Confidential Inspection Report - az773218.vo.msecnd.net · 13: The garage door springs are not...

Confidential Inspection Report

LOCATED AT:21903 108th St Ct E

Buckley, Washington 98321

PREPARED EXCLUSIVELY FOR:Faira.com

INSPECTED ON:Wednesday, February 6, 2019

Inspector, Isaac McPhee 1411Strong Foundations Home Inspection

of 94Copyright© 2010-2019, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 19-02003

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:

NOTESINTRODUCTORY NOTES

1: The home was occupied at the time of the inspection, with personal possessions in every room of the home. The presence of personal possessions limited the inspection. Access was denied to a number of wall and floor surfaces, electrical outlets, heat registers, and other items. We recommend a full walkthrough of the home after all items have been removed in order to provide a more thorough evaluation.

LIMITATIONSEXTERIOR/SITE/GROUND

2: Due to snow cover at the time of the inspection, portions of the exterior and grounds were not fully visible to the inspector. We make no attempt to clear away snow, except where noted, and recommend the site be more fully evaluated after snow has melted and the ground is cleared.

EXTERIOR PLUMBINGEXTERIOR/SITE/GROUND

3: Hose bibs were either turned off or not operating at the time of the inspection. Recommend water supply restored and the hose bibs retested for operation.

OUTDOOR RECEPTACLESEXTERIOR/SITE/GROUND

4: GFCI protection was not found at some exterior outlets, where this feature is now required. We recommend GFCI protection be installed as needed.

5: One of the receptacles on the exterior does not have a waterproof cover plate. We recommend an approved cover be installed to reduce the risk of moisture penetration and hazardous shocks.

SCREENSEXTERIOR/SITE/GROUND

6: There are several missing and/or damaged window/door screens throughout this home.

DECKEXTERIOR/SITE/GROUND

7: The visible portions of the deck appeared to be in good condition; however, due to snow cover little of the deck surface was visible. Recommend further evaluation after deck surface is clear.


HAND RAILSEXTERIOR/SITE/GROUND

8: One or more vertical ballusters were missing from the rear deck. Recommend repair as needed.

VEGETATIONEXTERIOR/SITE/GROUND

9: Some trees or shrubs were near or in contact with the home's siding. This can lead to moisture or pest damage. Recommend ensuring all trees and shrubs are trimmed away from the side of the home, at least 6 inches, in order to preserve the siding materials.

TRIMEXTERIOR/SITE/GROUND

10: 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/STAINEXTERIOR/SITE/GROUND

11: In general, the home is adequately painted and caulked. However, some caulking maintenance was needed. Particular attention when caulking should be paid to areas around window and door penetrations, as well as any pipe or wire penetrations and wall joints.

RECEPTACLESGARAGE

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

GARAGE DOORSGARAGE

13: The garage door springs are not provided with safety restraints to eliminate damage or injury in the event of breakage, in accordance with present standards.

14: One of the garage doors was blocked by storage items and was not accessible for testing. Recommend further testing after items have been removed.

FIRE SEPARATIONGARAGE

15: A high percentage of residential fires start in garages. This residence was constructed prior to requirements for a fire separation between the garage and the living space. Upgrading with fire-resistive construction should be considered.

RECEPTACLESKITCHEN

16: There is no GFCI (ground fault circuit interrupter) protection for one or more countertop receptacle(s) within six feet of the sink. For an increased margin of safety, we recommend the installation of a GFCI receptacle(s).

WATER BASINSECOND FLOOR HALLWAY BATHROOM

17: The drain stop is missing. We recommend it be replaced.


SHOWER WALLSSECOND FLOOR HALLWAY BATHROOM

18: Caulking at the top of the shower surround is in marginal condition. Recommend recaulking to prevent moisture entry and damage in this area.

BATHROOM FLOORSECOND FLOOR HALLWAY BATHROOM

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

WATER BASINSECOND FLOOR MASTER BATHROOM

20: The surface of the wash basin is chipped and appears to have been repaired. This is primarily a cosmetic condition, but if rust develops, the wash basin may eventually have to be replaced.

BATHROOM FLOORSECOND FLOOR MASTER BATHROOM

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

COUNTERTOPSSECOND FLOOR MASTER BATHROOM

22: The joint between the countertop and the backsplash is open and subject to moisture damage from water penetration. We recommend this joint be caulked and maintained to prevent water entry and subsequent damage.

DRYER VENTLAUNDRY AREA

23: The dryer vent at the exterior was covered with a plastic screen and was clogged with lint. These screens have a tendency to trap lint and cause clogging. Recommend cleaning dryer vent and replacing with typical louvered vent cover.

WINDOWSSECOND FLOOR MASTER BEDROOM

24: Windows in this area are inaccessible due to the installation of insulating plastic film. Recommend testing the windows for operation after the plastic has been removed.

SMOKE DETECTORSECOND FLOOR MASTER BEDROOM

25: There is no smoke detector in this area, as now required. We recommend one be installed.

CLOSET DOORSSECOND FLOOR RIGHT REAR BEDROOM

26: No closet door is installed in this area. We recommend a closet door be installed as an upgrade.


WINDOWSSECOND FLOOR RIGHT REAR BEDROOM


WINDOWSSECOND FLOOR RIGHT FRONT BEDROOM


SMOKE DETECTORSECOND FLOOR RIGHT FRONT BEDROOM

29: There is no smoke detector in this area, as required. We recommend one be installed.

FIREPLACEFIRST FLOOR FAMILY ROOM ADDITIONAL ROOMS

30: Despite our attempt to operate the damper using normal force, it would not move and is stuck in the closed position. We recommend this be repaired to allow normal use of the fireplace.

31: Home inspectors are not certified chimney professionals. Only a Level 2 inspection performed by a CSIA (Chimney Safety Institute of America) certified chimney sweep can determine the condition of the flue and whether the fireplace is safe to use. Recommend a Level 2 inspection and cleaning/servicing of the fireplace and chimney flues by a qualified professional. Clean chimneys don't catch on fire.

WOOD STOVE INSERTFIRST FLOOR LIVING/DINING ROOM ADDITIONAL ROOMS

32: Home inspectors are not certified chimney professionals. Only a Level 2 inspection performed by a CSIA (Chimney Safety Institute of America) certified chimney sweep can determine the condition of the flue and whether the fireplace is safe to use. Recommend a Level 2 inspection and cleaning/servicing of the fireplace and chimney flues by a qualified professional. Clean chimneys don't catch on fire.

RECEPTACLESBASEMENT ADDITIONAL ROOMS

33: A receptacle in the finished basement is wired incorrectly. We recommend it be repaired by a licensed electrician.

WINDOWSBASEMENT ADDITIONAL ROOMS

34: Several panes of glass in this area are broken. We recommend all broken glass be replaced.

DETECTORS: OVERALLINTERIOR

35: The latest standards require smoke detectors in all bedrooms at time of construction and when any significant work is done on the residence. Whether or not installation is required prior to sale of this building, upgrading should be considered.

36: No carbon monoxide (CO) detectors were observed in the home. Recommend installing detectors on each floor of the home per modern building codes.


VENTILATIONATTIC

37: The ducts from several bathroom exhaust fans are not fully sealed to the exterior. This condition allows excessive moisture to be vented into the attic. We recommend this deficiency be corrected.

38: There is evidence of improper or incomplete ventilation in portions of the attic. The lack of adequate ventilation, when combined with cold weather and high indoor relative humidity, causes water vapor produced inside the house to rise into the attic, causing condensation on the cold surfaces.

Staining/discoloration was observed on the attic sheathing in numerous locations. This is an indication of excess moisture and can be caused by many conditions such as current or prior leaks, condensation/humidity from lack of adequate ventilation, poorly sealed penetrations from the building envelope, such as attic hatches, light fixtures, fan units terminating into the attic, prior or current excessive moss, etc. Proper removal/remediation of the stained materials is recommended. The actual presence of mold can only be determined by proper testing, which is not part of this inspection.

T/P RELEASE VALVEWATER HEATER

39: The temperature and pressure relief valve discharge pipe is not directed toward the ground at the exterior. We recommend it be rerouted due to safety concerns.

SEISMIC RESTRAINTWATER HEATER

40: The water heater tank lacks seismic restraint. As an upgrade, we recommend that the water heater be secured to help limit damage and provide a source of usable domestic water in the event of a major earthquake.

GENERAL COMMENTWATER HEATER

41: This water heater is significantly beyond its expected service life. Although it is still operating, the need for replacement should be expected in the near future.

DUCT INSULATIONFORCED HOT AIR HEAT

42: Portions of the ducts are uninsulated. This can result in energy inefficiency and higher energy costs. As an upgrade, we recommend insulating the ducts in accordance with present standards.

GENERAL COMMENTFORCED HOT AIR HEAT

43: This heating is beyond its expected service life. Although still operating, the need for replacement should be expected in the near future.

CB MAIN PANELELECTRICAL SYSTEM

44: Some of the panel cover screws are missing. We recommend proper, blunt-end screws be installed.

45: The circuitry is not completely labeled. We recommend that each circuit be identified, allowing individuals unfamiliar with the equipment to properly operate it when and if necessary.


GFI PROTECTIONELECTRICAL SYSTEM

46: Some GFCI devices are installed in this home. 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.

ATTIC INSULATIONINSULATION/ENERGY

47: The insulation in the attic is adequate given the size of the home, though it may not conform to present standards. Upgrading insulation may be considered as part of future upgrades or renovations.


Wednesday, February 6, 2019Faira.com

21903 108th St Ct EBuckley, Washington 98321

Dear Faira.com,

We have enclosed the report for the property inspection we conducted for you on Wednesday, February 6, 2019 at:

21903 108th St Ct EBuckley, Washington 98321

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:

= Issue that should be addressed over the course of repairs/maintenance, but not time sensitive.

= Upgrade recommended, but not required

= Dangerous or potentially dangerous or hazardous situation that should be corrected as soon as possible.

= 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 a licensed professional. Though issues may not necessarily exist at present or are not readily visible, ongoing monitoring or evaluation are recommended.

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

Sincerely,

Inspector, Isaac McPheeStrong Foundations Home Inspection

Copyright© 2010-2019, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 19-02003

Table of Contents

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

Introduction..................................................................................................................................................11

Introductory Notes.......................................................................................................................................11

Exterior/Site/Ground....................................................................................................................................12

Roofing........................................................................................................................................................21

Garage.........................................................................................................................................................21

Kitchen.........................................................................................................................................................24

Bathroom.....................................................................................................................................................28

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

Bedroom......................................................................................................................................................41

Additional Rooms........................................................................................................................................47

Interior.........................................................................................................................................................53

Attic..............................................................................................................................................................55

Plumbing......................................................................................................................................................57

Water Heater...............................................................................................................................................60

Heat.............................................................................................................................................................62

Air Conditioning...........................................................................................................................................64

Electrical System.........................................................................................................................................66

Insulation/Energy.........................................................................................................................................70

Locations of Emergency Controls................................................................................................................71

Environmental Concerns.............................................................................................................................73

Conclusion...................................................................................................................................................73

Addenda......................................................................................................................................................74


Introduction

We have inspected the major structural components and mechanical systems for signs of significant nonperformance, 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 33+ years old.


The weather was sunny at the time of our inspection.

Over the course of this inspection the temperature was estimated to be between 30 and 40 degrees.

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

A driveway and/or street is shared with other properties. To determine if maintenance-sharing or liability agreements are in effect regarding the driveway or street, consult the owner of the subject property, neighboring owners or public records.

There may be information pertinent to this property which is a matter of public record. A search of public records is not within the scope of this inspection. We recommend the client or their representative review all appropriate public records.

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

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

The home was occupied at the time of the inspection, with personal possessions in every room of the home. The presence of personal possessions limited the inspection. Access was denied to a number of wall and floor surfaces, electrical outlets, heat registers, and other items. We recommend a full walkthrough of the home after all items have been removed in order to provide a more thorough evaluation.

Exterior/Site/Ground

BASIC INFORMATIONGeneral lot topography: Uneven lotRetaining wall location: On property at the front drivewayRetaining wall material: Concrete


Driveway: Concrete on grade

Walkways: Concrete

Primary exterior wall covering: Wood lap siding

Primary exterior window material: Metal frame


LIMITATIONS

Due to snow cover at the time of the inspection, portions of the exterior and grounds were not fully visible to the inspector. We make no attempt to clear away snow, except where noted, and recommend the site be more fully evaluated after snow has melted and the ground is cleared.

FOUNDATIONThe foundation and other visible elements of the support structure have performed well and are in good condition for the age of the structure.

EXTERIOR PLUMBING

Hose bibs were either turned off or not operating at the time of the inspection. Recommend water supply restored and the hose bibs retested for operation.

GAS METER COMMENTSThere is no gas meter. This property is not served by a gas utility.


OUTDOOR RECEPTACLES

GFCI protection was not found at some exterior outlets, where this feature is now required. We recommend GFCI protection be installed as needed.

One of the receptacles on the exterior does not have a waterproof cover plate. We recommend an approved cover be installed to reduce the risk of moisture penetration and hazardous shocks.

OUTDOOR LIGHTSA representative number of exterior light fixtures were tested and found to be in working order.


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

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

SCREENS

There are several missing and/or damaged window/door screens throughout this home.

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

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

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

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


The drainage system 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.

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.

The visible portions of the deck appeared to be in good condition; however, due to snow cover little of the deck surface was visible. Recommend further evaluation after deck surface is clear.


DECK SUPPORTSThe deck is supported by wooden posts set over concrete pier blocks.

HAND RAILS

One or more vertical ballusters were missing from the rear deck. Recommend repair as needed.

VEGETATION

Some trees or shrubs were near or in contact with the home's siding. This can lead to moisture or pest damage. Recommend ensuring all trees and shrubs are trimmed away from the side of the home, at least 6 inches, in order to preserve the siding materials.


CHIMNEYThe chimneys appear to be in good condition. No major problems were observed that would affect the satisfactory operation of the fireplaces.

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.

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


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 adequately painted and caulked. However, some caulking maintenance was needed. Particular attention when caulking should be paid to areas around window and door penetrations, as well as any pipe or wire penetrations and wall joints.

GENERAL COMMENTThe exterior features of the building generally appear to be properly installed and in serviceable condition. Exceptions are discussed above and elsewhere in this report. Regular maintenance will prolong the service life of the 'weather shell'.

As preventive maintenance, caulking and sealing the gaps in the exterior of the building around the doors, windows, plumbing and electrical entry points will help prevent heat loss, cold air infiltration and moisture entry.

If caulking is needed for maintenance of any flashing or exterior trim, we suggest a high quality urethane sealant such as 'Sikaflex'. Latex, butyl, oil based, silicone or 'architectural grade' sealants should be avoided.


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

INSPECTION METHODThe snow cover on the roof at the time of this inspection rendered a physical inspection of the roof impractical. We recommend further evaluation of the roof during more accessible conditions. We make no representation regarding the condition or age of the roof surface.

Garage

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.

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.


RECEPTACLES

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

Due to the presence of excess personal belongings, access was restricted and some of the receptacles were not inspected.

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.

The doors are not equipped with automatic openers.


The garage door springs are not provided with safety restraints to eliminate damage or injury in the event of breakage, in accordance with present standards.

One of the garage doors was blocked by storage items and was not accessible for testing. Recommend further testing after items have been removed.

FIRE SEPARATION

A high percentage of residential fires start in garages. This residence was constructed prior to requirements for a fire separation between the garage and the living space. Upgrading with fire-resistive construction should be considered.


PASSAGE DOORThe door between the garage and the living space seems to be of fire resistive construction as required by today's building standards and includes an approved automatic closer. This is a positive feature which provides a greater margin of safety.

By today's building standards, a data (information) plate should be attached to all fire rated doors. In this case, the plate is illegible or missing and the performance characteristics were not verified.

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

Due to the presence of personal belongings, access to portions of the area were effectively blocked at the time of our inspection. A 'walk-through' is recommended when the area is cleared and accessible.

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 kitchen


Refrigerators, wine coolers, and other cooling appliances are beyond the scope of this inspection

DRAIN TRAPSThe drain trap and associated piping are ABS and PVC plastic.

AIR GAPThe dishwasher drain is equipped with an air-gap fitting. This assures separation of the supply water from the waste water.

SINKThe sink is metal.

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


RECEPTACLES

There is no GFCI (ground fault circuit interrupter) protection for one or more countertop receptacle(s) within six feet of the sink. For an increased margin of safety, we recommend the installation of a GFCI receptacle(s).

LIGHTSThe overhead lights were tested and were operating properly at the time of the inspection.

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


FLOORThe wood or laminate flooring is in serviceable condition. Kitchen floors receive the most concentrated wear of any area in the house, especially at the sink and stove. We recommend these areas be coated every two to three years as preventive maintenance.

VENTILATIONKitchen ventilation is provided by a microwave 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.

DISPOSALThe kitchen is not equipped with a garbage disposal. Because this home has a septic system, we do not recommend installing a disposal. Disposals can place an unreasonable load on septic systems and requiring more frequent pumping.

DISHWASHERThe dishwasher responded to normal user controls and was found in good condition.


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.

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

Bathroom

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

First Floor Half Bath Bathroom

BASIC INFORMATIONToilet: Ceramic unit with a porcelain finish


Wash basin: Cast iron unit with a porcelain finish

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.

RECEPTACLESThe receptacle appears to be properly installed and was 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 lights were tested and found to be operational at the time of the inspection.



VENTILATIONVentilation in this bathroom is provided by a ceiling fan. 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.



Second Floor Hallway Bathroom


Wash basin: Cast iron unit with a porcelain finish

Bathtub: Molded fiberglass


Shower walls: Molded fiberglass



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 missing. We recommend it be 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.



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



SHOWER WALLS

Caulking at the top of the shower surround is in marginal condition. Recommend recaulking to prevent moisture entry and damage in this area.

BATHROOM FLOORThe finish floor in this bathroom is linoleum.


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

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

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 ceiling fan. This fan was operated and was found to be working satisfactorily.




Second Floor Master Bathroom


Wash basins: Cast iron units with a porcelain finish

Shower walls: Molded fiberglass




WATER BASIN

The surface of the wash basin is chipped and appears to have been repaired. This is primarily a cosmetic condition, but if rust develops, the wash basin may eventually have to be replaced.

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

RECEPTACLESThe receptacles appear to be properly installed and were operational.




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


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.

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

COUNTERTOPSThe countertop is a plastic laminate.


The joint between the countertop and the backsplash is open and subject to moisture damage from water penetration. We recommend this joint be caulked and maintained to prevent water entry and subsequent damage.

VENTILATIONVentilation in this bathroom is provided by ceiling fans. The fans were operated and were found to be working satisfactorily.

GENERAL COMMENTThis area is in need of repair 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.


VENTILATIONVentilation in this area is provided by a ceiling fan. The fan was operational at the time of the inspection.

DRYER VENT

The dryer vent at the exterior was covered with a plastic screen and was clogged with lint. These screens have a tendency to trap lint and cause clogging. Recommend cleaning dryer vent and replacing with typical louvered vent cover.


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



Bedroom

Second Floor Master 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 overhead lights and/or ceiling fan were tested and appeared operational at the time of the inspection.



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.


WINDOWS

Windows in this area are inaccessible due to the installation of insulating plastic film. Recommend testing the windows for operation after the plastic has been removed.

SMOKE DETECTOR

There is no smoke detector in this area, as now required. We recommend one be installed.



Second Floor Right Rear Bedroom






CLOSET DOORS

No closet door is installed in this area. We recommend a closet door be installed as an upgrade.


WINDOWS


SMOKE DETECTORThe smoke detector in this area appears properly installed. Recommend testing on a regular basis.



Second Floor Right Front Bedroom




WINDOWS


SMOKE DETECTOR

There is no smoke detector in this area, as required. We recommend one be installed.



Additional Rooms

First Floor Family Room Additional Rooms



LIGHTSThe light fixtures in this room were tested and appeared operational at the time of the inspection.


FLOORThe wood or laminate flooring appeared properly installed and in good condition at the time of the inspection.

FIREPLACEOur inspection does not include actual operation of the fireplace and we cannot offer opinions regarding its performance. We suggest inquiries of the owner or occupant in this regard.


Despite our attempt to operate the damper using normal force, it would not move and is stuck in the closed position. We recommend this be repaired to allow normal use of the fireplace.

Home inspectors are not certified chimney professionals. Only a Level 2 inspection performed by a CSIA (Chimney Safety Institute of America) certified chimney sweep can determine the condition of the flue and whether the fireplace is safe to use. Recommend a Level 2 inspection and cleaning/servicing of the fireplace and chimney flues by a qualified professional. Clean chimneys don't catch on fire.



First Floor Living/Dining Room Additional Rooms






WOOD STOVE INSERTA wood stove insert has an exterior, interior and a fire burning area. We visually inspect accessible components for signs of significant nonperformance, excessive or unusual wear and general state of repair.

The wood stove insert appears to be in serviceable condition with no signs of excessive damage or unusual wear.

Our inspection does not include actual operation of the wood stove insert and we cannot offer opinions regarding its performance. We suggest inquiries of the owner or occupant in this regard.

Home inspectors are not certified chimney professionals. Only a Level 2 inspection performed by a CSIA (Chimney Safety Institute of America) certified chimney sweep can determine the condition of the flue and whether the fireplace is safe to use. Recommend a Level 2 inspection and cleaning/servicing of the fireplace and chimney flues by a qualified professional. Clean chimneys don't catch on fire.




Basement Additional Rooms

RECEPTACLES

A receptacle in the finished basement is wired incorrectly. We recommend it be repaired by a licensed electrician.





WINDOWS

Several panes of glass in this area are broken. We recommend all broken glass be replaced.

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



Interior

Our review of the interior includes inspection of walls, ceilings, floors, doors, windows, steps, stairways, balconies and railings. These features are visually examined for proper function, excessive wear and general state of repair. Some of these components may not be visible/accessible because of furnishings and/or storage. In such cases these items are not inspected.

BASIC INFORMATIONNumber of bedrooms: ThreeNumber of bathrooms: Two and one-halfWindow material: MetalWindow type: Horizontal sliding windowsWindow glazing: Double paneFinished ceiling material: DrywallFinished floor material: Carpet, linoleum, and wood or laminateFinished 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.

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

DOORS: OVERALLThe interior doors appear to be properly installed and in good condition.

WINDOWS: OVERALLWe operate a representative sample of the windows, but do not necessarily open, close, and latch every window. Our inspection standards require testing a minimum of one window in every room.

The windows tested appear to be properly installed and generally in serviceable condition, with exceptions noted below or elsewhere in this report.

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

The latest standards require smoke detectors in all bedrooms at time of construction and when any significant work is done on the residence. Whether or not installation is required prior to sale of this building, upgrading should be considered.

No carbon monoxide (CO) detectors were observed in the home. Recommend installing detectors on each floor of the home per modern building codes.

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.


Attic

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

ACCESS/ENTRYAttic access hatches are located in the garage and the master bedroom closet.

Because of the vaulted, or 'cathedral', ceiling design in portions of the building, these areas did not include an accessible attic space. The roof structure and related building components in these areas could not be inspected.

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

The roof sheathing is plywood nailed solidly across the rafters.

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


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

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

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 ducts from several bathroom exhaust fans are not fully sealed to the exterior. This condition allows excessive moisture to be vented into the attic. We recommend this deficiency be corrected.

There is evidence of improper or incomplete ventilation in portions of the attic. The lack of adequate ventilation, when combined with cold weather and high indoor relative humidity, causes water vapor produced inside the house to rise into the attic, causing condensation on the cold surfaces.

Staining/discoloration was observed on the attic sheathing in numerous locations. This is an indication of excess moisture and can be caused by many conditions such as current or prior leaks, condensation/humidity from lack of adequate ventilation, poorly sealed penetrations from the building envelope, such as attic hatches, light fixtures, fan units terminating into the attic, prior or current excessive moss, etc. Proper removal/remediation of the stained materials is recommended. The actual presence of mold can only be determined by proper testing, which is not part of this inspection.

Plumbing

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


supply/waste disposal systems, or recalled plumbing supplies. Review of these systems requires a qualified and licensed specialist.

BASIC INFORMATIONDomestic water source: Public supply

Main water line: IndeterminateSupply piping: Copper where seen

Waste disposal: Private on-site disposalWaste piping: Plastic where seen


WATER SHUTOFF LOCATIONThe domestic water supply main shut-off valve is on the front wall in the basement.

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 SUPPLYThe main supply piping was inaccessible.

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

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

SEWER CLEANOUTThe sewer cleanout is located in the basement.

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.


SUMP PUMP/SEWAGE EJECTORSump Pumps, Sewage Ejectors and/or other private evacuation systems are beyond the scope of this inspection. We recommend further review by a licensed plumber.

GAS METER COMMENTThere is no gas meter. This property is not served by a gas utility.

GENERAL COMMENTThe plumbing system appears to be in good condition.

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

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

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

Water Heater

Our review of water heaters includes the tank, water and gas connections, electrical connections, venting and safety valves. These items are examined for proper function, excessive or unusual wear, leakage and general state of repair. We do not fully review tankless/on-demand systems and suggest you consult a specialist. The hidden nature of piping and venting prevents inspection of every pipe, joint, vent and connection.


BASIC INFORMATIONLocation: In the garage

Energy source: ElectricityCapacity: 50 gallonsAge: Estimated to be 33+ 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 discharge pipe is not directed toward the ground at the exterior. We recommend it be rerouted due to safety concerns.

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

SEISMIC RESTRAINT

The water heater tank lacks seismic restraint. As an upgrade, we recommend that the water heater be secured to help 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 heater is significantly beyond its expected service life. Although it is still operating, the need for replacement should be expected 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: Garage

Energy source: ElectricityAge: 33+ years oldManufacturer: Coleman


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.

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

The air filter for this furnace appeared properly installed and in good condition. It is important that the filter is properly cleaned or replaced on a regular basis, per manufacturer's recommendations (typically every 3-4 months). Failure to ensure a clean filter can dramatically reduce the efficiency and life expectancy of the furnace.

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

DUCT INSULATION

Portions of the ducts are uninsulated. This can result in energy inefficiency and higher energy costs. As an upgrade, we recommend insulating the ducts in accordance with present standards.


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.

GENERAL COMMENT

This heating is beyond its expected service life. Although still operating, the need for replacement should be expected in the near future.

Until eventual replacement of the heating system, we suggest periodic review by the local utility company and servicing by a qualified contractor 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: Electric heat with air conditioningNumber of units: 1Location of equipment: Split or remote systemEstimated to be approximately 14+ 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 COMMENTOur 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): 400 amps (2 panels @ 200 amps)System grounding source: Unable to locateBranch circuit protection: Circuit breakersWiring material: Copper wiring where seenWiring method: Non-metallic sheathed cable or 'romex'

ELECTRIC METERThe electric meter is outside on the front of the building.

MAIN SERVICEThe main electrical service panel is in the garage.


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

MAIN DISCONNECTThe ampacity of the main disconnect is 200 amps at each main electrical panel.

CB MAIN PANELThe main service panels are in serviceable condition with circuitry generally installed and fused correctly, with the following items worthy of attention.


Some of the panel cover screws are missing. We recommend proper, blunt-end screws be installed.

The circuitry is not completely labeled. We recommend that each circuit be identified, allowing individuals unfamiliar with the equipment to properly operate it when and if necessary.

SERVICE CAPACITYThe service entrance conductors are the wires between the utilities service drop and the main service disconnect or main service panel.

The service entrance conductors appear to be #4/0 Copper providing an ampacity of 250.

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.

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.

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. 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 fiberglass insulation.

The insulation in the attic is adequate given the size of the home, though it may not conform to present standards. Upgrading insulation may be considered as part of future upgrades or renovations.

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 on the front wall in the basement.

SEWER CLEANOUTPLUMBINGThe sewer cleanout is located in the basement.


ELECTRIC METERELECTRICAL SYSTEMThe electric meter is outside on the front of the building.

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

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


Environmental Concerns

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

Conclusion

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

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

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

©2019 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.

Confidential Inspection Report - az773218.vo.msecnd.net · 13: The garage door springs are not...

Documents

Transcript of Confidential Inspection Report - az773218.vo.msecnd.net · 13: The garage door springs are not...