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HOME INSPECTION REPORT

Home. Safe. Home.

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FAST

WHAT IS A HOME INSPECTION?The purpose of a home inspection is to visually examine

the readily accessible systems and components of the home.

The inspectors are not required to move personal property,

materials or any other objects that may impede access or limit

visibility. Items that are unsafe or not functioning, in the opinion

of the inspector, will be described in accordance with the

standards of practice by which inspectors abide.

WHAT DOES THIS REPORT MEAN TO YOU? This inspection report is not intended as a guarantee, warranty

or an insurance policy. Because your home is one of the largest

investments you will ever make, use the information provided in

this report and discuss the indings with your real estate agent

and family to understand the current condition of the home.

OUR INSPECTIONS EXCEED THE HIGHEST INDUSTRY STANDARDS.Because we use a team of inspectors, each an expert in his or

her ield, our inspections are performed with greater eiciency

and more expertise and therefore exceed the highest industry

standards. We are pleased to provide this detailed report as a

service to you, our client.

WE BELIEVE IN YOUR DREAM OF HOME OWNERSHIP.We want to help you get into your dream home. Therefore,

we take great pride in assisting you with this decision making

process. This is certainly a major achievement in your life. We are

happy to be part of this important occasion and we appreciate

the opportunity to help you realize your dream.

WE EXCEED YOUR EXPECTATIONS.Buying your new home is a major decision. Much hinges on the

current condition of the home you have chosen. That is why we

have developed the HomeTeam Inspection Report. Backed by

HomeTeam’s experience with hundreds of thousands of home

inspections over the years, the report in your hand has been

uniquely designed to meet and exceed the expectations of

today’s homebuyers. We are proud to deliver this high-quality

document for your peace of mind. If you have any questions

while reviewing this report, please contact us immediately.

Thank you for allowing us the opportunity to serve you.

SPOKANE, WA

509.981.9664 Fax:

hometeam.com/spokane

[email protected]

Friday, September 13, 2019

Victoria Aronson

2305 E Oregon Rd

Elk WA, 99009

Dear Victoria,

On 9/13/2019 HomeTeam Inspection Service made a visual inspection of the property referenced above. Enclosedplease find a written, narrative report of our findings in accordance with the terms of our Home Inspection Agreement.Although maintenance items may have been addressed verbally at the time of the inspection, they may not be includedin the enclosed report.

I trust the enclosed information is helpful and I hope you enjoy every aspect of your new home. If I can be of anyassistance, please feel free to call me at the above telephone number.

Sincerely,

Randy Jorgenson WA Home Inspector #735

Robert Jorgenson WA Home Inspector #1665

HomeTeam Inspection Service

Page 1 of 35

PREFACE:

This report is intended for the sole, confidential, and exclusive use and benefit of the Client(s) under a written HomeTeam InspectionAgreement. This report is not intended for the benefit of, and may not be relied upon by, any other party. The disclosure ordistribution of this report to the current owner(s) of the property inspected or to any real estate agent will not make those personsintended beneficiaries of this report. The HomeTeam Inspection Service has no liability to any party (other than the HomeTeam clientnamed above, for whom this report was expressly prepared) for any loss, damage or expense (including, without limitation, attorneyfees) arising from any claim relating to this report.

A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observationof the visible and apparent condition of the structure and its components on the date of the inspection. We will not render an opinionas to the condition of any systems or components of the structure that are concealed by walls, floors, drywall, paneling, suspendedceiling tiles, insulation, carpeting, furniture or any other items stored in or on the property at the time of the inspection.

The results of this home inspection are not intended to make any representation regarding the presence or absence of latent orconcealed defects that are not reasonably ascertainable in a competently performed home inspection. No warranty or guaranty isexpressed or implied.

If the person conducting your home inspection is not a licensed structural engineer or other professional whose license authorizesthe rendering of an opinion as to the structural integrity of a building or its other component parts, you may be advised to seekprofessional opinion as to any defects or concerns mentioned in the report. If the age, condition or operation of any system, structureor component of the property is of a concern to you, it is recommended that a specialist in the respective field be consulted for amore technically exhaustive evaluation.

This home inspection report is not to be construed as an appraisal and may not be used as such for any purpose.

This inspection report includes a description of any material defects (*) noted during the inspection, along with any recommendationthat certain experts be retained to determine the extent of the defects and any corrective action that should be taken. Any materialdefect that poses an unreasonable risk to people on the property will be conspicuously defined as such. Any recommendations madeto consult with other specialists for further evaluation as a result of our findings should be complete prior to the conclusion of theinspection contingency period.The Client warrants they will read the entire Inspection Report when received and shall promptlycontact HomeTeam regarding any questions or concerns the Client may have regarding the inspection or the Inspection Report.

* Material Defect: A problem with a residential real property or any portion of it that would have a significant adverse impact on thevalue of the property or that involves an unreasonable risk to the people on the property. The fact that a structural element, system orsubsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself amaterial defect.

The majority of home inspections are performed on pre-existing structures. The age of these structures vary from just a few years toover 99 years old. Building techniques have changed dramatically over the years. These changes are what bring character to theneighborhoods, and affect a buyer's decision to purchase one home over another. Therefore, the age and method of construction willaffect the individual character of a home.

We will not determine the cause of any condition or deficiency, determine future conditions that may occur including the failure ofsystems and components or consequential damage or components or determine the operating costs of systems or components.

It is not uncommon to observe cracks or for cracks to occur in concrete slabs or exterior and interior walls. Cracks may be caused bycuring of building materials, temperature variations and soil movement such as: settlement, uneven moisture content in the soil,shock waves, vibrations, etc. While cracks may not necessarily affect the structural integrity of a building, cracks should be monitoredso that appropriate maintenance can be performed if movement continues at an abnormal rate. Proper foundation maintenance iskey to the prevention of initial cracks or cracks enlarging. This includes, but not limited to proper watering, foundation drainage andremoval of vegetation growth near the foundation.

File Number: 6140

Address of Inspection: 2305 E Oregon Rd

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GENERAL DESCRIPTION

Throughout this report, the terms "right" and "left" are used to describe the home as viewed from the street.

A system or component has a material defect if it is either unsafe or not functioning and cannot be replaced or renderedsafe or functional for less than $1,000. The HomeTeam inspects for evidence of structural failure and safety concernsonly. The cosmetic condition of the paint, wall covering, carpeting, window coverings, etc., are not addressed.

Routine maintenance and safety items are not within the scope of this inspection unless they otherwise constitutemajor, visually observable defects. Although some maintenance and/or safety items may be disclosed, this report doesnot include all maintenance or safety items, and should not be relied upon for such items.

All conditions are reported as they existed at the time of the inspection.

The approximate temperature at the time of the inspection was 55 to 60 degrees Fahrenheit, and the weather wascloudy. The seller was present at the time of the inspection. The utilities were on at the time of the inspection. The ageof the home, as reported by the MLS sheet was said to be 79 years old.

• NOTE: Vintage Home Prior to 1950Vintage Homes-(Homes build prior to 1950) Character homes have inherent defects because they werebuilt without the benefit of the standardized building codes. You must keep in mind that the defects notedthroughout this report are typical. Such dwellings because of normal wear and tear throughout the years.Often, maintenance repairs are ongoing and done based on your budget. If you tried to repair or improveall at once, costs could become high to the point where it is not practical or affordable to you at this timeRepairs or improvements which you would like to repair in the immediate future or have been advised to do,should be quoted prior to purchase by qualified contractors for costs and methods of repair.

• NOTE: Lead Based Paint Before 1978It has been determined that this home was built before 1978 and therefore stands a high risk of having leadbased paint present. Not only is lead not good for your health, under the EPA ruling 40CFR part 745effective April 22nd, 2010, any renovation, remodeling or painting not performed by yourself must be doneby a certified contractor following Lead Safe Practices and this could lead to higher prices than similarcontracts performed on homes that do not have lead based paint. It is recommended that a preliminaryscreening for lead based paint be conducted to determine the likelihood of the presence of lead beforeclosing if this is a concern for you.

The inspected property consisted of a ranch wood-framed structure with composition board siding that was occupied atthe time of the inspection. There were no material defects on the visual portions of the siding.

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• Peeling paint was noted on the wood siding and the wood soffit and fascia. In order to preserve the life of the

exterior surfaces and materials, all areas should be scraped and painted.

• Loose siding was noted on the back of the home. The siding should be reattached.

• Water wick siding (bowed siding) was noted on the front and rear sides of the home. Contact a licensedcontractor for repairs.

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• Rotted wood was noted on the siding and on the soffit and fascia on the right, left and rear sides of the home.All rotted and weather damaged areas should be repaired / replaced and sealed. Contact a qualified contractorfor repairs.

• There were small gaps in the wood siding on the front, right and rear sides of the home. It is recommendedthat the gaps be sealed to help prevent moisture intrusion and to ensure the exterior of the home remainsweather and water tight.

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LOT AND GRADE

The home was situated on a hillside lot. The general grade around the home appeared to be adequate to direct rainwater away from the foundation.

WALKWAY AND PORCHES

There was an unpaved walkway leading to concrete stoop in the front of the home. Surface defects in walkwaysdevelop and progress with age and are considered normal as long as they do not create a safety hazard. There wereno material defects observed in the walkway or the stoop.

• NOTE: The front stoop was carpet covered at the time of inspection, so a complete and thorough inspection ofthe porch/stoop was not possible.

File Number: 6140


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DECK

There was a wood and concrete deck located in the back of the home. There did not appear to be significantdeterioration of the deck surface. The handrails on the deck were partly secured. A wood deck should be cleaned andsealed regularly to prevent deterioration. There were no material defects observed on the visible portions of the deck orsupport structure.

• There was exposed and unsealed wood observed on the deck. It is recommended that all wood be kept wellpainted, stained or sealed to prevent damage from exposure to the elements.

• The handrails around the rear deck were loose and not fully secured in one or more areas. All loose handrailsshould be properly secured by a qualified contractor.

DRIVEWAY

There was an unpaved driveway in the front of the home which led to the off street parking. Surface defects indriveways develop and progress with age and are considered normal as long as they do not create a safety hazard.There were no material defects observed in the driveway.

File Number: 6140


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ROOF

This visual roof inspection is not intended as a warranty or an estimate on the remaining life of the roof. Any roof metal,especially the flashing and valleys, must be kept well painted with a paint specially formulated for the use.

The roof was a hip design covered with asphalt/fiberglass shingles. Observation of the roof surfaces, flashing, skylightsand penetrations through the roof was performed by walking on the roof.

The age of the roof covering, as reported by the visual inspection, was approximately twenty to twenty-five years. Therewas one layer of shingles on the roof at the time of the inspection. There was light curling and moderate surface wearobserved on the roof shingles at the time of the inspection. These conditions indicate the roof shingles were in the latesecond half of their useful life.

The wood soffit and fascia was inspected and was rotted in one or more areas. There were no material defects detectedon the exterior of the roof.

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• Moss growth was observed on the roof. It is typical for roofs, especially facing north to experience mossgrowth. The affected areas can be treated with a moss inhibiting solution.

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• There was a previous repair on the rear side of the roof. The metal roof patch was not fully sealed at the timeof inspection.This should be monitored after a heavy rain to ensure that leaks are not occurring. Consult with alicensed roofing contractor for repair.

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• There were torn, missing and damaged shingles observed on the roof that should be repaired to help preventwater intrusion into the attic space. Contact a qualified contractor for repairs.

File Number: 6140


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The roof drainage system consisted of the roof only . Although not required, it is recommended that gutters anddownspouts with extensions be present around the entire home to help direct rain water away from the foundation ofthe home. Gutters and downspouts should receive routine maintenance to prevent premature failure.

• NOTE: There were no gutters or downspouts installed around the home. Gutters and downspouts helpfacilitate proper drainage of roof water away from the foundation. Although not required, it is recommendedthat gutters and downspouts be installed to direct rain water at least six feet away from the foundation of thehome. Consult with a qualified, reputable contractor to install proper roof drainage.

ATTIC STRUCTURE

As with all aspects of the home inspection, attic and roof inspections are limited in scope to the visible and readily

accessible areas. Many areas of the roof are not visible from the attic especially near the base, where the largest

volume of water drains. The presence of or active status of roof leaks cannot be determined unless the conditions which

allow leaks to occur are present at the time of the inspection. Please be aware that rain alone is not always a condition

that causes a leak to reveal itself. The conditions that cause leaks to occur can often involve wind direction, the length

of time it rains, etc. The inspection does not offer or imply an opinion or warranty as to the past, present or future

possibility of roof, skylight, flashing or vent leaks.

The attic was accessed through a a scuttle in the bathroom.

The attic above the living space was insulated with loose-fill insulation, approximately six-inches in depth.

Ventilation throughout the attic was provided by static vents. The attic ventilation appeared to be adequate. Athermostatically controlled attic fan was not installed. Attic fans are not tested as part of the home inspection.

The roof structure consisted of two-inch by four-inch wood rafters spaced 24 inches on center and wood plankssheathing.

The ceiling structure consisted of two-inch by four-inch rafters spaced 24-inches on center.

There was no active moisture visible in the attic space.

There were no material defects observed in the attic or roof structure.

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File Number: 6140


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• NOTE: Because of its configuration, the small size of the attic opening and limited space inside the attic space,

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it was not possible to inspect all areas of the attic space. Therefore a complete inspection of the attic and atticspace components could not be made. Any commentary made on the condition of the attic and attic spacecomponents is based solely on the limited visibility of the attic areas at the time of the inspection.

• The bathroom exhaust fan appeared to be partly discharging into the attic. Excessive moisture can build up inthe insulation, creating a condition for mold growth. A duct should be installed from the fan exhaust to a roofvent.

• A substance with the characteristics of mold is visible in the attic. Since the attic is not a part of the livingspace, the condition may not have any affect on those that are sensitive to mold. The presence of certain moldand mold spores in housing can result in mild to severe health effects in humans and can deteriorate thestructure of the dwelling resulting in structural damage. Health effects include, but are not limited to: asthma,allergy symptoms, watery eyes, sneezing, wheezing, difficulty breathing, sinus congestion, blurry vision, sorethroat, dry cough, aches and pains, skin irritation, bleeding of the lungs, headaches, memory loss and fever.As humans vary greatly in their chemical make-up, so does the individual's reaction to mold exposure. For

some people, a small number of mold spores can cause ill effects. In others it may take many more. The EPA

(http://www.epa.gov/mold/moldresources.html) advises consumers that areas less than ten square feet of

coverage can usually be controlled using readily available household products. In the event the substance

cannot be controlled, a certified mold testing and remediation firm should be contacted for a recommended

course of action.

DETACHED SHOP

The detached shop with metal siding and a metal roof was designed for two cars with access provided by twooverhead-style doors. Safety cables were installed inside the door springs.. The concrete garage floor was inserviceable condition. There were no material defects observed in the garage.

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http://www.epa.gov/mold/moldresources.html

• The shop was cluttered with many stored items and/or shelves at the time of inspection, therefore severalareas were unable to be inspected.

The Genie brand electric garage door opener was tested and found to be non-functional. The automatic safety reverseon the garage door was not tested because the garage door opener was not functional at the time of inspection. Thefunctionality of remote transmitters, keyless entry or other opening devices is not tested during the home inspection.

• Both of the automatic garage door openers were not functional at the time of the inspeciton. Consult with agarage door service for evaluation and repair.

The Craftsman brand electric garage door opener was tested and found to be non-functional. The automatic safetyreverse on the garage door was not tested because the garage door opener was not functional at the time of inspection.The functionality of remote transmitters, keyless entry or other opening devices is not tested during the home

File Number: 6140


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inspection.

FOUNDATION

The foundation was constructed of poured concrete. A single inspection cannot determine whether movement of afoundation has ceased. Any cracks should be monitored regularly. There were no material defects observed on thevisible portions of the foundation.

There were several minor, settlement cracks and spalling observed on the foundation. These cracks are common andusually insignificant. All buildings experience some settlement. Settlement cracks most often occur within the first fewyears after construction as the soil under the structure accommodates itself to the load of the structure. However, thesignificance of cracks cannot always be judged by a single inspection. All cracks should be monitored for significantchanges in characteristics. Consult with a company specializing in foundation repair if there is a marked change in thesize or dimension of a crack.

File Number: 6140


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PLUMBING

The visible water supply lines throughout the home were CPVC and galvanized pipe. The water was supplied by a welland pump. Water valves are not tested as part of the home inspection. Water valves that have not been operated for anextended period of time often leak after being operated. We would not be able to repair a leaking valve during the homeinspection.

The visible waste lines consisted of cast iron, galvanized & ABS pipe. The functional drainage of the drain waste linesappeared to be adequate at the time of the inspection. The home was connected to a public sewer system. The under-floor drain lines are considered underground utilities and are specifically excluded from the inspection. The lines are notvisible or accessible and their condition cannot be verified during a visible home inspection. Simply running water intofloor drains will not verify the condition of the waste line infrastructure under the home. Consult with a qualified plumberfor a camera inspection of the sewer laterals if there is any concern as to the condition of the waste lines under thehome.

All plumbing fixtures not permanently attached to a household appliance were operated and inspected for visible leaks.Water flow throughout the home was average. Water pressure was tested at the kitchen sink and found to be 50 to 60pounds per square inch. This report is not intended to be an exhaustive list of minor plumbing issues. Concealed, latentor intermittent plumbing issues may not be apparent during the testing period. There were no material defects observedin the visible portions of the plumbing system.

File Number: 6140


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• The seller disclosed that the well systems pressure tank was not functional at the time of inspection. Repairsshould be made by a qualified licensed plumbing contractor. The seller stated the pressure tank is scheduledfor replacement in the following week.

WATER METER

The main water shutoff valve for the home was located adjacent to the water service entry point in the front yard. Watershutoff valves are visually inspected only. No attempt is made to operate the main or any other water supply shutoffvalves during the inspection. These valves are infrequently used and could leak after being operated. The onlyexception to this policy is made when the main water supply valve is off upon arrival at the inspection. Since it is thebuyers right to have all utilities operable for the home inspection, we will attempt to turn the main water valve on for theinspection. The HomeTeam is not responsible for leaks caused by operating the valve.

WATER HEATER

There was a 50 gallon capacity, electric water heater located in the closet. The water heater was manufactured byReliance, model number 5 52 Z0RS962 and serial number F98959535. Information on the water heater indicated that itwas manufactured 21 years ago.

A temperature and pressure relief valve (T & P) was present. Because of the lime build-up typical of T & P valves, wedo not test them. An overflow leg was not present. It did not terminate close to the floor. Your safety depends on thepresence of a T & P valve and an overflow leg terminating close to the floor. The water heater was functional butseismic restraints were not present.

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• NOTE: Although functional at the time of inspection, due to the age of the water heater (being more then 10years old), it could be a candidate for replacement sometime in the near future.

• NOTE: There was no drip pan installed at the base of the hot water heater. It's generally recommended, andrequired, to install a drip pan with a drain line beneath your hot water heater tank. Especially if you water

heater is in your home or basement, where a leak could cause lots of water damage. A pan and drain could

help eliminate this possibility.

• There was no drip leg installed on the T&P valve of the water heater. The drip leg directs water from the T&Pvalve toward the floor. A drip leg terminating within six-inches of the floor should be installed.

• No seismic restraints (earthquake straps) were present. It is recommended that water heaters be doublestrapped with a heavy gauge metal for added stability. The straps should be installed on the upper third andlower third of the tank.

File Number: 6140


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ELECTRIC SERVICE

The overhead electric service wire entered the home on the rear wall. The electric meter was located on the exteriorwall. The service entrance cable consisted of stranded copper rated for 200 amps.

• The overhead electric service wire to the home is in contact and or close proximity with tree branches. Treebranches should not be in contact with the electric service wire for safety reasons. It is recommended that thelocal power company or a qualified contractor be contacted.

The service wire entered a General Electric service panel, located on the dining room wall with a 200 amp and 120/240volt rated capacity. The main service disconnect switch was located in the main panel. The branch circuits within thepanel were copper. These branch circuits and the circuit breaker to which they were attached appeared to beappropriately matched. The internal components of the service panel, i.e. main lugs, bus bars, etc were in fair condition.

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• The circuits in positions 12, 13, & 14 of the service panel is double tapped. This means that more than onewire is attached to the overload protection device (fuse or circuit breaker). Double tapping can lead tonuisance tripping and should be avoided. Nuisance tripping occurs when the total amperage of the wiresattached to the breaker exceed the rating of the breaker. For instance, if the double lugged breaker has arating of 15 amps and the two wires attached are each drawing 10 amps, the breaker would trip. Neither oneof the two wires is overloaded, but the total amperage flowing through the breaker is 20 amps. The breaker willtrip even though no single wire is overloaded. Hence, the term, "nuisance tripping". Each circuit in the mainservice panel should have just one wire / circuit attached to the overload protection device. Consult with aqualified electrician for repair.

The visible house wiring consisted primarily of the Romex type and appeared to be in fair condition. An electric servicegrounding system was installed. Service grounding requirements have changed many times over the years. Thegrounding system for a 30-year-old electric service is different from that of a 10-year-old service. The inspection doesnot attempt to verify that the grounding system or any other part of the electric service complies with current codes.

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A representative number of installed lighting fixtures, switches, and receptacles located throughout the home weretested. The grounding and polarity of receptacles within six feet of plumbing fixtures, and those attached to ground faultcircuit interrupters (GFCI), if present, were also tested. The installation of GFCI protected circuits and/or outlets locatedwithin six feet of water, in unfinished basement areas, garage and the exterior of the home is a commonly acceptedpractice and required by many municipalities. All GFCI receptacles and GFCI circuit breakers should be tested monthly.There were some GFCI protected circuits in the home. The present and tested GFCIs were tested and found to befunctional.

• There were no GFCI protected outlets in the kitchen. It is recommended that GFCI outlets are present in allkitchen outlets, bathroom outlets, exterior outlets, basement outlets(if applicable),at least one garage outlet,and any outlet within six feet of a water source.

• The GFCI outlet located in the bathroom, to the right of the bathroom sink, appeared to be defective. Theoutlet would not trip when tested. The outlet was marked with a "YELLOW" dot for easy identification. Pleasenote that we only test outlets that are visible and readily accessible at the time of the inspection. Contact aqualified licensed electrical contractor for further evaluation and repairs.

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• One or more missing and broken switch or outlet covers were noted in all areas of the home. All switch and

outlet boxes should be properly covered to avoid a shock hazard. Electrical related repairs should be

performed by a qualified electrician.

The electrical service appeared to be adequate but outdated by today's standards. Alarms, electronic keypads, remotecontrol devices, landscape lighting, telephone and television, and all electric company equipment were beyond thescope of this inspection. There were no material defects observed in the electrical system.

SMOKE ALARMS

There was one smoke alarms found in the house. Property maintenance codes vary from area to area. Somemunicipalities require smoke alarms in every bedroom, while others only require them on each floor. Check with thelocal code enforcement officer for the requirements in your area. For safety reasons, the smoke alarms should be tested

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upon occupancy. The batteries (if any) should be replaced with new ones when you move into the house, and tested ona monthly basis thereafter.

• The kitchen hallway smoke alarm was missing. The missing smoke alarm should be replaced for safetyreasons. Smoke detectors should be installed on each level, (is applicable) and inside of each bedroom orsleeping area. Contact a qualified contractor for installation as needed.

There were no carbon monoxide detectors found in the home. It is now required that homes with gas appliances beequipped with carbon monoxide detectors for safety reasons. The detector will alert the occupants of the home to thepresence of dangerous carbon monoxide caused by a malfunctioning gas appliance.

• There were no carbon monoxide detectors found in the home at the time of inspection. It is recommended thatthere be at least 1 in each of the homes for safety reasons.

WINDOWS, DOORS, WALLS AND CEILINGS

A representative number of accessible windows and doors were operated and found to be functional. The primarywindows were constructed of vinyl, sliding style, with double pane glass. All exterior doors were operated and found tobe functional. The exterior door locks should be changed or rekeyed upon occupancy. Possible problem areas may notbe identified if the windows or doors have been recently painted. There were no major defects observed in the windowsor doors.

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• The front and rear entry doors did not have dead bolt locks installed at the time of inspection. However, therewere secondary locks (chain, folding latches, etc..) installed on both doors. Although not required, for safteyand security, it is recommended that all exterior doors should have a deadbolt installed. Contact a qualifiedcontractor for installation as desired.

• There were torn, bent and damaged screens noted on multiple windows/doors around out the home. It isrecommended that repairs be made as desired.

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The interior wall and ceiling surfaces were finished with drywall. The interior wall and ceiling structure consisted of woodframing. Possible problem areas may not be identified if the interior wall and ceiling surfaces have been recentlypainted. There were no material defects observed in the interior walls or ceilings.

FIRST LEVEL

The living level consisted of a living room, dining room, kitchen, utility room, one bedroom and one bathroom. TheHomeTeam inspects for evidence of structural failure and safety concerns only. The cosmetic condition of the paint, wallcovering, carpeting, window coverings, etc., are not addressed. There were no material defects observed on the firstlevel.

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• NOTE: Uneven or out-of-plumb floor surfaces, stairs and walls were noted at the time of the inspection. This

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condition is a common characteristic of older homes and is not considered to be a structural failure. Buildingpractices employed at the time the home was built, along with continuous movement and shrinkage of buildingmaterials all contribute to the condition and character the home has developed. Regardless of the age of thehome, any drastic changes in this condition should be referred to a structural engineer for evaluation.

• Missing or cracked grout or caulk was noted in the bathroom. It is recommended that these areas be re-grouted or re-caulked to help prevent moisture intrusion.

• The bathroom flooring was soft and sunken in around the toilet. This is a common indication of previousmoisture damage, previous leaks and or a lack of support under the flooring. Consult with a qualified licensedcontractor for further evaluation and repair recommendations.

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• The toilet is not secured to the floor. It is recommended it be properly secured to help prevent water damagefrom potential leaks.

KITCHEN

The visible portions of the kitchen cabinets and counter tops were in fair condition. The appliances were turned on tocheck operational function only. No consideration is given regarding the age or components that may be worn orotherwise affected by wear and tear or use. No warranty, express or implied, is given for the continued operationalintegrity of the appliances or their components. The kitchen contained the following appliances:

The Kenmore electric range was inspected and did appear to be functional. The accuracy of the clock, timers andsettings on ovens are not within the scope of this inspection.

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The Nautilus range hood was inspected and did appear to be functional. The exhaust capacity is not within the scope ofthis inspection. Cleaning the fan and filter may increase the exhaust capability.

The Roper refrigerator was inspected and did appear to be functional. The temperature setting and ice maker, ifpresent, are not within the scope of the inspection.

DRYER CONNECTIONS AND VENT

This note is supplied for informational purposes only, as many clients want to know the type of dryer connectionsavailable to them. A 240 volt outlet for an electric clothes dryer was installed in the laundry area. For safety reasons, noattempt was made to verify that the electrical outlet is properly wired or that power is present. Consult with a qualifiedcontractor if the desired type of connection is not available.

A dryer vent was installed. The visible portion of the dryer vent was inspected and appeared to be functional and

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adequate for venting to the exterior of the home.

The heating system consisted of electric wall mount units controlled by either wall-or unit mounted thermostats in one ormore locations. The thermostats were turned up during the inspection and appeared to be functional. Electrical heatingunits require minor servicing and upkeep. The metal fins within the units should be kept clean and the surrounding areashould be left open to allow for sufficient airflow.

• The electric wall mounted heater in dining room and bathroom were not functioning at the time of inspection.Contact a qualified contractor for evaluation and repairs.

CONDUCIVE CONDITIONS TO WDO’S

There was no visible evidence of wood destroying organisms at the time of the inspection. There were conduciveconditions present.

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REASONABLE EXPECTATIONS REGARDING A PROFESSIONAL HOME INSPECTION:

There may come a time when you discover something wrong with the house, and you may be upset or disappointed with your home inspection. There are somethings we'd like you to keep in mind.

Intermittent or concealed problems: Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a homeinspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basementsonly leak when specific conditions exist. Some problems will only be discovered when carpets are lifted, furniture is moved or finishes are removed.

No clues: These problems may have existed at the time of the inspection, but there were no clues as to their existence. Our inspections are based on the pastperformance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.

We always miss some minor things: Some say we are inconsistent because our reports identify some minor problems but not others. The minor problemsthat are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the$200 problems; it is to find the $1000 problems. These are the things that affect people's decisions to purchase.

Contractor's advice: A common source of dissatisfaction with home inspectors comes from comments made by contractors. Contractors' opinions often differfrom ours. Don't be surprised when three roofers all say the roof needs replacement, when we said that the roof would last a few more years with some minorrepairs.

"Last man in" theory: While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because ofthe "last man in" theory. The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether or not theroof leak is his fault. Consequently, he won't want to do a minor repair with high liability, when he could re-roof the entire house for more money and reduce thelikelihood of a callback. This is understandable.

Most recent advice is best: There is more to the "last man in" theory. It suggests that it is human nature for homeowners to believe the last bit of expert advicethey receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of "first man in" and consequently it isour advice that is often disbelieved.

Why didn't we see it?: Contractors may say, "I can't believe you had this house inspected, and they didn't find this problem."There are several reasons for these apparent oversights:

• Conditions during inspection: It is difficult for homeowners to remember the circumstances in the house at the time of the inspection.Homeowners seldom remember that it was snowing, there was storage everywhere or that the furnace could not be turned on because the airconditioning was operating, etc. It's impossible for contractors to know what the circumstances were when the inspection was performed.

• This wisdom of hindsight: When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement iswet when there is 2" of water on the floor. Predicting the problem is a different story.

• A long look; If we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems, too.Unfortunately, the inspection would take several days and would cost considerably more.

• We're generalists: We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do.This is because we are expected to have heating expertise and plumbing expertise, structural expertise, electrical expertise, etc.

• An invasive look: Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on.A home inspection is a visual examination. We don't perform invasive or destructive tests.

Not insurance: In conclusion, a home inspection is designed to better your odds. It is not designed to eliminate all risk. For that reason, a home inspectionshould not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and anindefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.

Reprinted from ASHI Reporter, By Permission of Alan Carson, Carson Dunlop & Assoc.

File Number: 6140


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SUMMARY:

This summary provides a simplified overview of the results of the Friday, September 13, 2019 inspection at 2305 E

Oregon Rd, Elk, WA 99009. Be sure to read the full body of the inspection report; it contains much more detail about

the property. Any additional evaluations we'verecommended must be performed prior to the conclusion of the inspection

contingency period.

Maintenance Items

• Loose siding was noted on the back of the home. The siding should be reattached.

• Peeling paint was noted on the wood siding and the wood soffit and fascia. In order to preserve the life of the

exterior surfaces and materials, all areas should be scraped and painted.

• There was exposed and unsealed wood observed on the deck. It is recommended that all wood be kept wellpainted, stained or sealed to prevent damage from exposure to the elements.

• Moss growth was observed on the roof. It is typical for roofs, especially facing north to experience mossgrowth. The affected areas can be treated with a moss inhibiting solution.

• Missing or cracked grout or caulk was noted in the bathroom. It is recommended that these areas be re-grouted or re-caulked to help prevent moisture intrusion.

Minor Defects

• Water wick siding (bowed siding) was noted on the front and rear sides of the home. Contact a licensedcontractor for repairs.

• Rotted wood was noted on the siding and on the soffit and fascia on the right, left and rear sides of the home.All rotted and weather damaged areas should be repaired / replaced and sealed. Contact a qualified contractorfor repairs.

• There were small gaps in the wood siding on the front, right and rear sides of the home. It is recommendedthat the gaps be sealed to help prevent moisture intrusion and to ensure the exterior of the home remainsweather and water tight.

• The handrails around the rear deck were loose and not fully secured in one or more areas. All loose handrailsshould be properly secured by a qualified contractor.

• There was a previous repair on the rear side of the roof. The metal roof patch was not fully sealed at the timeof inspection.This should be monitored after a heavy rain to ensure that leaks are not occurring. Consult with alicensed roofing contractor for repair.

• There were torn, missing and damaged shingles observed on the roof that should be repaired to help preventwater intrusion into the attic space. Contact a qualified contractor for repairs.

• There were torn, bent and damaged screens noted on multiple windows/doors around out the home. It isrecommended that repairs be made as desired.

• Both of the automatic garage door openers were not functional at the time of the inspeciton. Consult with agarage door service for evaluation and repair.

• The electric wall mounted heater in dining room and bathroom were not functioning at the time of inspection.Contact a qualified contractor for evaluation and repairs.

• The toilet is not secured to the floor. It is recommended it be properly secured to help prevent water damagefrom potential leaks.

• The bathroom flooring was soft and sunken in around the toilet. This is a common indication of previousmoisture damage, previous leaks and or a lack of support under the flooring. Consult with a qualified licensedcontractor for further evaluation and repair recommendations.

• The seller disclosed that the well systems pressure tank was not functional at the time of inspection. Repairsshould be made by a qualified licensed plumbing contractor. The seller stated the pressure tank is scheduledfor replacement in the following week.

• No seismic restraints (earthquake straps) were present. It is recommended that water heaters be doublestrapped with a heavy gauge metal for added stability. The straps should be installed on the upper third andlower third of the tank.

• There was no drip leg installed on the T&P valve of the water heater. The drip leg directs water from the T&Pvalve toward the floor. A drip leg terminating within six-inches of the floor should be installed.

File Number: 6140


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• The circuits in positions 12, 13, & 14 of the service panel is double tapped. This means that more than onewire is attached to the overload protection device (fuse or circuit breaker). Double tapping can lead tonuisance tripping and should be avoided. Nuisance tripping occurs when the total amperage of the wiresattached to the breaker exceed the rating of the breaker. For instance, if the double lugged breaker has arating of 15 amps and the two wires attached are each drawing 10 amps, the breaker would trip. Neither oneof the two wires is overloaded, but the total amperage flowing through the breaker is 20 amps. The breaker willtrip even though no single wire is overloaded. Hence, the term, "nuisance tripping". Each circuit in the mainservice panel should have just one wire / circuit attached to the overload protection device. Consult with aqualified electrician for repair.

• The bathroom exhaust fan appeared to be partly discharging into the attic. Excessive moisture can build up inthe insulation, creating a condition for mold growth. A duct should be installed from the fan exhaust to a roofvent.

• A substance with the characteristics of mold is visible in the attic. Since the attic is not a part of the livingspace, the condition may not have any affect on those that are sensitive to mold. The presence of certain moldand mold spores in housing can result in mild to severe health effects in humans and can deteriorate thestructure of the dwelling resulting in structural damage. Health effects include, but are not limited to: asthma,allergy symptoms, watery eyes, sneezing, wheezing, difficulty breathing, sinus congestion, blurry vision, sorethroat, dry cough, aches and pains, skin irritation, bleeding of the lungs, headaches, memory loss and fever.As humans vary greatly in their chemical make-up, so does the individual's reaction to mold exposure. For

some people, a small number of mold spores can cause ill effects. In others it may take many more. The EPA

(http://www.epa.gov/mold/moldresources.html) advises consumers that areas less than ten square feet of

coverage can usually be controlled using readily available household products. In the event the substance

cannot be controlled, a certified mold testing and remediation firm should be contacted for a recommended

course of action.

Safety Concerns

• The overhead electric service wire to the home is in contact and or close proximity with tree branches. Treebranches should not be in contact with the electric service wire for safety reasons. It is recommended that thelocal power company or a qualified contractor be contacted.

• The GFCI outlet located in the bathroom, to the right of the bathroom sink, appeared to be defective. Theoutlet would not trip when tested. The outlet was marked with a "YELLOW" dot for easy identification. Pleasenote that we only test outlets that are visible and readily accessible at the time of the inspection. Contact aqualified licensed electrical contractor for further evaluation and repairs.

• There were no GFCI protected outlets in the kitchen. It is recommended that GFCI outlets are present in allkitchen outlets, bathroom outlets, exterior outlets, basement outlets(if applicable),at least one garage outlet,and any outlet within six feet of a water source.

• One or more missing and broken switch or outlet covers were noted in all areas of the home. All switch and

outlet boxes should be properly covered to avoid a shock hazard. Electrical related repairs should be

performed by a qualified electrician.

• The front and rear entry doors did not have dead bolt locks installed at the time of inspection. However, therewere secondary locks (chain, folding latches, etc..) installed on both doors. Although not required, for safteyand security, it is recommended that all exterior doors should have a deadbolt installed. Contact a qualifiedcontractor for installation as desired.

• The kitchen hallway smoke alarm was missing. The missing smoke alarm should be replaced for safetyreasons. Smoke detectors should be installed on each level, (is applicable) and inside of each bedroom orsleeping area. Contact a qualified contractor for installation as needed.

• There were no carbon monoxide detectors found in the home at the time of inspection. It is recommended thatthere be at least 1 in each of the homes for safety reasons.

File Number: 6140


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http://www.epa.gov/mold/moldresources.html

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