seller’s inspection report supplement~4709 ne 119th ave ... · seller’s inspection report...

608 State St. South Kirkland, WA 98033 www.faira.com [email protected] 1 (800) 571 FAIR

Seller’s Inspection Report Supplement~4709 NE 119th Ave, Vancouver, WA

6/1/19 - Home Inspection Report (dated May 15, 2019) – Follow-up comments

Item 1.2: Water stain due to gutters overflowing because they were full of leaves from the fall.

ACTION: cleaned gutters

Item 2.2 Foundation Vents: associated with Item # 6.0 (Crawlspace):

ACTION: Licensed & bonded Contractor to do crawlspace remediation work June 3-June 7.

Item 2.3: Exterior Outlets: The outlet on the garage north wall has reverse polarity

ACTION: Corrected

Item 2.4: Exterior Electrical wiring: The AC wiring was in place prior to 2010 when we moved into this house. The Hot tub wiring was placed by a licensed Electrician in Jan, 2017. Wiring is done according to codes, no action required.

Item 3.1: Garage Circuit Wire: Added additional lighting in the garage- wiring is according to code; ACTION: Added cover plates to exposed wiring connections in the junction boxes.

Item 4.1: Gutters and downspouts: Windstorm in early May filled the gutters with Maple tree seeds.

ACTION: All gutters cleaned out.

Item 5.1: Attic Access: The access hatch in the closet does not need to be insulated. No action taken.

Item 5.2 Sheathing: old stains and ventilation – A new 50 year guarantee GAF roof with additional ventilation was installed in 2017- no further action required.

Item 6.0*: Crawlspace: Water stains, Animal/rodent activity: A full crawlspace inspection was conducted on May 24th by Bloom Pest Control & Home Services LLC. The findings in that report verified past rodent activity and water issues. This company was hired to execute full remediation of the crawl space issues cited in the report plus additional French drain and sump pump installed to prevent any future water table issues. A copy of that work is available; photos of completed work below

Item 8.1 CO Alarms: Our CO alarm went on the fritz just prior to this home inspection;

ACTION: purchased and installed a new CO alarm in the upstairs Hallway near the bedrooms ( according to Wash state regulations and codes).

Item 8.3: A/C : no action taken, A/C works fine.

Item 9.2: Water heater: past leakage caused when the hot water heater was replaced in 2014. No further action required.

http://www.faira.com/

mailto:[email protected]


Item 10.1: Toilet in the Master bathroom – ACTION: Re-tightened toilet base.

Item 11.1: Floors/Walls/ceilings: Upper hall patch was done in 2010, it was due to a leak in the roof vent that was fixed with a new vent in 2010. Subsequently, a complete new roof with new vents installed in 2017………Dining room: Not a moisture patch, this patch was done to repair drywall that cracked when a dance pole was installed and did not have the ceiling joist to support the pressure.

*Item 6.0: Crawlspace remediation and repairs



Inspection No. 43204-32211Date: 15-May-2019

Visual Property Inspection

4709 NE 119th AveVancouver, WA 98682

Prepared for :

David Berry

Inspected by :

Warren Tryon7644 NE Hazel Dell Ave

Vancouver, Washington 98665Phone: (360) 546-2190 Email: [email protected]

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

Warren Tryon

Licensed Home Inspector #925

Washington Lic # 925

4709 NE 119th Ave, Vancouver, WA 98682

Report Commentary

Date: 15-May-2019

Property and Site1.0

Inspection Information1.1

THIS REPORT IS INTENDED ONLY FOR THE EXCLUSIVE USE OF THE PERSON(S)PURCHASING THE HOME INSPECTION SERVICES. NO OTHER PERSON OR PARTY MAY RELYUPON ANY REPRESENTATION MADE IN THIS REPORT AND ARE HEREBY NOTIFIED THATDISSEMINATING, DISTRIBUTING OR COPYING THIS REPORT WITHOUT THE PERMISSIONOF PILLAR TO POST INSPECTION IS PROHIBITED.

Deck Railings and Covers1.2

There are dried stains at the drip of the patio cover. Recommend keeping the gutters clearof debris to avoid leakage.

Advise painting the exposed wood at the rear patio cover to avoid moisture relateddamages.

Exterior2.0

Exterior Wall Surface2.1

The siding has been replaced with cement composite lap type siding. The condition of thewall and or sheathing under the siding can not be determined in a visual inspection. Adviseconsulting with the owners and obtaining invoices or warranty information with respect tothe siding installation contractor.

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Warren Tryon




Report Commentary

Date: 15-May-2019

Exterior2.0

Foundation Vents2.2

There North crawlspace vent screen is gapped. Advise sealing to avoid rodents.

Exterior Outlets2.3

The North receptacle has reversed polarity off the garage. Advise correction.

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Warren Tryon




Report Commentary

Date: 15-May-2019

Exterior2.0

Exterior Electrical Wiring2.4

There are modifications / additions of electrical wiring visible on the exterior of the home.All pertinent permits and contractor invoices should be obtained. (conduit, hot tub, airconditioner, etc)

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Warren Tryon




Report Commentary

Date: 15-May-2019

Exterior2.0

Garage3.0

Circuit Wire3.1

Some of the wiring appears to be installed non professionally exposed wiring tapped offexisting light fixtures). Advise correction.

Miscellaneous 3.2

Storage in the garage obstructs some areas for inspection

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The home has an upgraded composition roof covering. This type of roof covering has anapproximate life of 25 to 30 years. The actual service life will vary with different shinglebrands and specific applications.

The roof is not original to the home (recently replaced). Advise obtaining all relatedcontractor invoices and permits.


Warren Tryon




Report Commentary

Date: 15-May-2019

Garage3.0

Roof Structure4.0

Gutters and Downspouts4.1

Gutters contain debris and require cleaning to facilitate water drainage towardsdownspouts. This is a typical upkeep/maintenance item to be done on a regular schedule.

Roof Covering4.2

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Warren Tryon




Report Commentary

Date: 15-May-2019

Roof Structure4.0



Attic5.0

Attic Access5.1

The interior attic access hatch should be insulated. Advise correction.

Sheathing5.2

There are old dried moisture stains on the underside of the roof sheathing. This mayindicate past or present leak issues. There was no visible moisture present during thisinspection.

There is faint staining which may be mildew on the underside of the roof sheathing abovethe master bathroom area in the attic. This typically indicates lack of complete ventilationof the attic areas or other moisture problems. The specific cause of the condition should bedetermined and the condition corrected.

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Warren Tryon




Report Commentary

Date: 15-May-2019

Attic5.0

Insulation5.3

NOTE - The insulation is covered with a foil backer.

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Warren Tryon




Report Commentary

Date: 15-May-2019

Attic5.0

Crawlspace6.0

Crawlspace Conditions 6.1

There are water stains on top of the vapor barrier throughout the crawlspace . No moistureevident at the time of inspection. Continued monitoring is advised.

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Warren Tryon




Report Commentary

Date: 15-May-2019

Crawlspace6.0

Animal / Rodent / Insect Activity6.2

There is a rodent infestation in the crawlspace. There is downed and soiled insulation,ripped HVAC ducting, droppings throughout. Advise further evaluation and any necessaryrepairs by a crawlspace specialist. All soiled insulation, vapor barrier and ducting should bereplaced.

Page 10 of 40 43204-32211


Warren Tryon




Report Commentary

Date: 15-May-2019

Crawlspace6.0

Crawlspace Ducts/Pipes6.3

There is a leak evident below the powder bath. Advise further evaluation and repair by alicensed plumber.

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Warren Tryon




Report Commentary

Date: 15-May-2019

Crawlspace6.0

Electrical Service7.0

Distribution Panel(s)7.1

The home has a 200 AMP electric panel located in the garage.

Heating & Cooling8.0

CO Alarms8.1

Washington State requires the installation of CO alarms(s) in all homes sold after April 1,2012. Installation of CO detectors on each level of the home is advised.

Heating / Cooling System8.2

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Warren Tryon




Report Commentary

Date: 15-May-2019

Heating & Cooling8.0

The home has a mid efficiency gas forced furnace located in the garage. The furnace wasrecently replaced. Recommend obtaining all contractor permits or other relateddocumentation from the seller.

A/C / Heat Pump8.3

The cooling fins are dented at the compressor unit. Advise service.

Plumbing Components9.0

Water Heater9.2

There are indications of past leakage at the connection piping to the water heater. Nomoisture detected. Recommend obtaining further information from the seller.

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Warren Tryon




Report Commentary

Date: 15-May-2019

Plumbing Components9.0

Bathrooms10.0

Toilet10.1

MASTER - The toilet base is loose on the floor. Advise tightening the base fasteners.

Interior Living Areas11.0

Floors / Walls / Ceilings11.1

There is a patch at the upper hall and dining room. No moisture detected. Advise obtainingfurther information from the seller.

Page 14 of 40 43204-32211


Warren Tryon




Report Commentary

Date: 15-May-2019

Bedrooms12.0

Windows12.1

The window panes appear to be fogged. This occurs when air leaks into the space betweenthe panes. This is a cosmetic condition and does not inhibit function of the window. (Southfacing bedrooms and Living room)

Additional Comments13.0

General Photos13.1

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Warren Tryon




Report Commentary

Date: 15-May-2019


General Roof Photos13.2

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Warren Tryon




Report Commentary

Date: 15-May-2019


General Attic Photos13.3

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Warren Tryon




Report Commentary

Date: 15-May-2019


General Crawlspace Photos13.4

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Unless noted otherwise, all exterior components are inspected from the ground. Theseobservations are visual, limited to what can be seen from that perspective and not exhaustivein scope.

This inspection does not include cosmetic or workmanship issues such as minor typicaldrywall cracking, uneven trim, unevenness in walls & floors that are typical of using wood fora building material, paint touch-ups etc. Typical wear and tear that is proportional to the ageof the home/ structure / system or component, is not documented in this inspection report.

If the house is currently occupied by the owner or tenant and their belongings, storagethroughout the house, under sinks, in closets, etc will limit inspection of those areas /systems / components or items. Some issues may not become evident until after belongingsare removed. UNDER NO CIRCUMSTANCES ARE PERSONAL BELONGINGS DISTURBED BY THEINSPECTOR. For a more complete understanding of the scope of this inspection refer to theincluded Washington State Inspection Standards.

The presence of mold and / or fungus, is not within the scope of this inspection or theWashington State inspection standards and is specifically excluded from this report.Dampness or standing water in crawlspaces can lead to mold conditions. Inadequateventilation in attics, crawlspaces and the interior areas of a home can lead to mold conditions.Many mold issues are concealed and cannot be discovered without further evaluation of thehome. If this is a concern, it is your responsibility to arrange further testing to determine thepresence of mold in the home.




Warren Tryon

Date: 15-May-2019

Property and Site

Inspection Information

The scope and method of this home inspection is conducted in accordance with the standardsand practices set forth by the Washington State Department of Licensing for homeinspections performed in Washington - Chapter 308-408C WAC

It is strongly advised that all repairs advised or recommended, be corrected prior to closing,by a professional, licensed in the specific expertise. It is common that additional (related andunrelated) damage, improper materials &/or workmanship are discovered in the course ofmaking those repairs, which were not visible during this inspection.

Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips anddust can pose health hazards if not managed properly. Lead exposure is especially harmful toyoung children and pregnant women. This inspection does not identify nor test for lead basedpaint. We advise the purchasers have a lead paint assessment performed prior to purchaseof this property if constructed prior to 1978.

This report is a full home inspection, not a wood destroying insect inspection. When noted inthis report, the discovery of evidence of past or current wood destroying insect activity, weadvise having the home evaluated by a Pest Control Professional. There may be concealeddamage related to insect activity that will not be reported in this inspection, and that cannotbe discovered without further investigation.

The presence of asbestos containing building materials is not within the scope of thisinspection, and is specifically excluded from this report. Older homes may contain asbestosin many building products including insulation, exterior siding, drywall, plaster, heatingequipment, etc. If this is a concern, it is your responsibility to arrange further testing todetermine the presence of asbestos in the home.

THIS REPORT IS INTENDED ONLY FOR THE EXCLUSIVE USE OF THE PERSON(S)PURCHASING THE HOME INSPECTION SERVICES. NO OTHER PERSON OR PARTY MAY RELYUPON ANY REPRESENTATION MADE IN THIS REPORT AND ARE HEREBY NOTIFIED THATDISSEMINATING, DISTRIBUTING OR COPYING THIS REPORT WITHOUT THE PERMISSION OFPILLAR TO POST INSPECTION IS PROHIBITED.

Structure Faces: WestApproximate Year of Construction: 1995

BasementOtherRural

Hi-RiseDuplexTwo StorySplit-LevelTown HouseCondo

Building Type

Heavy StorageAll Utilities Of

WinterizedVacantOccupiedVegetation IceSnow

Limitations

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Warren Tryon

Date: 15-May-2019

Property and SiteUnless noted otherwise, all exterior components are inspected from the ground. Theseobservations are visual, limited to what can be seen from that perspective and not exhaustivein scope.

This inspection does not include cosmetic or workmanship issues such as minor typicaldrywall cracking, uneven trim, unevenness in walls & floors that are typical of using wood fora building material, paint touch-ups etc. Typical wear and tear that is proportional to the ageof the home/ structure / system or component, is not documented in this inspection report.

If the house is currently occupied by the owner or tenant and their belongings, storagethroughout the house, under sinks, in closets, etc will limit inspection of those areas /systems / components or items. Some issues may not become evident until after belongingsare removed. UNDER NO CIRCUMSTANCES ARE PERSONAL BELONGINGS DISTURBED BY THEINSPECTOR. For a more complete understanding of the scope of this inspection refer to theincluded Washington State Inspection Standards.

The presence of mold and / or fungus, is not within the scope of this inspection or theWashington State inspection standards and is specifically excluded from this report.Dampness or standing water in crawlspaces can lead to mold conditions. Inadequateventilation in attics, crawlspaces and the interior areas of a home can lead to mold conditions.Many mold issues are concealed and cannot be discovered without further evaluation of thehome. If this is a concern, it is your responsibility to arrange further testing to determine thepresence of mold in the home.

Approx. Temperature: 45

SnowRainCloudyClear

Weather Conditions

FrozenSaturatedWetDampDry

Ground Conditions

ErosionEarth to Wood

RavineTreeVegetationFlower BedSlopes to House

Landscaping

If applicable, exterior surface / landscaping drains are not tested during the inspection nor isit determined where underground drains are connected (pipes, drain fields, etc). It isrecommend that you contact the seller regarding the adequacy of all exterior drains or havethe drains tested, or scoped, by a qualified contractor if concerned.

CrackSettlementSlopes to House

BrickConcreteGravelPaving StoneAsphalt

Driveway

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Warren Tryon

Date: 15-May-2019

Property and Site

Earth to WoodSettlementDeterioration

RotUnsecuredCrackStoneConcretePatio Block

Paving StoneTileWoodStoneCompositeBrick

Porches / Walkways / Railings

Earth to WoodSettlementDeteriorationMold/Mildew

RotUnsecuredCrackStoneConcretePatio Block

Paving StoneTileWoodStoneCompositeBrick

Decks and Patios

In accordance with Washington State Inspection standards, the underside portion of exteriordecks with less than 5 (five) feet of clearance from joist to ground, may not be inspected. Inaddition, due to wet-climate conditions, areas of non-structural wood rot on deck boards orrailings may not be noted in this report.

RotNone

IncompletePlasticCompositeWoodMetalUnsecured

Damaged: NoDeck Railings and Covers

Non-permanent covers such as retractable awnings, etc., are not included in this inspection.

There are dried stains at the drip of the patio cover. Recommend keeping the gutters clear ofdebris to avoid leakage.

Advise painting the exposed wood at the rear patio cover to avoid moisture related damages.

Misc.

Detached structures are not included in the Washington State home inspection. (sheds)

The hot tub and all related components are not included in this inspection. Electricalcomponents and wiring are subject to corrosion over time. Advise inspection by an electricianprior to purchase.

Recorded Property and Site Inspection Times: 5/15/2019 8:58:02 AM - 5/15/2019 9:27:34 AM

Exterior

Restricted

SnowVegetationDebrisSeasonal Storm WindowsClearance

Limitations

Obstructions such as vegetation, storage, dog runs, sheds, etc., may limit completeinspection of the exterior areas of the home

SettlementFoundation PargedNot VisibleDeterioration

CrackPost and PierConcreteBrickConcrete BlockStone

Foundation Wall

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Warren Tryon

Date: 15-May-2019

Exterior

Cracks that could be seen in the foundation at the time of the inspection appeared to betypical. Recommend monitoring for signs of future movement/expansion.

WornStucco

Composite OSB / Wood FiberBrick / StoneMetal / VinylRecaulk / Repaint

Earth to SidingBlister/PeelWoodCrack / SplitCement Composite

Exterior Wall Surface

A piece-by-piece inspection of the siding was not performed and is beyond the scope of thisinspection. The exterior of the home is inspected from ground level.

The siding has been replaced with cement composite lap type siding. The condition of the walland or sheathing under the siding can not be determined in a visual inspection. Adviseconsulting with the owners and obtaining invoices or warranty information with respect to thesiding installation contractor.

Mold/MildewRecaulkRepaintBlister/PeelNo Visible Flashing

Windows

Note- If applicable, upper floor windows are inspected from ground level.

The condition the thermal seals in each window cannot be determined in this inspection and isspecifically excluded from this report.

Covered

Foundation Vents

There North crawlspace vent screen is gapped. Advise sealing to avoid rodents.

WeatheredRecaulkBinds

Doors

Exterior Lighting

Open GroundReverse PolarityGFCI Tested and ResetNo Cover

Exterior Outlets

The North receptacle has reversed polarity off the garage. Advise correction.

Exterior Electrical Wiring

There are modifications / additions of electrical wiring visible on the exterior of the home. Allpertinent permits and contractor invoices should be obtained. (conduit, hot tub, airconditioner, etc)

Recorded Exterior Inspection Times: 5/15/2019 8:58:02 AM - 5/15/2019 9:29:43 AM

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Warren Tryon

Date: 15-May-2019

Garage

Two CarDetachedBuilt-InAttached

Type

WeatheredDentedCorrosionStaining

RotMetalWoodSectionalAutomaticBinds

Main Garage Door

Noisey

Garage Door Opener

Carpeting / Concealed SettlementCrack

Floor

CrackStainPatchedUnfinished

Wall

CrackStainPatchedAttic AccessUnfinished

Ceiling

Windows

GFCI Tested and Reset

Open GroundNo GroundReverse PolarityInstall GFCI

Lights / Receptacles

Circuit Wire

Some of the wiring appears to be installed non professionally exposed wiring tapped offexisting light fixtures). Advise correction.

BindsCorrosion

Access Door

Miscellaneous

Garage shelving and / or cabinets are not included in this inspection.

Storage in the garage obstructs some areas for inspection

Recorded Garage Inspection Times: 5/15/2019 8:58:02 AM - 5/15/2019 9:32:23 AM

Page 23 of 40 43204-32211






Warren Tryon

Date: 15-May-2019

Roof Structure

Walk OnRoof EdgeBinocular

Method of Inspection

Slick SurfaceIce / SnowRainFragile RoofingSteep SlopeHeight

Limitations

The evaluation of the roof provided by this inspection is a general guideline only and does notconstitute a formal roof certification. Some deficiencies such as leaks may not be visible onthe day of the inspection. Accordingly this inspection does not include any guarantees againstcurrent or future leaking nor the need for roof repairs or replacement. If a precise estimate ofthe current condition and remaining usefulness of the roof is desired, contact a licensedroofer for a full technical evaluation. Upper story roofs on two-story homes may not bewalked on due to Washington State safety regulations.

The upper story was not walked due to height and as a safety precaution. As such, theinspection was limited to what could be seen from the roof edge.

Estimated Slope: 6/12Estimated Age: newer

ShedHipValleyGableFlat

Main Roof Type

DentsNeed To Clean

LeakImproper SlopeRust / CorrosionIncompleteNot Secured

Gutters and Downspouts

Monitor gutters and downspouts on a continuing basis during periods of rain. Seal any leakingjoints and clean any clogs in the gutters, downspouts and drains as needed to reduce thechance of moisture damage to the surrounding structure.

Downspouts that drain into underground drain systems are not tested for functionality / waterflow.

Gutters contain debris and require cleaning to facilitate water drainage towards downspouts.This is a typical upkeep/maintenance item to be done on a regular schedule.

Not Vented

WornUnpaintedPaint PeelingStainMildew/MoldLoose

Fascia / Soffit / Eaves

Estimated # of Layers 1

Upgraded Composition3-Tab AsphaltExcessive Wear

Advise Further EvaluationImproper InstallationWornMoss

PatchedCrackBrokenMissing ShinglesLoose

Rolled RoofingMetalTarWood ShakeWood ShingleTile

Roof Covering

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There are old dried moisture stains on the underside of the roof sheathing. This may indicatepast or present leak issues. There was no visible moisture present during this inspection.

There is faint staining which may be mildew on the underside of the roof sheathing above themaster bathroom area in the attic. This typically indicates lack of complete ventilation of theattic areas or other moisture problems. The specific cause of the condition should bedetermined and the condition corrected.




Warren Tryon

Date: 15-May-2019

Roof StructureThe home has an upgraded composition roof covering. This type of roof covering has anapproximate life of 25 to 30 years. The actual service life will vary with different shinglebrands and specific applications.


Dish

AntennaSkylightElectrical MastPlumbing StackAttic VentsNot Secured

Accessories

ConcealedImproperResealTarred

CorrosionDeteriorationGapMetalRoll RoofingValley

StackRoof to WallSkylightFlat RoofDrip EdgeChimney

Flashing

Gas Appliance VentMossNo CapAbandoned

LooseCorrosionDeteriorationCrackFireplace / Wood Stove

Chimney / Flue

Recorded Roof Structure Inspection Times: 5/15/2019 8:58:02 AM - 5/15/2019 9:34:45 AM

Attic

InsulatedEntered

Looked In OnlyStorage ObstructionsSealedNo Visible Access

Limitations

Due to limited access and insulation covering the structure, some areas of the attic can notbe viewed for inspection. The attic inspection is limited to only the areas that can be viewedfrom reasonable points of access. It is not possible to view all areas or identify all potentialissues in the attic.

Pull Down LadderDoorHatch

Attic Access

The interior attic access hatch should be insulated. Advise correction.

Warped / SagRafterTruss

Structure

Visible StainingRe-SheathedBoardOSB / Plywood

Sheathing

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Warren Tryon

Date: 15-May-2019

Attic

There are old dried moisture stains on the underside of the roof sheathing. This may indicatepast or present leak issues. There was no visible moisture present during this inspection.

There is faint staining which may be mildew on the underside of the roof sheathing above themaster bathroom area in the attic. This typically indicates lack of complete ventilation of theattic areas or other moisture problems. The specific cause of the condition should bedetermined and the condition corrected.

Estimated Depth varied

Batt TypeVermiculite

FoamBlown / Loose FillCelluloseFiberglass / Mineral Wool

Insulation

Some older homes may have insulation material containing vermiculite. The insulation maybe concealed and not identified in this report. Some vermiculite may contain asbestos andmay represent a hazard if disturbed. Hazardous materials may not be identified in thisinspection, if you have concerns, further testing should be performed.

Only visible portions of the insulation are inspected. Insulation material is not disturbed inthis inspection.

NOTE - The insulation is covered with a foil backer.

Obstructed Mechanical FanGable EndSoffitRoof / Ridge

Ventilation

The performance of the attic vents / ventilation cannot be determined in this inspection.

Flex TypeMetalInto The AtticConcealed

Exhaust Ducts

Open Wire Splices

Knob & Tube VisiblAbandoned WiringConcealed

Electrical

Recorded Attic Inspection Times: 5/15/2019 8:58:02 AM - 5/15/2019 10:26:33 AM

Page 26 of 40 43204-32211




Warren Tryon

Date: 15-May-2019

Crawlspace

Inadequate ClearancesStanding WaterNo AccessInsulated

Crawlspace Limitations

Inspection of the crawlspace is limited due to ducting, plumbing, insulation, etc. Crawlspaceinspections are limited and all areas cannot be viewed or inspected. It is not possible orassured that all defects can be identified in the crawlspace. Areas that have been excludedmay have unreported damage to structures or components.

Crawlspaces may have concealed mold under the vapor barrier and / or between the floorinsulation and the wood structure. These concealed areas are not inspected and may havemold / fungal growth. Mold and fungus are excluded in the Washington State inspectionscope and will not be noted or reported on in this report. If this is a concern, you may wish tohave a mold remediation professional evaluate the home prior to purchase.

The crawlspace below the laundry and living room were not entered due to animal feces andas a safety precaution.

ExteriorInteriorBinds

Crawlspace Door

WoodMetalStainConcealed

Floor Joists

The overhead floor is insulated, covering the sides of the joists and the underside of the floor.The floor structure is concealed and was not inspected.

NOTE - The flooring insulation is covered with a foil backer and not visible.

Concealed

Sill Plate

The sill plate is concealed by insulation and not visible for inspection.

MetalWoodConcealed

Beam

BlockWoodBrick

Posts

Concealed

Foundation Wall

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Warren Tryon

Date: 15-May-2019

Crawlspace

Standing Water

DampMoisture StainingInsulatedVapor Barrier

Crawlspace Conditions

There are water stains on top of the vapor barrier throughout the crawlspace . No moistureevident at the time of inspection. Continued monitoring is advised.

Animal ActivitInsectsRodent Activity

Animal / Rodent / Insect Activity

There is a rodent infestation in the crawlspace. There is downed and soiled insulation, rippedHVAC ducting, droppings throughout. Advise further evaluation and any necessary repairs bya crawlspace specialist. All soiled insulation, vapor barrier and ducting should be replaced.

InsulatedVisible LeaksNot Secured

Crawlspace Ducts/Pipes

There is a leak evident below the powder bath. Advise further evaluation and repair by alicensed plumber.

NoneInadequateObstructed Mechanical

Crawlspace Ventilation

We recommend keeping all foundation vents unblocked year round, except during freezingweather, to provide adequate ventilation especially in the winter months when it is the mostdamp outside.

Recorded Crawlspace Inspection Times: 5/15/2019 8:58:02 AM - 5/15/2019 10:24:28 AM

Electrical Service

Not Secured120/240 VoltOverheadUnderground

Service Entrance

Electrical systems are inspected only in a very limited and general manner. We do not inspectthe function of low voltage wiring or 220-volt outlets and/or systems. This is not an electricalcode compliance inspection.

While testing outlets within the home, personal items will not be moved or unplugged. Inaddition, accessible receptacles and switches will be checked for function but not loadcapacity. Only exterior receptacles that are attached to the house will be tested or inspected.No ancillary or low voltage wiring is tested or inspected. 3-prong type receptacles arechecked for polarity and grounding, 2-prong receptacles for polarity and function. Meters arenot used to determine specific line voltage.

CopperAluminumConcealed

Entrance Cable

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Inspection of the heating and cooling system(s) is a basic condition report and operationalcheck from the normal user controls. The condition of heat exchangers, interior of chimneys &flues, accessories including humidifiers, purifiers, solar heating, etc, are excluded from thisinspection. For a complete understanding of the scope of this inspection refer to the includedWashington state home inspection standards included in this report.




Warren Tryon

Date: 15-May-2019

Electrical Service

Circuit BreakerSwitch / Cartridge Fuse / Other

Main Disconnect

Rated Amperage Of Disconnect 200

No Main Shut-Off At The Pane

Disconnect Rating

Panel Location garage

Multiple Service PanelsObsolete Panel

Rust / CorrosionObstructedNon Standard InstallationNot Opened

Distribution Panel(s)

The home has a 200 AMP electric panel located in the garage.

Amps 200

Distribution Panel Amperage Rating

Over-FusedAFCI BreakerGFCI Breaker

Circuit Breakers

Determining if the circuits in electrical panels are labeled accurately is beyond the scope ofthis inspection.

ScorchedCorrosionCopperBraided AluminumSolid Aluminum

Circuit Wire

Water MainGround RodConcealed

Service Grounding Conductor

Electrical bonding is concealed and cannot be affirmed in this inspection.

Recorded Electrical Service Inspection Times: 5/15/2019 8:58:02 AM - 5/15/2019 9:35:29 AM

Heating & Cooling

Estimated System Age: 2018Approximate BTU Rating 80k

Rheem / RuudColemanOtherUnknownGoodmanYork

American StdCarrierLennoxPayneTraneApollo

System Make

Utilities Shut OffOutside TemperatureDucts Concealed

System InoperativeSystem Running in Heat ModeOil Tank Not Visible

Limitations

Page 29 of 40 43204-32211

The purpose of the inspection is to determine if the heating system (and air conditioning if soequipped) responds to the normal operating controls. The airflow of forced air systems ischeck at a few randomly selected vents. The adequacy or efficiency of the system and thecondition of internal components such as heat exchangers is not evaluated as they are mostlyconcealed. This service can be arranged with a licensed HVAC technician if desired. In everycase it is recommended that you have a routine heating system evaluation and service unlessthe owner has documentation that it was done recently.




Warren Tryon

Date: 15-May-2019

Heating & Cooling

Inspection of the heating and cooling system(s) is a basic condition report and operationalcheck from the normal user controls. The condition of heat exchangers, interior of chimneys &flues, accessories including humidifiers, purifiers, solar heating, etc, are excluded from thisinspection. For a complete understanding of the scope of this inspection refer to the includedWashington state home inspection standards included in this report.

Other3rd Floor2nd Floor1st FloorBasement

Smoke Alarms

Testing of smoke and CO alarms / detectors is excluded from the Washington state homeinspection. We recommend testing regularly according to manufacturer's instructions.Consult your local fire department regarding any questions on concerns. We adviseinstallation of smoke detectors on each level of the home and in each bedroom. Batteriesshould be replaced in existing units.

Smoke alarms have a limited life span. Alarms that are ten years old or older should bereplaced (Look for the date stamp on the smoke alarm.) Test smoke alarms monthly andvacuum to remove dust and cobwebs.

Washington State requires the installation of CO detector(s) in all homes sold after April 1,2012. Installation of CO detectors is advised.

Recommend InstallationInstalled Upper FloorInstalled Main Floor

CO Alarms

Washington State requires the installation of CO alarms(s) in all homes sold after April 1,2012. Installation of CO detectors on each level of the home is advised.

Ductless SystemRadiatorsCentral Forced Air SystemConvectors

Heating Distribution

On forced air type systems, not all air registers can be viewed or inspected in an occupiedhome. Air flow is not measured at the registers.

OtherGasElectricOil

Furnace Fuel Source

High EfficiencyMid EfficiencyConventional

Burner Type

Not Operational Advise Service/Repair Contract

Heating / Cooling System

The home has a mid efficiency gas forced furnace located in the garage. The furnace wasrecently replaced. Recommend obtaining all contractor permits or other relateddocumentation from the seller.

Page 30 of 40 43204-32211




Warren Tryon

Date: 15-May-2019

Heating & Cooling

The purpose of the inspection is to determine if the heating system (and air conditioning if soequipped) responds to the normal operating controls. The airflow of forced air systems ischeck at a few randomly selected vents. The adequacy or efficiency of the system and thecondition of internal components such as heat exchangers is not evaluated as they are mostlyconcealed. This service can be arranged with a licensed HVAC technician if desired. In everycase it is recommended that you have a routine heating system evaluation and service unlessthe owner has documentation that it was done recently.

InadequateExternalInternal

Combustion Air Requirement

SootCorrosionImproper RisePlasticMetalSidewall

Flue/Venting

CorrosionConcealed

Gas Burner

The condition of the heat exchanger is beyond the scope of this inspection.

Vent Timer OperatesOtherNoisyDirect Drive

Motor/Blower

DirtyDamaged

UndersizedInoperableMissingPermanentDisposableElectronic

Filter

Dirty

Not LevelNoisyCorrosionDamged FinsGeo-ThermNot Checked

A/C / Heat Pump

The air conditioning system cannot be tested due to low outdoor temperature (outsidetemperature is below 65 degrees). Per the manufactures instructions, damage to the unitmay result if operated at colder temperatures.

The cooling fins are dented at the compressor unit. Advise service.

LeakCorrosionImproper Drain

Condensation Drain Line

If equipped, the condensate pump was not tested.

LeakNot InsulatedUnsecured

Refrigerant Line

Recorded Heating & Cooling Inspection Times: 5/15/2019 8:58:02 AM - 5/15/2019 9:38:59 AM

Page 31 of 40 43204-32211

Buried &/or concealed sewer drain lines are outside the scope of this inspection. Sewer linescan often be partially obstructed, cracked, crushed, disconnected or in some other waydamaged in a way that would not be detected in this inspection. The water flow testconducted during this inspection can not simulate living conditions.

The inspection of the sewer and drain line components is limited to what is visible within thehome interior and the crawlspace / basement areas (if present). ALL systems andcomponents OUTSIDE of the home including but not limited to, sewer pumps, tank alarms,septic and step systems, are excluded from this inspection.

The bathtub and sink drain overflows are not tested in this inspection.




Warren Tryon

Date: 15-May-2019

Plumbing Components

OtherWater is Shut OffPrivate SystemFinished Basement

Limitation

The purpose of the plumbing system inspection is to determine if the household plumbing iscurrently functional for typical / normal usage. A technical evaluation to determine theadequacy or ongoing usefulness of the plumbing pipes, fixtures, etc is not included (thisservice can be performed by a licensed plumber if desired). Drain lines from the house to thestreet, particularly in older homes, may fail over time and require repair or replacement. Thisinspection does not include sprinkler or irrigation systems or any related component. Fire-suppression sprinkler systems are excluded and any related components.

At Meter

Main Gas Utility Shut Off

Interior of The Home

In CrawlspaceIn BasementIn GarageAt MeterNot Visible

Main Water Line Shut Off Location

Main water shut off valves are not tested during the inspection.

TypicalLow

Observed Water Flow

Covered / Not VisibleAnti-SiphonFrost Free

Hose Bibb

Non-frost proof hose valves are required to be shut off and drained in freezing temperatures.Non-attached water valves are not tested or inspected in this inspection.

InsulatedConcealedCopperPlasticGalvanized

Distribution Piping

The plumbing system is mostly concealed within the walls, floors and ceilings of the home,and not fully visible for inspection. Piping observed at this inspection include only the areaswith exposed piping accessible for inspection within the home interior, basement areas orcrawlspace. All other areas of concealed piping are excluded from this inspection report.

Advise System be ScopedConcealed

CorrosionNot SecuredCopperPlasticCast IronGalvanized

Waste Drainage

Page 32 of 40 43204-32211




Warren Tryon

Date: 15-May-2019

Plumbing Components

Buried &/or concealed sewer drain lines are outside the scope of this inspection. Sewer linescan often be partially obstructed, cracked, crushed, disconnected or in some other waydamaged in a way that would not be detected in this inspection. The water flow testconducted during this inspection can not simulate living conditions.

The inspection of the sewer and drain line components is limited to what is visible within thehome interior and the crawlspace / basement areas (if present). ALL systems andcomponents OUTSIDE of the home including but not limited to, sewer pumps, tank alarms,septic and step systems, are excluded from this inspection.

The bathtub and sink drain overflows are not tested in this inspection.

ConcealedPlasticCast IronGalvanized

Vent Stack Piping

Location exterior

Damaged CoverImproper PlugConcealed

Main Sewage Cleanout

Estimated Capacity/Gallons 50Approximate Year of Manufacture: 2011

CorrosionGasElectricTankless Unit

Water Heater

The generally accepted maximum safe water temperature is one hundred twenty degreesFahrenheit (120). The water temperature was not tested during this inspection.

NOTE- Lowering the water temperature to safe levels increases the risk of bacterial growthand necessary precautions should be taken.

There are indications of past leakage at the connection piping to the water heater. Nomoisture detected. Recommend obtaining further information from the seller.

RequiredRecommendedImproperMissing

Seismic Anchors

MissingLeakCorrosionNo Test Lever

P/ T Valve - Discharge pipe

The water heater pressure / temperature relief valve is not tested during this inspection. Werecommend the device be tested according to the manufactures instructions. For furtherinformation regarding testing of this component, consult with a licensed plumbing contractor.

CorrosionImproper RisePlasticMetal

Flue/Venting

CorrosionSealed

Burn Chamber

Recorded Plumbing Components Inspection Times: 5/15/2019 8:58:02 AM - 5/15/2019 9:41:02 AM

Page 33 of 40 43204-32211

Wood and pellet stoves are not tested. Wood stove inserts require permits for installation. Allrelated documents ane permits should be obtained from the seller. If not available, theinstallation should be inspected by a fireplace specialist prior to purchase.




Warren Tryon

Date: 15-May-2019

Laundry

WornTornStainCrack

Floor / Wall / Ceiling

Damaged

Not TestedFoggedBindsStainMold/MildewStationary

Windows

DamagedBindsMissing

Door

Unsecure

Lighting / Receptacles

Advise InstallationDamagedNoisyCover Missing

Exhaust Fan

Drain Pan RecommendedNot Tested

Washer

Installed washer and dryers conceal some areas of the floor and walls.

The washer drain function was not tested.

Not Tested

Dryer

The 220 volt dryer receptacle is not tested. The internal condition of the dryer exhaustvent/ducting cannot be viewed or inspected. Cleaning on a regular schedule is recommended.

NoneAir RegisterRadiant Floor / CeilingBaseboard / Convector

Heat Source

Recorded Laundry Inspection Times: 5/15/2019 8:58:02 AM - 5/15/2019 9:54:57 AM

Fireplace

Non-Vented Gas

MasonrySealed GasZero-ClearanceWood InsertGas InsertFree Standing

Fireplace Description

Certification Not ApparentSuspect Installation

Wood / Pellet Stove

Page 34 of 40 43204-32211




Warren Tryon

Date: 15-May-2019

FireplaceWood and pellet stoves are not tested. Wood stove inserts require permits for installation. Allrelated documents ane permits should be obtained from the seller. If not available, theinstallation should be inspected by a fireplace specialist prior to purchase.

Advise Inspection/CleaningUnsecureSootNot Checked

Chimney Flue

On wood burning fireplaces, the fireplace flue cannot be fully viewed or inspected.To ensure safe operation, cleaning and inspection of flue and fireplace/firebox/chimney/flueadvised by a licensed qualified chimney contractor prior to use.

Recorded Fireplace Inspection Times: 5/15/2019 8:58:02 AM - 5/15/2019 9:56:41 AM

Bathrooms

Four + BathsThree Bath

Two BathOne Bath3rd Floor2nd Floor1st FloorBasement

Bathroom Info

LowSuspectNormal

Water Flow

WornTornCrackStain

Floor

StainCrackPatched

Wall

StainPatchedCrack

Ceiling

DamagedNot Tested

FoggedBindsStainMold/MildewSkylightStationary

Windows

DamagedBindsMissing

Door

GFCI Tested and ResetOpen Ground2 Pronged

Reverse PolarityInstall GFCIUnsecuredNo CoverDamaged

Lighting / Receptacles

Advise InstallationDamagedNoisyCover Missing

Exhaust Fan

Page 35 of 40 43204-32211




Warren Tryon

Date: 15-May-2019

Bathrooms

WornLeakCorrosionUnsecuredCrackChip

Sink

Non-Standard Vent Device

Flex PipeLeakCorrosionSlow DrainImproper TrapUnsecured

Faucet / Trap / Drain

MASTER - There are dried stains under the sink left trap. No moisture present. Monitoring forany future leaks and repair if necessary.

Not SecuredWornDamaged / Loose HardwareMold/Mildew

Vanity / Counter Top

LeakCrackNot SecuredTank LooseNo Shut-Off

Toilet

MASTER - The toilet base is loose on the floor. Advise tightening the base fasteners.

Worn

ChipCrackMold/MildewRecaulk/RegroutNot Secured

Tub and Enclosure

The condition of the wall / structure behind the enclosure cannot be viewed or inspected.

Worn

LeakCorrosionUnsecuredCloggedSticksNot Tested

Tub Faucet / Shower Head and Drain

Worn

ChipCrackMold/MildewRecaulk/RegroutNot Secured

Shower Enclosure

The condition of the wall / structure behind the enclosure cannot be viewed or inspected.

WornLeak

MisingCorrosionNot SecuredCloggedSticksNot Tested

Shower Faucet / Head and Drain

None

Heat LampAir RegisterConvectorRadiant Floor / CeilingBaseboard

Heat Source

Recorded Bathrooms Inspection Times: 5/15/2019 8:58:02 AM - 5/15/2019 9:59:04 AM

Page 36 of 40 43204-32211

The appliance testing performed in this inspection is a basic functional test of each built-inappliance. Not every function or cycle can be tested and the accuracy of temperature controlcannot be determined. Intermittent problems may not be detected in this inspection. Olderappliances may be unreliable. We recommend you invest in a home warranty designed forrepair or replacement of mechanical item failures in the homes. No warranties concerningsatisfactory operation are given.

Appliances are not moved during the inspection.




Warren Tryon

Date: 15-May-2019

Kitchen

WornTornStainCrack

Floor

StainCrackPatched

Wall

StainPatchedCrack

Ceiling

DamagedNot Tested

FoggedBindsStainedMold/MildewSkylightStationary

Windows

GFCI Tested and ResetOpen Ground2 Pronged

Reverse PolarityInstall GFCIUnsecuredNo CoverDamaged

Receptacles / Lights / Fans

WornCorrosionCrackChip

Sink(s) and Faucets

Non-Standard Vent Device

Flex PipeLeakCorrosionSlow DrainImproper TrapNot Secured

Trap/Drain

UnsecuredWornRegroutRecaulk

Cabinets / Counters

NoisyNo LightNo ExhaustCooktop Exhaust

Range Hood

ConcealedNot SecuredDuctless

Exhaust Vent / Filter

Did Not Test All FunctionsTested ON/OFF only.

Major Appliances (Built-in)

Page 37 of 40 43204-32211




Warren Tryon

Date: 15-May-2019

Kitchen

The appliance testing performed in this inspection is a basic functional test of each built-inappliance. Not every function or cycle can be tested and the accuracy of temperature controlcannot be determined. Intermittent problems may not be detected in this inspection. Olderappliances may be unreliable. We recommend you invest in a home warranty designed forrepair or replacement of mechanical item failures in the homes. No warranties concerningsatisfactory operation are given.

Appliances are not moved during the inspection.

DamagedNot SecuredLeakTested ON/OFF Only

Dishwasher

Exposed WiringNoisyTested ON/OFF only

Garbage Disposal

DamagedInterior cold to the touch

Refrigerator

DamagedNot SecuredBurners/Elements Function

Stove/Oven/Range

DamagedNot SecuredTested ON/OFF

Microwave

NoneAir RegisterRadiant Floor / CeilingBaseboard / Wall Heater

Heat Source

Recorded Kitchen Inspection Times: 5/15/2019 8:58:02 AM - 5/15/2019 10:00:12 AM

Interior Living Areas

WornTornStainCrack

Floors / Walls / Ceilings

The home has been recently painted which can conceal stains, or other issues.

There is a patch at the upper hall and dining room. No moisture detected. Advise obtainingfurther information from the seller.

Damaged

Not TestedBindsStainMold/MildewSkylightFixed

Windows

Open J BoxOpen Ground

2 ProngedReverse PolaritySwitchedNo CoverDamaged

Receptacles / Lighting / Fans

Only a representative amount and / or accessible outlets / light switches are tested.

Mold/MildewDamagedBinds

Closets and Doors

Page 38 of 40 43204-32211




Warren Tryon

Date: 15-May-2019

Interior Living Areas

Trip HazardWornNot Secured

Stairway and Railings

Loose HingesBindsWeather Seal Damaged

Exterior Doors

NoneFloor / Ceiling RadiantAir RegistersBaseboard / Wall Heater

Heating Source

Advise InstalltionNone VisibleInstalled

Smoke Detectors

Testing of smoke alarms is not part of the Washington State Home inspection. Recommendtesting regularly according to manufacturer's instructions. Consult your local fire departmentregarding any questions on concerns.

Smoke alarms have a limited life span. Alarms that are ten years old or older need to bereplaced because the sensor wears out. (Look for the date stamp on the smoke alarm.) Testsmoke alarms monthly. Vacuum your alarms monthly to remove dust and cobwebs.

We advise installation of smoke detectors on each level of the home and in each bedroom.Batteries should be replaced in existing units.

Recorded Interior Living Areas Inspection Times: 5/15/2019 8:58:02 AM - 5/15/2019 10:03:42 AM

Bedrooms

Four+ BedroomsThree Bedroom

Two BedroomOne BedroomStudioUpper FloorMain FloorBasement

Bedroom Information

WornTornStainCrack

Floors / Walls / Ceilings

DamagedNot Tested

FoggedBindsStainMold/MildewSkylightStationary

Windows

The window panes appear to be fogged. This occurs when air leaks into the space betweenthe panes. This is a cosmetic condition and does not inhibit function of the window. (Southfacing bedrooms and Living room)

DamagedBindsMissing

Door

Page 39 of 40 43204-32211




Warren Tryon

Date: 15-May-2019

Bedrooms

Missing / RemovedMold/MildewDamagedBinds

Closets

Open J BoxOpen Ground2-Pronged Type

Reversed PolaritySwitchedNot SecuredMissing CoversDamaged

Receptacles / Lighting / Fans

NoneAir RegisterRadiant Floor / CeilingBaseboard / Wall Heater

Heat Source

Advise InstallationNone VisibleInstalled

Smoke Detectors

Testing of smoke alarms is not part of the Washington State Home inspection. Recommendtesting regularly according to manufacturer's instructions. Consult your local fire departmentregarding any questions on concerns.

Smoke alarms have a limited life span. Alarms that are ten years old or older need to bereplaced because the sensor wears out. (Look for the date stamp on the smoke alarm.) Testsmoke alarms monthly. Vacuum your alarms monthly to remove dust and cobwebs.

We advise installation of smoke detectors on each level of the home and in each bedroom.Batteries should be replaced in existing units.

Recorded Bedrooms Inspection Times: 5/15/2019 8:58:02 AM - 5/15/2019 10:06:07 AM

Page 40 of 40 43204-32211

seller’s inspection report supplement~4709 ne 119th ave ... · seller’s inspection report...

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