FAIRA TRANSPARENCY REPORTS. July 6, 2016

Transcription

1 608 State St. South Kirkland, WA FAIR FAIRA TRANSPARENCY REPORTS NE 135 th St, Kirkland, WA July 6, 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 Property Inspection Report Inspection prepared for: Athena Rivera Real Estate Agent: Athena Rivera - Faira Date of Inspection: 7/1/2016 Time: 1:30 PM Age of Home: 1989 Size: 1690 Weather: Sunny 72 degrees Order ID: 706 Front door faces West for orientation purposes. 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: Client present 2. Home Type Home Type: Split Foyer Style - Two Levels 3. Occupancy Occupancy: Vacant The utilities were on at the time of inspection. Page 1 of 56

4 Exterior Areas 1. Siding Condition Siding appeared in fair condition overall. Plywood T111 siding LP Oriented Strand Board Siding There have been problems with LP siding prematurely failing. This material was subject of class action lawsuit. T-111 plywood delamination East side. Recommend further investigation LP siding at the West side has some swelling and recessed nail heads, an indication of moisture absorption at siding. Recommend further evaluation by licensed siding contractor. West Elevation North Elevation East Elevation South Elevation Page 2 of 56

5 Plywood delamination East side Some swelling at siding west side 2. Gutters Gutters and downspouts appeared in good condition overall. 3. Driveway and Walkway Condition Concrete sidewalks appeared in good condition overall. Asphalt driveways appeared in good condition overall. Page 3 of 56

6 4. Soffit Soffits and eaves appeared in good condition overall. 5. Door/Window 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. There was no visible flashing above the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material. Page 4 of 56

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. South side and against front porch area. 7. Electrical Exterior outlets operate. Exterior outlets are GFCI protected. Foliage touching siding 8. Cable Feeds Materials: Primary Service is Underground Service Lateral Page 5 of 56

8 9. Gas Condition Meter located at North side. Main Gas shutoff is located to the lower left of the meter. Main Gas Shutoff 10. Exterior Faucet Condition Exterior faucets were in operable condition overall. 11. Pressure 55 Page 6 of 56

9 12. Gate Condition Materials: Wood Fences are NOT INCLUDED as part of a home inspection. Page 7 of 56

10 1. Porch1 West Porches 2. Porch Decking and Visible framing appeared in good condition overall. Guardrail appeared secure. Deck stairs appeared uniform, handrail secure. Page 8 of 56

11 1. Deck1 East Decks 2. Deck Decking and Visible framing appeared in poor condition overall. Recommend positive connection at beam for landing No visible flashing present above the deck header to prevent moisture from becoming trapped between siding and header that could result in decay, recommend flashing is installed. 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. Decking boards decayed, recommend investigation of extent of damage and repair. There were a few areas where decking boards where springy. This can be an indication of damage. recommend conditions are investigated further. There's wood decay occurring to the deck guardrail, strongly recommend conditions are correct it as a safety precaution Strongly recommend not using deck until repairs are made. Page 9 of 56

12 Recommend positive connection at beam Page 10 of 56

13 1. Deck1 East Deck 2 2. Deck Deck surface appeared in poor condition, framing was not visible due to ground proximity. Strongly recommend not using deck until repairs are made. Decay and settling are occurring. Deck is deteriorated Page 11 of 56

14 1. Roof Condition Roof Architectural Composition shingle. Appears in newer condition Walked on roof surface. Type Average life span 30 years for this type surface with proper maintenance and care. 2. Flashing Flashing appeared in good condition overall. 3. Skylights Skylights appeared sealed, no visible indications of leakage. Page 12 of 56

15 4. Chimney T-111 water damage at chimney. Recommend further investigation and repairs. T-111 water damage T-111 water damage T-111 water damage Page 13 of 56

16 1. Attic Attic access is located in the hallway Attic 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Newer OSB roof deck noted Water penetration at chimney chase. Recommend further investigation and repairs Page 14 of 56

17 Water penetration at chimney chase 3. Ventilation Water penetration at chimney chase Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Roof surface vents present. Gable louver vents noted. Page 15 of 56

18 Roof Surface Vent Eave Vents 4. Fan/Duct Gable End Vent Bathroom fans do not exhaust completely to the exterior, recommend correction. This condition can result in mold/fungal growth. Page 16 of 56

19 5. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages about inches in depth, estimated R value Rodent No visible indications of Rodent Activity. Page 17 of 56

20 General Interior Note 1. General Notes Many 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 18 of 56

21 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Wood flooring is in fair condition overall. Windows are thermal pane, appeared sealed overall Page 19 of 56

22 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 2. Floors Linoleum Flooring is in good condition overall. 3. Counter Condition Formica counter is in good condition overall. 4. Cabinet Cabinet doors and drawers are in operable condition overall. 5. Disposal Disposal operates overall. 6. Dishwasher Lack of a proper air gap noted at dishwasher drain line. In the event of a sewer backup this device prevents sewer matter from entering into dishwasher. Recommend having a licensed plumber install a air gap or drip loop to prevent possible contamination to water supply. Not operable at the time of inspection, recommend conditions are investigated further and corrected as required. 7. Stove/Oven Stove/oven were in operable condition overall. Page 20 of 56

23 8. Refrigerator Refrigerator was in operable condition. 9. Electrical Outlets are GFCI protected at the counters. 10. Vent Condition Vent fan is recirculating type. 11. Window Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. 12. Heating Heat register operates. Failed glass seal Page 21 of 56

24 1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is carpet in good condition overall. Heat register present. Accessible outlets operate. Windows are thermal pane. Light fixture operates. 2. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. 3. Heating Heat register operates. Failed glass seal Page 22 of 56

25 1. Location Location Southeast Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Windows are thermal pane. Sliding glass door operates overall. 3. Fireplace Fireplace is a gas unit. Pilot Controls are located inside access panel under glass. Fireplace is equipped with a blower in operable condition. Blacken at fireplace gas can be an indication of improper air fuel mixture. recommend fireplace be serviced by licensed HVAC contractor. There was no visible gas shutoff, strongly recommend conditions are investigated further and corrected as required by licensed HVAC contractor. Fireplace did not operate, recommend conditions are investigated further by licensed HVAC contractor. Pilot controls Page 23 of 56

26 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 24 of 56

27 Upstairs Hallway 1. Conditions Ceiling and walls are in good condition overall. Light fixture operates. Carpet floor covering is in good condition. Closet doors are in operable condition. 2. Electrical Smoke detector missing. Recommend installation for safety Page 25 of 56

28 1. Location Location Southwest Master Bedroom 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/doors are in good operable condition overall. Closet door/doors are in good operable condition overall. 3. Electrical Switch cover plates missing, recommend correction as a safety precaution. 4. Heating Heat register operates. 5. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Page 26 of 56

29 Failed glass seal Page 27 of 56

30 1. Location Materials: Bedroom Master Bathroom 2. Room 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. There were no visible indications of plumbing deficiencies overall. 3. Electrical GFI outlets within 6 feet of the water sources. 4. Counters Formica counter tops are in good condition overall. 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Exhaust Fans Window only, no vent fan. 7. Floors Linoleum Flooring is in good condition overall. 8. Tub Tub was in fair condition overall. Page 28 of 56

31 9. Sinks Sink was in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. Fiberglass damage at tub deck Page 29 of 56

32 1. Location Materials: Upstairs Hall Bathroom1 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Skylight is thermal pane, appeared sealed overall Entry door is in operable condition overall. There were no visible indications of plumbing deficiencies overall. 3. Electrical GFI outlets within 6 feet of water sources. 4. Counters Formica counter tops are in good condition overall. 5. Cabinets Cabinet doors are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. 7. Floors Water staining next to tub Page 30 of 56

33 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. 11. Heating Heat register operates. Water staining next to tub Page 31 of 56

34 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. 3. Doors Entry door does not catch, minor adjustment to strike plate may remedy this condition. Closet doors not installed. 4. Heating Heat register operates. Page 32 of 56

35 1. Location Location 2nd Left 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. Light fixture operates. 3. Electrical Switch cover plates missing, recommend correction as a safety precaution. 4. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Page 33 of 56

36 5. Heating Heat register operates. Failed glass seal Page 34 of 56

37 1. Stair Stairs Leading to Basement Steps appeared uniform. Handrail appeared secure. Page 35 of 56

38 1. Location Location Southeast Basement Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is individual vinyl squares in poor condition. Heat register present. Accessible outlets operate. Windows are thermal pane. Sliding glass door operates overall. Closet door/doors operate 3. Electrical Track lighting did not operate. Maybe a blown bulb Outlet cover plates missing, recommend cover plates are installed. Page 36 of 56

39 Track lighting did not operate 4. Window Deficiencies Broken glazing observed, suggest re-glazing as necessary. Broken window glass Page 37 of 56

40 1. Location Location Southwest Basement Bedroom 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. Heating Heat register operates. Page 38 of 56

41 1. Location Materials: Basement Basement Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Entry door is in operable condition overall. There were no visible indications of plumbing deficiencies overall. 3. Electrical GFI outlets within 6 feet of the sink. 4. Counters Engineered Composite Vanity Top with Basin 5. Cabinets Cabinet doors are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. 7. Floors Individual vinyl square Flooring is in fair 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 39 of 56

42 11. Heating There is no heat source in this room. Page 40 of 56

43 1. Location Basement Basement Laundry Room 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Exhaust Fans Vent fan operates overall. 4. Dryer There is a place for dryer to exhaust to the exterior. 220 volt electrical service for electric dryer. 5. Washer Materials: Washer faucets were in operable condition, no visible leakage. Page 41 of 56

44 Garage 1. Condition 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. Doors Entry door is in operable condition overall. 4. Garage Doors Double garage door was in operable condition, was on auto opener. Photo cell safety returns operate. Tension safety returns operate. 5. Electrical No GFI protection for outlets, recommend GFI protecting. Page 42 of 56

45 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 Payne brand 27 years of age approximately, average life span is 18 to 22 years. The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. 3. Heating condition Last service date is over one year ago, or is unable to be determined. Unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. One such area is the combustion chamber / heat exchanger where cold air blows across the "fire box", becoming the hot air that circulates throughout your home. During the life span of any furnace, this metal wall may develop a crack or a broken weld, allowing carbon monoxide to circulate throughout the home. This is why furnace specialists recommend a complete inspection annually; recommend having unit inspected by certified HVAC technician. There was no visible disconnect/kill switch, recommend conditions are investigated further and corrected as required by licensed HVAC contractor Page 43 of 56

46 4. Filters Location: Located inside heater cabinet. All heat registers tested and have heat Page 44 of 56

47 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 garage. Less than 18 minimum height in garage installation; combustion hazard. 3. Age Water heater is near end of useful life span, recommend monitoring. Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. 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. Expansion tank is not in place."closed" water systems such as a water heater with a check valve, temperature and pressure relief valve (pressure regulator and the like) ahead of the heater. When the water gets heated it expands and that extra volume has to go someplace. Without an expansion tank the pressure could rise to a dangerous level in a closed system. A diaphragm type of expansion tank is a pressure vessel that contains a flexible membrane totally separating the water from a captive volume of air. Air compresses and as the water temperature rises, creating extra pressure/space, the air in the vessel accommodates that increase. Thereby preventing a potentially dangerous pressure rise. Page 45 of 56

48 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 46 of 56

49 1. Location Materials: Located in the Garage Electrical 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Snap In Breaker Filler Plate Missing, Recommend Correction. Should be installed to keep mice out of panel box and to avoid potential electrocution hazard. 3. Grounding Missing snap in filler plates Electrical service is grounded and bonded. Bonding clamp removed at water heater. Recommend replacement 4. Wiring Type Bonding clamp removed Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Page 47 of 56

50 Foundation/Crawlspaces 1. Foundation Continuous concrete foundation visible portion appeared in good condition overall. Basement and concrete slab foundation. Page 48 of 56

51 Shutoffs 1. Shutoff Locations Water Heater gas shutoff is located to the left of the water heater. Water heater water line shutoff is located above the water heater. Furnace gas shutoff is located to the right of the Furnace. Gas Meter shutoff is located to the lower left of the meter. Main water shutoff is located on the northwest corner of garage Gas Main Shutoff Water Main Shutoff NW corner of garage Furnace Gas Shutoff Water Heater Gas Shutoff Page 49 of 56

52 Water Heater Line Shutoff Page 50 of 56

53 1. Appliances/Equipment Stove Refrigerator Dishwasher Disposal Water Heater Furnace Equipment 2 Water Heater 2 Furnace 2 Stove 2 Disposal Page 51 of 56

54 2 Refrigerator 2 Dishwasher Page 52 of 56

55 Carbon Monoxide Detectors 1. Carbon Monoxide 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. Smoke detector missing at upstairs hallway. Recommend replacement Smoke detector missing Page 53 of 56

56 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 Exterior recommend Areas obtaining a copy of all receipts, warranties and permits for the work done. Page 2 Item: 1 Siding Condition There have been problems with LP siding prematurely failing. This material was subject of class action lawsuit. T-111 plywood delamination East side. Recommend further investigation LP siding at the West side has some swelling and recessed nail heads, an indication of moisture absorption at siding. Recommend further evaluation by licensed siding contractor. Decks Page 9 Item: 2 Deck No visible flashing present above the deck header to prevent moisture from becoming trapped between siding and header that could result in decay, recommend flashing is installed. 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. Decking boards decayed, recommend investigation of extent of damage and repair. There were a few areas where decking boards where springy. This can be an indication of damage. recommend conditions are investigated further. There's wood decay occurring to the deck guardrail, strongly recommend conditions are correct it as a safety precaution Strongly recommend not using deck until repairs are made. Deck 2 Page 11 Item: 2 Deck Roof Page 13 Item: 4 Chimney Attic Page 14 Item: 2 Framing Page 16 Item: 4 Fan/Duct General Interior Note Strongly recommend not using deck until repairs are made. Decay and settling are occurring. Deck is deteriorated T-111 water damage at chimney. Recommend further investigation and repairs. Water penetration at chimney chase. Recommend further investigation and repairs Bathroom fans do not exhaust completely to the exterior, recommend correction. This condition can result in mold/fungal growth.

57 Page 54 of 56

58 Page 18 Item: 1 General Notes Kitchen Page 20 Item: 6 Dishwasher Page 21 Item: 11 Window Dining Room Page 22 Item: 2 Window Deficiencies Family Room Page 23 Item: 3 Fireplace Upstairs Hallway Page 25 Item: 2 Electrical Master Bedroom Page 26 Item: 3 Electrical Page 27 Item: 5 Window Deficiencies Bedroom2 Page 33 Item: 3 Electrical Page 33 Item: 4 Window Deficiencies Basement Family Room Page 36 Item: 3 Electrical Page 37 Item: 4 Window Deficiencies Garage Page 42 Item: 5 Electrical Heat/AC Page 43 Item: 2 Heater Plumbing/Water Heater1 Many 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. Not operable at the time of inspection, recommend conditions are investigated further and corrected as required. Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. There was no visible gas shutoff, strongly recommend conditions are investigated further and corrected as required by licensed HVAC contractor. Fireplace did not operate, recommend conditions are investigated further by licensed HVAC contractor. Smoke detector missing. Recommend installation for safety Switch cover plates missing, recommend correction as a safety precaution. Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Switch cover plates missing, recommend correction as a safety precaution. Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Outlet cover plates missing, recommend cover plates are installed. Broken glazing observed, suggest re-glazing as necessary. No GFI protection for outlets, recommend GFI protecting. The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. Page 55 of 56

59 Page 45 Item: 2 Water Heater Condition Page 45 Item: 3 Age Page 45 Item: 4 Condition Electrical Page 47 Item: 2 Electrical Page 47 Item: 3 Grounding Carbon Monoxide Detectors Page 53 Item: 1 Carbon Monoxide Less than 18 minimum height in garage installation; combustion hazard. Water heater is near end of useful life span, recommend monitoring. Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. 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. Expansion tank is not in place."closed" water systems such as a water heater with a check valve, temperature and pressure relief valve (pressure regulator and the like) ahead of the heater. When the water gets heated it expands and that extra volume has to go someplace. Without an expansion tank the pressure could rise to a dangerous level in a closed system. A diaphragm type of expansion tank is a pressure vessel that contains a flexible membrane totally separating the water from a captive volume of air. Air compresses and as the water temperature rises, creating extra pressure/space, the air in the vessel accommodates that increase. Thereby preventing a potentially dangerous pressure rise. Snap In Breaker Filler Plate Missing, Recommend Correction. Should be installed to keep mice out of panel box and to avoid potential electrocution hazard. Bonding clamp removed at water heater. Recommend replacement 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. Smoke detector missing at upstairs hallway. Recommend replacement Page 56 of 56