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608 State St. South
Kirkland, WA 98033
www.faira.com
+1.800.571.FAIR
FAIRA TRANSPARENCY REPORTS
31511 2nd Ave SW, Federal Way, WA 98023
July 5, 2016
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/10645
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
RW West Consultants, Inc. Property Inspection Report
31511 2nd Ave SW, Federal Way, WA 98023 Inspection prepared for: Albert Kniestedt
Real Estate Agent: -
Date of Inspection: 6/27/2016 Time: 10:00 AM Age of Home: 2005 Size: 2815 Order ID: 683 Front faces East.
Inspector: Clifton Moody (Skip) License # 957
P.O. BOX 214, Redmond , WA Phone: 425.885.0722
Email: [email protected]
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call or email us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have. A summary of safety items, major concerns are included in the last section of report. Remember this inspection is a snapshot in time. It is advisable to do a final walk through prior to closing using this report as a guide. Furnishing and rugs can conceal damage that may not have been visible at time of inspection. Red coloration denotes serious, safety or items that require further investigation. Blue coloration denotes minor or maintenance conditions . Green Coloration denotes shutoffs and locations.
Page 2 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Exterior Areas
1. Siding Condition
Siding appeared in good condition overall. • Cement fiberboard siding. • Stone siding material.
2. Gutters
Gutters and downspouts appeared in good condition overall. Observations: • Debris in gutters, recommend cleaning gutters.
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
3. Driveway and Walkway Condition
Concrete sidewalks and driveways appeared in good condition overall.
4. Soffit
Soffits and eaves appeared in good condition overall.
5. Door/Window
Exterior doors appeared in operable condition, at time of inspection. Observations: • There was no visible flashing above some of the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material.
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
6. Grading
Grading appeared in good condition overall. Observations: • Foliage is touching the siding, recommend clearance is achieved as this is a conducive condition for wood destroying organisms and pests
7. Electrical
Exterior outlets operate.
8. Cable Feeds
Materials: Primary Service is Underground Service Lateral
9. Gas Condition
LP Gas shutoff located at the gas manifold - labeled and client made aware.
Page 5 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
10. Exterior Faucet Condition
Exterior faucets were in operable condition overall.
11. Pressure
95 Observations: • Water pressure is in excess of 80 PSI. Water pressure above 80 PSI can result in plumbing leaks and cause plumbing appliances to wear more quickly, recommend adjusting water pressure.
Page 6 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Decks 1. Deck
Deck surface appeared in good condition, framing was not visible due to ground proximity. • Guardrail appeared secure. Observations: • Recommend following conditions are investigated further and corrected as required by licensed contractor. • No visible flashing present above the deck header to prevent moisture from becoming trapped between siding and header that could result in decay, recommend flashing is installed. • Joist hangers improper size, strongly recommend conditions are corrected. • Decay to rim joist.
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Exterior Stairs 1. Stair
Steps appeared uniform.
Page 9 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Roof
1. Roof Condition
Composition shingle roof surface. • Architectural Composition shingle. • Roof was visually inspected from accessible points on the interior and/or exterior. If a roof is too high, is too steep, is wet, or is composed of materials which can be damaged if walked upon, the roof is not mounted. Therefore, client is advised that this is a limited review and a licensed roofer should be contacted if a more detailed report is desired. Type Average life span 30 years for this type surface with proper maintenance and care. Observations: • Slight moss on roof. This can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss with a moss retarding chemical. Pressure washing is not recommended as it can damage surface and lessen life span.
Page 10 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
2. Flashing
Observations: • Return flashing not installed where roof butts into siding above gutters. This condition cause water to run downs face of siding and can also result in water penetration behind the siding. recommend conditions are corrected by licensed roofing contractor.
3. Chimney
Gas B vent appeared in good condition overall, B vent height was adequate overall.
Page 11 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Attic
1. Attic
Attic access is located in the hallway
2. Framing
Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently.
3. Ventilation
Ventilation appeared adequate overall. • Under eave soffit inlet vents noted. • Roof surface vents present.
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
4. Fan/Duct
Bathroom fans appeared to exhaust to the exterior overall.
5. Electrical
Observations: • Electrical tape at romex wiring near access. Recommend conditions are investigated further and corrected by licensed electrical contractor.
Page 14 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
6. Attic Plumbing
Observations: • Plumbing vent pipes terminate in the attic. this can lead to moisture and sewer gas exhausting into the attic. Strongly recommend conditions are corrected. SW
7. Insulation Condition
Blown in cellulose insulation noted. Depth: Insulation averages approximately 10-12 inches in depth, estimated R value 30
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
8. Rodent
No visible indications of Rodent Activity.
Page 16 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Attic 2
1. Attic
Bedroom 1st left is location of access. Observations: • Not fully accessible. Stored items blocking. Recommend further investigation.
2. Framing
Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently.
3. Insulation Condition
Blown in cellulose insulation noted. Depth: Insulation averages about 8-10 inches in depth over the living area estimated R value 30
Page 17 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Insulation
4. Rodent
No visible indications of Rodent Activity.
Page 18 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Living Room
1. Living Room
Walls and ceilings appear in good condition overall. Flooring is wood in good condition overall. Heat register present. Accessible outlets operate. • Windows are thermal pane. • Ceiling fan operates.
2. Fireplace
Fireplace is a gas unit. Observations: • Gas Shutoff is located inside access panel under glass. • Gas shutoff is located at the wall adjacent to the fireplace. • No visible LP sticker at gas fireplace, and data tag does not show LP as option. Recommend conditions are investigated further and corrected by licensed HVAC contractor • Did not operate gas fireplace due to missing LP sticker. Noted.
||2||Gas shutoff is located at the wall adjacent to the fireplace.
Page 19 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
||2||Gas Shutoff is located inside access panel under glass.
Missing LP Sticker
Page 20 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Den
1. Conditions
Ceiling and walls are in good condition overall. Accessible outlets operate. Heat register operates overall. • Carpet floor covering is in good condition. • Windows are thermal pane, appeared sealed overall Observations: • Room not fully accessible noted. Stored items blocking.
Page 21 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Kitchen
1. Condition
Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doors and drawers are in operable condition overall. • Windows are thermal pane, appeared sealed overall • Exterior door operates and locks.
2. Floors
Wood flooring is in good condition overall
3. Counter Condition
Granite counter tops are in good condition.
4. Dishwasher
Dishwasher was in operable condition.
5. Microwave
Observations: • Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, client should seek further review by qualified technician prior to closing.
6. Stove/Oven
Stove/oven were in operable condition overall.
7. Refrigerator
Refrigerator was in operable condition.
8. Electrical
Outlets are GFCI protected at the counters.
9. Vent Condition
Vent fan appears to exhaust to the exterior.
Page 22 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Dining Room
1. Dining Room
Walls and ceilings appear in good condition overall. Flooring is wood in good condition overall. Heat register present. Accessible outlets operate. • Windows are thermal pane. • Light fixture operates.
2. Electrical
Materials: Outlets are GFCI protected overall
Page 23 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
1/2 Bathroom
1. Room
Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Toilet was in operable condition overall . • Entry door is in operable condition overall.
2. Cabinet
Cabinet doors are in operable condition overall.
3. Electrical
GFI outlets within 6 feet of the sink.
4. Floors
Wood flooring is in good condition overall
5. Toilet
Toilet was in operable condition overall.
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Hallway
1. Conditions
Ceiling and walls are in good condition overall. Light fixture operates. • Wood flooring is in good condition overall • Heat register present. • Closet doors operate overall.
Page 25 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Laundry
1. Condition
Ceiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates. • Windows are thermal pane, appeared sealed overall
2. Dryer
Observations: • Dryer exhaust disconnected recommend correction. • Wiring not visible at dryer.
3. Floor Condition
Tile Flooring is in good condition overall.
4. Sink
Observations: • Sink pre plumbed. Drain line not capped off. This condition can allow sewer gas into the living area. Recommend correction.
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
5. Washer
Observations: • No water to washing machine. Recommend further investigation.
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Upstairs Hallway
1. Conditions
Ceiling and walls are in good condition overall. Light fixture operates. • Closet door is in operable condition overall. • Guardrail appeared secure.
Page 28 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Master Bedroom
1. Bedroom
Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. • Windows are thermal pane. • Light fixture operates. • Entry door/doors are in good operable condition overall. • Closet door/doors are in good operable condition overall.
2. Fireplace
Fireplace is a gas unit. Observations: • Gas Shutoff is located inside access panel under glass. • Pilot Controls are located inside access panel under glass.
LP listed
3. Ceiling Fan
Observations: • Ceiling fan remote not visible. No test to unit.
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Master Bathroom
1. Room
Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. • Windows are thermal pane, appeared sealed overall • Entry door is in operable condition overall.
2. Electrical
GFI outlets within 6 feet of the water sources. • GFI for tub located inside electrical panel
3. Counters
Tile counter tops are in good condition overall. Observations: • Voids in the caulking at the back splash and tiles, recommend sealing.
4. Cabinets
Cabinet doors are in operable condition overall.
5. Exhaust Fans
Vent fan operates overall.
Page 31 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
6. Floors
Wood flooring. Observations: • Buckling to floor near tub. Moisture meter did not indicate high moisture content at floor. Noted
7. Tub
Jetted tub was in good condition overall. Observations: • Access panel not visible for tub equipment. Normally there should be an access panel for tub equipment. • Several jets did not operate. Recommend conditions are investigated further and corrected by licensed plumbing contractor.
8. Shower
Shower is in good condition overall. • Shower door is in operable condition overall. Observations: • Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout. • Steam shower was disconnected at time of inspection. Recommend further investigation.
Page 32 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
9. Sinks
Sinks are in operable condition overall.
10. Toilet
Toilet was in operable condition overall.
11. Heating
Heat register operates.
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Stairs Leading to 2nd Floor 1. Stair
Steps appeared uniform. • Handrail appeared secure.
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Hall Bathroom1
1. Room
Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. • Entry door is in operable condition overall.
2. Counters
Stile stone counter tops are in good condition overall. Observations: • Voids in the caulking at the back splash, recommend sealing.
3. Floors
Tile Flooring is in good condition overall.
4. Shower
Shower is in good condition overall. • Shower door is in operable condition overall.
5. Sinks
Observations: • Sink is cracked and leaking. Recommend conditions are investigated further and corrected by licensed plumbing contractor
Page 35 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
6. Toilet
Toilet was in operable condition overall.
7. Heating
Heat register operates.
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Bedroom1
1. Location
Location 1st Left
2. Bedroom
Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. • Windows are thermal pane. • Light fixture operates. • Entry door is in good operable condition overall. • Closet door/doors are in good operable condition overall.
Page 37 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Bonus Room
1. Bonus
Walls and ceilings appear in good condition overall. Flooring is carpet in good condition overall. Heat register present. Accessible outlets operate. • Windows are thermal pane. • Light fixture operates. • Entry door/doors are in good operable condition overall. • Closet door/doors are in good operable condition overall.
Page 38 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Garage
1. Condition
Walls and ceilings appeared in good condition overall. Accessible outlets operate. Light fixtures operate overall. Flooring is concrete, visible portions in good condition overall. Observations: • Not fully accessible. Noted
2. Floor Condition
Materials: Flooring is concrete, appeared in good condition overall.
3. Doors
Entry door is in operable condition overall.
4. Garage Doors
Single garage door operates, was on auto opener. • Photo cell safety returns operate. • Tension safety returns operate. Observations: • No test At manual garage door. Car is blocking • Garage vehicle door sensors mounted higher than the standard auto-reverse height. Recommended height is 6 inches. Recommend adjustment as a safety precaution.
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
5. Stair
Steps appeared uniform.
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Heat/AC
1. Heating Type
Heat Pump with gas forced air furnace backup.
2. Heater
Location The furnace is located in the garage Furnace is Payne brand • 12 years of age approximately, average life span is 18 to 22 years.
3. Heating condition
Observations: • Service is not been performed within the last year, recommend serviced by licensed HVAC contractor.
4. Venting
Page 41 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
5. Filters
Location: Located inside a filter grill in the den ceiling.
6. AC Condition
Air condition appeared in operable condition overall. • The typical temperature differential split between supply and return air in an air conditioner of this type is 15 - 20 degrees F. This system responded and achieved an acceptable differential temperature Location: The compressor is located on the exterior grounds.
Page 42 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Heat pump
Page 43 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Plumbing/Water Heater1
1. Plumbing
Water lines were CPVC plastic. • Drain and waste lines were plastic.
2. Water Heater Condition
Heater Type: Gas Water heater. • 50 gallons Location: The heater is located in the garage. Observations: • Rust and corrosion to right nipple connection. Recommend conditions are investigated further and corrected by licensed plumbing contractor.
3. Age
Approximately 11 years of age, average life span is 10 to 12 years.
4. Condition
Seismic straps are in place. • Expansion tank is in place.
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
5. TPRV Condition
Temperature Pressure Relief Valve (TPR Valve) present. Observations: • TPRV extention appears to have been downsized. Recommend conditions are investigated further and corrected by licensed plumbing contractor.
Page 45 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Electrical
1. Location
Materials: Located in the Garage
2. Electrical
Observations: • Electrical panel cove blocked in by stored items. Wiring of panel was not visible at time of inspection. Noted
Page 46 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Foundation/Crawlspaces
1. Foundation
Continuous concrete foundation visible portion appeared in good condition overall.
2. Framing
Visible framing appeared in good condition overall. Observations: • Whitish darkened coloration that may be Mold/fungus like growth. No visible fungus on adjacent framing. Board may have been installed that way. Recommend cleaning. West area
West
3. Ventilation
Ventilation appeared adequate.
Page 47 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
4. Insulation Condition
Unfinished fiberglass batts noted. Depth: Insulation averages approximately 10 inches in depth, estimated R value 30.
5. Ducts
Ducts appeared securely attached and insulated overall.
Page 48 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
6. Vapor Barrier
Vapor Barrier was in place.
7. Rodent
No visible indications of Rodent Activity. Observations: • Bait traps present.
8. Plumbing
Observations: • AC condensate line draining into crawlspace. Recommend conditions are investigated further and corrected by licensed HVAC contractor.
Page 49 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Condensate drain for AC
Page 50 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Shutoffs 1. Shutoff Locations
Observations: • Water Heater gas shutoff is located to the left of the water heater. • Water heater water line shutoff is located above the water heater. • Furnace gas shutoff is located to the right of the Furnace. • Main water shutoff is located behind water heater.
Master bathroom sink Water heater
Water heater water line shutoff is located above the water heater.
Main water shutoff is located behind water heater.
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RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Water Heater gas shutoff is located to the left of the water heater.
Page 52 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Equipment 1. Appliances/Equipment
Observations: • Oven • Refrigerator • Dishwasher • Microwave • Water Heater • Furnace
• Washer • Dryer
||2||Refrigerator ||2||Microwave
||2||Oven ||2||Dishwasher
Page 53 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Gas Fireplace ||2||Dryer
||2||Washer Master bedroom gas fireplace
Furnace
Page 54 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Carbon Monoxide Detectors 1. Carbon Monoxide
Observations: • Carbon monoxide detectors not visible on all levels. • As of April 1st 2012 it is required that Carbon monoxide detectors are installed on each level and outside of bedroom areas. Recommend conditions are corrected.
Page 55 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Report Summary
This is a visual inspection. No destructive testing is performed. This is not a soil inspection nor do we inspect for formaldehyde, radon, asbestos, Chinese drywall, lead paint, mold, hazardous materials/substances, landscape lighting, sprinkler systems, septic systems/drain fields, smoke alarms or recreational equipment such as Jacuzzis etc.. It is recommended that noted deficiencies be investigated further by licensed companies specializing in those disciplines. Inspection is subject to conditions at the time of inspection. Appliances are checked to see if they're in operable condition. This is not a code inspection as codes change frequently and vary between municipalities. We make no guarantees for expected life. It is impossible to verify conditions of places inaccessible in walls under and in between floors, behind furniture appliances etc., and we assume no responsibility for those items as such. Estimates for repairs are approximations and we do not guarantee their accuracy. Possible solutions for problems are solely opinions based on conditions at the time of the inspection and are not to be assumed as being totally conclusive The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses or further investigation to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all of the pages of the report as the summary alone does not explain all the issues. We recommend repairs should be done by licensed &bonded contractors. We also recommend obtaining a copy of all receipts, warranties and permits for the work done.
Exterior Areas
Page 6 Item: 11 Pressure • Water pressure is in excess of 80 PSI. Water pressure above 80 PSI can result in plumbing leaks and cause plumbing appliances to wear more quickly, recommend adjusting water pressure.
Decks
Page 7 Item: 1 Deck • Recommend following conditions are investigated further and corrected as required by licensed contractor. • No visible flashing present above the deck header to prevent moisture from becoming trapped between siding and header that could result in decay, recommend flashing is installed. • Joist hangers improper size, strongly recommend conditions are corrected. • Decay to rim joist.
Attic
Page 14 Item: 5 Electrical • Electrical tape at romex wiring near access. Recommend conditions are investigated further and corrected by licensed electrical contractor.
Page 15 Item: 6 Attic Plumbing • Plumbing vent pipes terminate in the attic. this can lead to moisture and sewer gas exhausting into the attic. Strongly recommend conditions are corrected. SW
Attic 2
Page 17 Item: 1 Attic • Not fully accessible. Stored items blocking. Recommend further investigation.
Living Room
Page 19 Item: 2 Fireplace • No visible LP sticker at gas fireplace, and data tag does not show LP as option. Recommend conditions are investigated further and corrected by licensed HVAC contractor • Did not operate gas fireplace due to missing LP sticker. Noted.
Laundry
Page 56 of 57
RW West Consultants, Inc. 31511 2nd Ave SW, Federal Way, WA
Page 26 Item: 4 Sink • Sink pre plumbed. Drain line not capped off. This condition can allow sewer gas into the living area. Recommend correction.
Hall Bathroom1
Page 36 Item: 5 Sinks • Sink is cracked and leaking. Recommend conditions are investigated further and corrected by licensed plumbing contractor
Garage
Page 39 Item: 4 Garage Doors • Garage vehicle door sensors mounted higher than the standard auto-reverse height. Recommended height is 6 inches. Recommend adjustment as a safety precaution.
Heat/AC
Page 41 Item: 3 Heating condition • Service is not been performed within the last year, recommend serviced by licensed HVAC contractor.
Plumbing/Water Heater1
Page 44 Item: 2 Water Heater Condition
• Rust and corrosion to right nipple connection. Recommend conditions are investigated further and corrected by licensed plumbing contractor.
Page 45 Item: 5 TPRV Condition • TPRV extention appears to have been downsized. Recommend conditions are investigated further and corrected by licensed plumbing contractor.
Electrical
Page 46 Item: 2 Electrical • Electrical panel cove blocked in by stored items. Wiring of panel was not visible at time of inspection. Noted
Foundation/Crawlspaces
Page 47 Item: 2 Framing • Whitish darkened coloration that may be Mold/fungus like growth. No visible fungus on adjacent framing. Board may have been installed that way. Recommend cleaning. West area
Page 49 Item: 7 Rodent • Bait traps present.
Page 49 Item: 8 Plumbing • AC condensate line draining into crawlspace. Recommend conditions are investigated further and corrected by licensed HVAC contractor.
Carbon Monoxide Detectors
Page 55 Item: 1 Carbon Monoxide • Carbon monoxide detectors not visible on all levels. • As of April 1st 2012 it is required that Carbon monoxide detectors are installed on each level and outside of bedroom areas. Recommend conditions are corrected.
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