Amendment to the Inspection Report

Transcription

1 Amendment to the Inspection Report Page 14 Item: 5 Toilet A loose toilet. This can indicate damage to the sub-flooring beneath the fixture and floor covering. This condition is not visible or fully accessible to the inspector without destructive investigation. Client is advised to seek further review by a licensed plumbing contractor prior to closing for repairs/replacement as required. Toilet was removed to replace flooring. It hadn t been completely tightened after re-install. It has since been properly secured to floor. Page 35 Item: 1 Carbon Monoxide Carbon monoxide detectors not visible on all levels. As of April 1st 2012 it is required that Carbon monoxide detectors are installed on each level and outside of bedroom areas. Recommend conditions are corrected. The detectors are now in place as directed. Page 26 Item: 2 Water Heater Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Water heater has been turned down to a proper temperature. Other items corrected: Reattached the insulation in the crawl space Replaced ground cover vapor barrier to cover exposed areas

2 Property Inspection Report th Ave W, #C12, Edmonds, WA Inspection prepared for: Faira.com Real Estate Agent: Christopher Ellis - Faira Date of Inspection: 6/29/2017 Time: 9:00 AM Age of Home: 1990 Size: 1200 This is an inspection of this unit only. Exterior conditions and common areas are generally the responsibility of the condominium association. Recommend you review your resale certificate orpublic offering statement. Inspector: Clifton Moody License # 957 Phone: rwwestconsultants@gmail.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 GFI outlets may not be installed; 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. Items denote serious, safety or items that required further investigation Items denote minor or maintenance items Green notes denote locations and shutoff valves Page 2 of 37

4 1. Deck Decks Guardrail appeared secure. Observations: Recommend following conditions are investigated further and corrected as required by licensed contractor. Ledger board secures deck to the house with nails instead of lag bolts. Nails loosen with temperature/moisture and humidity changes and can result in deck collapsing. Strongly recommend lag bolts are installed as a safety precaution. Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is to prevent small children from fitting through guardrail. Page 3 of 37

5 Page 4 of 37

6 1. Attic Attic access is located in the hallway Attic 1 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Observations: 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 5 of 37

7 3. Ventilation Under eave soffit inlet vents noted. Roof surface vents present. Gable louver vents noted. 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. Page 6 of 37

8 5. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages about inches in depth, estimated R value 38 Observations: Missing insulation by bathroom fan near access. Page 7 of 37

9 6. Rodent No visible indications of Rodent Activity. Page 8 of 37

10 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Tile floor is in good condition. Page 9 of 37

11 1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is carpet. Electric convector heat operates. Accessible outlets operate. 2. Electrical Observations: Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. SE SE Page 10 of 37

12 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is wood. Accessible outlets operate. Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doors and drawers are in operable condition overall. 2. Counter Condition Formica counter is in good condition overall. 3. Disposal Disposal operates overall. 4. Microwave Observations: Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, client should seek further review by qualified technician prior to closing. 5. Stove/Oven Stove/oven were in operable condition overall. Page 11 of 37

13 6. Refrigerator Refrigerator was in operable condition. 7. Vent Condition Vent fan is part of microwave and is Recirculating Type Page 12 of 37

14 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. 2. Sinks Sinks are in operable condition overall. 3. Electrical GFI outlets within 6 feet of the sink. Observations: Outlet lost integrity. Recommend conditions are investigated further and corrected by licensed electrical contractor. 4. Exhaust Fans Vent fan operates overall. Page 13 of 37

15 5. Toilet Toilet was in operable condition overall. Observations: A loose toilet. This can indicate damage to the sub-flooring beneath the fixture and floor covering. This condition is not visible or fully accessible to the inspector without destructive investigation. Client is advised to seek further review by a licensed plumbing contractor prior to closing for repairs/replacement as required. Page 14 of 37

16 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 15 of 37

17 1. Condition Upstairs Laundry Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Exhaust Fans Vent fan operates overall. 3. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. 4. Floor Condition Vinyl flooring appeared in good condition overall. 5. Washer Materials: Washer appeared to be in operable condition. Page 16 of 37

18 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Accessible outlets operate. 2. Heating Electric Convector heater operates. Page 17 of 37

19 1. Room Master Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of the water sources. 3. Counters Formica counter tops are in good condition overall. 4. Exhaust Fans Vent fan operates overall. 5. Floors Wood flooring is in good condition overall 6. Shower Shower is in good condition overall. Shower door is in operable condition overall. 7. Toilet Toilet was in operable condition overall. 8. Heating Heat lamp operates. Page 18 of 37

20 Page 19 of 37

21 1. Room Hall Bathroom1 Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of water sources. 3. Counters Formica counter tops are in good condition overall. 4. Exhaust Fans Observations: The bath fan is a worn unit which may be at the end of its useful life. 5. Floors Wood flooring is in good condition overall 6. Tub Tub was in good condition overall. Page 20 of 37

22 7. Sinks Sink was in operable condition overall. 8. Toilet Toilet was in operable condition overall. 9. Heating Heat lamp operates. Page 21 of 37

23 1. Bedroom Room Bedroom 1 Walls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate. 2. Heating Electric Convector heater operates. Page 22 of 37

24 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. Doors Observations: Garage door leading to interior did not self close. Recommend adjustment or installing self closing hinge for fire protection and to prevent carbon monoxide from entering the living area. 3. Garage Doors Single garage door operates, was on auto opener. Photo cell safety returns operate overall. Observations: Tension safety return did not operate on the garage doors, recommend adjustment. Page 23 of 37

25 Heat/AC 1. Heating Type Electric convector zone controlled system in operable condition. 2. Heater Page 24 of 37

26 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 hall closet. Observations: No Drip Pan and Drain: Water heater is installed over finished living space. Consider installing pan or leak alarm sensor. Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. 3. Age Approximately 8 years of age, average life span is 10 to 12 years Page 25 of 37

27 4. Condition Seismic straps are in place. Observations: 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. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Observations: Temperature and pressure relief valve routes at an upward angle. This condition can cause water to set in the outlet drain resulting in corrosion to the temperature and pressure relief valve and cause it not to engage when needed. This is an extremely hazardous condition, strongly recommend conditions are corrected by licensed HVAC contractor. Typically copper or cpvc is used at TPRV extension. Recommend conditions are investigated further and corrected by licensed plumbing contractor. TPRV downsized. Recommend conditions are investigated further and corrected by licensed plumbing contractor. Page 26 of 37

28 1. Location Materials: Located in the Garage Electrical 1 2. Electrical 125 AMP service, 1/0 Aluminum service entrance wires. 3. Grounding Observations: Grounding not visible is a common condition in condominiums and town homes. 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Page 27 of 37

29 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. Observations: Cardboard forms still attached to individual concrete piers, typically this material should be removed as it is a conducive condition for wood destroying organism activity. Page 28 of 37

30 4. Ventilation Ventilation appeared adequate. 5. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages 4 inches, estimated R value 13. Newer requirements are R30 Insulation content. Observations: Insulation damaged/missing in areas of the crawlspace, recommend conditions are corrected. Page 29 of 37

31 6. Vapor Barrier Vapor barrier was mostly in place. Observations: Missing incomplete/vapor barrier, recommend 6 mil black plastic vapor barrier is installed with minimum 12 inch lap. This is a conducive condition for wood decay and mold growth Page 30 of 37

32 1. Shutoff Locations Shutoffs 2 Water heater water line shutoff is located above the water heater. Main water shutoff off located directly above water heater. Page 31 of 37

33 1. Appliances/Equipment Observations: Oven Refrigerator Dishwasher Microwave Water Heater Washer Dryer Equipment Water heater Water heater 2 Dryer 2 Oven Page 32 of 37

34 2 Microwave 2 Dishwasher 2 Refrigerator Page 33 of 37

35 Carbon Monoxide Detectors 1. Carbon Monoxide Observations: Carbon monoxide detectors not visible on all levels. As of April 1st 2012 it is required that Carbon monoxide detectors are installed on each level and outside of bedroom areas. Recommend conditions are corrected. Page 34 of 37

36 Term Expansion Tank TPR Valve Glossary Definition An expansion tank or expansion vessel is a small tank used to protect closed (not open to atmospheric pressure) water heating systems and domestic hot water systems from excessive pressure. The tank is partially filled with air, whose compressibility cushions shock caused by water hammer and absorbs excess water pressure caused by thermal expansion. The thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressurerelief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200 F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves Page 35 of 37

37 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. Decks Page 3 Item: 1 Deck Recommend following conditions are investigated further and corrected as required by licensed contractor. Ledger board secures deck to the house with nails instead of lag bolts. Nails loosen with temperature/moisture and humidity changes and can result in deck collapsing. Strongly recommend lag bolts are installed as a safety precaution. Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is to prevent small children from fitting through guardrail. Attic 1 Page 5 Item: 2 Framing There is a whitish and or darkened coloration that possibly could be a fungal/mold growth. Conditions are generally a result of excessive moisture at some point or inadequate ventilation. Testing may include surface sampling and air quality testing. Treating/remediation and correction moisture conditions will help prevent future occurrences. Recommend testing be performed. Living Room Page 10 Item: 2 Electrical Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. SE 1/2 Bathroom Page 13 Item: 3 Electrical Outlet lost integrity. Recommend conditions are investigated further and corrected by licensed electrical contractor. Page 14 Item: 5 Toilet A loose toilet. This can indicate damage to the sub-flooring beneath the fixture and floor covering. This condition is not visible or fully accessible to the inspector without destructive investigation. Client is advised to seek further review by a licensed plumbing contractor prior to closing for repairs/replacement as required. Garage Page 36 of 37

38 Page 23 Item: 2 Doors Garage door leading to interior did not self close. Recommend adjustment or installing self closing hinge for fire protection and to prevent carbon monoxide from entering the living area. Page 23 Item: 3 Garage Doors Tension safety return did not operate on the garage doors, recommend adjustment. Plumbing/Water Heater1 Page 25 Item: 2 Water Heater Condition Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Page 26 Item: 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. Page 26 Item: 5 TPRV Condition Temperature and pressure relief valve routes at an upward angle. This condition can cause water to set in the outlet drain resulting in corrosion to the temperature and pressure relief valve and cause it not to engage when needed. This is an extremely hazardous condition, strongly recommend conditions are corrected by licensed HVAC contractor. Typically copper or cpvc is used at TPRV extension. Recommend conditions are investigated further and corrected by licensed plumbing contractor. TPRV downsized. Recommend conditions are investigated further and corrected by licensed plumbing contractor. Electrical 1 Page 27 Item: 3 Grounding Grounding not visible is a common condition in condominiums and town homes. Carbon Monoxide Detectors Page 34 Item: 1 Carbon Monoxide Carbon monoxide detectors not visible on all levels. As of April 1st 2012 it is required that Carbon monoxide detectors are installed on each level and outside of bedroom areas. Recommend conditions are corrected. Page 37 of 37