Confidential Inspection Report · 2020. 1. 21. · GARAGE 23: There is no GFCI (ground fault circuit interrupter) protection for one or more outlets in this area. For an increased

Confidential Inspection Report

LOCATED AT:8619 David Day Dr NW

Gig Harbor, Washington 98332

PREPARED EXCLUSIVELY FOR:Faira.com

INSPECTED ON:Monday, January 20, 2020

Inspector, Isaac McPhee 1411Strong Foundations Home Inspection

Page 2 of 120Copyright© 2010-2020, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 20-01011

Executive Summary

This is a summary review of the inspectors' findings during this inspection. However, it does not contain every detailed observation. This is provided as an additional service to our client, and is presented in the form of a listing of the items which, in the opinion of your inspector, merit further attention, investigation, or improvement. Some of these conditions are of such a nature as to require repair or modification by a skilled craftsman, technician, or specialist. Others can be easily handled by a homeowner such as yourself.

Often, following the inspector's advice will result in improved performance and/or extended life of the component(s) in question. In listing these items, your inspector is not offering any opinion as to who, among the parties to this transaction, should take responsibility for addressing any of these concerns. As with most of the facets of your transaction, we recommend consultation with your Real Estate Professional for further advice with regards to the following items:

NOTESINTRODUCTORY NOTES

1: Sections of this building may have been added to or remodeled since original cosntruction. We recommend consultation with the owner to determine if all necessary permits were obtained, inspections performed and final signatures obtained.

EXTERIOR PLUMBINGEXTERIOR/SITE/GROUND

2: Backflow prevention devices are now required on exterior hose bibs to prevent contamination of the domestic water supply. These devices are inexpensive and available at most hardware stores. Upgrading the hose bibs should be considered.

3: The outdoor shower on the home was not fully installed and did not appear functional at the time of the inspection. If use is desired, recommend further evaluation by a licensed plumber.

4: An exterior sink was installed near the outdoor grill. The sink was not properly installed and was not functional at the time of the inspection. Recommend a licensed plumber complete the installation to ensure proper operation.

OUTDOOR RECEPTACLESEXTERIOR/SITE/GROUND

5: GFCI protection was not found at one or more exterior outlets, where this feature is now required. We recommend GFCI protection be installed.

6: Some of the receptacles are missing cover plates. We recommend they be replaced to reduce the risk of electrical shorts and hazardous shocks.

OUTDOOR LIGHTSEXTERIOR/SITE/GROUND

7: One or more light fixtures did not appear to be working. The bulbs may have burned out or no bulb may be installed. We recommend that the bulbs be tested and replaced, if necessary, and the proper operation of the fixture be verified.

8: One or more lights are not properly installed. Recommend repair.


WOOD SIDINGEXTERIOR/SITE/GROUND

9: The siding shows routine wear but is generally in serviceable condition. We recommend minor maintenance to ensure maximum service life.

SCREENSEXTERIOR/SITE/GROUND

10: There are several missing and/or damaged window/door screens throughout this home. Recommend repair/replacement.

GRADINGEXTERIOR/SITE/GROUND

11: Grading is sloped toward the structure in some areas. Low spots and negative grading promote water accumulation near the building, leading to foundation problems. We recommend monitoring the areas around the home should be monitored for excess moisture and additional drainage installed as needed.

CARPORT COVERINGEXTERIOR/SITE/GROUND

12: The underside of the carport cover appears to be finished with untreated wood, which can be vulnerable to mildew growth and moisture damage. We recommend any untreated surfaces be properly sealed for maximum longevity.

13: Evidence of moisture staining was observed on the underside of the carport covering. We recommend ensuring all exposed surfaces are properly sealed and steps be taken to keep moisture entry to a minimum.

DECKEXTERIOR/SITE/GROUND

14: Portions of the deck are currently used to support a portable hot tub. We are not qualified to determine the structural capacity of the deck, but note that there was evidence of moisture damage and decay in this area, suggesting compromised support for this appliance. We recommend further review by a licensed contractor or engineer in order to determine the structural capacity of this portion of the deck, and all damaged materials be replaced.

DECK SUPPORTSEXTERIOR/SITE/GROUND

15: The ledger board on the underside of the deck was not fastened with lag bolts where connected to the wall, as now required. Upgrading with proper lag bolts is recommended to ensure deck is properly secured.

RAILINGSEXTERIOR/SITE/GROUND

16: The railings at the stairs and upper deck are not high enough to provide adequate protection against falling. We recommend the railings be increased in height or railings of the proper height be installed.

17: At the stairs and upper deck, the railing construction is deficient by present standards. Modifications to eliminate hazards, especially for children, are recommended as an upgrade. The local building authority can supply minimum present standards.


VEGETATIONEXTERIOR/SITE/GROUND

18: One or more trees and/or shrubs are located near or in contact with the sides or foundation of the home and garage. This condition can lead to moisture and/or pest damage and can prevent inspection of these areas. We recommend all plant life be trimmed or removed to maintain space at the exterior of the home of at least 6 inches.

PAINT/STAINEXTERIOR/SITE/GROUND

19: Caulking or painting maintenance was needed at several locations at the exterior of the home or garage. We recommend ensuring all open gaps, cracks, and joints be properly caulked and sealed to prevent moisture entry.

MISCELLANEOUSEXTERIOR/SITE/GROUND

20: A repair/patch at the rear of the home has been made with materials not intended for exposure. We recommend painting, sealing, or replacing with proper materials.

FRAMINGGARAGE

21: There appears to be non-conforming/non-original living space within the garage footprint. Substantial modifications have been made to the roof's structure, including alteration of the trusses. Because these are engineered structures and not meant for alteration, assessment of the structural stability will require further review by a licensed structural engineer. We recommend further review of all plans and permits.

ROOF/WALL JOINTSGARAGE

22: The roof/wall joints do not have reinforcing connections. The addition of connective hardware would strengthen the building's resistance to seismic forces, and would be considered a beneficial upgrade.

RECEPTACLESGARAGE

23: There is no GFCI (ground fault circuit interrupter) protection for one or more outlets in this area. For an increased margin of safety, we recommend the installation of a GFCI receptacle.

GARAGE DOOR OPENERGARAGE

24: The garage door opener raises and lowers the door, but it does not stop or reverse when there is blockage or motion beneath the door. This is an important safety feature. We recommend the mechanism be repaired or replaced.

FLOORGARAGE

25: There was evidence of moisture staining near the base of one or more exterior walls, suggesting moisture entry from the exterior. We recommend ensuring the lower edges of the walls are properly sealed at the exterior and monitoring for any additional moisture activity.


FIRE SEPARATIONGARAGE

26: There was no fire-resistive barrier between the garage and interior. We recommend the installation of a fire barrier per present requirements to restore the required fire separation between the garage and the occupied interior.

GAS FIRED (BOLLARD POST)GARAGE

27: There is no bollard (vehicle bumper) post in place to protect the gas fired appliances from possible vehicle impact. We recommend installation of a bollard for safety.

WIRINGKITCHEN

28: We found extension cord wiring in use energizing the garbage disposal and running through the cabinetry. This type of wiring is easy to overload and can be easily damaged. Removal of all substandard wiring and replacement with proper circuitry is recommended.

29: There is an uncovered junction box above the cabinets. We recommend this box be covered to protect the wiring connections.

RECEPTACLESKITCHEN

30: There is no GFCI (ground fault circuit interrupter) protection for one or more of the countertop receptacle(s) within six feet of the sink. For an increased margin of safety, we recommend the installation of a GFCI receptacle(s).

31: One or more receptacles are missing cover plates. We recommend they be replaced to reduce the risk of electrical shorts and hazardous shocks.

DOORSKITCHEN

32: The closet door is off its tracks and not operable. Recommend repair.

DISPOSALKITCHEN

33: The garbage disposal failed to respond to normal user controls. We recommend an appliance technician be retained to evaluate its condition and determine what corrected measures are necessary.

RECEPTACLESMAIN FLOOR LAUNDRY AREA

34: One or more of the receptacles are missing cover plates. We recommend they be replaced to reduce the risk of electrical shorts and hazardous shocks.

VENTILATIONMAIN FLOOR LAUNDRY AREA

35: This area lacks any permanent ventilation. We recommend a permanent means of ventilation should be provided.


WATER BASINDETACHED GARAGE UPPER FLOOR BATHROOM

36: The drain stop on one or more sinks is defective. We recommend it be repaired or replaced.

COUNTERTOPSDETACHED GARAGE UPPER FLOOR BATHROOM

37: There are cracks in the joint between the counter and the backsplash and this condition is likely to return even after patching. We recommend a flexible sealant at this location.

VENTILATIONDETACHED GARAGE UPPER FLOOR BATHROOM

38: The bathroom fan was visibly dirty. Recommend removing cover and cleaning the fan and cover to increase the effectiveness of the fan.

WATER BASINMAIN FLOOR HALLWAY BATHROOM

39: The wash basin is not properly attached to the wall. We recommend the wash basin be securely fastened.

RECEPTACLESMAIN FLOOR HALLWAY BATHROOM

40: A receptacle in this area is an ungrounded three prong type. To provide an increased margin of safety, we recommend either the receptacle be repaired and grounded or equivalently protected by adding a GFCI receptacle.

41: There is no GFCI (ground fault circuit interrupter) protection for this bathroom. For an increased margin of safety, we recommend the installation of a GFCI receptacle.

SHOWER WALLSMAIN FLOOR HALLWAY BATHROOM

42: The grout between the ceramic tiles does not appear to be sealed. We recommend sealing the grout now and on a regular basis in the future.

WATER BASINMAIN FLOOR MASTER BATHROOM

43: The drain stop on one or more sinks is defective. We recommend it be repaired or replaced.

SHOWER WALLSMAIN FLOOR MASTER BATHROOM

44: The grout between the ceramic tiles does not appear to be sealed. We recommend sealing the grout now and on a regular basis in the future.

COUNTERTOPSMAIN FLOOR MASTER BATHROOM

45: There are cracks in the joint between the counter and the backsplash and this condition is likely to return even after patching. We recommend a flexible sealant at this location.


DOORSMAIN FLOOR MASTER BATHROOM

46: The door doesn't close or latch properly. We recommend minor adjustments to the hardware to restore proper function.

RESISTANCE HEATERMAIN FLOOR MASTER BEDROOM

47: No heat source was observed when the thermostat was operated in this area. Recommend further review in order to determine the source of heat in this room.

WALLSMAIN FLOOR MASTER BEDROOM

48: A wall has been opened up for the installation of a wall-mounted air conditioner unit which has been removed. Recommend repairing or properly insulating for maximum energy efficiency.

DOORSMAIN FLOOR MASTER BEDROOM

49: The door hardware was loose and was difficult to operate. Recommend repair/adjustment.

SMOKE DETECTORMAIN FLOOR MASTER BEDROOM

50: There is no smoke detector in this area, as required. We recommend one be installed.

LIGHTS / FANMAIN FLOOR BEDROOM 2 BEDROOM

51: This room does not appear to have any device or receptacle connected to the switch. Further evaluation or repair is recommended.

RESISTANCE HEATERMAIN FLOOR BEDROOM 2 BEDROOM

52: No heat source was observed when the thermostat was operated in this area. Recommend further review in order to determine the source of heat in this room.

SMOKE DETECTORMAIN FLOOR BEDROOM 2 BEDROOM


LIGHTS / FANMAIN FLOOR BEDROOM 3 BEDROOM

54: This room does not appear to have any device or receptacle connected to the switch. Further evaluation or repair is recommended.

WINDOWSMAIN FLOOR BEDROOM 3 BEDROOM

55: Evidence of recent moisture activity was observed at the window. We recommend ensuring that the exterior of the window is properly sealed and, if moisture activity continues, have further evaluated by a window specialist to identify the source of the moisture.


SMOKE DETECTORMAIN FLOOR BEDROOM 3 BEDROOM


RECEPTACLESDETACHED GARAGE LIVING/DINING ROOM ADDITIONAL ROOMS

57: Some of the receptacles are missing cover plates. We recommend they be replaced to reduce the risk of electrical shorts and hazardous shocks.

FIXTURESDETACHED GARAGE LIVING/DINING ROOM ADDITIONAL ROOMS

58: The sink faucet hot and cold water controls are reversed. Reversed hot and cold water can result in hot water burns. We recommend that this condition be corrected.

DRAIN TRAPSDETACHED GARAGE LIVING/DINING ROOM ADDITIONAL ROOMS

59: The drain or supply piping has leaked in the past. Because of the presence of condensation on pipes we could not verify the presence of current leaks, but we recommend that the piping be monitored for signs of active leakage and damage.

RECEPTACLESDETACHED GARAGE LIVING/DINING ROOM ADDITIONAL ROOMS

60: There is no GFCI (ground fault circuit interrupter) protection for one or more of the countertop receptacle(s) within six feet of the sink. For an increased margin of safety, we recommend the installation of a GFCI receptacle(s).

GENERAL COMMENTDETACHED GARAGE LIVING/DINING ROOM ADDITIONAL ROOMS

61: Repairs/painting in progress prevented full inspection of this area, and it is likely that some of the issues noted in this report may be resolved with the completion of this work. We suggest further review once all work is completed.

DETECTORS: OVERALLINTERIOR

62: This building has no smoke or carbon monoxide detectors. Smoke and CO detectors are reliable, inexpensive, and are recommended by all local fire districts. We recommend their installation. Some jurisdictions require smoke detectors prior to sale and the close of escrow.

HEAT SOURCEINTERIOR

63: We were not able to operate the heating system in portions of the building. Therefore, we recommend further review by a heating specialist.

LEAK EVIDENCEATTIC

64: There is evidence of past leakage, with visible dark staining on portions of the exposed ceiling drywall in the attic. These are possible indications of fungal (mold or mildew) growth. The presence of these substances can only be confirmed by laboratory testing. We recommend further evaluation of this area and cleaning/remediation as needed.


WATER PRESSUREPLUMBING

65: The system water pressure, as measured at the exterior hose bibs, is low. This is the pressure in the line from the well. A booster pump and pressure tank would likely be necessary to increase the pressure.

SEWER CLEANOUTPLUMBING

66: The sewer cleanout near the septic tank had a damaged cap. Recommend repair.

GAS PIPINGPLUMBING

67: Portions of the gas piping at the exterior are corroded and rusted. We recommend they be painted to prevent further corrosion.

T/P RELEASE VALVEMASTER BATHROOM WATER HEATER

68: The water heater is not equipped with a temperature and pressure relief valve. This is an important safety device. We recommend a relief valve be installed as soon as possible.

COMBUSTION AIRMASTER BATHROOM WATER HEATER

69: The combustion air supply is inadequate. Fuel burning appliances require oxygen carrying air to operate safely. We recommend additional venting be installed in accordance with present standards.

WATER CONNECTORSMASTER BATHROOM WATER HEATER

70: The water connections are corroded and leakage may become apparent over time. These connections should be monitored for leakage and repaired or replaced if necessary.

SEISMIC RESTRAINTMASTER BATHROOM WATER HEATER

71: The water heater tank lacks seismic restraint. As an upgrade, we recommend that the water heater be secured to help limit damage and provide a source of usable domestic water in the event of a major earthquake.

T/P RELEASE VALVELAUNDRY AREA WATER HEATER

72: The temperature and pressure relief valve lacks a discharge pipe. We recommend the installation of approved piping to an approved location.

SEISMIC RESTRAINTLAUNDRY AREA WATER HEATER

73: The water heater tank lacks seismic restraint. As an upgrade, we recommend that the water heater be secured to help limit damage and provide a source of usable domestic water in the event of a major earthquake.


ELEVATION/LOCATIONLAUNDRY AREA WATER HEATER

74: There is no metal pan under the water heater to catch and divert any dripping water to the exterior. This is required by some jurisdictions for water heaters in this location. We suggest installation of such a pan be considered.

GENERAL COMMENTLAUNDRY AREA WATER HEATER

75: This water heater is near the end of its expected service life. Although operating, the need for replacement should be expected within the next few years.

GENERAL COMMENTDETACHED GARAGE WATER HEATER

76: This water heater is beyond its expected service life and signs of rust and dripping were visible at the base of the unit. Although it is still operating, we recommend replacing the water heater at the earliest convenience.

CB MAIN PANELELECTRICAL SYSTEM

77: The circuitry is not completely or not accurately labeled. We recommend that each circuit be identified, allowing individuals unfamiliar with the equipment to properly operate it when and if necessary.

MAIN CIRCUITRYELECTRICAL SYSTEM

78: Multiple wires are installed on individual terminals. This 'double lugging' is not permitted because positive connection for all wires is not assured. We recommend reconfiguration of the circuitry so that each wire connects to only one terminal.

79: One or more neutral (white) wires have been used as "hot" wires, but have not been properly labeled. We recommend modification per present building standards.

BREAKER SUBPANELELECTRICAL SYSTEM

80: There are holes in the subpanel where 'knockouts' have been removed and left open. This is not an approved practice and we recommend the holes be closed with approved filler plates.

81: The circuitry is not completely or not accurately labeled. We recommend that each circuit be identified, allowing individuals unfamiliar with the equipment to operate it properly when and if necessary.

CIRCUITRY SUBPANELELECTRICAL SYSTEM

82: The neutrals and the grounds are bonded together in the subpanel. This is not a permitted configuration because of a possible failure of the grounding system. We recommend the neutrals and the grounds be separated.

83: The neutrals have been connected directly to the subpanel. This is not a permitted configuration because of a possible failure of the grounding system. We recommend the neutrals be isolated from the metal panel.


GFI PROTECTIONELECTRICAL SYSTEM

84: No or minimal GFCI protection is installed. We recommend upgrading by installing ground fault receptacles in all locations required by present standards. These include receptacles near sink basins, in bathrooms, garages, crawl spaces, and the exterior.

COMMENTSCONCLUSION

85: This structure has been added to and upgraded. The owner may have pertinent information regarding both the extent of the work performed and the status of all permits that were required, issued and signed by the appropriate authorities.

86: Note: Structures built prior to the mid-1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards.

Testing for the presence of lead and/or asbestos if beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs, and/or abatement specialists for this type of evaluation.

The home inspector considers the age of the home while inspecting. It is common to have areas that no longer comply with code. This is not a new home and this home cannot be expected to meet current code standards. While this inspection makes every effort to point out safety issues, it does not inspect for code. It is common that homes of any age will have had repairs performed and some repairs may not be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for items tha are not functioning as intended. It does not grade the repair. It is common to see old plumbing or mixed materials. Sometimes water signs in crawlspaces or basements could be years old or from a problem that no longer exists. Or, it may still need further attention and repair. Determining this can be difficult on an older home. Sometimes in older homes there are signs of damage to wood from wood-destroying organisms (WDO's). Having this is typical and fairly common. If the home inspection reveals sings of damage, a pest control company should inspect for further activity and possibly hidden damage.


Monday, January 20, 2020Faira.com

8619 David Day Dr NWGig Harbor, Washington 98332

Dear Faira.com,

We have enclosed the report for the property inspection we conducted for you on Monday, January 20, 2020 at:

8619 David Day Dr NWGig Harbor, Washington 98332

Our report is designed to be clear, easy to understand, and helpful. Please take the time to review it carefully. If there is anything you would like us to explain, or if there is other information you would like, please feel free to call us. We would be happy to answer any questions you may have.

Throughout the report, you'll find special symbols at the front of certain comments. Below are the symbols and their meanings:

= Item in poor condition, warranting immediate repair or replacement. Failure to correct may lead to potentially expensive or dangerous conditions.

= Issue that should be addressed over the course of repairs/maintenance, but not time sensitive.

= Upgrade recommended, but not required

= Dangerous or potentially dangerous or hazardous situation that should be corrected as soon as possible.

= Item not operating at the time of the inspection, or unable to be inspected for another reason.

= Item that warrants continued monitoring or further evaluation by a licensed professional. Though issues may not necessarily exist at present or are not readily visible, ongoing monitoring or evaluation are recommended.

We thank you for the opportunity to be of service to you.

Sincerely,

Inspector, Isaac McPheeStrong Foundations Home Inspection

Copyright© 2010-2020, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 20-01011

Table of Contents

Executive Summary.......................................................................................................................................2

Introduction..................................................................................................................................................14

Introductory Notes.......................................................................................................................................14

Exterior/Site/Ground....................................................................................................................................15

Roofing........................................................................................................................................................28

Structure......................................................................................................................................................32

Garage.........................................................................................................................................................32

Kitchen.........................................................................................................................................................37

Laundry Area...............................................................................................................................................43

Bathroom.....................................................................................................................................................46

Bedroom......................................................................................................................................................59

Additional Rooms........................................................................................................................................66

Interior.........................................................................................................................................................73

Attic..............................................................................................................................................................74

Plumbing......................................................................................................................................................75

Water Heater...............................................................................................................................................78

Electrical System.........................................................................................................................................88

Insulation/Energy.........................................................................................................................................94

Locations of Emergency Controls................................................................................................................94

Environmental Concerns.............................................................................................................................98

Conclusion...................................................................................................................................................98

Addenda....................................................................................................................................................100


Introduction

We have inspected the major structural components and mechanical systems for signs of significant non- performance, excessive or unusual wear and general state of repair. The following report is an overview of the conditions observed.

In the report, there may be specific references to areas and items that were inaccessible. We can make no representations regarding conditions that may be present but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions may be discovered. Inspection of the inaccessible areas will be performed upon arrangement and at additional cost after access is provided.

We do not review plans, permits, recall lists, and/or government or local municipality documents. Information regarding recalled appliances, fixtures and any other items in this property can be found on the Consumer Product Safety website. These items may be present but are not reviewed.

Our recommendations are not intended as criticisms of the building, but as professional opinions regarding conditions present. As a courtesy, the inspector may list items that they feel have priority in the Executive Summary portion of the report. Although the items listed in this section may be of higher priority in the opinion of the inspector, it is ultimately the client's responsibility to review the entire report. If the client has questions regarding any of the items listed, please contact the inspector for further consultation.

Lower priority conditions contained in the body of the report that are neglected may become higher priority conditions. Do not equate low cost with low priority. Cost should not be the primary motivation for performing repairs. All repair and upgrade recommendations are important and need attention.

This report is a "snapshot" of the property on the date of the inspection. The structure and all related components will continue to deteriorate/wear out with time and may not be in the same condition at the close of escrow.

Anywhere in the report that the inspector recommends further review, it is strongly recommended that this be done PRIOR TO THE CLOSE OF ESCROW. This report is not intended for use by anyone other than the client named herein. No other persons should rely upon the information in this report. Client agrees to indemnify, defend and hold inspector harmless from any third party claims arising out of client's unauthorized distribution of the inspection report.

By accepting this inspection report, you acknowledge that you have reviewed and are in agreement with all of the terms contained in the standard contract provided by the inspector who prepared this report.

Introductory Notes

ORIENTATIONFor purposes of identification and reporting, the front of this building faces south.

For purposes of identification and reporting, the front of the building is the side containing the primary access.

NOTESThe house was estimated to be approximately 50+ years old, with more recent renovations/additions/updates.


The weather was cloudy at the time of our inspection.

It had been raining prior to our inspection.

Over the course of this inspection the temperature was estimated to be between 40 and 50 degrees.

We make no representations as to the extent or presence of code violations, nor do we warrant the legal use of this building. This information would have to be obtained from the local building and/or zoning department.

A driveway and/or street is shared with other properties. To determine if maintenance-sharing or liability agreements are in effect regarding the driveway or street, consult the owner of the subject property, neighboring owners or public records.

There may be information pertinent to this property which is a matter of public record. A search of public records is not within the scope of this inspection. We recommend the client or their representative review all appropriate public records.

Sections of this building may have been added to or remodeled since original cosntruction. We recommend consultation with the owner to determine if all necessary permits were obtained, inspections performed and final signatures obtained.

We are not soil, geotechnical, civil, or structural engineers and cannot render an opinion regarding soil stability, potential soil and/or structural movement. If desired, qualified specialists could be consulted on these matters.

The scope of this inspection is limited to reasonably accessible areas. We make no attempt to move furnishings, stored personal property, and/or vegetation. Although no problems are anticipated, removal of these items may reveal reportable items.

Your inspector may choose to include photos in your inspection report. There are times when only a picture can fully explain the condition or if the client is unable to attend the inspection. Photo inclusion is at the discretion of the inspector and in no way is meant to emphasize or highlight the only conditions that were seen. We always recommend full review of the entire inspection report.

Exterior/Site/Ground

BASIC INFORMATIONGeneral lot topography: Uneven lot


Driveway: Gravel

Walkways: Concrete

Patio: Concrete


Primary exterior wall covering: Wood shingle siding

Secondary exterior wall covering: Wood board-and-batten siding

Primary exterior window material: Vinyl/plastic or vinyl clad

EXTERIOR PLUMBINGThe plumbing on the exterior of the building and in the yard appears to be properly installed and in serviceable condition, with exceptions noted below. We make no attempt to locate and test every hose bib. Testing of irrigation systems is beyond the scope of our inspection.


Backflow prevention devices are now required on exterior hose bibs to prevent contamination of the domestic water supply. These devices are inexpensive and available at most hardware stores. Upgrading the hose bibs should be considered.

Water pipes and/or hose bibs that are vulnerable to freezing were noted on the exterior of the house. During freezing weather, water pipes in unprotected and unheated spaces must be protected from extreme cold to prevent costly damage.

The outdoor shower on the home was not fully installed and did not appear functional at the time of the inspection. If use is desired, recommend further evaluation by a licensed plumber.


An exterior sink was installed near the outdoor grill. The sink was not properly installed and was not functional at the time of the inspection. Recommend a licensed plumber complete the installation to ensure proper operation.

OUTDOOR RECEPTACLES

GFCI protection was not found at one or more exterior outlets, where this feature is now required. We recommend GFCI protection be installed.


Some of the receptacles are missing cover plates. We recommend they be replaced to reduce the risk of electrical shorts and hazardous shocks.

OUTDOOR LIGHTS

One or more light fixtures did not appear to be working. The bulbs may have burned out or no bulb may be installed. We recommend that the bulbs be tested and replaced, if necessary, and the proper operation of the fixture be verified.


One or more lights are not properly installed. Recommend repair.

WOOD SIDINGThe siding appears to be properly installed and generally in good condition, with exceptions noted below.

The siding shows routine wear but is generally in serviceable condition. We recommend minor maintenance to ensure maximum service life.

DOORSThe exterior doors appear to be properly installed and in serviceable condition.


SCREENS

There are several missing and/or damaged window/door screens throughout this home. Recommend repair/replacement.

GRADING

Grading is sloped toward the structure in some areas. Low spots and negative grading promote water accumulation near the building, leading to foundation problems. We recommend monitoring the areas around the home should be monitored for excess moisture and additional drainage installed as needed.

DRAINAGEA surface drainage system is designed to collect and divert roof runoff and other surface water. It is installed in solid pipe and flows continuously downhill to a point of discharge.

The surface water drainage system is below grade and cannot be viewed. Designs and materials for these systems vary widely, making it impossible to evaluate the integrity of the system with any certainty.

We could not determine the discharge location of the drainage system. We suggest inquiries and/or observation during a heavy rain to discover the discharge location and effectiveness of the system.

The drainage system appears to be properly installed, but it was not water tested during the inspection. We make no representations as to its effectiveness and recommend its operation be observed during adverse weather.

The drainage system should be checked for debris and cleaned regularly to ensure proper operation during heavy weather.

PUBLIC WORKSThe owner may have rights and responsibilities concerning the public improvements associated with this property. We suggest inquiries of the local public works department, particularly regarding liabilities for future maintenance costs.

DRIVEWAYThe driveway appears to be properly installed and is generally in good condition.


WALKWAYSThe walkways appear to be properly installed and are in serviceable condition.

PATIO SURFACEThe patio appears to be installed in a workmanlike manner and is in good condition.

PORCH/PATIO COVERINGThe deck at the detached garage is covered by corrugated fiberglass panels. This roof structure is in generally fair condition.

CARPORT COVERINGThe carport cover appears to be generally in serviceable condition, with exceptions noted below.


The underside of the carport cover appears to be finished with untreated wood, which can be vulnerable to mildew growth and moisture damage. We recommend any untreated surfaces be properly sealed for maximum longevity.

Evidence of moisture staining was observed on the underside of the carport covering. We recommend ensuring all exposed surfaces are properly sealed and steps be taken to keep moisture entry to a minimum.

DECKLike fences and other exposed wood construction, decks have a finite service life. Even the best maintained deck will need repair and eventual replacement. We urge regular treatment with combination wood preservative/UV inhibiting sealers.


Portions of the deck are currently used to support a portable hot tub. We are not qualified to determine the structural capacity of the deck, but note that there was evidence of moisture damage and decay in this area, suggesting compromised support for this appliance. We recommend further review by a licensed contractor or engineer in order to determine the structural capacity of this portion of the deck, and all damaged materials be replaced.


DECK SUPPORTS

The ledger board on the underside of the deck was not fastened with lag bolts where connected to the wall, as now required. Upgrading with proper lag bolts is recommended to ensure deck is properly secured.

RAILINGS

The railings at the stairs and upper deck are not high enough to provide adequate protection against falling. We recommend the railings be increased in height or railings of the proper height be installed.

At the stairs and upper deck, the railing construction is deficient by present standards. Modifications to eliminate hazards, especially for children, are recommended as an upgrade. The local building authority can supply minimum present standards.


VEGETATION

One or more trees and/or shrubs are located near or in contact with the sides or foundation of the home and garage. This condition can lead to moisture and/or pest damage and can prevent inspection of these areas. We recommend all plant life be trimmed or removed to maintain space at the exterior of the home of at least 6 inches.

TRIMThe exterior trim appears to be properly installed and is in good condition.

FASCIAThe fascia appears to be properly installed and in good condition.

EAVES/SOFFITSThe eaves and overhangs appear to be properly installed and in good condition.

PAINT/STAINThe exterior finishes are generally in good condition and have an attractive appearance, with exceptions noted below.

Caulking or painting maintenance was needed at several locations at the exterior of the home or garage. We recommend ensuring all open gaps, cracks, and joints be properly caulked and sealed to prevent moisture entry.


MISCELLANEOUSThe spa and all related items on this property were not inspected. However, all accesses including gates, fencing, and/or doors need to be made safe.

All gas fired accessories, including barbecues and/or fire pits, are beyond the scope of this inspection.

A repair/patch at the rear of the home has been made with materials not intended for exposure. We recommend painting, sealing, or replacing with proper materials.

GENERAL COMMENTThe exterior features of the building generally appear to be properly installed and in serviceable condition. Exceptions are discussed above and elsewhere in this report. Regular maintenance will prolong the service life of the 'weather shell'.

As preventive maintenance, caulking and sealing the gaps in the exterior of the building around the doors, windows, plumbing and electrical entry points will help prevent heat loss, cold air infiltration and moisture entry.

If caulking is needed for maintenance of any flashing or exterior trim, we suggest a high quality urethane sealant such as 'Sikaflex'. Latex, butyl, oil based, silicone or 'architectural grade' sealants should be avoided.

Non-original construction was noted. We suggest review of all plans and permits with the owner and/or the local building official for information regarding this work.

Roofing

A roof system consists of the surface materials, connections, penetrations and drainage (gutters and downspouts). We visually review these components for damage and deterioration and do not perform any destructive testing. If we find conditions suggesting damage, improper application, or limited remaining service life, these will be noted. We may also offer opinions concerning repair and replacement. Opinions stated herein concerning the roof are based on a limited visual inspection. These do not constitute a warranty that the roof is, or will remain, free of leaks.


Metal

BASIC INFORMATIONLocation: Covers the main home, detached garage, and carport

Roof slope: Low pitchLayers: Unknown, would require destructive testingAge: Less than 10 yearsConnections and penetrations: Sealed with metal flashing and flexible pipe fittings

Roof drainage system: Gutters and downspouts


INSPECTION METHODOur inspection of this roof was conducted from the roof surface. The inspector walked upon the surface and visually examined the accessible roofing components.

SURFACEThe metal roof surface appears to have been properly installed and is in good condition.


FLASHINGS: OVERALLThe accessible connection and penetration flashings appear to be properly installed and in serviceable condition. All of the connections and penetrations should be periodically examined for signs of leakage and repairs performed if necessary.

PLUMBING VENTSPlumbing vents at the roof were examined and appeared properly installed and in good condition.

APPLIANCE VENTSThe appliance vents appear to be properly installed and in serviceable condition.

GUTTERSRoof runoff water is channeled to the downspouts by a metal gutter system attached to the fascia boards or to the ends of the rafters along the edge of the roof.

The gutters are in serviceable condition, but should be checked for debris and cleaned on a regular basis to prolong their useful life.

DOWNSPOUTSThe downspouts appear to be properly installed and in serviceable condition.


GENERAL COMMENTThe roof covering appears to have been installed in a professional and workmanlike fashion. We observed no signs of unusual or excessive wear of the roofing components that would suggest immediate attention is required.

Structure

The structural elements of a building include foundation, footings, all lower support framing and components, wall framing and roof framing. These items are examined, where visible, for proper function, excessive or unusual wear and general state of repair. Many structural components are inaccessible because they are buried below grade or behind finishes. Therefore, much of the structural inspection is performed by identifying resultant symptoms of movement, damage and deterioration. Where there are no visible symptoms, conditions requiring further review or repair may go undetected and identification will not be possible. We make no representations as to the internal conditions or stabilities of soils, concrete footings and foundations, except as exhibited by their performance.

BASIC INFORMATIONFoundation type: Slab-on-gradeSlab material: Poured concreteMudsill: Inaccessible, unknown if bolted, nailed or strappedExterior wall support: Wood frame

FOUNDATIONDue to the installation of finished surfaces, the slab is mostly inaccessible and could not be thoroughly inspected. However, we observed no signs of significant settlement or related interior cracking to suggest a major problem.

ANCHOR BOLTSAnchor bolts are fasteners that connect the wood framing to the foundation. They limit the framing's ability to move independently on the foundation in the event of seismic activity.

Because of the design and/or configuration of the construction, we cannot verify the presence or condition of anchor bolts.

MOISTUREAlthough access to the slab was limited due to the installation of finished flooring, we found no visible evidence of seepage or other moisture related conditions.

GENERAL COMMENTAll the visible structural elements appear to be in generally good condition and are performing as would be expected for a building of this age and type of construction.

Garage

Garages and/or vehicle storage areas are visually inspected for general state of repair. Due to the presence of the storage and personal property, our review of these areas is limited.


FRAMING

There appears to be non-conforming/non-original living space within the garage footprint. Substantial modifications have been made to the roof's structure, including alteration of the trusses. Because these are engineered structures and not meant for alteration, assessment of the structural stability will require further review by a licensed structural engineer. We recommend further review of all plans and permits.

ROOF/WALL JOINTS

The roof/wall joints do not have reinforcing connections. The addition of connective hardware would strengthen the building's resistance to seismic forces, and would be considered a beneficial upgrade.


INTERIOR SUPPLYThe exposed and accessible supply piping generally appears to be properly installed and in good condition.

DRAIN LINESThe visible drain piping appears to be properly installed and in serviceable condition.


RECEPTACLES

There is no GFCI (ground fault circuit interrupter) protection for one or more outlets in this area. For an increased margin of safety, we recommend the installation of a GFCI receptacle.

GARAGE DOOR OPENER

The garage door opener raises and lowers the door, but it does not stop or reverse when there is blockage or motion beneath the door. This is an important safety feature. We recommend the mechanism be repaired or replaced.


FLOORMost of the floor slab was covered by carpet and could not be inspected. The visible portions of the floor appear to be in serviceable condition. Carpet on the garage floor violates the standard requiring noncombustible materials for this use.

There was evidence of moisture staining near the base of one or more exterior walls, suggesting moisture entry from the exterior. We recommend ensuring the lower edges of the walls are properly sealed at the exterior and monitoring for any additional moisture activity.

GARAGE DOORSThe garage is equipped with two roll up doors.

The garage doors were operated and appear to be properly installed and in generally serviceable condition.

FIRE SEPARATION

There was no fire-resistive barrier between the garage and interior. We recommend the installation of a fire barrier per present requirements to restore the required fire separation between the garage and the occupied interior.

GAS FIRED (BOLLARD POST)

There is no bollard (vehicle bumper) post in place to protect the gas fired appliances from possible vehicle impact. We recommend installation of a bollard for safety.


GENERAL COMMENTThis area is in need of repair as noted above or in other sections of this report.

This area was added or improved after original construction. We recommend the owner or building department be consulted to determine if permits were secured and 'signed off' for all improvements completed.

Inspection of this area was limited to the surface coverings. The construction materials and manner of installation were concealed from view and inaccessible.

Due to the presence of personal belongings, access to portions of the area were effectively blocked at the time of our inspection. A 'walk-through' is recommended when the area is cleared and accessible.

Kitchen

The kitchen is visually inspected for proper function of components, active leakage, excessive or unusual wear, and general state of repair. We inspect built-in appliances to the extent possible using normal operating controls. Freestanding stoves are operated, but refrigerators, small appliances, portable dishwashers, and microwave ovens are not tested.

BASIC INFORMATIONEnergy: Gas (or propane) stove or oven with other electric appliancesVentilation: Exhaust ducted to the exterior


Refrigerators, wine coolers, and other cooling appliances are beyond the scope of this inspection

DRAIN TRAPSThe drain trap and associated piping are PVC plastic.

AIR GAPThe dishwasher drain is equipped with an air-gap fitting (the cylinder protruding above the sink). This assures separation of the supply water from the waste water.

SINKThe sink is metal.

The sink appears to be properly installed. When operated, it was observed to be fully functional and in serviceable condition.


WIRING

We found extension cord wiring in use energizing the garbage disposal and running through the cabinetry. This type of wiring is easy to overload and can be easily damaged. Removal of all substandard wiring and replacement with proper circuitry is recommended.

There is an uncovered junction box above the cabinets. We recommend this box be covered to protect the wiring connections.


RECEPTACLES

There is no GFCI (ground fault circuit interrupter) protection for one or more of the countertop receptacle(s) within six feet of the sink. For an increased margin of safety, we recommend the installation of a GFCI receptacle(s).

One or more receptacles are missing cover plates. We recommend they be replaced to reduce the risk of electrical shorts and hazardous shocks.

LIGHTSThe overhead lights were tested and were operational at the time of the inspection.

Closet/Laundry outlet


FLOORThe wood or laminate/vinyl flooring is in serviceable condition. Kitchen floors receive the most concentrated wear of any area in the house, especially at the sink and stove. We recommend these areas be coated every two to three years as preventive maintenance.

COUNTERTOPSThe countertop is tile.

The countertop shows typical wear and tear, normal for this heavily used component. We considered the flaws cosmetic in nature with no action indicated.

DOORS

The closet door is off its tracks and not operable. Recommend repair.


VENTILATIONKitchen ventilation is provided by a microwave over the burners,

STOVEThe stove was turned on with the normal operating controls and found to be in satisfactory working condition.

OVENThe oven was turned on with the normal operating controls and found to be in satisfactory working condition.

DISPOSAL

The garbage disposal failed to respond to normal user controls. We recommend an appliance technician be retained to evaluate its condition and determine what corrected measures are necessary.

DISHWASHERThe dishwasher responded to normal user controls and was found in good condition.




Laundry Area

Laundry areas and/or laundry rooms are visually inspected for general state of repair. Due to their hidden nature, we do not review appliances, connections, hookups, or venting.

Detached Garage Laundry Area

DRYER VENTThe dryer vent appears properly installed and in serviceable condition.


WASHER/DRYERThe hookups for the washer and dryer are properly installed and in serviceable condition. The appliances themselves were not tested.

GENERAL COMMENTThe finished surfaces, hardware, windows, and doors were found to be generally in good condition at the time of our inspection.

Main Floor Laundry Area

RECEPTACLESThe receptacles appear to be properly installed and were operational.

One or more of the receptacles are missing cover plates. We recommend they be replaced to reduce the risk of electrical shorts and hazardous shocks.

LIGHTSThere is no ceiling fixture in this room. Building practices require the ability to turn on a light from a switch in every room. In this case, one of the receptacles is connected to the switch, allowing control of a cord connected lamp.


VENTILATION

This area lacks any permanent ventilation. We recommend a permanent means of ventilation should be provided.

DRYER VENTThe dryer vent appears properly installed and in serviceable condition.

WASHER/DRYERThe hookups for the washer and dryer are properly installed and in serviceable condition. The appliances themselves were not tested.





Bathroom

Bathrooms are visually inspected for proper function of components, active leakage, excessive or unusual wear and general state of repair. Fixtures are tested using normal operating features and controls. Due to finished surfaces such as drywall/plaster, tile, and flooring, much of the bathroom is considered inaccessible. We do not test or confirm proper application of secondary equipment including but not limited to steam units, spa tubs, heated towel bars, etc.


Detached Garage Upper Floor Bathroom

BASIC INFORMATIONToilet: Ceramic unit with a porcelain finish

Wash basin: Ceramic unit with a porcelain finish

Shower walls: Mortar set ceramic tile


DRAIN TRAPThe drain trap and associated piping are PVC plastic.

TOILETThe toilet was flushed and appeared to be functioning properly.

WATER BASIN

The drain stop on one or more sinks is defective. We recommend it be repaired or replaced.

SHOWERThe shower was operated for the inspection and appeared to be in serviceable condition.

LIGHTSThe overhead lights were operating at the time of the inspection.

SHOWER WALLSThe shower walls appear to be properly installed and in serviceable condition.


COUNTERTOPS

There are cracks in the joint between the counter and the backsplash and this condition is likely to return even after patching. We recommend a flexible sealant at this location.

VENTILATION

The bathroom fan was visibly dirty. Recommend removing cover and cleaning the fan and cover to increase the effectiveness of the fan.





Main Floor Hallway Bathroom



Wash basin: Corian or cultured marble

Bathtub: Pressed steel with a porcelain finish



DRAIN TRAPThe drain trap and associated piping are chromed metal.


WATER BASINThe wash basin appears to be properly installed. When operated, it was observed to be fully functional and in serviceable condition.

The wash basin is not properly attached to the wall. We recommend the wash basin be securely fastened.

BATHTUBThe bathtub appears to be properly installed and in serviceable condition.



RECEPTACLES

A receptacle in this area is an ungrounded three prong type. To provide an increased margin of safety, we recommend either the receptacle be repaired and grounded or equivalently protected by adding a GFCI receptacle.

There is no GFCI (ground fault circuit interrupter) protection for this bathroom. For an increased margin of safety, we recommend the installation of a GFCI receptacle.


SHOWER WALLSThe shower walls appear to be properly installed and generally in serviceable condition, with exceptions noted below.

The grout between the ceramic tiles does not appear to be sealed. We recommend sealing the grout now and on a regular basis in the future.

BATHROOM FLOORThe finish floor in this bathroom is tile.

The floor appears to be properly installed and is in serviceable condition.


VENTILATIONVentilation in this bathroom is provided by a ceiling fan. This fan was operated and was found to be working satisfactorily.



Main Floor Master Bathroom



Wash basins: Ceramic units with a porcelain finish

Bathtub: Site fabricated ceramic tile lined vessel


FIXTURESThe tub faucet hot and cold water controls are reversed. Reversed hot and cold water can result in hot water burns. We recommend that this condition be corrected.


DRAIN TRAPThe drain trap and associated piping are PVC plastic.


WATER BASINThe wash basins appear to be properly installed. When operated, they were observed to be fully functional and in serviceable condition.

The drain stop on one or more sinks is defective. We recommend it be repaired or replaced.

BATHTUBThe bathtub is a sunken bathtub.


RECEPTACLESThe receptacles appear to be properly installed and were operational.

GFCI (ground fault circuit interrupter) protection has been installed providing an increased margin of safety. We recommend testing the device on a monthly basis.



RESISTANCE HEATERThe electrical resistance heater appears to be properly installed and in serviceable condition and responded to the user controls.

SHOWER WALLS

The grout between the ceramic tiles does not appear to be sealed. We recommend sealing the grout now and on a regular basis in the future.


COUNTERTOPS

There are cracks in the joint between the counter and the backsplash and this condition is likely to return even after patching. We recommend a flexible sealant at this location.

DOORS

The door doesn't close or latch properly. We recommend minor adjustments to the hardware to restore proper function.


VENTILATIONVentilation in this bathroom is provided by a ceiling fan. This fan was operated and was found to be working satisfactorily.




Bedroom

Main Floor Master Bedroom

RECEPTACLESThe receptacles were found to be properly installed and in serviceable condition. The number of receptacles is considered adequate for the size of the room.


LIGHTS / FANThere is no ceiling fixture in portions of this room. Building practices require the ability to turn on a light from a switch in every room. In this case, one of the receptacles is connected to the switch, allowing control of a cord connected lamp.

RESISTANCE HEATER

No heat source was observed when the thermostat was operated in this area. Recommend further review in order to determine the source of heat in this room.

WALLS

A wall has been opened up for the installation of a wall-mounted air conditioner unit which has been removed. Recommend repairing or properly insulating for maximum energy efficiency.


FLOORThe floors are covered with wall-to-wall carpet. No attempt was made to determine the type or condition of the material under the carpet.

DOORS

The door hardware was loose and was difficult to operate. Recommend repair/adjustment.

SMOKE DETECTOR

There is no smoke detector in this area, as required. We recommend one be installed.




Main Floor Bedroom 2 Bedroom



LIGHTS / FAN

This room does not appear to have any device or receptacle connected to the switch. Further evaluation or repair is recommended.

RESISTANCE HEATER

No heat source was observed when the thermostat was operated in this area. Recommend further review in order to determine the source of heat in this room.


SMOKE DETECTOR





Main Floor Bedroom 3 Bedroom


LIGHTS / FAN

This room does not appear to have any device or receptacle connected to the switch. Further evaluation or repair is recommended.

HEAT OUTLETThe radiant in-floor heat element(s) in this room appeared to be operating properly at the time of the inspection.



WINDOWS

Evidence of recent moisture activity was observed at the window. We recommend ensuring that the exterior of the window is properly sealed and, if moisture activity continues, have further evaluated by a window specialist to identify the source of the moisture.

SMOKE DETECTOR





Additional Rooms

Detached Garage Living/Dining Room Additional Rooms


Some of the receptacles are missing cover plates. We recommend they be replaced to reduce the risk of electrical shorts and hazardous shocks.

LIGHTSThe overhead lights and/or ceiling fan in this area were tested and appeared to be operating properly at the time of the inspection.


RESISTANCE HEATERThe electrical resistance heater(s) appear to be properly installed and in serviceable condition and responded to the user controls.

FLOORThe wood or laminate/vinyl flooring appears properly installed and in functional condition, with typical wear and tear.


FIREPLACE (MORE ITEMS)The fireplace is a prefabricated, direct vent, natural gas appliance and does not burn wood. This appliance was turned on with the normal operating controls and found to be in satisfactory working condition.

FIXTURES

The sink faucet hot and cold water controls are reversed. Reversed hot and cold water can result in hot water burns. We recommend that this condition be corrected.


DRAIN TRAPS

The drain or supply piping has leaked in the past. Because of the presence of condensation on pipes we could not verify the presence of current leaks, but we recommend that the piping be monitored for signs of active leakage and damage.

SINKThe sink is metal.

The sink appears to be properly installed. When operated, it was observed to be fully functional and in serviceable condition.


RECEPTACLES

There is no GFCI (ground fault circuit interrupter) protection for one or more of the countertop receptacle(s) within six feet of the sink. For an increased margin of safety, we recommend the installation of a GFCI receptacle(s).


Repairs/painting in progress prevented full inspection of this area, and it is likely that some of the issues noted in this report may be resolved with the completion of this work. We suggest further review once all work is completed.

Main Floor Living/Dining Room Additional Rooms


LIGHTSThe overhead lights and/or ceiling fan in this area were tested and appeared to be operating properly at the time of the inspection.


RESISTANCE HEATERThe electrical resistance heater(s) appear to be properly installed and in serviceable condition and responded to the user controls.



FIREPLACE (MORE ITEMS)The fireplace is a prefabricated, direct vent, natural gas appliance and does not burn wood. This appliance was turned on with the normal operating controls and found to be in satisfactory working condition.

GENERAL COMMENTThe finished surfaces, hardware, windows, and doors were found to be generally in good condition at the time of our inspection.



Interior

Our review of the interior includes inspection of walls, ceilings, floors, doors, windows, steps, stairways, balconies and railings. These features are visually examined for proper function, excessive wear and general state of repair. Some of these components may not be visible/accessible because of furnishings and/or storage. In such cases these items are not inspected.

BASIC INFORMATIONNumber of bedrooms: ThreeNumber of bathrooms: Three (Two in the home, one in the detached garage)Window material: VinylWindow type: Horizontal sliding windowsWindow glazing: Double paneFinished ceiling material: DrywallFinished floor material: Combination of various surface typesFinished wall material: Drywall

WALLS & CEILINGSThe interior wall and ceiling blemishes are cosmetic and can be repaired in the course of routine maintenance.

FLOORS: OVERALLThe floors have a good appearance and are in serviceable condition.

DOORS: OVERALLThe interior doors appear to be properly installed and in good condition, with exceptions noted below or elsewhere in this report.

WINDOWS: OVERALLWe operate a representative sample of the windows, but do not necessarily open, close, and latch every window. Our inspection standards require testing a minimum of one window in every room.

The windows tested appear to be properly installed and generally in serviceable condition, with exceptions noted below or elsewhere in this report.

DETECTORS: OVERALL

This building has no smoke or carbon monoxide detectors. Smoke and CO detectors are reliable, inexpensive, and are recommended by all local fire districts. We recommend their installation. Some jurisdictions require smoke detectors prior to sale and the close of escrow.

HEAT SOURCE

We were not able to operate the heating system in portions of the building. Therefore, we recommend further review by a heating specialist.

GENERAL COMMENTThe interior surfaces, hardware, fixtures, doors and windows appear to be properly installed and generally in serviceable condition, with exceptions noted above.

We do not review/inspect window treatments, solar tubes, furniture, and/or any personal property.


Attic

The attic contains the roof framing and serves as a raceway for components of the mechanical systems. There are often heating ducts, electrical wiring and appliance vents in the attic. We visually examine the attic components for proper function, excessive or unusual wear, general state of repair, leakage, venting and misguided improvements. Where walking in an unfinished attic can result in damage to the ceiling, inspection is from the access opening only.

ACCESS/ENTRYThe attic access is located in the hall.

Because of the vaulted, or 'cathedral', ceiling design in portions of the building, these areas did not include an accessible attic space. The roof structure and related building components in these areas could not be inspected.

LEAK EVIDENCE

There is evidence of past leakage, with visible dark staining on portions of the exposed ceiling drywall in the attic. These are possible indications of fungal (mold or mildew) growth. The presence of these substances can only be confirmed by laboratory testing. We recommend further evaluation of this area and cleaning/remediation as needed.


SHEATHINGThe roof sheathing is boards nailed solidly across the rafters with no gaps between them.

Plumbing

A plumbing system consists of the domestic water supply lines, drain, waste and vent lines and gas lines. Inspection of the plumbing system is limited to visible faucets, fixtures, valves, drains, traps, exposed pipes and fittings. These items are examined for proper function, excessive or unusual wear, leakage, and general state of repair. The hidden nature of piping prevents inspection of every pipe and joint. A sewer lateral test, necessary to determine the condition of the underground sewer lines, is beyond the scope of this inspection If desired, a qualified individual could be retained for such a test. Our review of the plumbing system does not include landscape watering, fire suppression systems, private water supply/waste disposal systems, or recalled plumbing supplies. Review of these systems requires a qualified and licensed specialist.

BASIC INFORMATIONDomestic water source: Private well waterMain water line: IndeterminateSupply piping: Plastic and galvanized steel where seen


Waste disposal: Private on-site disposal

Waste piping: Plastic where seenWater pressure: Low-range of normal water pressure

WATER SHUTOFF LOCATIONWe were unable to locate the main shut-off for the domestic water supply system.

INTERIOR SUPPLYThe exposed and accessible supply piping generally appears to be properly installed and in good condition.

WATER PRESSURE

The system water pressure, as measured at the exterior hose bibs, is low. This is the pressure in the line from the well. A booster pump and pressure tank would likely be necessary to increase the pressure.

DRAIN LINESThe visible drain piping appears to be properly installed and in serviceable condition.


SEWER CLEANOUTThe sewer cleanouts are located at the exterior of the home.

The sewer cleanout near the septic tank had a damaged cap. Recommend repair.

PRIVATE DISPOSALThis property uses a private waste disposal system, investigation of which is beyond the scope of this inspection. If accurate service records are not available, it is strongly recommended that the septic tank and associated drain field(s) be pumped and inspected by an expert. Whether or not further inspection is necessary, consultation with a septic tank service company is suggested to determine a probable pumping schedule and to discuss the 'do's and don'ts' of septic systems.


GAS PIPING

Portions of the gas piping at the exterior are corroded and rusted. We recommend they be painted to prevent further corrosion.

GAS METER LOCATIONThe gas meter is outside on the left side of the building. The main gas supply shutoff valve is located on the riser pipe between the ground and the meter. This valve should be turned 90 degrees (either way) in order to shut off the gas.

WELLThe home's water supply is reportedly served by a private well that is shared with other properties. The location, condition, and configuration of the well and associated equipment could not be determined by the inspector. We recommend further information on the well be obtained from the current homeowner and, if necessary, fully evaluated by a well specialist.

GENERAL COMMENTThe plumbing system appears to be in good condition, with the exceptions noted above.

Water Heater

Our review of water heaters includes the tank, water and gas connections, electrical connections, venting and safety valves. These items are examined for proper function, excessive or unusual wear, leakage and


general state of repair. We do not fully review tankless/on-demand systems and suggest you consult a specialist. The hidden nature of piping and venting prevents inspection of every pipe, joint, vent and connection.

Master Bathroom Water Heater

BASIC INFORMATIONLocation: In an outdoor closet

Energy source: Natural gasCapacity: 65 gallonsAge: Estimated to be 14 years oldUnit type: Free standing tankWater heater temperature settings should be maintained in the mid-range to avoid injury from scaldingInsulation: Yes, installed behind outer jacket

T/P RELEASE VALVE

The water heater is not equipped with a temperature and pressure relief valve. This is an important safety device. We recommend a relief valve be installed as soon as possible.


GAS SUPPLYThe gas piping for the appliance includes a local 90 degree shut-off valve for use in an emergency or in case of repair. The valve was not tested at the time of inspection, but is of a type usually found to be serviceable.

The gas connector is an approved flexible type in good condition.

VENTINGThe water heater vent is properly installed and appears in serviceable condition.

COMBUSTION AIR

The combustion air supply is inadequate. Fuel burning appliances require oxygen carrying air to operate safely. We recommend additional venting be installed in accordance with present standards.


WATER CONNECTORS

The water connections are corroded and leakage may become apparent over time. These connections should be monitored for leakage and repaired or replaced if necessary.

SEISMIC RESTRAINT

The water heater tank lacks seismic restraint. As an upgrade, we recommend that the water heater be secured to help limit damage and provide a source of usable domestic water in the event of a major earthquake.

GENERAL COMMENTFor attention to the condition(s) noted above, we recommend the advice and services of a licensed plumbing contractor.


Laundry Area Water Heater

BASIC INFORMATIONLocation: Laundry area

Energy source: Natural gasCapacity: 40 gallonsAge: Estimated to be 15 years oldUnit type: Free standing tankWater heater temperature settings should be maintained in the mid-range to avoid injury from scaldingInsulation: Yes, installed behind outer jacket


T/P RELEASE VALVE

The temperature and pressure relief valve lacks a discharge pipe. We recommend the installation of approved piping to an approved location.




COMBUSTION AIRCombustion air provides the oxygen for fuel burning appliances. Adequate ventilation around all fuel burning appliances is vital for their safe operation. The air can come from inside or outside, providing industry standards are met.

The combustion air supply is adequate.


WATER CONNECTORSThe cold water inlet and hot water outlet connections appear properly installed and in serviceable condition.

SEISMIC RESTRAINT

The water heater tank lacks seismic restraint. As an upgrade, we recommend that the water heater be secured to help limit damage and provide a source of usable domestic water in the event of a major earthquake.

ELEVATION/LOCATION

There is no metal pan under the water heater to catch and divert any dripping water to the exterior. This is required by some jurisdictions for water heaters in this location. We suggest installation of such a pan be considered.

INSULATIONThere is no insulation blanket installed. Newer water heaters have built-in insulation to meet rigorous conservation standards. Installation of a blanket can be done but offers very little improvement on the existing efficiency of the unit.


GENERAL COMMENT

This water heater is near the end of its expected service life. Although operating, the need for replacement should be expected within the next few years.

Detached Garage Water Heater

BASIC INFORMATIONLocation: In the garage

Energy source: Natural gas


Capacity: 30 gallonsAge: Estimated to be 23+ years oldUnit type: Free standing tankWater heater temperature settings should be maintained in the mid-range to avoid injury from scaldingInsulation: Yes, installed behind outer jacket

T/P RELEASE VALVEThe water heater is equipped with a temperature and pressure relief valve. This device is an important safety device and should not be altered or tampered with. We observed no adverse conditions.




COMBUSTION AIRCombustion air provides the oxygen for fuel burning appliances. Adequate ventilation around all fuel burning appliances is vital for their safe operation. The air can come from inside or outside, providing industry standards are met.


The combustion air supply is adequate.

WATER CONNECTORSThe cold water inlet and hot water outlet connections appear properly installed and in serviceable condition.

SEISMIC RESTRAINTThe water heater tank has been secured. This feature will help prevent water heater movement and possible gas leakage, limit damage and provide a source of usable domestic water in the event of a major earthquake.

ELEVATION/LOCATIONThe water heater has been elevated above the garage floor in accordance with present standards. This is a beneficial configuration which helps prevent the ignition of fumes from spilled flammable liquids.

INSULATIONThere is no insulation blanket installed. Newer water heaters have built-in insulation to meet rigorous conservation standards. Installation of a blanket can be done but offers very little improvement on the existing efficiency of the unit.

GENERAL COMMENT

This water heater is beyond its expected service life and signs of rust and dripping were visible at the base of the unit. Although it is still operating, we recommend replacing the water heater at the earliest convenience.


Electrical System

An electrical system consists of the service, distribution, wiring and convenience outlets (switches, lights, and receptacles). Our examination of the electrical system includes the exposed and accessible conductors, branch circuitry, panels, overcurrent protection devices, and a random sampling of convenience outlets. We look for adverse conditions such as improper installation, exposed wiring, running splices, reversed polarity and circuit protection devices. We do not evaluate fusing and/or calculate circuit loads. The hidden nature of the electrical wiring prevents inspection of every length of wire.

BASIC INFORMATIONService entry into building: Underground service lateralVoltage supplied by utility: 120/240 voltsCapacity (available amperage): 200 amperesSystem grounding source: Driven copper rod

Branch circuit protection: Circuit breakersWiring material: Copper and aluminum wiring where seenWiring method: Non-metallic sheathed cable or 'romex'


ELECTRIC METERThe electric meter is outside on the left side of the building.

Additional electrical meters have been installed on the side of the home to provide for measuring power usage at an RV hookup and to the garage subpanel. Further information can be obtained from the homeowner or licensed electrician.

MAIN SERVICEThe main electrical service panel is located on the west wall inside the home.


MAIN DISCONNECTThe main disconnect(s) is/are incorporated into the electrical service panel.

MAIN DISCONNECTThe ampacity of the main disconnect is 200 amps.

CB MAIN PANELThe main service panel is in serviceable condition with circuitry generally installed and fused correctly, with exceptions noted below.

The circuitry is not completely or not accurately labeled. We recommend that each circuit be identified, allowing individuals unfamiliar with the equipment to properly operate it when and if necessary.


MAIN CIRCUITRY

Multiple wires are installed on individual terminals. This 'double lugging' is not permitted because positive connection for all wires is not assured. We recommend reconfiguration of the circuitry so that each wire connects to only one terminal.

One or more neutral (white) wires have been used as "hot" wires, but have not been properly labeled. We recommend modification per present building standards.

SERVICE CAPACITYThe service entrance conductors are the wires between the utilities service drop and the main service disconnect or main service panel.

The service entrance conductors appear to be #4/0 Aluminum providing an ampacity of 200.

Our statement regarding service capacity is based upon the labeled rating of the main electrical service disconnect.

The service capacity is normal for a house this size and age, and appears adequate for the present demand and minor additional loads.

SERVICE GROUNDINGThe system and equipment grounding appears to be correct.


BREAKER SUBPANELAn additional distribution panel, or subpanel, is located in the detached garage.

There are holes in the subpanel where 'knockouts' have been removed and left open. This is not an approved practice and we recommend the holes be closed with approved filler plates.

The circuitry is not completely or not accurately labeled. We recommend that each circuit be identified, allowing individuals unfamiliar with the equipment to operate it properly when and if necessary.


CIRCUITRY SUBPANEL

The neutrals and the grounds are bonded together in the subpanel. This is not a permitted configuration because of a possible failure of the grounding system. We recommend the neutrals and the grounds be separated.

The neutrals have been connected directly to the subpanel. This is not a permitted configuration because of a possible failure of the grounding system. We recommend the neutrals be isolated from the metal panel.

CONDUCTOR MATERIALThe wiring in the 120 volt circuits is copper. One or more of the 240 volt circuits are aluminum.

RECEPTACLES: OVERALLFor reference, as receptacles are discussed in this report, present standards for typical room plugs require grounded, 3 prong receptacles within six feet of any point on all walls. Upgrading is required in older buildings only during remodeling.

Based upon our inspection of a representative number, the receptacles were generally found to be in serviceable condition and operating properly, with exceptions noted elsewhere.

SWITCHES: OVERALLWe checked a representative number of switches and found them operating and generally in serviceable condition, with exceptions noted below or elsewhere in this report.

LIGHTS: OVERALLThe light fixtures in this building are generally in serviceable condition, with exceptions noted below.

GFI PROTECTIONGFCI (ground fault circuit interrupter) protection is a modern safety feature designed to prevent shock hazards. GFCI breakers and receptacles function to de-energize a circuit or a portion of a circuit when a hazardous condition exists.

GFCI protection is inexpensive and can provide a substantial increased margin of safety.

No or minimal GFCI protection is installed. We recommend upgrading by installing ground fault receptacles in all locations required by present standards. These include receptacles near sink basins, in bathrooms, garages, crawl spaces, and the exterior.


GENERAL COMMENTReview of all low voltage wiring, including telephone, TV antenna, alarm, intercom, and stereo wiring is not within the scope of our inspection. Consult the appropriate service technician for full evaluation of their operating conditions.

For attention to the items noted, and for further evaluation of the electrical system in this structure, we recommend that you retain a licensed electrical contractor.

Insulation/Energy

Insulation, weatherstripping, dampers, double-glazed glass and set-back thermostats are features that help reduce heat loss and/or gain and increase system and appliance efficiency. Our visual inspection includes review to determine if these features are present in representative locations and we may offer suggestions for upgrading. Our review of insulation is based upon uniformly insulated or are insulated to current standards. It is our opinion that all homes could benefit from energy conservation upgrades, and we suggest that you consult professionals.

ATTIC INSULATIONThe attic was inaccessible and could not be inspected.

WALL INSULATIONWe were unable to access the wall cavities and/or determine the presence or condition of insulation.

FLOOR INSULATIONWe were unable to access the floor cavities and/or determine the presence or condition of insulation.

GENERAL COMMENTThe areas normally accessible were concealed by finished surfaces and could not be inspected. We are unable to evaluate the presence or degree of insulation and/or energy efficiency.

Locations of Emergency Controls

In an emergency, you may need to know where to shut off the gas, the water and/or the electrical system. We have listed below these controls and their location for your convenience. We urge that you familiarize yourself with their location and operation.

WATER SHUTOFF LOCATIONPLUMBINGWe were unable to locate the main shut-off for the domestic water supply system.


SEWER CLEANOUTPLUMBINGThe sewer cleanouts are located at the exterior of the home.

The sewer cleanout near the septic tank had a damaged cap. Recommend repair.


GAS METER LOCATIONPLUMBINGThe gas meter is outside on the left side of the building. The main gas supply shutoff valve is located on the riser pipe between the ground and the meter. This valve should be turned 90 degrees (either way) in order to shut off the gas.

ELECTRIC METERELECTRICAL SYSTEMThe electric meter is outside on the left side of the building.


Additional electrical meters have been installed on the side of the home to provide for measuring power usage at an RV hookup and to the garage subpanel. Further information can be obtained from the homeowner or licensed electrician.

MAIN SERVICEELECTRICAL SYSTEMThe main electrical service panel is located on the west wall inside the home.


MAIN DISCONNECTELECTRICAL SYSTEMThe main disconnect(s) is/are incorporated into the electrical service panel.

Environmental Concerns

Environmental issues include but are not limited to radon, fungi/mold, asbestos, lead paint, lead contamination, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination and soil contamination. We are not trained or licensed to recognize or discuss any of these materials. We may make reference to one of more of these materials in this report when we recognize one of the common forms of these substances. If further study or analysis seems prudent, the advice and services of the appropriate specialists are advised.

Conclusion

COMMENTS

This structure has been added to and upgraded. The owner may have pertinent information regarding both the extent of the work performed and the status of all permits that were required, issued and signed by the appropriate authorities.

The basic structures and systems of this house appear to be serviceable with exceptions as noted in our report.

Most of the items that are in need of immediate attention and/or possible major cost items that would require repair in the near future are listed in the Report Summary. Please be sure to refer to this document for further useful information.

Many homes built prior to 1996 lack modern safety and energy efficient items.


Note: Structures built prior to the mid-1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards.

Testing for the presence of lead and/or asbestos if beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs, and/or abatement specialists for this type of evaluation.

The home inspector considers the age of the home while inspecting. It is common to have areas that no longer comply with code. This is not a new home and this home cannot be expected to meet current code standards. While this inspection makes every effort to point out safety issues, it does not inspect for code. It is common that homes of any age will have had repairs performed and some repairs may not be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for items tha are not functioning as intended. It does not grade the repair. It is common to see old plumbing or mixed materials. Sometimes water signs in crawlspaces or basements could be years old or from a problem that no longer exists. Or, it may still need further attention and repair. Determining this can be difficult on an older home. Sometimes in older homes there are signs of damage to wood from wood-destroying organisms (WDO's). Having this is typical and fairly common. If the home inspection reveals sings of damage, a pest control company should inspect for further activity and possibly hidden damage.

©2019 Strong Foundations Home Inspection

ADDENDA TO INSPECTION REPORT 1. The inspection to be performed for Client consists of non-intrusive visual observations to survey the readily accessible, easily visible material components, systems and equipment of the building. The inspection is designed to identify material physical deficiencies in the building’s components, systems and equipment, as they exist at the time of the inspection. The work product resulting from completing an inspection in accordance with this contract is an inspection report. The inspection report incorporates the information obtained during the inspection. The inspection report is for the sole use and benefit of the Client. Client agrees to read the entire inspection report when it is received and shall promptly call the Inspector with any questions or concerns Client may have regarding the inspection report or the inspection. The inspection report shall be considered the final and exclusive findings of the Inspector regarding the inspection of the building. Client shall not rely on any oral statement made by the Inspector prior to issuance of the inspection report. 2. Components and systems operated during the inspection will be identified in the inspection report. The identified components and systems shall be operated with normal user controls and as conditions permit. If a component or system is operated, it may be conducted without the aid of special protective clothing, exploratory probing, removing materials, testing, measuring, preparing, calculations or using special equipment, including meters or devices of any kind. Testing, measuring, or preparing calculations for any system or component to determine adequacy, capacity, or compliance with any standard is outside the scope of this contract. 3. The term “poor” or “major concern” in regard to a component mean the presence of conspicuous patent defects or material deferred maintenance of the building’s material systems, components, or building equipment as observed during the inspection. This definition specifically excludes deficiencies that may be remedied with routine maintenance, miscellaneous minor repairs, and normal operating maintenance, and excludes conditions that generally do not present material physical deficiencies of the building. 4. Inspector is an expert generalist and not acting as an expert in any SPECIFIC craft or


trade. The inspector may make recommendations for further evaluation by an individual(s) who is an expert or specialist IN ONE OR MORE SPECIFIC BUILDING COMPONENTS OR SYSTEMS. 5. The inspection is not technically exhaustive. The cost obtaining information or the time required to conduct a technically exhaustive inspection and prepare the inspection report could outweigh the usefulness of the information and could be detrimental to the orderly and timely completion of Client’s transaction. 6. No inspection can wholly eliminate the uncertainty regarding the presence of physical deficiencies and the performance of the building’s systems. Preparation of an inspection report in accordance with this contract is intended to reduce, but not eliminate, the uncertainty regarding the potential for component or system failure and to reduce the potential that such component or system may not be initially observed. Client recognizes the inherent subjective nature of the inspector’s opinions as to issues such as workmanship, quality of original installation, and estimating the remaining useful life of any given component or system. The inspector’s opinions generally are formed without detailed knowledge from those specifically familiar with the component or system’s performance. 7. The inspection report will contain a representative indication of the property condition at the time of the inspection and is dependent on the information available to the inspector at that time. 8. It is the Client’s duty and obligation to exercise reasonable care to protect himself or herself regarding the condition of the building, including those facts that are known to or within the diligent attention and observation of the Client. SCOPE AND LIMITATIONS OF THIS INSPECTION This inspection is limited to a visual observation of the exposed and readily accessible areas of the home. The concealed and inaccessible areas are not included. The following locations are considered inaccessible due to limited height and excluded from this inspection unless otherwise stated:

• Crawl space areas less than 18 inches in height

• Attic spaces less than 5 feet in height

• Spaces under outdoor decks less than 5 feet high Observation includes operation of the systems or components by means of the normal user controls. Dismantling of equipment, and destructive testing is not included. Some specific items are also excluded, and these are listed in the following section. If you feel there is a need for evaluation of any of these items, then you will need to arrange for specific inspections.


Items not Included 1. Recreational, leisure, playground or decorative equipment or appliances including but not limited to pools, hot tubs, saunas, steam baths, landscape lighting, fountains, shrubs, trees, and tennis courts; 2. Cosmetic conditions (wallpapering, painting, carpeting, scratches, scrapes, dents, cracks, stains, soiled or faded surfaces on the structure or equipment, soiled, faded, torn, or dirty floor, wall or window coverings etc.); 3. Noise pollution or air quality in the area; 4. Earthquake hazard, liquefaction, flood plain, soil, slide potential or any other geological conditions or evaluations; 5. Engineering level evaluations on any topic; 6. Existence or non-existence of solder or lead in water pipes, asbestos, hazardous waste, radon, urea formaldehyde urethane, lead paint or any other environmental, flammable or toxic contaminants or the existence of water or airborne diseases or illnesses and all other similar or potentially harmful substances (although the inspector may note the possible existence of asbestos in ceiling texture and furnace duct tape); 7. Zoning or municipal code (e.g. building, fire, housing (existing buildings), mechanical, electrical, plumbing, etc. code) restrictions or other legal requirements of any kind; 8. Any repairs which relate to some standard of interior decorating; 9. Cracked heat exchangers or similar devices in furnaces; 10. Any evaluation which requires the calculation of the capacity of any system or item that is expected to be part of the inspection. Examples include but are not limited to the calculation of appropriate wattage or wiring of kitchen appliances, appropriate sizing of flues or chimneys, appropriate ventilation to combustion-based items (e.g. furnaces, water heaters, fireplaces etc.), appropriate sizing, spacing and spanning of joists, beams, columns, girders, trusses, rafters, studs etc., appropriate sizing of plumbing and fuel lines, etc.; 11. Washers and dryers; 12. Circuit breaker operation; 13. Specialty evaluations such as private sewage, wells, solar heating systems, alarms, intercom systems, central vacuum systems, wood and coal stoves, pre-fab and zero clearance fireplaces, space heaters, sprinkler systems, gas logs, gas lights, elevators and common areas unless these have been specifically added to the inspection description above but only to the degree that the inspector is capable of evaluating these items;


14. Items that are not visible and exposed including but not limited to concealed wiring, plumbing, water leaks, under bathtubs and shower stalls due to faulty pans or otherwise, vent lines, duct work, exterior foundation walls (below grade or covered by shrubs or wall/paneling, stored goods etc.) and footings, underground utilities, and systems and chimney flues; 15. Evaluations involving destructive testing; 16. Evaluation which requires moving personal goods, debris, furniture, equipment, floor covering, insulation or like materials; 17. Design problems and adequacy or operational capacity, quality or suitability; 18. Fireplace drafting; 19. To prevent damages to units, air conditioning when outside temperature below 60 degrees F or if the unit has not been warmed up or on for at least 24 hours prior to inspection; 20. Any evaluation which would involve scraping paint or other wall coverings; 21. Heating system accessories (e.g. humidifiers, electronic air cleaners etc.); 22. Legal description of property such as boundaries, egress/ingress, etc.; 23. Quality of materials; 24. Conformance with plan specifications or manufacturers specifications; 25. Flood conditions or plains; 26. Any other characteristics or items which are generally not included in a building inspection report on a regular basis. Services for inspecting or evaluating the excluded items listed above may be available from the Inspector for an additional fee or from specialists qualified to inspect or evaluate a particular category or item. Disclaimer In some cases we may recommend your consulting a specialist such as a structural engineer or licensed electrician. Hiring a specialist can be a prudent means of providing some protection of your financial investment in this property. WE DO NOT MAKE ANY TYPE OF WARRANTY OR GUARANTEE AS TO THE CONDITION OF THE PROPERTY. SOME THINGS MAY REMAIN HIDDEN OR


BECOME DEFECTIVE AFTER THE INSPECTION. IT IS NOT POSSIBLE TO DETECT EVERY DEFECT WITHIN A BUILDING DURING THE COURSE OF A GENERAL INSPECTION. THIS REPORT SHOULD BE USED IN CONJUNCTION WITH, AND NOT A REPLACEMENT FOR , A PRE-CLOSING WALK-THROUGH BY THE CLIENT. THIS INSPECTION IS NOT AN INSURANCE POLICY AGAINST HIDDEN DEFECTS, OR CONDITIONS THAT ARE NOT VISIBLE AND READILY APPARENT AT THE TIME OF INSPECTION. THE COST OF THIS INSPECTION DOES NOT ENTITLE YOU TO ANY TYPE OF PROTECTION FROM HIDDEN FLAWS AND DEFECTS. THIS INSPECTION DOES NOT TRANSFER YOUR ULTIMATE RESPONSIBILITY TO ALL POINT HOME INSPECTIONS. ENVIRONMENTAL CONCERNS: Client acknowledges that what is being contracted for is a building inspection and not an environmental evaluation and the inspection is not intended to detect, identify or disclose any health or environmental concerns regarding this building or property, including, but not limited to, the presence of asbestos, radon, lead, urea formaldehyde, fungi, mold, mildew, PCB’s or other toxic materials or substances in the water, air, soil or building materials. CONFIDENTIAL REPORT: The inspection report to be prepared for the Client is solely and exclusively for the Client’s own information and may not be relied upon by any other person. Client agrees to maintain the confidentiality of the inspection report and agrees not to disclose any part of it to any other person. Client my distribute copies of the inspection report to other persons directly involved in this transaction, but the Client and Inspector do not in any way intend to benefit said other persons directly or indirectly through this Contract, the inspection or the inspection report. CLIENT AGREES TO INDEMNIFY, DEFEND AND HOLD THE INSPECTOR HARMLESS FROM ANY THRID PARTY CLAIMS ARISING OUT OF THE CLIENT’S UNAUTHORIZED DISTRIBUTION OF THE INSPECTION REPORT. LIQUIDATED DAMAGES: IT IS UNDERSTOOD AND AGREES BY AND BETWEEN THE PARTIES HERETO THAT THE INSPECTOR/INSPECTION COMPANY IS NOT AN INSURER, THAT THE PAYMENT FOR THE SUBJECT INSPECTION IS BASED SOLELY ON THE VALUE OF THE SERVICES PROVIDED BY THE INSPECTOR/INSPECTION COMPANY IN THE PREFORMANCE OF THE INSPECTION AND PRODUCTION OF THE INSPECTION REPORT AS DESCRIBED HEREIN, THATIT IS IMPRACTICABLE AND EXTREMELY DIFFICULT TO FIX THE ACTUAL DAMAGES, OF ANY, WHICH MAY RESULT FROM A FAILURE TO PERFORM SUCH SERVICES, AND IN CASE OF FAILURE TO PERFORM SUCH SERVICES AND A RESULTING LOSS, THE CLIENT’S DAMAGES HEREIN SHALL BE LIQUIDATER AND FIXED IN AN AMOUNT EQUAL TO THE INSPECTION FEE PAID MULTIPLIED BY ONE HUNDRED TWENT-FIVE PERCENT (125%) AS


LIQUIDATED DAMAGES AND NOT AS A PENALTY, AND THIS REMEDY SHALL BE EXCLUSIVE. GENERAL PROVISIONS: A. This inspection contract, the inspection, and the inspection report do not constitute a warranty, guarantee, or insurance policy of any kind whatsoever. B. No legal action or proceeding of any kind, including in tort or contract can be commenced against Inspector/Inspection Company, or its officers, agents or employees more than one year after the date of the subject inspection. Time is expressly of the essence herein. THIS TIME PERIOD IS SHORTER THAN OTHERWISE PROVIDED BY LAW. C. In the event the Client discovers a material physical deficiency in a component, system or equipment of the building that was not identified and reported by the Inspector, Client shall so notify the Inspector in writing and allow Inspector and/or Inspector’s designated representative to re-inspect and document the condition(s) of the material physical deficiency prior to making any repair, alteration, or replacement to said physical deficiency. D. Should any provision of this contract be held by a court of competent jurisdiction to be either invalid or unenforceable, the remaining provisions of this contract shall remain in full force and effect, unimpaired by the court’s holding. E. This contract shall be binding upon and inure to the benefit of only the undersigned parties and their heirs, successors and assigns. F. This contract constitutes the entire integrated agreement between the parties hereto pertaining to the subject matter hereof, and may be modified only by a written agreement signed by all of the parties hereto. No oral agreements, understanding, or representations shall change, modify, or amend any part of this contract. G. Each party signing this contract warrants and represents that he/she has the full capacity and authority to execute this contract on behalf of the named party whether it is a corporation, partnership, or other entity. If this contract is executed on behalf of the Client by a third party, the person executing this contract expressly represents to the Inspector that he/she has the full and complete authority to execute this contract on the Client’s behalf and to fully and completely bind the Client to all of the terms, conditions, limitations, exceptions and exclusions of this contract. This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. FOLLOW-UP INSPECTION POLICY Generally we discourage follow-up inspections for these reasons


1. Quality of repairs

If repairs are made to a property based on the results of an inspection, the work should be performed by qualified contractors, not the seller. By qualified, we mean licensed, bonded, state-certified where applicable and with a reasonable amount of experience. Contractors providing repairs should provide legible documentation in the form of work orders and/or receipts. If repairs are made in this way, then there's generally no need for a follow-up inspection. Additionally, it may be better to negotiate a lower price on your home and have repairs made by contractors you choose rather than the seller making repairs as cheaply as possible. ________________________________________ As a part of our service, we sometimes provide approximate, cost of repair estimates for particular items. These estimates should be considered as background information only. It is beyond the scope of this inspection and report to supply you with accurate repair costs. Such estimates should be supplied by contractors who specialize in this type of work. Our estimates should be used only as guidelines. If you intend to negotiate the price of this property based on defects found during this inspection, we strongly suggest you obtain one or more written bids from a licensed contractor(s). It is a conflict of interest for Strong Foundations Home Inspection to recommend any specific contractor.


Life Expectancy Charts for Homes PLEASE NOTE: These life expectancies have been determined through research and testing based on regular recommended maintenance and conditions of normal wear and tear, and not extreme weather or other conditions, neglect, over-use or abuse. Therefore, they should be used as guidelines only, and not relied upon as guarantees or warranties.

Surface preparation and paint quality are the most important determinants of a paint's life expectancy. Ultraviolet (UV) rays via sunshine can shorten life expectancy. Additionally, conditions of high humidity indoors or outdoors can affect the lifespan of these components, which is why they should be inspected and maintained seasonally.

ADHESIVES, CAULK &

PAINTS

YEARS

Caulking (interior & exterior) 5 to 10

Construction Glue 20+

Paint (exterior) 7 to 10

Paint (interior) 10 to 15

Roofing Adhesives/Cements 15+

Sealants 8

Stains 3 to 8

Appliance life expectancy depends to a great extent on the use it receives. Furthermore, consumers often replace appliances long before they become worn out due to changes in styling, technology and consumer preferences.

APPLIANCES YEARS

Air Conditioner (window) 5 to 7

Compactor (trash) 6

Dehumidifier 8

Dishwasher 9

Disposal (food waste) 12

Dryer Vent (plastic) 5

Dryer Vent (steel) 20

Dryer (clothes) 13

Exhaust Fans 10

Freezer 10 to 20

Gas Oven 10 to 18

Hand Dryer 10 to 12

Humidifier (portable) 8

Microwave Oven 9

Range/Oven Hood 14

Electric Range 13 to 15

Gas Range 15 to 17

Refrigerator 9 to 13


Swamp Cooler 5 to 15

Washing Machine 5 to 15

Whole-House Vacuum System 20

Modern kitchens today are larger and more elaborate. Together with the family room, they now form the “great room.”

CABINETRY & STORAGE YEARS

Bathroom Cabinets 50+

Closet Shelves 100+

Entertainment Center/Home Office 10

Garage/Laundry Cabinets 70+

Kitchen Cabinets 50

Medicine Cabinet 25+

Modular (stock manufacturing-type) 50

Walls and ceilings last the full lifespan of the home.

CEILINGS & WALLS YEARS

Acoustical Tile Ceiling 40+ (older than 25 years may

contain asbestos)

Ceramic Tile 70+

Concrete 75+

Gypsum 75

Wood Paneling 20 to 50

Suspended Ceiling 25+

Natural stone countertops, which are less expensive than they were just a few years ago, are becoming more popular, and one can expect them to last a lifetime. Cultured marble countertops have a shorter life expectancy, however.

COUNTERTOPS YEARS

Concrete 50

Cultured Marble 20

Natural Stone 100+

Laminate 20 to 30

Resin 10+

Tile 100+

Wood 100+


Decks are exposed to a wide range of conditions in different climates, from wind and hail in some areas, to relatively consistent, dry weather in others. See FASTENERS & STEEL section for fasteners.

DECKS YEARS

Deck Planks 15

Composite 8 to 25

Structural Wood 10 to 30

Exterior fiberglass, steel and wood doors will last as long as the house, while vinyl and screen doors have a shorter life expectancy. The gaskets/weatherstripping of exterior doors may have to be replaced every 5 to 8 years.

DOORS YEARS

Closet (interior) 100+

Fiberglass (exterior) 100+

Fire-Rated Steel (exterior) 100+

French (interior) 30 to 50

Screen (exterior) 30

Sliding Glass/Patio (exterior) 20 (for roller wheel/track

repair/replacement)

Vinyl (exterior) 20

Wood (exterior) 100+

Wood (hollow-core interior) 20 to 30

Wood (solid-core interior) 30 to 100+

Copper-plated wiring, copper-clad aluminum, and bare copper wiring are expected to last a lifetime, whereas electrical accessories and lighting controls, such as dimmer switches, may need to be replaced after 10 years. GFCIs could last 30 years, but much less if tripped regularly. Remember that faulty, damaged or overloaded electrical circuits or equipment are the leading cause of house fires, so they should be inspected regularly and repaired or updated as needed.

ELECTRICAL YEARS

Accessories 10+

Arc-Fault Circuit Interrupters

(AFCIs)

30

Bare Copper 100+

Bulbs (compact fluorescent) 8,000 to 10,000+ hours

Bulbs (halogen) 4,000 to 8,000+ hours

Bulbs (incandescent) 1,000 to 2,000+ hours

Bulbs (LED) 30,000 to 50,000+ hours

Copper-Clad Aluminum 100+

Copper-Plated 100+


Fixtures 40

Ground-Fault Circuit Interrupters

(GFCIs)

up to 30

Lighting Controls 30+

Residential Propane Backup

Generators

12

Service Panel 60

Solar Panels 20 to 30

Solar System Batteries 3 to 12

Wind Turbine Generators 20

Floor and roof trusses and laminated strand lumber are durable household components, and engineered trim may last 30 years.

ENGINEERED LUMBER YEARS

Engineered Joists 80+

Laminated Strand Lumber 100+

Laminated Veneer Lumber 80+

Trusses 100+

Fastener manufacturers do not give lifespans for their products because they vary too much based on where the fasteners are installed in a home, the materials in which they're installed, and the local climate and environment. However, inspectors can use the guidelines below to make educated judgments about the materials they inspect.

FASTENERS, CONNECTORS &

STEEL

YEARS

Adjustable Steel Columns 50+

Fasteners (bright) 25 to 60

Fasteners (copper) 65 to 80+

Fasteners (galvanized) 10+

Fasteners (electro-galvanized) 15 to 45

Fasteners (hot-dipped galvanized) 35 to 60

Fasteners (stainless) 65 to 100+

Steel Beams 200+

Steel Columns 100+

Steel Plates 100+

Flooring life is dependent on maintenance and the amount of foot traffic the floor endures.

FLOORING YEARS

All Wood Floors 100+

Bamboo 100+

Brick Pavers 100+


Carpet 8 to 10

Concrete 50+

Engineered Wood 50+

Exotic Wood 100+

Granite 100+

Laminate 15 to 25

Linoleum 25

Marble 100+

Other Domestic Wood 100+

Slate 100

Terrazzo 75+

Tile 75 to 100

Vinyl 25

Concrete and poured-block footings and foundations will last a lifetime, assuming they were properly built. Waterproofing with bituminous coating lasts 10 years, but if it cracks, it is immediately damaged.

FOUNDATIONS YEARS

Baseboard Waterproofing System 50

Bituminous-Coating Waterproofing 10

Concrete Block 100+

Insulated Concrete Forms (ICFs) 100

Permanent Wood Foundation (PWF;

treated)

75

Post and Pier 20 to 65

Post and Tensioned Slab on Grade 100+

Poured-Concrete Footings and

Foundation

100+

Slab on Grade (concrete) 100

Wood Foundation 5 to 40

Framing and structural systems have extended longevities; poured-concrete systems, timber frame houses and structural insulated panels will all last a lifetime.

FRAMING YEARS

Log 80 to 200

Poured-Concrete Systems 100+

Steel 100+

Structural Insulated Panels (SIPs) 100+

Timber Frame 100+

The quality and frequency of use will affect the longevity of garage doors and openers.


GARAGES YEARS

Garage Doors 20 to 25

Garage Door Openers 10 to 15

Home technology systems have diverse life expectancies and may have to be upgraded due to evolution in technology.

HOME TECHNOLOGY YEARS

Built-In Audio 20

Carbon Monoxide Detectors* 5

Doorbells 45

Home Automation System 5 to 50

Intercoms 20

Security System 5 to 20

Smoke/Heat Detectors* less than 10

Wireless Home Networks 5+

* Batteries should be changed at least annually. Thermostats may last 35 years but they are usually replaced before they fail due to technological improvements.

HVAC YEARS

Air Conditioner (central) 7 to 15

Air Exchanger 15

Attic Fan 15 to 25

Boiler 40

Burner 10+

Ceiling Fan 5 to 10

Chimney Cap (concrete)

100+

Chimney Cap (metal) 10 to 20

Chimney Cap (mortar) 15

Chimney Flue Tile 40 to 120

Condenser 8 to 20

Dampers 20+

Dehumidifier 8

Diffusers, Grilles and Registers 25

Ducting 60 to 100

Electric Radiant Heater 40

Evaporative Cooler 15 to 25

Furnace 15 to 25

Gas Fireplace 15 to 25

Heat Exchanger 10 to 15


Heat Pump 10 to 15

Heat-Recovery Ventilator 20

Hot-Water and Steam-Radiant

Boiler

40

Humidifier 12

Induction and Fan-Coil Units 10 to 15

Thermostats 35

Ventilator 7

As long as they are not punctured, cut or burned and are kept dry and away from UV rays, cellulose, fiberglass and foam insulation materials will last a lifetime. This is true regardless of whether they were installed as loose-fill, housewrap or batts/rolls.

INSULATION & INFILTRATION

BARRIERS

YEARS

Batts/Rolls 100+

Black Paper (felt paper) 15 to 30

Cellulose 100+

Fiberglass 100+

Foamboard 100+

Housewrap 80+

Liquid-Applied Membrane 50

Loose-Fill 100+

Rockwool 100+

Wrap Tape 80+

Masonry is one of the most enduring household components. Fireplaces, chimneys and brick veneers can last the lifetime of the home.

MASONRY & CONCRETE YEARS

Brick 100+

Insulated Concrete Forms (hybrid

block)

100+

Concrete Masonry Units (CMUs) 100+

Man-Made Stone 25

Masonry Sealant 2 to 20

Stone 100+

Stucco/EIFS 50+

Veneer 100+

Custom millwork and stair parts will last a lifetime and are typically only upgraded for aesthetic reasons.


MOLDING, MILLWORK &

TRIM

YEARS

Attic Stairs (pull-down) 50

Custom Millwork 100+

Pre-Built Stairs 100+

Stair Parts 100+

Stairs 100+

The lifetime of any wood product depends heavily on moisture intrusion.

PANELS YEARS

Flooring Underlayment 25

Hardboard 40

Particleboard 60

Plywood 100

Softwood 30

Oriented Strand Board (OSB) 60

Wall Panels 100+

The quality of plumbing fixtures varies dramatically. The mineral content of water can shorten the life expectancy of water heaters and clog showerheads. Also, some finishes may require special maintenance with approved cleaning agents per the manufacturers in order to last their expected service lives.

PLUMBING, FIXTURES &

FAUCETS

YEARS

ABS and PVC Waste Pipe 50 to 80

Accessible/ADA Handles 100+

Acrylic Kitchen Sink 50

Cast-Iron Bathtub 100

Cast-Iron Waste Pipe (above

ground)

60

Cast-Iron Waste Pipe (below

ground)

50 to 60

Concrete Waste Pipe 100+

Copper Water Lines 70

Enameled Steel Kitchen Sink 5 to 10+

Faucets and Spray Hose 15 to 20

Fiberglass Bathtub and Shower 20

Gas Lines (black steel) 75

Gas Lines (flex) 30

Hose Bibs 20 to 30

Instant (on-demand) Water Heater 10

PEX 40


Plastic Water Lines 75

Saunas/Steam Room 15 to 20

Sewer Grinder Pump 10

Shower Enclosure/Module 50

Shower Doors 20

Showerheads 100+ (if not clogged by

mineral/other deposits)

Soapstone Kitchen Sink 100+

Sump Pump 7

Toilet Tank Components 5

Toilets, Bidets and Urinals 100+

Vent Fan (ceiling) 5 to 10

Vessel Sink (stone, glass, porcelain,

copper)

5 to 20+

Water Heater (conventional) 6 to 12

Water Line (copper) 50

Water Line (plastic) 50

Water Softener 20

Well Pump 15

Whirlpool Tub 20 to 50

Radon systems have but one moving part: the radon fan.

RADON SYSTEMS YEARS

Air Exchanger 15

Barometric Backdraft

Damper/Fresh-Air Intake

20

Caulking 5 to 10

Labeling 25

Manometer 15

Piping 50+

Radon Fan 5 to 8

The life of a roof depends on local weather conditions, building and design, material quality, and adequate maintenance. Hot climates drastically reduce asphalt shingle life. Roofs in areas that experience severe weather, such as hail, tornadoes and/or hurricanes, may also experience a shorter-than-normal lifespan overall or may incur isolated damage that requires repair in order to ensure the service life of the surrounding roofing materials.

ROOFING YEARS

Aluminum Coating 3 to 7

Asphalt (architectural) 30

Asphalt Shingles (3-tab) 20

BUR (built-up roofing) 30


Clay/Concrete 100+

Coal and Tar 30

Copper 70+

EPDM (ethylene propylene diene

monomer) Rubber

15 to 25

Fiber Cement 25

Green (vegetation-covered) 5 to 40

Metal 40 to 80

Modified Bitumen 20

Simulated Slate 10 to 35

Slate 60 to 150

TPO 7 to 20

Wood 25

Outside siding materials typically last a lifetime. Some exterior components may require protection through appropriate paints or sealants, as well as regular maintenance. Also, while well-maintained and undamaged flashing can last a long time, it is their connections that tend to fail, so seasonal inspection and maintenance are strongly recommended.

SIDINGS, FLASHING &

ACCESSORIES

YEARS

Aluminum Gutters, Downspouts,

Soffit and Fascia

20 to 40+

Aluminum Siding 25 to 40+

Asbestos Shingle 100

Brick 100+

Cementitious 100+

Copper Downspouts 100

Copper Gutters 50+

Engineered Wood 100+

Fiber Cement 100+

Galvanized Steel

Gutters/Downspouts

20

Manufactured Stone 100+

Stone 100+

Stucco/EIFS 50+

Trim 25

Vinyl Gutters and Downspouts 25+

Vinyl Siding 60

Wood/Exterior Shutters 20

Site and landscaping elements have life expectancies that vary dramatically.

SITE & LANDSCAPING YEARS


American Red Clay 100+

Asphalt Driveway 15 to 20

Brick and Concrete Patio 15 to 25

Clay Paving 100+

Concrete Walks 40 to 50

Controllers 15

Gravel Walks 4 to 6

Mulch 1 to 2

Polyvinyl Fencing 100+

Sprinkler Heads 10 to 14

Underground PVC Piping 60+

Valves 20

Wood Chips 1 to 5

Wood Fencing 20

Swimming pools are composed of many systems and components, all with varying life expectancies.

SWIMMING POOLS YEARS

Concrete Shell 25+

Cover 7

Diving Board 10

Filter and Pump 10

Interior Finish 10 to 35

Pool Water Heater 8

Vinyl Liner 10

Waterline Tile 15+

Aluminum windows are expected to last between 15 and 20 years, while wooden windows should last nearly 30 years.

WINDOWS YEARS

Aluminum/Aluminum-Clad 15 to 20

Double-Pane 8 to 20

Skylights 10 to 20

Vinyl/Fiberglass Windows 20 to 40

Window Glazing 10+

Wood 30+

Note: Life expectancy varies with usage, weather, installation, maintenance and quality of materials. This list should be used only as a general guideline and not as a guarantee or warranty regarding the performance or life expectancy of any appliance, product, system or component.

Evaluations are made as to the present age, and remaining economic life of an item, i.e.


water heaters, roofs, plumbing, furnaces, etc. These evaluations are based on visual observation, industry averages and prior experience. THEY ARE NOT OFFERED AS A WARRANTY OR CERTIFICATION OF REMAINING LIFE.


HOME MAINTENANCE CHECK LIST: Monthly: 1. Clean any removable dishwasher filters. 2. Purge food disposal by filling the kitchen sink with clean water, then turn on the device until the water drains through. 3. Wash refrigerator/freezer interior walls and door gaskets with a solution of one quart of warm water to two tablespoons of baking soda and wipe dry. 4. Vacuum and clean “return” air ducts/grills. 5. Inspect lighting fixtures and replace any burned-out bulbs. 6. Clean clothes dryer lint trap and/or duct for better energy efficiency and to decrease the risk of fire. Quarterly: 1. Inspect and service doors by cleaning and lubricating latches, hinges or replacing weather-stripping as might be required. 2. Inspect and repair, if necessary, exterior caulking and finish around windows, doors, and siding. 3. Replace/clean, at least quarterly, furnace, heating and cooling system filters. 4. Re-tighten knobs and pulls on cabinets. Clean and lubricate drawer tracks and guides. Semi-annually: 1. Inspect and test smoke and carbon monoxide alarms. Replace backup batteries as might be required. 2. Test (GFCI) ground fault circuit interrupters and (AFCI) arc fault breakers. 3. Inspect and maintain/clean gutters and downspouts. Runoff water must be directed away from the home. 4. Inspect attics and substructure areas for rodent droppings or other signs of pests or leaks/standing water, etc. 5. Prior to the beginning of the rainy season, test sump pumps for adequacy and function. 6. Look for moisture or decay, outside and inside the house, where flat surface decks and landing attach to the house. This is especially important if the landings do not have proper flashings. 7. Clean range hood fan grills and housings. 8. Use a vacuum cleaner to remove dust on coils behind the refrigerator/freezer. Annually: 1. Licensed contractor to inspect and service heating and air-conditioning systems. 2. Professional contractor to inspect and service wood burning appliances and chimneys. 3. Seal any foundation cracks. 4. Inspect, clean and lubricate garage vehicle door tracks and test auto-reverse functions. 5. Clean and lubricate sliding glass door and window tracks. 6. Inspect exterior paint for cracking and wear. Repaint, caulk and seal as needed.


7. Reseal, as required, wood decks and landings. 8. Inspect, for water damage, pests or rot, any substructure and attic areas. 9. Inspect roof flashings, chimney caps, shingles. 10. Inspect outside electrical service lines for damage, exposed wires or proximity to tree limbs. 11. Inspect all supply hoses at sinks, toilets and washing machines. 12. Clean and repair caulking or grout in bathrooms or kitchens. 13. Clean bathroom exhaust fan blades and grills. 14. Inspect all electric coeds and replace as needed. 15. Change water filters and have fresh water systems professionally services. Tips for keeping drains clear: 1. Pour a pot of hot water down the drain once a week to help clear away fat or grease that may have built-up in the drain line or the P-trap. 2. If a drain is clogged, try pouring 1/2 cup of white vinegar down the drain. Cover the drain and let the mixture sit for a few minutes. Then pour a pot of hot water down the drain. General Safety tips: Ensure that you know where the following items are located: 1. Emergency contact telephone numbers. 2. Fire extinguishers and water hose pipes. 3. Heating gas/fuel main shut off valve. 4. Main electrical disconnect circuit breaker (breaker box/service panel). 5. Main drain line clean-out. 6. Main water shut-off valve. 7. All window and door exits.

Documents

Confidential Inspection Report · 2020. 1. 21. · GARAGE 23: There is no GFCI (ground fault circuit interrupter) protection for one or more outlets in this area. For an increased