FAIRA TRANSPARENCY REPORTS SE 225th St, Maple Valley, WA June 2nd, 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 June 2nd, 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 RW West Consultants Inc Property Inspection Report Inspection prepared for: Christopher Ellis Real Estate Agent: Christopher Ellis - Faira Date of Inspection: 6/1/2017 Time: 2:00 PM Age of Home: 1979 Size: 2770 Order ID: 2046 Inspector: Robert Pickering License Ron@rwwestconsultants.com

3 1. Exterior Note General Exterior Note 2 East Elevation 2 North Elevation 2 West Elevation 2 South Elevation Page 1 of 79

4 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Wood siding shake Aluminum siding Siding shake areas need restaining, or priming and repainting, bare wood visible. Foliage contact with siding, recommend pruning or removing any plants that are in contact or proximity to home to eliminate pathways of wood destroying insects. Shakes are lifting in areas, Recommend conditions are investigated further by a licensed contractor. Decay occurring to the siding. Recommend extent of damage is investigated further and repaired. Foundation form wires protruding around foundation. These ends can cause injury. Recommend bending over or removal, minor condition to correct. There appears to be Ivy growing behind the siding surface. Recommend further investigation and correction from a licensed contractor. Page 2 of 79

5 2. Gutters Gutters and downspouts appeared in good condition overall. Leaking gutters, recommend condition are investigated further and corrected. Page 3 of 79

6 3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. Cracking at the driveway/sidewalk does not appear unusual. 4. Soffit Soffits and eaves appeared in good condition overall. 5. Door/Window There was no visible flashing above the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material. Decay occurring to door, recommend repair or replacement. Page 4 of 79

7 6. Grading Grading appeared in good condition overall. 7. Electrical Exterior outlets are GFCI protected. The hot tub, disconnect is in line of sight. No power to outlet, recommend further investigation and correction. Page 5 of 79

8 8. Cable Feeds Near master bedroom Materials: Primary Service is Underground Service Lateral 9. Gas Condition Meter located at east side. Main Gas shutoff is located to the lower left of the meter. Page 6 of 79

9 10. Exterior Faucet Condition Several Hose bibs did not operate, recommend further investigation and correction Loose at structure, recommend securing to prevent possible damage to supply line. Hose bib at west side of house leaks from packing nut. 11. Pressure 60 Page 7 of 79

10 12. Gate Condition Materials: Wrought iron Fences are NOT INCLUDED as part of a home inspection. Automatic gate was not operational at time of inspection. Page 8 of 79

11 1. Porch1 East Porches 2. Porch Porch surface appeared in good condition, framing was not visible due to ground proximity. Guardrail loose. Page 9 of 79

12 1. Deck1 East Decks 2. Deck Decking and Visible framing appeared in good condition overall. Guardrail not present, normally there should be a guardrail when deck is 30 inches or more off the ground. Recommend installing guardrail Deck slopes West to East recommend further investigation and correction Post and beam connections not gusseted or strapped Posts is not supported by concrete block, recommend conditions are repaired. 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. Page 10 of 79

13 Page 11 of 79

14 1. Deck1 West Deck 2 2. Deck Decking and Visible framing appeared in good condition overall. 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. Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is to prevent small children from fitting through guardrail. Deck surface slopes from south to north There were a few areas where decking boards lifting. Recommend conditions are investigated further and corrected. Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Post and beam connections not gusseted or strapped Page 12 of 79

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16 1. Deck1 West Deck 3 2. Deck Decking and Visible framing appeared in good condition overall. 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. Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is to prevent small children from fitting through guardrail. Recommend following conditions are investigated further and corrected as required by licensed contractor. Cantilevered joists extend more than 25% total joist length. strongly recommend conditions are repaired. Deck slopes East to west recommend further investigation and correction Some joists are decaying, additional joists have been added near the decaying joists. Recommend conditions are investigated by a licensed contractor. Page 14 of 79

17 Page 15 of 79

18 1. Deck1 South Deck 4 2. Deck Decking and Visible framing appeared in good condition overall. Page 16 of 79

19 1. Stair Exterior Stairs Steps appeared uniform. Decay the steps recommend conditions are corrected as a safety precaution There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. Steps were not uniform height, normally there should be no more that a 3/8th inch variance between riser heights. Recommend using caution. Stairs to lower yard area Page 17 of 79

20 1. Roof Condition Roof Architectural Composition shingle. EPDM rubberized roofing material, average life span of this surface is 15 to 40 years dependant on mil thickness. Walked on roof surface. Type Average life span 40 years for this type surface with proper maintenance and care. Moss on roof. This can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss with a moss retarding chemical. Pressure washing is not recommended as it can damage surface and lessen life span. Sagging / buckling on roof decking. Recommend conditions are investigated further and corrected as required by licensed contractor. Siding-Roof Contact, recommend a 1" clearance between the siding and the roofing to prevent decay from occurring to the siding. Sagging Page 18 of 79

21 2. Flashing Flashing lifting at family room chimney, recommend additionally securing. Siding tight to roof roof surface, condition will result in decay, recommend clearance is acheived. Page 19 of 79

22 3. Skylights Skylights appeared sealed, no visible indications of leakage. 4. Spark Arrestor Wire mesh only is installed as a spark arrestor, this is considered to be inadequate and a proper spark arrestor should be installed. 5. Chimney Brick masonry chimney appeared in good condition overall, chimney height was adequate overall. Cracking in the crown of the chimney, recommend resealing. Moss on chimney recommend alleviating to prevent spalling Foliage contact with chimney and roofing material, recommend pruning or removing any plants that are in contact or proximity to home to eliminate pathways of wood destroying insects. Page 20 of 79

23 Page 21 of 79

24 1. Attic There is no attic by design. Attic 1 Page 22 of 79

25 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. 2. Guardrails Materials: Guardrails appeared secure overall. Page 23 of 79

26 1. Ceiling Fan Living Room Materials: Ceiling Fan was in operable condition overall Page 24 of 79

27 1. Location Location West Dining Room 2. Dining Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Cracking at the ceiling and or walls does not appear unusual. 3. Window Deficiencies Stains from presumed past moisture noted. Recommend monitoring. 4. Doors Screen door pet entry door missing. Page 25 of 79

28 Page 26 of 79

29 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is wood. 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 Tile counter tops are in good condition. 3. Cabinet Cabinet doors and drawers are in operable condition overall. Cabinet drawer is out of alignment, recommend adjustment 4. Disposal Disposal operates overall. 5. Dishwasher Dishwasher was in operable condition. Page 27 of 79

30 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. Floor Wood floor finish faded/worn 8. Stove/Oven Stove/oven were in operable condition overall. 9. Refrigerator Refrigerator was in operable condition. Page 28 of 79

31 10. Sinks Sinks are in operable condition overall. 11. Electrical GFCI protected receptacles may not have been required when the house was built., strongly recommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources. 12. Window Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. 13. Heating Heat register operates. Page 29 of 79

32 1. Location Location Southeast Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. Cracking at the ceiling and or walls does not appear unusual. 3. Electrical Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. 4. Window Deficiencies Stains from presumed past moisture noted. Recommend monitoring. Cracked or broken window glass was observed. Injury could occur. Recommend repair or replacement of the damaged glass. Page 30 of 79

33 5. Floor Wood floor finish faded/worn 6. Ceiling Fan Materials: Ceiling Fan was in operable condition overall 7. Fireplace Fireplace was wood burning type. Some panels on fire place are loose. Recommend resecuring Fireplace is a pellet stove, no test of it's operation. Page 31 of 79

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35 1. Location 1st Floor 1/2 Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Toilet was in operable condition overall. 3. Counter Tile counter tops are in good condition overall. 4. Cabinet Cabinet doors are in operable condition overall. 5. Sinks Sinks are in operable condition overall. Stopper is missing Page 33 of 79

36 6. Electrical GFI outlets within 6 feet of the sink. 7. Exhaust Fans Vent fan operates overall. 8. Floors Flooring is in good condition overall. 9. Toilet Toilet was in operable condition overall. 10. Heating Heat register operates. Page 34 of 79

37 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Light switch missing knob noted. Cover plate does not completely cover switch box. Page 35 of 79

38 1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Cosmetic holes in wall noted. 2. Floor Floor slopes from north to south, recommend conditions are investigated further. Page 36 of 79

39 3. Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Loose outlets present, recommend securing. Lights flicker on and off when plug is wiggled. Recommend further investigation and correction by a licensed electrician. 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. Some windows are very difficult to open and some were not able to open, recommend further investigation and correction. Page 37 of 79

40 5. Doors Entry door sticks, recommend adjustment. Page 38 of 79

41 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Light fixture operates. Exhaust pipe from water heater in contact with drywall, 1 inch clearance from combustibles required, recommend correction. 2. Electrical Loose outlets present, recommend securing. Hot water vent 3. Floor Carpet staining. Page 39 of 79

42 4. Heating Heat register operates. Page 40 of 79

43 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 Counter tops are in good condition. 4. Cabinets Cabinet doors and drawers are in operable condition overall. 5. Sinks Sinks are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. 7. Floors Carpet floor covering is in good condition. Carpet is not recommended in bathrooms due to potential to harbor moisture, which could lead to unwanted mold issues. Carpet stains noted. Page 41 of 79

44 8. Shower Shower door is in operable condition overall. 9. Toilet Toilet was in operable condition overall. 10. Heating Heat register operates. Page 42 of 79

45 1. Location Location Northeast Bonus Room 2. Bonus Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Cracking at the ceiling does not appear unusual. Nail pops at ceiling do not appear unusual. 3. Electrical Light Fixture did not operate, possible blown bulb, recommend further investigation. Open junction boxes were observed, which is a safety concern. Recommend installing proper covers, as needed, for safety. Page 43 of 79

46 4. Window Deficiencies Stains from presumed past moisture noted. Recommend monitoring. 5. Floor Carpet staining. Page 44 of 79

47 Page 45 of 79

48 1. Stair Stairs Leading to Basement Steps appeared uniform. Handrail appeared secure. Page 46 of 79

49 1. Conditions Basement Hallway Ceiling and walls are in good condition overall. Light fixture operates. 2. Electrical Wiring has been routed outside the wall from a light switch to a outlet. Recommend further investigation. Closet light is missing fixture globe. This can be a potential fire hazard if clothing comes in contact with an exposed light bulb. Closet Basement closet Page 47 of 79

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51 1. Location Location Southwest Basement 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. Cabinet doors and drawers are in operable condition overall. 3. Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Incorrect cover plates, recommend correction as a safety precaution. 4. Window-Wall AC or Heat The wall heater did not operate, recommend further investigation. Page 49 of 79

52 5. Floor Damage to carpet noted. Did not operate 6. Cabinets Cabinet doors and drawers are in operable condition overall. 7. Fireplace Fireplace was wood burning type. Page 50 of 79

53 8. Doors Door has a key lock on the interior, recommend conditions are corrected for egress. Page 51 of 79

54 1. Location Materials: Hallway Basement Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Ceiling cracks did not appear unusual. 3. Electrical GFI outlets within 6 feet of water sources. 4. Counters Formica counter tops are in good condition overall. Voids in the caulking at the back splash, recommend sealing. 5. Cabinets Cabinet doors and drawers are in operable condition overall. Page 52 of 79

55 6. Exhaust Fans Vent fan operates overall. 7. Floors Flooring is in good condition overall. 8. Shower Shower is in good condition overall. Voids in the grout between some of the tile, recommend resealing. 9. Sinks Sinks are in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. 12. Doors Entry door does not catch hardware is missing. Door is damaged. Recommend replacement. Page 53 of 79

56 Page 54 of 79

57 1. Location Basement Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Counters Formica counter tops are in good condition overall. 4. Cabinet Cabinet doors and drawers are in operable condition overall. 5. Electrical No GFI outlets. 6. Exhaust Fans Vent fan operates overall. 7. Dryer Dryer appeared to exhaust to the exterior. Page 55 of 79

58 8. Floor Condition Flooring is in good condition overall. 9. Sink Sink is in operable condition overall. 10. Heating Heat register operates. 11. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 56 of 79

59 1. Location Location West Basement Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Repair to wall noted. 3. Doors Closet doors not installed. Page 57 of 79

60 1. Location Location Northeast Basement Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. 3. Heating Heat register operates. 4. Doors Damage to entry door noted. Door rubs on carpet. Recommend adjustment. Closet doors not installed. Page 58 of 79

61 1. Utility Room Utility Room Walls and ceilings appear in good condition overall. Flooring is concrete in good condition. Accessible outlets operate. Page 59 of 79

62 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. 3. Electrical Light Fixture did not operate, recommend further investigation. Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution 4. Doors Entry door is in operable condition overall. 5. Garage Doors Photo cell safety returns operate overall. Tension safety returns operate overall. Page 60 of 79

63 1. Condition Garage 2 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. 3. Doors Entry door is in operable condition overall. 4. Garage Doors Garage doors operate overall, were on auto openers. Tension safety returns operate. 5. Electrical Garage opener light fixture did not operate and did not have cover. Recommend further investigation. Improper use of extension cord observed. Extension cords should not be permanently installed or be routed through walls, floors or partitions. Switch cover plates missing, recommend correction as a safety precaution. Page 61 of 79

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65 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 Furnace is located in the utility room Furnace is Bryant Brand. 17 years of age approximately, average life span is 18 to 22 years. 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. Recommend service and inspection by licensed HVAC contractor prior to closing Page 63 of 79

66 4. Filters The furnace filter is dirty. Filters clean the air before it passes through the blower and heat exchanger. This helps to keep these furnace components working efficiently. Dirty Filters lessen life span of the Heating/AC equipment. It is recommended to change the filter and then regular inspection & maintenance is advised. Ion filters not installed Electronic air cleaner did not operate, recommend conditions are investigated further and corrected as required by licensed HVAC contractor. Page 64 of 79

67 1. Plumbing Plumbing/Water Heater1 Water lines were copper. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Gas Water heater. 50 gallons Location: The heater is located in the Utility Room. 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 65 of 79

68 4. Condition Water heater does not have a drip pan, at a minimum, recommend installing leak alarm sensor at the base of the water heater. 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. Seismic straps screwed into sheet metal, normally should be wrapped around the tank and installed at upper and lower 1/3rd's of the tank 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 66 of 79

69 Page 67 of 79

70 1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. There is a ground connected to a separate busbar at the upper right side of panel. This is an unusual condition, recommend further investigation by a licensed electrical contractor. 3. Grounding Electrical service is grounded. 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. 5. Subpanel Materials: Subpanel appeared in good condition. Wiring sizes conform to breaker sizes. Panel cover missing, exposing live electrical wires as an electrocution hazard. Page 68 of 79

71 Page 69 of 79

72 1. Location Materials: Located in the Garage Electrical Panel 2 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. There is only 1 circuit that is in use. There is no visible disconnect to this panel: If being used as a sub panel ground and neutrals cannot be on the same busbar. Recommend further investigation by licensed electrical contractor. 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 70 of 79

73 1. Foundation Foundation/Crawlspaces Continuous concrete foundation visible portion appeared in good condition overall. Basement and concrete slab foundation. Page 71 of 79

74 1. Shutoff Locations Shutoffs Main water shutoff Utility room Furnace disconnect is located to the left of the furnace. Furnace gas shutoff is located to the right of the Furnace. Water heater water line shutoff is located above the water heater. Page 72 of 79

75 Water Heater gas shutoff is located to the left of the water heater. Page 73 of 79

76 1. Appliances/Equipment Equipment 2 Microwave 2 Stove 2 Dishwasher 2 Washer Page 74 of 79

77 2 Dryer Water Heater Page 75 of 79

78 Glossary Term Expansion Tank GFCI TPR Valve Definition Glossary 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. A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system. 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 76 of 79

79 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 2 Item: 1 Siding Condition Decay occurring to the siding. Recommend extent of damage is investigated further and repaired. Foundation form wires protruding around foundation. These ends can cause injury. Recommend bending over or removal, minor condition to correct. There appears to be Ivy growing behind the siding surface. Recommend further investigation and correction from a licensed contractor. Page 4 Item: 5 Door/Window Decay occurring to door, recommend repair or replacement. Page 5 Item: 7 Electrical No power to outlet, recommend further investigation and correction. Decks Page 10 Item: 2 Deck Guardrail not present, normally there should be a guardrail when deck is 30 inches or more off the ground. Recommend installing guardrail Deck slopes West to East recommend further investigation and correction Post and beam connections not gusseted or strapped Posts is not supported by concrete block, recommend conditions are repaired. 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. Deck 2 Page 12 Item: 2 Deck Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Post and beam connections not gusseted or strapped Deck 3 Page 14 Item: 2 Deck Recommend following conditions are investigated further and corrected as required by licensed contractor. Cantilevered joists extend more than 25% total joist length. strongly recommend conditions are repaired. Deck slopes East to west recommend further investigation and correction Some joists are decaying, additional joists have been added near the decaying joists. Recommend conditions are investigated by a licensed contractor. Exterior Stairs Page 77 of 79

80 Page 17 Item: 1 Stair Decay the steps recommend conditions are corrected as a safety precaution There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. Steps were not uniform height, normally there should be no more that a 3/8th inch variance between riser heights. Recommend using caution. Roof Page 18 Item: 1 Roof Condition Sagging / buckling on roof decking. Recommend conditions are investigated further and corrected as required by licensed contractor. Siding-Roof Contact, recommend a 1" clearance between the siding and the roofing to prevent decay from occurring to the siding. Kitchen Page 29 Item: 11 Electrical GFCI protected receptacles may not have been required when the house was built., strongly recommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources. Family Room Page 30 Item: 3 Electrical Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Page 31 Item: 4 Window Deficiencies Cracked or broken window glass was observed. Injury could occur. Recommend repair or replacement of the damaged glass. Upstairs Hallway Page 37 Item: 3 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Loose outlets present, recommend securing. Lights flicker on and off when plug is wiggled. Recommend further investigation and correction by a licensed electrician. Switch cover plates missing, recommend correction as a safety precaution. Master Bedroom Page 39 Item: 1 Bedroom Exhaust pipe from water heater in contact with drywall, 1 inch clearance from combustibles required, recommend correction. Page 39 Item: 2 Electrical Loose outlets present, recommend securing. Bonus Room Page 43 Item: 3 Electrical Open junction boxes were observed, which is a safety concern. Recommend installing proper covers, as needed, for safety. Basement Hallway Page 47 Item: 2 Electrical Closet light is missing fixture globe. This can be a potential fire hazard if clothing comes in contact with an exposed light bulb. Basement Family Room Page 78 of 79

81 Page 49 Item: 3 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Incorrect cover plates, recommend correction as a safety precaution. Page 49 Item: 4 Window-Wall AC or The wall heater did not operate, recommend further Heat investigation. Page 51 Item: 8 Doors Door has a key lock on the interior, recommend conditions are corrected for egress. Garage Page 60 Item: 3 Electrical Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution Garage 2 Page 61 Item: 5 Electrical Improper use of extension cord observed. Extension cords should not be permanently installed or be routed through walls, floors or partitions. Switch cover plates missing, recommend correction as a safety precaution. Heat/AC Page 63 Item: 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. Recommend service and inspection by licensed HVAC contractor prior to closing Page 64 Item: 4 Filters Electronic air cleaner did not operate, recommend conditions are investigated further and corrected as required by licensed HVAC contractor. Plumbing/Water Heater1 Page 65 Item: 2 Water Heater Condition Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Page 66 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. Seismic straps screwed into sheet metal, normally should be wrapped around the tank and installed at upper and lower 1/3rd's of the tank Electrical 1 Page 68 Item: 5 Subpanel Panel cover missing, exposing live electrical wires as an electrocution hazard. Page 79 of 79

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