FAIRA TRANSPARENCY REPORTS Silver Springs Dr NW, Gig Harbor, WA February 20, 2018

Transcription

1 608 State St. South Kirkland, WA FAIR Thank you for your interest in this Faira Certified home. FAIRA TRANSPARENCY REPORTS February 20, 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 Property Inspection Report Inspection prepared for: Faira.com Real Estate Agent: Faira - Date of Inspection: 2/19/2018 Time: 9:00 AM Age of Home: 1976 Size: 1722 Order ID: 3292 Inspector: Robert Pickering License #1807 Phone: ron@rwwestconsultants.com

3 1. Exterior Note General Exterior Note 2 South Elevation 2 East Elevation 2 West Elevation 2 North Elevation Page 1 of 72

4 1. Siding Condition Exterior Areas Siding appeared in fair condition overall. Stucco board siding present. Moderate damage to siding: The siding covering exterior walls had areas of moderate damage which should be repaired to prevent moisture intrusion of the wall assembly. Voids in the caulking at some of the siding butt joints, recommend resealing Maintain all exterior finishes, caulking, and other sealants at any dissimilar material abutments and all penetrations to the walls and roof. This inexpensive task aids in the prevention of moisture intrusion and saves on costly repairs. Some siding nails need to be reset. Siding repairs noted. Decay to base if siding, recommend conditions are repaired Decay to the left of the chimney recommend further investigation into the extent of damage and repair. Fungal growth at the siding could be an indication of moisture penetration, recommend further investigation and repair as necessary by a licensed contractor. West West Page 2 of 72

5 South decay West South Page 3 of 72

6 Upper east 2. Gutters Gutters and downspouts appeared in good condition overall. Debris in gutters, recommend cleaning gutters. Make sure all downspouts are connected and routed to discharge away from the homes foundation, this will reduce the potential for water to seep into the basement/crawlspace. Downspouts do not fully connect into drain tile. Page 4 of 72

7 3. Driveway and Walkway Condition Concrete sidewalks appeared in good condition overall. Asphalt driveways appeared in good condition overall. Cracking at the driveway/sidewalk does not appear unusual. Page 5 of 72

8 4. Soffit Soffits and eaves appeared in good condition overall. Fungal growth at the soffit, areas would need to be cleaned, sealed and repainted. Fascia decaying, recommend repair. 5. Door/Window Northeast upper Exterior doors appeared in operable condition, at time of inspection. Window frames and sills appeared in good condition overall. Threshold and jambs appeared in fair condition overall. 6. Grading Grading appeared in good condition overall. Grade Slopes towards the house from South to north. Page 6 of 72

9 7. Electrical Exterior outlets operate overall Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. 8. Cable Feeds Materials: Primary Service is Underground Service Lateral 9. Gas Condition At curb only. 10. Exterior Faucet Condition Exterior faucets were in operable condition overall. Hose bib at north side of house leaks. Page 7 of 72

10 11. Pressure Retaining Wall Concrete block retaining wall. Indications of failure occurring at retaining wall, recommend conditions are investigated further and corrected. Page 8 of 72

11 Page 9 of 72

12 1. Deck1 Northeast Deck 1 2. Deck Deck surface appeared in good condition, framing was not visible due to ground proximity. Guardrail appeared secure. Deck surface covered with water proof coating Ladder-type guardrail infill are easy for children to climb over. Recommend using caution or correcting Recommend sealing deck wood surfaces. Page 10 of 72

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14 1. Roof Condition Roof Architectural Composition shingle. Walked on roof surface. Type Average life span 25 years for this type surface with proper maintenance and care. Recommend roof conditions are investigated further and corrected as required by licensed roofing contractor. Granular surfacing deteriorated. Recommend further investigation by licensed roofing contractor Some shingles damaged. Ridge cap: deteriorated or missing shingles. Page 12 of 72

15 2. Flashing Flashing appeared in good condition overall. Siding tight to roof roof surface, condition will result in decay, recommend clearance is acheived. Flashing not visible where siding tight to the roof surface. Page 13 of 72

16 3. Skylights Skylights appeared sealed, no visible indications of leakage. 4. Spark Arrestor No chimney rain cap observed east chimney, suggest installing a chimney raincap to prevent the entrance of the elements and local wildlife and to preserve the life of the chimney as well as minimize maintenance. 5. Vent Caps There are several loose vent caps noted. We recommend refastening the vent caps. 6. Chimney Brick masonry chimney appeared in good condition overall, chimney height was adequate overall. Moss on chimney recommend alleviating to prevent spalling Brick and mortar deterioration observed; recommend conditions are repaired by licensed chimney sweep or masonry contractor. Page 14 of 72

17 North East Page 15 of 72

18 1. Attic Attic 1 Garage is location of access. Pull down stair improperly installed, hinges open indicating rung length improperly cut, recommend repair by licensed contractor. 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Indications of past leaking. 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 may include surface sampling and air quality testing. Page 16 of 72

19 3. Ventilation Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Continuous Ridge Vent present. 4. Insulation Condition Encapsulated fiberglass batts noted. Depth: Insulation averages approximately 4 inches, estimated R value 13. Newer requirements are R49 insulation content. Page 17 of 72

20 5. Rodent/Pests No visible indications of Rodent Activity. Page 18 of 72

21 1. Attic Attic access is located in bedroom closet Attic 2 2. Framing Framing appeared in good condition overall. There were no visible indications of decay. 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 may include surface sampling and air quality testing. Active water penetration occurring at the sheathing at plumbing vent and chimney, strongly recommend conditions are investigated further by licensed roofing contractor and corrected as required. Evidence of past or present leaks at surface vent and sheathing, dry at time of the inspection. Monitor for leaks &/or have roofing contractor evaluate. Page 19 of 72

22 Surface vent Page 20 of 72

23 3. Ventilation Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Continuous Ridge Vent present. Gable louver vents noted. When there are eaves vents and continuous ridge vent, gable vent should be covered as elements can be drawn in through the gable vents and result in excessive moisture. Recommend covering gable vents, minor condition to correct 4. Fan/Duct Could not visibly see where exhaust fans route to the exterior, recommend conditions are investigated further and corrected. 5. Electrical Electrical switch/junction Box Covers missing or damaged, which is a potential shock is hazard, recommend cover plates are installed as a safety precaution. Page 21 of 72

24 6. Insulation Condition Blown in cellulose insulation noted. Depth: Insulation averages about 8 inches in depth over the living area estimated R value 19 to 25. Newer requirements are R49 insulation content. Page 22 of 72

25 7. Rodent/Pests No visible indications of Rodent Activity. Page 23 of 72

26 1. General Notes General Interior Note Materials: Windows in the home are Double pane insulated glass windows. Any deficiencies are noted in each room section for accessible windows Doors in the home are considered operational unless otherwise noted in each room section Cabinet doors and in the home are considered operational unless otherwise noted in each room section Many of the windows throughout the house have failed glass pane seals. Windows get their insulating value by trapping air between two well-sealed panes of glass. Some insulated windows are actually filled with argon gas which provides a higher insulating value. When the seals break, moist air enters the space and causes fogging of the glass. Home contains small area of popcorn ceilings near the stairs leading to the 2nd floor. This material could contain asbestos, testing is not within the scope of this inspection Outdoors (since 1973) Bathrooms (since 1975) Garages (since 1978) Kitchens (since 1987) Crawl spaces and unfinished basements (since 1990) Wet bar sinks (since 1993) Laundry and utility sinks (since 2005) Recommend upgrading areas to GFCI as a safety precaution Page 24 of 72

27 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Wood flooring is in good condition overall. Heat register operates overall. 2. Electrical Light fixture did not operate, recommend conditions are investigated further and corrected as required, possible blown bulb. Page 25 of 72

28 1. Location Location Southwest Living Room 2. Living Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. 3. Electrical Materials: Top/bottom halves of outlet on the north wall switch controlled Outlet and or Switch cover plates missing, recommend correction as a safety precaution. 4. Window-Wall AC or Heat Heat vent covered. Recommend further investigation and correction. Page 26 of 72

29 5. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. 6. Fireplace Fireplace was wood burning type. Recommend cleaning fireplace glass, if discoloration is left for long periods it can become etched in the glass. Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Page 27 of 72

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31 1. Location Location Northwest Dining Room 2. Dining Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Latch hardware difficult to operate/missing latch at one or more locations. Recommend investigation and repair as needed by qualified window contractor. West Page 29 of 72

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33 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is wood. 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 Formica counter is in good condition overall. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal There is no disposal. 5. Dishwasher Dishwasher was in operable condition. 6. Floor Damage to flooring noted. Page 31 of 72

34 7. Stove/Oven Stove/oven were in operable condition overall. 8. Refrigerator Refrigerator was in operable condition overall. Page 32 of 72

35 9. Sinks Sinks are in operable condition overall. 10. Electrical Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. No GFCI protection present, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. 11. Vent Condition Vent fan appears to exhaust to the exterior. Recommend cleaning filter regularly for fire safety. 12. Heating Heat register operates. Shared with family room Page 33 of 72

36 1. Location Location Northeast Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Latch hardware difficult to operate/missing at one or more locations. Recommend investigation and repair as needed by qualified window contractor. Page 34 of 72

37 4. Fireplace Fireplace was wood burning type. Damper is in place. Corrosion to the damper Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Page 35 of 72

38 1. Location 1st Floor 1/2 Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Toilet was in operable condition overall. 3. Counter Formica counter tops are in good condition overall. 4. Cabinet Cabinet doors are in operable condition overall. 5. Sinks Sinks are in operable condition overall. 6. Electrical No GFCI protection present, Strongly recommend installing GFCI protected receptacles for safety. 7. Exhaust Fans Vent fan operates overall. 8. Floors Water damage observed. Page 36 of 72

39 9. Toilet Toilet was in operable condition overall. The flooring is lifting and moisture meter indicates high moisture content right side of toilet, recommend extent of damage is investigated further and repaired. 10. Heating Heat register operates. Right side of toilet 11. Doors Entry door sticks, recommend adjustment. Does not close completely Page 37 of 72

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41 1. Location 1st Floor Family room Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Electrical GFCI outlets have been required for Laundry and utility sinks (since 2005)No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution. Closet light is missing fixture globe. This can be a potential fire hazard if clothing comes in contact with an exposed light bulb. 4. Exhaust Fans No vent fan. 5. Dryer There is a place for dryer to exhaust to the exterior. 220 volt electrical service for electric dryer. Page 39 of 72

42 6. Floor Condition Linoleum Flooring is in good condition overall. 7. Washer Left hose bib leaks recommend repair Page 40 of 72

43 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Staining at ceiling noted. Appeared dry at time of inspection. Recommend monitoring. Handrail height is less than 36 inches. Recommend correction as a safety precaution. Page 41 of 72

44 1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Carpet floor covering is in good condition. Page 42 of 72

45 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Light fixture operates. 2. Heating Heat register operates. 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 43 of 72

46 1. Room Master Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical Outlets are not GFCI protected. Strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. 3. Counters Formica counter tops are in good condition overall. 4. Cabinets Cabinet doors and drawers are in operable condition overall. 5. Sinks Sinks are in operable condition overall. Stains from presumed past leaks noted. Drain line leaks under sink. Recommend conditions are repaired. Page 44 of 72

47 6. Exhaust Fans Vent fan operates overall. 7. Floors Linoleum Flooring is in good condition overall. Moisture meter indicates abnormal moisture content at the floor around the base of the toilet. This is typically an indication of a defective wax seal, recommend further investigation and correction by licensed contractor. Baseline reading 8. Shower Right of toilet Near shower entry Shower is in good condition overall. Voids in the caulking where shower pan rests on floor and meets wall. Recommend sealing. Page 45 of 72

48 9. Toilet Toilet was in operable condition overall. 10. Heating Heat register operates. 11. Doors Entry door sticks, will not close completely recommend adjustment. Closet doors not installed Page 46 of 72

49 1. Location Materials: Upstairs Hall Bathroom1 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Electrical Outlets are not GFCI protected. Strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. 4. Counters Formica counter tops are in good condition overall. 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. Exhaust fan vibrates or is excessively noisy. The fan may eventually need to be replaced to correct this condition. The bath fan is a worn unit which may be at the end of its useful life. 7. Floors Linoleum Flooring is in good condition overall. Moisture meter indicates abnormal moisture content at the floor around the base of the toilet. This is typically an indication of a defective wax seal, recommend further investigation and correction by licensed contractor. Page 47 of 72

50 8. Tub Tub was in good condition overall. Stopper is inoperable. 9. Shower Shower is in good condition overall. Fungal growth around shower door joints recommend cleaning and sealing. 10. Sinks Sinks are in operable condition overall. Stains from presumed past leaks noted. Page 48 of 72

51 11. Toilet Toilet was in operable condition overall. Page 49 of 72

52 1. Location Location South Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. 3. Electrical Light Fixture did not operate, possible blown bulb, recommend further investigation. Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. 4. Heating Heat register operates. Page 50 of 72

53 5. Doors Entry door sticks, recommend adjustment. Guides missing at the base of closet door. Closet door difficult to operate, recommend adjustment. Page 51 of 72

54 1. Location Location Southwest Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. Moisture meter indicates abnormal moisture content at the ceiling, recommend condition are investigated further and corrected as required by licensed contractor 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 may include surface sampling and air quality testing. Closet Page 52 of 72

55 3. Electrical Closet Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. 4. Heating Heat register operates. 5. Doors Entry door sticks, recommend adjustment. Guides missing at the base of closet door. Page 53 of 72

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57 1. Condition Garage Walls and ceilings appeared in good condition overall. Accessible outlets operate. Light fixtures operate overall. Flooring is concrete, visible portions in good condition overall. Breaches in fire protect protection at walls, recommend sealing as a safety precaution. Minor condition to correct Active water penetration at the ceiling, 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. 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 may include surface sampling and air quality testing. 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. Cracking at the floor does not appear unusual. Page 55 of 72

58 3. Electrical Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution 4. Doors Entry door is in operable condition overall. Garage door leading to interior did not self close. Recommend adjustment or installing self closing hinge for fire protection and to prevent carbon monoxide from entering the living area. 5. Garage Doors Double garage door was in operable condition, was on auto opener. There appears to be an older model garage door opener without safety features, recommend upgrading to a newer model that has safety return features. Mold growth on the garage doors, recommend alleviating as some forms of mold can be toxic/hazardous. Stains from presumed present/past moisture penetration at garage door. Recommend further investigation and repair as needed. Page 56 of 72

59 1. Heating Type Heat/AC Electric forced air furnace. there was good air flow at the heat registers and cold air return overall. 2. Heater Location The furnace is located in the garage Furnace is Rheem Brand The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. 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 Page 57 of 72

60 4. Filters Location: Located inside heater cabinet. There was no filter installed in the system, recommend filter is installed. Page 58 of 72

61 1. Plumbing Plumbing/Water Heater1 Water lines were copper inside the home. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Electric water heater. 50 gallons Location: The heater is located in the garage. 3. Age Unable to determine approximate age. Serial number and model number is no longer visible. Recommend consulting owner. 4. Condition Seismic straps are not in place/ improperly installed. Normally there should be seismic straps installed 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 plumbing contractor. Page 59 of 72

62 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 60 of 72

63 1. Location Materials: Located in the Garage 2. Electrical Electrical AMP service, 4/0 Aluminum service entrance wires. Federal Pacific service panel present. Federal Pacific panels have a history of circuit breakers not tripping in overload conditions and are a potential fire hazard. Recommend upgrading panel to a more reliable panel. 3. Grounding Electrical service is grounded and bonded. 4. Wiring Type Federal Pacific Electric service panel in the house. Page 61 of 72

64 1. Location Exterior Foundation/Crawlspaces 2. Foundation Concrete block foundation visible portion appeared in good condition overall. 3. Drainage Crawlspace area was dry, there were no visible indications of standing water presently 4. Framing Visible framing appeared in good condition overall. Post and beam connections not gusseted or strapped, recommend conditions are corrected. Not a requirement at the time of construction Page 62 of 72

65 5. Ventilation Ventilation appeared adequate. 6. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages 4 inches, estimated R value 13. Newer requirements are R30 Insulation content. 7. Ducts Ducts appeared securely attached and insulated overall. Dryer exhaust disconnected, strongly recommend conditions are corrected as they can result in mold/fungal growth and wood decay Page 63 of 72

66 8. Vapor Barrier Vapor barrier was mostly in place. 9. Rodent No visible indications of Rodent Activity. 10. Plumbing Water lines are not insulated or completely insulated, recommend insulating water lines to prevent freezing. Page 64 of 72

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68 1. Shutoff Locations Shutoffs Main water shutoff is located on the north of the garage. Water heater water line shutoff is located above the water heater. Furnace disconnect is located to the left of the furnace. Page 66 of 72

69 1. Appliances/Equipment Equipment 2 Stove 2 Refrigerator 2 Dishwasher Furnace Page 67 of 72

70 Glossary Term Cellulose Expansion Tank GFCI TPR Valve Definition Glossary Cellulose insulation: Ground-up newspaper that is treated with fire-retardant. 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 68 of 72

71 Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense 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 pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Exterior Areas Page 2 Item: 1 Siding Condition Decay to base if siding, recommend conditions are repaired Decay to the left of the chimney recommend further investigation into the extent of damage and repair. Fungal growth at the siding could be an indication of moisture penetration, recommend further investigation and repair as necessary by a licensed contractor. Page 6 Item: 4 Soffit Fascia decaying, recommend repair. Page 7 Item: 7 Electrical Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. Page 8 Item: 12 Retaining Wall Indications of failure occurring at retaining wall, recommend conditions are investigated further and corrected. Deck 1 Page 10 Item: 2 Deck Ladder-type guardrail infill are easy for children to climb over. Recommend using caution or correcting Recommend sealing deck wood surfaces. Roof Page 12 Item: 1 Roof Condition Recommend roof conditions are investigated further and corrected as required by licensed roofing contractor. Granular surfacing deteriorated. Recommend further investigation by licensed roofing contractor Some shingles damaged. Ridge cap: deteriorated or missing shingles. Page 14 Item: 5 Vent Caps There are several loose vent caps noted. We recommend refastening the vent caps. Attic 1 Page 16 Item: 1 Attic Pull down stair improperly installed, hinges open indicating rung length improperly cut, recommend repair by licensed contractor. Page 16 Item: 2 Framing 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 may include surface sampling and air quality testing. Attic 2 Page 69 of 72

72 Page 19 Item: 2 Framing 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 may include surface sampling and air quality testing. Active water penetration occurring at the sheathing at plumbing vent and chimney, strongly recommend conditions are investigated further by licensed roofing contractor and corrected as required. Evidence of past or present leaks at surface vent and sheathing, dry at time of the inspection. Monitor for leaks &/or have roofing contractor evaluate. Page 21 Item: 5 Electrical Electrical switch/junction Box Covers missing or damaged, which is a potential shock is hazard, recommend cover plates are installed as a safety precaution. General Interior Note Page 24 Item: 1 General Notes Home contains small area of popcorn ceilings near the stairs leading to the 2nd floor. This material could contain asbestos, testing is not within the scope of this inspection Outdoors (since 1973) Bathrooms (since 1975) Garages (since 1978) Kitchens (since 1987) Crawl spaces and unfinished basements (since 1990) Wet bar sinks (since 1993) Laundry and utility sinks (since 2005) Recommend upgrading areas to GFCI as a safety precaution Living Room Page 26 Item: 3 Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Page 27 Item: 6 Fireplace Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Kitchen Page 33 Item: 10 Electrical Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. No GFCI protection present, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. Family Room Page 35 Item: 4 Fireplace Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. 1/2 Bathroom Page 36 Item: 6 Electrical No GFCI protection present, Strongly recommend installing GFCI protected receptacles for safety. Page 36 Item: 8 Floors Water damage observed. Page 37 Item: 9 Toilet The flooring is lifting and moisture meter indicates high moisture content right side of toilet, recommend extent of damage is investigated further and repaired. Page 70 of 72

73 Laundry Page 39 Item: 3 Electrical GFCI outlets have been required for Laundry and utility sinks (since 2005)No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution. Closet light is missing fixture globe. This can be a potential fire hazard if clothing comes in contact with an exposed light bulb. Page 40 Item: 7 Washer Left hose bib leaks recommend repair Stairs Leading to 2nd Floor Page 41 Item: 1 Stair Handrail height is less than 36 inches. Recommend correction as a safety precaution. Master Bathroom Page 44 Item: 2 Electrical Outlets are not GFCI protected. Strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. Page 44 Item: 5 Sinks Drain line leaks under sink. Recommend conditions are repaired. Page 45 Item: 7 Floors Moisture meter indicates abnormal moisture content at the floor around the base of the toilet. This is typically an indication of a defective wax seal, recommend further investigation and correction by licensed contractor. Hall Bathroom1 Page 47 Item: 3 Electrical Outlets are not GFCI protected. Strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. Page 47 Item: 7 Floors Moisture meter indicates abnormal moisture content at the floor around the base of the toilet. This is typically an indication of a defective wax seal, recommend further investigation and correction by licensed contractor. Bedroom 1 Page 50 Item: 3 Electrical Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Bedroom 2 Page 52 Item: 2 Bedroom Room Moisture meter indicates abnormal moisture content at the ceiling, recommend condition are investigated further and corrected as required by licensed contractor 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 may include surface sampling and air quality testing. Page 53 Item: 3 Electrical Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Garage Page 71 of 72

74 Page 55 Item: 1 Condition Active water penetration at the ceiling, 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. 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 may include surface sampling and air quality testing. Page 56 Item: 3 Electrical Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution Page 56 Item: 4 Doors Garage door leading to interior did not self close. Recommend adjustment or installing self closing hinge for fire protection and to prevent carbon monoxide from entering the living area. Page 56 Item: 5 Garage Doors Mold growth on the garage doors, recommend alleviating as some forms of mold can be toxic/hazardous. Stains from presumed present/past moisture penetration at garage door. Recommend further investigation and repair as needed. Heat/AC Page 57 Item: 2 Heater The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. Page 58 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 60 Item: 4 Condition Seismic straps are not in place/ improperly installed. Normally there should be seismic straps installed 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 plumbing contractor. Electrical 1 Page 61 Item: 2 Electrical Federal Pacific service panel present. Federal Pacific panels have a history of circuit breakers not tripping in overload conditions and are a potential fire hazard. Recommend upgrading panel to a more reliable panel. Foundation/Crawlspaces Page 63 Item: 7 Ducts Dryer exhaust disconnected, strongly recommend conditions are corrected as they can result in mold/fungal growth and wood decay Page 72 of 72