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RW West Consultants, Inc.Property Inspection Report
Inspector: Clifton Moody (Skip), RW West Consultants, Inc.Cover Page
5030 36th Ave SW, Seattle, WA 98126Inspection prepared for: Faira .com
Real Estate Agent: -
Date of Inspection: 11/1/2018 Time: 9:00 AM Age of Home: 1927 Size: 2550Order ID: 4605 Front faces West
Inspector: Clifton Moody (Skip)License # 957
Email: [email protected]
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable to you for any questions you may have, throughout the entire closing process.Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed;For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommendthat you or your representative carry out a final walk-through inspection immediately beforeclosing to check the condition of the property, using this report as a guide. Items denote serious, safety or items that required further investigationItems denote minor or maintenance itemsGreen notes denote locations and shutoff valves1. AttendanceIn Attendance: Seller present
2. Home TypeHome Type: Single Family Home
3. OccupancyOccupancy:• Occupied - Furnished
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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General Exterior Note 1. Exterior NoteObservations:• North Elevation• South Elevation• East Elevation• West Elevation
||2||West Elevation ||2||North Elevation
||2||East Elevation ||2||South Elevation
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Exterior Areas 1. Siding ConditionSiding appeared in good condition overall. • Vinyl siding noted.Observations:• Slight damage to east siding at deck. Noted.• Louver vent damaged. Recommend repair. South
2. GuttersObservations:• Debris in gutters, recommend cleaning gutters.• Recommend installing splashblocks or extensions to divert water minimum 3 feet away from thefoundation. Extensions longer than 3 feet may be required if grade slopes toward the house whereslpash blocks or extension end.• Gutter detaching at garage. Recommend repair.
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3. SoffitSoffits and eaves appeared in good condition overall.
4. Door/WindowExterior doors appeared in operable condition, at time of inspection. • Window frames and sillsappeared in good condition overall.
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5. GradingGrading appeared in good condition overall.
6. Cable FeedsMaterials: Primary Service is Overhead Service Drop
7. Gas ConditionMeter located at North side. Main Gas shutoff is located to the lower left of the meter.
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8. Exterior Faucet ConditionExterior faucets were in operable condition overall.
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Exterior Storage Room 1. Storage RoomWalls and ceilings appear in good condition overall.
2. ElectricalObservations:• Open junction boxes were observed, which is a safety concern. Recommend installing propercovers, as needed, for safety.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Porches 1. PorchPorch surface appeared in good condition, framing was not visible due to ground proximity. •Guardrail appeared secure.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Deck 1 1. DeckDeck surface appeared in good condition, framing was not visible due to ground proximity. • Trextype deck material appeared in good condition overall.Observations:• Handrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is toprevent small children from fitting through handrail.• Ladder-type guardrail infill are easy for children to climb over. Recommend using caution orcorrecting
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Exterior Stairs 1. StairSteps appeared uniform.Observations:• There is no handrail, recommend installing handrail when there are 4 or more steps as a safetyprecaution.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Rodents/Pests 1. RodentsObservations:• Rodent bait traps present at exterior perimeter, recommend conditions are investigated further bylicensed pest control company
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Roof 1. Roof ConditionArchitectural Composition shingle. • Walked on roof surface. • Plexiglass roofing material at awningType Average life span 20 years for this type surface with proper maintenance and care. Garage •Average life span 30 years for this type surface with proper maintenance and care.Observations:• 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 recommendedas it can damage surface and lessen life span.• Slight granular surfacing deteriorated. Recommend further investigation by licensed roofingcontractor. Garage
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Garage
Garage Garage
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2. ChimneyChimney/Chimneys appeared in good condition overall.Observations:• Cracking in the crown of the chimney, recommend resealing.
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Attic 1 1. AtticAttic access is located in the hallway stairs.Observations:• Limited visibility due to size of entry and knob and tube wiring in close proximity. Inspection fromhatch only.
2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.
3. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages about 12-14 inches in depth, estimated R value 38
4. Rodent/PestsNo visible indications of Rodent Activity.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Attic 2 1. AtticAttic access is located in bedroom closet. East closet
2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.
3. VentilationObservations:• Attic appeared inadequately vented. Normally vents should be placed equally at high and lowareas so that cross ventilation is acheived. Recommend conditions are investigated further bylicensed roofing contract and repair as necessary to ensure proper ventilation. Adding additionalventilation will help avoid premature aging of roof and help to maintain proper humidity andtemperature control that could otherwise result in mold/fungus or wood decay.
4. Fan/DuctBathroom fans appeared to exhaust to the exterior overall.
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5. ElectricalObservations:• Knob and tube wiring present, cannot be sure if it has been disconnected. Strongly recommendconditions are investigated further by licensed electrical contractor.
6. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages approximately 10-12 inches in depth, estimated R value 30Observations:• Missing insulation at back section of attic. Newer requirements are R49 insulation content.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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7. Rodent/PestsObservations:• Bait traps present.
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Attic 3 1. FramingObservations:• Evidence of past or present leaks, dry at time of the inspection and new sheathing does not havestains. Monitor for leaks &/or have roofing contractor evaluate.
2. VentilationContinuous Ridge Vent present. • Gable louver vents noted.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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General Interior Note 1. General NotesMaterials: Windows in the home are Double pane insulated glass windows. Any deficiencies arenoted in each room section for accessible windows • Accessible Doors in the home are consideredoperational unless otherwise noted in each room section • Accessible Cabinet doors and in thehome are considered operational unless otherwise noted in each room section • This inspectionand report is exactly the same as it would be you the buyer had ordered the report directly from us.We have performed over 20,000 inspections for home buyers over 32 years. Please check out ourreviews on google what buyers that we have worked for think about our services. It is the quality ofinspections that has earned buyers and Fairas’ trust in providing a completely unbiased report.Faira gives us no special instructions on how we perform our inspections. These reports are exactlythe same reports as we would have produced if you had hired us on that day. If you are a buyerand have questions, please call us at 425-0885-0722 and we can go over the report. Ourinspectors can also revisit/reinspect the property with the prospective buyer and their agent,reinspect any repairs or update the sellers might have done, after the original inspection date for$200 reinspection fee. Ron West President RW West Consultants and Inspection.Observations:• Home contains popcorn ceilings. This material could contain asbestos, testing is not within thescope of this inspection
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Entryway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. Entry door operates andlocks overall. • Wood flooring is in good condition overall.
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Den 1. Den RoomWalls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heatregister present. Accessible outlets operate.
2. Window DeficienciesObservations:• Windows does not operate properly. Recommend correction.
3. FloorObservations:• Floor slope from west to east
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Living Room 1. Living RoomWalls and ceilings appear in good condition overall. Flooring is wood. Heat register present.Accessible outlets operate.
2. FloorObservations:• Floor slope from west to east
3. FireplaceFireplace was wood burning type. • Damper is in place.Observations:• Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Dining Room 1. Dining RoomWalls and ceilings appear in good condition overall. Flooring is wood. Heat register present.Accessible outlets operate.
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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is vinyl . Accessible outlets operate.Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doors anddrawers are in operable condition overall.
2. Counter ConditionFormica counter is in good condition overall.
3. DishwasherDishwasher was in operable condition.Observations:• Lack of a proper air gap noted at dishwasher drain line. In the event of a sewer backup this deviceprevents sewer matter from entering into dishwasher. Recommend having a licensed plumberinstall a air gap or drip loop to prevent possible contamination to water supply. Minor condition tocorrect
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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4. MicrowaveObservations:• Built-in microwave ovens are tested using normal operating controls. Unit was tested andappeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scopeof this inspection. If concerned, client should seek further review by qualified technician prior toclosing.
5. Stove/OvenStove/oven were in operable condition overall.Observations:• Anti tip bracket/device missing at stove, recommend installation as a safety precaution. Should beinstalled.
6. RefrigeratorRefrigerator was in operable condition.
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7. ElectricalObservations:• No visible outlets near sink. Noted.• GFCI outlets have been required for Kitchens (since 1987) No GFCI protection present,, stronglyrecommend GFCI outlets are installed as a safety precaution.
8. Vent ConditionVent fan is part of microwave and is Recirculating Type
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Master Bedroom 1. BedroomWalls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heatregister present. Accessible outlets operate.
2. FloorObservations:• Carpet Wrinkled, recommend restretching.• Floor slope from west to east
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Hallway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. • Carpet floor covering is ingood condition.
2. FloorObservations:• Floor squeaks
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Stairs Leading to 2nd Floor 1. StairSteps appeared uniform. • Handrail appeared secure.
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Hall Bathroom1 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.
2. ElectricalGFI outlets within 6 feet of water sources.
3. Exhaust FansVent fan operates overall.
4. FloorsTile Flooring is in good condition overall.
5. ShowerShower door is in operable condition overall.Observations:• Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout.• Voids in the grout between some of the tile, recommend resealing.• Moisture meter indicates high moisture content at shower walls indicating water penetration,recommend drying areas out and resealing.
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6. SinksSink was in operable condition overall.
7. ToiletToilet was in operable condition overall.
8. HeatingHeat register operates. • Radiant floor heat operates.
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Bedroom 1 1. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is wood. Heat register present.Accessible outlets operate.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Bedroom 2 1. LocationLocation 1st Right
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is wood. Heat register present.Accessible outlets operate.
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Stairs Leading to Basement 1. StairSteps appeared uniform.Observations:• Handrail does not run the complete length of stairs, recommend correction as a safety precaution
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Basement Family Room 1. Family RoomWalls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heatregister present. Accessible outlets operate.Observations:• Ceiling unfinished. Noted.
2. FloorObservations:• Significant slope and floor from west to east. Recommend conditions are investigated further andcorrected by licensed structural engineer.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Basement Bathroom 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.
2. Exhaust FansVent fan operates overall.
3. TubTub was in good condition overall.
4. ShowerShower is in good condition overall.
5. SinksObservations:• Drain line leaks under sink. Recommend conditions are repaired.
6. ToiletToilet was in operable condition overall.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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7. HeatingElectric Convector heater operates. • Radiant floor heat operates.
Cadet CB103
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Basement Laundry Room 1. LocationBasement family room
2. ConditionCeiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates.
3. Exhaust FansWindow only, no vent fan.
4. DryerDryer appeared to exhaust to the exterior. • Dryer is electric Unit • 220 volt electrical service forelectric dryer.
5. SinkSink is in operable condition overall.Observations:• Sewer smell when water is running at sink. Recommend conditions are investigated further andcorrected by plumbing licensed contractor.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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6. WasherMaterials: Washer appeared to be in operable condition. • Washer drains into sink.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Garage 1. ConditionWood frame walls appeared in good condition overall.Observations:• Wood decay at wood shingle siding. Recommend conditions are investigated further andcorrected by licensed contractor. Garage only
2. Floor ConditionMaterials: Flooring is concrete, appeared in good condition overall.Observations:• Cracking at the floor does not appear unusual.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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3. ElectricalObservations:• Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution.Garages (since 1978)• Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further andcorrect as required.
4. DoorsObservations:• Staining to door. Noted
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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5. Garage DoorsSingle garage door operates, was on auto opener. • Photo cell safety returns operate overall.Observations:• Tension safety return did not operate on the garage doors, recommend adjustment.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Heat/AC 1. Heating TypeGas forced air furnace. • There was good air flow at the heat registers and cold air returns.
2. Heater Location The furnace is located in the basementFurnace is Lennox Brand • 7 years of age approximately, average life span is 18 to 22 years.
Furnace disconnect switch3. Heating conditionObservations:• Service does not appear to have been performed within the last year, recommend serviced bylicensed HVAC contractor.• Furnace not fully accessible due to stored items. Recommend further investigation.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Service Record4. FiltersLocation: Filter located at bottom section of furnace
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Plumbing/Water Heater1 1. PlumbingWater lines were copper • Water lines were PEX plastic. • Drain and waste lines were plastic.
2. Water Heater ConditionHeater Type: Gas Water heater. • 50 gallons
3. AgeObservations:• Approximately 13 years of age, average life span is 10 to 12 years.
4. ConditionObservations:• Seismic straps are not in place/ improperly installed. Normally there should be seismic strapsinstalled at the upper and lower one thirds of the tank.• Expansion tank is not in place. This is a hazardous condition on closed water systems.Recommend conditions are investigated further and corrected as required by licensed plumbingcontractor.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.
6. Venting
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Electrical 1 1. Electrical200 AMP service, 4/0 Aluminum service entrance wires.
2. GroundingElectrical service is grounded and bonded.
3. Wiring TypeBreaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiringis copper.Observations:• Neutral busbar double taps were not allowable after 2002. Double tapping and lugging can createhot spots on breakers and neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Conditions can result in the breaker trippingbecause of the loose connection [current exceeding the rating of the breaker]. Conditions can resultin over heating and possible fire. Strongly recommend conditions are investigated further correctedas required by licensed electrical contractor.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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4. FusesFuse system present. Basement family room
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Foundation/Crawlspaces 1 1. FoundationContinuous concrete foundation visible portion appeared in good condition overall. • Basement andconcrete slab foundation.Observations:• Indications of settling at the foundation, recommend conditions are investigated further andcorrected as required by licensed structural engineer.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Shutoffs 1. Shutoff LocationsObservations:• Could not locate main water shutoff, recommend consulting with owner.
||2||Furnace gas shutoff is located to the left of thefurnace.
||2||Water heater water line shutoff is locatedabove the water heater.
||2||Water Heater gas shutoff is located to the left of the water heater.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Equipment 1. Appliances/EquipmentObservations:• Oven• Refrigerator• Dishwasher• Microwave• Water Heater• Furnace• Washer• Dryer
||2||Microwave ||2||Dishwasher
||2||Refrigerator Water heater
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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||2||Washer
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Carbon Monoxide Detectors 1. Carbon MonoxideObservations:• 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 andoutside of bedroom areas. Recommend conditions are corrected.
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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GlossaryGlossary
Term Definition
Air Gap Air gap (drainage): The unobstructed vertical distance throughfree atmosphere between the outlet of the waste pipe and theflood-level rim of the receptacle into which the waste pipe isdischarged.
Double Tap A double tap occurs when two conductors are connected underone screw inside a panelboard. Most circuit breakers do notsupport double tapping, although some manufacturers, such aslike Cutler Hammer, make hardware specially designed for thispurpose.
Double tapping is a defect when it is used on incompatibledevices. If the conductors come loose, they cause overheatingand electrical arcing, and the risk of fire is also present. A doubletap can be accommodated by installing a new circuit boardcompatible with double tapping. It is also possible to add anothercircuit breaker or install a tandem breaker to the existing breakerbox.
Expansion Tank An expansion tank or expansion vessel is a small tank used toprotect closed (not open to atmospheric pressure) water heatingsystems and domestic hot water systems from excessivepressure. The tank is partially filled with air, whosecompressibility cushions shock caused by water hammer andabsorbs excess water pressure caused by thermal expansion.
GFCI A special device that is intended for the protection of personnelby de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.
TPR Valve The thermostat in a water heater shuts off the heating sourcewhen the set temperature is reached. If the thermostat fails, thewater heater could have a continuous rise in temperature andpressure (from expansion of the water). The temperature andpressure could continue to rise until the pressure exceeds thepressure capacity of the tank (300 psi). If this should happen, thesuper-heated water would boil and expand with explosive force,and the tank would burst. The super-heated water turns to steamand turns the water heater into an unguided missile. To preventthese catastrophic failures, water heaters are required to beprotected for both excess temperature and pressure. Usually, themeans of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Mostof these devices are set to operate at a water temperature above200° F and/or a pressure above 150 psi. Do not attempt to testthe TPR valve yourself! Most water heating systems should beserviced once a year as a part of an annual preventivemaintenance inspection by a professional heating and coolingcontractor. From Plumbing: Water Heater TPR Valves
RW West Consultants, Inc. 5030 36th Ave SW, Seattle, WA
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Report SummaryReport Summary
This is a visual inspection. No destructive testing is performed. This is not a soil inspection nor dowe inspect for formaldehyde, radon, asbestos, Chinese drywall, lead paint, mold, hazardousmaterials/substances, landscape lighting, sprinkler systems, septic systems/drain fields, smokealarms or recreational equipment such as Jacuzzis etc.. It is recommended that noted deficienciesbe investigated further by licensed companies specializing in those disciplines. Inspection is subjectto 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 makeno guarantees for expected life. It is impossible to verify conditions of places inaccessible in wallsunder and in between floors, behind furniture appliances etc., and we assume no responsibility forthose items as such. Estimates for repairs are approximations and we do not guarantee theiraccuracy. Possible solutions for problems are solely opinions based on conditions at the time of theinspection and are not to be assumed as being totally conclusiveThe summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expenses or further investigation to correct or items I wouldlike 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 summaryalone does not explain all the issues. We recommend repairs should be done by licensed &bondedcontractors. We also recommend obtaining a copy of all receipts, warranties and permits for the workdone. Exterior Storage RoomPage 7 Item: 2 Electrical • Open junction boxes were observed, which is a safety
concern. Recommend installing proper covers, as needed, forsafety.
Deck 1Page 9 Item: 1 Deck • Handrail balusters/spindles are spaced further than the
maximum 4 inches, this requirement is to prevent smallchildren from fitting through handrail.• Ladder-type guardrail infill are easy for children to climbover. Recommend using caution or correcting
Exterior StairsPage 10 Item: 1 Stair • There is no handrail, recommend installing handrail when
there are 4 or more steps as a safety precaution.Rodents/PestsPage 11 Item: 1 Rodents • Rodent bait traps present at exterior perimeter, recommend
conditions are investigated further by licensed pest controlcompany
Attic 1Page 15 Item: 1 Attic • Limited visibility due to size of entry and knob and tube
wiring in close proximity. Inspection from hatch only.Attic 2Page 17 Item: 5 Electrical • Knob and tube wiring present, cannot be sure if it has been
disconnected. Strongly recommend conditions areinvestigated further by licensed electrical contractor.
Page 18 Item: 7 Rodent/Pests • Bait traps present.Attic 3Page 19 Item: 1 Framing • Evidence of past or present leaks, dry at time of the
inspection and new sheathing does not have stains. Monitorfor leaks &/or have roofing contractor evaluate.
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General Interior NotePage 21 Item: 1 General Notes • Home contains popcorn ceilings. This material could contain
asbestos, testing is not within the scope of this inspectionLiving RoomPage 24 Item: 3 Fireplace • Creosote buildup in the fireplace, recommend cleaning by
licensed chimney sweep before using.KitchenPage 27 Item: 5 Stove/Oven • Anti tip bracket/device missing at stove, recommend
installation as a safety precaution. Should be installed.Page 28 Item: 7 Electrical • GFCI outlets have been required for Kitchens (since 1987)
No GFCI protection present,, strongly recommend GFCIoutlets are installed as a safety precaution.
Hall Bathroom1Page 32 Item: 5 Shower • Voids in the grout between some of the tile, recommend
resealing.• Moisture meter indicates high moisture content at showerwalls indicating water penetration, recommend drying areasout and resealing.
Stairs Leading to BasementPage 36 Item: 1 Stair • Handrail does not run the complete length of stairs,
recommend correction as a safety precautionBasement Family RoomPage 37 Item: 2 Floor • Significant slope and floor from west to east. Recommend
conditions are investigated further and corrected by licensedstructural engineer.
Basement BathroomPage 38 Item: 5 Sinks • Drain line leaks under sink. Recommend conditions are
repaired.Basement Laundry RoomPage 40 Item: 5 Sink • Sewer smell when water is running at sink. Recommend
conditions are investigated further and corrected by plumbinglicensed contractor.
GaragePage 42 Item: 1 Condition • Wood decay at wood shingle siding. Recommend conditions
are investigated further and corrected by licensed contractor.Garage only
Page 43 Item: 3 Electrical • Outlets are not GFCI protected, recommend GFCI protectingoutlets as a safety precaution. Garages (since 1978)• Ungrounded outlets, recommend a licensed electricalcontractor investigate conditions further and correct asrequired.
Page 44 Item: 5 Garage Doors • Tension safety return did not operate on the garage doors,recommend adjustment.
Plumbing/Water Heater1
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Page 47 Item: 4 Condition • Seismic straps are not in place/ improperly installed.Normally there should be seismic straps installed at the upperand lower one thirds of the tank.• Expansion tank is not in place. This is a hazardous conditionon closed water systems. Recommend conditions areinvestigated further and corrected as required by licensedplumbing contractor.
Electrical 1Page 49 Item: 3 Wiring Type • Neutral busbar double taps were not allowable after 2002.
Double tapping and lugging can create hot spots on breakersand neutral bars because they are not tightened to the correcttorque--especially if two different size conductors are used.Conditions can result in the breaker tripping because of theloose connection [current exceeding the rating of the breaker].Conditions can result in over heating and possible fire.Strongly recommend conditions are investigated furthercorrected as required by licensed electrical contractor.
Foundation/Crawlspaces 1Page 51 Item: 1 Foundation • Indications of settling at the foundation, recommend
conditions are investigated further and corrected as requiredby licensed structural engineer.
ShutoffsPage 52 Item: 1 Shutoff Locations • Could not locate main water shutoff, recommend consulting
with owner.Carbon Monoxide DetectorsPage 55 Item: 1 Carbon Monoxide • Carbon monoxide detectors not visible on all levels.
• As of April 1st 2012 it is required that Carbon monoxidedetectors are installed on each level and outside of bedroomareas. Recommend conditions are corrected.
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