FAIRA TRANSPARENCY REPORTS th Dr NE, Lake Stevens, WA April 4th, 2017

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1 608 State St. South Kirkland, WA FAIR Thank you for your interest in this Faira Certified home. FAIRA TRANSPARENCY REPORTS April 4th, 2017 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 Real Estate Agent: - Date of Inspection: 4/5/2017 Time: 3:00 PM Age of Home: 1991 Size: 2555 Weather: Rain 50 degrees Order ID: 1721 Front door faces west for orientation purposes only. Inspector: Dee Robert Inman License # dee@rwwestconsultants.com

3 Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail. - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like 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: Ranch Style 3. Occupancy Occupancy: Occupied - Furnished The utilities were on at the time of inspection. Page 1 of 68

4 1. Siding Condition Siding appeared in good condition overall. Exterior Areas West Elevation South Elevation East Elevation East Elevation cont. Page 2 of 68

5 2. Gutters North Elevation Gutters and downspouts appeared in good condition overall. Debris in gutters, recommend cleaning gutters. No end cap at gutter. Upper east gable both sides. Recommend further investigation and corrections to prevent decay. No end cap at gutter Page 3 of 68

6 3. Driveway and Walkway Condition No end cap at gutter Concrete sidewalks and driveways appeared in good condition overall. Asphalt driveways appeared in good condition overall. Patio areas appeared in good condition overall. Cracking at the driveway/sidewalk does not appear unusual. Page 4 of 68

7 4. Soffit East patio Soffits and eaves appeared in fair condition overall. Fungal growth at the soffit, areas would need to be cleaned, sealed and resealed or painted. Paint peeling at east gable fascia. Recommend scraping prime and paint Page 5 of 68

8 5. Door/Window Paint peeling at east gable 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 Grading appeared in good condition overall. Foliage is touching the siding, recommend clearance is achieved as this is a conducive condition for wood destroying organisms and pests Page 6 of 68

9 South yard West yard North yard East yard Foliage touching siding north side Page 7 of 68

10 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 LP tank located at North side. Main Propane shutoff is located at the north side Page 8 of 68

11 10. Exterior Faucet Condition Exterior faucets were in operable condition overall. Hose bib at west side of house leaks from anti siphon device 11. Pressure 60 psi Page 9 of 68

12 60 psi Page 10 of 68

13 1. Porch1 West Porches 2. Porch Soil contact with posts Porch surface appeared in good condition, framing was not visible due to ground proximity. Trex type deck material appeared in good condition overall. Post buried in soil can result in decay to base of posts, recommend correction. Guardrail loose, strongly recommend correction as a safety precaution. Page 11 of 68

14 1. Deck1 North East Decks 2. Deck Deck surface appeared in good condition, framing was not visible due to ground proximity. Trex type deck material appeared in good condition overall. Page 12 of 68

15 1. Deck1 South East Deck 2 2. Deck Deck surface appeared in good condition, framing was not visible due to ground proximity. Trex type deck material appeared in good condition overall. Page 13 of 68

16 1. Roof Condition Roof Architectural Composition shingle. Roof surface is appeared in good condition overall. Walked on roof surface. Type Average life span 30 years for this type surface with proper maintenance and care. Page 14 of 68

17 Garage roof. 20 year comp 2. Flashing Flashing appeared in good condition overall. 3. Skylights Skylights appeared sealed, no visible indications of leakage. 4. Chimney Brick masonry chimney appeared in good condition overall, chimney height was adequate overall. Gas B vent appeared in good condition overall, B vent height was adequate overall. Page 15 of 68

18 Page 16 of 68

19 1. Attic Garage is location of access. Attic 1 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. At the bath vents 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. Testing may include surface sampling and air quality testing. Treating/remediation and correction moisture conditions will help prevent future occurrences. Recommend testing be performed. Page 17 of 68

20 3. Ventilation Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Roof surface vents present. Gable louver vents noted. 4. Fan/Duct Bathroom fans do not exhaust completely to the exterior, recommend correction. This condition can result in mold/fungal growth. Ducts need designated vent to outside air Page 18 of 68

21 5. Insulation Condition All bath fans duct to eave vent intake Blown in fiberglass insulation noted. Depth: Insulation averages about inches in depth, estimated R value Rodent Droppings present. Tunneling noted at insulation Page 19 of 68

22 Tunneling noted Droppings noted Page 20 of 68

23 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 Some 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. Page 21 of 68

24 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Wood and carpet flooring is in good condition overall. Page 22 of 68

25 1. Location Location East Living Room 2. Living Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. Ceiling fan 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. 4. Fireplace Failed seal Fireplace was wood burning type. Insert present, appeared in operable condition. Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Normally there should be 16 inch non combustible hearth in front of wood burning fireplace as a fire precaution Page 23 of 68

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27 1. Location Location East 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. Page 25 of 68

28 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is vinyl. 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 Corian counter tops are in good condition. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal Disposal operates overall. 5. Dishwasher Dishwasher did not drain while running. Water standing in bottom of dishwasher. Recommend further investigation and corrections by licensed appliance repair contractor. 6. Microwave 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 26 of 68

29 8. Refrigerator Refrigerator temp Refrigerator was in operable condition. 9. Sinks Freezer temp Sink was in operable condition overall. 10. Electrical 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. 12. Heating Heat register operates. Page 27 of 68

30 1. Location Location West 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. Ceiling fan 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. Failed seal Page 28 of 68

31 1. Location Materials: Laundry 1st Floor Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Electrical GFCI did not trip with tester GFCI trip test, 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 are in operable condition overall. 6. Sinks Sink was in operable condition overall. Stopper is missing 7. Exhaust Fans Vent fan operates overall. 8. Floors Linoleum Flooring is in good condition overall. 9. Shower Shower is in good condition overall. 10. Toilet Toilet was in operable condition overall. Page 29 of 68

32 11. Heating Heat register operates. Page 30 of 68

33 1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Wood and carpet flooring is in good condition overall Page 31 of 68

34 1. Condition Laundry Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Exhaust Fans Window only, no vent fan. 3. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit There is both 220 volt electric service and gas service for gas or electric dryer. 4. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 32 of 68

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36 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. Light fixture operates. 3. Heating Heat register operates. 4. Ceiling Fan Materials: Ceiling Fan was in operable condition overall Page 34 of 68

37 1. Location Materials: Bedroom Master Bathroom 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 Tile counter tops are in good condition overall. 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Sinks Sinks are in operable condition overall. Sink drains slow, recommend conditions are corrected. At right sink only 7. Exhaust Fans Vent fan operates overall. 8. Floors Tile Flooring is in good condition overall. 9. Tub Tub was in good condition overall. Stops at faucet are non functional. Faucet spins 360 degrees. Water flow at faucet is very slow at tub. Recommend further investigation by licensed plumber Page 35 of 68

38 10. Shower Stops at faucet are non functional Shower is in good condition overall. Shower door is in operable condition overall. Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout. 11. Toilet Toilet was in operable condition overall. 12. Heating Heat register operates. Page 36 of 68

39 1. Location Materials: 1st Floor Hall Bathroom1 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. There were no visible indications of plumbing deficiencies overall. 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 Tile 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. 7. Floors Tile Flooring is in good condition overall. 8. Tub Tub and shower were in good condition overall. 9. Sinks Sink was in operable condition overall. 10. Toilet Toilet was in operable condition overall. Page 37 of 68

40 11. Heating Heat register operates. Page 38 of 68

41 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 39 of 68

42 1. Location Location 2nd Left 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. 4. Doors Entry door does not catch, minor adjustment to strike plate may remedy this condition. Closet doors not installed. Page 40 of 68

43 1. Location Location 1st Right 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. Doors Entry door does not catch, minor adjustment to strike plate may remedy this condition. 4. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Failed seal Page 41 of 68

44 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. 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. Cracking at the floor does not appear unusual. 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 Garage doors operate overall, were on auto openers. Photo cell safety returns operate overall. Tension safety returns operate overall. Page 42 of 68

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46 1. Condition Garage 2 Walls appeared in good condition overall. Accessible outlets operate. Light fixtures operate overall. Flooring is concrete, visible portions in good condition overall. Wood frame ceilings appeared in good condition overall. Outlets are GFI protected at walls. LP Oriented Strand Board Siding in fair condition 20 year composition roof at garage in good condition Paint finish fading/chalking indicating paint has lost its effectiveness, recommend repainting. West elevation South elevation East elevation North elevation Page 44 of 68

47 20 year comp in good condition 20 year comp in good condition Page 45 of 68

48 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. Cracking at the floor does not appear unusual. 3. Doors Entry door is in operable condition overall. 4. Garage Doors Manual garage door operates and locks. 5. Electrical Outlet cover plates missing, recommend cover plates are installed. Open junction boxes were observed, which is a safety concern. Recommend installing proper covers, as needed, for safety. Needs coverplate at all junction boxes Page 46 of 68

49 Needs coverplates Page 47 of 68

50 1. Heating Type Heat/AC Heat Pump with LP gas forced air furnace backup. There was good air flow at the heat registers and cold air returns. 2. Heater Location The furnace is located in the hall closet. Furnace is York Brand 13 years of age approximately, average life span is 18 to 22 years. 3. Heating condition System was unresponsive on heat pump mode. Furnace functioned only on EM mode using propane back up. Recommend further investigation by licensed HVAC contractor Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. Page 48 of 68

51 4. Venting All registers tested and have heat on em mode only Page 49 of 68

52 5. Filters Location: Electronic air cleaner present. Left side of furnace filter location Washable aluminum mesh and flanged filters in the electronic air filter should be routinely checked and cleaned approximately once every 2 months. 6. AC Condition Location: The compressor is located on the exterior north. Could not test the air conditioning portion of unit due to outside air temperature being below 62 degrees as it will damage compressor. Recommend system be serviced by licensed HVAC contractor. 7. Refrigerant Lines No defects found. Page 50 of 68

53 1. Plumbing Plumbing/Water Heater1 Water lines were copper. Drain and waste lines were plastic. Septic system noted. Client is advised to seek the services of a licensed specialist in evaluating this system. Domestic water is supplied by onsite well. Inspection of well equipment is outside the scope of a home inspection. Recommend evaluation by licensed well contractor Well house west yard Page 51 of 68

54 2. Water Heater Condition Heater Type: Gas Water heater. 50 gallons Water temp at kitchen sink 119 degrees Page 52 of 68

55 3. Age Approximately 8 years of age, average life span is 10 to 12 years 4. Condition Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed plumbing contractor. Well system. Verify if a closed system (backflow device) 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. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 53 of 68

56 1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Panel cover screw(s) missing. Sharp-pointed metal screws hold panel cover in place. These are a potential hazard as they may puncture wire insulation and electrify panel box, becoming a shock or electrocution hazard. These screws should be replaced with approved, flat-tipped screws. Strongly recommend conditions are corrected. Incorrect screws Page 54 of 68

57 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. White neutral wires connected to circuit breakers should be black or red taped to designate they are hot, recommend further investigation and correction by licensed electrical contractor. Page 55 of 68

58 1. Location Materials: Located in the Garage 2 Electrical Panel 2 2. Electrical Panel cover missing, exposing live electrical wires as an electrocution hazard. 3. Subpanel Materials: Subpanel appeared in good condition. Wiring sizes conform to breaker sizes. Neutral wires and ground wires on the same busbar. This is not an allowable installation, recommend conditions are investigated further and corrected by licensed electrical contractor. Page 56 of 68

59 1. Location Exterior north Foundation/Crawlspaces 2. Foundation Continuous concrete foundation visible portion appeared in good condition overall. Page 57 of 68

60 3. Drainage Access cover is decayed, recommend rebuilding Sump pump was in operable condition overall. Standing water in the crawlspace. Large areas of standing water throughout the crawlspace. Water staying under vapor barrier at the time of inspection. Recommend further evaluation and corrections by licensed drainage contractor. Excessive moisture can result in mold growth and wood decay. Large areas of water under vapor barrier Page 58 of 68

61 4. Framing Visible framing appeared in good condition overall. 5. Ventilation Inadequate ventilation. Foundation vents are closed. Recommend opening all vents Page 59 of 68

62 6. Insulation Condition Vents are closed Unfinished fiberglass batts noted. Depth: Insulation averages 4 inches, estimated R value 13. Newer requirements are R30 Insulation content. 7. Vapor Barrier Vapor Barrier was in place. Page 60 of 68

63 8. Rodent Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Page 61 of 68

64 1. Shutoff Locations Shutoffs Water Heater gas shutoff is located to the right 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. Furnace disconnect is located to the left of the furnace. Air Conditioner disconnect is located adjacent to exterior portion of the air conditioner. Main water shutoff is located in the well house AC electrical disconnect LP shutoff North side 2 Water Heater gas shutoff is located to the right of the water heater. 2 Furnace gas shutoff is located to the left of the furnace. Page 62 of 68

65 2 Furnace disconnect is located to the left of the furnace. 2 Water heater water line shutoff is located above the water heater. Page 63 of 68

66 1. Appliances/Equipment Refrigerator Dishwasher Microwave/Oven Water Heater Furnace Equipment 2 Heat Pump 2 Refrigerator 2 Microwave/Oven 2 Dishwasher Page 64 of 68

67 2 Furnace 2 Water Heater AC at furnace Page 65 of 68

68 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 3 Item: 2 Gutters No end cap at gutter. Upper east gable both sides. Recommend further investigation and corrections to prevent decay. Porches Page 11 Item: 2 Porch Guardrail loose, strongly recommend correction as a safety precaution. Attic 1 Page 17 Item: 2 Framing At the bath vents 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. Testing may include surface sampling and air quality testing. Treating/remediation and correction moisture conditions will help prevent future occurrences. Recommend testing be performed. Page 18 Item: 4 Fan/Duct Bathroom fans do not exhaust completely to the exterior, recommend correction. This condition can result in mold/fungal growth. Ducts need designated vent to outside air Page 19 Item: 6 Rodent Droppings present. Tunneling noted at insulation Living Room Page 23 Item: 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 24 Item: 4 Fireplace Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Normally there should be 16 inch non combustible hearth in front of wood burning fireplace as a fire precaution Kitchen Page 26 Item: 5 Dishwasher Dishwasher did not drain while running. Water standing in bottom of dishwasher. Recommend further investigation and corrections by licensed appliance repair contractor. Page 27 Item: 10 Electrical No GFCI protection present, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. Family Room Page 28 Item: 3 1st Floor Bathroom Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Page 66 of 68

69 Page 29 Item: 3 Electrical GFCI did not trip with tester GFCI trip test, strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. Master Bathroom Page 35 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 36 Item: 9 Tub Water flow at faucet is very slow at tub. Recommend further investigation by licensed plumber Hall Bathroom1 Page 37 Item: 3 Electrical Outlets are not GFCI protected. Strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. Bedroom 3 Page 41 Item: 4 Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Garage Page 42 Item: 3 Electrical Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution Page 42 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. Garage 2 Page 46 Item: 5 Electrical Outlet cover plates missing, recommend cover plates are installed. Open junction boxes were observed, which is a safety concern. Recommend installing proper covers, as needed, for safety. Heat/AC Page 48 Item: 3 Heating condition System was unresponsive on heat pump mode. Furnace functioned only on EM mode using propane back up. Recommend further investigation by licensed HVAC contractor Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. Plumbing/Water Heater1 Page 53 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. Electrical 1 Page 54 Item: 2 Electrical Sharp-pointed metal screws hold panel cover in place. These are a potential hazard as they may puncture wire insulation and electrify panel box, becoming a shock or electrocution hazard. These screws should be replaced with approved, flat-tipped screws. Strongly recommend conditions are corrected. Electrical Panel 2 Page 56 Item: 2 Electrical Panel cover missing, exposing live electrical wires as an electrocution hazard. Page 67 of 68

70 Page 56 Item: 3 Subpanel Neutral wires and ground wires on the same busbar. This is not an allowable installation, recommend conditions are investigated further and corrected by licensed electrical contractor. Foundation/Crawlspaces Page 58 Item: 3 Drainage Large areas of standing water throughout the crawlspace. Water staying under vapor barrier at the time of inspection. Recommend further evaluation and corrections by licensed drainage contractor. Excessive moisture can result in mold growth and wood decay. Page 59 Item: 5 Ventilation Foundation vents are closed. Recommend opening all vents Page 61 Item: 8 Rodent Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Page 68 of 68