faira transparency reports 6215 s prospect st, tacoma, … · 2018. 10. 30. · 608 state st. south...

608 State St. South Kirkland, WA 98033

www.faira.com

[email protected] +1.800.571.FAIR

FAIRA TRANSPARENCY REPORTS

6215 S Prospect St, Tacoma, WA 98409 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/13291 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:6215 S Prospect St

Tacoma, Washington 98409

PREPARED EXCLUSIVELY FOR:Faira.com

INSPECTED ON:Monday, October 29, 2018

Inspector, Isaac McPhee Strong Foundations Home Inspection

of 93Copyright© 2010-2018, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 18-10017

Executive Summary

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

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

= Item in poor condition, warranting immediate repair or replacement

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

= Upgrade recommended, but not required

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

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

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

Introductory Notes

NOTES

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

Exterior/Site/Ground

FOUNDATION

2: - There are small and/or moderate cracks visible. We observed no related conditions suggesting the need for immediate repairs. We recommend these cracks be monitored. If ongoing movement is observed, further review would then be recommended.

WOOD SIDING

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


HARDBOARD SIDING

4: - There is earth-to-siding contact at the side of the home, which makes the siding vulnerable to damage. We recommend all earth-to-wood contacts be broken to prevent moisture or pest related damage.

5: - Portions of the masonry board siding are in contact with and/or embedded in concrete. This is not an accepted practice. We recommend the area be flooded with a wood preservative from time to time and/or repaired.

SCREENS

6: - There are several missing window/door screens throughout this home. Recommend replacing any missing screens.

DRAINAGE

7: - There is no drainage system for this property. Based on evidence viewed around and/or in the structure, we recommend a drainage system be added to collect and divert surface water and roof runoff.

DRIVEWAY

8: - There are trip hazards in the drive that should be patched or repaired in addition to other maintenance that may be recommended.

PATIO SURFACE

9: - The patio shows normal cracking and/or minor settlement. This does not impact its integrity. No action is indicated.

DECK/PATIO/PORCH COVERING

10: - The rear patio cover is in functional condition, but was constructed using materials that are not intended for direct exposure to the exterior and moisture staining is evident. As replacement with treated or exterior-grade materials is likely not feasible, we recommend sealing any exposed wood construction in order to preserve the materials.

DECK

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

FENCING

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

TRIM

13: - The trim shows routine wear but appears to be properly installed and in serviceable condition. We advise routine maintenance to ensure maximum service life.


PAINT/STAIN

14: - In general, the home is 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

Composition Shingle

Main home

DOWNSPOUTS

15: - Runoff water from the roof discharges next to the house in one or more locations. We recommend the downspouts be routed sufficiently away from the structure to prevent puddling, pooling, and saturation of the soil around the building.

Detached garage

SURFACE

16: - The shingle installation is substandard and appears to be non-professional (improper shingle lapping). As noted elsewhere, the improper installation may be leading to active leakage. We recommend a roofing contractor be retained to evaluate the condition of the roof and determine what corrective steps may be necessary.

Detached Building

RECEPTACLES

17: - The receptacles are the ungrounded three prong type. For an increased margin of safety, we recommend either the receptacles be repaired and grounded or equivalently protected by adding a GFCI receptacle or receptacles, as necessary.

18: - There is no GFCI (ground fault circuit interrupter) protection for some outlets in this area. For an increased margin of safety, we recommend the installation of GFCI receptacles throughout this area.

Garage

ROOF/WALL JOINTS

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

RECEPTACLES

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


CEILING

21: - The ceiling is stained in several areas, and while several stains were dry and did not appear to indicate ongoing leakage, there was evidence of some active leakage. The source of the leak should be identified and necessary repairs be performed. Any roof sheathing damaged by previous leaks should also be replaced.

FLOOR

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

Utility Room

WIRING

23: - We found exposed wiring in this room. Even if insulated, we recommend all wiring be encased in a conduit or otherwise protected in accordance with present standards.

24: - There is an uncovered junction box at the utility room. We recommend this box be covered to protect the wiring connections.

Bathroom

WATER BASIN

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

Interior

WALLS & CEILINGS

26: - There were areas of recent patch repair or painting in several areas. We recommend that you consult the owner/occupant regarding these modifications and continue to monitor any repaired or patched areas.

DOORS: OVERALL

27: - A hall closet door did not latch properly. We recommend adjustment or repair for proper operation.

Attic

ACCESS/ENTRY

28: - Due to limited clearances and newly-installed insulation, only a partial inspection of the attic space was performed from the access opening. If access is required for maintenance, installation of secured walking planks above the ceiling joists would be a beneficial upgrade.


Crawl Space

FOUNDATION

29: - There are small and/or moderate cracks visible. We observed no related conditions suggesting the need for immediate repairs. We recommend these cracks be monitored. If ongoing movement is observed, further review would then be recommended.

30: - There is a condition known as efflorescence on portions of the foundation walls. This whitish, fuzzy material is a 'salt' deposit left when moisture in the foundation evaporates on the inside of the foundation.

This indicates an occasional surplus of moisture on the outside of the foundation. Steps could be taken to improve the exterior drainage but no other action is indicated at this time.

SUBFLOORING

31: - Damage and stained to the floor sheathing visible in the crawlspace beneath the bathroom area appeared to have been caused by past leakage of plumbing fixtures. The moisture meter showed no elevated levels of moisture present in floor sheathing at the time of the inspection and it appeared that the source of the damage had been corrected. Recommend monitoring this area for any signs of ongoing moisture and, if necessary, replace any damaged materials.

POSTS

32: - The floor supports are marginally connected and are subject to failure in the event of excessive soil movement and/or seismic activity. This is a common condition in older homes, but we recommend additional connections be installed for added safety.

ANCHOR BOLTS

33: - The foundation is anchored using older technology. The original configuration has performed adequately to date. Upgrades might be considered as part of any future modernization and/or remodeling, but we do not consider this an urgent matter.

MOISTURE

34: - There is evidence of moisture entry and periodic accumulation of water in the crawl space. Minor pockets of water are not unusual. In most cases, minor water entry is not a concern provided the crawl space has adequate clearance and venting. Recommend monitoring during the rainy season and, if unusual amounts of moisture are present, recommend taking steps to increase perimeter drainage or install a means of removing excess moisture from the crawlspace.

PEST CONTROL

35: - Containers of bait and/or traps have been placed in the crawl space, indicating past problems with rodents. No obvious recent activity was evident and it might be assumed that this problem has been solved.

Plumbing

DRAIN LINES

36: - Based on the age of the home, we recommend a full camera review of the main line and waste piping system.


37: - Older drain materials, such as galvanized steel and cast iron are still present in the drainage system, with evidence of corrosion and past leakage. Over time, these older materials will show further signs of corrosion and leakage. Recommend upgrading the drainage system with modern materials when feasible.

MISCELLANEOUS

38: - An old and disconnected oil-burning furnace was observed in the crawlspace, which may indicate the presence of an underground oil tank was observed at the exterior of the home. Though no issues were observed related to any current or past oil tanks, it is important to ensure that any tank present is properly disconnected and decommissioned in order to prevent seepage into the soil. We can make no comment regarding any past or ongoing environmental contamination in relation to the oil tank, nor can we comment on the condition or size of the oil tank. Further evaluation by a specialist is recommended.

GENERAL COMMENT

39: - The home's supply piping either entirely or partially consists of galvanized steel piping. This piping is typically older, and has a limited lifespan. Though no specific leaks or damage was observed at the time of the inspection, we can make no representation regarding pipes hidden inside walls, underground, or behind insulation. Additionally, we observed some typical corrosion at some of the pipe joints, indicating older pipes.

Due to mineral deposit buildup and gradual reduction of flow, replacement of all remaining galvanized steel supply lines may eventually become necessary as a part of ongoing property maintenance and upgrading.

Water Heater

T/P RELEASE VALVE

40: - The temperature and pressure relief valve is leaking. We recommend it be replaced.

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

GENERAL COMMENT

42: - The water heater was older and showing signs of leaking/dripping at the burner compartment. This indicates that the unit is at the end of its useful life. We recommend that it be replaced.

Heat

Forced Hot Air

AIR FILTERS

43: - Air filters are located at the furnace, as well as at the return air grills in the home. The filters at the return grills are very dirty, indicating that they have not been changed regularly. We recommend installing filters in one location or the other in order to avoid confusion.


GENERAL COMMENT

44: - The last service date of the gas forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if last service date was more than one year ago, recommend that a qualified HVAC technician inspect, clean, and service the system, and make repairs if necessary. For safety reasons, and because the system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC technician when it is serviced.

Conclusion

COMMENTS

45: - Note: Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs, and/or abatement specialists for this type of evaluation.

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


Monday, October 29, 2018Faira.com

6215 S Prospect StTacoma, Washington 98409

Dear Faira.com,

We have enclosed the report for the property inspection we conducted for you on Monday, October 29, 2018 at:

6215 S Prospect StTacoma, Washington 98409

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

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

= Item in poor condition, warranting immediate repair or replacement

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

= Upgrade recommended, but not required

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

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

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

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

Sincerely,

Inspector, Isaac McPheeStrong Foundations Home Inspection

Copyright© 2010-2018, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 18-10017

Table of Contents

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

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

Introductory Notes.......................................................................................................................................12

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

Roofing........................................................................................................................................................24

Detached Building.......................................................................................................................................30

Garage.........................................................................................................................................................33

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

Laundry Area...............................................................................................................................................41

Utility Room.................................................................................................................................................44

Bathroom.....................................................................................................................................................45

Bedroom......................................................................................................................................................50

Living Room.................................................................................................................................................54

Interior.........................................................................................................................................................56

Attic..............................................................................................................................................................58

Crawl Space................................................................................................................................................61

Plumbing......................................................................................................................................................66

Water Heater...............................................................................................................................................72

Heat.............................................................................................................................................................75

Electrical System.........................................................................................................................................82

Insulation/Energy.........................................................................................................................................87

Locations of Emergency Controls................................................................................................................89

Environmental Concerns.............................................................................................................................92

Conclusion...................................................................................................................................................92


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 west.

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 65+ years old, with numerous more recent upgrades/renovations.


The weather was cloudy at the time of our inspection.

It had been raining prior to our inspection.

Over the course of this inspection the temperature was estimated to be between 50 and 60 degrees.

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

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.

Review of the smaller detached structure(s), though looked at, was not evaluated in detail and is not a part of this inspection and report. With access and an opportunity for inspection, reportable conditions may be discovered.

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

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: Flat lot


Driveway: Concrete on grade

Walkways: Concrete

Patio: Concrete


Primary exterior wall covering: Masonry Board

Secondary exterior wall covering: T1-11 Plywood siding

Primary exterior window material: Vinyl/plastic or vinyl clad


FOUNDATION

There are small and/or moderate cracks visible. We observed no related conditions suggesting the need for immediate repairs. We recommend these cracks be monitored. If ongoing movement is observed, further review would then be recommended.

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


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

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

WOOD SIDING

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


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

There is earth-to-siding contact at the side of the home, which makes the siding vulnerable to damage. We recommend all earth-to-wood contacts be broken to prevent moisture or pest related damage.


Portions of the masonry board siding are in contact with and/or embedded in concrete. This is not an accepted practice. We recommend the area be flooded with a wood preservative from time to time and/or repaired.

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

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

SCREENS

There are several missing window/door screens throughout this home. Recommend replacing any missing screens.

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


DRAINAGE

There is no drainage system for this property. Based on evidence viewed around and/or in the structure, we recommend a drainage system be added to collect and divert surface water and roof runoff.

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

DRIVEWAY

There are trip hazards in the drive that should be patched or repaired in addition to other maintenance that may be recommended.

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


PATIO SURFACE

The patio shows normal cracking and/or minor settlement. This does not impact its integrity. No action is indicated.

DECK/PATIO/PORCH COVERINGThe patio is covered by a wooden roof with corrugated plastic covering which appears structurally sound, with items noted below.


The rear patio cover is in functional condition, but was constructed using materials that are not intended for direct exposure to the exterior and moisture staining is evident. As replacement with treated or exterior-grade materials is likely not feasible, we recommend sealing any exposed wood construction in order to preserve the materials.

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


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

FENCING

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

GATESThe gates were operating. Routine maintenance will keep them functional and maximize service life.


TRIM

The trim shows routine wear but appears to be properly installed and in serviceable condition. We advise routine maintenance to ensure maximum service life.

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

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

In general, the home is 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.

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.

Roofing

A roof system consists of the surface materials, connections, penetrations and drainage (gutters and downspouts). We visually review these components for damage and deterioration and do not perform any destructive testing. If we find conditions suggesting damage, improper application, or limited remaining


service life, these will be noted. We may also offer opinions concerning repair and replacement. Opinions stated herein concerning the roof are based on a limited visual inspection. These do not constitute a warranty that the roof is, or will remain, free of leaks.

Composition Shingle

Main home

BASIC INFORMATIONLocation: Covers whole building

Roof slope: MediumMaterial: Asphalt composition shingleLayers: Unknown, would require destructive testingAge: Unknown, but newerConnections and penetrations: Sealed with metal flashingRoof drainage system: Gutters and downspouts

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


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

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

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


PLUMBING VENTSPlumbing vents at the roof appear properly installed and in satisfactory condition.

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


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

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

DOWNSPOUTS

Runoff water from the roof discharges next to the house in one or more locations. We recommend the downspouts be routed sufficiently away from the structure to prevent puddling, pooling, and saturation of the soil around the building.


GENERAL COMMENTThis is a newer roof, and with routine maintenance should remain watertight for a number of years.

The roof has been resurfaced recently. We recommend checking with the owner or contractor for helpful warranty information and paperwork.

Detached garage

BASIC INFORMATIONLocation: Covers detached structure

Roof slope: MediumMaterial: Asphalt composition shingleLayers: Unknown, would require destructive testingRoof drainage system: Gutters and downspouts

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


SURFACE

The shingle installation is substandard and appears to be non-professional (improper shingle lapping). As noted elsewhere, the improper installation may be leading to active leakage. We recommend a roofing contractor be retained to evaluate the condition of the roof and determine what corrective steps may be necessary.

GENERAL COMMENTFor further evaluation of the conditions of the roof we recommend you consult a licensed roofing contractor.

Detached Building

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


RECEPTACLES

The receptacles are the ungrounded three prong type. For an increased margin of safety, we recommend either the receptacles be repaired and grounded or equivalently protected by adding a GFCI receptacle or receptacles, as necessary.

There is no GFCI (ground fault circuit interrupter) protection for some outlets in this area. For an increased margin of safety, we recommend the installation of GFCI receptacles throughout this area.

MISCELLANEOUSThe roof of the detached storage building had noticeable "waves", indicating some movement over time. No immediate action is indicated, but monitor and repair as needed.


GENERAL COMMENTDetailed review of the detached storage building is not considered part of this home inspection, though some items here are noted as a courtesy only. Additional reportable items may be discovered upon more detailed review.


Garage

FRAMINGThe wall framing appears properly installed and in good condition, with exceptions noted below.

ROOF/WALL JOINTS

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

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


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

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


CEILING

The ceiling is stained in several areas, and while several stains were dry and did not appear to indicate ongoing leakage, there was evidence of some active leakage. The source of the leak should be identified and necessary repairs be performed. Any roof sheathing damaged by previous leaks should also be replaced.

FLOORThe floor is a concrete slab.

Area of current leakage Moisture meter reading at leakage area

Older moisture staining Damaged roof sheathing


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

GARAGE DOORSThe garage door is a single roll up design.

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

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

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

DRAIN TRAPSThe drain trap and associated piping are PVC plastic.


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

SINKThe sink 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.

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


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

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


VENTILATIONKitchen ventilation is provided by a microwave vent over the stove. The fan appears to be properly installed and in serviceable condition. This fan does not vent to the exterior and has a charcoal activated filter which must be replaced periodically.

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.

DISPOSALThis kitchen is not equipped with a garbage disposal.

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.


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.

RECEPTACLESThe receptacle appears to be properly installed and was operational.



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 VENTThe dryer vent appears properly installed and in serviceable condition.


WASHER/DRYERThe hookups for the washer and dryer are properly installed and in serviceable condition. There were no appliances in place at the time of this inspection.




Utility Room

WIRING

We found exposed wiring in this room. Even if insulated, we recommend all wiring be encased in a conduit or otherwise protected in accordance with present standards.

There is an uncovered junction box at the utility room. We recommend this box be covered to protect the wiring connections.

RECEPTACLESThe receptacles appear to be properly installed and were operational.



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


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.


BASIC INFORMATIONToilet: Ceramic unit with a porcelain finish

Wash basin: Ceramic unit with a porcelain finish

Bathtub: Pressed steel with a porcelain finish


Shower walls: Molded Plastic

DRAIN TRAPThe drain trap and associated piping are PVC plastic.

TOILETThe toilet was flushed and appeared to be functioning properly.

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


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

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

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

RECEPTACLESThe receptacle appears to be properly installed and was operational.



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

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

BATHROOM FLOORThe finish floor in this bathroom is linoleum.

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


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

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.


Bedroom

Main Floor Rear

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.

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

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.




Main Floor Front


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




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



Living Room



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






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: TwoNumber of bathrooms: OneWindow material: VinylWindow type: Horizontal and Vertical sliding windowsWindow glazing: Double pane


Finished ceiling material: DrywallFinished floor material: Carpet and laminate/vinylFinished 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.

There were areas of recent patch repair or painting in several areas. We recommend that you consult the owner/occupant regarding these modifications and continue to monitor any repaired or patched areas.

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

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

A hall closet door did not latch properly. We recommend adjustment or repair for proper operation.

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 observed during the inspection and appeared to be properly installed and well located.

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 utility room.


Due to limited clearances and newly-installed insulation, only a partial inspection of the attic space was performed from the access opening. If access is required for maintenance, installation of secured walking planks above the ceiling joists would be a beneficial upgrade.

RAFTERSRafters are boards that support the roof sheathing, which in turn, supports the roof covering.

The rafters are 2 x 4 placed 24 inches on center.

The original framing appears to be properly installed and in good condition. Although the rafters do not conform to present standards, no adverse conditions were noted and no action is indicated.

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


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

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

COLLAR TIESCollar ties are structural members connecting opposing rafters in a pair and are significant elements in the roof structure.

The original collar ties appear to be properly installed and are 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.

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

Crawl Space

The crawl space is where most of the building's structural elements and portions of its mechanical systems are located. These include foundation, structural framing, electrical, plumbing and heating. Each accessible and visible component and system is examined for proper function, excessive or unusual wear and general state of repair. It is not unusual to find occasional moisture and dampness in crawl spaces. Significant and/or frequent water accumulation can adversely affect the building foundation and support system and would indicate the need for further evaluation by a specialist. Although observed in the crawl space, some items will be reported under the individual systems to which they belong.

BASIC INFORMATIONFoundation type: Raised perimeter with isolated piersFoundation material: Poured concreteMudsill: Inaccessible, unknown if bolted, nailed or strappedWall system: Wood stud wallsFloor system: Wood joists support by beams


ACCESSThe crawl space is accessible from an exterior hatch.

FOUNDATION

There are small and/or moderate cracks visible. We observed no related conditions suggesting the need for immediate repairs. We recommend these cracks be monitored. If ongoing movement is observed, further review would then be recommended.

There is a condition known as efflorescence on portions of the foundation walls. This whitish, fuzzy material is a 'salt' deposit left when moisture in the foundation evaporates on the inside of the foundation.

This indicates an occasional surplus of moisture on the outside of the foundation. Steps could be taken to improve the exterior drainage but no other action is indicated at this time.


SUBFLOORING

Damage and stained to the floor sheathing visible in the crawlspace beneath the bathroom area appeared to have been caused by past leakage of plumbing fixtures. The moisture meter showed no elevated levels of moisture present in floor sheathing at the time of the inspection and it appeared that the source of the damage had been corrected. Recommend monitoring this area for any signs of ongoing moisture and, if necessary, replace any damaged materials.

FLOOR JOISTSIn the areas where the floor framing is visible, all components appear to be properly installed and in good condition.


POSTSThe floor system is supported by wooden posts set over concrete pier blocks.

The posts have generally performed adequately over time. However, there are minor conditions which deserve attention.

The floor supports are marginally connected and are subject to failure in the event of excessive soil movement and/or seismic activity. This is a common condition in older homes, but we recommend additional connections be installed for added safety.

ANCHOR BOLTS

The foundation is anchored using older technology. The original configuration has performed adequately to date. Upgrades might be considered as part of any future modernization and/or remodeling, but we do not consider this an urgent matter.

MOISTURE

There is evidence of moisture entry and periodic accumulation of water in the crawl space. Minor pockets of water are not unusual. In most cases, minor water entry is not a concern provided the crawl space has adequate clearance and venting. Recommend monitoring during the rainy season and, if unusual amounts of moisture are present, recommend taking steps to increase perimeter drainage or install a means of removing excess moisture from the crawlspace.

VAPOR BARRIERThe soil has been covered with plastic sheeting, probably installed in an attempt to reduce moisture levels in the crawl space atmosphere. This is considered a beneficial feature and is required in some jurisdictions.

VENTILATIONVentilation in the crawl space is adequate. Good ventilation in the crawl space is important to keep moisture levels down. Keeping the vents clear of debris and vegetation should be part of regular maintenance.


PEST CONTROL

Containers of bait and/or traps have been placed in the crawl space, indicating past problems with rodents. No obvious recent activity was evident and it might be assumed that this problem has been solved.

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


GENERAL COMMENTAll of the structural elements appear to be performing as would be expected for a dwelling of this age and type. However, we direct your attention to items noted above. Additional crawl space comments can be found under the heading crawl space.

Plumbing

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


BASIC INFORMATIONDomestic water source: Public supply

Main water line: Galvanized steel

Supply piping: Primarily galvanized steel (with limited copper)

Waste disposal: Municipal


Waste piping: Galvanized steel, cast iron and plastic

Water pressure: High-range of normal water pressure


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

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, with minor exceptions noted below.

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

DRAIN LINES

Based on the age of the home, we recommend a full camera review of the main line and waste piping system.


Older drain materials, such as galvanized steel and cast iron are still present in the drainage system, with evidence of corrosion and past leakage. Over time, these older materials will show further signs of corrosion and leakage. Recommend upgrading the drainage system with modern materials when feasible.

SEWER CLEANOUTThe sewer cleanout is located on the left side of the structure.

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

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


GAS METER LOCATIONThe gas meter is outside on the right 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.

MISCELLANEOUS

An old and disconnected oil-burning furnace was observed in the crawlspace, which may indicate the presence of an underground oil tank was observed at the exterior of the home. Though no issues were observed related to any current or past oil tanks, it is important to ensure that any tank present is properly disconnected and decommissioned in order to prevent seepage into the soil. We can make no comment regarding any past or ongoing environmental contamination in relation to the oil tank, nor can we comment on the condition or size of the oil tank. Further evaluation by a specialist is recommended.

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

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

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

The home's supply piping either entirely or partially consists of galvanized steel piping. This piping is typically older, and has a limited lifespan. Though no specific leaks or damage was observed at the time of the inspection, we can make no representation regarding pipes hidden inside walls, underground, or behind insulation. Additionally, we observed some typical corrosion at some of the pipe joints, indicating older pipes.

Due to mineral deposit buildup and gradual reduction of flow, replacement of all remaining galvanized steel supply lines may eventually become necessary as a part of ongoing property maintenance and upgrading.


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 room

Energy source: Natural gasCapacity: 50 gallonsAge: Estimated to be 20+ years oldUnit type: Free standing tankWater heater temperature settings should be maintained in the mid-range to avoid injury from scaldingInsulation: Yes, installed behind outer jacket

T/P RELEASE VALVE

The temperature and pressure relief valve is leaking. We recommend it be replaced.


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

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.


BURNERSThe burner is generally clean and appears to be in serviceable condition.

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

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

GENERAL COMMENT

The water heater was older and showing signs of leaking/dripping at the burner compartment. This indicates that the unit is at the end of its useful life. We recommend that it be replaced.


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: 66,000 btu'sAge: 10+ years old


Filter size: 14 x 20 x 1 inch

Manufacturer: Lennox

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 FILTERSThe air filter for the heating unit is a conventional, disposable filter.

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


Air filters are located at the furnace, as well as at the return air grills in the home. The filters at the return grills are very dirty, indicating that they have not been changed regularly. We recommend installing filters in one location or the other in order to avoid confusion.

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.

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

THERMOSTATThe thermostat appears to be properly installed and the unit responded to the user controls.

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 system responded to normal operating controls. Components appear properly installed and serviceable. Routine maintenance will keep it functional and maximize its service life.


The heating system presently installed appears to be adequate for the size of this building.

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.

The last service date of the gas forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if last service date was more than one year ago, recommend that a qualified HVAC technician inspect, clean, and service the system, and make repairs if necessary. For safety reasons, and because the system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC technician when it is serviced.

Heat Pump

BASIC INFORMATIONHeat pump type: Air-to-air systemInstallation: RemoteEnergy source: Electricity


Location of heat pump: Split-system

Manufacturer: Dakin

SYSTEM NOTESHeat pumps are air conditioners designed to operate 'in either direction'. When heating, air is cooled and exhausted to the outside, while the 'waste' heat is distributed through the living space by a blower and ducts.

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 system responded to normal operating controls. Components appear properly installed and serviceable. Routine maintenance will keep it functional and maximize its service life.


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: Overhead service dropVoltage supplied by utility: 120/240 voltsCapacity (available amperage): 200 amperesSystem grounding source: Foundation steelBranch circuit protection: Circuit breakersWiring method: Non-metallic sheathed cable or 'romex'


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

MAIN SERVICEThe main electrical service panel is outside on the right side of the building.


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

SERVICE DROPThe service drop appears to be properly installed and in good condition.

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 GROUNDINGThe system and equipment grounding appears to be correct.

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

The subpanel was opened and the inspected circuitry was found to be installed and fused correctly.


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

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

The light fixtures on the outside walls of the structure were tested when possible. Testing the operation of the landscape lighting, including any low voltage lighting systems, is beyond the scope of this inspection.

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

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

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

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

Insulation/Energy

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


ATTIC INSULATIONThe attic has blown-in or loose-fill fiberglass insulation.

The level of insulation would appear to provide an R-40+ insulating value. This provides excellent 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 INSULATIONThe floor insulation appears to be properly installed and in good condition.


GENERAL COMMENTIt is our opinion that this structure is well-insulated and energy efficient.

Locations of Emergency Controls

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

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


SEWER CLEANOUTPLUMBINGThe sewer cleanout is located on the left side of the structure.

GAS METER LOCATIONPLUMBINGThe gas meter is outside on the right 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 right side of the building.

MAIN SERVICEELECTRICAL SYSTEMThe main electrical service panel is outside on the right side of the building.


MAIN DISCONNECTELECTRICAL SYSTEMThe main disconnect is incorporated into the electrical service panel.

Environmental Concerns

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

Conclusion

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

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

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

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


Note: Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs, and/or abatement specialists for this type of evaluation.

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

faira transparency reports 6215 s prospect st, tacoma, … · 2018. 10. 30. · 608 state st. south...

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