608 State St. South Kirkland, WA 98033 www.faira.com hello@faira.com +1.800.571.FAIR FAIRA TRANSPARENCY REPORTS 98198 October 10, 2017 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 http://www.faira.com/listings/11556 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
Cover Page RW West Consultants Inc Property Inspection Report 98198 Inspection prepared for: Christopher Ellis Real Estate Agent: - Date of Inspection: 10/12/2017 Time: 9:00 AM Age of Home: 1974 Size: 2100 Weather: 48 Showers In The Vicinity Feels Like 45 49 / 42 Humidity: 95% Wind: SE 5 mph Order ID: 2751 Inspector: Robert Pickering License #1807 Phone: 425-885-0722 Email: ron@rwwestconsultants.com
1. Exterior Note General Exterior Note 2 West Elevation 2 South Elevation 2 East Elevation 2 North Elevation Page 1 of 66
1. Siding Condition Exterior Areas Siding appeared in good condition overall. Wood siding shake Dryer vent cover stays in the open position, normally should only open when dryer is in operation. Recommend conditions are corrected to prevent animal entry and air infiltration. 2. Gutters Gutters and downspouts appeared in good condition overall. Gutters appeared in poor condition overall. Recommend installing splashblocks or extensions to divert water minimum 3 feet away from the foundation. Extensions longer than 3 feet may be required if grade slopes toward the house where splash blocks or extension end. Missing/damaged sections of downspouts; recommend missing sections are installed for proper function. Downspout drains onto sidewalk / driveway. Recommend exploring ways to divert water away from this area, or at the very least, recognize this as a potential ice hazard; use ice melt products and exercise caution. Page 2 of 66
3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. Cracking at the driveway/sidewalk does not appear unusual. Recommend installing guardrail as a safety precaution. Normally a guardrail should be installed if there is a drop of 30 inches or more to ground. 4. Soffit Soffits and eaves appeared in good condition overall. South 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. 6. Grading Grading appeared in good condition overall. 7. Electrical Exterior outlets operate overall Light Fixture did not operate, bulb is missing, recommend further investigation. Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. Loose outlets present, recommend securing. Improper use of extension cord observed. Extension cords should not be permanently installed. Page 3 of 66
8. Cable Feeds Loose outlet south side Materials: Primary Service is Underground Service Lateral Page 4 of 66
9. Gas Condition Meter located at North side. Main Gas shutoff is located to the lower left of the meter. 10. Exterior Faucet Condition Exterior faucets were in operable condition overall. Hose bib at north side of house leaks. Page 5 of 66
11. Pressure 115 Water pressure is in excess of 80 PSI. Water pressure above 80 PSI can result in plumbing leaks and cause plumbing appliances to wear more quickly, recommend adjusting water pressure or installing pressure reducing valve. Page 6 of 66
1. Porch1 North Porches 2. Porch Porch surface appeared in good condition, framing was not visible due to ground proximity. Guardrail appeared secure. Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is to prevent small children from fitting through guardrail. Page 7 of 66
1. Deck1 West Deck 1 2. Deck Decking and Visible framing appeared in good condition overall. Guardrail appeared secure. Handrail appeared secure. Page 8 of 66
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1. Stair Exterior Stairs 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. Page 10 of 66
1. Roof Condition Roof Composition shingle roof surface. Roof surface appeared in good condition Walked on roof surface. Type Average life span 20 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. 2. Flashing Flashing appeared in good condition overall. Siding tight to roof roof surface, condition will result in decay, recommend clearance is acheived. Page 11 of 66
3. Spark Arrestor 4. Vent Caps Page 12 of 66
5. Chimney Brick masonry chimney appeared in good condition overall, chimney height was adequate overall. Cracking in the crown of the chimney, recommend resealing. Page 13 of 66
1. Attic Attic access is located in bedroom closet Attic 1 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. 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. Treating/remediation and correction moisture conditions will help prevent future occurrences. Testing would need to be performed to determine the presence or absence of Mold. Testing may include surface sampling and air quality testing. Page 14 of 66
3. Ventilation Under eave soffit inlet vents noted. Roof surface vents present. Eaves vents blocked with insulation/baffles, recommend conditions are corrected as they can result in condensate moisture and fungus/mold growth. Attic appeared inadequately vented. Normally vents should be placed equally at high and low areas so that cross ventilation is acheived. Recommend conditions are investigated further by licensed roofing contract and repair as necessary to ensure proper ventilation. Adding additional ventilation will help avoid premature aging of roof and help to maintain proper humidity and temperature control that could otherwise result in mold/fungus or wood decay. Page 15 of 66
4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. 5. Electrical Electrical switch/junction Box Covers missing or damaged, which is a potential shock is hazard, recommend cover plates are installed as a safety precaution. Page 16 of 66
6. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages approximately 4 inches, estimated R value 13. Newer requirements are R49 insulation content. 7. Rodent No visible indications of Rodent Activity. Page 17 of 66
1. Attic Garage is location of access. Attic 2 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Page 18 of 66
3. Ventilation Ventilation appeared adequate overall. 4. Insulation Condition No insulation present. 5. Rodent No visible indications of Rodent Activity. Page 19 of 66
1. General Notes General Interior Note Materials: Windows in the home are Double pane insulated glass windows. Any deficiencies are noted in each room section for accessible windows Doors in the home are considered operational unless otherwise noted in each room section Cabinet doors and in the home are considered operational unless otherwise noted in each room section Outdoors (since 1973) Bathrooms (since 1975) Garages (since 1978) Kitchens (since 1987) Crawl spaces and unfinished basements (since 1990) Wet bar sinks (since 1993) Laundry and utility sinks (since 2005) Recommend upgrading areas to GFCI as a safety precaution Page 20 of 66
1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Tile Flooring is in good condition. 2. Doors Weather stripping void at bottom of entry door, recommend correction. Page 21 of 66
1. Location Location Northwest Living Room 2. Living Room Walls and ceilings appear in good condition overall. Flooring is tile. Heat register present. Accessible outlets operate. Light fixture operates. Cracking at the ceiling does not appear unusual. 3. Fireplace Fireplace was wood burning type. Damper is in place. Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Page 22 of 66
1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is Tile. 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 Granite counter tops are in good condition. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal Disposal operates overall. 5. Stove/Oven Stove/oven were in operable condition overall. 6. Refrigerator Refrigerator was in operable condition. Page 23 of 66
7. Sinks Sinks are in operable condition overall. Stains from presumed past leaks noted. 8. Electrical No GFCI protection present, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. 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. 9. Vent Condition Vent fan appears to exhaust to the exterior. 10. Heating Heat register operates. Page 24 of 66
11. Hot Water Dispenser Hot water dispenser did not operate, recommend conditions are investigated further and corrected as required. Page 25 of 66
1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 26 of 66
1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Carpet floor covering is in good condition. Page 27 of 66
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. Page 28 of 66
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 Granite counter tops are in good condition. 4. Cabinets Cabinet doors are in operable condition overall. 5. Sinks Sinks are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. 7. Tub Tub was in good condition overall. Jetted tub was in good condition overall. GFCI for spa tub not visible, strongly recommend conditions are investigated further and corrected as required as this is a hazardous condition. Access panel not visible for tub equipment. Normally there should be an access panel for tub equipment. Page 29 of 66
8. Shower Shower is in good condition overall. Voids in the grout between some of the tile, recommend resealing. Voids in the caulking/grout where shower walls rest on pan. Page 30 of 66
1. Location Materials: Hallway Hall Bathroom1 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Counters Granite counter tops are in good condition. Voids in the caulking at the back splash, recommend sealing. 4. Cabinets Cabinet doors and drawers are in operable condition overall. 5. Tub Tub was in good condition overall. 6. Shower Shower is in good condition overall. Page 31 of 66
7. Shower door Loose hardware on the shower door, recommend tightening/repair 8. Sinks Sinks are in operable condition overall. Sink was in operable condition overall. Stopper did not seal tight or function correctly. Shutoff valve under sink appears to be broken. Recommend further investigation or replacement. 9. Toilet Toilet was in operable condition overall. 10. Heating Heat register operates. 11. Doors Pocket door does not catch to lock, minor adjustment to strike plate would remedy this condition. Page 32 of 66
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1. Location Location North Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. Page 34 of 66
1. Location Location Northeast Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. Page 35 of 66
1. Stair Stairs Leading to Basement Steps appeared uniform. Handrail appeared secure. Page 36 of 66
1. Conditions Basement Hallway Ceiling and walls are in good condition overall. Light fixture operates. Tile flooring is in good condition. Page 37 of 66
1. Location Location Northeast 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. Light fixture operates. Page 38 of 66
1. Location Basement 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 Counter tops are in good condition. 4. Cabinet Cabinet doors are in operable condition overall. 5. Sinks Sinks are in operable condition overall. 6. Electrical GFI outlets within 6 feet of the sink. Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. 7. Exhaust Fans Vent fan operates overall. 8. Floors Tile Flooring is in good condition overall. 9. Toilet Toilet was in operable condition overall. 10. Heating There is no heat source in this room. Page 39 of 66
1. Location Location Southeast Basement Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. Page 40 of 66
1. Location Basement hallway Basement Laundry Room 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. Outlet cover plates missing, recommend cover plates are installed. Loose outlets present, recommend securing. Page 41 of 66
6. Exhaust Fans Vent fan operates overall. 7. Dryer Dryer appeared to exhaust to the exterior. 8. Floor Condition Tile Flooring is in good condition overall. 9. Heating There is no heat source in this room. 10. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 42 of 66
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. Recommend installing splashblocks or extensions to divert water minimum 3 feet away from the foundation. Extensions longer than 3 feet may be required if grade slopes toward the house where splash blocks or extension end. Debris in gutters, recommend cleaning gutters. 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. Granular surfacing deteriorated Recommend following conditions are investigated further by licensed roofing contractor and conditions corrected as required. Some shingles &/or tabs missing. Page 43 of 66
2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. Cracking at the floor does not appear unusual. 3. Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Page 44 of 66
4. Doors Entry door is in operable condition overall. 5. Garage Doors Photo cell safety returns operate overall. Tension safety returns operate overall. Garage door does not close completely, recommend adjustment. Garage vehicle door sensors mounted higher than the standard auto-reverse height. Recommended height 6 inches. Recommend adjustment as a safety precaution. Page 45 of 66
6. Window Deficiencies Windows would not open, recommend conditions are corrected. Single pane fiberglass window noted. Page 46 of 66
1. Heating Type Gas forced air furnace. Heat/AC 2. Heater Location The furnace is located in the basement 1/2 bath. Furnace is Frigidaire Brand. 7 years of age approximately, average life span is 18 to 22 years. 3. Heating condition Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. Electrical switch/junction Box Covers missing or damaged, which is a potential shock is hazard, recommend cover plates are installed and junction box be secured as a safety precaution. Page 47 of 66
4. Filters Location: Located in a filter grill in an interior area wall. Electronic air cleaner present. Page 48 of 66
5. AC Condition Location: The compressor is located on the exterior east. Could not test the air conditioning portion of unit due to outside air temperature being below 62 degrees as it will damage compressor. Recommend system be serviced by licensed HVAC contractor. Page 49 of 66
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 laundry room. 3. Age Approximately 23 years of age, average life span is 10 to 12 years. Approximately 23 years of age, average life span is 10 to 12 years. Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. Page 50 of 66
4. Condition Expansion tank is in place. Water heater does not have a drip pan, at a minimum, recommend installing leak alarm sensor at the base of the water heater. Seismic straps are not in place/ improperly installed. Normally there should be seismic straps installed at the upper and lower one thirds of the tank. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 51 of 66
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1. Location Electrical 1 Materials: Located in the Basement laundry room. 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Circuit breakers missing exposing live electrical conductors. Electrocution hazard. strongly recommend snap in filler bars are installed. Minor condition to correct Wire/Wire Nut set between main service wires in panel box. Strongly recommend conditions are further investigated by a licensed electrical contractor. Wiring not terminated (unattached & without wire nut) in panel box. Possible shock / electrocution hazard, as it can come into contact with panel dead front cover, thereby energizing the cover. Page 53 of 66
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 54 of 66
1. Location basement closet. Foundation/Crawlspaces 2. Foundation Continuous concrete foundation visible portion appeared in good condition overall. Basement and concrete slab foundation. 3. Drainage Crawlspace area was dry, there were no visible indications of standing water presently 4. Framing Visible framing appeared in good condition overall. 5. Ventilation Ventilation appeared adequate. Page 55 of 66
6. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages about 6 inches in depth; estimated R value 19, newer requirements are R30 insulation content. Vapor retarder/barrier installed wrong side up. This condition can result in condensate moisture and cause mold and fungus. Recommend conditions are corrected. 7. Ducts Ducts appeared securely attached and insulated overall. 8. Vapor Barrier Vapor Barrier was in place. Page 56 of 66
9. Rodent No visible indications of Rodent Activity. Bait traps present. 10. Electrical Electrical Junction Box Covers missing or damaged, which is a potential shock or electrocution hazard. Strongly recommend conditions are corrected. Exposed electrical wiring observed. This is a safety concern if used where it could be subject to "Physical Damage". Exposed electrical wires are normally encased in conduit to ensure safety. Client should consult with a licensed electrician prior to closing for repairs/replacement as needed to ensure safety. Page 57 of 66
11. Plumbing Page 58 of 66
1. Shutoff Locations Shutoffs 2 Air Conditioner disconnect is located adjacent to exterior portion of the air conditioner. BBQ shutoff NW corner of deck Water heater water line shutoff is located above the water heater. Water Heater gas shutoff is located to the right of the water heater. Page 59 of 66
Furnace gas shutoff is located to the right of the Furnace. Furnace disconnect is located to the left of the furnace. Main water shutoff is located on the north of the crawlspace. Page 60 of 66
1. Appliances/Equipment Equipment AC 2 Refrigerator 2 Dishwasher 2 Washer Page 61 of 66
2 Dryer Furnace Furnace Page 62 of 66
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 63 of 66
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: 2 Gutters Downspout drains onto sidewalk / driveway. Recommend exploring ways to divert water away from this area, or at the very least, recognize this as a potential ice hazard; use ice melt products and exercise caution. Page 3 Item: 3 Driveway and Walkway Condition Recommend installing guardrail as a safety precaution. Normally a guardrail should be installed if there is a drop of 30 inches or more to ground. Page 3 Item: 7 Electrical Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. Loose outlets present, recommend securing. Improper use of extension cord observed. Extension cords should not be permanently installed. Porches Page 7 Item: 2 Porch Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is to prevent small children from fitting through guardrail. Exterior Stairs Page 10 Item: 1 Stair 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. Attic 1 Page 14 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. Treating/remediation and correction moisture conditions will help prevent future occurrences. Testing would need to be performed to determine the presence or absence of Mold. Testing may include surface sampling and air quality testing. Page 15 Item: 3 Ventilation Eaves vents blocked with insulation/baffles, recommend conditions are corrected as they can result in condensate moisture and fungus/mold growth. Attic appeared inadequately vented. Normally vents should be placed equally at high and low areas so that cross ventilation is acheived. Recommend conditions are investigated further by licensed roofing contract and repair as necessary to ensure proper ventilation. Adding additional ventilation will help avoid premature aging of roof and help to maintain proper humidity and temperature control that could otherwise result in mold/fungus or wood decay. Page 64 of 66
Page 16 Item: 5 Electrical Electrical switch/junction Box Covers missing or damaged, which is a potential shock is hazard, recommend cover plates are installed as a safety precaution. General Interior Note Page 20 Item: 1 General Notes Outdoors (since 1973) Bathrooms (since 1975) Garages (since 1978) Kitchens (since 1987) Crawl spaces and unfinished basements (since 1990) Wet bar sinks (since 1993) Laundry and utility sinks (since 2005) Recommend upgrading areas to GFCI as a safety precaution Living Room Page 22 Item: 3 Fireplace Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Kitchen Page 24 Item: 8 Electrical No GFCI protection present, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. 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. Page 25 Item: 11 Hot Water Dispenser Hot water dispenser did not operate, recommend conditions are investigated further and corrected as required. Master Bathroom Page 29 Item: 7 Tub GFCI for spa tub not visible, strongly recommend conditions are investigated further and corrected as required as this is a hazardous condition. Access panel not visible for tub equipment. Normally there should be an access panel for tub equipment. 1/2 Bathroom Page 39 Item: 6 Electrical Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Basement Laundry Room Page 41 Item: 5 Electrical Outlet cover plates missing, recommend cover plates are installed. Loose outlets present, recommend securing. Garage Page 43 Item: 1 Condition Recommend following conditions are investigated further by licensed roofing contractor and conditions corrected as required. Some shingles &/or tabs missing. Page 44 Item: 3 Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Page 45 Item: 5 Garage Doors Garage vehicle door sensors mounted higher than the standard auto-reverse height. Recommended height 6 inches. Recommend adjustment as a safety precaution. Heat/AC Page 65 of 66
Page 47 Item: 3 Heating condition Electrical switch/junction Box Covers missing or damaged, which is a potential shock is hazard, recommend cover plates are installed and junction box be secured as a safety precaution. Plumbing/Water Heater1 Page 51 Item: 4 Condition Seismic straps are not in place/ improperly installed. Normally there should be seismic straps installed at the upper and lower one thirds of the tank. Electrical 1 Page 53 Item: 2 Electrical Circuit breakers missing exposing live electrical conductors. Electrocution hazard. strongly recommend snap in filler bars are installed. Minor condition to correct Wire/Wire Nut set between main service wires in panel box. Strongly recommend conditions are further investigated by a licensed electrical contractor. Wiring not terminated (unattached & without wire nut) in panel box. Possible shock / electrocution hazard, as it can come into contact with panel dead front cover, thereby energizing the cover. Foundation/Crawlspaces Page 57 Item: 10 Electrical Electrical Junction Box Covers missing or damaged, which is a potential shock or electrocution hazard. Strongly recommend conditions are corrected. Exposed electrical wiring observed. This is a safety concern if used where it could be subject to "Physical Damage". Exposed electrical wires are normally encased in conduit to ensure safety. Client should consult with a licensed electrician prior to closing for repairs/replacement as needed to ensure safety. Page 66 of 66