FAIRA TRANSPARENCY REPORTS

Transcription

1 608 State St. South Kirkland, WA (800) 571 FAIR FAIRA TRANSPARENCY REPORTS April 26, 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! Sincerely, The Faira Team

2 Cover Page Property Inspection Report Inspection prepared for: Bruce Boyd Real Estate Agent: - Date of Inspection: 4/20/2016 Time: 9:30 AM Age of Home: 2001 Size: 4010 Order ID: 399. Front faces West Inspector: Clifton Moody (Skip) License # 957 P.O. BOX 214, Redmond, WA Phone: inspectorskip@gmail.com

3 Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call or 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. A summary of safety items, major concerns are included in the last section of report. Remember this inspection is a snapshot in time. It is advisable to do a final walk through prior to closing using this report as a guide. Furnishing and rugs can conceal damage that may not have been visible at time of inspection. Red coloration denotes serious, safety or items that require further investigation. Blue coloration denotes minor or maintenance conditions. Green Coloration denotes shutoffs and locations. Page 1 of 70

4 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Cement fiberboard siding. Stucco siding present. Brick siding appeared in good condition. Water releasing from north valve. Noted. Slight discoloration to stucco. Recommend conditions are investigated further and corrected by licensed stucco contractor. NE Holes in stucco. Recommend conditions are investigated further and corrected by licensed stucco contractor. East Recommend entire stucco siding material is investigated further by licensed stucco contractor. Page 2 of 70

5 Discoloration Holes Holes in stucco. West 2. Gutters Gutters and downspouts appeared in good condition overall. SE nook discoloration Page 3 of 70

6 3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. 4. Soffit Soffits and eaves appeared in good condition overall. 5. Door/Window Exterior doors appeared in operable condition, at time of inspection. Window frames and sills appeared in good condition overall. Seller disclosed fail seal at exterior courtyard entry. Window is being replaced. Page 4 of 70

7 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 Pool inspection is outside the scope of the home inspection. Noted Earth close to base of the stucco, recommend minimum 6 inch clearance is achieved where possible as this is a conducive condition for moisture and wood destroying organism activity. Page 5 of 70

8 7. Electrical Exterior outlets operate. Exterior outlets are GFCI protected. 8. Gas Condition Meter located at North side. Main Gas shutoff is located to the lower left of the meter. Combustible gas leak detector indicates a slight gas leak at the meter, strongly recommend conditions are investigated further and corrected as required by licensed HVAC contractor or Puget Sound Energy. Page 6 of 70

9 9. Exterior Faucet Condition Exterior faucets were in operable condition overall. 10. Pressure Fireplace Fireplace was wood burning type with gas starter. Gas line capped off. Noted. No test preformed. Gas shutoff is located at the wall adjacent to the fireplace. Page 7 of 70

10 Gas shutoff is located at the wall adjacent to the fireplace. Page 8 of 70

11 1. Deck Decks Decking and Visible framing appeared in good condition overall. Decay to lower step. Recommend conditions are investigated further and corrected by licensed contractor. Page 9 of 70

12 1. Deck Deck 2 Deck surface is covered with water proof membrane, appeared in good condition overall. Guardrail appeared secure. Page 10 of 70

13 1. Stair Exterior Stairs Steps appeared uniform. Handrail appeared secure. Page 11 of 70

14 1. Roof Condition Roof Tile roof surface, average life span is 50+ years. Roof was visually inspected from accessible points on the interior and/or exterior. If a roof is too high, is too steep, is wet, or is composed of materials which can be damaged if walked upon, the roof is not mounted. Therefore, client is advised that this is a limited review and a licensed roofer should be contacted if a more detailed report is desired. Recommend following conditions are investigated further by licensed roofing contractor and conditions corrected as required. Gaps in tile. Tile broken. Cabana Tiles cracked. Multiple locations Page 12 of 70

15 Broken Tile 2. Chimney Cracked tiles. 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 13 of 70

16 Page 14 of 70

17 1. Attic Attic access is located in bedroom 1st right. Attic 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Bees hive Page 15 of 70

18 3. Ventilation Under eave soffit inlet vents noted. Continuous Ridge Vent present. 4. Insulation Condition Rock wool fiberglass insulation present. Depth: Insulation averages about inches in depth, estimated R value 39 Page 16 of 70

19 5. Rodent Bees give. Near access. Recommend removal. Indications of Rodent activity. Tunneling observed at house insulation. Some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Page 17 of 70

20 1. Attic Garage is location of access. Attic 2 2. Framing Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or have roofing contractor evaluate. South 3. Ventilation Water staining South Under eave soffit inlet vents noted. Continuous Ridge Vent present. Page 18 of 70

21 4. Rodent No visible indications of Rodent Activity. Page 19 of 70

22 1. Attic Attic access is located in the cabana Attic 3 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. 3. Ventilation Under eave soffit inlet vents noted. Continuous Ridge Vent present. Water deio through ridge. Cleaning recent,u bllll Page 20 of 70

23 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. 5. Insulation Condition Rock wool fiberglass insulation present. Depth: Insulation averages about inches in depth, estimated R value 39 Page 21 of 70

24 6. Rodent No visible indications of Rodent Activity. Page 22 of 70

25 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. Tile floor is in good condition. Page 23 of 70

26 1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is wood in good condition overall. Heat register present. Accessible outlets operate. Light fixture operates. Windows are thermal pane. 2. Fireplace Fireplace is a gas unit. Gas shutoff is located at the floor adjacent to the fireplace. 2 Gas shutoff is located at the floor adjacent to the fireplace. Page 24 of 70

27 Page 25 of 70

28 1. Conditions Den Ceiling and walls are in good condition overall. Accessible outlets operate. Heat register operates overall. Wood flooring is in good condition overall Windows are thermal pane, appeared sealed overall Entry door is in good operable condition. 2. Ceiling Fans Operated normally when tested, at time of inspection. Page 26 of 70

29 1. Condition Kitchen Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doors and drawers are in operable condition overall. Windows are thermal pane, appeared sealed overall 2. Floors Wood flooring is in good condition overall 3. Counter Condition Granite counter tops are in good condition. 4. Cabinet Cabinet doors and drawers are in operable condition overall. 5. Disposal Disposal operates overall. 6. Dishwasher Dishwasher was in operable condition. 7. 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. 8. Stove/Oven Stove/oven were in operable condition overall. 9. Refrigerator Refrigerator was in operable condition. Page 27 of 70

30 10. Electrical Outlets are GFCI protected at the counters. Light Fixture did not operate, possible blown bulb, recommend further investigation. 11. Vent Condition Vent fan appears to exhaust to the exterior. Page 28 of 70

31 1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is wood in good condition overall. Heat register present. Accessible outlets operate. Windows are thermal pane. Light fixture operates. Doors to the exterior operate and lock. 2. Electrical Outlets are not GFCI protected. Newer requirements are that outlets located in dining room be GFCI protected. Page 29 of 70

32 1. Room 1/2 Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Toilet was in operable condition overall. Entry door is in operable condition overall. 2. Electrical GFI outlets within 6 feet of the sink. 3. Exhaust Fans The bath fan is a worn unit which may be at the end of its useful life. 4. Floors Wood flooring is in good condition overall 5. Toilet Toilet was in operable condition overall. Lid is cracked. Page 30 of 70

33 6. Heating Heat register operates. Page 31 of 70

34 1. Family Room Family Room Walls and ceilings appear in good condition overall. Flooring is wood in good condition overall. Heat register present. Accessible outlets operate. Windows are thermal pane. Light fixture operates. Door to the exterior operates and locks. Ceiling fan operates. 2. Fireplace Fireplace is a gas unit. Gas Shutoff is located inside access panel under glass. Pilot Controls are located inside access panel under glass. 2 Gas Shutoff is located inside access panel under glass. Page 32 of 70

35 1. Condition Laundry Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Windows are thermal pane, appeared sealed overall Room not fully accessible at time of inspection. Noted. 2. Counters Formica counter tops are in good condition overall. 3. Exhaust Fans Vent fan operates overall. 4. Dryer Dryer appeared to exhaust to the exterior. Dryer is gas unit. There is both 220 volt electric service and gas service for gas or electric dryer. 5. Floor Condition Tile Flooring is in good condition overall. 6. Washer Materials: Washer appeared to be in operable condition. Page 33 of 70

36 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Windows are thermal pane. Light fixture operates. Entry door/doors are in good operable condition overall. 2. Fireplace Fireplace is a gas unit. Pilot Controls are located inside access panel under glass. Gas shutoff is located at the wall adjacent to the fireplace. 2 Gas shutoff is located at the wall adjacent to the fireplace. Page 34 of 70

37 3. Ceiling Fan 2 Pilot Controls are located inside access panel under glass. Materials: Ceiling Fan was in operable condition overall Page 35 of 70

38 1. Room Master Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Windows are thermal pane, appeared sealed overall Entry door is in operable condition overall. Closet door is in operable condition overall. 2. Electrical GFI outlets within 6 feet of the water sources. GFI for tub located inside electrical panel. Light Fixture did not operate, possible blown bulb, recommend further investigation. 3. Counters Marble tile counter tops are in good condition overall. 4. Exhaust Fans Vent fan operates overall. 5. Tub Jetted tub was in good condition overall. Access panel to tub equipment is located under sink. Page 36 of 70

39 6. Shower Shower is in good condition overall. Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout. 7. Shower door Brackets connections to wall are not flush. Recommend securing. Page 37 of 70

40 8. Toilet Toilet was in operable condition overall. Lid is broken. 9. Heating Heat register operates. Radiant floor thermostat did not operate. Recommend conditions are investigated further and corrected by licensed heating contractor. Page 38 of 70

41 Page 39 of 70

42 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 40 of 70

43 1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Carpet floor covering is in good condition. Guardrail appeared secure. 2. Floor Staining to the carpet. Page 41 of 70

44 1. Location Location 1st Left Bedroom1 2. Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Windows are thermal pane. Light fixture operates. Entry door is in good operable condition overall. Closet door/doors are in good operable condition overall. 3. Ceiling Fan Materials: Ceiling Fan was in operable condition overall Page 42 of 70

45 1. Location Location 1st Right Bedroom2 2. Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Windows are thermal pane. Entry door is in good operable condition overall. Exterior door operates and locks. 3. Ceiling Fan Materials: Ceiling Fan was in operable condition overall Page 43 of 70

46 1. Location Materials: Bedroom 1st left Bathroom This Room 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Windows are thermal pane, appeared sealed overall 3. Electrical GFI outlets within 6 feet of the sink. 4. Exhaust Fans Vent fan operates overall. 5. Floors Tile Flooring is in good condition overall. 6. Tub Tub was in good condition overall. 7. Shower Shower is in good condition overall. Shower door is in operable condition overall. 8. Sinks Sink was in operable condition overall. 9. Toilet Toilet was in operable condition overall. 10. Heating Heat register operates. 11. Doors Entry door does not catch, minor adjustment to strike plate may remedy this condition. Page 44 of 70

47 Page 45 of 70

48 1. Room Bedroom 2 Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Windows are thermal pane, appeared sealed overall Entry door is in operable condition overall. 2. Electrical GFI outlets within 6 feet of the sink. 3. Exhaust Fans Vent fan operates overall. 4. Floors Tile Flooring is in good condition overall. 5. Tub Tub was in good condition overall. 6. Shower Shower is in good condition overall. Shower door is in operable condition overall. 7. Sinks Sink was in operable condition overall. 8. Toilet Toilet was in operable condition overall. Page 46 of 70

49 1. Condition Cabana Outdoor section Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doors and drawers are in operable condition overall. Windows are thermal pane, appeared sealed overall 2. Counter Condition Tile counter tops are in good condition. Voids in the counter at the back splash, recommend resealing. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Sinks Water off to sink. No test preformed. Damage to floor under sink. Recommend conditions are investigated further and corrected by licensed contractor. Page 47 of 70

50 5. Electrical Outlets are GFCI protected at the counters. Page 48 of 70

51 1. Room Cabana Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Entry door is in operable condition overall. 2. Electrical GFI outlets within 6 feet of water sources. 3. Counters Tile counter tops are in good condition overall. 4. Floors Tile Flooring is in good condition overall. 5. Tub Tub was in good condition overall. No hot water to tub. Recommend conditions are investigated further and corrected by licensed plumbing contractor. 6. Shower Shower is in good condition overall. Shower door is in operable condition overall. 7. Sinks No hot water to sink. Recommend conditions are investigated further and corrected by licensed plumbing contractor. 8. Toilet Toilet was in operable condition overall. 9. Heating There is no heat source in this room. Page 49 of 70

52 1. Bedroom Cabana Interior Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material in good condition. Heat register present. Accessible outlets operate. Windows are thermal pane. Light fixture operates. Entry door is in good operable condition overall. 2. Heating Gas wall heater unplugged. No test to unit. Noted. Page 50 of 70

53 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 Materials: Flooring is concrete, appeared in good condition overall. 3. Doors Entry door is in operable condition overall. 4. Garage Doors Garage doors operate overall, were on auto openers. Safety return sensors operate overall. Photo cell safety returns operate. Page 51 of 70

54 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 garage Furnace is Trane brand 15 years of age approximately, average life span is 18 to 22 years. 3. Heating condition Furnace was serviced within the last year according to seller. Verification can be provided upon request. Combustible gas leak detector indicates a slight gas leak at the furnace. Strongly recommend conditions are investigated further by licensed HVAC contractor or Puget Sound Energy. 4. Filters Location: Electronic air cleaner present. Filter located above furnace. Furnace filter dirty, recommend cleaning. Page 52 of 70

55 Page 53 of 70

56 1. Plumbing Plumbing/Water Heater1 Water lines were copper. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Gas Water heater. 40 gallons Location: The heater is located in the exterior pool closet. 3. Age Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. Approximately 15 years of age, average life span is 10 to 12 years. 4. Condition Expansion tank is in place. 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. Page 54 of 70

57 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 55 of 70

58 1. Water Heater Condition Plumbing/Water Heater2 Heater Type: Gas Water heater. Garage left side 50 gallons Location: The heater is located in the garage. 2. Age Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. Approximately 15 years of age, average life span is 10 to 12 years. 3. Condition Seismic straps are in place. Expansion tank is in place. 4. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 56 of 70

59 1. Water Heater Condition Plumbing/Water Heater 3 Heater Type: Gas Water heater. 50 gallons Location: The heater is located in the garage. Right side 2. Age Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. Approximately 15 years of age, average life span is 10 to 12 years. 3. Condition Seismic straps are in place. Expansion tank is in place. 4. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 57 of 70

60 1. Location Materials: Located in the Garage left Electrical 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. 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. Page 58 of 70

61 1. Location Materials: Located in the Garage. Right Electrical2 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Panel cover screw(s) missing. 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. Page 59 of 70

62 1. Foundation Foundation/Crawlspaces Continuous concrete foundation visible portion appeared in good condition overall. 2. Drainage Crawlspace was dry overall. 3. Framing Visible framing appeared in good condition overall. Slight Mold/fungus like growth present on a few boards. Some forms of mold/fungus can be toxic or cause allergic reactions. This is not a condition associated all forms of fungus/mold. Recommend conditions are investigated further and corrected as required by licensed company specializing in mold analysis and abatement. Crawlspace not completely accessible due to heating ducts blocking access. This is a limited inspection of the crawlspace, NE area only. Recommend conditions are investigated further and corrected licensed contractor. Page 60 of 70

63 4. Ventilation Ventilation appeared adequate. 5. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages about 6 inches in depth; estimated R value 19, newer requirements are R30 insulation content. Page 61 of 70

64 6. Ducts Ducts appeared securely attached and insulated overall. 7. Vapor Barrier Vapor Barrier was in place. Page 62 of 70

65 8. Rodent No visible indications of Rodent Activity. Page 63 of 70

66 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. Could not locate main water shutoff. GAS BBQ shutoff. Left of exterior fireplace 2 Water heater water line shutoff is located above the water heater. 2 Water Heater gas shutoff is located to the right of the water heater. 2 Water Heater gas shutoff is located to the right of the water heater. Page 64 of 70

67 2 Water Heater gas shutoff is located to the right of the water heater. Right water heater 2 Furnace gas shutoff is located to the left of the furnace. Page 65 of 70

68 1. Appliances/Equipment Oven Refrigerator Dishwasher Microwave Washer Dryer Water Heater Furnace Equipment Pool equipment Water heater pool closet. 2 Microwave 2 Dishwasher Page 66 of 70

69 Dryer Washer Water heater garage left Furnace Page 67 of 70

70 Report Summary Report Summary This is a visual inspection. No destructive testing is performed. This is not a soil inspection nor do we inspect for formaldehyde, radon, asbestos, Chinese drywall, lead paint, mold, hazardous materials/substances, landscape lighting, sprinkler systems, septic systems/drain fields, smoke alarms or recreational equipment such as Jacuzzis etc.. It is recommended that noted deficiencies be investigated further by licensed companies specializing in those disciplines. Inspection is subject to conditions at the time of inspection. Appliances are checked to see if they're in operable condition. This is not a code inspection as codes change frequently and vary between municipalities. We make no guarantees for expected life. It is impossible to verify conditions of places inaccessible in walls under and in between floors, behind furniture appliances etc., and we assume no responsibility for those items as such. Estimates for repairs are approximations and we do not guarantee their accuracy. Possible solutions for problems are solely opinions based on conditions at the time of the inspection and are not to be assumed as being totally conclusive The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses or further investigation to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all of the pages of the report as the summary alone does not explain all the issues. We recommend repairs should be done by licensed &bonded contractors. We also recommend obtaining a copy of all receipts, warranties and permits for the work done. Exterior Areas Page 2 Item: 1 Siding Condition Slight discoloration to stucco. Recommend conditions are investigated further and corrected by licensed stucco contractor. NE Holes in stucco. Recommend conditions are investigated further and corrected by licensed stucco contractor. East Recommend entire stucco siding material is investigated further by licensed stucco contractor. Page 5 Item: 6 Grading Earth close to base of the stucco, recommend minimum 6 inch clearance is achieved where possible as this is a conducive condition for moisture and wood destroying organism activity. Page 6 Item: 8 Gas Condition Combustible gas leak detector indicates a slight gas leak at the meter, strongly recommend conditions are investigated further and corrected as required by licensed HVAC contractor or Puget Sound Energy. Decks Page 9 Item: 1 Deck Decay to lower step. Recommend conditions are investigated further and corrected by licensed contractor. Roof Page 12 Item: 1 Roof Condition Recommend following conditions are investigated further by licensed roofing contractor and conditions corrected as required. Gaps in tile. Tile broken. Cabana Tiles cracked. Multiple locations Attic Page 17 Item: 5 Rodent Bees give. Near access. Recommend removal. Indications of Rodent activity. Tunneling observed at house insulation. Some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Page 68 of 70

71 Attic 2 Page 18 Item: 2 Framing Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or have roofing contractor evaluate. South Attic 3 Page 20 Item: 3 Ventilation Water deio through ridge. Cleaning recent,u bllll Dining Room Page 29 Item: 2 Electrical Outlets are not GFCI protected. Newer requirements are that outlets located in dining room be GFCI protected. Master Bathroom Page 37 Item: 7 Shower door Brackets connections to wall are not flush. Recommend securing. Page 38 Item: 9 Heating Radiant floor thermostat did not operate. Recommend conditions are investigated further and corrected by licensed heating contractor. Cabana Bathroom Page 49 Item: 5 Tub No hot water to tub. Recommend conditions are investigated further and corrected by licensed plumbing contractor. Page 49 Item: 7 Sinks No hot water to sink. Recommend conditions are investigated further and corrected by licensed plumbing contractor. Heat/AC Page 52 Item: 3 Heating condition Combustible gas leak detector indicates a slight gas leak at the furnace. Strongly recommend conditions are investigated further by licensed HVAC contractor or Puget Sound Energy. Plumbing/Water Heater1 Page 54 Item: 3 Age Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. Approximately 15 years of age, average life span is 10 to 12 years. Plumbing/Water Heater2 Page 56 Item: 2 Age Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. Approximately 15 years of age, average life span is 10 to 12 years. Plumbing/Water Heater 3 Page 57 Item: 2 Age Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. Approximately 15 years of age, average life span is 10 to 12 years. Foundation/Crawlspaces Page 69 of 70

72 Page 60 Item: 3 Framing Slight Mold/fungus like growth present on a few boards. Some forms of mold/fungus can be toxic or cause allergic reactions. This is not a condition associated all forms of fungus/mold. Recommend conditions are investigated further and corrected as required by licensed company specializing in mold analysis and abatement. Crawlspace not completely accessible due to heating ducts blocking access. This is a limited inspection of the crawlspace, NE area only. Recommend conditions are investigated further and corrected licensed contractor. Shutoffs Page 64 Item: 1 Shutoff Locations Could not locate main water shutoff. Page 70 of 70

73 Candice and Bruce Boyd th Avenue NE Sammamish, WA May 3, 2016 RE: Home Inspection Report/Corrections based on the R.W. West Consultants Inc. Report Summary dated 4/20/16 by Clifton Moody (Skip) The following inspections and corrections are scheduled or have been made to the home: Update: May 5, Exterior Areas a. Page 2 item 1 Siding Inspection by Sound Exteriors scheduled on 5/6/16; Company referred by NW Wall and Ceiling Bureau b. Page 5 item 6 Grading item corrected c. Page 6 item 8 Gas condition. Puget Sound Energy inspected on 4/27/16 for possible gas leak on flex hose to furnace. Non-hazardous gas release on fitting before meter repaired. PSE statement: No hazardous issues exist. PSE returned on 5/5/16 to repair meter set. PSE statement: No leaks remain. 2. Decks a. Page 9 item 1 Deck Deck will be stained with Flood protective wood finish. 3. Roof a. Page 12 item 1 Roof Condition Roof cleaned by Axis Roof and Gutter on 4/19/16. No cracks were noticed at the time of cleaning. Will have Axis Roof and Gutter replace the identified tile(s). Axis Roof and Gutter inspected and replaced titles on 5/5/ Attic a. Page 17 item 5 Dormant Bee Hive found near access attic. Willards Pest Control will complete dormant bee hive removal and pest inspection on 5/5/ Attic 2 a. Page 18 item 2 Framing Garage Roof cleaning on day before inspection possible cause. Debris was cleaned out around flashing. Axis Roof and Gutter completed inspection and corrected problem on 5/5/ Attic 3 a. Page 20 item 3 Ventilation recent roof cleaning was the issue Axis Roof and Gutter completed inspection on 5/5/16. No problem found. 7. Dining room a. Page 20 item 2 electrical outlets have new requirements NA 8. Master Bathroom a. Page 37 item 7 Shower door bracket connections are not flush. Will correct. b. Page 38 item 9 Heating radiant heating digital thermostat not working. Will correct. Ordered new digital thermostat 5/3/ Cabana Bathroom/Room Heater

74 a. Page 49 item 5 Tub No hot water. Item corrected 4/27/16 Gas water tank turned on after winterization. Gas heater passed test by PSE and turned on in Cabana room. b. Page 49 item 7 Sinks. Item corrected 4/27/16 same as above. 10. Heat/AC a. Page 52 item 3 Heating condition; Puget Sound Energy inspected on 4/27/16 for possible gas leak on flex hose to furnace. Non-hazardous gas release on fitting before meter repaired. PSE statement: No hazardous issues exist. PSE returned on 5/5/16 to repair meter set. PSE statement: No leaks remain. 11. Plumbing/Water Heater 1 a. Page 54 item 3 Age. Buyer to replace or can work with homeowner to replace (estimated replacement cost for Water Heater 1 & 2 from Washington Energy Services for (2) Rheem Standard Gas Tanks 50 Gal., 60% efficient, 6 year warranty is $3, with tax/permit) 12. Plumbing/Water Heater 2 a. Page 56 item 2 - Age. Buyer to replace or can work with homeowner to replace 13. Plumbing/Water Heater 3 a. Page 57 item 2 - Age. Cabana water heater. Limited use in good condition. 14. Foundation/Crawl Space a. Page 60 item 3 - Framing- possible slight mold on some boards? Servpro of Redmond, completed inspection on 5/4/16. No problem found. 15. Shutoffs a. Page 64 item 1 Inspector could not find referenced Cabana water shutoff. It is located near wall in pump room.