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Hawks Eye Home Inspection LLC

Shoreline, Wa 98155

438 Williams Rd. Renton, Wa 98057

Table of Contents Definitions 2

General Information 2

Lots and Grounds 3

Exterior 4

Roof 5

Garage/Carport 6

Electrical 7

Structure 8

Attic 10

Basement 10

Heating System 11

Plumbing 12

Bathroom 12

Kitchen 13

Bedroom 14

Living Space 14

Laundry Room/Area 15

Summary 16

Hawks Eye Home Inspection LLC07:36 March 12, 2015 Alex Brockway

438 Williams Rd.Page 1 of 23

Palm-Tech Inspector, Copyright © 1998-2015, PDmB, Inc.

DefinitionsNOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection

Acceptable Functional with no obvious signs of defect. Not Present Item not present or not found. Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time

of inspection. Marginal Item is not fully functional and requires repair or servicing. Defective Item needs immediate repair or replacement. It is unable to perform its intended function.

General Information

Property Information

Property Address 438 Williams Rd. City Renton State Wa Zip 98057 Contact Name Matt Gerdhardt Phone 425 628 4543

Client Information

Client Name Alex Brockway E-Mail [email protected]

Inspection Company

Inspector Name Geoff Spry Company Name Hawks Eye Home Inspection LLC City Shoreline State Wa Zip 98155 Phone 2062347779 E-Mail [email protected] Amount Received $450.00

Conditions

Others Present Buyer's Agent Property Occupied Occupied Estimated Age 95 yrs Entrance Faces West Inspection Date 03/09/2015 Start Time 1pm End Time 4pm Electric On Yes Gas/Oil On Yes Water On Yes Temperature 55 Weather Cloudy Soil Conditions Damp Space Below Grade Basement Building Type Single family Garage Detached Sewage Disposal City How Verified Multiple Listing Service Water Source City How Verified Multiple Listing Service Additions/Modifications Upgrades electrical service Permits Obtained Inquire with seller How Verified N/A




Lots and Grounds1. Marginal Driveway: Concrete - Heavy cracks in

surface.

2. Acceptable Walks: Concrete 3. Defective Steps/Stoops: Wood - Missing handrails at front. Rot present at back . Recommend repairs.

4. Acceptable Porch: Wood 5. Acceptable Grading: Flat




Lots and Grounds (Continued)6. Defective Vegetation: Trees - Tree limbs over hang

the roof and should be cut back.

7. Acceptable Fences: Chain link

Exterior Complete House Exterior Surface 1. Marginal Type: Wood - Rot noted at various locations.

2. Acceptable Trim: Wood 3. Acceptable Fascia: Wood 4. Marginal Soffits: Wood - Paint peeling at rear.

5. Acceptable Entry Doors: Wood 6. Acceptable Windows: Aluminum and Wood 7. Acceptable Storm Windows: Wood framed




Exterior (Continued)8. Defective Window Screens: Not present - Missing 9. Acceptable Basement Windows: Wood Framed

10. Acceptable Exterior Lighting: Surface mount 11. Acceptable Hose Bibs: Rotary 12. Acceptable Gas Meter: Exterior at side of home 13. Acceptable Main Gas Valve: Located at gas meter

RoofClient understands future roof leaks cannot be predicted. Due to the pitch of the roof and rain I was unable to safely traverse the roof.

Main Roof Surface 1. Method of Inspection: Ladder at eaves 2. Acceptable Material: Asphalt shingle - Recommend

cleaning.

3. Type: Gable 4. Approximate Age: 10 to 12 years 5. Acceptable Flashing: Aluminum 6. Acceptable Plumbing Vents: Galvanized 7. Acceptable Electrical Mast: Mast with tie back at roof 8. Acceptable Gutters: Plastic 9. Acceptable Downspouts: Aluminum

South Chimney 10. Acceptable Chimney: Brick 11. Not Present Flue/Flue Cap: Recommend adding

rain/snow cap.




Roof (Continued)12. Acceptable Chimney Flashing: Aluminum

Garage/CarportThe garage is heavily occupied with items. I was not able to inspect 100%. I recommend inquiring as to date built and if there was a permit issued. The roof structure appears to be home built so I have the recommendation below.

Detached Garage 1. Type of Structure: Detached Car Spaces: 2 2. Defective Garage Doors: Wood - Door panels have water damage

3. Acceptable Door Operation: Manual 4. Acceptable Exterior Surface: Metal - Recommend

trimming the tree back.

5. Acceptable Roof: Metal 6. Marginal Roof Structure: Wood - A structural engineer/licensed professional contractor is recommended

to evaluate due to appearance of amateur work.




Garage/Carport (Continued)7. Acceptable Service Doors: Metal 8. Acceptable Ceiling: Exposed framing 9. Acceptable Walls: Exposed framing, Sheetrock, metal - Inspection limited by items in garage.

10. Acceptable Floor/Foundation: Poured concrete 11. Not Inspected Electrical: 12. Not Inspected Smoke Detector:

Electrical The panel contains blank spots where dummy breakers should be. I recommend a licensed electrician evaluate homes complete system with an invasive inspection due to old wiring being present with ungounded outlets, non GFCI outlets,etc.

1. Service Size Amps: 125 Volts: 220 VAC 2. Acceptable Service: Copper 3. Acceptable 120 VAC Branch Circuits: Copper 4. Acceptable 240 VAC Branch Circuits: Copper 5. Acceptable Conductor Type: Non-metallic sheathed cable 6. Acceptable Ground: Plumbing and rod in ground 7. Not Present Smoke Detectors:

Basement Electric Panel 8. Acceptable Manufacturer: Eaton - Recommend installing "dummy breakers" at blank

spots.

9. Maximum Capacity: 125 Amps 10. Acceptable Main Breaker Size: 125 Amps 11. Acceptable Breakers: Copper 12. Not Present Fuses: 13. Not Present AFCI: 14. Not Present GFCI:




Electrical (Continued)15. Is the panel bonded? Yes

StructureI recommend a structural engineer/licensed contractor evaluate/make any repairs needed to items pertaining to the structure. While not a defect modern methods of construction include post to beam connectors,foundation anchors,etc. There is a couple of diagrams next to the pictures under "Beams".

1. Acceptable Structure Type: Wood frame 2. Defective Foundation: Poured - Cracked at exterior. A structural engineer or foundation repair company is

recommended to evaluate and estimate repairs. Signs of moisture at west interior.

Moisture




Structure (Continued)3. Defective Beams: Solid wood - Hole cuts and not properly supported.

4. Acceptable Bearing Walls: Wood 5. Defective Joists/Trusses: Wood - Joists have been modified and will require

evaluation.

6. Defective Piers/Posts: Wood - Improper post type for load.




Structure (Continued)7. Acceptable Floor/Slab: Poured slab, brick 8. Defective Stairs/Handrails: Wood stairs with no

handrails - Handrails missing (Safety)

9. Acceptable Subfloor: Dimensional wood

AtticThere is construction debris present as well as the insulation placed over wiring as mentioned below.

Main Attic 1. Method of Inspection: From the attic access 2. Acceptable Unable to Inspect: 15% - Safety and footing 3. Acceptable Roof Framing: 2x4 Truss 4. Acceptable Sheathing: Plywood 5. Acceptable Ventilation: Ridge Vent 6. Acceptable Insulation: Fiberglass 7. Acceptable Insulation Depth: 6" 8. Marginal Wiring/Lighting: 110 VAC - There is insulation over wiring present. Evaluation by a licensed

electrician is recommended.

Basement Basement 1. Unable to Inspect: 2. Acceptable Ceiling: Exposed framing 3. Acceptable Walls: Exposed framing 4. Acceptable Floor: Poured 5. Defective Windows: Wood - Will not open 6. Acceptable Electrical: 110 VAC 7. Not Present Smoke Detector: 8. Not Present HVAC Source: 9. Not Present Vapor Barrier:

10. Not Present Insulation: 11. Ventilation: 12. Not Present Sump Pump: 13. Defective Moisture Location: Western half




Heating SystemRecommend service and evaluation by a professional HVAC company.

Main Heating System 1. Acceptable Heating System Operation: Adequate -

Furnace existing beyond design life. Broken mount and rust present.

2. Manufacturer: Lennox 3. Type: Gravity heat Capacity: 85,000 BTUHR 4. Area Served: Whole building Approximate Age: unknown 5. Fuel Type: Natural gas 6. Unable to Inspect: 55% 7. Acceptable Thermostats: Programmable 8. Suspected Asbestos: Yes - Suspected asbestos present,

Lab testing of the suspected asbestos material is required to determine the presence of asbestos




Plumbing

Supply Piping

Shut Off

1. Acceptable Service Line: Galvanized - The only visible portion of the supply piping is about an inch before it goes through the foundation. Inquire with seller as to past updates. Galvanized supply piping corrodes form inside causing decreased flow rates and will eventually require updating.

2. Acceptable Main Water Shutoff: Basement 3. Acceptable Water Lines: Copper 4. Acceptable Drain Pipes: ABS 5. Acceptable Service Caps: Accessible 6. Acceptable Vent Pipes: PVC 7. Acceptable Gas Service Lines: Cast iron

Basement Water Heater 8. Marginal Water Heater Operation: Adequate - Water heater has exceeded design life. It is a 2001 model.

Average life span of a water heater is 12 years. Recommend budgeting for a new one. 9. Manufacturer: A.O. Smith

10. Type: Natural gas Capacity: 50 Gal. 11. Approximate Age: 14 years Area Served: Whole building 12. Acceptable Flue Pipe: Metal 13. Acceptable TPRV and Drain Tube: Copper

Bathroom 1st floor main Bathroom 1. Acceptable Ceiling: Paint 2. Acceptable Walls: Paint 3. Acceptable Floor: Linoleum 4. Acceptable Doors: Hollow wood 5. Defective Electrical: 110 VAC - Open or missing ground. Non-GFCI circuit.

6. Acceptable Counter/Cabinet: Composite and wood 7. Acceptable Sink/Basin: Molded single bowl 8. Acceptable Faucets/Traps: Delta fixtures with a PVC trap 9. Acceptable Tub/Surround: Porcelain tub and fiberglass surround

10. Acceptable Toilets: American Standard 11. Acceptable Ventilation: Electric ventilation fan




Kitchen 1st Floor Kitchen 1. Marginal Cooking Appliances: Maytag - No anti tip device installed. 2. Acceptable Ventilator: Nutone 3. Acceptable Dishwasher: Kenmore 4. Air Gap Present? No An air gap is a connection usually mounted on the kitchen sink rim that prevents the

backup of waste water to the dishwasher. It is connected between the dishwasher and the garbage disposal through hosing.

5. Marginal Refrigerator: Whirlpool - No anti tip device installed. 6. Acceptable Sink: Stainless Steel 7. Defective Electrical: 110 VAC - Non-GFCI circuit. Open or missing ground. Suggest

evaluation by licensed electrician.

8. Marginal Plumbing/Fixtures: PVC 9. Acceptable Counter Tops: Formica

10. Acceptable Cabinets: Laminate and wood 11. Acceptable Ceiling: Paint 12. Acceptable Walls: Paint 13. Defective Floor: Linoleum - Damaged.

14. Defective Windows: Wood slider - Cracked glass, The windows will not open.




BedroomRecommend installing smoke detectors and one CO detector per floor. Client understands all rooms were occupied when inspected.

2nd Floor Rear Bedroom 1. Acceptable Closet: Single 2. Acceptable Ceiling: Paint 3. Acceptable Walls: Paint 4. Acceptable Floor: Hardwood 5. Acceptable Doors: Wood 6. Acceptable Windows: Wood 7. Acceptable Electrical: 110 VAC 8. Not Inspected Smoke Detector:

2nd Floor Front Bedroom 9. Acceptable Closet: Single small

10. Acceptable Ceiling: Paint 11. Acceptable Walls: Paint 12. Acceptable Floor: Carpet 13. Acceptable Doors: Wood 14. Acceptable Windows: Wood 15. Defective Electrical: 110 VAC - Open or missing ground 16. Not Inspected Smoke Detector: 1st Floor Master Bedroom 17. Acceptable Closet: Single small 18. Acceptable Ceiling: Paint 19. Acceptable Walls: Paint 20. Acceptable Floor: Carpet 21. Acceptable Doors: Hollow wood 22. Acceptable Windows: Wood slider 23. Defective Electrical: 110 VAC - Open or missing ground 24. Not Inspected Smoke Detector:

Living Space Dining Room Living Space 1. Marginal Ceiling: Texture paint - Possible asbestos.

2. Defective Walls: Paint - Cracks present.




Living Space (Continued)3. Marginal Floor: Hardwood - Floor squeaks noted 4. Defective Windows: Wood - The window will not open

5. Defective Electrical: 110 VAC 6. Not Inspected HVAC Source: 7. Not Present Smoke Detector:

Living Room Living Space 8. Marginal Ceiling: Texture paint - Possible asbestos.

9. Acceptable Walls: Paint 10. Marginal Floor: Hardwood - The floor squeaks when walked on. 11. Defective Windows: Wood - The window will not open

12. Defective Electrical: 110 VAC - Open or missing ground 13. Not Inspected HVAC Source: 14. Not Present Smoke Detector:

Laundry Room/Area 1st Floor Laundry Room/Area 1. Marginal Ceiling: Tiled - Possible asbestos. 2. Acceptable Walls: Paneling 3. Acceptable Floor: Linoleum 4. Acceptable Windows: Metal 5. Not Inspected Electrical: 6. Not Present Smoke Detector: 7. Not Inspected HVAC Source: 8. Acceptable Washer Hose Bib: Rotary 9. Acceptable Washer and Dryer Electrical: 110-240 VAC

10. Acceptable Dryer Vent: Rigid metal 11. Acceptable Washer Drain: Wall mounted drain




Marginal SummaryThis summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Lots and Grounds

1. Driveway: Concrete - Heavy cracks in surface.

Exterior

2. Complete House Exterior Surface Type: Wood - Rot noted at various locations.

3. Soffits: Wood - Paint peeling at rear.

Garage/Carport

4. Detached Garage Roof Structure: Wood - A structural engineer/licensed professional contractor is recommended to evaluate due to appearance of amateur work.




Garage/Carport (Continued)Roof Structure: (continued)

Attic

5. Main Attic Wiring/Lighting: 110 VAC - There is insulation over wiring present. Evaluation by a licensed electrician is recommended.

Plumbing

6. Basement Water Heater Water Heater Operation: Adequate - Water heater has exceeded design life. It is a 2001 model. Average life span of a water heater is 12 years. Recommend budgeting for a new one.

Kitchen

7. 1st Floor Kitchen Cooking Appliances: Maytag - No anti tip device installed. 8. 1st Floor Kitchen Refrigerator: Whirlpool - No anti tip device installed. 9. 1st Floor Kitchen Plumbing/Fixtures: PVC

Living Space

10. Dining Room Living Space Ceiling: Texture paint - Possible asbestos.

11. Dining Room Living Space Floor: Hardwood - Floor squeaks noted 12. Living Room Living Space Ceiling: Texture paint - Possible asbestos.




Marginal Summary (Continued)13. Living Room Living Space Floor: Hardwood - The floor squeaks when walked on.

Laundry Room/Area

14. 1st Floor Laundry Room/Area Ceiling: Tiled - Possible asbestos.




Defective SummaryThis summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Lots and Grounds

1. Steps/Stoops: Wood - Missing handrails at front. Rot present at back . Recommend repairs.

2. Vegetation: Trees - Tree limbs over hang the roof and should be cut back.

Exterior

3. Window Screens: Not present - Missing

Garage/Carport

4. Detached Garage Garage Doors: Wood - Door panels have water damage

Structure

5. Foundation: Poured - Cracked at exterior. A structural engineer or foundation repair company is recommended to evaluate and estimate repairs. Signs of moisture at west interior.




Structure (Continued)Foundation: (continued)

Moisture

6. Beams: Solid wood - Hole cuts and not properly supported.




Defective Summary (Continued) Defective Summary (Continued)7. Joists/Trusses: Wood - Joists have been modified and will require evaluation.

8. Piers/Posts: Wood - Improper post type for load.

9. Stairs/Handrails: Wood stairs with no handrails - Handrails missing (Safety)

Basement

10. Basement Windows: Wood - Will not open 11. Basement Moisture Location: Western half

Bathroom

12. 1st floor main Bathroom Electrical: 110 VAC - Open or missing ground. Non-GFCI circuit.




Defective Summary (Continued) Defective Summary (Continued)Kitchen

13. 1st Floor Kitchen Electrical: 110 VAC - Non-GFCI circuit. Open or missing ground. Suggest evaluation by licensed electrician.

14. 1st Floor Kitchen Floor: Linoleum - Damaged.

15. 1st Floor Kitchen Windows: Wood slider - Cracked glass, The windows will not open.

Bedroom

16. 2nd Floor Front Bedroom Electrical: 110 VAC - Open or missing ground 17. 1st Floor Master Bedroom Electrical: 110 VAC - Open or missing ground

Living Space

18. Dining Room Living Space Walls: Paint - Cracks present.




Defective Summary (Continued) Defective Summary (Continued)19. Dining Room Living Space Windows: Wood - The window will not open

20. Dining Room Living Space Electrical: 110 VAC 21. Living Room Living Space Windows: Wood - The window will not open

22. Living Room Living Space Electrical: 110 VAC - Open or missing ground




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