Cover Page Property Inspection Report 98258 Inspection prepared for: David Peterson Real Estate Agent: Andrew Freeman - Latham Realty Date of Inspection: 3/10/2017 Time: 2:00 PM Age of Home: Built in 2004 Size: 2,416 sq. ft. Weather: Overcast, rain. Inspector: Keith Medley License #1094 PO Box 59, Silvana, WA 98287 Phone: 360-652-6678 Email: info@finalphaseinspection.com www.finalphaseinspection.com YOU'RE PEACE OF MIND IS OUR PRIORITY!
3/10/2017 David Peterson Re: 19 80th Dr NE Lake Stevens, WA, 98258 Dear David, A visual inspection of the above referenced property was conducted on 3/10/2017. The inspection report reflects the visual conditions of the major systems of the property a the time of the inspection only. Hidden or concealed defects cannot be included in this report. No warranty is either expressed or implied. This report is not an insurance policy, nor a warranty service. Please review this entire report including the limitations contained in the inspection agreement. REPORT SUMMARY Overall, the home was constructed in a manner consistent with the local building trades and codes in effect at the time of construction. The summary report at the beginning includes items deemed as safety concerns and/or relevant items as they may impact the health and well being of our customers and their families. If this page is blank it means there are not such items. - Safety Concerns are conditions that may pose a hazard to humans, the building or both. - We recommend corrections for items noted as repair, replacements, service or further evaluation be conducted by appropriate qualified and licensed tradespeople. - Upgrades or Improvements are systems or components that may not have been available or have been improved since the building was constructed. These most likely include safety related items: such as GFCI receptacles, AFCI protection and smoke/co detectors. Please read the complete report as minor items will be noted and should receive eventual attention, nut none of them affect the habitability of the house. Many of these items are a result of normal wear and tear and will be the buyers responsibility to determine their importance. Statements made during our inspection that are not in our written report should not be relied upon without further evaluation by an appropriate professional. It's possible that the inspector may overlook or forget to comment on something, for which reason we stand behind our service and respond promptly to any concerns or follow-up questions about things that may not have been recommended for a specialist evaluation. Please call our office immediately if you have questions or feel a discrepancy exists, Thank you for choosing and please contact us with any questions regarding the inspection report or the home. Sincerely, Keith Medley License #1094 360-652-6678 keith@finalphaseinspection.com www.finalphaseinspection.com Page 1 of 38
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. Interior Areas Page 4 Item: 2 Stairs & Handrails IMPROVE: No graspable handrail noted on steps in to garage. Install as necessary. Bathrooms Page 11 Item: 11 Toilets REPAIR: Moisture staining noted on vinyl flooring and elevated moisture levels detected in floor area around toilet. This is typically an indication of a failed toilet seal. Repair as necessary. Consult with qualified contractor as needed. Heat/AC Page 18 Item: 1 Heaters SERVICE: Mineral deposits noted. No recent service records observed. Although the unit appears to be operating from controls, there are areas that can not be seen without specialized equipment and training. Recommend routine service by qualified HVAC professional as necessary. Page 18 Item: 4 Venting SAFETY ISSUE: Vent duct is in direct contact with duct insulation and is burning the material. This is a safety hazard. Consult with qualified HVAC professional. Repair as necessary. Attic Page 29 Item: 2 Attic Structure REPAIR: Organic staining and moisture staining noted on sheathing above master bathroom skylight. It appears someone has previously sprayed Kills or some other type of antibacterial paint on the area. Recommend consulting with qualified contractor. Repair as necessary. Page 2 of 38
1. Attendance Buyer Agent present. Inspection Details 2. Home Type Craftsman Style. 3. Occupancy Vacant. The utilities were on at the time of inspection. 4. Weather Conditions Overcast, rain. 5. Ground Conditions Wet grounds. 6. Approximate Temperature 50 degrees F. 7. Inspection Type Comprehensive Inspection. 8. Inspection Time 2:00PM 9. Inspection Fee $450.00 10. Age of Home Built in 2004. 11. Size 2,416 square feet. 12. Stories Three stories. 13. Space Below Grade Finished daylight basement. 14. Water Source City water. 15. Power Service Connection Underground. 16. Sewage Disposal Sewer. Page 3 of 38
Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing. 1. Closets The closets are in serviceable condition. 2. Stairs & Handrails IMPROVE: No graspable handrail noted on steps in to garage. Install as necessary. 3. Electrical No deficiencies noted. Missing handrail. 4. Door Bell Operated normally when tested. 5. Smoke & CO Detectors Smoke/CO detectors tested functional. Page 4 of 38
6. Windows Functional smoke/co detectors. Materials: Vinyl framed sliding, single hung and fixed windows noted. Opened, closed and checked lock mechanism. Tested functional. 7. Floors No deficiencies observed. 8. Walls Materials: Wood framed drywall walls noted. No deficiencies noted. 9. Ceilings Materials: There are wood framed drywall ceilings noted. No deficiencies noted. 10. Fireplaces Living Room Materials: Gas fireplace noted. Fireplace was functional at time of inspection. Page 5 of 38
Functional fireplace. Page 6 of 38
Bedrooms The main area of inspection in the bedrooms is the structural system. This means that all walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Personal items in the bedroom may prevent all areas to be inspected as the inspector will not move personal items. 1. Photos Upstairs northeast bedroom - master. Upstairs northwest bedroom. 2. Locations Upstairs southwest bedroom. Locations: Master #1 - Upstairs Northeast Upstairs Northwest #2 Upstairs Southwest #3 3. Closets The closets are in serviceable condition. 4. Electrical No deficiencies noted. Page 7 of 38
5. Smoke & CO Detectors Smoke detectors in all bedrooms were tested and are functional. Remember to check detectors regularly, and replace when needed according to manufacturers and fire safety guidelines. 6. Doors Opened and closed, checked hinges, checked alignment of door handle and strike. No deficiencies noted. 7. Windows Materials: Aluminum framed sliding windows noted. Opened, closed and checked lock mechanisms on all windows. Tested functional. 8. Floors Flooring Types: Carpet is noted. No deficiencies observed. 9. Walls Materials: Drywall walls noted. No deficiencies noted. 10. Ceilings Materials: There are drywall ceilings noted. No deficiencies noted. 11. Ceiling Fans Operated normally when tested, at time of inspection. Page 8 of 38
Bathrooms Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to look over. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring.. 1. Photos Master bathroom. Upstairs main bathroom. 2. Locations Downstairs 1/2 bathroom/utility room. Locations: Upstairs Master Bathroom Upstairs Main Bathroom Downstairs 1/2 Bathroom 3. Countertops Materials: Plastic laminate countertops noted. No countertop discrepancies noted. Page 9 of 38
4. Cabinets No deficiencies observed. 5. Electrical No major system safety or function concerns noted at time of inspection. 6. GFCI GFCI tested and functioned properly. 7. Heating Central heating noted. At the time of the inspection, all appeared to be functioning and in serviceable condition. 8. Exhaust Fan The bath fans were operated and no issues were found. 9. Plumbing Plastic supply lines and PVC drains noted. No leaks noted in any supply or drain lines. 10. Sinks Confirmed proper hot/cold orientation on handles as well as sink stopper and drain function. IMPROVE: Missing faucet aerator noted on right sink in master bathroom. Install aerator as necessary. Missing aerator. Page 10 of 38
11. Toilets REPAIR: Moisture staining noted on vinyl flooring and elevated moisture levels detected in floor area around toilet. This is typically an indication of a failed toilet seal. Repair as necessary. Consult with qualified contractor as needed. 12. Shower Condition Moisture stains/elevated moisture level. Materials: One-piece plastic shower noted in master bathroom. Confirmed proper hot/cold orientation on handles and drain function. 13. Tubs Master shower. Materials: One piece plastic tub/shower noted in upstairs main bathroom. Plastic soaking tub noted in master bathroom. Confirmed proper hot/cold orientation on handles, stopper function and drain function. Page 11 of 38
14. Shower/Tub Enclosures Master tub. The shower enclosure was functional at the time of the inspection. 15. Doors Opened and closed, checked hinges, checked alignment of door handle and strike. No deficiencies noted. 16. Windows Materials: Vinyl framed sliding window noted. Opened, closed and checked lock mechanism. Tested functional. 17. Floors Materials: Sheet vinyl flooring noted. No major deficiencies observed at time of inspection. 18. Walls Materials: Drywall walls noted. No deficiencies noted. 19. Ceilings Materials: There are drywall ceilings noted. No deficiencies noted. Page 12 of 38
Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets No deficiencies observed on any kitchen cabinets. 2. Countertops Materials: Plastic laminate countertops noted. No discrepancies noted. 3. Refrigerator Refrigerator tested functional. 4. Ovens & Range Kenmore refrigerator. Materials: Gas dual oven range noted. All burners and bake/broil function operated properly when tested. Page 13 of 38
5. Microwave Microwave tested functional. Kenmore gas range. 6. Vents Kenmore microwave. Materials: Exterior Vented Tested light and fan functions. No deficiencies noted. 7. Dishwasher Tested functional at time of inspection. Page 14 of 38
8. Sinks No leaks or deficiencies noted on kitchen sink. 9. Spray Wand Kenmore dishwasher. The spray wand was operated and was functional. 10. Garbage Disposal Operated - appeared functional at time of inspection. 11. Plumbing Functional disposal. Plastic supply lines and PVC drains noted. All supply and drain lines appear in proper working order. No leaks detected. Page 15 of 38
12. Electrical No major system safety or function concerns noted at time of inspection. 13. GFCI GFCI in place and operational. 14. Patio Doors The sliding patio door was functional during the inspection. 15. Windows Materials: Vinyl framed sliding window noted. Opened, closed and checked lock mechanism. Tested functional. 16. Floors Materials: Hardwood flooring is noted. No deficiencies observed. 17. Walls Materials: Drywall walls noted. No deficiencies noted. 18. Ceilings Materials: There are drywall ceilings noted. No deficiencies noted. Page 16 of 38
1. Locations Locations: In downstairs 1/2 bathroom. Utility Room 2. Electrical No major system safety or function concerns noted at time of inspection. 3. Dryer Vent MAINTENANCE: Dirty dryer vent cover and duct noted. Recommend thorough cleaning of duct and cover to prevent potential lint fires. Recommend cleaning dryer vent annually as needed. 4. Plumbing No deficiencies observed. Dirty dryer vent. Page 17 of 38
Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person. 1. Heaters Materials: The furnace is located in the garage. Materials: Gas fired forced hot air. CONFIRM: No combustion air intake opening noted in garage. Given the differences in venting requirements we recommend confirming proper ventilation and combustion air requirements based on manufacturers instructions. Consult with seller or qualified contractor as necessary. SERVICE: Mineral deposits noted. No recent service records observed. Although the unit appears to be operating from controls, there are areas that can not be seen without specialized equipment and training. Recommend routine service by qualified HVAC professional as necessary. 2. Heater Base Rheem gas furnace. The heater base appears to be functional. Mineral deposits in unit. 3. Enclosure No deficiencies noted. 4. Venting Metal single wall vent pipe noted. SAFETY ISSUE: Vent duct is in direct contact with duct insulation and is burning the material. This is a safety hazard. Consult with qualified HVAC professional. Repair as necessary. Page 18 of 38
5. Gas Valves Gas shut off valve noted. No deficiencies noted. Vent is burning duct insulation. 6. Air Supply The return air supply system appears to be functional. 7. Registers No deficiencies noted. 8. Filters CONFIRM: Unable to confirm location of furnace filter. Confirm location and condition of filter with seller. MAINTENANCE TIP: The air filter(s) should be inspected at least monthly and cleaned or replaced as required. Remember that dirty filters are the most common cause of inadequate heating or cooling performance. 9. Thermostats Digital - programmable type thermostat noted. Functional at the time of inspection. Page 19 of 38
Digital thermostat. Page 20 of 38
1. Base Water Heater The water heater base appears to be functional. 2. Heater Enclosure The water heater enclosure appears to be functional. 3. Combusion The combustion chamber appears to be functional. 4. Venting No deficiencies noted. 5. Water Heater Condition Heater Type: Gas Location: The water heater is located in the garage. Water heater build date is 2015. Standard warranty is 6 years and serviceable life span is considered to be 10 years. Water Source: Public IMPROVE: Water temperature observed to be 138 degrees F. This is too hot. Recommended temp should be set at 118-122 degrees F to prevent scalding, extend water heater life, and improve energy efficiency and conservation. Turn down temperature setting as necessary. If temperature does not turn down properly it may be an indication of a prematurely failing water heater. 6. TPRV Bradford White water heater - 2015. Water temperature - too hot. A pressure & temperature relief valve is present and appears satisfactory. 7. Number Of Gallons 50 gallon tank noted. Page 21 of 38
8. Gas Valve Appeares to be functional. 9. Plumbing Materials: Copper No deficiencies observed at the visible portions of the supply piping. 10. Overflow Line Materials: PVC Appears to be in satisfactory condition -- no concerns. 11. Strapping The water heater is strapped properly to prevent movement. Page 22 of 38
1. Roof Materials: Roofing is the same as main structure. 2. Rafters & Sheathing Garage There were no major deficiencies of the roof structure at the time of inspection. 3. Fire Barrier/Walls/Ceiling REPAIR: Hole noted in ceiling. Seal as necessary. 4. Floors Materials: Bare concrete floors noted. No deficiencies noted. Hole in ceiling. 5. Electrical CONFIRM/REPAIR: Two non functional light fixtures noted in garage. Replace bulbs and test. Repair if needed. Page 23 of 38
6. GFCI Non functional garage lights. GFCI in place and operational. Outlet is located behind workbench and is very difficult to access. 7. Garage Doors Materials: One 16' steel panel, sectional roll up door noted. No deficiencies observed. 8. Garage Opener Status Direct drive opener noted. Manual opener parts have been removed/disabled. Direct drive opener. 9. Garage Door's Reverse Status Missing manual opener hardware. IMPROVE: No eye beam or auto reverse system present. Recommend installing safety features as needed. Page 24 of 38
10. Plumbing Main house shut off valve noted. Appeared functional. Main water shut off valve. Page 25 of 38
1. Electrical Panel Electrical Location: Panel box is located in the garage. No major system safety or function concerns noted at time of inspection at main panel box. 2. Main Amp Breaker 200 amp Main electrical panel. Square D panel box. 3. Breakers in off position 0 4. Cable Feeds There is an underground service lateral noted. 5. Breakers Materials: Copper non-metallic sheathed cable noted. All of the circuit breakers appeared serviceable. Page 26 of 38
1. Roof Condition Roof Materials: Roof was inspected by traversing roof surface. Materials: Fiberglass composite shingles noted. No major system safety or function concerns noted at time of inspection. Roofing appears to have approximately 5-7 years of remaining service life. MAINTENANCE: Moss noted on roof. Recommend cleaning as necessary to prevent continued growth and premature failure of the roofing. Treat moss and clean roof as necessary. You can try Moss Out, Moss B Gone, or similar products following manufacturer s application instructions. It s strongly discouraged to pressure wash roof due to potential damage. 2. Flashing Composition shingles. Moss on roof. IMPROVE: No kickout flashing noted at roof/wall connection on east side. Install as necessary. Consult with qualified roofing contractor as needed. Missing kickout flashing - E. Page 27 of 38
3. Vent Caps No deficiencies noted. 4. Gutters & Downspouts IMPROVE: Gutter on southeast corner does not properly terminate in to perimeter drain. Repair as necessary to prevent moisture draining next to foundation. 5. Eaves & Facia Improper downspout connection - SW. REPAIR: Moisture staining noted on west side eave above garage. Upper downspout drains on to roof above stains. Repair as necessary. Consult with qualified roofing contractor as needed. 6. Skylights Moisture stains - west. No signs of present leaking around the skylight were noted on roof at time of inspection. Page 28 of 38
1. Access Access located in upstairs hallway ceiling. Attic 2. Attic Structure Attic access. Materials: Engineered wood roof truss framing noted. Materials: OSB (Oriented Strand Board) sheathing noted. REPAIR: Organic staining and moisture staining noted on sheathing above master bathroom skylight. It appears someone has previously sprayed Kills or some other type of antibacterial paint on the area. Recommend consulting with qualified contractor. Repair as necessary. 3. Ventilation Under eave screened vents noted. Fixed roof vents noted. No deficiencies noted. Organic growth and moisture stains noted. Page 29 of 38
4. Vent Screens Vent screens noted as functional. 5. Duct Work Attic ducts appeared functional at time of inspection. No deficiencies noted. 6. Attic Electrical No deficiencies noted at time of inspection. 7. Attic Plumbing Materials: ABS plumbing vents noted. Plumbing vent pipe appeared functional, at time of inspection. 8. Insulation Materials: Blown in fiberglass insulation and unfinished fiberglass batts noted. Depth: Insulation averages about 10-12 inches in depth. Insulation appears adequate. Insulation level in the attic is typical for homes this age. 9. Exhaust Vents Visible exhaust fans are properly terminated to exterior vents. Vents are connected. Page 30 of 38
1. Doors Exterior Areas Opened and closed, checked hinges, checked alignment of door handle and strike. No deficiencies noted. 2. Windows No major system safety or function concerns noted at time of inspection. 3. Siding Materials: Cement plank/panel siding with painted wood trim and stone veneers noted. MAINTENANCE: Broken caulking seals noted at siding seams and around windows, doors and trim. Caulk with an exterior grade sealant (such as OSI Quad) as necessary to prevent moisture intrusion. Cracked caulk seals. Cracked caulk seals. Cracked caulk seals. Page 31 of 38
4. Exterior Paint MAINTENANCE: Cracked/peeling paint noted on railings and trim. Faded paint noted on home. Paint as necessary. Peeling paint on railings/steps. Page 32 of 38
1. Slab Foundation Visible areas appear satisfactory Foundation 2. Foundation Perimeter No deficiencies were observed at the visible portions of the structural components of the home. 3. Foundation Walls Poured concrete foundation and footings noted. No structural deficiencies noted. No stains or evidence of moisture penetration observed. 4. Anchor Bolts The anchor bolts were not visible due to finished wall surfaces. 5. Foundation Electrical No deficiencies noted. Page 33 of 38
1. Driveway and Walkway Grounds Materials: Cement driveway and walkway noted. Driveway and walkway in good shape. No deficiencies noted. 2. Grading IMPROVE: Soggy soil and standing water noted on east side. Recent heavy rains at time of inspection. Recommend adding draining as needed if water does not drain properly. 3. Vegetation Soggy soil - east. No major system safety or function concerns noted at time of inspection. MAINTENANCE: Vegetation against home. When landscaping keep plants, even at full growth, at least a foot from house siding and windows. Keep trees away from foundation and roof. Plants in contact or proximity to home can provide pathways to wood destroying insects or rodents, as well as cause damage to siding, screens and roofs. Vegetation against home. Page 34 of 38
4. Fencing and Walls Materials: Wood fencing and stone retaining walls noted. No major system safety or function concerns noted at time of inspection. 5. Decks Appears in satisfactory and functional condition with normal wear for its age. Appears to be sound structure. 6. Stairs & Handrails REPAIR: Moisture damage noted on riser and handrail of porch steps. Settling step structure noted on east side deck steps. Missing hand rail on south side steps. Repair as necessary. Consult with qualified contractor as needed. Moisture damage on porch steps. Moisture damage on porch step railing. Settling steps - NE. Missing handrail. Page 35 of 38
7. Patio and Porch Materials: Composite decking noted. No major system safety or function concerns noted at time of inspection. 8. Grounds Electrical Exterior outlets noted on east and south sides. Main service entrance and meter noted on north side. No major system safety or function concerns noted at time of inspection. 9. GFCI Exterior GFCI functions confirmed. 10. Main Gas Valve Main service entrance & meter. Location: Main natural gas shut off located at outside meter - south side. Main gas shut off appeared functional and in good condition at time of inspection. No gas odors detected. Page 36 of 38
11. Water Pressure 60 psi measured at exterior faucet. Main gas valve & meter. 12. Exterior Faucet Water pressure - 60 psi. Location: Exterior faucets noted on east and west sides. Tested functional. No leaks noted at time of inspection. Page 37 of 38
Photos West side. North side. East side. South side. Page 38 of 38