FAIRA TRANSPARENCY REPORTS Shelby Rd, Lynnwood, WA July 7, 2016

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1 608 State St. South Kirkland, WA FAIR FAIRA TRANSPARENCY REPORTS 4329 Shelby Rd, Lynnwood, WA July 7, 2016 Thank you for your interest in this Faira Certified home. We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property. You may view more detailed information for this home and can make an offer at 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 Jerome Kukowski, Inspector November 7, 2015 FAIRA Re 4329 Shelby Rd Lynnwood, WA Dear FAIRA: At your request a visual inspection of the above referenced property was conducted on 11/07/2015. This inspection report reflects the visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report. No warranty is either expressed or implied. This report is not an insurance policy, nor a warranty service. An earnest effort was made on your behalf to discover all visible defects, however, in the event of an oversight, maximum liability must be limited to the fee paid. The following is an opinion report, expressed as a result of the inspection. Please take time to review limitations contained in the inspection agreement. REPORT SUMMARY During the inspection of this property I discovered the following problems: ROOF SYSTEM ROOF Roof Covering Status: Moss growth is present on the roof surface. This should be treated with a moss killer to prevent buildup and damage to the roofing. I recommend cutting back the trees in contact with the roof. These can cause damage to the roofing as well as provide a path for pests to enter the house. EXPOSED FLASHINGS Type & A plumbing flashing above unit A is not secured and has rotated out of place. This could allow water to get under the roofing. I recommend contacting a licensed roofing contractor for repairs. The rubber flashings on the plumbing vents have cracks/deterioration and could cause leaks during periods of heavy rain. I recommend contacting a licensed roofing contractor to replace all damaged flashings. Diverter (kick out) flashings are missing at the lower edge of the roof where it terminates against the side walls. Diverter flashings direct water into the gutters at the lower edge of the roof where it terminates against the wall of the house. These are very important to prevent damage to the siding and water intrusion into the wall. I recommend contacting a licensed contractor to install flashings in these locations. I recommend coating the exposed nail heads on the flashing at the roof wall intersection with sealant to prevent leaks. GUTTERS & DOWNSPOUT Type & The gutter are dented/damaged in the following locations: front of house over unit B. The gutters are currently full of debris and should be cleaned. Phone: (253) Jerome@LasswellHomeInspection.com

3 Jerome Kukowski, Inspector ATTIC AND INSULATION UNIT A Accessibility & Conditions: Evidence of rodent activity is present in the attic. I recommend contacting a licensed exterminator to determine if this is from a current infestation. EXTERIOR - FOUNDATION - BASEMENT WALLS Condition The vinyl siding is missing/damaged/loose in the following locations : front porch unit B, back porch unit B, back door unit A. I recommend repairing all damaged/missing siding to prevent damage to the structure. TRIM The paint is cracked and peeling off the wood trim. The trim should be repainted to prevent damage. BASEMENT/CRAWL SPACE Crawl Space: There is wood debris scattered throughout the crawlspace. Wood debris in contact with the soil will rot and attract wood destroying insects. The following problems were noted at the sump: The outlet power the sump pump is not GFCI protected and the cover is missing. I recommend contacting a licensed electrician to install a GFCI protected outlet to power the pump. Other Observations: Water stains were noted in the following areas: throughout the crawlspace. All areas were dry at the time of the inspection and it is beyond the scope of a home inspection to predict if there is going to be ongoing water intrusion. KITCHEN - APPLIANCES KITCHEN UNIT B Range/Cooktop & Oven There is no anti-tip bracket installed on the range. This is a safety device that prevents the range from tipping if a heavy load is placed on the open door. Counters & Cabinets: There is water damage to the sink base cabinet from a previous leak. The bottom was damaged and boards were installed to form a new shelf. No leaks were found at the time of the inspection. KITCHEN UNIT A Refrigerator The ice and water dispenser did not appear to work. This could be due to no water line being connected to the refrigerator, a clogged water filter or other internal problems. Dishwasher The kick plate is missing. Garbage Disposal The disposal loom clamp is loose. The disposal should have a loom clamp where the cord enters the bottom of the disposal to prevent the electrical connection from being pulled loose. The garbage disposal is unusually noisy. I recommend removing any hard objects from the disposal and re-testing. If this doesn't correct the problems the disposal should be replaced. Counters & Cabinets: There is water damage to the sink base cabinet from a previous leak. No leaks were found at the time of the inspection. Phone: (253) Jerome@LasswellHomeInspection.com

4 Jerome Kukowski, Inspector INTERIOR INTERIOR UNIT A Main Entry Door: There is no door stop. Because there is no door stop the door knob is hitting the wall and damaging the drywall. Interior Doors: The door into the garage is damaged. Replacement or repair required. The doors in the following locations do not latch and need adjustment: west bedroom, master bedroom. One of the master bedroom closet doors is off its track. Door stops are missing from several of the doors. I recommend adding door stops to prevent damage to the drywall. Windows: The panes of glass are broken in the following windows: living room. Interior Walls: Damaged to the drywall is noted at the master bedroom closet, by front door, master bathroom. Smoke/Fire & CO Detectors: Missing carbon monoxide alarms - As of April 1, 2012 Washington State law requires the seller to install carbon monoxide alarms. These should be installed outside each separate sleeping area in the immediate vicinity of each bedroom, on each level of the home and in accordance with the manufacturers recommendations. INTERIOR UNIT B Main Entry Door: Hinge screws are missing. The door is difficult to latch shut and does not seal tightly. Adjustment is needed. Interior Doors: Doors are missing in the following location(s): master bedroom closet The guides are broken or missing at the bottom of the following closet doors: bedrooms Door stops are missing in many locations in the house. I recommend adding door stops to prevent damage to the drywall. Windows: The seals between the panes have failed on the following window(s): master bedroom. I recommend replacing these panes of glass. Floors: The carpet has visible staining and will need professional cleaning. Fireplace/Wood Burning Devices The glass has a white residue that is normal with use. This can be removed with a special cleaner purchased at a hardware or fireplace store. Smoke/Fire & CO Detectors: Missing carbon monoxide alarms - As of April 1, 2012 Washington State law requires the seller to install carbon monoxide alarms. These should be installed outside each separate sleeping area in the immediate vicinity of each bedroom, on each level of the home and in accordance with the manufacturers recommendations. Phone: (253) Jerome@LasswellHomeInspection.com

5 Jerome Kukowski, Inspector BATHROOMS FIRST FLOOR BATHROOM UNIT B Condition of Sink: The drain stopper is missing. MASTER BATHROOM UNIT A Condition of Sink: The drain stopper is missing. Condition of Toilet: My moisture meter gave very high readings around the base of the toilet indicating the seal where the toilet connects to the drain pipe is leaking. There also could be damage to the subfloor caused by the leaking seal. The seal should be replaced immediately to prevent further damage. Tub, Shower & Walls: The caulking has cracked/failed where the shower pan meets the flooring. This should be re-caulked to prevent water from getting underneath the flooring. SECOND FLOOR HALL BATHROOM UNIT A Tub, Shower, Plumbing Fixtures: The shower valve escutcheon is loose. This could allow water to leak into the wall. The escutcheon should be secured and sealed. Tub, Shower & Walls: The caulking has cracked/failed where the tub meets the flooring. This should be re-caulked to prevent water from getting underneath the flooring. MASTER BATHROOM UNIT B Tub, Shower & Walls: The caulking has cracked/failed where the shower pan meets the flooring. This should be re-caulked to prevent water from getting underneath the flooring. SECOND FLOOR HALL BATHROOM UNIT B Tub, Shower, Plumbing Fixtures: The hot and cold are reversed at the mixing valve for the shower. This can sometimes be corrected by removing the cartridge from the mixing valve, rotating it 180 degrees and reinstalling it. Tub, Shower & Walls: The caulking has cracked/failed where the tub meets the flooring. This should be re-caulked to prevent water from getting underneath the flooring. HEATING - AIR CONDITIONING HEATING SYSTEM CONDITION UNIT A Venting: This shared vent for the water heater and furnace is not assembled correctly. The appliance with the smaller rating (the water heater) should enter the shared vent above the appliance with the larger rating (the furnace.) I recommend contacting a licensed HVAC contractor for further evaluation and repairs as necessary. Air Filters: No filter is currently installed. I recommend installing an air filter immediately. A missing air filter will cause debris to be pulled through the furnace significantly reducing the life of the furnace blower. Furnace filters should be replaced every 3 months. A clogged filter will reduce the efficiency of the heating system and can cause damage to the furnace. Phone: (253) Jerome@LasswellHomeInspection.com

6 Jerome Kukowski, Inspector General Suggestions: The furnace does not appear to have been serviced for several years and I was not able to locate any recent service tags. I recommend inquiring with the current owner regarding the service records for the furnace and if it has not been serviced recently it should be serviced and inspected by a licensed heating contractor. HEATING SYSTEM CONDITION UNIT B Venting: This shared vent for the water heater and furnace is not assembled correctly. The appliance with the smaller rating (the water heater) should enter the shared vent above the appliance with the larger rating (the furnace.) I recommend contacting a licensed HVAC contractor for further evaluation and repairs as necessary. General Suggestions: The furnace does not appear to have been serviced for several years and I was not able to locate any recent service tags. I recommend inquiring with the current owner regarding the service records for the furnace and if it has not been serviced recently it should be serviced and inspected by a licensed heating contractor. DUCTWORK Ducts/Air Supply: The ducts are dirty and have a lot of debris in them. I recommend having the furnace ducts cleaned. ELECTRICAL SYSTEM SWITCHES, OUTLETS & FIXTURES The following exterior outlets have damaged covers: front of unit A The cover glass is missing from the following fixtures: back porch unit B. Ground Fault Circuit Interrupter (GFCI) outlets are required by current safety codes for kitchen counters, bathrooms, exterior locations and garages. While this may not have been required when the home was built I recommend the installation of GFCI protections in the following locations: sump pumps Outlets are missing cover plates at the sump pumps. All outlets and switches should have cover plates installed to prevent someone from accidentally touching the live electrical connections. PLUMBING SUPPLY LINES Water Pressure The water pressure was tested at 90 psi. Normal household water pressure should be between 40 and 80 psi. I recommend installing a pressure reducing valve because water pressure in excess of 80 PSI can cause appliances and fixtures to fail prematurely. HOSE FAUCETS The hose faucets on the front of the home are not secured to the building. Repeated movement can cause the supply plumbing to leak. The hose faucet on the front of the home (unit B) leaks from the valve stem when the flow of water is blocked. The hose faucet needs repair. WATER HEATER UNIT B Water Temp. 130 Degrees. The generally accepted maximum safe water temperature is 120 degrees. Water temperature in excess of 120 degrees can cause scalding. I recommend resetting the thermostat on the water heater so the temperature is 120 degrees or below. Phone: (253) Jerome@LasswellHomeInspection.com

7 Jerome Kukowski, Inspector Condition Since the thermal expansion tank is mounted on copper pipe, it should have strapping to hold it in place preventing it from breaking the pipe during an earthquake. WATER HEATER UNIT A Water Temp. 135 Degrees. The generally accepted maximum safe water temperature is 120 degrees. Water temperature in excess of 120 degrees can cause scalding. I recommend resetting the thermostat on the water heater so the temperature is 120 degrees or below. Condition Since the thermal expansion tank is mounted on copper pipe, it should have strapping to hold it in place preventing it from breaking the pipe during an earthquake. The drain line on the temperature and pressure relief valve is a flexible connection pipe. The drain line should be the same size as the treaded fitting on the valve. Flexible connection pipes have a smaller inside diameter and are prone to kinking. Reducing the size of the drain can cause the water heater to explode if the heating elements fail to shut down. I recommend immediately contacting a plumber for repairs. GARAGE - CARPORT FIRE WALL UNIT A The spring has been disabled or is broken on the self closing hinge for the door between the garage and house. I recommend repairing the hinge. FIRE WALL UNIT B The spring has been disabled or is broken on the self closing hinge for the door between the garage and house. I recommend repairing the hinge. GARAGE DOOR UNIT A The garage door trim at the bottom is loose. Automatic door opener(s)- not operational. GARAGE DOOR UNIT B The garage door failed to reverse when it hit a 2x4 block at the bottom of its travel. This simulates a body part being trapped under the door. The automatic opener should be adjusted. MISCELLANEOUS The protective bollard in unit A is loose. I recommend contacting a licensed contractor to re-secure the bollard. GROUNDS LANDSCAPING I recommend cutting back all trees and shrubs so they are not in contact with the house. Trees and shrubs that touch the house may do mechanical damage to roofing and siding, they also provide an access path for rodents and insects to enter the house. PORCH The concrete front porches have settled. I recommend contacting a licensed contractor for repairs. Phone: (253) Jerome@LasswellHomeInspection.com

8 Jerome Kukowski, Inspector PATIO The patio behind unit B has settled and is slope towards the house. This will cause water to drain towards the foundation and possibly collect in the crawlspace. I recommend contacting a licensed contractor for repairs. Major cracks are noted in the patio slab. FENCES & GATES The gate to the back yard is broken on unit B. Each of these items will likely require further evaluation and repair by licensed trades people. Thank you for selecting me to do your home inspection. If you have any questions regarding the inspection report or the home, please feel free to call me. Sincerely, Jerome Kukowsk Inspector Phone: (253) Jerome@LasswellHomeInspection.com

9 Inspection Report 4329 Shelby Rd, Lynnwood, WA ICN : 10164BA046 Prepared By Lasswell Home Inspection LLC

10 REPORT LIMITATIONS ALL INSPECTIONS ARE PERFORMED IN ACCORDANCE WITH THE WASHINGTON STATE STANDARDS OF PRACTICE FOR HOME INSPECTORS Inspector: Jerome Kukowski - Washington Home Inspector License # WSDA License #86268 This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection. The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct. Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency. Page 2

11 INSPECTION CONDITIONS CLIENT & SITE INFORMATION Inspection Date: 11/07/2015. Inspection Time: 9:00 AM. Client Name: FAIRA. Inspection Address: 4329 Shelby Rd. City, State, Zip: Lynnwood, WA Weather: Rain. Soil Wet. Outside Temp. in F: CLIMATIC CONDITIONS BUILDING CHARACTERISTICS Year Built: Building Type: 2 family. Stories: 2 Space Below Grade: Crawl space. Orientation: The home faces South. Water Source: Public. Sewage Disposal: Public. UTILITY SERVICES Underground sewer lines are not inspected as part of a home inspection. If you would like the sewer lines inspected or "scoped" you should contact a firm that specializes in sewer line inspections. These companies will run a video camera down the line to check for crushed or broken pipes and infiltration by tree roots. Utilities Status: All utilities on. House Occupied? Yes. WSDA Inspection Control Number 10164BA046. OTHER INFORMATION Page 3

12 Comments: Because the home was occupied there is a chance there are problems that were not visible due to furniture and other possessions of the current resident. Total Fee: $ Paid By: Invoiced. PAYMENT INFORMATION Page 4

13 ROOF SYSTEM The foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection. ROOF Style: Gable. Covering Type: Composition shingles. Roof Access: Walked on roof. Roof Covering Status: The roofing appears to be years old. This type of roofing typically has a 30 year life expectancy. Moss growth is present on the roof surface. This should be treated with a moss killer to prevent buildup and damage to the roofing. I recommend cutting back the trees in contact with the roof. These can cause damage to the roofing as well as provide a path for pests to enter the house. Page 5

14 EXPOSED FLASHINGS Type & Metal, Rubber, A plumbing flashing above unit A is not secured and has rotated out of place. This could allow water to get under the roofing. I recommend contacting a licensed roofing contractor for repairs. The rubber flashings on the plumbing vents have cracks/deterioration and could cause leaks during periods of heavy rain. I recommend contacting a licensed roofing contractor to replace all damaged flashings. Diverter (kick out) flashings are missing at the lower edge of the roof where it terminates against the side walls. Diverter flashings direct water into the gutters at the lower edge of the roof where it terminates against the wall of the house. These are very important to prevent damage to the siding and water intrusion into the wall. I recommend contacting a licensed contractor to install flashings in these locations. I recommend coating the exposed nail heads on the flashing at the roof wall intersection with sealant to prevent leaks. GUTTERS & DOWNSPOUT Type & Metal, The gutter are dented/damaged in the following locations: front of house over unit B. The gutters are currently full of debris and should be cleaned. Page 6

15 The downspouts are connected to a subterranean drain system. This was not tested during the inspection and very little of it is visible for inspection. ATTIC AND INSULATION UNIT A Accessibility & Conditions: The attic is partially accessible. There was insufficient clearance between the framing/sheathing and the insulation to enter the following areas of the attic: over west bedroom. The roof is built using truss framing. Evidence of rodent activity is present in the attic. I recommend contacting a licensed exterminator to determine if this is from a current infestation. Insulation Type & Fiberglass- Blown, Appears serviceable. Venting The attic is vented by air flowing in through vents at the soffit and out through box vents near the ridge. Attic venting appears adequate and no visible problems were found. Accessibility & Conditions: The attic is partially accessible. There was insufficient clearance between the framing/sheathing and the insulation to enter the following areas of the attic: over east bedroom. The roof is built using truss framing. No visible defects were found in the attic space. Insulation Type & Fiberglass- Blown, Appears serviceable. Venting The attic is vented by air flowing in through vents at the soffit and out through box vents near the ridge. Attic venting appears adequate and no visible problems were found. ATTIC AND INSULATION UNIT B Page 7

16 EXTERIOR - FOUNDATION - BASEMENT An inspection of the exterior includes the visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies, handrails, guardrails, carports, eaves, soffits, fascias and visible exterior portions of chimneys. The following items are outside the scope of a home inspection. Buildings, decks, patios, fences, retaining walls, and other structures detached from the dwelling. Safety type glass or the integrity of thermal window seals. Verifying the presence of flue liners or condition of the flue beyond what can be safely and readily seen from the roof or the firebox of a stove or fireplace. Testing or evaluation of the operation of security locks, devices or systems..areas beneath decks with less than five feet of clearance from the underside of joists to grade. Evaluation of the function or condition of shutters, awnings, storm doors, storm windows, screens, and similar accessories. Area obscured vegetation or personal property of the current resident. WALLS Material: Vinyl. Condition The vinyl siding is missing/damaged/loose in the following locations : front porch unit B, back porch unit B, back door unit A. I recommend repairing all damaged/missing siding to prevent damage to the structure. Page 8

17 TRIM Material: Wood, Vinyl. The paint is cracked and peeling off the wood trim. The trim should be repainted to prevent damage. CHIMNEY Material: Metal. No visible defects were found with the chimney or its flashing. Accessibility: The crawl space is fully accessible. BASEMENT/CRAWL SPACE Crawl Space: There is wood debris scattered throughout the crawlspace. Wood debris in contact with the soil will rot and attract wood destroying insects. Sump pump was tested and appears to function properly. The following problems were noted at the sump: The outlet power the sump pump is not GFCI protected and the cover is missing. I recommend contacting a licensed electrician to install a GFCI protected outlet to power the pump. Basement Walls Type: Poured concrete. Page 9

18 The foundation has minor cracks under the kitchen of unit A, these are small and there is no visible structural movement associated with the cracks. Small cracks in concrete foundations are not uncommon and are usually not a concern. They should however be monitored for signs of additional movement. It is beyond the scope of a home inspection to determine if there is going to be ongoing movement associated with the cracks. If you would like further evaluations I recommend contacting a licensed foundation repair contractor. Beams: No major defects were found with the beams. Floor Joists: Dimensional Lumber. The floor joists were not fully visible due to insulation. No visible Defects. Columns/Supports: No Visible Defects. Other Observations: Water stains were noted in the following areas: throughout the crawlspace. All areas were dry at the time of the inspection and it is beyond the scope of a home inspection to predict if there is going to be ongoing water intrusion. There are several lengths of vinyl siding and trim stored in the crawlspace. Page 10

19 KITCHEN - APPLIANCES Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they require connection to facilitate testing. KITCHEN UNIT B Sink Stainless Steel, Appears serviceable, Faucet appears to operate correctly. Hand sprayer is operational. Range/Cooktop & Oven Appears to operate correctly. There is no anti-tip bracket installed on the range. This is a safety device that prevents the range from tipping if a heavy load is placed on the open door. Ventilation External, Fan/Hood operational. Refrigerator The refrigerator was inspected and appears operational. Dishwasher The dishwasher was inspected appears to operate properly. Garbage Disposal Appears to operate correctly, no visible defects were found. Microwave: Portable, Not tested. Counters & Cabinets: There is water damage to the sink base cabinet from a previous leak. The bottom was damaged and boards were installed to form a new shelf. No leaks were found at the time of the inspection. Switches, Fixtures & Operation appears normal, no visible defects were found. Outlets: Page 11

20 KITCHEN UNIT A Sink Stainless Steel, Appears serviceable, Faucet appears to operate correctly. Hand sprayer is operational. Range/Cooktop & Oven Appears to operate correctly. Ventilation External, Fan/Hood operational. Refrigerator The refrigerator was inspected and appears operational. The ice and water dispenser did not appear to work. This could be due to no water line being connected to the refrigerator, a clogged water filter or other internal problems. Dishwasher The kick plate is missing. Garbage Disposal The disposal loom clamp is loose. The disposal should have a loom clamp where the cord enters the bottom of the disposal to prevent the electrical connection from being pulled loose. The garbage disposal is unusually noisy. I recommend removing any hard objects from the disposal and re-testing. If this doesn't correct the problems the disposal should be replaced. Microwave: No microwave was installed. Counters & Cabinets: Counters are Formica (plastic laminate), No visible defects were found. There is water damage to the sink base cabinet from a previous leak. No leaks were found at the time of the inspection. Switches, Fixtures & Operation appears normal, no visible defects were found. Outlets: Page 12

21 LAUNDRY Laundry appliances are not moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned. LAUNDRY UNIT A Location: 1st Floor. Utility room. Plumbing appears serviceable, Electrical outlet is grounded, 220 Volt outlet is present. Dryer venting is provided. Washing Machine: Washer was not operated at the time of inspection because it was filled with laundry. Dryer: Dryer was not operated at the time of inspection. Page 13

22 LAUNDRY UNIT B Location: 1st Floor. Utility room. Plumbing appears serviceable, Electrical outlet is grounded, 220 Volt outlet is present. Dryer venting is provided. Washing Machine: Washer was not operated at the time of inspection because it was filled with laundry. Dryer: Electric. Dryer was not operated at the time of inspection. Page 14

23 INTERIOR The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. INTERIOR UNIT A Main Entry Door: There is no door stop. Because there is no door stop the door knob is hitting the wall and damaging the drywall. Other Exterior Doors: All exterior doors were inspected and no visible defects were found. Interior Doors: The door into the garage is damaged. Replacement or repair required. The doors in the following locations do not latch and need adjustment: west bedroom, master bedroom. One of the master bedroom closet doors is off its track. Page 15

24 Door stops are missing from several of the doors. I recommend adding door stops to prevent damage to the drywall. Windows: Vinyl clad, double pane construction. The panes of glass are broken in the following windows: living room. Interior Walls: Damaged to the drywall is noted at the master bedroom closet, by front door, master bathroom. Ceilings: Drywall, General condition appears good. Floors: Carpet, Vinyl, Wood, Tile. General condition appears good. Stairs & Handrails: Interior stairs serviceable, Stair handrail serviceable. Fireplace/Wood Burning Devices The fireplace is blocked by the homeowners possessions and could not be inspected. Smoke/Fire & CO Detectors: Smoke alarms were present in all locations required by current safety standards. Smoke alarms are not tested during the course of a home inspection. Missing carbon monoxide alarms - As of April 1, 2012 Washington State law requires the seller to install carbon monoxide alarms. These should be installed outside each separate sleeping area in the immediate vicinity of each bedroom, on each level of the home and in accordance with the manufacturers recommendations. Page 16

25 INTERIOR UNIT B Main Entry Door: Hinge screws are missing. The door is difficult to latch shut and does not seal tightly. Adjustment is needed. Other Exterior Doors: All exterior doors were inspected and no visible defects were found. Interior Doors: Doors are missing in the following location(s): master bedroom closet The guides are broken or missing at the bottom of the following closet doors: bedrooms Door stops are missing in many locations in the house. I recommend adding door stops to prevent damage to the drywall. Windows: Vinyl clad, double pane construction. The seals between the panes have failed on the following window(s): master bedroom. I recommend replacing these panes of glass. Interior Walls: Drywall, General condition appears good. Ceilings: Drywall, General condition appears good. Floors: Carpet, Vinyl, Wood, Tile. The carpet has visible staining and will need professional cleaning. Stairs & Handrails: Interior stairs serviceable, Stair handrail serviceable. Fireplace/Wood Burning Devices An insert is installed, gas burning. All fireplaces were tested an appear to operate normally. The glass has a white residue that is normal with use. This can be removed with a special cleaner purchased at a hardware or fireplace store. Page 17

26 Smoke/Fire & CO Detectors: Smoke alarms were present in all locations required by current safety standards. Smoke alarms are not tested during the course of a home inspection. Missing carbon monoxide alarms - As of April 1, 2012 Washington State law requires the seller to install carbon monoxide alarms. These should be installed outside each separate sleeping area in the immediate vicinity of each bedroom, on each level of the home and in accordance with the manufacturers recommendations. Page 18

27 BATHROOMS FIRST FLOOR BATHROOM UNIT B Condition of Sink: The drain stopper is missing. Condition of Toilet: Operation appears normal, no visible defects were found. Bath Ventilation Appears adequate. Page 19

28 MASTER BATHROOM UNIT A Condition of Sink: The drain stopper is missing. Condition of Toilet: My moisture meter gave very high readings around the base of the toilet indicating the seal where the toilet connects to the drain pipe is leaking. There also could be damage to the subfloor caused by the leaking seal. The seal should be replaced immediately to prevent further damage. Tub, Shower, Plumbing Fixtures: No visible defects were found. Drain appears to operate correctly. Shower head appears to operate correctly. Page 20

29 Tub, Shower & Walls: The caulking has cracked/failed where the shower pan meets the flooring. This should be re-caulked to prevent water from getting underneath the flooring. Bath Ventilation Appears adequate. Page 21

30 SECOND FLOOR HALL BATHROOM UNIT A Condition of Sink: No visible defects were found. Drain appears serviceable, Counters/cabinets appear serviceable. Condition of Toilet: Operation appears normal, no visible defects were found. Tub, Shower, Plumbing Fixtures: The shower valve escutcheon is loose. This could allow water to leak into the wall. The escutcheon should be secured and sealed. Page 22

31 Tub, Shower & Walls: The caulking has cracked/failed where the tub meets the flooring. This should be re-caulked to prevent water from getting underneath the flooring. Bath Ventilation Appears adequate. Page 23

32 FIRST FLOOR BATHROOM UNIT A Condition of Sink: No visible defects were found. Drain appears serviceable. Condition of Toilet: Operation appears normal, no visible defects were found. Bath Ventilation Appears adequate. Page 24

33 MASTER BATHROOM UNIT B Condition of Sink: No visible defects were found. Drain appears serviceable, Counters/cabinets appear serviceable. Condition of Toilet: Operation appears normal, no visible defects were found. Tub, Shower, Plumbing Fixtures: No visible defects were found. Drain appears to operate correctly. Shower head appears to operate correctly. Tub, Shower & Walls: The caulking has cracked/failed where the shower pan meets the flooring. This should be re-caulked to prevent water from getting underneath the flooring. Bath Ventilation Appears adequate. Page 25

34 SECOND FLOOR HALL BATHROOM UNIT B Condition of Sink: No visible defects were found. Drain appears serviceable, Counters/cabinets appear serviceable. Condition of Toilet: Operation appears normal, no visible defects were found. Tub, Shower, Plumbing Fixtures: The hot and cold are reversed at the mixing valve for the shower. This can sometimes be corrected by removing the cartridge from the mixing valve, rotating it 180 degrees and reinstalling it. Tub, Shower & Walls: The caulking has cracked/failed where the tub meets the flooring. This should be re-caulked to prevent water from getting underneath the flooring. Bath Ventilation Appears adequate. Page 26

35 HEATING - AIR CONDITIONING The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector. NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy. HEATING SYSTEM DESCRIPTION UNIT A Location of Primary Unit: Garage. System Type: Forced Air. Fuel Type & Notes: Natural Gas. Capacity of Unit: 50,000 BTU per hour. Approximate Age in Years: The furnace was manufactured in Gas furnaces have a typical life expectancy of years. Page 27

36 HEATING SYSTEM DESCRIPTION UNIT B Location of Primary Unit: Garage. System Type: Forced Air. Fuel Type & Notes: Natural Gas. Capacity of Unit: 50,000 BTU per hour. Approximate Age in Years: The furnace was manufactured in Gas furnaces have a typical life expectancy of years. Page 28

37 HEATING SYSTEM CONDITION UNIT A Primary Unit: Operation appears normal. Burners/Heat Exchangers: Burner Flame(s) appear typical. PUMP/BLOWER FAN: Operation appears normal. Combustion Air: Appears adequate. The heat exchanger portion of a gas or oil fired heater is difficult to access without disassembly, and cannot be adequately checked during a visual inspection. I recommend a heating contractor be called to verify the condition of the heat exchanger. If the heat exchanger has failed in most cases the whole furnace will need to be replaced. Venting: This shared vent for the water heater and furnace is not assembled correctly. The appliance with the smaller rating (the water heater) should enter the shared vent above the appliance with the larger rating (the furnace.) I recommend contacting a licensed HVAC contractor for further evaluation and repairs as necessary. Air Plenum: No visible defects. Air Filters: No filter is currently installed. I recommend installing an air filter immediately. A missing air filter will cause debris to be pulled through the furnace significantly reducing the life of the furnace blower. Furnace filters should be replaced every 3 months. A clogged filter will reduce the efficiency of the heating system and can cause damage to the furnace. Normal Controls: Operation appears normal. General Suggestions: The furnace does not appear to have been serviced for several years and I was not able to locate any recent service tags. I recommend inquiring with the current owner regarding the service records for the furnace and if it has not been serviced recently it should be serviced and inspected by a licensed heating contractor. Page 29

38 HEATING SYSTEM CONDITION UNIT B Primary Unit: Operation appears normal. Burners/Heat Exchangers: Burner Flame(s) appear typical. PUMP/BLOWER FAN: Operation appears normal. Combustion Air: Appears adequate. The heat exchanger portion of a gas or oil fired heater is difficult to access without disassembly, and cannot be adequately checked during a visual inspection. I recommend a heating contractor be called to verify the condition of the heat exchanger. If the heat exchanger has failed in most cases the whole furnace will need to be replaced. Venting: This shared vent for the water heater and furnace is not assembled correctly. The appliance with the smaller rating (the water heater) should enter the shared vent above the appliance with the larger rating (the furnace.) I recommend contacting a licensed HVAC contractor for further evaluation and repairs as necessary. Air Plenum: No visible defects. Air Filters: Filter is present and in good condition. Furnace filters should be replaced every 3 months. A clogged filter will reduce the efficiency of the heating system and can cause damage to the furnace. Normal Controls: Operation appears normal. General Suggestions: The furnace does not appear to have been serviced for several years and I was not able to locate any recent service tags. I recommend inquiring with the current owner regarding the service records for the furnace and if it has not been serviced recently it should be serviced and inspected by a licensed heating contractor. DUCTWORK Type: Insulated sheet metal, Flexible Round. Ducts/Air Supply: The ducts are dirty and have a lot of debris in them. I recommend having the furnace ducts cleaned. Page 30

39 ELECTRICAL SYSTEM Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly. SERVICE Type & Overhead service, 125 Amps, Circuit breakers, No visible defects. ELECTRICAL PANELS UNIT A Main Panel Location Garage. Inspector Notes: Circuit and wire sizing correct so far as visible. Grounding system is present. Grounding Exterior grounding rod is present. Grounding to the supply plumbing is present. Grounding to the gas piping is present. Page 31

40 ELECTRICAL PANEL UNIT B Main Panel Location Garage. Inspector Notes: Circuit and wire sizing correct so far as visible. Grounding system is present. Grounding Exterior grounding rod is present. Grounding to the supply plumbing is present. Grounding to the gas piping is present. Entrance Cables: Aluminum- OK. Branch Wiring: Copper. Appears serviceable. The following exterior outlets have damaged covers: front of unit A CONDUCTORS SWITCHES, OUTLETS & FIXTURES The cover glass is missing from the following fixtures: back porch unit B. Ground Fault Circuit Interrupter (GFCI) outlets are required by current safety codes for kitchen counters, bathrooms, exterior locations and garages. While this may not have been required when the home was built I recommend the installation of GFCI protections in the following locations: sump pumps Outlets are missing cover plates at the sump pumps. All outlets and switches should have cover plates installed to prevent someone from accidentally touching the live electrical connections. GFCI or Ground Fault Circuit Interrupt outlets are a safety device that can prevent a life threatening shock by immediately shutting off power to an outlet. When many older homes were built GFCI outlets were not required. They are required on all new construction around sinks in kitchens and bathrooms and on outdoor outlets. It is easy and relatively inexpensive to upgrade to GFCI outlets and could possible save your life. However, like all electrical work if you don't know what you are doing, leave it to the professionals. Page 32

41 PLUMBING Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve which should be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor a catch pan should be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improper installations should be corrected. MAIN LINE Material: Copper. I was not able to locate a main shut off in the home. It may be present but obscured by the current owner possessions. Material: Copper. Most of the supply plumbing is not visible because of the ceiling and wall finish. No visible defects could be found. SUPPLY LINES Water Pressure The water pressure was tested at 90 psi. Normal household water pressure should be between 40 and 80 psi. I recommend installing a pressure reducing valve because water pressure in excess of 80 PSI can cause appliances and fixtures to fail prematurely. WASTE LINES Material: Plastic. Most of the waste plumbing is not visible because of the ceiling and wall finish. No visible defects could be found. Page 33

42 HOSE FAUCETS The hose faucets on the front of the home are not secured to the building. Repeated movement can cause the supply plumbing to leak. The hose faucet on the front of the home (unit B) leaks from the valve stem when the flow of water is blocked. The hose faucet needs repair. WATER HEATER UNIT B Type: Gas. Size: 40 Gallons. Location: Garage. Water Temp. 130 Degrees. The generally accepted maximum safe water temperature is 120 degrees. Water temperature in excess of 120 degrees can cause scalding. I recommend resetting the thermostat on the water heater so the temperature is 120 degrees or below. Condition The water heater was manufactured in Water heaters typically have a life expectancy of years. A temperature and pressure relief valve is present at the water heater. Since the thermal expansion tank is mounted on copper pipe, it should have strapping to hold it in place preventing it from breaking the pipe during an earthquake. Page 34

43 WATER HEATER UNIT A Type: Gas. Size: 40 Gallons. Location: Garage. Water Temp. 135 Degrees. The generally accepted maximum safe water temperature is 120 degrees. Water temperature in excess of 120 degrees can cause scalding. I recommend resetting the thermostat on the water heater so the temperature is 120 degrees or below. Condition The water heater was manufactured in Water heaters typically have a life expectancy of years. A temperature and pressure relief valve is present at the water heater. Since the thermal expansion tank is mounted on copper pipe, it should have strapping to hold it in place preventing it from breaking the pipe during an earthquake. The drain line on the temperature and pressure relief valve is a flexible connection pipe. The drain line should be the same size as the treaded fitting on the valve. Flexible connection pipes have a smaller inside diameter and are prone to kinking. Reducing the size of the drain can cause the water heater to explode if the heating elements fail to shut down. I recommend immediately contacting a plumber for repairs. Page 35

44 TPR Valve - The temperature and pressure relief valve (TPR) is an important safety device that is designed to prevent the water heater from exploding if the thermostat malfunctions and fails to shut down the heating elements. If this occurs the valve will open and discharge water to maintain a safe pressure within the tank. The water discharged will be very hot and under high pressure so it is important a drain line be connected to the valve and that it terminates in a location where it won't cause injury. Most jurisdictions in Washington State require the drain line to terminate on the exterior of the building. Page 36

45 GARAGE - CARPORT Notice: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should not be stored within closed garage areas. TYPE Location: Under main house roof, Two car. FLOOR UNIT A Typical cracks noted, The garage floor was not fully inspected because storage and/or vehicles of the current resident blocked access to part or all of the floor. FLOOR UNIT B Typical cracks noted, The garage floor was not fully inspected because storage and/or vehicles of the current resident blocked access to part or all of the floor. FIRE WALL UNIT A The spring has been disabled or is broken on the self closing hinge for the door between the garage and house. I recommend repairing the hinge. The spring has been disabled or is broken on the self closing hinge for the door between the garage and house. I recommend repairing the hinge. FIRE WALL UNIT B Page 37

46 GARAGE DOOR UNIT A The garage door trim at the bottom is loose. Automatic door opener(s)- not operational. GARAGE DOOR UNIT B The garage door failed to reverse when it hit a 2x4 block at the bottom of its travel. This simulates a body part being trapped under the door. The automatic opener should be adjusted. MISCELLANEOUS The protective bollard in unit A is loose. I recommend contacting a licensed contractor to re-secure the bollard. Stored items restrict viewing of the garage area. Page 38

47 FIRE WALL EXPLAINED - The firewall is an important safety feature in a home. It prevents a fire that starts in the garage from rapidly spreading to the living space of the house. The firewall is created by installing drywall that is taped on all wall surfaces adjacent to the living area. All openings in the drywall should be sealed and a fire rated/exterior door with weather stripping should be installed between the garage and the house. Page 39

48 GROUNDS This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping or septic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well as others too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. DRIVEWAY Concrete, Cracks noted are typical. SIDEWALKS Type: Concrete. No visible defects were found. LANDSCAPING I recommend cutting back all trees and shrubs so they are not in contact with the house. Trees and shrubs that touch the house may do mechanical damage to roofing and siding, they also provide an access path for rodents and insects to enter the house. Page 40

49 GRADING Site: Flat site, Grade at foundation appears serviceable. Type: Concrete. PORCH The concrete front porches have settled. I recommend contacting a licensed contractor for repairs. PATIO Type: Concrete. The patio behind unit B has settled and is slope towards the house. This will cause water to drain towards the foundation and possibly collect in the crawlspace. I recommend contacting a licensed contractor for repairs. Major cracks are noted in the patio slab. FENCES & GATES Type: Wood. Page 41

50 The gate to the back yard is broken on unit B. Page 42