confidential inspection report...confidential inspection report located at: 15707 54th st ct e...

Confidential Inspection Report

LOCATED AT:15707 54th St Ct E

Sumner, Washington 98390

PREPARED EXCLUSIVELY FOR:Faira.com

INSPECTED ON:Monday, October 12, 2020

Inspector, Isaac McPhee 1411Strong Foundations Home Inspection

of 89Copyright© 2010-2020, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 20-10009

Executive Summary

This is a summary review of the inspectors' findings during this inspection. However, it does not contain every detailed observation. This is provided as an additional service to our client, and is presented in the form of a listing of the items which, in the opinion of your inspector, merit further attention, investigation, or improvement. Some of these conditions are of such a nature as to require repair or modification by a skilled craftsman, technician, or specialist. Others can be easily handled by a homeowner such as yourself.

Often, following the inspector's advice will result in improved performance and/or extended life of the component(s) in question. In listing these items, your inspector is not offering any opinion as to who, among the parties to this transaction, should take responsibility for addressing any of these concerns. As with most of the facets of your transaction, we recommend consultation with your Real Estate Professional for further advice with regards to the following items:

INTRODUCTORY NOTES

1: Sections of this building may have been added to or remodeled since original construction. We recommend consultation with the owner to determine if all necessary permits were obtained, inspections performed and final signatures obtained.

2: The home was occupied at the time of the inspection, with personal possessions in several rooms. The presence of personal possessions limited the inspection. Access was denied to a number of wall or floor surfaces, electrical outlets, heat registers, and other items. We recommend a full walkthrough of the home after all items have been removed in order to provide a more thorough evaluation.

3: The home was undergoing repair/construction at the time of the inspection, including interior painting. Because of this, we acknowledge that a number of items may be substantially changed after construction has been completed, at which point the home should be re-evaluated. In particular, numerous outlets and light switches were missing cover plates, and lights were missing covers and bulbs and were not operational. We recommend these items be rechecked after repairs are completed.

EXTERIOR/SITE/GROUND PEST CONTROL

4: Containers of bait and/or traps have been placed outside the home, indicating past problems with rodents. Continue to monitor for signs of active rodent activity and contact a pest control specialist as needed.

EXTERIOR/SITE/GROUND EXTERIOR PLUMBING

5: One or more hose bibs at the exterior of the home were not operating at the time of the inspection. Ensure that all supply valves are turned on and recheck and repair as needed.

EXTERIOR/SITE/GROUND DRAINAGE

6: The rear detached storage building has a roof that drains directly toward the side of the home. Due to the configuration, this portion of the home's siding could not be directly evaluated. However, we note that this configuration appears conducive to excessive moisture accumulation near the home and the potential for excess wear or damage to the siding. We recommend alterations as needed to ensure proper drainage in this area.


EXTERIOR/SITE/GROUND DRIVEWAY

7: The cracks in the driveway are of a cosmetic nature. However, they do indicate movement in the soil and, over time, may develop into an aesthetic issue and/or a safety concern because of tripping hazards.

EXTERIOR/SITE/GROUND WALKWAYS

8: There are cracks of a cosmetic nature in the walkways. Action would only be required if any of the cracks develop into trip hazards in the future.

EXTERIOR/SITE/GROUND PORCH/PATIO COVERING

9: The rear patio cover/enclosure was under construction/repair at the time of the inspection. We recommend repairs be completed and the structure further evaluated.

EXTERIOR/SITE/GROUND TRIM

10: The trim shows routine wear, with some peeling paint and deterioration observed. We advise routine maintenance and some repairs to ensure maximum service life.

EXTERIOR/SITE/GROUND MISCELLANEOUS

11: The accessory structure on this property, although looked at, was not fully inspected and is not included in this report. However, we note that the building was in need of some repairs or modifications, including alterations to rooftop drainage, as well as completion of exterior walls or surfaces to prevent moisture or pest entry. Further information may be obtained from a licensed contractor.

COMPOSITION SHINGLE ROOFING SURFACE

12: Some minor surface damage was noted. These are normal signs of aging and only minor repairs are needed at this time. Continue to monitor as the roof ages and make repairs as needed.

COMPOSITION SHINGLE ROOFING FLASHINGS: OVERALL

13: At the rear patio cover and bay window, the roof/wall flashing was installed on the outside of the siding and covered with trim. This installation is not ideal and can lead to moisture damage. Ensure that the top edge of the trim is continually sealed and, if possible, alterations to the flashing installation should be considered.

GARAGE WIRING

14: We found extension cord and/or improper wiring in use in this room. This type of wiring is easy to overload and can be easily damaged. Removal of all substandard wiring and replacement with proper circuitry is recommended.

FIRST FLOOR HALF-BATH BATHROOM DRAIN TRAP

15: The flexible rubber or plastic fitting used in the drain trap is nonconforming. The corrugated piping can trap debris and bacteria and cause clogging and health hazards. We recommend replacing with solid drain piping.

FIRST FLOOR HALF-BATH BATHROOM RECEPTACLES

16: There is no GFCI (ground fault circuit interrupter) protection for this bathroom. For an increased margin of safety, we recommend the installation of a GFCI receptacle.

FIRST FLOOR HALF-BATH BATHROOM DOORS

17: The pocket door does not latch properly. We recommend repair or adjustment for proper latching.


SECOND FLOOR HALLWAY BATHROOM FIXTURES

18: The tub/shower valve stem leaks. We recommend that it be tightened or repaired.

SECOND FLOOR HALLWAY BATHROOM TOILET

19: The toilet is loose at the floor. While no damage was evident, this condition should be taken care of so that leakage does not develop and cause damage. We recommend that the toilet be removed and rebolted with a new wax seal.

SECOND FLOOR MASTER BATHROOM SHOWER

20: The showerhead fitting leaks and is in need of tightening or replacement.

SECOND FLOOR MASTER BATHROOM COUNTERTOPS

21: There is a gap between the counter and the bathroom wall. Recommend ensuring cabinet/counter is properly secured and sealing this gap.

SECOND FLOOR BEDROOM 3 BEDROOM DOORS

22: The door rubs on the frame. We recommend it be planed, sanded, or adjusted for smoother operation.

FIRST FLOOR FAMILY ROOM ADDITIONAL ROOMS LIGHTS

23: There is no switch in portions of this room to control a lighting fixture or receptacle. Building practices require a switch activated light or a receptacle in every room. No action is required, but installing a switch might be considered.

INTERIOR WALLS & CEILINGS

24: The home is undergoing repairs and many of the interior finishes are not entirely completed. Numerous instances where finishes are in need of painting, caulking, trim, etc. were noted in several locations. We make no attempt to provide a comprehensive list of such items in the inspection report.

INTERIOR STAIRS

25: A light fixture at the top of a staircase was not operating. For maximum safety, a working light fixture should be present at each stairwell. Replace lightbulb and recheck for operation.

INTERIOR DETECTORS: OVERALL

26: A number of smoke detectors were not installed at the time of the inspection. Recommend ensuring working detectors are installed at all locations where now required. This is often required prior to sale.

WATER HEATER BURNERS

27: The burner flame is yellow tipped, suggesting too little primary air, clogged burner ports, misaligned burner orifices, and/or a clogged draft hood. We recommend that the unit be serviced, cleaned and tuned.

ELECTRICAL SYSTEM RECEPTACLES: OVERALL

28: Some of the receptacles are missing cover plates. We recommend they be replaced in the course of maintenance to reduce the risk of electrical shorts and hazardous shocks.


ELECTRICAL SYSTEM GFI PROTECTION

29: Some GFCI devices are installed in this home. We recommend adding these devices at all locations currently requiring this protection or repairing any damaged or non-functional outlets. This includes receptacles near sink basins, in bathrooms, garages, crawl spaces, and the exterior. In addition, we recommend upgrading all older devices (pre-2007) with newer devices for safety.

FORCED HOT AIR HEAT GENERAL COMMENT

30: The last service date of the gas forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if more than 1 year ago, recommend that a qualified HVAC technician inspect, clean, and service the system, and make repairs if necessary. For safety reasons, and because the system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC technician when it is serviced.


Monday, October 12, 2020Faira.com

15707 54th St Ct ESumner, Washington 98390

Dear Faira.com,

We have enclosed the report for the property inspection we conducted for you on Monday, October 12, 2020 at:

15707 54th St Ct ESumner, Washington 98390

Our report is designed to be clear, easy to understand, and helpful. Please take the time to review it carefully. If there is anything you would like us to explain, or if there is other information you would like, please feel free to call us. We would be happy to answer any questions you may have.

Throughout the report, you'll find special symbols at the front of certain comments. Below are the symbols and their meanings:

= Issue that should be addressed over the course of repairs/maintenance, but not time sensitive.

= Upgrade recommended, but not required

= Dangerous or potentially dangerous or hazardous situation that should be corrected as soon as possible.

= Item not operating at the time of the inspection, or unable to be inspected for another reason.

= Item that warrants continued monitoring or further evaluation by a licensed professional. Though issues may not necessarily exist at present or are not readily visible, ongoing monitoring or evaluation are recommended.

We thank you for the opportunity to be of service to you.

Sincerely,

Inspector, Isaac McPheeStrong Foundations Home Inspection

Copyright© 2010-2020, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 20-10009

Table of Contents

Executive Summary.......................................................................................................................................2

Introduction....................................................................................................................................................9

Introductory Notes.........................................................................................................................................9

Exterior/Site/Ground....................................................................................................................................10

Roofing........................................................................................................................................................19

Garage.........................................................................................................................................................23

Kitchen.........................................................................................................................................................26

Laundry Area...............................................................................................................................................28

Bathroom.....................................................................................................................................................30

Bedroom......................................................................................................................................................40

Additional Rooms........................................................................................................................................44

Interior.........................................................................................................................................................47

Attic..............................................................................................................................................................49

Crawl Space................................................................................................................................................51

Plumbing......................................................................................................................................................53

Water Heater...............................................................................................................................................56

Electrical System.........................................................................................................................................59

Heat.............................................................................................................................................................63

Insulation/Energy.........................................................................................................................................65

Locations of Emergency Controls................................................................................................................66

Environmental Concerns.............................................................................................................................68

Conclusion...................................................................................................................................................68

Addenda......................................................................................................................................................69


Introduction

We have inspected the major structural components and mechanical systems for signs of significant non- performance, excessive or unusual wear and general state of repair. The following report is an overview of the conditions observed.

In the report, there may be specific references to areas and items that were inaccessible. We can make no representations regarding conditions that may be present but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions may be discovered. Inspection of the inaccessible areas will be performed upon arrangement and at additional cost after access is provided.

We do not review plans, permits, recall lists, and/or government or local municipality documents. Information regarding recalled appliances, fixtures and any other items in this property can be found on the Consumer Product Safety website. These items may be present but are not reviewed.

Our recommendations are not intended as criticisms of the building, but as professional opinions regarding conditions present. As a courtesy, the inspector may list items that they feel have priority in the Executive Summary portion of the report. Although the items listed in this section may be of higher priority in the opinion of the inspector, it is ultimately the client's responsibility to review the entire report. If the client has questions regarding any of the items listed, please contact the inspector for further consultation.

Lower priority conditions contained in the body of the report that are neglected may become higher priority conditions. Do not equate low cost with low priority. Cost should not be the primary motivation for performing repairs. All repair and upgrade recommendations are important and need attention.

This report is a "snapshot" of the property on the date of the inspection. The structure and all related components will continue to deteriorate/wear out with time and may not be in the same condition at the close of escrow.

Anywhere in the report that the inspector recommends further review, it is strongly recommended that this be done PRIOR TO THE CLOSE OF ESCROW. This report is not intended for use by anyone other than the client named herein. No other persons should rely upon the information in this report. Client agrees to indemnify, defend and hold inspector harmless from any third party claims arising out of client's unauthorized distribution of the inspection report.

By accepting this inspection report, you acknowledge that you have reviewed and are in agreement with all of the terms contained in the standard contract provided by the inspector who prepared this report.

Introductory Notes

ORIENTATIONFor purposes of identification and reporting, the front of this building faces south.

For purposes of identification and reporting, the front of the building is the side containing the primary access.

We will describe the locations of this property, left or right, as though viewing it from the front door.


NOTESThe house was estimated to be approximately 25+ years old.

Over the course of this inspection the temperature was estimated to be between 60 and 70 degrees.

The weather was sunny at the time of our inspection.

It had been raining prior to our inspection.

We make no representations as to the extent or presence of code violations, nor do we warrant the legal use of this building. This information would have to be obtained from the local building and/or zoning department.

There may be information pertinent to this property which is a matter of public record. A search of public records is not within the scope of this inspection. We recommend the client or their representative review all appropriate public records.

Comprehensive review of the detached structure(s) is not a part of this inspection and report, though some select comments may be made regarding safety or function in regard to the detached structure(s). With a more complete inspection, additional reportable conditions may be discovered.

Sections of this building may have been added to or remodeled since original construction. We recommend consultation with the owner to determine if all necessary permits were obtained, inspections performed and final signatures obtained.

The scope of this inspection is limited to reasonably accessible areas. We make no attempt to move furnishings, stored personal property, and/or vegetation. Although no problems are anticipated, removal of these items may reveal reportable items.

Your inspector may choose to include photos in your inspection report. There are times when only a picture can fully explain the condition or if the client is unable to attend the inspection. Photo inclusion is at the discretion of the inspector and in no way is meant to emphasize or highlight the only conditions that were seen. We always recommend full review of the entire inspection report.

The home was occupied at the time of the inspection, with personal possessions in several rooms. The presence of personal possessions limited the inspection. Access was denied to a number of wall or floor surfaces, electrical outlets, heat registers, and other items. We recommend a full walkthrough of the home after all items have been removed in order to provide a more thorough evaluation.

The home was undergoing repair/construction at the time of the inspection, including interior painting. Because of this, we acknowledge that a number of items may be substantially changed after construction has been completed, at which point the home should be re-evaluated. In particular, numerous outlets and light switches were missing cover plates, and lights were missing covers and bulbs and were not operational. We recommend these items be rechecked after repairs are completed.

Exterior/Site/Ground

BASIC INFORMATIONGeneral lot topography: Flat lot


Driveway: Concrete on grade

Walkways: Concrete

Patio: Concrete


Primary exterior wall covering: T-111 plywood siding

Secondary exterior wall covering: Wood shingle siding

Primary exterior window material: Vinyl/plastic or vinyl clad

FOUNDATIONThe foundation and other visible elements of the support structure have performed well and are in good condition for the age of the structure.


PEST CONTROL

Containers of bait and/or traps have been placed outside the home, indicating past problems with rodents. Continue to monitor for signs of active rodent activity and contact a pest control specialist as needed.

EXTERIOR PLUMBING

One or more hose bibs at the exterior of the home were not operating at the time of the inspection. Ensure that all supply valves are turned on and recheck and repair as needed.

OUTDOOR RECEPTACLESThe receptacles were found to be properly installed and in serviceable condition.

OUTDOOR LIGHTSA representative number of exterior light fixtures were tested and were operating properly at the time of the inspection.

Low voltage and/or 120 voltage ambiance lighting systems are not reviewed.

PLYWOOD SIDINGThe plywood siding appears to be properly installed and in good condition.


DOORSThe exterior doors appear to be properly installed and in serviceable condition.

WINDOWSThe windows appear to be properly installed and in serviceable condition.

GRADINGThe grading of the lot appears to properly and adequately drain excess surface water and roof runoff away from the structure.

DRAINAGEA surface drainage system is designed to collect and divert roof runoff and other surface water. It is installed in solid pipe and flows continuously downhill to a point of discharge.

The surface water drainage system is below grade and cannot be viewed. Designs and materials for these systems vary widely, making it impossible to evaluate the integrity of the system with any certainty.

We could not determine the discharge location of the drainage system. We suggest inquiries and/or observation during a heavy rain to discover the discharge location and effectiveness of the system.

The drainage system appears to be properly installed, but it was not water tested during the inspection. We make no representations as to its effectiveness and recommend its operation be observed during adverse weather.

The drainage system should be checked for debris and cleaned regularly to ensure proper operation during heavy weather.


The rear detached storage building has a roof that drains directly toward the side of the home. Due to the configuration, this portion of the home's siding could not be directly evaluated. However, we note that this configuration appears conducive to excessive moisture accumulation near the home and the potential for excess wear or damage to the siding. We recommend alterations as needed to ensure proper drainage in this area.

PUBLIC WORKSThe owner may have rights and responsibilities concerning the public improvements associated with this property. We suggest inquiries of the local public works department, particularly regarding liabilities for future maintenance costs.

The public sidewalks appear to be properly installed and are in serviceable condition.


DRIVEWAY

The cracks in the driveway are of a cosmetic nature. However, they do indicate movement in the soil and, over time, may develop into an aesthetic issue and/or a safety concern because of tripping hazards.

WALKWAYS

There are cracks of a cosmetic nature in the walkways. Action would only be required if any of the cracks develop into trip hazards in the future.


PORCH/PATIO COVERING

The rear patio cover/enclosure was under construction/repair at the time of the inspection. We recommend repairs be completed and the structure further evaluated.

FENCINGThe fences appear to be properly installed and in serviceable condition.

It should be stated that wood fences do have a finite service life. Maintaining the bases of the fence posts free and clear of rotting leaves, and an occasional treatment with a wood preservative will be most effective in prolonging service life.

GATESThe gates were operating. Routine maintenance will keep them functional and maximize service life.

VEGETATIONWe recommend the vegetation on the property be maintained to prevent over growth and encroachment onto the structure.


TRIM

The trim shows routine wear, with some peeling paint and deterioration observed. We advise routine maintenance and some repairs to ensure maximum service life.

FASCIAThe fascia appears to be properly installed and in good condition.

EAVES/SOFFITSThe eaves and overhangs appear to be properly installed and in good condition.

PAINT/STAINThe exterior finishes are generally in good condition and have an attractive appearance, with exceptions noted below or elsewhere in this report.

MISCELLANEOUS

The accessory structure on this property, although looked at, was not fully inspected and is not included in this report. However, we note that the building was in need of some repairs or modifications, including alterations to rooftop drainage, as well as completion of exterior walls or surfaces to prevent moisture or pest entry. Further information may be obtained from a licensed contractor.


GENERAL COMMENTThe exterior features of the building generally appear to be properly installed and in serviceable condition. Exceptions are discussed above and elsewhere in this report. Regular maintenance will prolong the service life of the 'weather shell'.

As preventive maintenance, caulking and sealing the gaps in the exterior of the building around the doors, windows, plumbing and electrical entry points will help prevent heat loss, cold air infiltration and moisture entry.

If caulking is needed for maintenance of any flashing or exterior trim, we suggest a high quality urethane sealant such as 'Sikaflex'. Latex, butyl, oil based, silicone or 'architectural grade' sealants should be avoided.

Non-original construction was noted. We suggest review of all plans and permits with the owner and/or the local building official for information regarding this work.

Roofing

A roof system consists of the surface materials, connections, penetrations and drainage (gutters and downspouts). We visually review these components for damage and deterioration and do not perform any destructive testing. If we find conditions suggesting damage, improper application, or limited remaining service life, these will be noted. We may also offer opinions concerning repair and replacement. Opinions stated herein concerning the roof are based on a limited visual inspection. These do not constitute a warranty that the roof is, or will remain, free of leaks.

Composition Shingle

BASIC INFORMATIONLocation: Covers whole building

Roof slope: MediumMaterial: Asphalt composition shingleLayers: Unknown, would require destructive testingAge: Approximately 7+ years old


Connections and penetrations: Sealed with metal flashing

Roof drainage system: Gutters and downspouts

INSPECTION METHODOur inspection of this roof was conducted from the roof surface. The inspector walked upon the surface and visually examined the accessible roofing components.

SURFACE

Some minor surface damage was noted. These are normal signs of aging and only minor repairs are needed at this time. Continue to monitor as the roof ages and make repairs as needed.


FLASHINGS: OVERALLMetal flashing has been used to seal the connections and penetrations.

The flashings are generally serviceable. Attention to the items noted, together with routine maintenance, will keep the flashings functional and maximize their expected useful life.


At the rear patio cover and bay window, the roof/wall flashing was installed on the outside of the siding and covered with trim. This installation is not ideal and can lead to moisture damage. Ensure that the top edge of the trim is continually sealed and, if possible, alterations to the flashing installation should be considered.

PLUMBING VENTSThe plumbing vents at the roof appeared properly installed and in good condition.


APPLIANCE VENTSThe appliance vents appear to be properly installed and in serviceable condition.

GUTTERSRoof runoff water is channeled to the downspouts by a metal gutter system attached to the fascia boards or to the ends of the rafters along the edge of the roof.

The gutters are in serviceable condition, but should be checked for debris and cleaned on a regular basis to prolong their useful life.

GENERAL COMMENTThe roof is in satisfactory condition. Attention to the items noted above, together with routine maintenance will maximize its useful life.

Garage

Garages and/or vehicle storage areas are visually inspected for general state of repair. Due to the presence of the storage and personal property, our review of these areas is limited.

FRAMINGThe wall framing is not visible. The area around the garage door opening is generally the most vulnerable to movement but no adverse conditions were noted. The construction appears to be original and no action is indicated.


WIRING

We found extension cord and/or improper wiring in use in this room. This type of wiring is easy to overload and can be easily damaged. Removal of all substandard wiring and replacement with proper circuitry is recommended.

RECEPTACLESDue to the presence of excess personal belongings, access was restricted and some of the receptacles were not inspected.

LIGHTSThe overhead lighting was tested and was operating properly at the time of the inspection.

GARAGE DOOR OPENERThe garage door opener(s) operated properly to raise and lower the doors, including the auto-reverse mechanisms, which stopped and reversed the direction of the doors when they struck objects in their path.

FLOORThe majority of the floor slab was covered by stored personal possessions and could not be inspected. The visible portions of the floor appear to be in serviceable condition.

GARAGE DOORSThe garage door is a single roll up design.


Operation of the door(s) is controlled by a motorized mechanism, more commonly referred to as an automatic opener.

The garage door was operated and appears to be properly installed and in generally serviceable condition.

FIRE SEPARATIONThe wall between the garage and the living space is of fire resistive construction as required by today's building standards.

PASSAGE DOORThe door between the garage and the living space seems to be of fire resistive construction as required by today's building standards and includes an approved automatic closer. This is a positive feature which provides a greater margin of safety.

GENERAL COMMENTDue to the presence of personal belongings, access to portions of the area were effectively blocked at the time of our inspection. A 'walk-through' is recommended when the area is cleared and accessible. Comments made here are based on a limited visual inspection.


Kitchen

The kitchen is visually inspected for proper function of components, active leakage, excessive or unusual wear, and general state of repair. We inspect built-in appliances to the extent possible using normal operating controls. Freestanding stoves are operated, but refrigerators, small appliances, portable dishwashers, and microwave ovens are not tested.

BASIC INFORMATIONEnergy: Gas (or propane) stove or oven with other electric appliancesVentilation: Exhaust ducted to the exteriorRefrigerators, wine coolers, and other cooling appliances are beyond the scope of this inspection

DRAIN TRAPSThe drain trap and associated piping are PVC plastic.

SINKThe sink appears to be properly installed. When operated, it was observed to be fully functional and in serviceable condition.

RECEPTACLESThe receptacles appear to be properly installed and were operational.


GFCI (ground fault circuit interrupter) protection has been installed providing an increased margin of safety. We recommend testing the device on a monthly basis.

LIGHTSThe overhead lights were tested and were operational at the time of the inspection.

FLOORThe wood or laminate/vinyl flooring is in serviceable condition. Kitchen floors receive the most concentrated wear of any area in the house, especially at the sink and stove. We recommend these areas be coated every two to three years as preventive maintenance.

COUNTERTOPSThe countertop is granite or other hard surface such as quartzThe countertop shows typical wear and tear, normal for this heavily used component. We considered the flaws cosmetic in nature with no action indicated.

VENTILATIONKitchen ventilation is provided by a microwave over the burners.

STOVEThe stove was turned on with the normal operating controls and found to be in satisfactory working condition.


OVENThe oven was turned on with the normal operating controls and found to be in satisfactory working condition.

DISPOSALThe disposal was turned on with normal user controls and observed to be in satisfactory working condition.

DISHWASHERThe dishwasher responded to normal user controls and was found in good condition.

GENERAL COMMENTThe finished surfaces, hardware, windows, and doors were found to be generally in good condition at the time of our inspection.

Inspection of this area was limited to the surface coverings. The construction materials and manner of installation were concealed from view and inaccessible.

Laundry Area

Laundry areas and/or laundry rooms are visually inspected for general state of repair. Due to their hidden nature, we do not review appliances, connections, hookups, or venting.


HEAT OUTLETThe heating outlet is in serviceable condition. Conditioned air was observed flowing into the room when the heating system was operated.

VENTILATIONVentilation is provided by a ceiling mounted fan. The fan was operating properly when tested.

DRYER VENTPortions of the dryer vent were inaccessible, as is common, and were not inspected.

WASHER/DRYERThe hookups for the washer and dryer were inaccessible and not inspected.




Bathroom

Bathrooms are visually inspected for proper function of components, active leakage, excessive or unusual wear and general state of repair. Fixtures are tested using normal operating features and controls. Due to finished surfaces such as drywall/plaster, tile, and flooring, much of the bathroom is considered inaccessible. We do not test or confirm proper application of secondary equipment including but not limited to steam units, spa tubs, heated towel bars, etc.

First Floor Half-Bath

BASIC INFORMATIONToilet: Ceramic unit with a porcelain finish


Wash basin: Ceramic unit with a porcelain finish

DRAIN TRAPThe drain trap and associated piping are PVC plastic.

The flexible rubber or plastic fitting used in the drain trap is nonconforming. The corrugated piping can trap debris and bacteria and cause clogging and health hazards. We recommend replacing with solid drain piping.

TOILETThe toilet was flushed and appeared to be functioning properly.

WATER BASINThe wash basin appears to be properly installed. When operated, it was observed to be fully functional and in serviceable condition.

RECEPTACLESThe receptacle appears to be properly installed and was operational.


There is no GFCI (ground fault circuit interrupter) protection for this bathroom. For an increased margin of safety, we recommend the installation of a GFCI receptacle.

LIGHTSThe overhead lights were operating at the time of the inspection.


DOORS

The pocket door does not latch properly. We recommend repair or adjustment for proper latching.

GENERAL COMMENTThe finished surfaces, hardware, windows, and doors were found to be generally in good condition at the time of our inspection. However, this area is in need of routine maintenance or repair as noted above or in other sections of this report.



Second Floor Hallway


Wash basin: Ceramic unit with a porcelain finishBathtub: Molded fiberglass

Shower walls: Molded fiberglass


FIXTURES

The tub/shower valve stem leaks. We recommend that it be tightened or repaired.



TOILET

The toilet is loose at the floor. While no damage was evident, this condition should be taken care of so that leakage does not develop and cause damage. We recommend that the toilet be removed and rebolted with a new wax seal.


BATHTUBThe bathtub appears to be properly installed and in serviceable condition.

SHOWERThe shower was operated for the inspection and appeared to be in serviceable condition.



SHOWER WALLSThe shower walls appear to be properly installed and in serviceable condition.

BATHROOM FLOORThe floor appears to be properly installed and is in serviceable condition.


VENTILATIONVentilation in this bathroom is provided by a ceiling fan. This fan was operated and was found to be working satisfactorily.

GENERAL COMMENTThis area is in need of repair as noted above or in other sections of this report.



Second Floor Master


Wash basin: Ceramic unit with a porcelain finish

Shower walls: Ceramic tile



TOILETThe toilet was flushed and appeared to be functioning properly.


SHOWER

The showerhead fitting leaks and is in need of tightening or replacement.



SHOWER WALLSThe shower walls appear to be properly installed and in serviceable condition.


BATHROOM FLOORThe floor appears to be properly installed and is in serviceable condition.

COUNTERTOPS

There is a gap between the counter and the bathroom wall. Recommend ensuring cabinet/counter is properly secured and sealing this gap.

VENTILATIONVentilation in this bathroom is provided by a ceiling fan. This fan was operated and was found to be working satisfactorily.




Bedroom

Second Floor Master

RECEPTACLESThe receptacles were found to be properly installed and in serviceable condition. The number of receptacles is considered adequate for the size of the room.

LIGHTS / FANThe ceiling lights and/or fan in this area were tested and operating properly at the time of the inspection.



FLOORThe floors are covered with wall-to-wall carpet. No attempt was made to determine the type or condition of the material under the carpet.



Second Floor Bedroom 2






GENERAL COMMENTRepairs in progress prevented inspection of this area. We suggest further review after repairs are complete.

Second Floor Bedroom 3






DOORS

The door rubs on the frame. We recommend it be planed, sanded, or adjusted for smoother operation.


GENERAL COMMENTRepairs in progress prevented inspection of this area. We suggest further review after repairs are complete.

Additional Rooms

First Floor Living Room


LIGHTSThe overhead lights and/or ceiling fan in this area were tested and appeared to be operating properly at the time of the inspection.

HEAT OUTLETThe heating outlet(s) is/are in serviceable condition. Conditioned air was observed flowing into the room when the heating system was operated.


FLOORThe wood or laminate/vinyl flooring appears properly installed and in functional condition, with typical wear and tear.




First Floor Family Room


LIGHTS

There is no switch in portions of this room to control a lighting fixture or receptacle. Building practices require a switch activated light or a receptacle in every room. No action is required, but installing a switch might be considered.

HEAT OUTLETThe heating outlet(s) is/are in serviceable condition. Conditioned air was observed flowing into the room when the heating system was operated.

FLOORThe wood or laminate/vinyl flooring appears properly installed and in functional condition, with typical wear and tear.




Interior

Our review of the interior includes inspection of walls, ceilings, floors, doors, windows, steps, stairways, balconies and railings. These features are visually examined for proper function, excessive wear and general state of repair. Some of these components may not be visible/accessible because of furnishings and/or storage. In such cases these items are not inspected.

BASIC INFORMATIONNumber of bedrooms: ThreeNumber of bathrooms: Two and one-halfWindow material: VinylWindow type: Combination of Vertical and Horizontal sliding windowsWindow glazing: Double paneFinished ceiling material: DrywallFinished floor material: Combination of various surface types


Finished wall material: Drywall

WALLS & CEILINGS

The home is undergoing repairs and many of the interior finishes are not entirely completed. Numerous instances where finishes are in need of painting, caulking, trim, etc. were noted in several locations. We make no attempt to provide a comprehensive list of such items in the inspection report.

FLOORS: OVERALLThe floors have a good appearance and are in serviceable condition.

STAIRSThe stairs were used several times during the inspection. The various components appear to be properly installed and no deficiencies were noted during use. The handrails were securely attached.

A light fixture at the top of a staircase was not operating. For maximum safety, a working light fixture should be present at each stairwell. Replace lightbulb and recheck for operation.

RAILINGSThe railings appear to properly installed and are in serviceable condition.

DOORS: OVERALLThe interior doors appear to be properly installed and in good condition, with exceptions noted below or elsewhere in this report.

WINDOWS: OVERALLThe windows tested appear to be properly installed and in serviceable condition. We operate a representative sample of the windows, but do not necessarily open, close, and latch every window.

DETECTORS: OVERALLCarbon monoxide (CO) detectors were observed to be properly located in the home.

A number of smoke detectors were not installed at the time of the inspection. Recommend ensuring working detectors are installed at all locations where now required. This is often required prior to sale.


GENERAL COMMENTThere is wear and tear throughout the home, typical of the age of construction. We make no attempt to list all cosmetic flaws and suggest that most of these deficiencies will be addressed by normal maintenance and upgrading.

Attic

The attic contains the roof framing and serves as a raceway for components of the mechanical systems. There are often heating ducts, electrical wiring and appliance vents in the attic. We visually examine the attic components for proper function, excessive or unusual wear, general state of repair, leakage, venting and misguided improvements. Where walking in an unfinished attic can result in damage to the ceiling, inspection is from the access opening only.

ACCESS/ENTRYAttic access hatches are located in the garage and the master bedroom closet.

SHEATHINGThe roof sheathing is the material directly supporting the roof covering.

The roof sheathing is 'OSB' - Oriented Strand Board, nailed solidly across the rafters.

The roof sheathing appears to be properly installed and in good condition.

ROOF TRUSSESRoof trusses support the roof sheathing and roof covering, transferring loads to the bearing walls. The bottom of a truss supports the finished ceiling. Trusses are usually engineered components assembled in a factory and delivered to the site.


The trusses are generally in good condition, where seen, and have performed adequately since their installation.

VENT LINESThe vent piping for the waste system appears to be properly installed and in good condition.

VENTILATIONOur feeling regarding attic ventilation is that 'you can never have too much'. Attic ventilation can be provided by eave, gable, and ridge vents as well as by automatic and wind driven fans. We encourage use of any or all of the above.

The attic is adequately vented. Good ventilation helps reduce attic moisture levels and prevents condensation on the underside of the roof. In addition, it reduces heat build-up in the attic, making the house more comfortable.


ATTIC INSULATIONThe attic has blown-in cellulose insulation.

The level of insulation would appear to provide an R-22+ insulating value. This provides good resistance to heat transfer and is heavier than average.

Crawl Space

The crawl space is where most of the building's structural elements and portions of its mechanical systems are located. These include foundation, structural framing, electrical, plumbing and heating. Each accessible and visible component and system is examined for proper function, excessive or unusual wear and general state of repair. It is not unusual to find occasional moisture and dampness in crawl spaces. Significant and/or frequent water accumulation can adversely affect the building foundation and support system and would indicate the need for further evaluation by a specialist. Although observed in the crawl space, some items will be reported under the individual systems to which they belong.

BASIC INFORMATIONFoundation type: Raised perimeterFoundation material: Poured concreteMudsill: Bolted to foundationWall system: Wood stud wallsFloor system: Wood joists supported by walls


ACCESSThe crawl space is accessible through an interior closet.

FOUNDATIONThe foundation and other visible elements of the support structure have performed well and are in good condition for the age of the structure.

WALL FRAMINGIn the areas where the wall framing is visible, all components appear to be properly installed and generally in good condition.

SUBFLOORINGThe subfloor is concealed by insulation and generally could not be visually inspected. However, the areas immediately around the toilet and tub waste lines were checked and no adverse conditions were noted.

FLOOR JOISTSIn the areas where the floor framing is visible, all components appear to be properly installed and in good condition.

ANCHOR BOLTSAnchor bolts are fasteners that connect the wood framing to the foundation. They limit the framing's ability to move independently on the foundation in the event of seismic activity.

Because of the design and/or configuration of the structure, we cannot verify the presence or condition of anchor bolts. Because of the age of the structure, we assume that proper bolting was installed, as per standards in effect at the time.

MOISTUREThe soil was dry at the time of our inspection, and there were no adverse conditions or damage observed related to excessive moisture.


VAPORT BARRIERThe soil has been covered with plastic sheeting, probably installed in an attempt to reduce moisture levels in the crawl space atmosphere. This is considered a beneficial feature and is required in some jurisdictions.

VENTILATIONVentilation in the crawl space is adequate. Good ventilation in the crawl space is important to keep moisture levels down. Keeping the vents clear of debris and vegetation should be part of regular maintenance.

DUCTSThe ducts appear to be properly installed and are in serviceable condition.

FLOOR INSULATIONThe floor insulation appears to be properly installed and in good condition.

GENERAL COMMENTAll of the structural elements appear to be in generally good condition and are performing as would be expected for a building of this age and type of construction.

Plumbing

A plumbing system consists of the domestic water supply lines, drain, waste and vent lines and gas lines. Inspection of the plumbing system is limited to visible faucets, fixtures, valves, drains, traps, exposed pipes and fittings. These items are examined for proper function, excessive or unusual wear, leakage, and general state of repair. The hidden nature of piping prevents inspection of every pipe and joint. A sewer lateral test, necessary to determine the condition of the underground sewer lines, is beyond the scope of this inspection If desired, a qualified individual could be retained for such a test. Our review of the plumbing system does not include landscape watering, fire suppression systems, private water supply/waste disposal systems, or recalled plumbing supplies. Review of these systems requires a qualified and licensed specialist.


BASIC INFORMATIONDomestic water source: Public supply

Main water line: Copper where seen

Supply piping: Copper where seenWaste disposal: MunicipalWaste piping: Plastic where seen


Water pressure: Mid-range of normal water pressure

WATER SHUTOFF LOCATIONThe domestic water supply main shut-off valve is outside at the water meter.

WATER SHUTOFF COMMENTSThe main shut-off valve was located but testing the operation of this valve is not within the scope of our inspection. Operation of the valve from time to time will keep it functional and maximize its useful life.

MAIN SUPPLYThere was no evidence of surface corrosion or leakage at the exposed and accessible main supply.

INTERIOR SUPPLYThe exposed and accessible supply piping generally appears to be properly installed and in good condition.

WATER PRESSUREThe system water pressure, as measured at the exterior hose bibs, is within the range of normal.

DRAIN LINESThe visible drain piping appears to be properly installed and in serviceable condition.


SEWER CLEANOUTThe sewer cleanout is located in the crawl space.

VENT LINESThe vent piping for the waste system appears to be properly installed and in good condition.

GAS PIPINGThe gas piping appears to be properly installed and in serviceable condition. We detected no evidence of leakage at any of the exposed gas piping. Pressure testing may reveal leaks, but this procedure is beyond the scope of our inspection.

GAS METER LOCATIONThe gas meter is outside on the right side of the building. The main gas supply shutoff valve is located on the riser pipe between the ground and the meter. This valve should be turned 90 degrees (either way) in order to shut off the gas.

GENERAL COMMENTThe plumbing system appears to be in good condition.

A representative number of fixtures were operated and we observed reasonable flow when other fixtures were operated simultaneously.

A representative number of drains were tested and each emptied in a reasonable amount of time and did not overflow when other fixtures were drained simultaneously.

The supply piping is copper where seen. Copper is generally considered a very desirable type of piping and is expected to last the lifetime of the building.

Water Heater

Our review of water heaters includes the tank, water and gas connections, electrical connections, venting and safety valves. These items are examined for proper function, excessive or unusual wear, leakage and general state of repair. We do not fully review tankless/on-demand systems and suggest you consult a specialist. The hidden nature of piping and venting prevents inspection of every pipe, joint, vent and connection.


BASIC INFORMATIONLocation: In the garage

Energy source: Natural gasCapacity: 50 gallonsAge: Estimated to be 7 years oldUnit type: Free standing tankWater heater temperature settings should be maintained in the mid-range to avoid injury from scaldingInsulation: Yes, installed behind outer jacket

T/P RELEASE VALVEThe water heater is equipped with a temperature and pressure relief valve. This device is an important safety device and should not be altered or tampered with. We observed no adverse conditions.


GAS SUPPLYThe gas piping for the appliance includes a local 90 degree shut-off valve for use in an emergency or in case of repair. The valve was not tested at the time of inspection, but is of a type usually found to be serviceable.

The gas connector is an approved flexible type in good condition.

VENTINGThe water heater vent is properly installed and appears in serviceable condition.

COMBUSTION AIRCombustion air provides the oxygen for fuel burning appliances. Adequate ventilation around all fuel burning appliances is vital for their safe operation. The air can come from inside or outside, providing industry standards are met.

The combustion air supply is adequate.

BURNERS

The burner flame is yellow tipped, suggesting too little primary air, clogged burner ports, misaligned burner orifices, and/or a clogged draft hood. We recommend that the unit be serviced, cleaned and tuned.

WATER CONNECTORSThe cold water inlet and hot water outlet connections appear properly installed and in serviceable condition.


SEISMIC RESTRAINTThe water heater tank has been secured. This feature will help prevent water heater movement and possible gas leakage, limit damage and provide a source of usable domestic water in the event of a major earthquake.

ELEVATION/LOCATIONThe water heater has been elevated above the garage floor in accordance with present standards. This is a beneficial configuration which helps prevent the ignition of fumes from spilled flammable liquids.

INSULATIONThere is no insulation blanket installed. Newer water heaters have built-in insulation to meet rigorous conservation standards. Installation of a blanket can be done but offers very little improvement on the existing efficiency of the unit.

GENERAL COMMENTThe water heater was operating. However, we recommend your attention be directed to the items noted above.

Electrical System

An electrical system consists of the service, distribution, wiring and convenience outlets (switches, lights, and receptacles). Our examination of the electrical system includes the exposed and accessible


conductors, branch circuitry, panels, overcurrent protection devices, and a random sampling of convenience outlets. We look for adverse conditions such as improper installation, exposed wiring, running splices, reversed polarity and circuit protection devices. We do not evaluate fusing and/or calculate circuit loads. The hidden nature of the electrical wiring prevents inspection of every length of wire.

BASIC INFORMATIONService entry into building: Underground service lateralVoltage supplied by utility: 120/240 voltsCapacity (available amperage): 200 amperesSystem grounding source: Unable to locateBranch circuit protection: Circuit breakersWiring material: Copper and aluminum wiring where seenWiring method: Non-metallic sheathed cable or 'romex'

ELECTRIC METERThe electric meter is outside on the right side of the building.

MAIN SERVICEThe main electrical service panel is in the garage.


MAIN DISCONNECTThe main disconnect(s) is/are incorporated into the electrical service panel.

MAIN DISCONNECTThe ampacity of the main disconnect is 200 amps.

CB MAIN PANELThe main service panel is in good condition with circuitry installed and fused correctly.


The circuits in the panel are labeled. We did not verify the accuracy of the labeling, but it appears to be typical. When the opportunity arises, we suggest checking the labeling by actually operating the breakers.

SERVICE CAPACITYThe service entrance conductors are the wires between the utilities service drop and the main service disconnect or main service panel.

The service entrance conductors appear to be #4/0 Aluminum providing an ampacity of 200.

Our statement regarding service capacity is based upon the labeled rating of the main electrical service disconnect.

The service capacity is normal for a house this size and age, and appears adequate for the present demand and minor additional loads.

SERVICE GROUNDINGWe were unable to visually confirm grounding of the electrical system. Confirmation will require further inspection and possible destructive testing.

BRANCH CIRCUITRYThe accessible branch circuitry was examined and appeared properly installed and in serviceable condition.

CONDUCTOR MATERIALThe wiring in the 120 volt circuits is copper. One or more of the 240 volt circuits are aluminum.

RECEPTACLES: OVERALLFor reference, as receptacles are discussed in this report, present standards for typical room plugs require grounded, 3 prong receptacles within six feet of any point on all walls. Upgrading is required in older buildings only during remodeling.

Some of the receptacles are missing cover plates. We recommend they be replaced in the course of maintenance to reduce the risk of electrical shorts and hazardous shocks.

SWITCHES: OVERALLWe checked a representative number of switches and found them operating and generally in serviceable condition, with exceptions noted below or elsewhere in this report.

LIGHTS: OVERALLThe light fixtures in this building are generally in serviceable condition, with exceptions noted below or elsewhere in this report.

GFI PROTECTIONGFCI (ground fault circuit interrupter) protection is a modern safety feature designed to prevent shock hazards. GFCI breakers and receptacles function to de-energize a circuit or a portion of a circuit when a hazardous condition exists.

GFCI protection is inexpensive and can provide a substantial increased margin of safety.


Some GFCI devices are installed in this home. We recommend adding these devices at all locations currently requiring this protection or repairing any damaged or non-functional outlets. This includes receptacles near sink basins, in bathrooms, garages, crawl spaces, and the exterior. In addition, we recommend upgrading all older devices (pre-2007) with newer devices for safety.

GENERAL COMMENTThe electrical system is generally in good condition, with only a few instances of needed repair or correction observed. See notes above for specific comments.

Review of all low voltage wiring, including telephone, TV antenna, alarm, intercom, and stereo wiring is not within the scope of our inspection. Consult the appropriate service technician for full evaluation of their operating conditions.

Heat

A heating system consists of the heating equipment, operating and safety controls, venting and the means of distribution. These items are visually examined for proper function, excessive or unusual wear and general state of repair. This is a non-evasive, basic function review only. We do not dismantle, uncover or calculate efficiency of any system. Regular servicing and inspection of heating systems is encouraged.

Forced Hot Air

BASIC INFORMATIONFurnace location: Garage

Energy source: Natural gasFurnace btu input rating: 66,000 btu'sAge: 3+ years oldManufacturer: Lennox

SYSTEM NOTESForced air furnaces operate by heating a stream of air moved by a blower through a system of ducts. Important elements of the system include the heat exchanger, exhaust venting, blower, controls, ducting, and combustion air supply.


GAS SUPPLYThe gas piping includes a 90 degree shutoff valve for emergency use. The valve was not tested at the time of inspection. This age and style of valve is normally found to be operable by hand and generally trouble free.

The gas connector is an approved flexible type in good condition.

BURNERSThe burners were inspected and found to be clean and in good working order.

HEAT EXCHANGERThe heat exchanger was inaccessible and could not be visually examined.

IGNITION SYSTEMThe heating unit is equipped with an electronic ignition system, which is an energy saving feature that allows operation without the need for a continuously burning pilot light.

AIR FILTERSThe furnace filter(s) should be cleaned or replaced on a regular basis. We recommend consulting manufacturer's recommendations and maintaining a regular maintenance schedule to ensure proper airflow through the system.

CLEARANCEThere is adequate clearance to combustible materials in the area around the heating unit as long as the space is not used for storage. We encourage good housekeeping practices in this area.

VENTThe heating system vent is properly installed and appears in serviceable condition where seen.

COMBUSTION AIRCombustion air provides the oxygen for fuel burning appliances. Adequate ventilation around all fuel burning appliances is vital for their safe operation. The air can come from inside or outside, providing industry standards are met.

There is adequate combustion air for this heating unit.

DUCTSThe ducts appear to be properly installed and are in serviceable condition.


THERMOSTATThe thermostat appears to be properly installed and the unit responded to the basic controls. This is a programmable device with many options for setback settings, timed events, etc. No attempt was made to test all functions of the thermostat.

HVAC WIRINGAll accessible wiring appears in good condition.

GENERAL COMMENTThe heating is in the middle of its expected service life, responded to normal operating controls and with routine maintenance should be reliable for a number of years.

The heating system presently installed appears to be adequate for the size of this building.

Our inspection of the heating system is non-invasive and is limited to visible components and their basic function. A full evaluation requires extensive testing and is beyond the scope of our inspection.

The last service date of the gas forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if more than 1 year ago, recommend that a qualified HVAC technician inspect, clean, and service the system, and make repairs if necessary. For safety reasons, and because the system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC technician when it is serviced.

Insulation/Energy

Insulation, weatherstripping, dampers, double-glazed glass and set-back thermostats are features that help reduce heat loss and/or gain and increase system and appliance efficiency. Our visual inspection includes review to determine if these features are present in representative locations and we may offer suggestions for upgrading. Our review of insulation is based upon uniformly insulated or are insulated to current standards. It is our opinion that all homes could benefit from energy conservation upgrades, and we suggest that you consult professionals.

GENERAL COMMENTIt is our opinion that this structure is well-insulated and energy efficient.


Locations of Emergency Controls

In an emergency, you may need to know where to shut off the gas, the water and/or the electrical system. We have listed below these controls and their location for your convenience. We urge that you familiarize yourself with their location and operation.

WATER SHUTOFF LOCATIONPLUMBINGThe domestic water supply main shut-off valve is outside at the water meter.

SEWER CLEANOUTPLUMBINGThe sewer cleanout is located in the crawl space.

GAS METER LOCATIONPLUMBINGThe gas meter is outside on the right side of the building. The main gas supply shutoff valve is located on the riser pipe between the ground and the meter. This valve should be turned 90 degrees (either way) in order to shut off the gas.


ELECTRIC METERELECTRICAL SYSTEMThe electric meter is outside on the right side of the building.

MAIN SERVICEELECTRICAL SYSTEMThe main electrical service panel is in the garage.


MAIN DISCONNECTELECTRICAL SYSTEMThe main disconnect(s) is/are incorporated into the electrical service panel.

Environmental Concerns

Environmental issues include but are not limited to radon, fungi/mold, asbestos, lead paint, lead contamination, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination and soil contamination. We are not trained or licensed to recognize or discuss any of these materials. We may make reference to one of more of these materials in this report when we recognize one of the common forms of these substances. If further study or analysis seems prudent, the advice and services of the appropriate specialists are advised.

Conclusion

COMMENTSThis structure appears to be of standard quality, in need of miscellaneous repair and upgrading. There is also maintenance in need of attention. Examples of these conditions have been described in this report.

If performed routinely, this type of construction requires average maintenance to keep it in serviceable condition.

©2019 Strong Foundations Home Inspection

ADDENDA TO INSPECTION REPORT 1. The inspection to be performed for Client consists of non-intrusive visual observations to survey the readily accessible, easily visible material components, systems and equipment of the building. The inspection is designed to identify material physical deficiencies in the building’s components, systems and equipment, as they exist at the time of the inspection. The work product resulting from completing an inspection in accordance with this contract is an inspection report. The inspection report incorporates the information obtained during the inspection. The inspection report is for the sole use and benefit of the Client. Client agrees to read the entire inspection report when it is received and shall promptly call the Inspector with any questions or concerns Client may have regarding the inspection report or the inspection. The inspection report shall be considered the final and exclusive findings of the Inspector regarding the inspection of the building. Client shall not rely on any oral statement made by the Inspector prior to issuance of the inspection report. 2. Components and systems operated during the inspection will be identified in the inspection report. The identified components and systems shall be operated with normal user controls and as conditions permit. If a component or system is operated, it may be conducted without the aid of special protective clothing, exploratory probing, removing materials, testing, measuring, preparing, calculations or using special equipment, including meters or devices of any kind. Testing, measuring, or preparing calculations for any system or component to determine adequacy, capacity, or compliance with any standard is outside the scope of this contract. 3. The term “poor” or “major concern” in regard to a component mean the presence of conspicuous patent defects or material deferred maintenance of the building’s material systems, components, or building equipment as observed during the inspection. This definition specifically excludes deficiencies that may be remedied with routine maintenance, miscellaneous minor repairs, and normal operating maintenance, and excludes conditions that generally do not present material physical deficiencies of the building. 4. Inspector is an expert generalist and not acting as an expert in any SPECIFIC craft or


trade. The inspector may make recommendations for further evaluation by an individual(s) who is an expert or specialist IN ONE OR MORE SPECIFIC BUILDING COMPONENTS OR SYSTEMS. 5. The inspection is not technically exhaustive. The cost obtaining information or the time required to conduct a technically exhaustive inspection and prepare the inspection report could outweigh the usefulness of the information and could be detrimental to the orderly and timely completion of Client’s transaction. 6. No inspection can wholly eliminate the uncertainty regarding the presence of physical deficiencies and the performance of the building’s systems. Preparation of an inspection report in accordance with this contract is intended to reduce, but not eliminate, the uncertainty regarding the potential for component or system failure and to reduce the potential that such component or system may not be initially observed. Client recognizes the inherent subjective nature of the inspector’s opinions as to issues such as workmanship, quality of original installation, and estimating the remaining useful life of any given component or system. The inspector’s opinions generally are formed without detailed knowledge from those specifically familiar with the component or system’s performance. 7. The inspection report will contain a representative indication of the property condition at the time of the inspection and is dependent on the information available to the inspector at that time. 8. It is the Client’s duty and obligation to exercise reasonable care to protect himself or herself regarding the condition of the building, including those facts that are known to or within the diligent attention and observation of the Client. SCOPE AND LIMITATIONS OF THIS INSPECTION This inspection is limited to a visual observation of the exposed and readily accessible areas of the home. The concealed and inaccessible areas are not included. The following locations are considered inaccessible due to limited height and excluded from this inspection unless otherwise stated:

• Crawl space areas less than 18 inches in height

• Attic spaces less than 5 feet in height

• Spaces under outdoor decks less than 5 feet high Observation includes operation of the systems or components by means of the normal user controls. Dismantling of equipment, and destructive testing is not included. Some specific items are also excluded, and these are listed in the following section. If you feel there is a need for evaluation of any of these items, then you will need to arrange for specific inspections.


Items not Included 1. Recreational, leisure, playground or decorative equipment or appliances including but not limited to pools, hot tubs, saunas, steam baths, landscape lighting, fountains, shrubs, trees, and tennis courts; 2. Cosmetic conditions (wallpapering, painting, carpeting, scratches, scrapes, dents, cracks, stains, soiled or faded surfaces on the structure or equipment, soiled, faded, torn, or dirty floor, wall or window coverings etc.); 3. Noise pollution or air quality in the area; 4. Earthquake hazard, liquefaction, flood plain, soil, slide potential or any other geological conditions or evaluations; 5. Engineering level evaluations on any topic; 6. Existence or non-existence of solder or lead in water pipes, asbestos, hazardous waste, radon, urea formaldehyde urethane, lead paint or any other environmental, flammable or toxic contaminants or the existence of water or airborne diseases or illnesses and all other similar or potentially harmful substances (although the inspector may note the possible existence of asbestos in ceiling texture and furnace duct tape); 7. Zoning or municipal code (e.g. building, fire, housing (existing buildings), mechanical, electrical, plumbing, etc. code) restrictions or other legal requirements of any kind; 8. Any repairs which relate to some standard of interior decorating; 9. Cracked heat exchangers or similar devices in furnaces; 10. Any evaluation which requires the calculation of the capacity of any system or item that is expected to be part of the inspection. Examples include but are not limited to the calculation of appropriate wattage or wiring of kitchen appliances, appropriate sizing of flues or chimneys, appropriate ventilation to combustion-based items (e.g. furnaces, water heaters, fireplaces etc.), appropriate sizing, spacing and spanning of joists, beams, columns, girders, trusses, rafters, studs etc., appropriate sizing of plumbing and fuel lines, etc.; 11. Washers and dryers; 12. Circuit breaker operation; 13. Specialty evaluations such as private sewage, wells, solar heating systems, alarms, intercom systems, central vacuum systems, wood and coal stoves, pre-fab and zero clearance fireplaces, space heaters, sprinkler systems, gas logs, gas lights, elevators and common areas unless these have been specifically added to the inspection description above but only to the degree that the inspector is capable of evaluating these items;


14. Items that are not visible and exposed including but not limited to concealed wiring, plumbing, water leaks, under bathtubs and shower stalls due to faulty pans or otherwise, vent lines, duct work, exterior foundation walls (below grade or covered by shrubs or wall/paneling, stored goods etc.) and footings, underground utilities, and systems and chimney flues; 15. Evaluations involving destructive testing; 16. Evaluation which requires moving personal goods, debris, furniture, equipment, floor covering, insulation or like materials; 17. Design problems and adequacy or operational capacity, quality or suitability; 18. Fireplace drafting; 19. To prevent damages to units, air conditioning when outside temperature below 60 degrees F or if the unit has not been warmed up or on for at least 24 hours prior to inspection; 20. Any evaluation which would involve scraping paint or other wall coverings; 21. Heating system accessories (e.g. humidifiers, electronic air cleaners etc.); 22. Legal description of property such as boundaries, egress/ingress, etc.; 23. Quality of materials; 24. Conformance with plan specifications or manufacturers specifications; 25. Flood conditions or plains; 26. Any other characteristics or items which are generally not included in a building inspection report on a regular basis. Services for inspecting or evaluating the excluded items listed above may be available from the Inspector for an additional fee or from specialists qualified to inspect or evaluate a particular category or item. Disclaimer In some cases we may recommend your consulting a specialist such as a structural engineer or licensed electrician. Hiring a specialist can be a prudent means of providing some protection of your financial investment in this property. WE DO NOT MAKE ANY TYPE OF WARRANTY OR GUARANTEE AS TO THE CONDITION OF THE PROPERTY. SOME THINGS MAY REMAIN HIDDEN OR


BECOME DEFECTIVE AFTER THE INSPECTION. IT IS NOT POSSIBLE TO DETECT EVERY DEFECT WITHIN A BUILDING DURING THE COURSE

confidential inspection report...confidential inspection report located at: 15707 54th st ct e...

Documents