has prepared this report for: Ms. Family

Transcription

1 has prepared this report for: Ms. Family Inspection Location:?????? Place SE. Everett, WA

2 SUMMARY 3 PEST REPORT 7 CONDITION 13 EXTERIOR 17 ROOF 25 PLUMBING 31 HVAC 35 ELECTRICAL 40 INTERIOR 412 GARAGE 44 KITCHEN 45 BATHROOM 48 GROUNDS 50 2

3 SUMMARY Dear M Family : Date 04/13/2013 At your request, a visual inspection of the above referenced property was conducted on 04/13/2013. The following is an opinion report, reflecting the visual conditions of the property at 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. The Summary provides a brief overview of the report, but is not encompassing, nor should be considered a substitute for reading the report in entirety. It is strongly recommended that you have appropriate licensed contractors evaluate each concern further and the entire system for additional concerns that may be outside our area of expertise or the scope of our inspection BEFORE the close of escrow. Please call our office for any clarifications or further questions. ROOF GUTTERS & DOWNSPOUTS: Type and condition: Full, The gutter system was in satisfactory condition at the time of the inspection. Correction needed Seal ALL intersections and end caps to stop leak and prevent damage. The gutter was full of debris that should be removed. 3

4 PLUMBING WATER HEATER: CONDITION: The water heater was leak free and working as intended producing heated water at the time of the inspection. For SAFETY ( Protect gas valve from auto impacts) 4

5 INTERIOR CARBON MONOXIDE DETECTORS CONDITION: Effective January All residents with in the sate of Washington must have a RADON DETECTOR Installed on each floor. Location best installed at floor level By July 1, 2010, the building code council shall adopt rules requiring that all buildings classified as residential occupancies, as defined in the state building code in chapter < WAC, but excluding owneroccupied single-family residences legally occupied before July 26, 2009, be equipped with carbon monoxide alarms. Best installed at floor level All visible sections of the crawl space including the sill plates, joists & beams, supports, sub floor, and cripple walls appeared to be in overall satisfactory condition with no visible evidence of structural problems. Visible plumbing components were leak free when inspected in the crawl space area. Insulation is not well attached to the underside of the floor and its effectiveness is in question. Prior rodent activity noted. end of summary 5

6 PEST REPORT Inspection Date: 4/13/2013 File No: Time: 9:00AM Inspection Firm: Surelock Homes Inspection Address: Ave Crt East City: Puyallup WA Zip Phone: Fax: Structural Pest Inspector: Greg Madsen WSDA License # Structure Inspected: Resident City: Everett WA Zip: Client's Name: M NOTE: ONLY THE ABOVE NAMED CLIENT IS ENTITLED TO RELY ON THE CONTENTS OF THIS REPORT. In accordance with the provisions of the Revised Code of Washington (RCW) , this report relates to a single sale, transfer, exchange, or refinance of a property. It is not transferable to, and may not be relied upon, by parties involved in any subsequent sale, transfer, exchange, or refinance of the same property. 6

7 COMPLETE WOOD DESTROYING ORGANISM INSPECTION REPORT ( PEST REPORT ) SUMMARY OF FINDINGS YES NO* VISIBLE EVIDENCE OF WOOD DESTROYING INSECTS [ ] [* ] VISIBLE EVIDENCE OF ACTIVE WOOD DECAY FUNGI [ ] [* ] VISIBLE EVIDENCE OF DAMAGE BY WOOD DESTROYING ORGANISMS [ ] [ * ] VISIBLE EVIDENCE OF CONDITIONS CONDUCIVE TO WOOD DESTROYING ORGANISMS [ ] [ * ] 8 * THERE IS REMAINING VISIBLE EVIDENCE OF INACTIVE: [ ] Carpenter Ants; [ ] Subterranean Termites; [ ] Anobiid Beetles; [ ] Moisture Ants; [ ] Dampwood Termites; [ ] Other Wood Boring Beetles; [ ]Past water events. Neither the inspector, nor the inspecting firm, shall be liable for any corrective actions required by future inspections as a consequence of this evidence. See the FINDINGS and DIAGRAM page(s) of, [ ] This report; 7

8 LIMITATION OF LIABILITY The above inspecting firm and inspector endeavor to perform their services in a professional manner consistent with the care and skill ordinarily exercised by structural pest inspection professionals. The inspecting firm will re-perform any services not meeting this standard without additional compensation. The inspecting firm's total liability for the inspections made of the inspected structure shall be limited to the amount of financial responsibility prescribed under Washington State law. The inspecting firm will not be liable for any special, incidental, punitive or consequential damages, whether foreseen or unforeseen, regardless whether liability is based on breach of contract, breach of express or implied warranty, negligence, strict liability, tort, or otherwise. I have read and understand the above limitations and the Inspection Standards and authorize the above named inspection firm to conduct this inspection subject to the limitations and conditions therein. Client's Signature: Date: This report is not valid until the Client who pays for the report signs and dates the form above, thus acknowledging the inspecting firm's Limitation of Liability provided herein. COMMENTS 8

9 WOOD DESTROYING ORGANISM INSPECTION STANDARDS of the WASHINGTON STATE PEST MANAGEMENT ASSOCIATION COMPLETE WOOD DESTROYING ORGANISM (WDO) INSPECTION REPORT. This report is prepared from an inspection conducted by a Washington State Department of Agriculture licensed Structural Pest Inspector in accordance with Washington Administrative Code through Opinions contained herein are based on conditions visible and evident at the time of the inspection. This report does not warrant, represent, or guarantee that the structure reported on is free from evidence of WDO's, their damage, or conditions conducive to WDO's; nor does it represent or guarantee that the total damage, infestation, or infection is limited to that disclosed in this report. I. INSPECTION PROCEDURES The inspector shall make a thorough inspection, using accepted methods and practices, of the subject to render an opinion on the presence of, or damage from WDO's as well an conditions conducive to such WDO's. AREAS INSPECTED shall include: structural exterior (accessible both visibly and physically to an inspector at ground level); accessible structure interior; accessible sub structural crawl space(s); garages, carports and decks which are attached to the structure. Deck inspection shall include; railings, wooden steps, and accessible wooden surface materials, as well as deck substructures which are accessible (those with at least a 5 foot soil to joist clearance, or elevated decks which can be suitably reached using a 6 foot step ladder). WOOD DESTROYING ORGANISMS shall include: subterranean termites; dampwood termites; carpenter ants; moisture ants; wood boring beetles of the family Anobiidae; and wood decay fungus (rot). The inspector will not assume any responsibility for WDO's that were not detected during their dormant season. When evidence of moisture ants, dampwood termites, wood infesting anobiids, or wood decay fungi is detected during a Complete WDO Inspection, the inspector must identify and report the condition(s) conducive to such infestations. It must be stated in the report that such infestations may be eliminated by removal of all infested wood and correction of any contributing conducive conditions. CONDUCIVE CONDITIONS, as determined by the inspector, shall include, but not be limited to: inadequate clearance; earth to wood contact; conducive debris in the crawl space; inadequate ventilation; excessive moisture; vegetation contact with 9

10 the structure; bare ground in the crawl space; existing or seasonal standing water in the crawl space; failed caulking or grout in water splash areas; and/or non-functioning gutter systems. II. LIMITATIONS OF INSPECTIONS The inspecting firm shall not be held responsible by any party for any condition or consequence of WDO's which is beyond the scope of inspection. The scope, defined in Section I, INSPECTION PROCEDURES, is limited as follows: (a) INACCESSIBLE AREAS: Certain areas of a structure, which are inaccessible by their nature, may be subject to infestation by WDO's yet cannot be inspected without excavation or unless physical obstructions are removed. Such areas include, but are not limited to: wall voids; spaces between floors; substructures concealed by sub-floor insulation or those with inadequate clearance; floors beneath coverings; sleeper floors; areas concealed by furniture, appliances, and/or personal possessions; and deck substructures with less that 5 foot clearance. (b) ROOF SYSTEMS AND ATTIC AREAS: Roof systems, roof coverings and attic areas are excluded from this report. This report may note, at the discretion of the inspector, visual evidence of infestation and/or infections of WDO's in the portions of the eaves that are visible and accessible from the ground. Nor opinion is rendered nor guarantee implied concerning the watertight integrity, the condition, or the future life of the roof system. Any comment(s) made regarding an obvious condition of (a) component(s) of the roof system or attic space(s) shall not imply an extension to the scope of inspection. If a more qualified opinion is desired, the services of a licensed roof system professional should be obtained. (c) SHEDS AND OUTBUILDINGS: Sheds, garages, carports, decks and other structures, which are not attached to the main structure by a roof system or foundation, are excluded from this report unless specifically requested and noted. The inspecting firm reserves the right to charge additionally to inspect any unattached structures. (d) CLIMATIC CONDITIONS: In certain geographical areas of Washington State where wet climate is common, and due to their construction and materials, structures may be subject to conditions from normal weathering. Such conditions as cracking, checking, and/or warping of doors, window casings, siding, and non-supporting wooden members shall not be reported on inspection reports except at the discretion of the inspector. Inspectors are not required to report on any wood destroying organism infestation, infection, or other condition that might be subject to seasonal constraints or environmental conditions if evidence of those constraints or conditions is not visible at the time of the inspection. (e) MOLD: Molds, mildews, and other fungal growth (except wood decay fungi) shall be reported on only to the extent that they indicate an excessive moisture condition which may be conducive to WDO's. The inspector is not liable or responsible for determining the type of mold, mildew, or other fungi present, nor shall the inspector be liable or responsible for determining the possible health hazards associated with the presence of molds, mildews, or other fungi. This report is not, nor shall the 10

11 inspector perform a mold inspection or investigation. If a more qualified opinion is desired, the services of a toxicologist or certified industrial hygienist should be obtained. (f) STRUCTURAL ASSESSMENT: While it may be possible for the inspector to note damaged materials, neither the inspector nor the inspection firm is liable or responsible in any way to determine the structural integrity of any building materials. If a more qualified opinion is desired, the services of a licensed, qualified contractor or structural engineer should be obtained. (g) REMAINING EVIDENCE: In certain situations, it may not be practical to eliminate all evidence of previous WDO activity (e.g., carpenter ant frass, insect parts, or subterranean termite scaling), or evidence of conducive conditions, (e.g., water staining). Although noted, this evidence may remain after corrections have been made or if it is the inspector's opinion that the evidence is from inactive WDOs and no corrections are recommended. Neither the inspector nor the inspecting firm shall be liable or responsible for any corrective action required by future inspections in regards to this remaining evidence. III. REPORTS (a) WRITTEN REPORT: The inspecting firm shall not issue any complete wood destroying organism report unless a Washington State Department of Agriculture licensed structural pest inspector from that firm has made a careful and thorough inspection of the structure in conformance with and subject to the limitations within these standards. Reports shall include a diagrams and a description of the findings to help identify locations of the findings as well as inaccessible areas not identified in section II (a) of these standards. IV. WORK RECOMMENDATIONS AND TREATMENTS (a) NO WARRANTIES OF CORRECTIVE WORK: Neither the inspector nor the inspecting firm will evaluate or warranty the quality of workmanship, the compliance with any applicable building codes, nor the suitability of use or any repairs, corrections, or treatments recommended within this report. Compliance with Washington State pesticide application laws and applicable building codes (current revisions) is the responsibility of the property owner and those performing the work. It is strongly recommended that those parties performing any corrections or treatments be licensed, bonded and qualified professionals providing warranted services. (b) CONDITIONS REVEALED DURING THE PERFORMANCE OF RECOMMENDATIONS: Should any WDO damage, or conducive condition be revealed during the performance of any recommendations, whether performed by the owner, the purchaser, a contractor, or any other party of interest, the inspecting firm must be notified of such, and be given a reasonable opportunity for re-inspecting and determining the need for any additional corrective measures before such conditions are covered. The owner, purchaser, or any other person performing the work shall be responsible for notifying the inspector. Nothing contained herein shall prevent the inspecting firm from assessing additional charges for each additional inspection. 11

12 NOTE: The Washington State Pest Management Association (WSPMA), as a service to inspection firms, has developed this form and these Standards of Practice. By doing so, the WSPMA does not certify that the inspecting firm is a member of the WSPMA, or that the inspector is qualified to perform the inspection/. The WSPMA shall not be a party to any claim or action by the buyer, seller, or other interested party against the inspecting firm solely by reason of making this report form and these Standards of Practice available for use. 12

13 FILE NUMBER: FINDINGS Address of Structure Inspected: th Place SE. City: Everett WA Zip: NOTE: The owner(s) and/or persons performing any work relative to these findings must ensure that all construction work performed meets the standards of good construction practices and materials as provided for, and in, any and all applicable building codes (current revisions). Pest control measures must be performed by Washington State licensed applicators in conformance with all federal, state, and local laws. Nothing contained herein shall prevent the inspecting firm from assessing charges for each additional inspection. Prior rodent activity noted ( KEEP WATCH), no other pest were noted. 13

14 Complete Wood Destroying Organism Inspection Report. Beginning January 1, 2004 the Washington State Pest Management Association has adopted a new format for the Complete Wood Destroying Organism Inspection Report. This new format was prompted, in part, by recent changes to Washington State Laws and Rules that pertain to Structural Pest Inspections, (RCW and WAC through ), and by changes in market expectations. These changes were a cooperative effort involving members of all affected industries; inspectors, real estate professionals, and lenders. This new inspection report format is easier to understand, easier to enforce, and provides better protection for the consumer. Washington State laws and rules do not recognize any difference between a Preliminary Report and a Final Report. Therefore, this reporting format has been eliminated. There will only be one report: the Complete Wood Destroying Organism Inspection Report. If you have questions regarding these changes, contact the Washington State Pest Control Association ( ). For your protection you are encouraged to have all findings corrected by licensed and bonded contractors and to obtain and keep copies of all repair receipts. You may also elect to obtain a report with NO findings. A report with NO findings does not indicate that the inspector is approving of any work done to eliminate previously reported findings. It only indicates that there are no findings at the time of the inspection. It must also be understood that remaining evidence may exist after all repairs and corrections have been made. This evidence, while required to be reported, may be inconsequential. The attached Washington State Pest Management Association Complete Wood Destroying Organism Inspection Report Form has been reviewed by the Washington State Department of Agriculture. The Department agrees that with an accurate inspection, and when filled out properly, this form can meet the Wood Destroying Organism Inspection Reporting Criteria found in WAC through end of pest report 14

15 CLIENT AND SITE INFORMATION: REPORT NUMBER: INSPECTION DATE: 04/13/2013. CLIENT NAME: Rex Moore. INSPECTION SITE STREET ADDRESS: th Place SE. CITY/STATE/ZIP: Everett, WA CLIENTS MAILING ADDRESS: NE 68th St #617, Kirkland, WA CLIENTS ADDRESS: CLIENT PHONE NUMBER: BUILDING TYPE: Home. CLIMACTIC CONDITIONS: WEATHER: Cloudy. SOIL CONDITIONS: Damp. APPROXIMATE OUTSIDE TEMPERATURE: 43 degrees. BUILDING CHARACTERISTICS: MAIN ENTRY FACES: South. CONDITION 15

16 ESTIMATED AGE OF HOUSE: Twenty nine years. BUILDING TYPE: 1 family, Split Level. STORIES: 1 1/2 Split level/entry. SPACE BELOW GRADE: Crawl space. UTILITY SERVICES: WATER SOURCE: Public. SEWAGE DISPOSAL: Public. UTILITIES STATUS: All utilities on. OTHER INFORMATION: AREA: City. HOUSE OCCUPIED? No. CLIENT PRESENT: Yes. PEOPLE PRESENT: Purchaser, Purchasers spouse( to be) Selling agent. PAYMENT INFORMATION: TOTAL FEE: $450. PAID BY: Check Check amount was for $ which covered the inspection performed at. REPORT LIMITATIONS 16

17 This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection. The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct. Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration to the American Arbitration 17

18 Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency. 18

19 EXTERIOR Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. EXTERIOR WALL STRUCTURE: WALL STRUCTURE Wall structure appeared to be in overall satisfactory condition. Inspector observed no visible evidence of structural problems at exterior walls at time of inspection. EXTERIOR WALL COVERING MATERIAL: Wood cedar siding. 19

20 EXTERIOR WALL COVERING CONDITION: The exterior wall coverings appeared to be in overall satisfactory condition at the time of inspection. Paint is blistered west side ( very minor) Remove soil / bark for a minimum of 6 inches within siding bottom. ( Typical all area) Caulk around windows. TRIM: MATERIAL: Wood. CONDITION: Appears serviceable. Minor paint blistering west side lower level. 20

21 CHIMNEY: MATERIAL: Brick. CONDITION: Patch cracks in chimney cap, Observed no visible evidence of structural or other problems at chimney, other that noted when inspected. 21

22 FOUNDATION: CONDITION: The foundation slab is not visible due to carpet and/or floor covering - no readily visible problem were noted. BASEMENT/CRAWL SPACE: ACCESSIBILITY: Crawl space is fully accessible. 22

23 CRAWL SPACE: All visible sections of the crawl space including the sill plates, joists & beams, supports, sub floor, and cripple walls appeared to be in overall satisfactory condition with no visible evidence of structural problems. Visible plumbing components were leak free when inspected in the crawl space area. Insulation is not well attached to the underside of the floor and its effectiveness is in question. Prior rodent activity noted. FOUNDATION WALL - TYPE: Poured concrete. CONDITION: Appears serviceable. 23

24 BEAMS: Appears serviceable. FLOOR JOISTS: Appear serviceable. 24

25 COLUMNS/SUPPORTS: Appear serviceable. VAPOR BARRIER Vapor barrier is not full repairs needed, and prior rodent activity noted. 25

26 OTHER OBSERVATIONS: Vapor barrier is not full repairs needed, and prior rodent activity noted. 26

27 ROOF The foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection. ATTIC AND INSULATION: INSULATION TYPE AND CONDITION: Fiberglass. 27

28 DEPTH AND R-FACTOR: Observed 12 inches of blown fiber glass insulation in attic with an R value of 30 this is above average. CONDITION: Attic was entered & inspected and found to be in satisfactory condition with no visible evidence of roof leaks, decay, structural problems, or other problem conditions in all visible sections of attic at time of inspection. Roof sheathing was overlayed for new roof. 28

29 Front roof STYLE: Gable. TYPE: Asphalt fiberglass shingles. Composition. ROOF ACCESS: Roof was walked. 29

30 ROOF COVERING STATUS The roof surface appeared to be in overall satisfactory condition when walked. Noted cracking of ridges cap at 5-6 shingles. Fascia and soffit Type and condition The fascia, soffit,& eave areas are located around the perimeter of the roof, they appeared to be in overall satisfactory condition when inspected. Correction of leaking gutters needed to prevent moisture damage. 30

31 Skylights Condition: The skylight(s) were inspected and observed to be free of eaks at the time of inspection. EXPOSED FLASHINGS: TYPE AND CONDITION: Metal, The visible metal flashings were in overall satisfactory condition when inspected. 31

32 Type and condition Roof ventilation appeared to be in overall satisfactory condition at the time of inspection. GUTTERS & DOWNSPOUTS: Type and condition: Full, The gutter system was in satisfactory condition at the time of the inspection. Correction needed Seal ALL intersections and end caps to stop leak and prevent damage. The gutter was full of debris that should be removed. 32

33 PLUMBING Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve which should be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor a catch pan should be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improper installations should be corrected. MAIN LINE: MATERIAL: Copper. CONDITION: Water meter is located, at the west side of the house. 33

34 SUPPLY LINES: MATERIAL: Copper. CONDITION: Visible supply lines appeared satisfactory. Functional supply / water flow appeared serviceable. Also see kitchen & bathroom sections of this report regarding houses supply & waste lines. Mioan shut of located in garage. WASTE LINES: MATERIAL: ABS. 34

35 CONDITION: Visible components of the water drainage system and plumbing vent pipes appeared serviceable. Functional drainage appeared serviceable. Also see kitchen and bathroom pages regarding plumbing conditions. HOSE FAUCETS: OPERATION: Hose faucets were in satisfactory working condition when tested & inspected. WATER HEATER: TYPE: Gas. 35

36 SIZE: 50 Gallons. LOCATION: Garage. CONDITION: The water heater was leak free and working as intended producing heated water at the time of the inspection. For SAFETY ( Protect gas valve from auto impacts) ECU UNIT: An energy conservation unit (ECU) was observed. It is an apparatus at the condenser unit designed to transfer waste heat from the condenser part of the air conditioner outside to the water heater to help heat water. This device helps the water heater and the air conditioner system both work more efficiently. Units of this type cost $600 or so to have installed. Unit was operational when inspected as it's pipes were circulating heated water & it was leak free when inspected. FUEL SYSTEM: METER/TANK LOCATION-CONDITION: Natural gas meter was located at: West side of the hoe. 36

37 HVAC The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector. NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy. HEATING SYSTEM DESCRIPTION: LOCATION OF PRIMARY UNIT: Garage. SYSTEM TYPE: Forced Air. FUEL TYPE AND NOTES: Natural Gas. 37

38 APPROXIMATE AGE IN YEARS: Fourteen years. HEATING SYSTEM CONDITION: PRIMARY UNIT: The forced air heating system was found to be in satisfactory condition when tested & inspected. BURNERS/HEAT EXCHANGERS: Appears serviceable. PUMP/BLOWER FAN: Blower fan was operational when tested. COMBUSTION AIR: Appears serviceable. VENTING: Appears serviceable. AIR PLENUM: Plenum was in satisfactory condition & free of air leaks when inspected. AIR FILTERS: Air filter was clean recommend cleaning or replacing the AC filter(s) each month or two or as needed. 38

39 NORMAL CONTROLS: Normal operating controls appeared operational when tested. SECONDARY HEATING UNIT: Appears operational SEE FIREPLACE REPORT. AIR CONDITIONING: NORMAL CONTROLS: Appeared serviceable. 39

40 DUCTWORK: TYPE: Fiberglass Duct board. DUCTS/AIR SUPPLY: Ductwork was in overall satisfactory condition providing an expected flow of air to the habitable rooms when inspected. 40

41 ELECTRICAL Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly. SERVICE: ENTRANCE CABLES: Aluminum- OK. TYPE AND CONDITION: 110/220 Volt service appeared satisfactory. ELECTRICAL PANELS: MAIN PANEL LOCATION AND NOTES: The main panel was located at the Garage. AMPS Amperage at main panel was 200 Amps. # OF 11O VOLT CIRCUITS AT MAIN PANEL: 20. # OF 220 VOLT CIRCUITS AT MAIN PANEL: 2 41

42 MAIN PANEL CONDITIONS: Main panel was inspected and found to be in overall satisfactory condition. Grounding system is present. CONDUCTORS: BRANCH WIRING: Copper. SWITCHES & OUTLETS: CONDITION: A representative sampling of switches were tested, and a representative number of outlets were tested with an outlet tester. As a whole, outlets and switches throughout the property were in working condition when tested. Outlet cover plate missing, location: crawl space area. LIGHTS CONDITION Lights are not operational in some areas, possibly due to bad bulbs. 42

43 INTERIOR The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. DOORS: MAIN ENTRY DOOR: Main door was in satisfactory condition. Doorbell responded as intended when tested. OTHER EXTERIOR DOORS: Sliding glass. 43

44 INTERIOR DOORS: A representative number of doors were tested & inspected and found to be in working condition at time of inspection. WINDOWS: TYPE & CONDITION: Aluminum sliding. vinyl. INTERIOR WALLS: MATERIAL & CONDITION: Drywall, General condition of the interior walls appeared satisfactory & free of structural problems. CEILINGS: TYPE & CONDITION: Drywall, The ceilings were free of active leaks and appeared structurally sound when inspected. CEILING FANS: CONDITION: 44

45 FLOORS: TYPE & CONDITION: Carpet, Vinyl, Tile General condition appears serviceable. STAIRS & HANDRAILS: CONDITION: Interior stairs serviceable. FIREPLACE/WOOD BURNING DEVICES: LOCATION - TYPE - CONDITION: Location #1: Living room. CARBON MONOXIDE DETECTORS CONDITION: Effective January All residents with in the sate of Washington must have a RADON DETECTOR Installed on each floor. Location best installed at floor level By July 1, 2010, the building code council shall adopt rules requiring that all buildings classified as residential occupancies, as defined in the state building code in chapter < WAC, but excluding owner-occupied single-family residences legally occupied before July 26, 2009, be equipped with carbon monoxide alarms. Best installed at floor level SMOKE / FIRE DETECTOR: COMMENTS: Smoke alarm(s) responded to test button operation. 45

46 GARAGE Notice: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should not be stored within closed garage areas. TYPE: LOCATION: Attached, Two car. ROOF: CONDITION: Appears serviceable, Same as house. FLOOR: CONDITION: Appears serviceable, Typical cracks noted. FIRE WALL: CONDITION: Appears serviceable. GARAGE DOOR(S): CONDITION: Garage vehicle door one was in working condition when tested. Automatic door opener & reverse was operational when tested. Garage vehicle door two was in working condition when tested. Automatic door opener & reverse was NOT operational when tested Safety door devices were not installed on door two. Suggest adding them for safety. Door two was operational but very loud. 46

47 KITCHEN Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwasher are not inspected, as they require connection to facilitate testing. KITCHEN SINK: TYPE AND CONDITION: Composition/ Under counter mount. RANGE/COOK TOP AND OVEN: TYPE AND CONDITION: The stove top burners were tested & inspected & found to be in satisfactory working condition at the time of inspection. The oven and microwave responded when tested. REFRIGERATOR: CONDITION: The refrigerator and freezer were operational when inspected. DISHWASHER: CONDITION: The dishwasher including it's door, hinges, & gasket, soap dispenser door, racks, & drainage were all in satisfactory condition when testing the unit. INTERIOR COMPONENTS: COUNTERS AND CABINETS: Counter top are Granite and were in overall satisfactory condition when inspected. Cosmetic items are not included in this inspection, Cabinets appeared satisfactory. WINDOWS/DOORS: Appear serviceable. 47

48 SWITCHES/FIXTURES/OUTLETS: Appear serviceable. Laundry appliances are not tested or moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned. LAUNDRY: LOCATION: Service area main floor. CONDITION: Connections for washer & dryer appeared satisfactory. Plumbing appeared satisfactory, Electrical outlet is grounded, 220 volt outlet for dryer appeared operational, Dryer venting is provided. WASHER AND DRYER: CLOTHES WASHER: The clothes washer responded to it's controls when tested. Mixer valve provided hot, cold, & warm water. Unit interior was spinning and drained & visually appeared to be leak free & in satisfactory condition when inspected. CLOTHES DRYER: Electric, The clothes dryer responded to it's controls and it's drum & heating elements were operational when tested & inspected. 48

49 BATHROOM Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Determining whether shower pans, tub/shower surrounds are water tight is beyond the scope of this inspection. It is very important to maintain all grouting and caulking in the bath areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance will be required in the future. BATHROOM AREA: BATH LOCATION: Guest Lower floor 3/4 bathroom. CONDITION OF SINK: The bathroom sink along with it's stopper, faucet,& drain pipe were in overall satisfactory condition when tested & inspected. CONDITION OF TOILET: The toilet tank & bowl were leak free & in satisfactory condition when inspected and tested. SHOWERS: Shower and shower walls appeared satisfactory when tested and inspected with no evidence of leaks decay at walls or other problem conditions at time of inspections. SHOWER ENCLOSURE: Appears serviceable. BATHROOM AREA: BATH LOCATION: Hall, Upstairs. CONDITION OF SINK: 49

50 The bathroom sink along with it's stopper, faucet,& drain pipe were in overall satisfactory condition when tested & inspected. Observed leak at bathroom sink water control valve located on lower hot water side of the sink. CONDITION OF TOILET: The toilet tank & bowl were leak free & in satisfactory condition when inspected and tested. TUB AND FIXTURES: The bathtub & it's fixtures was in satisfactory condition when tested and inspected with no visible evidence of leaks or other problem conditions. SHOWERS: Shower and shower walls appeared satisfactory when tested and inspected with no evidence of leaks decay at walls or other problem conditions at time of inspections. SHOWER ENCLOSURE: Appears serviceable. BATHROOM AREA: BATH LOCATION: Master Bedroom, Upstairs. CONDITION OF SINKS: The bathroom sink along with it's stopper, faucet,& drain pipe were in overall satisfactory condition when tested & inspected. TUB AND FIXTURES: The bathtub & it's fixtures was in satisfactory condition when tested and inspected with no visible evidence of leaks or other problem conditions. SHOWERS: 50

51 The shower and shower walls appeared satisfactory when tested and inspected with no evidence of leaks at the shower pan. Grout repiare need to prevent moisture damage Grout Caulk corners and repair pin holes in the grout. BATH VENTILATION: The bathroom vent fan(s) was in satisfactory working condition when tested. 51

52 GROUNDS This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping or septic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well as others too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. DRIVEWAY: Type Concrete, Drive way was in overall satisfactory condition when inspected. Cracks were seen at driveway, these were typical expected cracks. SIDEWALKS: TYPE: Concrete. CONDITION: 52

53 Side walk was in overall satisfactory condition when inspected. LANDSCAPING: CONDITION: Trees planted close to structure. Removal of the limbs advised as they will damage the roof.. GRADING: SITE: Gentle slope. DECKS: TYPE: Wood. CONDITION: 53

54 Appears serviceable, The wood deck was in overall satisfactory condition. Removal of soil at support post recommended to prevent wood decay of post. DECK RAILING: Deck railing was in satisfactory condition. FENCES & GATES: TYPE: 54

55 Wood. CONDITION: The fence & gate were in overall satisfactory condition when inspected. 55

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