FAIRA TRANSPARENCY REPORTS 20104 12th Ave Ct E, … · 2018. 4. 17. · 608 State St. South Kirkland, WA 98033 [email protected] +1.800.571.FAIR FAIRA TRANSPARENCY REPORTS 20104 12th

608 State St. South Kirkland, WA 98033

www.faira.com

[email protected] +1.800.571.FAIR

FAIRA TRANSPARENCY REPORTS

20104 12th Ave Ct E, Spanaway, WA 98387

Thank you for your interest in this Faira Certified home. We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property.

You may view more detailed information for this home and can make an offer at

http://www.faira.com/listings/11923 All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We’re happy you’ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team

Confidential Inspection Report

LOCATED AT:20104 12th Ave Ct E

Spanaway, Washington 98387

PREPARED EXCLUSIVELY FOR:Faira.com

INSPECTED ON:Monday, April 16, 2018

Inspector, Isaac McPhee Strong Foundations Home Inspection

Page 2 of 119Copyright© 2010-2018, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 18-04013

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:

= Item in poor condition, warranting immediate repair or replacement

= Item that warrants repair or replacement now or in the near term, but does not pose an immediate risk or threat

= Upgrade recommended, but not required

= Potentially dangerous or hazardous condition that should be corrected as soon as possible (safety concern)

= 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 licensed professional. Though issues may not necessarily exist in the present or are not readily visible, monitoring or further evaluation is recommended.

Introductory Notes

NOTES

1: - The home was occupied at the time of the inspection, with personal possessions and furniture in every room of the home that prohibited the inspection of some surfaces or systems. This includes numerous electrical outlets, lights, walls, floors, etc. We recommend further evaluation of the home if it becomes vacant, in order to more thoroughly evaluate the condition.

Exterior/Site/Ground

HARDBOARD SIDING

2: - The hardboard siding shows routine wear but is generally in serviceable condition. Areas of concern include the bottom edges of siding where near the ground, which had localized moisture damage in some areas. We recommend minor maintenance to ensure maximum service life, which may include replacement of portions of siding in order to prevent moisture damage to the walls.

Note: We make no assumptions regarding any hidden damage to walls, which may only be revealed over the course of repairs.


3: - Gaps in the hardboard siding were observed at one or more of the pipe and/or vent penetrations or nail/screw holes. We recommend all such gaps be sealed or plugged in the course of routine property maintenance.

SCREENS

4: - There are several missing and/or damaged window/door screens throughout this home. Recommend repairing or replacing any damaged or missing screens.

DRIVEWAY

5: - The minor cracks in the driveway are of a cosmetic nature. However, they do indicate movement in the soil and, over time, may develop into an aesthetic issue and/or a safety concern because of tripping hazards.

PATIO/PORCH COVERING

6: - Exposed wood at the underside of the deck cover was untreated, which may leave the wood vulnerable to moisture damage. We recommend treating or sealing any exposed wood.

DECK

7: - Like fences and other exposed wood construction, decks have a finite service life. The deck on this home appears to be in functional condition, but the wood is in need of finishing/sealing. Even the best maintained deck will need repair and eventual replacement. We urge regular treatment with combination wood preservative/UV inhibiting sealers.

FENCING

8: - The fencing is deteriorated or damaged in some areas and its remaining service life is limited. Expect the need for replacement or repair of portions of the fence in the near future. Typically, fencing around the perimeter of the home is considered a shared responsibility between owners of adjacent properties. Recommend inquiring of neighbors prior to making repairs.

TRIM

9: - The trim shows wear, including peeling/blistering paint, as well as some limited deterioration at lower ends near the ground, but appears to be properly installed and in functional condition. We advise limited repair of damaged trim and routine maintenance, including caulking and painting, to ensure maximum service life.

FASCIA

10: - Portions of the fascia are weathered, with blistered and/or peeling paint. This will require surface preparation and refinishing in the course of routine property maintenance to restore surface appearance.

Roofing

Composition Shingle

GUTTERS

11: - Portions of the gutters had standing water at the time of this inspection. This indicates gutters that are not properly sloped in some areas or blocked by debris. Recommend cleaning and resloping gutters as needed if issues develop.


Garage

FLOOR

12: - There is cracking in the floor slab but there is no vertical displacement of any portion of the slab. No action is indicated.

PASSAGE DOOR

13: - The door between the garage and the living space is of fire resistive construction. However, the door is not self-closing or self-closing hinges have been disabled. We recommend the door be upgraded by installing a spring hinge or an automatic closer.

Kitchen

FIXTURES

14: - 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

15: - The drain piping has leaked in the past. No active leaks were noted at the time of this inspection, but we recommend that the drain trap be monitored for signs of active leakage and damage.

AIR GAP

16: - The dishwasher drain has no air-gap and the drain line is not looped below the cabinet. The dishwasher will function without it, but the installation does not meet present standards. We suggest installation of an air-gap or rerouting the drain line to prevent backflow of drainwater.

DOORS

17: - The sliding door doesn't latch due to missing or improperly installed hardware. We recommend repair to restore proper function.

VENTILATION

18: - Kitchen ventilation is provided by a microwave vent over the stove. The fan appears to be properly installed and in serviceable condition. Though this van appears to have a vent to the exterior installed, the microwave is currently configured to vent into the kitchen. As the vent is recirculating, the charcoal activated filter must be replaced periodically. It may be a relatively simple adjustment to reroute the air to the exterior.

Bathroom

First Floor Half Bath

TOILET

19: - The toilet was very difficult to operate. We recommend the toilet hardware be adjusted or replaced for proper operation.


Second Floor Jack and Jill

WATER BASIN

20: - The drain stop is defective. We recommend it be repaired or replaced.

BATHROOM FLOOR

21: - It is important to maintain the caulking around bathtubs and showers, especially at the intersection between the tub or shower and the floor. Failure to maintain this seal will often result in damage to flooring materials, subflooring and framing.

Second Floor Master

FIXTURES

22: - There is evidence of ongoing leaking at the plumbing lines beneath the master bathroom sink. Moisture damage was visible to the back of the cabinet, and the extent of the damage could not be determined by a visual inspection. We recommend further evaluation of this area and repair of the source of the leaking (which may be an improperly repaired angle stop), as well as removal and repair of all damaged cabinet, wall, or flooring materials. Further evaluation should be performed as quickly as possible to prevent more extensive damage.

WATER BASIN

23: - The drain stop is defective. We recommend it be repaired or replaced.

INTERIOR WALLS

24: - One or more towel bars have begun to pull free from the wall, causing damage. Recommend resecuring and repairing any cosmetic damage to the wall.

BATHROOM FLOOR

25: - The floor is damaged. We recommend that it be repaired or replaced. When repairing or replacing the floor, ensure that areas around the tub and shower are properly sealed to prevent moisture damage.

Bedroom

Second Floor Master

CEILING

26: - There are nail pops and/or depressions in the ceiling. We recommend these areas be prepared and refinished to restore their appearance.

DOORS

27: - The door has minor superficial damage. We recommend repair as desired.

WINDOWS

28: - One or more windows are stuck and cannot be opened. We recommend repair to restore functional use. In bedrooms this condition is considered a safety hazard due to lack of emergency egress.


Second Floor Front

CEILING


Living Room

CEILING


WINDOWS

31: - One or more windows do not close and latch properly. Recommend repair or adjustment for proper operation and latching.

32: - One or more windows have damaged sills. Recommend repair.

Bonus Room

CEILING

33: - There are minor ceiling cracks. This type of cracking in this material is common and does not indicate a structural deficiency. These can be patched, prepared and finished in the course of routine maintenance.


Interior

SURFACES: OVERALL

35: - There is wear and tear throughout the house, of the type generally resulting from age and heavy use. We make no attempt to list all cosmetic flaws and suggest that most of these deficiencies will be addressed by routine maintenance and upgrading.

WALLS & CEILINGS

36: - There are minor cracks in the walls and/or ceilings. This is a common condition with this type of construction and does not indicate a structural deficiency. The cracks can be repaired or painted over during routine maintenance.

FLOORS: OVERALL

37: - Carpeting throughout the house has some rolls and wrinkles, indicating a need for stretching by a reputable carpet cleaner or installer. Recommend stretching carpet.

DETECTORS: OVERALL

38: - One or more smoke detectors were "chirping" during the inspection, indicating batteries in need of changing. Recommend replacing all smoke detector batteries, now and regularly in the future.


39: - Carbon monoxide detectors were not found in the home. Typical building practice calls for at least one CO detector per floor of living space. Recommend installing CO detectors due to safety concerns.

Water Heater

WATER CONNECTORS

40: - The water connections are corroded with some evidence of leaking. We recommend they be replaced.

GENERAL COMMENT

41: - This water heater is beyond its expected service life. Although it is still operating signs of rust are appearing on the unit, primarily in and around the burner compartment, indicating the need for replacement in the near future.

Heat

Forced Hot Air

BURNERS

42: - The furnace fired visibly, but immediately turned off several times during the inspection before firing properly, indicating some repair/adjustment is necessary for proper operation and efficiency of the unit. Recommend having the furnace serviced for proper operation.

AIR FILTERS

43: - There is no air filter installed for this heating unit and the return air ducts have significant dust buildup visible. We recommend filters installed to filter out dust, preventing its reentry into the occupied interior, and helping keep the blower and ductwork clean.

Consideration should be given to having the air ducts professionally cleaned.

Electrical System

CB MAIN PANEL

44: - 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.

Insulation/Energy

ATTIC INSULATION

45: - There are portions of the attic that have not been properly insulated; particularly, the wall areas in the attic space adjacent to the bonus room and master bedroom are not presently insulated. Recommend further evaluation and adding wall insulation where necessary for maximum energy efficiency.


GENERAL COMMENT

46: - This structure appears to be partially insulated and energy efficient. Upgrading can further reduce heat loss, cold air infiltration and increase overall energy efficiency.


Monday, April 16, 2018Faira.com

20104 12th Ave Ct ESpanaway, Washington 98387

Dear Faira.com,

We have enclosed the report for the property inspection we conducted for you on Monday, April 16, 2018 at:

20104 12th Ave Ct ESpanaway, Washington 98387

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

= Item that warrants repair or replacement now or in the near term, but does not pose an immediate risk or threat

= Upgrade recommended, but not required

= Potentially dangerous or hazardous condition that should be corrected as soon as possible (safety concern)

= 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 licensed professional. Though issues may not necessarily exist in the present or are not readily visible, monitoring or further evaluation is recommended.

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

Sincerely,

Inspector, Isaac McPheeStrong Foundations Home Inspection


Copyright© 2010-2018, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 18-04013

Table of Contents

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

Introduction..................................................................................................................................................12

Introductory Notes.......................................................................................................................................13

Exterior/Site/Ground....................................................................................................................................13

Structure......................................................................................................................................................25

Roofing........................................................................................................................................................25

Garage.........................................................................................................................................................30

Kitchen.........................................................................................................................................................33

Laundry Area...............................................................................................................................................39

Bathroom.....................................................................................................................................................40

Bedroom......................................................................................................................................................55

Living Room.................................................................................................................................................65

Family Room...............................................................................................................................................69

Bonus Room................................................................................................................................................71

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

Attic..............................................................................................................................................................75

Plumbing......................................................................................................................................................78

Water Heater...............................................................................................................................................81

Heat.............................................................................................................................................................85

Electrical System.........................................................................................................................................89

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

Locations of Emergency Controls................................................................................................................96

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

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

tmp57CB......................................................................................................................................................99


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 east.

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 19 years old.

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.

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.

The home was occupied at the time of the inspection, with personal possessions and furniture in every room of the home that prohibited the inspection of some surfaces or systems. This includes numerous electrical outlets, lights, walls, floors, etc. We recommend further evaluation of the home if it becomes vacant, in order to more thoroughly evaluate the condition.

Exterior/Site/Ground

BASIC INFORMATIONGeneral lot topography: Flat lot


Driveway: Concrete on grade

Walkways: Concrete

Primary exterior wall covering: Masonry Board


Secondary exterior wall covering: Composite hardboard 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. We make no attempt to locate and test every hose bib. Testing of irrigation systems is beyond the scope of our inspection.

OUTDOOR RECEPTACLESThe receptacles were found to be properly installed and in serviceable condition.

The GFCI protection for the exterior receptacles is provided by a GFCI receptacle located in the garage. We advise testing on a monthly basis.

OUTDOOR LIGHTSThe outdoor lights were tested and appeared functional at the time of the inspection.


HARDBOARD SIDING

The hardboard siding shows routine wear but is generally in serviceable condition. Areas of concern include the bottom edges of siding where near the ground, which had localized moisture damage in some areas. We recommend minor maintenance to ensure maximum service life, which may include replacement of portions of siding in order to prevent moisture damage to the walls.

Note: We make no assumptions regarding any hidden damage to walls, which may only be revealed over the course of repairs.

Gaps in the hardboard siding were observed at one or more of the pipe and/or vent penetrations or nail/screw holes. We recommend all such gaps be sealed or plugged in the course of routine property maintenance.

The masonry board siding appears to be properly installed and in good condition.

Minor moisture damage


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

WINDOWSThe windows appear to be properly installed and in serviceable condition.

SCREENS

There are several missing and/or damaged window/door screens throughout this home. Recommend repairing or replacing any damaged or missing screens.

GRADINGThe grading of the lot appears to properly and adequately drain excess surface water and roof runoff away from the structure.

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 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.

DRIVEWAY

The minor cracks in the driveway are of a cosmetic nature. However, they do indicate movement in the soil and, over time, may develop into an aesthetic issue and/or a safety concern because of tripping hazards.

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


PATIO/PORCH COVERINGThe patio is covered by a permanent roof surface which is in fair to good condition.

The patio cover appears to be generally in serviceable condition, with exceptions noted below.

Exposed wood at the underside of the deck cover was untreated, which may leave the wood vulnerable to moisture damage. We recommend treating or sealing any exposed wood.

DECKWe made no attempt to inspect the inaccessible areas under the deck. It is common for some damage and/or deterioration to exist in these areas while, as a whole, the deck would still be considered serviceable.


Like fences and other exposed wood construction, decks have a finite service life. The deck on this home appears to be in functional condition, but the wood is in need of finishing/sealing. Even the best maintained deck will need repair and eventual replacement. We urge regular treatment with combination wood preservative/UV inhibiting sealers.


FENCING

The fencing is deteriorated or damaged in some areas and its remaining service life is limited. Expect the need for replacement or repair of portions of the fence in the near future. Typically, fencing around the perimeter of the home is considered a shared responsibility between owners of adjacent properties. Recommend inquiring of neighbors prior to making repairs.

TRIM

The trim shows wear, including peeling/blistering paint, as well as some limited deterioration at lower ends near the ground, but appears to be properly installed and in functional condition. We advise limited repair of damaged trim and routine maintenance, including caulking and painting, to ensure maximum service life.


FASCIA

Portions of the fascia are weathered, with blistered and/or peeling paint. This will require surface preparation and refinishing in the course of routine property maintenance to restore surface appearance.


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

PAINT/STAINIn general, the home is very well painted and caulked. However, some minor caulking maintenance is needed, as is typical with this type of siding. Recommend adding caulk as needed at all siding penetrations, including around windows and doors and at utility penetrations. This will be needed regularly in the future.

MISCELLANEOUSThere is a satellite dish on the property. The operation of the dish was not tested and is beyond the scope of this inspection.

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.

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-grade and raised perimeterSlab material: Poured concreteMudsill: Inaccessible, unknown if bolted, nailed or strappedExterior wall support: Wood frameExterior wall support: Wood, platform framed

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 BOLTSBecause of the design and/or configuration of the structure, we cannot verify the presence or condition of anchor bolts. Because of the age of the structure, we assume that proper bolting was installed, as per standards in effect at the time.

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.

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.


Composition Shingle

BASIC INFORMATIONLocation: Covers whole building

Roof slope: MediumMaterial: Asphalt composition shingleLayers: Unknown, would require destructive testingAge: Approximately 1+ years oldConnections and penetrations: Sealed with metal flashing

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 shingle surface appears to have been properly installed and is in good condition.

FLASHINGS: OVERALLMetal flashing has been used to seal the connections and penetrations.

The 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 appear properly installed and in satisfactory condition.

OTHER 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.


Portions of the gutters had standing water at the time of this inspection. This indicates gutters that are not properly sloped in some areas or blocked by debris. Recommend cleaning and resloping gutters as needed if issues develop.

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

The downspouts terminate in subsurface drain lines. See comments under 'Drainage'.

GENERAL COMMENTThis roof appears to be a newer application. Review of all documentation including warranty and permits is suggested.


Garage

FRAMINGThe wall framing appears properly installed and, based on conventional construction standards, is adequate to resist lateral movement. The garage framing can usually serve as an indicator of the type and quality of the framing in general.

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.

GARAGE DOOR OPENERThe garage door opener(s) operated properly to raise and lower the doors, including the auto-reverse mechanisms, which stopped and reversed the direction of the doors when they struck objects in their path.

FLOORThe floor is a concrete slab.


There is cracking in the floor slab but there is no vertical displacement of any portion of the slab. No action is indicated.

GARAGE DOORSThe garage door is a single roll up design.

Operation of one or more door(s) is controlled by a motorized mechanism, more commonly referred to as an automatic opener.

The garage door was operated and appears to be properly installed and in generally serviceable condition.

FIRE SEPARATIONThe wall between the garage and the living space is of fire resistive construction as required by today's building standards.


PASSAGE DOOR

The door between the garage and the living space is of fire resistive construction. However, the door is not self-closing or self-closing hinges have been disabled. We recommend the door be upgraded by installing a spring hinge or an automatic closer.

GENERAL COMMENTThe finished surfaces, hardware, windows, and doors were found to be generally in good condition at the time of our inspection. However, this area is in need of routine maintenance as noted above or in other sections of this report.


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: Electric appliances onlyVentilation: Exhaust filtered and recirculated into the kitchenRefrigerators, wine coolers, and other cooling appliances are beyond the scope of this inspection

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 TRAPSThe drain trap and associated piping are PVC plastic.

The drain piping has leaked in the past. No active leaks were noted at the time of this inspection, but we recommend that the drain trap be monitored for signs of active leakage and damage.


AIR GAP

The dishwasher drain has no air-gap and the drain line is not looped below the cabinet. The dishwasher will function without it, but the installation does not meet present standards. We suggest installation of an air-gap or rerouting the drain line to prevent backflow of drainwater.

SINKThe sink is metal.

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



LIGHTSThe overhead kitchen lights were tested and found to be operational at the time of the inspection.


HEAT OUTLETThe heating outlet is in serviceable condition. Conditioned air was observed flowing into the room when the heating system was operated.

FLOORThe wood or laminate 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 a plastic laminate.

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 sliding door doesn't latch due to missing or improperly installed hardware. We recommend repair to restore proper function.


VENTILATION

Kitchen ventilation is provided by a microwave vent over the stove. The fan appears to be properly installed and in serviceable condition. Though this van appears to have a vent to the exterior installed, the microwave is currently configured to vent into the kitchen. As the vent is recirculating, the charcoal activated filter must be replaced periodically. It may be a relatively simple adjustment to reroute the air to the exterior.

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.

DISPOSALThe disposal was turned on with normal user controls and observed to be in satisfactory working condition.

DISHWASHERThe dishwasher was operated through a normal or rinse cycle and appeared to be in serviceable condition at the time of the inspection.


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

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

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.

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.

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.


First Floor Half Bath

BASIC INFORMATIONToilet: Ceramic unit with a porcelain finish

Wash basin: Pressed steel unit with a porcelain finish


DRAIN TRAPThe drain trap and associated piping are PVC plastic.

TOILET

The toilet was very difficult to operate. We recommend the toilet hardware be adjusted or replaced for proper operation.

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

RECEPTACLESThe receptacle appears to be properly installed and was operational.


The GFCI protection for this bathroom is provided by a GFCI receptacle located in the second floor hall bathroom. We advise testing on a monthly basis.


BATHROOM FLOORThe finish floor in this bathroom is linoleum.

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

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




Second Floor Jack and Jill


Wash basin: Pressed steel unit with a porcelain finish


Bathtub: Molded plastic

Shower walls: Molded Plastic



TOILETThe toilet was flushed and appeared to be functioning properly.

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

The drain stop is defective. We recommend it be repaired or replaced.

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

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

RECEPTACLESThe receptacle appears to be properly installed and was operational.




INTERIOR WALLSThe wall surfaces are blemished, and can be repaired in the course of routine maintenance.

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


It is important to maintain the caulking around bathtubs and showers, especially at the intersection between the tub or shower and the floor. Failure to maintain this seal will often result in damage to flooring materials, subflooring and framing.


We suggest the use of a quality sealant such as 'GE Sanitary Silicone' or 'Dow Corning 786' for bathroom caulking. Latex and 'latex with silicone' sealants are inferior materials and their use in bathrooms is strongly discouraged.







Second Floor Master


Wash basins: Pressed steel units with a porcelain finish


Bathtub: Molded plastic

Shower walls: Mortar set ceramic tile


FIXTURES

There is evidence of ongoing leaking at the plumbing lines beneath the master bathroom sink. Moisture damage was visible to the back of the cabinet, and the extent of the damage could not be determined by a visual inspection. We recommend further evaluation of this area and repair of the source of the leaking (which may be an improperly repaired angle stop), as well as removal and repair of all damaged cabinet, wall, or flooring materials. Further evaluation should be performed as quickly as possible to prevent more extensive damage.



TOILETThe toilet was flushed and appeared to be functioning properly.

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 is defective. We recommend it be repaired or replaced.

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

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




The GFCI protection for this bathroom is provided by a GFCI receptacle located in the second floor hall bathroom. We advise testing on a monthly basis.


INTERIOR WALLS

One or more towel bars have begun to pull free from the wall, causing damage. Recommend resecuring and repairing any cosmetic damage to the wall.

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



The floor is damaged. We recommend that it be repaired or replaced. When repairing or replacing the floor, ensure that areas around the tub and shower are properly sealed to prevent moisture damage.






We recommend all damaged materials be replaced. Because damage may extend into the inaccessible framing and associated members, the extent of concealed damage will not be known until repairs are in progress.

Bedroom

Second Floor Master

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 / FANThe bedroom lights and/or fan were tested using normal controls and appeared to be functioning properly.


CEILING

There are nail pops and/or depressions in the ceiling. We recommend these areas be prepared and refinished to restore their appearance.


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 has minor superficial damage. We recommend repair as desired.


WINDOWS

One or more windows are stuck and cannot be opened. We recommend repair to restore functional use. In bedrooms this condition is considered a safety hazard due to lack of emergency egress.

SMOKE DETECTORThe smoke detector alarm was properly located and appeared adequately installed.




Second Floor Middle









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


Second Floor Front





CEILING








Living Room


LIGHTSThe lights and/or ceiling fan in this room were tested using standard operating controls and appeared to operate properly.



CEILING




WINDOWS

One or more windows do not close and latch properly. Recommend repair or adjustment for proper operation and latching.


One or more windows have damaged sills. Recommend repair.

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.




Family Room


LIGHTSThe overhead lights and/or ceiling fan were operating properly at the time of the inspection.







Bonus Room




CEILING

There are minor ceiling cracks. This type of cracking in this material is common and does not indicate a structural deficiency. These can be patched, prepared and finished in the course of routine maintenance.





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: Two and one-halfWindow material: VinylWindow type: Horizontal sliding windowsWindow glazing: Double paneFinished ceiling material: DrywallFinished floor material: Carpet and wood or laminateFinished wall material: Drywall

SURFACES: OVERALL

There is wear and tear throughout the house, of the type generally resulting from age and heavy use. We make no attempt to list all cosmetic flaws and suggest that most of these deficiencies will be addressed by routine maintenance and upgrading.

WALLS & CEILINGS

There are minor cracks in the walls and/or ceilings. This is a common condition with this type of construction and does not indicate a structural deficiency. The cracks can be repaired or painted over during routine maintenance.

FLOORS: OVERALLThere are cosmetic floor blemishes which can be eliminated in the course of routine maintenance.


Carpeting throughout the house has some rolls and wrinkles, indicating a need for stretching by a reputable carpet cleaner or installer. Recommend stretching carpet.

STAIRSThe stairs were used several times during the inspection. The various components appear to be properly installed and no deficiencies were noted during use. The handrails were securely attached.

RAILINGSThe railings appear to properly installed and are in serviceable condition.

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

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: OVERALLThe smoke detectors were inspected for location only. For future reference, testing with only the built-in test button verifies proper battery and horn function, but does not test the smoke sensor. We advise testing with real or simulated smoke.

The smoke detectors are appropriately located and were found in operating condition.

One or more smoke detectors were "chirping" during the inspection, indicating batteries in need of changing. Recommend replacing all smoke detector batteries, now and regularly in the future.

Carbon monoxide detectors were not found in the home. Typical building practice calls for at least one CO detector per floor of living space. Recommend installing CO detectors due to safety concerns.


HEAT SOURCEWe observed a permanent heat source in each room throughout the building.

GENERAL COMMENTThere is wear and tear throughout the house, of the type generally resulting from deferred maintenance. We make no attempt to list all cosmetic flaws, but do suggest attention to items relating to function and safety.

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/ENTRYAttic access hatches are located in the bonus room walls and the master bedroom closet.


SHEATHINGThe roof sheathing is the material directly supporting the roof covering.

The roof sheathing is 'OSB' - Oriented Strand Board, nailed solidly across the rafters.

The roof sheathing appears to be properly installed and in good condition.

ROOF TRUSSESRoof trusses support the roof sheathing and roof covering, transferring loads to the bearing walls. The bottom of a truss supports the finished ceiling. Trusses are usually engineered components assembled in a factory and delivered to the site.

The trusses are generally in good condition, where seen, and have performed adequately since their installation.


VENT LINESThe vent piping for the waste system appears to be properly installed and in good condition.

RECEPTACLESThe receptacles were found to be properly installed and in serviceable condition.


INTERIOR LIGHTSAttic lights were tested and were operational at the time of the inspection.

DUCTSThe ducts appear to be properly installed and are in serviceable condition.

VENTILATIONOur feeling regarding attic ventilation is that 'you can never have too much'. Attic ventilation can be provided by eave, gable, and ridge vents as well as by automatic and wind driven fans. We encourage use of any or all of the above.

The attic appeared to be adequately vented (though different temperature or weather conditions may reveal inadequacies in the attic venting). Good ventilation helps reduce attic moisture levels and prevents condensation on the underside of the roof. In addition, it reduces heat build-up in the attic, making the house more comfortable.

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: Public supply

Main water line: IndeterminateSupply piping: Copper where seenWaste disposal: MunicipalWaste piping: Plastic where seenWater pressure: High-range of normal water pressure


WATER SHUTOFF LOCATIONThe domestic water supply main shut-off valve is outside at the water meter.

WATER SHUTOFF COMMENTSThe main shut-off valve was located but testing the operation of this valve is not within the scope of our inspection. Operation of the valve from time to time will keep it functional and maximize its useful life.

MAIN SUPPLYThere was no evidence of surface corrosion or leakage at the exposed and accessible main supply.

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

The extent of copper plumbing is unknown. Consultation with the owner/occupant and/or a licensed plumbing contractor is recommended if more information regarding the existing supply piping is desired.

WATER PRESSUREThe system water pressure, as measured at the exterior hose bibs, is within the range of normal.

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

SEWER CLEANOUTWe were unable to locate the cleanout for the waste system.

VENT LINESThe vent piping for the waste system appears to be properly installed and in good condition.

GAS PIPINGThe gas piping appears to be properly installed and in serviceable condition. We detected no evidence of leakage at any of the exposed gas piping. Pressure testing may reveal leaks, but this procedure is beyond the scope of our inspection.


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.

GENERAL COMMENTThe plumbing system appears to be in good condition.

A representative number of fixtures were operated and we observed reasonable flow when other fixtures were operated simultaneously.

A representative number of drains were tested and each emptied in a reasonable amount of time and did not overflow when other fixtures were drained simultaneously.

The supply piping is copper. Copper is generally considered a very desirable type of piping and is expected to last the lifetime of the building.

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.


BASIC INFORMATIONLocation: In the garage

Energy source: Natural gasCapacity: 40 gallonsAge: Estimated to be 19+ 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.


EXPANSION TANKThe water heater is equipped with an expansion tank that appears properly installed and in serviceable condition. However, review of this equipment is beyond the scope of this inspection.

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 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 CONNECTORS

The water connections are corroded with some evidence of leaking. We recommend they be replaced.

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.

GENERAL COMMENT

This water heater is beyond its expected service life. Although it is still operating signs of rust are appearing on the unit, primarily in and around the burner compartment, indicating the need for replacement in the near future.

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

Heat

A heating system consists of the heating equipment, operating and safety controls, venting and the means of distribution. These items are visually examined for proper function, excessive or unusual wear and general state of repair. This is a non-evasive, basic function review only. We do not dismantle, uncover or calculate efficiency of any system. Regular servicing and inspection of heating systems is encouraged.


Forced Hot Air

BASIC INFORMATIONFurnace location: AtticEnergy source: Natural gasFurnace btu input rating: 50,000 btu'sAge: 19 years oldManufacturer: WeatherKing

SYSTEM NOTESForced air furnaces operate by heating a stream of air moved by a blower through a system of ducts. Important elements of the system include the heat exchanger, exhaust venting, blower, controls, ducting, and combustion air supply.

GAS SUPPLYThe gas piping includes a 90 degree shutoff valve for emergency use. The valve was not tested at the time of inspection. This age and style of valve is normally found to be operable by hand and generally trouble free.

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


BURNERS

The furnace fired visibly, but immediately turned off several times during the inspection before firing properly, indicating some repair/adjustment is necessary for proper operation and efficiency of the unit. Recommend having the furnace serviced for proper operation.

HEAT EXCHANGERThe heat exchanger was inaccessible and could not be visually examined.

AIR FILTERS

There is no air filter installed for this heating unit and the return air ducts have significant dust buildup visible. We recommend filters installed to filter out dust, preventing its reentry into the occupied interior, and helping keep the blower and ductwork clean.

Consideration should be given to having the air ducts professionally cleaned.

Note: Air filters should be cleaned or replaced on a regular basis. Though different filters have different recommendations as to the frequency of this maintenance, typically filters should be cleaned or replaced on a quarterly basis (every 3 months). Doing this will help prevent dust and debris buildup within the furnace and will keep the furnace components from premature wear and failure.


CLEARANCEThere is adequate clearance to combustible materials in the area around the heating unit as long as the space is not used for storage. We encourage good housekeeping practices in this area.

VENTThe heating system vent is properly installed and appears in serviceable condition where seen.

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.

There is adequate combustion air for this heating unit.

DUCTSThe ducts appear to be properly installed and are in serviceable condition.

THERMOSTATThe thermostat appears to be properly installed and the unit responded to the basic controls. This is a programmable device with many options for setback settings, timed events, etc. No attempt was made to test all functions of the thermostat.

HVAC WIRINGAll accessible wiring appears in good condition.

HVAC DISCONNECTThe equipment local disconnect acts as a shut off switch for use in an emergency or while servicing.


The local disconnect appears properly installed and in good condition.

GENERAL COMMENTWe suggest periodic review by a qualified HVAC technician for continued safe and efficient operation.

Our inspection of the heating system is non-invasive and is limited to visible components and their basic function. A full evaluation requires extensive testing and is beyond the scope of our inspection.

For attention to the items noted above, we recommend a licensed heating contractor be retained for evaluation and a determination of the necessary corrective measures.

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: Foundation steelBranch circuit protection: Circuit breakersWiring material: Copper and aluminum wiring where seen


Wiring method: Non-metallic sheathed cable or 'romex'

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


MAIN SERVICEThe main electrical service panel is in the garage.

MAIN DISCONNECTThe main disconnect is incorporated into the electrical service panel.

MAIN DISCONNECTThe ampacity of the main disconnect is 200 amps.


CB MAIN PANELThe main service panel is in good condition with circuitry installed and fused correctly.

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.


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.

BRANCH CIRCUITRYThe accessible branch circuitry was examined and appeared properly installed and in serviceable condition.

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 found to be properly installed for the time of construction, in serviceable condition, and operating properly.

SWITCHES: OVERALLWe checked a representative number of switches and found they were operating and in serviceable condition.

LIGHTS: OVERALLThe light fixtures in this building are generally in serviceable condition.

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.

GFCI protection is installed for all of the receptacles where this type of protection is presently required. We recommend testing these devices on a monthly basis.

GENERAL COMMENTThe electrical system is in good condition and the components are properly installed. No unsafe conditions were observed in the readily accessible portions of the installation.


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 has fiberglass batts or blown-in or loose-fill fiberglass insulation.

The level of insulation would appear to provide an R-35/38 insulating value. This provides excellent resistance to heat transfer by present standards.


There are portions of the attic that have not been properly insulated; particularly, the wall areas in the attic space adjacent to the bonus room and master bedroom are not presently insulated. Recommend further evaluation and adding wall insulation where necessary for maximum energy efficiency.

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 COMMENT

This structure appears to be partially insulated and energy efficient. Upgrading can further reduce heat loss, cold air infiltration and increase overall 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 LOCATIONPLUMBINGThe domestic water supply main shut-off valve is outside at the water meter.

SEWER CLEANOUTPLUMBINGWe were unable to locate the cleanout for the waste system.

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.

MAIN SERVICEELECTRICAL SYSTEMThe main electrical service panel is in the garage.


MAIN DISCONNECTELECTRICAL SYSTEMThe main disconnect is 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

COMMENTSThis structure appears to be of standard quality, in need of miscellaneous repair and upgrading. There is also maintenance in need of attention. Examples of these conditions have been described in this report.

If performed routinely, this type of construction requires average maintenance to keep it in serviceable condition.

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 refer to these items for more information.

©2018 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

FAIRA TRANSPARENCY REPORTS 20104 12th Ave Ct E, … · 2018. 4. 17. · 608 State St. South Kirkland, WA 98033 [email protected] +1.800.571.FAIR FAIRA TRANSPARENCY REPORTS 20104 12th