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608 State St. South Kirkland, WA 98033
www.faira.com
[email protected] +1.800.571.FAIR
FAIRA TRANSPARENCY REPORTS
2209 12th Ave W, Seattle, WA 98119
July 22, 2016 Thank you for your interest in this Faira Certified home. We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property.
You may view more detailed information for this home and can make an offer at
http://www.faira.com/listings/10684 All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We’re happy you’ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team
Inspection Report2209 12th Ave W, Seattle, WA 98119
ICN : 10466AQ061
Prepared By
Lasswell Home Inspection LLC
Lasswell Home Inspection, LLC206-793-0118
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REPORT LIMITATIONS
ALL INSPECTIONS ARE PERFORMED IN ACCORDANCE WITH THEWASHINGTON STATE STANDARDS OF PRACTICE FOR HOME INSPECTORS
Inspector: John Lasswell - Washington Home Inspector License #341 - WSDA License #68317.
This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, andis not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The reportexpresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of theinspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component wasinspected, 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 areconcealed, 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, leadpaint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiencymeasurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems whichare shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heatsensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational onlyand do not represent an inspection.
The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes orregulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of thestructure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantabilityor fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressedregarding adequacy, capacity, or expected life of components are general estimates based on information about similar componentsand 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 involvementwith tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements andinformation 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 besubmitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its ConstructionIndustry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allowthe Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturbor repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.
Lasswell Home Inspection, LLC206-793-0118
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INSPECTION CONDITIONS
CLIENT & SITE INFORMATIONInspection Date: 07/15/2016.
Inspection Time: 8:00 AM.
Client Name: FAIRA.
Inspection Address: 2209 12th Ave W.
City, State, Zip: Seattle, WA 98119.
CLIMATIC CONDITIONSWeather: Partly Cloudy.
Soil Condition: Damp.
Outside Temp. in F: 60-70.
BUILDING CHARACTERISTICSYear Built: 1958.
Building Type: 1 family.
Stories: 1
Space Below Grade: Basement.
Orientation: The home faces East.
UTILITY SERVICESWater Source: Public.
Sewage Disposal: Public.
Underground sewer lines are not inspected as part of a home inspection. If you would like the sewerlines inspected or "scoped" you should contact a firm that specializes in sewer line inspections. Thesecompanies will run a video camera down the line to check for crushed or broken pipes and infiltration bytree roots.
Utilities Status: All utilities on.
OTHER INFORMATIONHouse Occupied? No.
WSDA InspectionControl Number
10466AQ061.
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PAYMENT INFORMATIONTotal Fee: $425.
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ROOF SYSTEM
The foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer anopinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of theforegoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolongedrainfall. Many times, this situation is not present during the inspection.
ROOFStyle: Flat/Low.
Covering Type: Membrane.
Roof Access: Walked on roof.
Roof Covering Status:
No visible defects were found with the roofing.
Skylights: All skylights and their associated flashings were inspected and no visible defects were found.
EXPOSED FLASHINGSType & Condition: Rubber, No visible defects.
GUTTERS & DOWNSPOUTType & Condition: No visible defects.
The downspouts are connected to a subterranean drain system. This was not tested during the inspectionand very little of it is visible for inspection.
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ATTIC AND INSULATIONAccessibility &Conditions:
The attic is partially accessible. I was only able to crawl the very center of the attic due to low clearance.
Microbial growth is present on the side of the hall skylight. This is likely from a leak at the skylight. The roofing appears to have been replaced recently and the leak may have occurred prior to the roofingbeing replaced. I recommend monitoring the area for leaks during periods of heavy rain. For clean up Irecommend contacting a mold abatement contractor.
The bathroom fan ducts are not securely connected to the vents and moist air from the fans coulddischarge into the attic. I recommend installing flanges that are sealed to the underside of the sheathingso the ducts can be connected.
I recommend either insulating the existing duct(s) for the bathroom ventilation fan(s) or installinginsulated ducts to prevent condensation from forming inside the ducts which can cause damage to thefan(s).
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Insulation Type &Condition:
Wood Shavings & Fiberglass bats
Most of the insulation is wood shavings. Wood shavings is a relatively poor insulating material andthere is only 2-3 inches of insulation. By contrast modern building standards.call for at least 18" ofinsulation. Adding additional insulation will likely pay for itself in reduced heating costs.
There are areas where there is no insulation. I recommend adding insulation in these areas to preventexcessive heat loss.
Venting The attic is vented by soffit vents and gable end vents. The attic does not have sufficient venting bycurrent building standards. While there were no problems associated with inadequate venting Irecommend contacting a licensed contractor to add additional vents. This will be especially important ifadditional insulation is added to the attic.
The screens is torn on the SE gable end vent. I recommend repairing the screen to prevent burs fromnesting in the attic.
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EXTERIOR - FOUNDATION - BASEMENT
An inspection of the exterior includes the visible wall coverings, trim, protective coatings and sealants, windows and doors,attached porches, decks, steps, balconies, handrails, guardrails, carports, eaves, soffits, fascias and visible exterior portions ofchimneys.
The following items are outside the scope of a home inspection. Buildings, decks, patios, fences, retaining walls, and otherstructures detached from the dwelling. Safety type glass or the integrity of thermal window seals. Verifying the presence of flueliners or condition of the flue beyond what can be safely and readily seen from the roof or the firebox of a stove or fireplace. Testing or evaluation of the operation of security locks, devices or systems. .Areas beneath decks with less than five feet ofclearance from the underside of joists to grade. Evaluation of the function or condition of shutters, awnings, storm doors, stormwindows, screens, and similar accessories. Area obscured vegetation or personal property of the current resident.
WALLSMaterial: Vinyl, Stucco, Stone, Shingles.
Condition
In general the siding is in good condition, no major defects were found.
The vinyl siding is loose at the bottom where it meets the waterproof deck. It appears the siding wastaken loose to install flashings when the deck was recoated and was not reattached. I recommendcontacting a licensed contractor for repairs.
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I recommend sealing the gas line penetrations of the south side of the house to prevent water intrusion.
TRIMMaterial: Wood, Vinyl.
Condition:
I recommend adding additional trim under the door on the north side of the house.
CHIMNEYMaterial: Metal.
Condition: No visible defects were found with the chimney or its flashing.
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BASEMENT/CRAWL SPACEAccessibility: The basement is fully accessible. The basement is finished. Because of this, the foundation walls,
framing, plumbing and electrical wiring are obscured by wall and ceiling finish and can not be inspected.
Basement Walls -Type:
Poured concrete.
Condition: No defects were found with the visible portion of the foundation.
Beams: Beams are not visible due to ceiling and/or wall finish in the basement.
Floor Joists: Dimensional Lumber. The floor joist were not visible to inspect due to the ceiling finish.
Columns/Supports: The columns and supports could not be seen due to the finished walls in the basement.
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KITCHEN - APPLIANCES
Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to theadequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lightsand thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portabledishwashers are not inspected, as they require connection to facilitate testing.
KITCHENSink Stainless Steel, Appears serviceable, Faucet appears to operate correctly.
Range/Cooktop &Oven
Gas, Appears to operate correctly.
Ventilation External, Fan/Hood operational.
Refrigerator The refrigerator was inspected and appears operational.
Dishwasher The dishwasher was inspected appears to operate properly.
The air gap is missing from the dishwasher drain line. The air gapprevents drain water from backing up into the dishwasher andpossibly contaminating clean dishes.
Garbage Disposal Appears to operate correctly, no visible defects were found.
Microwave: No microwave was installed.
Counters & Cabinets: Stone counters. No visible defects were found.
All cabinet drawers and doors were opened and no visible defects were found
Switches, Fixtures &Outlets:
The wiring for the island outlet and the under cabinet lights is exposed. Any time wiring is run througha living space it should be protected by conduit.
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LAUNDRY
Laundry appliances are not moved during the inspection and the condition of any walls or flooring hidden by them cannot bejudged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject toleaking if turned.
LAUNDRYLocation: Basement.
Condition: Plumbing appears serviceable, Electrical outlet is grounded, 240 Volt outlet is present. Dryer venting isprovided.
There are no openings to allow make up air for the dryer. When a dryer is installed in a closet louvereddoors or other ventilation must be installed to provide sufficient airflow for proper operation. Insufficientairflow will cause the dryer to overheat and may lead to a fire. I recommend reviewing the dryersinstallation instructions to determine the ventilation requirements.
Washing Machine: Appears to operate correctly, no visible defects were found.
Dryer: Electric.
The dryer runs but does not get hot. I recommend contacting an appliance repair service for furtherevaluation and repairs.
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INTERIOR
The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visibleportions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear andare not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage orstains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the conditionof insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners forfurther 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.
INTERIORMain Entry Door: The screws attaching the top hinge are loose which has caused the door to sag and rub against the jamb.
The door bell is not working.
Other Exterior Doors: All exterior doors were inspected and no visible defects were found.
Interior Doors:
All interior doors were inspected and the following problem(s) were found:
The doors in the following locations do not latch and need adjustment: master bathroom, the pocket doorbetween the hall bathroom and north bedroom and the water heater closet door.
Loose hinges were found on the following door(s): north bedroom.
The latch plate is missing on the following door(s): SW basement bedroom.
The guides are missing at the bottom of the following closet doors: NW basement bedroom.
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Windows: Vinyl clad, double pane construction.
The seals between the panes have failed on the following window(s): the east pane in the masterbedroom. I recommend replacing these panes of glass.
Interior Walls: Drywall, General condition appears good.
Ceilings: Drywall, General condition appears good.
Floors: Carpet, Wood, Tile, Vinyl, General condition appears good.
Stairs & Handrails: Interior stairs serviceable, Stair handrail serviceable.
Fireplace/WoodBurning Devices
Prefabricated metal, gas burning.
I was not able to test the fireplace because the gas was shut off and the key to turn the gas on wasmissing.
Smoke/Fire & CODetectors:
Smoke alarms were present in all locations required by current safety standards. Smoke alarms are nottested during the course of a home inspection.
I recommend adding additional carbon monoxide alarms - As of April 1, 2012 Washington State lawrequires the seller to install carbon monoxide alarms. These should be installed outside sleeping areas,on each level of the home and in accordance with the manufacturers recommendations.
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BATHROOMS
HALL BATHROOMCondition of Sink:
Water drips from the edge of the faucet and onto the glass counter when the faucet is turned off.
I recommend tightening the set screw for the bracket that attached the glass top to the wall.
Condition of Toilet: Operation appears normal, no visible defects were found.
Tub, Shower,Plumbing Fixtures:
No visible defects were found.
Tub, Shower &Walls:
No visible defects found in tub or shower enclosure.
Bath Ventilation Appears adequate.
BASEMENT BATHROOMCondition of Sink: No visible defects were found. Counters/cabinets appear serviceable.
Condition of Toilet: Operation appears normal, no visible defects were found.
Tub, Shower,Plumbing Fixtures:
The drain stopper is not working.
Tub, Shower &Walls:
No visible defects found in tub or shower enclosure.
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Bath Ventilation Appears adequate.
MASTER BATHROOMCondition of Sink: No visible defects were found. Counters/cabinets appear serviceable.
Condition of Toilet: Operation appears normal, no visible defects were found.
Tub, Shower,Plumbing Fixtures:
No visible defects were found.
Tub, Shower &Walls:
Grout was used where the tile meets the tub and the grout is cracked and loose. Caulking should be usedto seal where the tile meets the tub. I recommend removing the grout and caulking with caulk thatmatches the grout.
Miscellaneous
I was not able to remove the cover to inspect the pump for the whirlpool bath because the cover wascaulked along the side.
The whirlpool bath is not working. I recommend contacting a licensed plumber for further evaluationand repairs.
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I was not able to verify GFCI protection for the whirlpool bath. All whirlpool bath pumps should beGFCI protected.
Bath Ventilation Appears adequate.
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HEATING - AIR CONDITIONING
The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done bydismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection isalmost 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 abuilding cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope ofthis inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolantsystems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity isnot a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oiltanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazardwhich is sometimes costly to remedy.
HEATING SYSTEM DESCRIPTIONLocation of PrimaryUnit:
Basement.
System Type: Forced Air.
Fuel Type & Notes: Natural Gas.
Capacity of Unit: 71,000 BTU per hour.
Approximate Age inYears:
The furnace was manufactured in 2006. Gas furnaces have a typical life expectancy of 20-25 years.
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HEATING SYSTEM CONDITIONPrimary Unit: The furnace was short cycling which may be due to the dirty air
filter. I recommend servicing by a licensed HVAC contractor.
There is no sediment trap on the gas line to the furnace. Thesediment trap is important to prevent debris in the gas line from possibly clogging the gas valve in the furnace. I recommendcontacting a licensed HVAC contractor for repairs.
Burners/HeatExchangers:
Burner Flame(s) appear typical.
The heat exchanger portion of a gas or oil fired heater is difficult to access without disassembly, andcannot be adequately checked during a visual inspection. I recommend a heating contractor be called toverify the condition of the heat exchanger. If the heat exchanger has failed in most cases the wholefurnace will need to be replaced.
PUMP/BLOWERFAN:
Operation appears normal.
Combustion Air: Appears adequate.
Venting:
The vent does not have adequate clearance where it meets the drywall. This type of vent required 1 inchof clearance from combustible materials. I recommend contacting a licensed HVAC contractor forrepairs.
Air Plenum: No visible defects.
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Air Filters:
The filter is dirty and should be replaced. Furnace filters should be replaced every 3 months. A cloggedfilter will reduce the efficiency of the heating system and can cause damage to the furnace.
Normal Controls: The thermostat for the furnace is loose. I recommend reattaching it to the wall.
The thermostats for the electric baseboard heat in the basement read higher than the actual airtemperature in the rooms.
General Suggestions: The last entry on the furnaces service tag was in 2010. The heating industry recommends servicing ofgas and oil heating equipment every 2 years.
Secondary HeatingUnit:
One of the baseboard heaters in the SW basement bedroom is loose wall. The heater should be securelyfastened to the wall.
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DUCTWORKType: Sheet metal.
Ducts/Air Supply: Very little of the duct system was visible due to ceiling and wall finish. Appears serviceable,
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ELECTRICAL SYSTEM
Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to theentire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminumwiring 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 totime constraints. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly.
SERVICEType & Condition: Overhead service, 120/240 Volt, Circuit breakers, Fuses.
There are two separate 100amp services.
ELECTRICAL PANELSMain Panel Location Basement.
Inspector Notes: LeftPanel
Circuit and wire sizing correct so far as visible. Grounding system is present.
There are unused openings in the panel box. I recommend sealing all unused openings.
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Inspector Notes:Right Panel.
Circuit and wire sizing correct so far as visible. Grounding system is present.
There are unused openings in the panel box. I recommend sealing all unused openings.
Grounding
Exterior grounding rod is present.
The grounding bonds to the supply plumbing appear to be disconnected at the water heater. Irecommend contacting a licensed electrician for further evaluation.
I was not able to find a ground connection to the gas piping. The gas supply pipe should be bonded tothe service ground in the electrical panel. This is important because it will prevent you from beingshocked should a live wire come in contact with the gas piping. It is also important for the gas piping tobe grounded should the house be struck by lightning. ```
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CONDUCTORSEntrance Cables: Copper.
Branch Wiring:
Copper.
Inside the furnace closet to the right of the door is a junction box that is hanging on its wiring with cutwires sticking out of it. The junction box should be secured to the framing, the cut wire capped and acover installed.
Above the door in the furnace closet is a wire that is hanging down. The wire should be stapled to theframing so it isn't hanging down where it could be damaged.
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Exposed wiring was found in the following location(s): at the closet light fixtures. Any time wiring isrun on the outside of a wall it should be protected by conduit.
Cut wires were found attic. Any unused wiring should either be removed or terminated in a junction box.
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Electrical connections made outside of a junction box were found in the attic. All electrical connectionsshould be made in an approved junction box. These are important because they protect the splices fromdamage which could result in a fire. I recommend contacting a licensed electrician for further evaluationand repair recommendations.
Wiring run through the attic isn't properly secured. The wiring should be stapled within 12 inches ofjunction boxes and at intervals not to exceed 54 inches.
SWITCHES, OUTLETS & FIXTURESCondition: All accessible switches and outlets were tested and the following problems were found:
The outlet on the north wall of the SW basement bedroom and the south wall of the NW basementbedroom tested as having no ground. Since all other outlets are grounded this is most likely due to aloose connection.
The outlet behind the door in the below basement bedroom tested as having an open neutral. This ismost likely due to a loose connection at the outlet.
Outlets in the following locations have no power: north wall of the basement family room.
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PLUMBING
Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to watersupply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detectedby a visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valvewhich should be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor acatch 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 LINEMaterial: The main line was not visible.
Condition: The only shut off is at the meter box near the street. You need a special type of wrench to turn this offwhich can be purchased at any home improvement store. They are inexpensive and I recommendpurchasing one and being familiar with how to use it just incase you have a plumbing leak.
SUPPLY LINESMaterial: Copper & Plastic, (PEX)
Condition: Most of the supply plumbing is not visible because of the ceiling and wall finish. No visible defects couldbe found.
Water Pressure The water pressure was tested at 75 psi. Normal household water pressure should be between 40 and 80psi.
WASTE LINESMaterial: Plastic.
Condition: Most of the waste plumbing is not visible because of the ceiling and wall finish. No visible defects couldbe found.
HOSE FAUCETSCondition: Sample operated, operation appears normal.
LEFT WATER HEATERType: Electric.
Size: 50 Gallons.
Location: Closet.
Water Temp. 120 Degrees. The generally accepted maximum safe water temperature is 120 degrees.
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Condition
The water heater was manufactured in 2011. Water heaters typically have a life expectancy of 10-15years.
A temperature and pressure relief valve is present at the water heater.
A piece of the clamp that connect the electrical conduit to the top of the water heater is missing.
The TPR, temperature and pressure relief, valve drain line is missing. This is a SAFETY HAZARD. Most jurisdictions in Washington require this line to be run to the outside of the living space. At a veryminimum it should be run down to discharge within 6 inches of the floor.
No earthquake strapping. The water heater when full weighs approximately 500 pounds and during asevere earth quake can do significant damage if it is not properly secured to the building. Addingearthquake strapping is an easy do-it-yourself project and all of the supplies should be available at anyhardware store.
RIGHT WATER HEATERType: Electric.
Size: 50 Gallons.
Location: Closet.
Water Temp. 125 Degrees. The generally accepted maximum safe water temperature is 120 degrees.
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Condition
The water heater was manufactured in 2002. Water heaters typically have a life expectancy of 10-15years. The water heater is near the end of its life and will need to be replaced soon.
A temperature and pressure relief valve is present at the water heater.
The TPR, temperature and pressure relief, valve drain ends prematurely. This is a SAFETY HAZARD. Most jurisdictions in Washington require this line to be run to the outside of the living space. At a veryminimum it should be run down to discharge within 6 inches of the floor.
No earthquake strapping. The water heater when full weighs approximately 500 pounds and during asevere earth quake can do significant damage if it is not properly secured to the building. Addingearthquake strapping is an easy do-it-yourself project and all of the supplies should be available at anyhardware store.
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GARAGE - CARPORT
Notice: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should notbe stored within closed garage areas.
TYPELocation: Under main house roof.
FLOORCondition:
There is a settlement crack in the center of the slab for the north bay. I was not able to assess the level ofsettlement due to storage in the garage. I if you would like further evaluation I recommend contacting afoundation repair contractor or structural engineer.
GARAGE DOOR(S)Condition: Operation appears normal.
I was not able to locate a button to operate the openers and they were disconnected from the door. Iassume since they have been disconnected they are no longer working.
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MISCELLANEOUS
Evidence of past water intrusion was seen at the top of the wall in the SE corner of the south garage bay. The drywall has surface microbial growth and water staining is present in front the wood. The area was
dry what the time of the inspection.
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GROUNDS
This inspection is not intended to address or include any geological conditions or site stability information. For informationconcerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areasaround the exterior of the exposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt todetermine drainage performance of the site or the condition of any underground piping, including municipal water and sewerservice 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 notaddressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation orstructural repairs.
DRIVEWAYCondition: Asphalt, No visible defects were found.
SIDEWALKSType: Concrete.
Condition: Cracks noted are typical.
LANDSCAPINGCondition: Landscaping appears to be well maintained.
GRADINGSite: Steep slope.
It is beyond the scope of a home inspection to assess soil stability. If you would like evaluation of theslope stability I recommend contacting a geotechnical engineer.
PORCHType: Concrete.
Condition: No visible defects were found.
DECKType: Wood & Waterproof coating.
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Condition:
The water proof deck appears to have been recently recoated. The surface of the plywood is weatheredand there are areas where the top layer has delaminating creating ridges. The coating has cracks at theridges and may fail prematurely in these areas.
There are gaps at the top of the flashing where the water proof deck meets the door at the SW corner. The gaps could allow wind driven rain to enter the wall or get under the membrane. I recommendcontacting a licensed contractor for repairs.
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The flashing where the wood deck meets the wall is installed incorrectly on the back of the house. Theflashing should be installed under the decking boards so wind driven rain can't get under the flashing. Irecommend contacting a licensed contractor for repairs.
There is no visible flashing where the wood deck meets the south wall. I recommend contacting alicensed contractor for further evaluation and repairs.
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EXTERIOR STAIRS/STOOPSCondition:
The handrails are missing from the stairs at the SE corner and the stairs to the deck. These areimportant because they allow someone to catch themselves if they trip on the stairs.
There appears to be settlement of the lower set of stairs and sidewalk on the north side of the house. Thestairs have tipped away from the foundation. It is beyond the scope of a home inspection to predictfuture settlement. If you would like further evaluation I recommend contacting a foundation repaircontractor or structural engineer.
Lasswell Home Inspection, LLC206-793-0118
Page 36
The guard rails on the upper flight of stairs between the two decks are too short. Guardrails should be aminimum of 34 inches above the front edge of the stair tread. I recommend contacting a licensedcontractor for repairs.
FENCES & GATESType: Wood, Chain link & Iron.
Condition: No visible defects were found.
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Page 37
WASHINGTON WOOD DESTROYING ORGANISMINSPECTION REPORT
This report is prepared from an inspection conducted by a Washington State Department of Agriculture licensed Structural PestInspector in accordance with Washington Administrative Code. Opinions contained herein are based on conditions visible andevident at the time of the inspection. This report does not warrant, represent, or guarantee that the structure reported on is freefrom evidence of WDOs (Wood destroying organisms), their damage or conditions conductive to WDOs, nor does it represent orguarantee that the total damage, infestation or infection is limited to that disclosed in this report.
INSPECTION PROCEEDURES
A thorough visual inspection will be made using accepted methods and practices, of the subject structure to render and opinion onthe presence of or damage from WDOs as well as the conditions conductive to WDOs.
Areas inspected include: structural exterior (accessible visually and physically to an inspector at ground level); accessible interior;accessible crawlspace(s); garages, carports and decks which are attached to the structure. Deck inspections include railings,wooden steps and accessible wooden surface materials, as well as, deck framing which is accessible (minimum 5' soil to joistclearance or those that can be reached using a 6' step ladder).Wood destroying organisms include subterranean termites, dampwood termites, carpenter ants, moisture ants, wood boringbeetles, and damp wood decay fungus (rot). The inspector will not assume any responsibility for WDOs that were not detectedduring their dormant season. Conductive conditions include but not to be limited to inadequate clearance or structural members, earth wood contact, conductivedebris in the crawlspace or basement, inadequate ventilation, excessive moisture, vegetation contact with the structure, bare groundin the crawlspace, existing or seasonal standing water in the crawlspace, failed caulking or grout in water splash areas, and/orinadequate or non-functioning gutter system.
LIMITATIONS OF INSPECTION
Inaccessible areas: Certain areas of a structure, which are inaccessible by their nature, may be subject to infestation by WDOs yetcannot be inspected without excavation, removal of finished surfaces or unless physical obstructions are removed. Examples ofthese areas are wall voids, spaces between floors, substructures concealed by sub-floor insulation or those with inadequateclearance, floors beneath coverings, sleeper floors, areas concealed by furniture, appliances or personal possessions, and decksubstructures with less than 5' clearance.Sheds and outbuildings: Sheds garages, carports or other structures, which are not attached to the main structure by roof systemor foundation, are excluded from this report unless specifically requested and noted. The inspector reserves the right to chargeadditionally to inspect any unattached structures.Climatic Conditions: In certain geographical areas of Washington State where wet climate is common and due to theirconstruction 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-structural wooden members shall not be reported on theinspection report except at the discretion of the inspector. Inspectors are not required to report on any WDOs or other conditionsthat might be subject to seasonal constraints or environmental conditions if evidence of those constraints or conditions is not visiblea the time of the inspections.Mold: Molds, mildews and other fungal growth (except wood rot) shall be reported on only to the extent that they indicate anexcessive moisture condition which may be conductive to WDOs. Structural Assesment: While it may be possible for the inspector to note damaged materials, neither the inspector nor theinspection firm is liable or responsible in any way to determine the structural integrity of any building materials. If a morequalified opinion is desired, the services of a licensed, qualified contractor or structural engineer should be obtained.
Lasswell Home Inspection, LLC206-793-0118
Page 38
EVIDENCE OF ACTIVE WOOD DESTROYING INSECTSType of Insect: Carpenter Ants.
Location &Description:
Carpenter ants were seen trailing oblong the outside edge of the deck stairs on the south side of thehouse. I recommend contacting a licensed pest control operator for treatment.
EVIDENCE OF ACTIVE WOOD DECAY FUNGILocation &Description:
No evidence of wood decay was found.
EVIDENCE OF PRIOR INSECT INFESTATIONType of Insect: No damage from wood destroying organisms was found.
CONDITIONS CONDUCTIVE TO WOOD DESTROYING ORGANISMSLocation &Description:
No conductive conditions were found.
OTHER INFORMATIONInaccessible areas There were no inaccessible areas.
Lasswell Home Inspection, LLC206-793-0118
Page 39
Site Sketch:
Lasswell Home Inspection, LLC John Lasswell, Owner
Phone: (206) 793-0118 Email: [email protected]
July 17, 2016
FAIRA.
Re 2209 12th Ave W
Seattle , WA 98119
Dear FAIRA :
At your request a visual inspection of the above referenced property was conducted on 07/15/2016. . This inspection report reflects
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.
An earnest effort was made on your behalf to discover all visible defects, however, in the event of an oversight, maximum liability
must be limited to the fee paid. The following is an opinion report, expressed as a result of the inspection. Please take time to review
limitations contained in the inspection agreement.
REPORT SUMMARY
During the inspection of this property I discovered the following problems:
ROOF SYSTEM
ATTIC AND INSULATION
Accessibility & Conditions:
Microbial growth is present on the side of the hall skylight. This is likely from a leak at the skylight. The roofing appears to
have been replaced recently and the leak may have occurred prior to the roofing being replaced. I recommend monitoring the
area for leaks during periods of heavy rain. For clean up I recommend contacting a mold abatement contractor.
The bathroom fan ducts are not securely connected to the vents and moist air from the fans could discharge into the attic. I
recommend installing flanges that are sealed to the underside of the sheathing so the ducts can be connected.
I recommend either insulating the existing duct(s) for the bathroom ventilation fan(s) or installing insulated ducts to prevent
condensation from forming inside the ducts which can cause damage to the fan(s).
Insulation Type & Condition:
Most of the insulation is wood shavings. Wood shavings is a relatively poor insulating material and there is only 2-3 inches
of insulation. By contrast modern building standards.call for at least 18" of insulation. Adding additional insulation will
likely pay for itself in reduced heating costs.
There are areas where there is no insulation. I recommend adding insulation in these areas to prevent excessive heat loss.
Venting
The screens is torn on the SE gable end vent. I recommend repairing the screen to prevent burs from nesting in the attic.
EXTERIOR - FOUNDATION - BASEMENT
WALLS
Condition
The vinyl siding is loose at the bottom where it meets the waterproof deck. It appears the siding was taken loose to install
flashings when the deck was recoated and was not reattached. I recommend contacting a licensed contractor for repairs.
I recommend sealing the gas line penetrations of the south side of the house to prevent water intrusion.
Lasswell Home Inspection, LLC John Lasswell, Owner
Phone: (206) 793-0118 Email: [email protected]
TRIM
Condition:
I recommend adding additional trim under the door on the north side of the house.
KITCHEN - APPLIANCES
KITCHEN
Dishwasher
The air gap is missing from the dishwasher drain line. The air gap prevents drain water from backing up into the dishwasher
and possibly contaminating clean dishes.
Switches, Fixtures & Outlets:
The wiring for the island outlet and the under cabinet lights is exposed. Any time wiring is run through a living space it
should be protected by conduit.
LAUNDRY
LAUNDRY
Condition:
There are no openings to allow make up air for the dryer. When a dryer is installed in a closet louvered doors or other
ventilation must be installed to provide sufficient airflow for proper operation. Insufficient airflow will cause the dryer to
overheat and may lead to a fire. I recommend reviewing the dryers installation instructions to determine the ventilation
requirements.
Dryer:
The dryer runs but does not get hot. I recommend contacting an appliance repair service for further evaluation and repairs.
INTERIOR
INTERIOR
Main Entry Door:
The screws attaching the top hinge are loose which has caused the door to sag and rub against the jamb.
The door bell is not working.
Interior Doors:
The doors in the following locations do not latch and need adjustment: master bathroom, the pocket door between the hall
bathroom and north bedroom and the water heater closet door.
Loose hinges were found on the following door(s): north bedroom.
The latch plate is missing on the following door(s): SW basement bedroom.
The guides are missing at the bottom of the following closet doors: NW basement bedroom.
Windows:
The seals between the panes have failed on the following window(s): the east pane in the master bedroom. I recommend
replacing these panes of glass.
Smoke/Fire & CO Detectors:
I recommend adding additional carbon monoxide alarms - As of April 1, 2012 Washington State law requires the seller to
install carbon monoxide alarms. These should be installed outside sleeping areas, on each level of the home and in
accordance with the manufacturers recommendations.
BATHROOMS
HALL BATHROOM
Condition of Sink:
Water drips from the edge of the faucet and onto the glass counter when the faucet is turned off.
Lasswell Home Inspection, LLC John Lasswell, Owner
Phone: (206) 793-0118 Email: [email protected]
I recommend tightening the set screw for the bracket that attached the glass top to the wall.
BASEMENT BATHROOM
Tub, Shower, Plumbing Fixtures:
The drain stopper is not working.
MASTER BATHROOM
Tub, Shower & Walls:
Grout was used where the tile meets the tub and the grout is cracked and loose. Caulking should be used to seal where the tile
meets the tub. I recommend removing the grout and caulking with caulk that matches the grout.
Miscellaneous
I was not able to remove the cover to inspect the pump for the whirlpool bath because the cover was caulked along the side.
The whirlpool bath is not working. I recommend contacting a licensed plumber for further evaluation and repairs.
I was not able to verify GFCI protection for the whirlpool bath. All whirlpool bath pumps should be GFCI protected.
HEATING - AIR CONDITIONING
HEATING SYSTEM CONDITION
Primary Unit:
The furnace was short cycling which may be due to the dirty air filter. I recommend servicing by a licensed HVAC
contractor.
There is no sediment trap on the gas line to the furnace. The sediment trap is important to prevent debris in the gas line from
possibly clogging the gas valve in the furnace. I recommend contacting a licensed HVAC contractor for repairs.
Venting:
The vent does not have adequate clearance where it meets the drywall. This type of vent required 1 inch of clearance from
combustible materials. I recommend contacting a licensed HVAC contractor for repairs.
Air Filters:
The filter is dirty and should be replaced. Furnace filters should be replaced every 3 months. A clogged filter will reduce the
efficiency of the heating system and can cause damage to the furnace.
Normal Controls:
The thermostat for the furnace is loose. I recommend reattaching it to the wall.
The thermostats for the electric baseboard heat in the basement read higher than the actual air temperature in the rooms.
Secondary Heating Unit:
One of the baseboard heaters in the SW basement bedroom is loose wall. The heater should be securely fastened to the wall.
ELECTRICAL SYSTEM
ELECTRICAL PANELS
Inspector Notes: Left Panel
There are unused openings in the panel box. I recommend sealing all unused openings.
Inspector Notes: Right Panel.
There are unused openings in the panel box. I recommend sealing all unused openings.
Grounding
The grounding bonds to the supply plumbing appear to be disconnected at the water heater. I recommend contacting a
licensed electrician for further evaluation.
Lasswell Home Inspection, LLC John Lasswell, Owner
Phone: (206) 793-0118 Email: [email protected]
I was not able to find a ground connection to the gas piping. The gas supply pipe should be bonded to the service ground in
the electrical panel. This is important because it will prevent you from being shocked should a live wire come in contact with
the gas piping. It is also important for the gas piping to be grounded should the house be struck by lightning.
CONDUCTORS
Branch Wiring:
Inside the furnace closet to the right of the door is a junction box that is hanging on its wiring with cut wires sticking out of it.
The junction box should be secured to the framing, the cut wire capped and a cover installed.
Above the door in the furnace closet is a wire that is hanging down. The wire should be stapled to the framing so it isn't
hanging down where it could be damaged.
Exposed wiring was found in the following location(s): at the closet light fixtures. Any time wiring is run on the outside of a
wall it should be protected by conduit.
Cut wires were found attic. Any unused wiring should either be removed or terminated in a junction box.
Electrical connections made outside of a junction box were found in the attic. All electrical connections should be made in an
approved junction box. These are important because they protect the splices from damage which could result in a fire. I
recommend contacting a licensed electrician for further evaluation and repair recommendations.
Wiring run through the attic isn't properly secured. The wiring should be stapled within 12 inches of junction boxes and at
intervals not to exceed 54 inches.
SWITCHES, OUTLETS & FIXTURES
Condition:
The outlet on the north wall of the SW basement bedroom and the south wall of the NW basement bedroom tested as having
no ground. Since all other outlets are grounded this is most likely due to a loose connection.
The outlet behind the door in the below basement bedroom tested as having an open neutral. This is most likely due to a
loose connection at the outlet.
Outlets in the following locations have no power: north wall of the basement family room.
PLUMBING
LEFT WATER HEATER
Condition
A piece of the clamp that connect the electrical conduit to the top of the water heater is missing.
The TPR, temperature and pressure relief, valve drain line is missing. This is a SAFETY HAZARD. Most jurisdictions in
Washington require this line to be run to the outside of the living space. At a very minimum it should be run down to
discharge within 6 inches of the floor.
No earthquake strapping. The water heater when full weighs approximately 500 pounds and during a severe earth quake can
do significant damage if it is not properly secured to the building. Adding earthquake strapping is an easy do-it-yourself
project and all of the supplies should be available at any hardware store.
RIGHT WATER HEATER
Condition
The TPR, temperature and pressure relief, valve drain ends prematurely. This is a SAFETY HAZARD. Most jurisdictions in
Washington require this line to be run to the outside of the living space. At a very minimum it should be run down to
discharge within 6 inches of the floor.
No earthquake strapping. The water heater when full weighs approximately 500 pounds and during a severe earth quake can
Lasswell Home Inspection, LLC John Lasswell, Owner
Phone: (206) 793-0118 Email: [email protected]
do significant damage if it is not properly secured to the building. Adding earthquake strapping is an easy do-it-yourself
project and all of the supplies should be available at any hardware store.
GARAGE - CARPORT
FLOOR
Condition:
There is a settlement crack in the center of the slab for the north bay. I was not able to assess the level of settlement due to
storage in the garage. I if you would like further evaluation I recommend contacting a foundation repair contractor or
structural engineer.
GARAGE DOOR(S)
Condition:
I was not able to locate a button to operate the openers and they were disconnected from the door. I assume since they have
been disconnected they are no longer working.
MISCELLANEOUS
Evidence of past water intrusion was seen at the top of the wall in the SE corner of the south garage bay. The drywall has
surface microbial growth and water staining is present in front the wood. The area was dry what the time of the inspection.
GROUNDS
DECK
Condition:
The water proof deck appears to have been recently recoated. The surface of the plywood is weathered and there are areas
where the top layer has delaminating creating ridges. The coating has cracks at the ridges and may fail prematurely in these
areas.
There are gaps at the top of the flashing where the water proof deck meets the door at the SW corner. The gaps could allow
wind driven rain to enter the wall or get under the membrane. I recommend contacting a licensed contractor for repairs.
The flashing where the wood deck meets the wall is installed incorrectly on the back of the house. The flashing should be
installed under the decking boards so wind driven rain can't get under the flashing. I recommend contacting a licensed
contractor for repairs.
There is no visible flashing where the wood deck meets the south wall. I recommend contacting a licensed contractor for
further evaluation and repairs.
EXTERIOR STAIRS/STOOPS
Condition:
The handrails are missing from the stairs at the SE corner and the stairs to the deck. These are important because they allow
someone to catch themselves if they trip on the stairs.
There appears to be settlement of the lower set of stairs and sidewalk on the north side of the house. The stairs have tipped
away from the foundation. It is beyond the scope of a home inspection to predict future settlement. If you would like further
evaluation I recommend contacting a foundation repair contractor or structural engineer.
The guard rails on the upper flight of stairs between the two decks are too short. Guardrails should be a minimum of 34
inches above the front edge of the stair tread. I recommend contacting a licensed contractor for repairs.
WASHINGTON WOOD DESTROYING ORGANISM INSPECTION REPORT
EVIDENCE OF ACTIVE WOOD DESTROYING INSECTS
Location & Description:
Carpenter ants were seen trailing oblong the outside edge of the deck stairs on the south side of the house. I recommend
contacting a licensed pest control operator for treatment.
Lasswell Home Inspection, LLC John Lasswell, Owner
Phone: (206) 793-0118 Email: [email protected]
Each of these items will likely require further evaluation and repair by licensed trades people. Thank you for selecting me to do your
home inspection. If you have any questions regarding the inspection report or the home, please feel free to call me.
Sincerely,
John Lasswell
Chief Inspector
Enclosure
2209 12th Ave W. Seattle, WA 98119
The deck on the lower level encroaches over the property line (city easement) by a small
triangle (a few square feet) on the southwest corner. The owner has been working with the city
and has all the paperwork in for the variance.