and ability to support the weight of a structure. Minorcracking is normal with some common foundation materials, is typically limited to the material surface, is not a structural concern, and may not becommented on. Cracking related to soil/foundation movement indicates the potential for present or future structural concerns and will be commentedon to the best of the inspector's ability.

Much of the home structure is hidden behind exterior and interior roof, floor, wall, and ceiling coverings, or is buried underground. Because theGeneral Home Inspection is limited to visual and non-invasive methods, this report may not identify all structural deficiencies. Identification of portionsof the wall structure not directly visible requires logical assumptions on the part of the Inspector that are based on the Inspectors past experience andknowledge of common building practices.

Upon observing indications that structural problems may exist that are not readily visible, or the evaluation of which lies beyond the Inspector'sexpertise, the inspector may recommend evaluation or testing by a specialist that may include invasive measures, which would require homeownerpermission.

Styles & Materials

Typical Ceiling Structure:Not visibleDrywall attached to roof trusses

Exterior Wall Structures:Wood Frame

Wall Insulation:Not Visible

Foundation Configuration:Finished basement

Foundation Method/Materials:Poured concrete foundation walls

% Foundation Not Visible:100%

Main Floor Structure:Not visible

Main Floor Structure- Perimeter Bearing:Not Visible

Main Floor Structure- IntermediateSupport:

Not visible

Floor System Insulation:Unknown

Items

5.0 Exterior Wall ConstructionComments: Limitation

5.1 Floor StructureComments: Limitation

5.2 Insulation Under Floor SystemComments: Not Inspected

5.3 FoundationComments: Limitation

5.4 OtherComments: Not Inspected



The structure of the home was inspected and reported on with the above information. Any repair items mentioned in this report should be consideredbefore purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.

This access area in the downstairseast room was not accessible forinspection.



6. ElectricalOver the years, many different types and brands of electrical components have been installed in homes. Electrical components and standards havechanged and continue to change. Homes electrical systems are not required to be updated to meet newly enacted electrical codes or standards. Fulland accurate inspection of electrical systems requires contractor-level experience. For this reason, full inspection of home electrical systems liesbeyond the scope of the General Home Inspection.

The General Home Inspection is limited to identifying common electrical requirements and deficiencies. Conditions indicating the need for a morecomprehensive inspection will be referred to a qualified electrical contractor.Inspection of the home electrical system typically includes visualinspection of the following:service drop: conductors, weatherhead, and service mast; electric meter exterior; service panel and sub-panels; serviceand equipment grounding; system and component bonding; and visible branch wiring: receptacles (representative number), switches, lighting

Styles & Materials

Electrical Service Conductors:Underground serviceAluminum120/240 volt service

Service Panel Ampacity:200 amps

Service Panel Type:Load Center

Service Panel Manufacturer:General Electric

Service Disconnect Location:At Service Panel

Service Disconnect Type:Breaker

Service Grounding Electrode:Not Visible

Wiring Methods:Romex

Type of Branch Wiring:Solid CopperStranded Aluminum

Ground Fault Circuit Interruptor (GFCI)Protection:

Partial

Arc Fault Circuit Interruptor (AFCI)Protection:

NO

Items

6.0 General Electrical System DescriptionComments: Inspected

6.1 General Electrical System ConditionComments: Inspected

6.2 Service Drop, Drip Loop, Splice and AttachmentComments: Inspected

6.3 Electric MeterComments: Inspected

6.4 Service Entrance ConductorsComments: Inspected

6.5 Service Panel ManufacturerComments: Inspected

6.6 Service Panel Exposure RatingComments: Inspected

6.7 Service Panel Cabinet, Ampacity, and CoverComments: Limitation

1. The electrical panel cover is not fully installed due to interference with an interfering wall and missingcover screws.



6.8 Service Panel WiringComments: Limitation

6.9 Overcurrent Protection DevicesComments: Limitation

2. Access to the panel is limited as the panel cover cannot be fully removed.



6.10 Service Grounding Electrode System & Service BondComments: Limitation

6.11 Exterior Electrical ReceptaclesComments: Inspected

6.12 Conventional Electrical Receptacles (interior)Comments: Inspected

6.13 GFCI/AFCI Electrical ReceptaclesComments: Inspected

6.14 SwitchesComments: Inspected

6.15 LightingComments: Inspected

6.16 Visible Branch WiringComments: Inspected

6.17 Smoke DetectorsComments: Inspected

6.18 Carbon Monoxide DetectorsComments: Inspected

1. Smoke detectors arerecommended on each floorof the home, in eachbedroom of the home,outside common bedroomareas. Install in accordancewith manufacturesrecommend guidance or hirea licensed contractor forproper installation. ReferenceWAC 212-10-040:http://apps.leg.wa.gov/wac/default.aspx?cite=212-10-040

2. The National Fire ProtectionAssociation (NFPA)recommend replacement ofsmoke detectors greater than10 years old.



6.19 DoorbellComments: Inspected

The electrical system of the home was inspected and reported on with the above information. Outlets were not removed and the inspection was onlyvisual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Any repair items mentioned in this reportshould be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates tothe comments in this inspection report.

I did not locate any installedcarbon monoxide detectors. Carbonmonoxide alarms must be locatedoutside of each separate sleepingarea, in the immediate vicinity of thebedroom and on each level of theresidence. Install in accordance withmanufactures recommend guidance orhire a licensed contractor for properinstallation. Reference WAC51-51-315: http://apps.leg.wa.gov/WAC/default.aspx?cite=51-51-0315



7. GarageInspection of the garage typically includes examination of the following:general structure; floor, wall and ceiling surfaces; operation of all accessibleconventional doors and door hardware; vehicle door condition and operation proper electrical condition including Ground Fault Circuit Interrupter(GFCI) protection; interior and exterior lighting; stairs and stairways proper firewall separation from living space; and proper floor drainage

Styles & Materials

Garage Vehicle Door Type:Double

Number of Vehicle Doors:2

Number of Automatic Openers:1

Vehicle Door Automatic Reverse:Failure to reverse

Auto-opener Manufacturer:LIFT-MASTER

Items

7.0 Vehicle DoorsComments: Inspected

7.1 Conventional DoorsComments: Inspected

The left garage vehicle door failed to reverse when a reasonable amount of resistance was applied. Iwould recommend service by a qualified garage door contractor.

The door frame to the back garage door has is damaged.



7.2 FloorsComments: Inspected

7.3 WallsComments: Inspected

7.4 CeilingComments: Inspected

7.5 Stairs/Steps to Living SpaceComments: Inspected

7.6 Garage ElectricalComments: Inspected

(1) The garage exterior walls are in need of paint/stain.

(2) This section of siding on thesouth garage wall requires repair/replacement.



7.7 AtticComments: Inspected

7.8 RoofComments: Inspected

7.9 OtherComments: Inspected

(1) Electrical outlets and junction boxes require cover-plates throughout the garage.

(2) This electrical splice shouldbe housed within an electrical junctionbox.



(1) The entry breezeway on the north side of the garage has rot and water damage to trim and posts.Clearance to grade is inadequate. These conditions are further conducive to wood destroying organisms.



7.10 Roof DrainageComments: Inspected

The structure of the home was inspected and reported on with the above information. Any repair items mentioned in this report should be consideredbefore purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.

(2) Two foundation cracks on the west garage foundation wall were noted. I would recommend furtherassessment by a structural engineer if conditions are noted to change.



8. InteriorInspection of the home interior does not include testing for mold, radon, asbestos, lead paint, or other environmental hazards unless specificallyrequested as an ancillary inspection. Inspection of the home interior typically includes: interior wall, floor and ceiling coverings and surfaces; doorsand windows: condition, hardware, and operation; interior trim: baseboard, casing, molding, etc.; permanently-installed furniture, countertops,shelving, and cabinets; and ceiling and whole-house fans.

Styles & Materials

Walls and Ceilings:Drywall

Floor Covering Materials:CarpetModern Hardwood Flooring

Interior Doors:Wood Hollow Core

Window Material:Aluminum

Window Glazing:Double-pane

Window Operation:Sliding

Smoke/CO Detectors:Additional smoke detectors

recommendedAdditional carbon monoxide detector(s)

required

Items



(1) I noted a deteriorating surface low on the exterior wall in the master bedroom closet. These areastested for high moisture content using my moisture meter. I would recommend further inspection by a qualifiedcontractor.



(2) Baseboard trim is not fullyinstalled in the master bedroom.



8.2 CeilingsComments: Inspected

(3) Staining on the walls of unknown origin was noted in the downstairs hot water-heater closet. Areastested demonstrated normal moisture levels using my moisture meter.

(4) I noted a deteriorating surface low on the exterior wall at the base of the stairs. This area tested forhigh moisture content using my moisture meter. I would recommend further inspection by a qualifiedcontractor.




The ceiling in the south downstairs bedroom has damage in several areas. I noted general unevenness,the ceiling coating may be compromised. i would recommend further investigation by a qualified contractor.

wave in the ceiling



8.4 DoorsComments: Inspected

8.5 Windows and SkylightsComments: Inspected

8.6 StairsComments: Inspected

This downstairs hall closet lightrequires installation, electrical wiresare exposed.

The glass on the masterbedroom closet door is cracked.



8.7 Bathroom and Laundry VentilationComments: Inspected

The interior of the home was inspected and reported on with the above information. The inspection did not involve moving furniture and inspectingbehind furniture, area rugs or areas obstructed from view. Any repair items mentioned in this report should be considered before purchase. It isrecommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Graspable hand-rails are recommend for both flights of stairs.



9. PlumbingInspection of the plumbing system typically includes (limited) operation and visual inspection of: water supply source (identification as public orprivate); sewage disposal system (identification as public or private); water supply/distribution pipes; drain, waste and vent (DWV) system; waterheater (type, condition and operation); gas system; and sump pump (confirmation of installation/operation).

Styles & Materials

Water Supply Source:Unknown

Main Water Supply Pipe:Not Visible

Main Water Supply Location:Not Located

Water Distribution Pipes:1/2-inch and 3/4-inch copperCross-linked Polyethylene (PEX)

Distribution Pipe Bonding:Not Visible

Sewage System Type:Unknown

Drain Waste and Vent Pipe Materials:Acrylonitrile butadiene styrene (ABS)Not Visible

Water Heater Manufacturer:------------------------

Date of Manufacture:2006

Water Heater Fuel Type:Electric

Water Heater Type:Tank (conventional)

Water Heater Tank Capacity:50 gallons

Water Heater Location:Basement

Washer Drain Size:2" Diameter

Gas Pipe Material:Not Visible

Type of Gas:Propane

Items

9.0 Exterior PlumbingComments: Inspected

9.1 Source of WaterComments: Not Inspected

9.2 Water Supply and DistributionComments: Limitation

9.3 Sewage and DWV SystemsComments: Limitation

9.4 Electric Water HeaterComments: Inspected

Generally not visible.

Generally not visible.

(1)1. Water heaters are required to be anchored or strapped to resist horizontal displacement due to

earthquake motion. Strappings shall be at points within the upper one-third and lower one-third of itsvertical dimensions. At the lower point, a distance of not less than four (4) inches (102 mm) shall bemaintained from the controls to the strapping.

2. A surge tank is recommended.3. A plumbed drip pan is recommended.4. Copper flex-lines are recommended.



The plumbing in the home was inspected and reported on with the above information. Washing machine drain line for example cannot be checked forleaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed andbarely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waitingfor closing) rust or deposits within the pipes can further clog the piping system. Any repair items mentioned in this report should be considered beforepurchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.

The plumbing in the home was inspected and reported on with the above information. Washing machine drain line for example cannot be checked forleaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed andbarely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waitingfor closing) rust or deposits within the pipes can further clog the piping system. Any repair items mentioned in this report should be considered beforepurchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.

I would recommend repairs by a licensed plumbing contractor.

(2) Please note, this water heateris approximately 13 years old and hasreached the typical life-span of 12 - 18years. Consider a home warranty tomitigate repair/replacement costs.Budget for a replacement in the future.



10. HeatingHeating system inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) systemcontractor. For example: identification of cracked heat exchangers requires a contractor evaluation. Report comments are limited to identification ofcommon requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified HVAC contractor.The general home inspection does not include any type of heating system warranty or guaranty. Inspection of heating systems is limited to basicevaluation based on visual examination and operation using normal controls. Report comments are limited to identification of common requirementsand deficiencies. Observed indications that further evaluation is needed will be referred to a qualified heating, ventilating, and air-conditioning (HVAC)contractor. Inspection of heating systems typically includes (limited) operation and visual inspection of: the heating appliance (confirmation ofadequate response to the call for heat); proper heating appliance location; proper or adequate heating system configuration; exterior cabinetcondition; fuel supply configuration and condition; combustion exhaust venting; heat distribution components; proper condensation discharge; andtemperature/pressure relief valve and discharge pipe (presence, condition, and configuration).

Styles & Materials

Heating System Type:Heat Pump Forced Air (also provides cool

air)Radiant Flooring Heat

Energy Source:Electric

Number of Heat Systems (excludingwood):

Two

Heating/Cooling Ducts:Insulated

Air Filter:Disposable

Air Filter Location:Behind removable panel at furnace

Heating System Brand:Lennox

Types of FIreplaces:Vented gas logsInsert

Operational Fireplaces:Two

Items

10.0 Presence of installed heat source in each roomComments: Inspected

10.1 Heat PumpComments: Inspected

Posted service records do not indicate recent servicing of your furnace. The air filter is dirty. I wouldrecommend servicing of your heating system by a licensed heating contractor and annually thereafter.



10.2 Heaters, ElectricComments: Inspected

10.3 Fuel, Piping and SupportComments: Not Inspected

10.4 ThermostatComments: Inspected

10.5 FireplaceComments: Inspected

The propane tank appears to be empty.



The heating system of this home was inspected and reported on with the above information. The inspection is not meant to be technically exhaustive.The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensedheat contractor would discover. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualifiedcontractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

The living room fireplace was notoperational when tested, the propanetank appears to be empty.



11. BathroomsInspection of the bathrooms typically includes the following:walls, floors and ceiling; sink (basin, faucet, overflow); cabinets (exteriors, doors, drawers,undersink); toilet/bidet tub and shower (valves, showerhead, walls, enclosure); electrical (outlets, lighting); and room ventilation

Styles & Materials

Exhaust Fans:Fan with light

Items





11.4 WindowsComments: Inspected

11.5 Electrical Receptacles and SwitchesComments: Inspected


11.7 VentilationComments: Inspected

11.8 CabinetsComments: Inspected

11.9 ToiletComments: Inspected

11.10 BathtubComments: Inspected



11.11 ShowerComments: Inspected

11.12 MirrorsComments: Inspected

11.13 SinkComments: Inspected

The master bathtub jets were not operational when tested.

A tile piece is missing at themaster shower.



The bathrooms of the home was inspected and reported on with the above information. Any repair items mentioned in this report should beconsidered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to thecomments in this inspection report.

The upstairs bathroom sink iscracked.



12. Kitchen and Built-in AppliancesInspection of kitchens typically includes (limited) operation and visual inspection of the following: wall, ceiling and floor; windows, skylights and doors;range/cooktop (basic functions, anti-tip); range hood (fan, lights, type); dishwasher; Cabinetry exterior and interior; door and drawer; Sink basincondition; supply valves; adequate trap configuration; functional water flow and drainage; disposal; Electrical switch operation; and outlet placement,grounding, and GFCI protection. Note: Appliances are operated at the discretion of the Inspector.

Styles & Materials

Cabinets:Solid Wood

Countertop Material:Granite

Range:Electric

Range/Oven Brand:LG

Range Hood:Vents to exteriorLights operableFan Operable

Range Hood Brand:Faber

Dishwasher:Present, Inspected

Dishwasher brand:Kitchen Aid

Dishwasher Anti-siphon method:No anti-siphon installed

Garbage Disposal brand:InSinkErator

Built-in Oven Brand:Whirlpool

Refrigerator:Inspected

Refridgerator Brand:Maytag

Items






12.5 Interior TrimComments: Inspected

12.6 Receptacles and SwitchesComments: Inspected



12.9 Kitchen AppliancesComments: Inspected



12.10 RangeComments: Inspected

12.11 Range HoodComments: Inspected

12.12 Garbage DisposalComments: Inspected

12.13 DishwasherComments: Inspected

12.14 CounterComments: Inspected

12.15 SinkComments: Inspected

Consider purchasing a homewarranty that covers your kitchen andother appliances to mitigate any near-term repair or replacement costs.

The dishwasher did not appear tohave an anti-siphon device installed inthe drain line. Anti-siphon devices areinstalled to prevent wastewater fromthe dishwasher from being siphonedback into the dishwasher andcontaminating its contents. I wouldrecommend an anti-siphon device beinstalled by a qualified technician.



The Kitchen and built-in appliances of the home were inspected and reported on with the above information. Any repair items mentioned in this reportshould be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates tothe comments in this inspection report.

The garbage disposal is missingthe flexible insert at the sink drain.



13. Laundry RoomIn addition to those items typically inspected as part of the interior, inspection of the laundry room includes examination of the following:dryerconnections and venting; room ventilation; and provision of proper clothes washer waste pipe.

Styles & Materials

Dryer Power:Electric

Dryer Vent:Smooth-bore metal

Dryer 240-volt electrical receptacle:Installed

Items






13.5 Receptacles, Switches, ConnectionsComments: Inspected



13.8 Dryer VentingComments: Inspected



13.9 Washer/DryerComments: Not Inspected

The laundry room of the home was inspected and reported on with the above information. Any repair items mentioned in this report should beconsidered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to thecomments in this inspection report.

I would recommend cleaning thedryer exhaust ducting.



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