65 point fosdick terrace nw, gig harbor, wa 98335...bathroom upper floor master toilet 19: - the...

608 State St. South Kirkland, WA 98033

www.faira.com

[email protected] +1.800.571.FAIR

FAIRA TRANSPARENCY REPORTS

65 Point Fosdick Terrace NW, Gig Harbor, WA 98335 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/12617 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:65 Point Fosdick Terrace NW

Gig Harbor, Washington 98335

PREPARED EXCLUSIVELY FOR:Faira.com

INSPECTED ON:Monday, July 30, 2018

Inspector, Isaac McPhee Strong Foundations Home Inspection

of 119Copyright© 2010-2018, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 18-07030

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 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.

Exterior/Site/Ground

EXTERIOR PLUMBING

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

2: - The hose bib(s) and piping is/are unsecured and prone to damage. We recommend repair.

OUTDOOR RECEPTACLES

3: - The receptacle at the east side of the home is not working. We recommend further investigation and repair, if necessary.

STUCCO

4: - The rear and some sides of the home was clad with a stucco siding that may be a "synthetic" stucco (known as "EIFS", or Exterior insulated finishing system). This product has been known to be related to moisture related issues due to improper installation, leading to inadequate ventilation/drainage. No issues were observed with the stucco siding on this home, though if the homeowner is concerned, we recommend a more thorough evaluation of the stucco siding by a licensed expert in this type of siding. Often destructive testing is necessary for a full evaluation of this product.

In this case, no specific action is advised, other than routine maintenance and monitoring.


GRADING

5: - Grading is sloped toward the structure in some areas. Low spots and negative grading promote water accumulation near the building, leading to foundation problems. It is important that drainage at the rear and side of the home be monitored to ensure that proper draining is taking place during and after periods of heavy rain.

RAILINGS

6: - There are no railings where needed at the side and rair stairs. As a safety measure, we recommend that railings be installed.

EAVES/SOFFITS

7: - Sections of the eaves had minor damage, possibly caused by adjacent trees, but damage does not appear to be negatively affecting the home. We recommend monitoring and repair as needed.

PAINT/STAIN

8: - The exterior paint is in fair to good condition but appears a bit worn at some trim areas. No surfaces were noted that need painting for other than cosmetic reasons.

9: - In 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.

Roofing

Tile

SURFACE

10: - Trees are overhanging the roof. We recommend they be trimmed to prevent debris from accumulating on the roof and to prevent damage by abrasion.

11: - Some moss was growing on the roof surface. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely if the moss is left to grow unabated. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate based chemicals are used for this and must be applied periodically.

Garage

RECEPTACLES

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

GARAGE DOOR OPENER

13: - One of the garage door opener failed to respond to normal operating controls. We recommend the opener and/or the controls be repaired or replaced.


PASSAGE DOOR

14: - Standards require the door between the garage and the living space to be a solid core door with an automatic closer. We recommend the existing door be replaced with an approved door which will provide a greater margin of safety.

Kitchen

COUNTERTOPS

15: - The caulk/grout at the joint between the countertop and the wall is cracking. Recommend replacing caulk/grout to prevent moisture intrusion behind the countertop and cabinet.

VENTILATION

16: - There is no exhaust fan in this kitchen. There is no requirement that a fan be installed, but depending on the style of cooking preferred, the lack of a fan could be an inconvenience.

Laundry Area

RECEPTACLES

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

DRYER VENT

18: - The dryer vent has accumulated lint buildup as viewed from the exterior. We recommend it be cleaned, as clogged dryer vents can represent a safety/fire hazard.

Bathroom

Upper Floor Master

TOILET

19: - The toilet is loose at the floor. While no damage was evident, this condition should be taken care of so that leakage does not develop and cause damage. We recommend that the toilet be removed and rebolted with a new wax seal.

BIDET

20: - The bidet appeared properly installed. However, this is a specialized plumbing fixture and is beyond the scope of this inspection.

RECEPTACLES

21: - The GFCI protection for this bathroom did not function properly when tested. We recommend the source of the problem be identified and corrected.


Bedroom

Upper Floor Rear

RECEPTACLES

22: - There is an ungrounded three prong receptacle in the bedroom. We recommend it be properly grounded or restored to its original two prong configuration.

Living Room

SWITCHES

23: - There are switches for which no purpose was immediately obvious. We recommend inquiries of the owner to determine what is controlled by these switches.

Family Room

SWITCHES


DOORS

25: - The closet door doesn't latch. We recommend minor adjustments to the hardware to restore proper function.

Library/Office

SWITCHES


Interior

DETECTORS: OVERALL

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

Plumbing

PRIVATE WELL SYSTEM

28: - The property's water supply is reportedly supplied by a private well system shared by adjacent properties. We were not able to directly observe the well head, pump, pressure tank, or other components of this system. The property owner may have rights or responsibilities associated with this well system that it is important to be aware of, and it is important that well systems are properly maintained and inspected. We recommend obtaining all necessary information from the current homeowner.


Water Heater

BURNERS

29: - The burner flame is yellow tipped, suggesting too little primary air, clogged burner ports, misaligned burner orifices, and/or a clogged draft hood. We recommend that the unit be serviced, cleaned and tuned.

GENERAL COMMENT

30: - This water heaters are beyond their expected service life. Although they are still operating, the need for replacement should be anticipated in the near future.

Heat

Forced Hot Air

AIR FILTERS

31: - The filter has accumulated debris which decreases its effectiveness and blocks air flow. This can dramatically decrease the efficiency of the heating system. We recommend the filter be removed, cleaned and replaced if necessary.

Electrical System

SWITCHES: OVERALL

32: - We tested a representative number of switches and found several to be without an obvious function. This is not necessarily a deficiency, but we suggest consultation with the owner as to their purpose.

GFI PROTECTION

33: - Some GFCI devices are installed in this home. However, we recommend adding these devices at all locations currently requiring this protection. This includes receptacles near sink basins, in bathrooms, garages, crawl spaces, and the exterior. In addition, we recommend upgrading all older devices (pre-2007) with newer devices for safety.


Monday, July 30, 2018Faira.com

65 Point Fosdick Terrace NWGig Harbor, Washington 98335

Dear Faira.com,

We have enclosed the report for the property inspection we conducted for you on Monday, July 30, 2018 at:

65 Point Fosdick Terrace NWGig Harbor, Washington 98335

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 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 18-07030

Table of Contents

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

Introduction..................................................................................................................................................10

Introductory Notes.......................................................................................................................................10

Exterior/Site/Ground....................................................................................................................................11

Structure......................................................................................................................................................22

Roofing........................................................................................................................................................22

Garage.........................................................................................................................................................26

Kitchen.........................................................................................................................................................29

Laundry Area...............................................................................................................................................33

Bathroom.....................................................................................................................................................37

Bedroom......................................................................................................................................................51

Living Room.................................................................................................................................................58

Family Room...............................................................................................................................................62

Library/Office...............................................................................................................................................64

Interior.........................................................................................................................................................67

Attic..............................................................................................................................................................69

Plumbing......................................................................................................................................................72

Water Heater...............................................................................................................................................76

Heat.............................................................................................................................................................81

Air Conditioning...........................................................................................................................................85

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

Insulation/Energy.........................................................................................................................................93

Locations of Emergency Controls................................................................................................................95

Environmental Concerns.............................................................................................................................97

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

Addenda......................................................................................................................................................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 south.

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

NOTESThe house was estimated to be approximately 25+ years old.


Over the course of this inspection the temperature was estimated to be between 70 and 80 degrees.

The weather was sunny at the time of our inspection.

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.

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

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

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

Exterior/Site/Ground

BASIC INFORMATIONGeneral lot topography: Hillside


Retaining wall material: Concrete block and Stone

Driveway: Concrete on grade

Walkways: Concrete and gravel


Patio: Pavers

Primary exterior wall covering: Wood lap siding

Secondary exterior wall covering: Stucco


Primary exterior window materials: Wood frame

EXTERIOR PLUMBINGTesting of the irrigation system and/or automatic timer is beyond the scope of this inspection.

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


The hose bib(s) and piping is/are unsecured and prone to damage. We recommend repair.

OUTDOOR RECEPTACLES

The receptacle at the east side of the home is not working. We recommend further investigation and repair, if necessary.

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

WOOD SIDINGThe siding appears to be properly installed and in good condition.


STUCCO

The rear and some sides of the home was clad with a stucco siding that may be a "synthetic" stucco (known as "EIFS", or Exterior insulated finishing system). This product has been known to be related to moisture related issues due to improper installation, leading to inadequate ventilation/drainage. No issues were observed with the stucco siding on this home, though if the homeowner is concerned, we recommend a more thorough evaluation of the stucco siding by a licensed expert in this type of siding. Often destructive testing is necessary for a full evaluation of this product.

In this case, no specific action is advised, other than routine maintenance and monitoring.


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

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

GRADING

Grading is sloped toward the structure in some areas. Low spots and negative grading promote water accumulation near the building, leading to foundation problems. It is important that drainage at the rear and side of the home be monitored to ensure that proper draining is taking place during and after periods of heavy rain.

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

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

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

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

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

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


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

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

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

DECKThe decks appear to be properly constructed and generally in serviceable condition, with no need for significant maintenance or repair at this time.


DECK SUPPORTSThe deck is cantilevered and is supported by the joists of the structure.

STAIRSThe exterior stairs appear to be properly constructed and are in serviceable condition.

RAILINGS

There are no railings where needed at the side and rair stairs. As a safety measure, we recommend that railings be installed.

RETAINING WALLSTrue retaining walls are engineered structures retaining earth which, if it collapsed, would adversely affect the integrity of buildings, driveways, pools or other improvements. We are not qualified to analyze such structures.

Decorative retaining walls are generally landscaping features which, even though aesthetically important and expensive to repair or replace, would not adversely affect the buildings or other site improvements if damaged or eliminated.


The retaining walls on this property are the structural variety and are necessary to provide support for existing improvements or to prevent damage from adjacent hillsides.

The structural retaining walls appear to have performed as intended and are in serviceable condition.

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

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

EAVES/SOFFITS

Sections of the eaves had minor damage, possibly caused by adjacent trees, but damage does not appear to be negatively affecting the home. We recommend monitoring and repair as needed.


PAINT/STAIN

The exterior paint is in fair to good condition but appears a bit worn at some trim areas. No surfaces were noted that need painting for other than cosmetic reasons.

In 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.

The accessory structures on this property, although looked at, were not fully inspected and are not included in this report.

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 any 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-gradeSlab material: Poured concreteMudsill: Inaccessible, unknown if bolted, nailed or strappedExterior wall support: Wood frame

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

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

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

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.


Tile

BASIC INFORMATIONLocation: Covers whole building

Roof slope: Medium pitchMaterial: TilesLayers: Single layerAge: Approximately 25+ years oldConnections and penetrations: Sealed with metal flashingRoof drainage system: Gutters and downspouts

INSPECTION METHODWe inspected this roof from the edge of the surfaces. Walking on the roof was judged to be potentially hazardous for the inspector and/or potentially damaging to the surface materials. We have based our comments upon a limited inspection.

SURFACEThe tile roof is in serviceable condition with minor exceptions. Attention to the items listed, together with routine maintenance, will keep it functional and maximize its expected useful life.


Trees are overhanging the roof. We recommend they be trimmed to prevent debris from accumulating on the roof and to prevent damage by abrasion.

Some moss was growing on the roof surface. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely if the moss is left to grow unabated. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate based chemicals are used for this and must be applied periodically.


CHIMNEY AT ROOFThe chimney appears to be properly installed and in serviceable condition.

PLUMBING VENTSExisting plumbing vents appear properly installed and in satisfactory condition.

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

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

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

GENERAL COMMENTThe roof covering shows wear but appears to have been properly installed and is in a condition deemed acceptable for its age. We observed no signs of unusual or excessive wear of the roofing that would suggest immediate attention is required.


Garage

FRAMINGThe wall framing is not visible. The area around the garage door opening is generally the most vulnerable to movement but no adverse conditions were noted. The construction appears to be original and no action is indicated.

FIXTURESA hose bib was present in the garage. Due to its location, this hose bib was not tested for operation. Recommend care when testing to prevent damage to surrounding materials.

RECEPTACLES

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


GARAGE DOOR OPENER

One of the garage door opener failed to respond to normal operating controls. We recommend the opener and/or the controls be repaired or replaced.

FLOORThe floor is a concrete slab.

The majority of the floor slab was covered by stored personal possessions and could not be inspected. The visible portions of the floor appear to be in serviceable condition.

GARAGE DOORSThe garage is equipped with two roll up doors.

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


PASSAGE DOOR

Standards require the door between the garage and the living space to be a solid core door with an automatic closer. We recommend the existing door be replaced with an approved door which will provide a greater margin of safety.

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.

Kitchen

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

BASIC INFORMATIONEnergy: Gas (or propane) stove/oven with other electric appliancesVentilation: None other than typical windowRefrigerators, wine coolers, and other cooling appliances are beyond the scope of this inspection


DRAIN TRAPSThe drain trap and associated piping are PVC plastic.

AIR GAPThe dishwasher had a high loop installed in the drain line at the time of the inspection. The high loop is designed to prevent wastewater from contaminating the dishwasher.

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

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.

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


FLOORThe tile flooring appears to be well installed and in functional condition.

COUNTERTOPSThe countertop is granite or other stone-like material (such as quartz).

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

The caulk/grout at the joint between the countertop and the wall is cracking. Recommend replacing caulk/grout to prevent moisture intrusion behind the countertop and cabinet.

VENTILATION

There is no exhaust fan in this kitchen. There is no requirement that a fan be installed, but depending on the style of cooking preferred, the lack of a fan could be an inconvenience.

MISCELLANEOUSAn "insta-hot" water heater was present at the kitchen sink, which is meant to provide instant hot water through a dedicated faucet. This appliance was operating properly at the time of the inspection.


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 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.


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.


DRAIN TRAPThe drain trap and associated piping are PVC plastic.

LAUNDRY TUBThe laundry tub is properly installed and in serviceable condition.


RECEPTACLES

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

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

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


DRYER VENT

The dryer vent has accumulated lint buildup as viewed from the exterior. We recommend it be cleaned, as clogged dryer vents can represent a safety/fire hazard.

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




Bathroom

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


Lower Floor Hallway

BASIC INFORMATIONToilet: Ceramic unit with a porcelain finish

Wash basin: Cast iron unit with a porcelain finish


Shower walls: Mortar set ceramic tile


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.

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

RECEPTACLESThe receptacle appears to be properly installed and was operational.



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

GLASS ENCLOSUREThe glass shower enclosure is safety labeled and appears to be in good condition.

BATHROOM FLOORThe finish floor in this bathroom is tile.

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

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



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



Upper Floor Hallway


Wash basin: Ceramic unit with a porcelain finish


Bathtub: Cast iron with porcelain finish




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.

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


RECEPTACLESThe receptacle appears to be properly installed and was operational.





GLASS ENCLOSUREThe glass shower enclosure is safety labeled and appears to be in good condition.



COUNTERTOPSThe countertop is tile.

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


Upper Floor Master


Wash basins: Ceramic units with a porcelain finish


Bathtub: Molded fiberglass




TOILET

The toilet is loose at the floor. While no damage was evident, this condition should be taken care of so that leakage does not develop and cause damage. We recommend that the toilet be removed and rebolted with a new wax seal.

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


BIDET

The bidet appeared properly installed. However, this is a specialized plumbing fixture and is beyond the scope of this inspection.

HYDROTHERAPY TUBThe hydrotherapy tub was tested for operation of the plumbing components, but a thorough test of the functionality of the various electrical components was beyond the scope of this inspection.


RECEPTACLES

The GFCI protection for this bathroom did not function properly when tested. We recommend the source of the problem be identified and corrected.

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




COUNTERTOPSThe countertop is tile.

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





Bedroom

Lower Floor Bedroom

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

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



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.

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




Upper Floor Master





Upper Floor Rear

RECEPTACLES

There is an ungrounded three prong receptacle in the bedroom. We recommend it be properly grounded or restored to its original two prong configuration.






Living Room



SWITCHES

There are switches for which no purpose was immediately obvious. We recommend inquiries of the owner to determine what is controlled by these switches.

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

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



FIREPLACE (MORE ITEMS)The prefabricated metal fireplace appears to be properly installed and in serviceable condition.


MISCELLANEOUSA built-in speaker system was present in this room. These systems are outside of the scope of our inspection and are not tested for operation.




Family Room


SWITCHES


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

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


DOORS

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




Library/Office


SWITCHES


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


MISCELLANEOUSThe sink/wetbar, along with relevant fixtures and accessible plumbing in this area were tested and found to be properly installed and in functional condition.




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: ThreeWindow material: WoodWindow type: Casement windowsWindow glazing: Double paneFinished ceiling material: DrywallFinished floor material: Carpet and tileFinished wall material: Drywall

SURFACES: OVERALLThe interior wall, floor, and ceiling surfaces were properly installed and generally in serviceable condition, taking into consideration normal wear and tear.

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

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


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.

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

WINDOWS: OVERALLThe windows tested appear to be properly installed and in serviceable condition. We operate a representative sample of the windows, but do not necessarily open, close, and latch every window.

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.

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

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

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

We make no attempt to list all cosmetic flaws and suggest that most of these deficiencies will be addressed by normal maintenance and upgrading.


Attic

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

ACCESS/ENTRYThe attic access is located in the hall bathroom ceiling.

RAFTERSThe rafters are 2 x 10 placed 16 inches on center.


The roof structure appears to be constructed in a manner typical of houses of this type and age. The rafters are generally in good condition, where seen, and have performed adequately since their installation.

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

The roof sheathing is plywood nailed solidly across the rafters.

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

PURLINSPurlins are the boards, perpendicular to the rafters, which provide mid-span support.


The original purlins are in place and appear to have performed adequately, although the existing configuration may not meet present standards. No action is indicated.

CEILING JOISTSCeiling joists are the structural members which support the finished ceiling and often serve as an important component of the roof structure.

The ceiling joists appear to be generally properly installed and in good condition.


VENT LINESThe vent piping for the waste system appears to be properly installed and in good 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 is equipped with one or more thermostatically controlled automatic fans. These activate when the temperature reaches a pre-set level. The fan(s) appeared to be properly installed and in functional condition.

Plumbing

A plumbing system consists of the domestic water supply lines, drain, waste and vent lines and gas lines. Inspection of the plumbing system is limited to visible faucets, fixtures, valves, drains, traps, exposed pipes and fittings. These items are examined for proper function, excessive or unusual wear, leakage, and general state of repair. The hidden nature of piping prevents inspection of every pipe and joint. A sewer lateral test, necessary to determine the condition of the underground sewer lines, is beyond the scope of


this inspection If desired, a qualified individual could be retained for such a test. Our review of the plumbing system does not include landscape watering, fire suppression systems, private water supply/waste disposal systems, or recalled plumbing supplies. Review of these systems requires a qualified and licensed specialist.

BASIC INFORMATIONDomestic water source: Private well waterLandscape water source: Private well waterMain water line: IndeterminateSupply piping: Copper where seenWaste disposal: Private on-site disposal

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

Other installed systems: Landscape watering, not inspected


WATER SHUTOFF LOCATIONThe domestic water supply main shut-off valve is located in the laundry room.

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.

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 CLEANOUTThe sewer cleanout is located at the laundry room

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

PRIVATE DISPOSALThis property uses a private waste disposal system, investigation of which is beyond the scope of this inspection. If accurate service records are not available, it is strongly recommended that the septic tank be pumped and inspected by an expert.

Whether or not further inspection is necessary, consultation with a septic tank service company is suggested to determine a probable pumping schedule and to discuss the 'do's and don'ts' of septic systems.

GAS 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.

PRIVATE WELL SYSTEM

The property's water supply is reportedly supplied by a private well system shared by adjacent properties. We were not able to directly observe the well head, pump, pressure tank, or other components of this system. The property owner may have rights or responsibilities associated with this well system that it is important to be aware of, and it is important that well systems are properly maintained and inspected. We recommend obtaining all necessary information from the current homeowner.

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.

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 utility roomEnergy source: Natural gas and electricCapacity: 100 gallonsAge: Estimated to be 25+ years old


Unit type: Two units connected in series

Water 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.


BURNERS

The burner flame is yellow tipped, suggesting too little primary air, clogged burner ports, misaligned burner orifices, and/or a clogged draft hood. We recommend that the unit be serviced, cleaned and tuned.

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

RECIRCULATINGThe hot water system is equipped with a pump to circulate the hot water through a loop so that hot water is never far from any fixture. The system appears to be properly installed and in serviceable condition.

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


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

GENERAL COMMENT

This water heaters are beyond their expected service life. Although they are still operating, the need for replacement should be anticipated in the near future.


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: Utility room

Energy source: Natural gasFurnace btu input rating: 60,000 btu'sAge: 1 years oldManufacturer: American Standard


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.

BURNERSThe burners were inspected and found to be clean and in good working order.

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

IGNITION SYSTEMThe heating unit is equipped with an electronic ignition system, which is an energy saving feature that allows operation without the need for a continuously burning pilot light.


AIR FILTERS

The filter has accumulated debris which decreases its effectiveness and blocks air flow. This can dramatically decrease the efficiency of the heating system. We recommend the filter be removed, cleaned and replaced if necessary.

The heating system is equipped with an electrostatic air filter, which is considered a 'plus'. The equipment was on but we did not test the operation of this device in detail. Review of the manufacturer's instructions is suggested.

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.

DUCTSMost of the ductwork was inaccessible and was not inspected except to determine that there was air flow at several registers.

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 COMMENTThe heating is newer, responded to normal operating controls and with routine maintenance should be reliable for a number of years.

We 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.

Air Conditioning

An air conditioning system consists of the cooling equipment operating and safety controls and a means of distribution. These items are visually examined for proper function, excessive or unusual wear, and general state of repair. Air conditioning systems are not tested if the outside temperature is too cold for proper operation. Detailed testing of the components of the cooling equipment or predicting their life expectancy requires special equipment and training and is beyond the scope of this inspection. 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 air conditioning equipment is encouraged.


BASIC INFORMATIONMethod of cooling: Evaporative coolingType of system: Gas heat with air conditioningNumber of units: 1Location of equipment: Split or remote systemEstimated to be approximately 1 years oldManufacturer: American StandardCondenser location: Exterior

Electrical disconnect location: Adjacent to condensing unit

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.


CONDENSING UNITThe condenser contains all the equipment necessary to reclaim the refrigerant gas and convert it back to a liquid. It consists of a compressor, condenser, hot gas discharge line, condenser fan, electrical panel box, and some accessory components.

The condensing unit appears to be properly installed and in serviceable condition.

EVAPORATOR COILAn evaporator is a device used to transfer or absorb heat from the air surrounding the evaporator to the refrigerant. In doing so, the liquid refrigerant is evaporated or boiled off as it passes through the evaporator.

The evaporator coil is concealed within the furnace and was not directly observed. We found no signs of leakage and damage is not likely because the condensing unit operated normally.


REFRIGERANT LINESThe accessible refrigerant lines appear to be in good condition.

DUCTSBoth the heating system and the central air conditioning system share the same duct work. Please see the heating system for any comments regarding the duct work.

THERMOSTATThe thermostat appears to be properly installed and both the heating and cooling functions responded to the user controls.

GENERAL COMMENTThe air conditioning is newer, responded to normal operating controls and with routine maintenance should be reliable for number of years.

Our inspection of the central air conditioning is limited to visible components and their basic functions. A full evaluation requires extensive testing and is beyond the scope of our inspection.

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: Unable to locateBranch circuit protection: Circuit breakers


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 located in a closet adjacent to the interior garage door.


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 circuits in the panel are labeled. We did not verify the accuracy of the labeling, but it appears to be typical. When the opportunity arises, we suggest checking the labeling by actually operating the breakers.

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 GROUNDINGWe were unable to visually confirm grounding of the electrical system. Confirmation will require further inspection and possible destructive testing.


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

The garage subpanel was not permanently hardwired to the home's electrical system, but operates using a 240-volt plug in order to plug into the main system. Because of this, the panel and its accompanying connectors are not considered a part of the home's electrical system, but a stand-alone appliance. This addition to the system was looked at but not evaluated in detail as it appears that it can be removed without affecting additional systems.

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

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

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


SWITCHES: OVERALL

We tested a representative number of switches and found several to be without an obvious function. This is not necessarily a deficiency, but we suggest consultation with the owner as to their purpose.

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.

Some GFCI devices are installed in this home. However, we recommend adding these devices at all locations currently requiring this protection. This includes receptacles near sink basins, in bathrooms, garages, crawl spaces, and the exterior. In addition, we recommend upgrading all older devices (pre-2007) with newer devices for safety.

GENERAL COMMENTThe electrical system is generally in good condition, with only a few instances of needed repair or correction observed. See notes above for specific comments.

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 blown-in or loose-fill fiberglass insulation.

The level of insulation would appear to provide an R-30+ insulating value. This provides very good resistance to heat transfer by present standards.

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

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

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


Locations of Emergency Controls

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

WATER SHUTOFF LOCATIONPLUMBINGThe domestic water supply main shut-off valve is located in the laundry room.

SEWER CLEANOUTPLUMBINGThe sewer cleanout is located at the laundry room


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 located in a closet adjacent to the interior garage door.

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 very well built utilizing quality materials and professional workmanship. It is in need of only typical maintenance and upgrading.

If performed routinely, this type of construction requires only routine 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.

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