RW West Consultants. Property Inspection Report NE 199th St, Kenmore, WA Inspection prepared for: FAIRA/ Chris Ellis Real Estate Agent: -

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1 Cover Page RW West Consultants Property Inspection Report Inspection prepared for: FAIRA/ Chris Ellis Real Estate Agent: - Date of Inspection: 5/26/2017 Time: 9:00 AM Age of Home: 2012 Size: 2480 Weather: Sunny 60 degrees Order ID: 2045 Front door faces North for orientation purposes only. Inspector: Dee Robert Inman Wa. St. Home Inspector License #1459, FAA UAS Pilot License # dee@rwwestconsultants.com

2 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 GFCI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. 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. Red Notes Denote serious, safety or items that require further investigation Blue notes denote minor or maintenance item Green note denote locations and shutoff valves 1. Attendance In Attendance: Seller present 2. Home Type Home Type: Two Story 3. Occupancy Occupancy: Occupied - Furnished The utilities were on at the time of inspection. Page 1 of 48

3 1. Exterior Note Observations: North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 North Elevation 2 West Elevation 2 South Elevation 2 East Elevation Page 2 of 48

4 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Cement fiberboard siding. Cement fiber board siding shake Cultured stone siding Plywood batten Observations: Voids in the caulking around some of the windows/doors and corner areas, recommend recaulking..primarily south side. Loose siding at south side. Recommend securing. Voids in caulk south side Loose siding at south side 2. Gutters Flashings are in place at butt ends Gutters and downspouts appeared in good condition overall. Page 3 of 48

5 3. Driveway and Walkway Condition Gutters appear to be clean Concrete sidewalks and driveways appeared in good condition overall. 4. Soffit Soffits and eaves appeared in good condition overall. Page 4 of 48

6 5. Door/Window Corbel flashings are in place Exterior doors appeared in operable condition, at time of inspection. Threshold and jambs appeared in good condition overall. Window frames and sills appeared in good condition overall. 6. Grading Head flashings are in place Grading appeared in good condition overall. Collection drains present to help control runoff. Observations: Foliage is touching the siding, recommend clearance is achieved as this is a conducive condition for wood destroying organisms and pests Page 5 of 48

7 Foliage touching siding Collection drain west side North yard West yard South yard East yard Page 6 of 48

8 7. Electrical Exterior outlets operate. Exterior outlets are GFCI protected. Exterior lights attached to the house operate overall. 8. Cable Feeds Materials: Primary Service is Underground Service Lateral 9. Gas Condition Meter located at west side. Main Gas shutoff is located to the lower left of the meter. Page 7 of 48

9 Main Gas Shutoff 10. Exterior Faucet Condition Exterior faucets were in operable condition overall. 11. Pressure 70 psi 12. Gate Condition 70 psi Materials: Wood Observations: Fences are NOT INCLUDED as part of a home inspection. Page 8 of 48

10 13. Retaining Wall Concrete block retaining wall. Retaining Walls appeared in good condition overall. Page 9 of 48

11 1. Roof Condition Roof Architectural Composition shingle. Roof surface is appeared in good condition overall. Inspected from Drone. Type Average life span 30 years for this type surface with proper maintenance and care. Observations: Moss on roof. This can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss with a moss retarding chemical. Pressure washing is not recommended as it can damage surface and lessen life span. Ridge cap damage at lower roof above entry. Safety anchor weather boot loose. Recommend replacement to prevent water intrusion and corrosion. Safety anchor weather boot loose Page 10 of 48

12 2. Flashing Flashing appeared in good condition overall. Damaged ridge cap 3. Chimney Kick out flashings are in place Gas B vent appeared in good condition overall, B vent height was adequate overall. Page 11 of 48

13 Page 12 of 48

14 1. Attic Attic access is located in bedroom closet Attic 1 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Page 13 of 48

15 3. Ventilation Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Roof surface vents present. Roof Surface Vent Eave Vents Page 14 of 48

16 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. 5. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages about inches in depth, estimated R value Rodent No visible indications of Rodent Activity. Page 15 of 48

17 1. General Notes General Interior Note Materials: Windows in the home are Double panel 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 Observations: Carpet Wrinkled, recommend restretching. Throughout upstairs Page 16 of 48

18 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. Accessible outlets operate. Page 17 of 48

19 1. Location Location Adjacent to family room Dining Room 2. Dining Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. Page 18 of 48

20 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 Granite counter tops are in good condition. Observations: Voids in the counter at the back splash, recommend resealing. 3. Cabinet Voids at backsplash Cabinet doors and drawers are in operable condition overall. Observations: Cabinet door hinges are loose, minor adjustment would remedy this condition. 4. Disposal Disposal operates overall. 5. Dishwasher Dishwasher was in operable condition. 6. Microwave Observations: Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, client should seek further review by qualified technician prior to closing. 7. Stove/Oven Stove/oven were in operable condition overall. Page 19 of 48

21 8. Refrigerator Refrigerator was in operable condition. Oven is operational Refrigerator temperature. Recommend lowering 9. Sinks Sink was in operable condition overall. Freezer temp 10. Electrical Outlets are GFCI protected at the counters. 11. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. 12. Heating Heat register operates. Page 20 of 48

22 1. Location Location Southwest Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. Ceiling fan operates. 3. Fireplace Fireplace is a gas unit. Fireplace appeared in operable condition. Observations: Gas Shutoff is located inside access panel under glass. Pilot Controls are located inside access panel under glass. Battery backup noted. Store batteries only during power outage to prevent carriage corrosion. Electronic pilot controls Gas shutoff Battery backup Page 21 of 48

23 1. Location Materials: 1st Floor 1st Floor Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Electrical GFI outlets within 6 feet of the sink. 4. Counters Granite counter tops are in good condition. 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Sinks Sink was in operable condition overall. 7. Exhaust Fans Vent fan operates overall. 8. Floors Tile Flooring is in good condition overall. 9. Shower Shower is in good condition overall. Shower door is in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. Page 22 of 48

24 1. Location Upstairs Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Exhaust Fans Vent fan operates overall. 4. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. 5. Floor Condition Linoleum Flooring is in good condition overall. 6. Sink Sink is in operable condition overall. Page 23 of 48

25 7. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 24 of 48

26 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 25 of 48

27 1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Carpet floor covering is in good condition. Page 26 of 48

28 1. Location Location North Master Bedroom 2. Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. 3. Heating Heat register operates. Page 27 of 48

29 1. Location Materials: Bedroom Master Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Electrical GFI outlets within 6 feet of the water sources. 4. Counters Granite counter tops are in good condition. 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Sinks Sinks are in operable condition overall. 7. Exhaust Fans Vent fan operates overall. 8. Floors Tile Flooring is in good condition overall. Observations: Swelling and delaminated baseboard. Recommend replacement Swelling and delaminated baseboard Grout staining in front of shower Page 28 of 48

30 1. Location Materials: Upstairs Hall Bathroom1 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Counters Formica counter tops are in good condition overall. 4. Tub Observations: Faucet is difficult to operate. Faucet needs to be forced to the off position to turn water off. Recommend further investigation and corrections by licensed plumber. Page 29 of 48

31 1. Location Location 1st Left Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. Page 30 of 48

32 1. Location Location 1st Right 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. 3. Heating Heat register operates. Page 31 of 48

33 1. Location Location 2nd Left Bedroom 3 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. 4. Doors Strike plate loose at door Page 32 of 48

34 1. Location Location Southwest upstairs Bonus Room 2. Bonus Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. Page 33 of 48

35 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. Outlets are GFI protected at walls. 2. Floor Condition Sheet rock damage at front north wall of garage Materials: Flooring is concrete, appeared in good condition overall. 3. Doors Entry door is in operable condition overall. Observations: 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. 4. Garage Doors Double garage door was in operable condition, was on auto opener. Photo cell safety returns operate overall. Tension safety returns operate overall. Page 34 of 48

36 1. Heating Type Heat/AC Gas forced air furnace. There was good air flow at the heat registers and cold air returns overall. 2. Heater Location The furnace is located in the attic Furnace is Bryant Brand. 3 years of age approximately, average life span is 18 to 22 years. 3. Heating condition Observations: Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. There was no visible disconnect/kill switch, recommend conditions are investigated further and corrected as required by licensed HVAC contractor All heat registers tested and have heat Page 35 of 48

37 4. Venting 5. Filters Location: Located inside a filter grill in the hall ceiling. Page 36 of 48

38 1. Plumbing Plumbing/Water Heater1 Water lines were PEX plastic. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Gas Water heater. 40 gallons Location: The heater is located in the garage. Observations: Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Water temp at kitchen sink 3. Age Approximately 3 years of age, average life span is 10 to 12 years. Page 37 of 48

39 4. Condition Seismic straps are in place. Expansion tank is in place. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 38 of 48

40 1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Page 39 of 48

41 3. Grounding Electrical service is grounded and bonded. 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. 5. Arc Fault Circuits Arc Fault Circuits in the panel for bedroom lights and outlets. Page 40 of 48

42 1. Location Entryway closet. Foundation/Crawlspaces 2. Foundation Continuous concrete 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. Page 41 of 48

43 5. Ventilation Ventilation appeared adequate. 6. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages approximately 10 inches in depth, estimated R value Vapor Barrier Vapor Barrier was in place. Page 42 of 48

44 8. Rodent No visible indications of Rodent Activity. Page 43 of 48

45 1. Shutoff Locations Shutoffs Observations: Water Heater gas shutoff is located to the left of the water heater. Water heater water line shutoff is located above the water heater. Furnace gas shutoff is located to the left of the furnace. Gas fireplace gas shutoff is located inside access panel under glass. Main water shutoff is located on the south wall of the garage. 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. 2 Main water shutoff is located on the south wall of the garage. Page 44 of 48

46 2 Furnace gas shutoff is located to the left of the furnace. Page 45 of 48

47 1. Appliances/Equipment Observations: Stove Refrigerator Dishwasher Microwave Disposal Water Heater Furnace Washer Dryer Equipment 2 Disposal 2 Dishwasher 2 Refrigerator 2 Microwave Page 46 of 48

48 2 Stove 2 Washer 2 Dryer 2 Water Heater 2 Furnace Page 47 of 48

49 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. Hall Bathroom1 Page 29 Item: 4 Tub Faucet is difficult to operate. Faucet needs to be forced to the off position to turn water off. Recommend further investigation and corrections by licensed plumber. Garage Page 34 Item: 3 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. Heat/AC Page 35 Item: 3 Heating condition There was no visible disconnect/kill switch, recommend conditions are investigated further and corrected as required by licensed HVAC contractor Plumbing/Water Heater1 Page 37 Item: 2 Water Heater Condition Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Page 48 of 48