FAIRA TRANSPARENCY REPORTS. 808 NW 125th St, Seattle, WA February 12, 2018

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1 608 State St. South Kirkland, WA FAIR Thank you for your interest in this Faira Certified home. FAIRA TRANSPARENCY REPORTS February 12, 2018 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 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

2 Cover Page RW West Consultants, Inc. Property Inspection Report Inspection prepared for: Shannon Pence Real Estate Agent: - Date of Inspection: 2/12/2018 Time: 12:15 PM Age of Home: 1911 Size: 4230 Order ID: 3245 Front faces East Inspector: Clifton Moody (Skip) License # rwwestconsultants@gmail.com

3 Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for 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 the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the 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 any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. Items denote serious, safety or items that required further investigation Items denote minor or maintenance items Green notes denote locations and shutoff valves Page 1 of 85

4 1. Exterior Note North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 East Elevation 2 South Elevation 2 West Elevation 2 North Elevation Page 2 of 85

5 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Wood siding. 2. Gutters Gutters and downspouts appeared in good condition overall. 3. Driveway and Walkway Condition Asphalt driveways appeared in good condition overall. Page 3 of 85

6 4. Soffit Soffits and eaves appeared in good condition overall. 5. Door/Window Exterior doors appeared in operable condition, at time of inspection. Window frames and sills appeared in good condition overall. There was no visible flashing above the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material. 6. Grading Grading appeared in good condition overall. 7. Electrical Exterior outlets operate overall Exterior outlets are GFCI protected overall 8. Gas Condition Meter located at east side. Main Gas shutoff is located to the lower left of the meter. Page 4 of 85

7 9. Exterior Faucet Condition Exterior faucets were in operable condition overall. Hose bib at south side of house leaks. 10. Pressure 75 Page 5 of 85

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9 1. Storage Room Exterior Storage Room Walls appear in good condition overall. Insulation covered in plastic. This condition can result in condensate moisture and fungal growth, recommend conditions are corrected. 2. Electrical Light fixture not secured and did not operate. Recommend correction by licensed electrical contractor. Page 7 of 85

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11 1. Porch Porches Porch surface appeared in good condition, framing was not visible due to ground proximity. Trex type deck material appeared in good condition overall. Guardrail appeared secure. Page 9 of 85

12 1. Porch1 North Porch 2 2. Porch Porch surface and Visible framing appeared in good condition overall. Page 10 of 85

13 1. Deck1 East Deck 1 2. Deck Trex type deck material appeared in good condition overall. Recommend following conditions are investigated further and corrected as required by licensed contractor. No visible flashing present above the deck header to prevent moisture from becoming trapped between siding and header that could result in decay, recommend flashing is installed. Page 11 of 85

14 1. Deck1 South, lower Deck 2 2. Deck Trex type deck material appeared in good condition overall. Guardrail appeared secure. Recommend following conditions are investigated further and corrected as required by licensed contractor. No visible flashing present above the deck header to prevent moisture from becoming trapped between siding and header that could result in decay, recommend flashing is installed. Deck is leaking underneath into garage. Recommend conditions are investigated further and corrected by licensed contractor. Page 12 of 85

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16 1. Deck1 South upper Deck 3 2. Deck Trex type deck material appeared in good condition overall. Guardrail appeared secure. Recommend following conditions are investigated further and corrected as required by licensed contractor. No visible flashing present above the deck header to prevent moisture from becoming trapped between siding and header that could result in decay, recommend flashing is installed. Page 14 of 85

17 1. Deck1 West upper Deck 4 2. Deck Deck surface is covered with water proof membrane, appeared in good condition overall. Water proof membrane slightly lumpy. Noted Recommend following conditions are investigated further and corrected as required by licensed contractor. No visible flashing present above the deck header to prevent moisture from becoming trapped between siding and header that could result in decay, recommend flashing is installed. Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is to prevent small children from fitting through guardrail. Page 15 of 85

18 1. Stair Exterior Stairs Steps appeared uniform. There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. South, North No drain at base of north stairs. Recommend monitoring. South Page 16 of 85

19 1. Roof Condition Roof Composition shingle roof surface. Architectural Composition shingle. Walked on roof surface. Type Average life span 30 years for this type surface with proper maintenance and care. 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 recommended as it can damage surface and lessen life span. Page 17 of 85

20 2. Skylights Caulk at skylights. Recommend further investigation. Page 18 of 85

21 3. Chimney Brick masonry chimney appeared in good condition overall, chimney height was adequate overall. Rust and corrosion to gas B vent. Recommend conditions are investigated further and corrected by licensed HVAC contractor. Page 19 of 85

22 1. Attic Attic access is located in the hallway Attic 1 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Vaulted Area Page 20 of 85

23 3. Ventilation Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Roof surface vents present. Gable louver vents noted. Page 21 of 85

24 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. 5. Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. 6. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages about inches in depth, estimated R value 38 Insulation improperly installed a one area, vapor barrier does not face the living area. This condition can result in condensate moisture and fungal growth. recommend conditions are corrected. Middle of attic. Page 22 of 85

25 7. Rodent No visible indications of Rodent Activity. Page 23 of 85

26 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Tile floor is in good condition. 2. Floor Floor slopes from east to west. Page 24 of 85

27 1. Den Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Den Page 25 of 85

28 1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. 2. Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. South 3. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Staining at south window. Recommend conditions are investigated further and corrected by licensed contractor. Page 26 of 85

29 Staining 4. Floor Floor slopes from north to south 5. Fireplace Fireplace is a gas unit. Pilot Controls are located inside access panel under glass. Gas shutoff is located at the floor adjacent to the fireplace. Page 27 of 85

30 2 Gas shutoff is located at the floor adjacent to the fireplace. 2 Pilot Controls are located inside access panel under glass. Page 28 of 85

31 1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Page 29 of 85

32 1. Kitchen Room Kitchen Walls 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 condition overall. Cabinet doors and drawers are in operable condition overall. 2. Counter Condition Granite counter tops are in good condition. 3. Disposal Disposal operates overall. 4. Dishwasher Dishwasher was in operable condition. Lack of a proper air gap noted at dishwasher drain line. In the event of a sewer backup this device prevents sewer matter from entering into dishwasher. Recommend having a licensed plumber install a air gap or drip loop to prevent possible contamination to water supply. Minor condition to correct Page 30 of 85

33 5. Stove/Oven Oven was in operable condition overall. All burners did not operate properly when tested. Recommend conditions are investigated further by licensed appliance repair company and conditions corrected as required. 6. Refrigerator Refrigerator was in operable condition. 7. Electrical Outlets are GFCI protected at the counters. Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Above vent Page 31 of 85

34 8. Vent Condition Vent fan appears to exhaust to the exterior. 9. Window Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Page 32 of 85

35 10. Fireplace Fireplace is a gas unit. Wood stove appeared in operable condition. Pilot Controls are located inside access panel under glass. Gas shutoff is located at the floor adjacent to the fireplace. 2 Pilot Controls are located inside access panel under glass. Page 33 of 85

36 2 Gas shutoff is located at the floor adjacent to the fireplace. Page 34 of 85

37 1. Room Hallway Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Page 35 of 85

38 1. Bedroom Room 1st Floor Bedroom Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. 2. Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. North, NE 3. Floor Floor slope from west to east Page 36 of 85

39 1. Room 1st Floor Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical No visible outlets. 3. Sinks Sink was in operable condition overall. 4. Exhaust Fans The bath fan is a worn unit which may be at the end of its useful life. 5. Shower Shower is in good condition overall. Voids in the grout between some of the tile, recommend resealing. Page 37 of 85

40 6. Toilet Toilet was in operable condition overall. Page 38 of 85

41 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Page 39 of 85

42 1. Stair Stairs Leading to 2nd Floor North Steps appeared uniform. Handrail appeared secure. Page 40 of 85

43 1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Wood flooring is in good condition overall. Guardrail baluster spaced further than the newer required 4 inches. 4 inch requirement is so that small children cannot fit through the guardrail. Page 41 of 85

44 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is wood in good condition overall. Heat register present. Accessible outlets operate. Page 42 of 85

45 1. Room Master Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of the water sources. Light Fixture did not operate, possible blown bulb, recommend further investigation. 3. Exhaust Fans Vent fan operates overall. 4. Floors Tile Flooring is in good condition overall. Page 43 of 85

46 5. Tub Access panel not visible for tub equipment. Normally there should be an access panel for tub equipment. No test to jets at tub. Stopper inoperable. Recommend further investigation GFCI for spa tub not visible, strongly recommend conditions are investigated further and corrected as required as this is a hazardous condition. 6. Shower Water temp did not get hot at time of inspection. Recommend further investigation. 7. Toilet Toilet was in operable condition overall. Page 44 of 85

47 1. Room Hall Bathroom1 Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of water sources. 3. Exhaust Fans Exhaust fan vibrates or is excessively noisy. The fan may eventually need to be replaced to correct this condition. 4. Floors Tile Flooring is in good condition overall. 5. Tub Jetted tub was in good condition overall. Access panel to tub equipment is located in front of tub. GFCI for spa tub not visible, strongly recommend conditions are investigated further and corrected as required as this is a hazardous condition. Page 45 of 85

48 6. Shower Shower is in good condition overall. Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout. 7. Toilet Toilet was in operable condition overall. Page 46 of 85

49 1. Location Location Northwest Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. 3. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Page 47 of 85

50 1. Location Location Northeast Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Page 48 of 85

51 1. Bonus Room Bonus Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Page 49 of 85

52 1. Stair Stairs Leading to Basement Steps appeared uniform. Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail. Page 50 of 85

53 1. Conditions Basement Hallway Ceiling and walls are in good condition overall. Light fixture operates. Tile flooring is in good condition. 2. Electrical Open junction boxes were observed, which is a safety concern. Recommend installing proper covers, as needed, for safety. Ceiling Light Fixture did not operate, possible blown bulb, recommend further investigation. Page 51 of 85

54 1. Family Room Basement Family Room Walls and ceilings appear in good condition overall. Flooring is wood in good condition. Heat register present. Accessible outlets operate. Page 52 of 85

55 1. Room Basement Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of water sources. Outlet cover missing under sink. Recommend correction. 3. Exhaust Fans Exhaust fan vibrates or is excessively noisy. The fan may eventually need to be replaced to correct this condition. Page 53 of 85

56 4. Floors Tile Flooring is in good condition overall. 5. Tub Tub was in good condition overall. 6. Shower Shower is in good condition overall. Shower door is in operable condition overall. 7. Sinks Sink was in operable condition overall. 8. Toilet Toilet was in operable condition overall. Page 54 of 85

57 1. Condition Basement Laundry Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Exhaust Fans Vent fan operates overall. 3. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. 4. Sink Sink is in operable condition overall. 5. Washer Clothes in washer. Did not operate the unit. Page 55 of 85

58 1. Utility Room Utility Room Walls and ceilings appear in good condition overall. Flooring is concrete in good condition. Accessible outlets operate. 2. Electrical Outlet cover plates missing, recommend cover plates are installed. Loose outlet present, recommend securing. Page 56 of 85

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60 1. Condition Garage Garage not fully visible or accessible. Recommend further investigation. Active water penetration at the ceiling and walls, recommend conditions are investigated further and repaired. 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. Recommend conditions are corrected. Page 58 of 85

61 2. Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Page 59 of 85

62 1. Heating Type Oil furnace converted to gas forced air furnace. 2. Heater Heat/AC Location The furnace is located in the basement Furnace is Williams brand Age of furnace was indeterminate, recommend consulting with licensed heating contractor. 3. Heating condition Recommend servicing the unit by licensed HVAC contractor. Service record Page 60 of 85

63 4. Filters Location: Located inside heater cabinet. Furnace disconnect switch 5. Oil Tank Oil lines/oil vent pipe present indicating there may be an underground oil storage tank. If there is a tank should be checked to see that all oil has been drained from the tank and checked to ensure that no leaking has occurred. Generally municipalities will either require, triple rinsing, filling the tank with a slurry type material, or removal of the tank if it will not undermine the foundation. This jurisdiction generally falls under the local fire department. Strongly recommend conditions be investigated further and corrected as required as a leaking tank could result in hazardous waste cleanup. If the tank has been decommissioned there should be documentation. Page 61 of 85

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65 1. Heating Type Gas forced air furnace. Heat AC 2 2. Heater Location The furnace is located in the attic Furnace is Carrier brand 31 years of age approximately, average life span is 18 to 22 years. Furnace disconnect switch Page 63 of 85

66 3. Heating condition Last service date is over one year ago, or is unable to be determined. Unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. One such area is the combustion chamber / heat exchanger where cold air blows across the "fire box", becoming the hot air that circulates throughout your home. During the life span of any furnace, this metal wall may develop a crack or a broken weld, allowing carbon monoxide to circulate throughout the home. Recommend service and inspection by licensed HVAC contractor prior to closing 4. Venting 5. Filters Location: Located in a filter grill in an interior area wall. Page 64 of 85

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68 1. Plumbing Plumbing/Water Heater1 Water lines were copper. Drain and waste lines are cast iron and plastic 2. Water Heater Condition Heater Type: Gas Water heater. 50 gallons Location: The heater is located in the basement. Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. 3. Age Approximately 13 years of age, average life span is 10 to 12 years. 4. Condition Seismic straps are in place. 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 plumbing contractor. Page 66 of 85

69 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 67 of 85

70 1. Location Materials: Located in the laundry room. Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Panel circuit breakers are not labeled and listed. 3. Grounding Electrical service is bonded. 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Neutral busbar double taps were not allowable after Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque-- especially if two different size conductors are used. Conditions can result in the breaker tripping because of the loose connection [current exceeding the rating of the breaker]. Conditions can result in over heating and possible fire. Strongly recommend conditions are investigated further corrected as required by licensed electrical contractor. Page 68 of 85

71 5. Subpanel Materials: Subpanel appeared in good condition. Wiring sizes conform to breaker sizes. Page 69 of 85

72 1. Location East. Foundation/Crawlspaces 2. Foundation Continuous concrete foundation visible portion appeared in good condition overall. Efflorescence observed; this is a mineral deposit left behind from previous exterior water infiltration. 3. Drainage Crawlspace was dry overall. 4. Framing Darkening to framing. Recommend conditions are investigated further by licensed contractor. Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or have contractor evaluate. Page 70 of 85

73 5. Ventilation Opening at above North crawlspace board. Recommend correction. Inadequate ventilation. Normally there should be 1 square foot of venting for each 150 square feet of crawlspace surface area placed so that cross ventilation is achieved. Inadequate ventilation is a conducive condition for wood decay and mold growth, recommend conditions are corrected 6. Insulation Condition No insulation present, newer requirements are R30 insulation content. Page 71 of 85

74 7. Vapor Barrier Missing incomplete/vapor barrier, recommend 6 mil black plastic vapor barrier is installed with minimum 12 inch lap. This is a conducive condition for wood decay and mold growth 8. Rodent No visible indications of Rodent Activity. Page 72 of 85

75 1. Location SE Foundation Crawlspace 2 2. Foundation Continuous concrete foundation visible portion appeared in good condition overall. 3. Drainage Crawlspace was dry overall. 4. Framing Visible framing appeared in good condition overall. 5. Ventilation Inadequate ventilation. Normally there should be 1 square foot of venting for each 150 square feet of crawlspace surface area placed so that cross ventilation is achieved. Inadequate ventilation is a conducive condition for wood decay and mold growth, recommend conditions are corrected Page 73 of 85

76 6. Insulation Condition No insulation present, newer requirements are R30 insulation content. 7. Vapor Barrier Vapor barrier was mostly in place. Missing incomplete/vapor barrier, recommend 6 mil black plastic vapor barrier is installed with minimum 12 inch lap. This is a conducive condition for wood decay and mold growth 8. Rodent No visible indications of Rodent Activity. 9. Electrical Electrical Junction Box Covers missing or damaged, which is a potential shock or electrocution hazard. Strongly recommend conditions are corrected. Page 74 of 85

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78 1. Shutoff Locations Shutoffs Water heater water line shutoff is located above the water heater. Could not locate main water shutoff, recommend consulting with owner. 2 Furnace gas shutoff is located to the left of the furnace. 2 Water Heater gas shutoff is located to the left of the water heater. 2 Water heater water line shutoff is located above the water heater. Furnace gas shutoff is located to the left of the furnace. Page 76 of 85

79 1. Appliances/Equipment Equipment Oven Refrigerator Dishwasher Water Heater Furnace Fire sprinkler system present. Testing and inspection of this system is not within the scope of inspection. System should typically be back flow tested on an annual basis. Washer Dryer Sprinkler Furnace Water heater 2 Washer Page 77 of 85

80 2 Dryer 2 Refrigerator 2 Dishwasher Furnace Attic Page 78 of 85

81 1. Carbon Monoxide Carbon Monoxide Detectors Materials: Carbon monoxide detectors were in place. Page 79 of 85

82 Glossary Term Air Gap Double Tap Expansion Tank GFCI TPR Valve Definition Glossary Air gap (drainage): The unobstructed vertical distance through free atmosphere between the outlet of the waste pipe and the flood-level rim of the receptacle into which the waste pipe is discharged. A double tap occurs when two conductors are connected under one screw inside a panelboard. Most circuit breakers do not support double tapping, although some manufacturers, such as like Cutler Hammer, make hardware specially designed for this purpose. Double tapping is a defect when it is used on incompatible devices. If the conductors come loose, they cause overheating and electrical arcing, and the risk of fire is also present. A double tap can be accommodated by installing a new circuit board compatible with double tapping. It is also possible to add another circuit breaker or install a tandem breaker to the existing breaker box. An expansion tank or expansion vessel is a small tank used to protect closed (not open to atmospheric pressure) water heating systems and domestic hot water systems from excessive pressure. The tank is partially filled with air, whose compressibility cushions shock caused by water hammer and absorbs excess water pressure caused by thermal expansion. A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system. The thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressurerelief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200 F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves Page 80 of 85

83 Report Summary Report Summary This is a visual inspection. No destructive testing is performed. This is not a soil inspection nor do we inspect for formaldehyde, radon, asbestos, Chinese drywall, lead paint, mold, hazardous materials/substances, landscape lighting, sprinkler systems, septic systems/drain fields, smoke alarms or recreational equipment such as Jacuzzis etc.. It is recommended that noted deficiencies be investigated further by licensed companies specializing in those disciplines. Inspection is subject to conditions at the time of inspection. Appliances are checked to see if they're in operable condition. This is not a code inspection as codes change frequently and vary between municipalities. We make no guarantees for expected life. It is impossible to verify conditions of places inaccessible in walls under and in between floors, behind furniture appliances etc., and we assume no responsibility for those items as such. Estimates for repairs are approximations and we do not guarantee their accuracy. Possible solutions for problems are solely opinions based on conditions at the time of the inspection and are not to be assumed as being totally conclusive The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses or further investigation to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all of the pages of the report as the summary alone does not explain all the issues. We recommend repairs should be done by licensed &bonded contractors. We also recommend obtaining a copy of all receipts, warranties and permits for the work done. Exterior Storage Room Page 7 Item: 1 Storage Room Insulation covered in plastic. This condition can result in condensate moisture and fungal growth, recommend conditions are corrected. Page 7 Item: 2 Electrical Light fixture not secured and did not operate. Recommend correction by licensed electrical contractor. Deck 1 Page 11 Item: 2 Deck Recommend following conditions are investigated further and corrected as required by licensed contractor. No visible flashing present above the deck header to prevent moisture from becoming trapped between siding and header that could result in decay, recommend flashing is installed. Deck 2 Page 12 Item: 2 Deck Recommend following conditions are investigated further and corrected as required by licensed contractor. No visible flashing present above the deck header to prevent moisture from becoming trapped between siding and header that could result in decay, recommend flashing is installed. Deck is leaking underneath into garage. Recommend conditions are investigated further and corrected by licensed contractor. Deck 3 Page 14 Item: 2 Deck Recommend following conditions are investigated further and corrected as required by licensed contractor. No visible flashing present above the deck header to prevent moisture from becoming trapped between siding and header that could result in decay, recommend flashing is installed. Deck 4 Page 81 of 85

84 Page 15 Item: 2 Deck Recommend following conditions are investigated further and corrected as required by licensed contractor. No visible flashing present above the deck header to prevent moisture from becoming trapped between siding and header that could result in decay, recommend flashing is installed. Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is to prevent small children from fitting through guardrail. Exterior Stairs Page 16 Item: 1 Stair There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. South, North No drain at base of north stairs. Recommend monitoring. Roof Page 18 Item: 2 Skylights Caulk at skylights. Recommend further investigation. Page 19 Item: 3 Chimney Rust and corrosion to gas B vent. Recommend conditions are investigated further and corrected by licensed HVAC contractor. Attic 1 Page 22 Item: 5 Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Living Room Page 26 Item: 2 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. South Page 26 Item: 3 Window Deficiencies Staining at south window. Recommend conditions are investigated further and corrected by licensed contractor. Kitchen Page 31 Item: 7 Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Above vent 1st Floor Bedroom Page 36 Item: 2 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. North, NE 1st Floor Bathroom Page 37 Item: 2 Electrical No visible outlets. Stairs Leading to 2nd Floor Page 39 Item: 1 Stair Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Upstairs Hallway Page 41 Item: 1 Conditions Guardrail baluster spaced further than the newer required 4 inches. 4 inch requirement is so that small children cannot fit through the guardrail. Master Bathroom Page 44 Item: 5 Tub GFCI for spa tub not visible, strongly recommend conditions are investigated further and corrected as required as this is a hazardous condition. Page 44 Item: 6 Shower Water temp did not get hot at time of inspection. Recommend further investigation. Page 82 of 85

85 Hall Bathroom1 Page 46 Item: 5 Tub GFCI for spa tub not visible, strongly recommend conditions are investigated further and corrected as required as this is a hazardous condition. Stairs Leading to Basement Page 50 Item: 1 Stair Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail. Basement Hallway Page 51 Item: 2 Electrical Open junction boxes were observed, which is a safety concern. Recommend installing proper covers, as needed, for safety. Ceiling Light Fixture did not operate, possible blown bulb, recommend further investigation. Basement Bathroom Page 53 Item: 2 Electrical Outlet cover missing under sink. Recommend correction. Utility Room Page 56 Item: 2 Electrical Outlet cover plates missing, recommend cover plates are installed. Loose outlet present, recommend securing. Garage Page 58 Item: 1 Condition Active water penetration at the ceiling and walls, recommend conditions are investigated further and repaired. 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. Recommend conditions are corrected. Page 59 Item: 2 Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Heat/AC Page 60 Item: 2 Heater Age of furnace was indeterminate, recommend consulting with licensed heating contractor. Page 60 Item: 3 Heating condition Recommend servicing the unit by licensed HVAC contractor. Page 61 Item: 5 Oil Tank Oil lines/oil vent pipe present indicating there may be an underground oil storage tank. If there is a tank should be checked to see that all oil has been drained from the tank and checked to ensure that no leaking has occurred. Generally municipalities will either require, triple rinsing, filling the tank with a slurry type material, or removal of the tank if it will not undermine the foundation. This jurisdiction generally falls under the local fire department. Strongly recommend conditions be investigated further and corrected as required as a leaking tank could result in hazardous waste cleanup. If the tank has been decommissioned there should be documentation. Heat AC 2 Page 83 of 85

86 Page 64 Item: 3 Heating condition Last service date is over one year ago, or is unable to be determined. Unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. One such area is the combustion chamber / heat exchanger where cold air blows across the "fire box", becoming the hot air that circulates throughout your home. During the life span of any furnace, this metal wall may develop a crack or a broken weld, allowing carbon monoxide to circulate throughout the home. Recommend service and inspection by licensed HVAC contractor prior to closing Plumbing/Water Heater1 Page 66 Item: 2 Water Heater Condition Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Page 67 Item: 4 Condition 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 plumbing contractor. Electrical 1 Page 68 Item: 4 Wiring Type Neutral busbar double taps were not allowable after Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Conditions can result in the breaker tripping because of the loose connection [current exceeding the rating of the breaker]. Conditions can result in over heating and possible fire. Strongly recommend conditions are investigated further corrected as required by licensed electrical contractor. Foundation/Crawlspaces Page 70 Item: 4 Framing Darkening to framing. Recommend conditions are investigated further by licensed contractor. Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or have contractor evaluate. Page 71 Item: 5 Ventilation Inadequate ventilation. Normally there should be 1 square foot of venting for each 150 square feet of crawlspace surface area placed so that cross ventilation is achieved. Inadequate ventilation is a conducive condition for wood decay and mold growth, recommend conditions are corrected Page 71 Item: 6 Insulation Condition No insulation present, newer requirements are R30 insulation content. Foundation Crawlspace 2 Page 73 Item: 5 Ventilation Inadequate ventilation. Normally there should be 1 square foot of venting for each 150 square feet of crawlspace surface area placed so that cross ventilation is achieved. Inadequate ventilation is a conducive condition for wood decay and mold growth, recommend conditions are corrected Page 74 Item: 6 Insulation Condition No insulation present, newer requirements are R30 insulation content. Page 74 Item: 9 Electrical Electrical Junction Box Covers missing or damaged, which is a potential shock or electrocution hazard. Strongly recommend conditions are corrected. Shutoffs Page 84 of 85

87 Page 76 Item: 1 Shutoff Locations Could not locate main water shutoff, recommend consulting with owner. Page 85 of 85