seller inspection fixes & response 15 lookout mountain ln ......15 lookout mountain ln,...

608 State St. South Kirkland, WA 98033

www.faira.com

[email protected] +1.800.571.FAIR

Seller Inspection Fixes & Response

15 Lookout Mountain Ln, Bellingham, WA

Seller Inspection fixes: 1. Kidde brand Carbon Monoxide Alarms have been installed on 7/17/18 per the inspector’s guidance to install one in the downstairs hallway between the three downstairs bedrooms and one in the main floor hallway between the two main floor bedrooms. He stated that since the bedrooms were arranged in very close proximity on each floor, one hallway carbon monoxide alarm in both floor hallways would suffice. These carbon dioxide monitors are currently operational. 2. Toilet wax ring seals for both main hallway bath toilet and downstairs bath toilet have been replaced and tested for leaks by a professional plumber from Gary’s plumbing on 7/19/18. 3. Lynden Sheet Metal, Inc., a licensed HVAC company will perform inspection of the furnace heater unit on 7/20/18 4. MC Paint and Remodel will Kilz primer paint mold and finish paint all identified mold under the eaves the left side and back side of the home on 7/20/18. 5. Performed caulking in all areas noted on the inspector’s report where caulking had become deteriorated on 8/28/18. 6. On 8/2, West Mechanical, Inc. repaired laundry exhaust duct joint in attic that was noted as broken in the home inspector’s Report. 7. Per the Home Inspector’s report, the propane gas water heater temperature was tuned down to a temperature below 120 deg. F. on 8/28/18.


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FAIRA TRANSPARENCY REPORTS

15 Lookout Mountain Ln, Bellingham, WA 98229

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/12416 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

http://www.faira.com/listings/12414


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Seller Inspection Fixes & Response

15 Lookout Mountain Ln, Bellingham, WA

Seller Inspection fixes: 1. Kidde brand Carbon Monoxide Alarms have been installed on 7/17/18 per the inspector’s

guidance to install one in the downstairs hallway between the three downstairs bedrooms and one in the main floor hallway between the two main floor bedrooms. He stated that since the bedrooms were arranged in very close proximity on each floor, one hallway carbon monoxide alarm in both floor hallways would suffice. These carbon dioxide monitors are currently operational.

2. Toilet wax ring seals for both main hallway bath toilet and downstairs bath toilet have been replaced and tested for leaks by a professional plumber from Gary’s plumbing on 7/19/18.

3. Lynden Sheet Metal, Inc., a licensed HVAC company will perform inspection of the furnace heater unit on 7/20/18

4. MC Paint and Remodel will Kilz primer paint mold and finish paint all identified mold under the eaves the left side and back side of the home on 7/20/18

Ground Up Inspection Service L.L.Chttp://www.WAinspection.com

[email protected](360) 927-1723

Inspector: Adam Morvee

SummaryClient(s): Roseanne Bramlett

Property address: 15 Lookout Mountain LnBellingham WA 98229

Page 1 of 3

Inspection date: Monday, July 16, 2018This report published on Monday, July 16, 2018 11:48:13 AM PDT

This report is the exclusive property of Ground Up Inspection Service L.L.C and the client(s) listed in the reporttitle. Use of this report by any unauthorized persons is prohibited.

Concerns are shown and sorted according to these types:

Safety Poses a safety hazard

Repair/Replace Recommend repairing or replacing

Repair/Maintain Recommend repair and/or maintenance

Maintain Recommend ongoing maintenance

Evaluate Recommend evaluation by a specialist

Comment For your information

Ground Up Inspection Service L.L.C SUMMARY

Roseanne BramlettMonday, July 16, 2018 15 Lookout Mountain Ln, Bellingham WA 98229Page 2 of 3

Bathrooms, Laundry and Sinks6 Repair/Replace, Evaluate - Elevated moisture levels were detected in the flooring near the base of the toilet at the fullupper level bathroom and the toilet was loose where it attached to the floor. Recommend that a qualified contractorevaluate and repair as necessary. For example, by removing the toilet, making repairs to the sub-floor if necessary,replacing flooring if necessary, and installing a new wax ring when the toilet is reinstalled.

7 Repair/Replace, Evaluate - The toilet at the full basement bathroom was loose where it attached to the floor. Leakscan occur. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet for furtherevaluation and repair if necessary. A new wax ring should be installed and toilet should be securely anchored to the floor toprevent movement and leaking.

Electric9 Safety, Repair/Maintain - No carbon monoxide alarms were visible. This is a potential safety hazard. Washington Staterequires CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved COalarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordancewith the manufacturer's recommendations.

Plumbing / Fuel Systems11 Repair/Replace, Evaluate - The North hose bib (outside faucet) leaked from behind when tested (turned on andunder pressure). Water may enter the wall cavity as a result. Recommend that a qualified plumber evaluate and repair orreplace the hose bib as necessary.

Heating, Ventilation and Air Condition (HVAC)14 Repair/Maintain, Evaluate - The last service date of the gas-fired forced air furnace appeared to be more than 1 yearago and it appears due. Recommend that a qualified HVAC contractor inspect, clean, and service this system, and makerepairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performedannually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractorwhen it's serviced.

Fireplaces, Stoves, Chimneys and Flues16 Safety, Maintain, Evaluate - Recommend reviewing all available documentation for the gas-fired fireplace and becomefamiliar with the lighting and operating procedures. Depending on how they are operated (for routine heating versusambiance), such appliances may need servicing annually or every few years. Consult with the property owner about pastservice history. If service has not been performed within the past year, or if unknown, then recommend a qualifies HVACtechnician service now and as needed in the future.

Attic and Roof Structure17 Repair/Replace - One exhaust duct (e.g. bathroom or laundry fan) in the attic was broken and had fallen down. Thiscan result in increased moisture levels inside the structure and is a conducive condition for wood-destroying organisms.Recommend that a qualified person make permanent repairs as necessary.

Ground Up Inspection Service L.L.C SUMMARY


Ground Up Inspection Service L.L.Chttp://www.WAinspection.com

[email protected](360) 927-1723

Inspector: Adam Morvee

Home Inspection ReportClient(s): Roseanne Bramlett

Property address: 15 Lookout Mountain LnBellingham WA 98229

Page 1 of 18

General Information

Grounds

Inspection date: Monday, July 16, 2018This report published on Monday, July 16, 2018 11:48:13 AM PDT

This report is the exclusive property of Ground Up Inspection Service L.L.C and the client(s) listed in the reporttitle. Use of this report by any unauthorized persons is prohibited.

How to Read this ReportThis report is organized by the property's functional areas. Within each functional area, descriptive information is listed firstand is shown in bold type. Items of concern follow descriptive information. Concerns are shown and sorted according tothese types:

Safety Poses a safety hazard

Repair/Replace Recommend repairing or replacing

Repair/Maintain Recommend repair and/or maintenance

Maintain Recommend ongoing maintenance

Evaluate Recommend evaluation by a specialist

Comment For your information

Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms athttps://www.reporthost.com/glossary.asp

Time started: 9:00amPresent during inspection: ClientClient present for discussion at end of inspection: YesWeather conditions during inspection: Dry (no rain), SunnyTemperature during inspection: WarmGround condition: DryRecent weather: Dry (no rain), SunnyOvernight temperature: WarmPayment method: Credit cardType of building: Single familyBuildings inspected: One houseNumber of residential units inspected: 1Age of main building: 2003Source for main building age: Municipal records or property listingFront of building faces: WestMain entrance faces: WestOccupied: No, Furniture or stored items were present

1) Comment - The home was in overall excellent condition and has been well maintained. This home exceeds typicalcondition of this age per the inspectors opinion.

Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electricsystems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates;retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safetyequipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping,properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems;sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet ofvertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regardingthese items are as a courtesy only.Condition of retaining walls: No defects noted at time of inspectionRetaining wall material: Masonry block, RockSite profile: Moderate slopeCondition of driveway: Minor deterioration

Ground Up Inspection Service L.L.C Home Inspection Report


Exterior and Foundation

Driveway material: Poured in place concreteCondition of sidewalks and/or patios: No defects noted at time of inspectionSidewalk material: Poured in place concreteCondition of deck, patio and/or porch covers: No defects noted at time of inspectionCondition of decks, porches and/or balconies: No defects noted at time of inspectionDeck, porch and/or balcony material: WoodCondition of stairs, handrails and guardrails: No defects noted at time of inspectionExterior stair material: Wood

Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Itemsexcluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces orcomponents obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim.Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed usingbinoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount ofcracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does notdetermine the adequacy of seismic reinforcement.Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)Apparent wall structure: Wood frameWall covering: Cement fiber, Stone or faux stone veneerCondition of foundation and footings: No defects noted at time of inspectionApparent foundation type: Daylight basementFoundation/stem wall material: Poured in place concreteFooting material (under foundation stem wall): Poured in place concreteAnchor bolts or hold downs for seismic reinforcement: Not determined (inaccessible or obscured)



Roof

2) Maintain - Caulk was deteriorated in some areas. For example, around windows, at siding butt joints and at siding-trimjunctions. Recommend that a qualified person renew or install caulk as necessary.

Photo 2-1 Photo 2-2

Photo 2-3



Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewedclearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesyonly. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee thatleaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only activeleaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reportedon as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Completeaccess to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g.high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspectionwas conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters,downspouts and extensions performed adequately or were leak-free.Roof inspection method: TraversedCondition of roof surface material: Appeared serviceableRoof surface material: Asphalt or fiberglass composition shinglesRoof type: GableApparent number of layers of roof surface material: OneCondition of exposed flashings: No visual defects noted at time of inspectionCondition of gutters, downspouts and extensions: No defects noted at time of inspectionGutter and downspout material: MetalGutter and downspout installation: FullEstimated age of roof: 15 years (estimated at half life)



3) Repair/Maintain - Minor rot or water damage was found at edges of roof sheathing along the north soffits. Note thatthe sheathing will likely require replacement at the time of new roof surface replacement. Recommend maintaining this areauntil the roof surface is replaced. For example, by keeping gutters clean or debris and painting damaged wood withanti-microbial primer and paint.

Note that no leaks were detected in the roof surface at the time of inspection. However, no recent rain events haveoccurred.

Photo 3-1 Photo 3-2

Photo 3-3



Kitchen

4) Comment - View of roof

Photo 4-1 Photo 4-2

Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cooktops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hotwater dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations,thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only.Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine theadequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers anddoes not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances (such asthe refrigerator) are inaccessible and excluded from this inspection. The inspector does make every attempt to adequatelyoperate and report the findings of these items when applicable.Permanently installed kitchen appliances present during inspection: Range, Dishwasher, Refrigerator, Under-sinkfood disposal, Microwave ovenCondition of counters: Required repair, replacement and/or evaluation (see comments below)Condition of cabinets: No defects noted at time of inspectionCondition of sinks and related plumbing: No defects noted at time of inspectionCondition of under-sink food disposal: Confirmed normal operationCondition of dishwasher: Confirmed operational at time of inspectionCondition of range, cooktop or oven: Confirmed normal basic operations at time of inspectionRange, cooktop or oven type: ElectricType of ventilation: Hood or built into microwave over range or cooktop, ducted to exteriorCondition of refrigerator: Appeared operational at time of inspectionCondition of built-in microwave oven: Confirmed normal operation



Bathrooms, Laundry and Sinks

5) Maintain - Deteriorated caulking/grout was found between the countertop and backsplash at the kitchen. Water maypenetrate this areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installingcaulk.

Photo 5-1

Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks,saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesyonly. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pandrain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets,bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does notdetermine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of anygas piping to laundry appliances.Location #1: Full bath, first floorLocation #2: Full bath, Master bath, first floorLocation #3: Full bath, basementCondition of counters: No defects noted at time of inspectionCondition of cabinets: No defects noted at time of inspectionCondition of flooring: Required repairs, replacement and/or evaluation (see comments below)Condition of sinks and related plumbing: No defects noted at time of inspectionCondition of toilets: Required repair, replacement and/or evaluation (see comments below)Condition of bathtubs and related plumbing: No defects noted at time of inspectionCondition of shower(s) and related plumbing: No visual defects noted at time of inspectionCondition of ventilation systems: No defects noted at time of inspectionBathroom and laundry ventilation type: Spot exhaust fans, with individual ductsGas supply for laundry equipment present: Yes240 volt receptacle for laundry equipment present: Yes



Interior, Doors and Windows

6) Repair/Replace, Evaluate - Elevated moisture levels were detected in the flooring near the base of the toilet at thefull upper level bathroom and the toilet was loose where it attached to the floor. Recommend that a qualified contractorevaluate and repair as necessary. For example, by removing the toilet, making repairs to the sub-floor if necessary,replacing flooring if necessary, and installing a new wax ring when the toilet is reinstalled.

Photo 6-1 Photo 6-2

7) Repair/Replace, Evaluate - The toilet at the full basement bathroom was loose where it attached to the floor. Leakscan occur. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet for furtherevaluation and repair if necessary. A new wax ring should be installed and toilet should be securely anchored to the floor toprevent movement and leaking.

Photo 7-1



Garage

Electric

Limitations: The following items are not included in this inspection: security, intercom and sound systems;communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuffmarks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or inequipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments maderegarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which requiremoving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does nottest for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Someitems such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should beaware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings mayobscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a fullevaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source ofodors is not within the scope of this inspection.Condition of exterior entry doors: No visual defects noted at time of inspectionCondition of interior doors: No defects noted at time of inspectionCondition of windows and skylights: Appeared serviceableType(s) of windows: VinylCondition of walls and ceilings: No defects noted at time of inspectionWall type or covering: DrywallCeiling type or covering: DrywallCondition of flooring: No visual defects noted at time of inspectionFlooring type or covering: Carpet, Vinyl, linoleum or marmoleum, TileCondition of stairs, handrails and guardrails: No defects noted at time of inspection

Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garagesvary between municipalities.Type: AttachedCondition of door between garage and house: No defects noted at time of inspectionCondition of garage vehicle door(s): No defects noted at time of inspectionType of garage vehicle door: SectionalNumber of vehicle doors: 1Condition of automatic opener(s): No defects noted at time of inspectionMechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): YesCondition of garage floor: minor damage (cracks)Condition of garage interior: No defects noted at time of inspectionGarage ventilation: Exists, Adequate

8) Comment - Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmeticissue.

Limitations: The following items are not included in this inspection: generator systems, transfer switches, surgesuppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timersor sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determinethe adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs,or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as partof the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch orreceptacle, but instead tests a representative number of them per various standards of practice. When furnishings, storeditems or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excludedfrom this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, arenot tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms isnot determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbonmonoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should bereplaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are oftenconcealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. Theinspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because theoverall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be madeby a licensed electrician.Electric service condition: No defects noted at time of inspectionPrimary service type: UndergroundService voltage (volts): 120-240



Plumbing / Fuel Systems

Estimated service amperage: 200Primary service overload protection type: Circuit breakersService entrance conductor material: Stranded aluminumMain disconnect rating (amps): 200System ground: Ground rod(s) in soilCondition of main service panel: No visual defects noted at time of inspectionLocation of main service panel #A: GarageLocation of main disconnect: Breaker at top of main service panelCondition of branch circuit wiring: No defects noted at time of inspectionBranch circuit wiring type: CopperSolid strand aluminum branch circuit wiring present: None visibleGround fault circuit interrupter (GFCI) protection present: YesArc fault circuit interrupter (AFCI) protection present: YesSmoke alarms installed: Yes, but not testedCarbon monoxide alarms installed: No, recommend install

9) Safety, Repair/Maintain - No carbon monoxide alarms were visible. This is a potential safety hazard. WashingtonState requires CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approvedCO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and inaccordance with the manufacturer's recommendations.

10) Comment - View of electrical panel

Photo 10-1

Limitations: The following items are not included in this inspection: private/shared wells and related equipment; privatesewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boostingsystems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners orfiltering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas suchas below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Anycomments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply orshut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead inthe water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and doesnot determine the existence or condition of underground or above-ground fuel tanks.Condition of service and main line: No defects noted at time of inspectionWater service: PublicWater pressure (psi): 70 psiLocation of main water shut-off: Not determined (obscured, inaccessible or none found)Condition of supply lines: No defects noted at time of inspection



Water Heater

Supply pipe material: PEX plasticCondition of drain pipes: No defects noted at time of inspectionDrain pipe material: PlasticCondition of waste lines: Appeared serviceableWaste pipe material: PlasticVent pipe condition: No defects noted at time of inspectionVent pipe material: PlasticSump pump installed: None visibleSewage ejector pump installed: None visibleCondition of fuel system: No defects noted at time of inspectionVisible fuel storage systems: Above ground, propane tankLocation of main fuel shut-off valve: At propane tank

11) Repair/Replace, Evaluate - The North hose bib (outside faucet) leaked from behind when tested (turned on andunder pressure). Water may enter the wall cavity as a result. Recommend that a qualified plumber evaluate and repair orreplace the hose bib as necessary.

Photo 11-1

Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in thisinspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pandrains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide anestimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform anyevaluations that require a pilot light to be lit or a shut-off valve to be operated.Condition of water heater: No visual defects noted at time of inspectionType: TankEnergy source: PropaneEstimated age: 2017Capacity (in gallons): 50Temperature-pressure relief valve installed: YesManufacturer: A.O. SmithModel number: GCG-50 401Serial number: 1713105594634Location of water heater: GarageHot water temperature tested: YesCondition of burners: No defects noted at time of inspectionCondition of venting system: No defects noted at time of inspection



Heating, Ventilation and Air Condition (HVAC)

12) Repair/Maintain - The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard dueto the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If thewater heater is powered by electricity, a qualified person should perform the adjustment, since covers that exposeenergized equipment normally need to be removed.

Photo 12-1

13) Comment - View of water heater

Photo 13-1



Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar,coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating componentsconcealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices andcontrols (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that theinspector does not provide an estimate of remaining life on heating or cooling system components, does not determine ifheating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that requirea pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergencyswitch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and freeof leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in thefuture. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source ispresent in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).General heating system type(s): Forced air, FurnaceGeneral heating distribution type(s): Ducts and registersCondition of forced air heating/(cooling) system: No defects noted at time of inspectionForced air heating system fuel type: Natural gasForced air heating system manufacturer: RheemForced air furnace model #: RGLH-10EBRJRForced air furnace serial number: FU5D307F370304404Location of forced air furnace: GarageForced air system capacity in BTUs or kilowatts: 100,000 BTUCondition of furnace filters: Appeared serviceableCondition of forced air ducts and registers: No defects noted at time of inspectionCondition of burners: No defects noted at time of inspectionCondition of whole house fan: Appeared serviceable



Fireplaces, Stoves, Chimneys and Flues

14) Repair/Maintain, Evaluate - The last service date of the gas-fired forced air furnace appeared to be more than 1year ago and it appears due. Recommend that a qualified HVAC contractor inspect, clean, and service this system, andmake repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performedannually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractorwhen it's serviced.

Photo 14-1

15) Comment - An exhaust fan with a 24 hour timer was installed and served as a simple ventilation system. The timercan be configured to operate the fan automatically one or more times per day for a set length of time. These fans helpreduce moisture and stale air inside the house. Guidelines vary for when and how long such fans should be configured tooperate depending on the size of the house, number of occupants and rating of the fan. Recommend reviewing instructionsor documentation for the timer and configuring the fan as necessary. The inspector notes these systems when present, butdoes not determine their adequacy, or if the timer is operable.

Photo 15-1



Attic and Roof Structure

Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except wherevisible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine theadequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearancefireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluationsthat require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimneyand any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection mayreveal defects that are not apparent to the home inspector who is a generalist.Condition of gas-fired fireplaces or stoves: No defects noted at time of inspectionGas fireplace or stove type: Metal pre-fab fireplaceFan or blower installed in gas-fired fireplace or stove: NoCondition of chimneys and flues: No defects noted at time of inspection

16) Safety, Maintain, Evaluate - Recommend reviewing all available documentation for the gas-fired fireplace andbecome familiar with the lighting and operating procedures. Depending on how they are operated (for routine heatingversus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner aboutpast service history. If service has not been performed within the past year, or if unknown, then recommend a qualifiesHVAC technician service now and as needed in the future.

Photo 16-1

Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewedclearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items aremade as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access toall roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/lowtemperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not alicensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceilingbeams, or their spacing or sizing.Attic inspection method: Partially traversedLocation of attic access point #A: GarageAttic access points that were opened and viewed, traversed or partially traversed: ACondition of roof structure: No defects noted at time of inspectionRoof structure type: TrussesCeiling structure: TrussesCondition of insulation in attic (ceiling, skylight chase, etc.): No defects noted at time of inspectionCeiling insulation material: Fiberglass loose fill, Fiberglass roll or battApproximate attic insulation R value (may vary in areas): More than R-38Condition of roof ventilation: No defects noted at time of inspectionRoof ventilation type: Ridge vent(s), Open soffit vents



17) Repair/Replace - One exhaust duct (e.g. bathroom or laundry fan) in the attic was broken and had fallen down. Thiscan result in increased moisture levels inside the structure and is a conducive condition for wood-destroying organisms.Recommend that a qualified person make permanent repairs as necessary.

Photo 17-1 Photo 17-2

18) Comment - All attic areas and roof structures more than 8 feet from the attic access point was inaccessible due topossible damage to insulation if traversed and lack of permanent walkways. These areas were not evaluated and areexcluded from the inspection.



19) Comment - View of attic



Thank you for choosing Ground Up Inspection Service L.L.C. Please contact at any time with questions regarding yourinspection report.Adam MorveeWA State Home Inspector #[email protected]



seller inspection fixes & response 15 lookout mountain ln ......15 lookout mountain ln,...

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