FAIRA TRANSPARENCY REPORTS 4712 N Winnifred St, … · BATHTUB 23: - The drain stop is not...

608 State St. South Kirkland, WA 98033

www.faira.com

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FAIRA TRANSPARENCY REPORTS

4712 N Winnifred St, Tacoma, WA 98407

Thank you for your interest in this Faira Certified home. We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property.

You may view more detailed information for this home and can make an offer at

http://www.faira.com/listings/12240 All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We’re happy you’ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team

Confidential Inspection Report

LOCATED AT:4712 N Winnifred St

Tacoma, Washington 98407

PREPARED EXCLUSIVELY FOR:Faira.com

INSPECTED ON:Monday, June 18, 2018

Inspector, Isaac McPhee Strong Foundations Home Inspection

of 115Copyright© 2010-2018, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 18-06013

Executive Summary

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

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

= Item in poor condition, warranting immediate repair or replacement

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

= Upgrade recommended, but not required

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

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

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

Introductory Notes

NOTES

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

Exterior/Site/Ground

PEST CONTROL

2: - Containers of bait and/or traps have been placed at the side of the home, indicating past problems with rodents. No obvious recent activity was evident and it might be assumed that this problem has been solved. Continuing to monitor for signs of rodents is advised.

EXTERIOR PLUMBING

3: - One or more hose bib(s) is/are dripping/leaking from the handle when operated. We recommend the washer be replaced and/or the packing nut be tightened.


OUTDOOR RECEPTACLES

4: - The GFCI receptacle at the front of the home did not trip when tested. We recommend it be repaired or replaced.

OUTDOOR LIGHTS

5: - One or more exterior light fixtures are not working. The bulbs may have burned out. We recommend that the bulbs be tested and replaced, if necessary, and the proper operation of the fixtures be verified.

VINYL SIDING

6: - Sections of the vinyl siding are punctured or cracked. We recommend these sections be repaired or replaced to prevent moisture intrusion into the wall structure.

DOORS

7: - The rear utility room door is deteriorated. We recommend it be repaired or replaced.

SCREENS

8: - There is some damage to window screens here and there. Recommend repairing any damaged screens as needed.

DRIVEWAY

9: - The minor cracks in the driveway are of a cosmetic nature. However, they do indicate movement in the soil and, over time, may develop into an aesthetic issue and/or a safety concern because of tripping hazards.

WALKWAYS

10: - There are minor cracks of a cosmetic nature in the walkways. Action would only be required if any of the cracks develop into trip hazards in the future.

PATIO SURFACE

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

DECK

12: - Below the rear deck at the attachment to the house we observed exposed OSB sheathing. Untreated wood is prone to moisture damage at the exterior. Recommend covering or treating.

FASCIA

13: - Portions of the fascia are weathered, with blistered and/or peeling paint. This will require surface preparation and refinishing in the course of routine property maintenance to restore surface appearance.

EAVES/SOFFITS

14: - There are water stains and some deterioration observed on the underside of the roof eaves. Although the roof surface appears to have been recently replaced, we noted that edge flashing has not be installed, and we recommend these locations be monitored for leakage and repaired, if necessary.


Roofing

Composition Shingle

EDGE

15: - Edge flashing does not appear to be installed, despite a history of damage to the eaves due to lack of edge flashing. We recommend that edge flashings be installed in accordance with industry standards to prevent further damage to sheathing.

DOWNSPOUTS

16: - One or more of the downspouts is missing. The water coming from the gutters may splash and damage exterior siding and finishes. Downspouts are also necessary to channel runoff away from the building. We recommend missing downspouts be replaced.

Kitchen

Main Home

AIR GAP

17: - The dishwasher drain has no air-gap and the drain line is not looped below the cabinet. The dishwasher will function without it, but the installation does not meet present standards. We suggest installation of an air-gap or rerouting the drain line to prevent backflow of drainwater.

OVEN

18: - The oven is not properly attached to the wall or cabinet. We recommend that it be secured using an 'anti-tip device' and/or attached according to the manufacturer's installation instructions.

Second Floor Apartment

LIGHTS

19: - The stove-top light over the microwave was not operating. Recommend replacing the bulb and rechecking.

OVEN

20: - The oven is not properly attached to the wall or cabinet. We recommend that it be secured using an 'anti-tip device' and/or attached according to the manufacturer's installation instructions.

Laundry Area

RECEPTACLES

21: - A receptacle is wired with reversed polarity. Under some circumstances, this can be a shock hazard and/or damage electronic equipment. This is a simple repair and we recommend rewiring the receptacle to eliminate this condition.


Bathroom

Main Home Quarter Bath (Toilet)

SWITCHES

22: - There are switches for which no purpose was immediately obvious. We recommend inquiries of the owner, or exploration at night when outdoor lighting would be visible if present.

Main Home Hallway

BATHTUB

23: - The drain stop is not operational. We recommend it be repaired or replaced.

24: - Caulking or grout around the perimeter of the bathtub or surround is cracked or missing in several areas. Ensure all joints and gaps are fully sealed to prevent moisture damage.

25: - The tub spout has a significant gap at the wall, indicating an improperly sized pipe. This gap may allow moisture entry into the wall cavity. We recommend reinstallation of the tub spout and sealing the joint between the spout and the shower wall.

SHOWER

26: - The showerhead was not installed correctly and leaked from the fitting when operated. Recommend reinstalling.

VENTILATION

27: - The ventilation fan is not working (the fan control was not found during the inspection). Because there is an operable window in this bathroom, a fan is not required. Nevertheless, for maximum ventilation, we recommend the fan be restored to serviceable condition.

Second Floor Apartment Bathroom

BATHROOM FLOOR

28: - Caulking at the base of the tub/shower is marginal. 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.

DOORS

29: - The pocket door latches do not latch properly. We recommend modifications and/or repair to return the doors to serviceable condition.

Bedroom

Main Home Front

RECEPTACLES

30: - Receptacles inside the closet of this room are not working. We suspect a 'dead' circuit, but could not locate a specific problem. We recommend the circuit and receptacles be checked and repaired as necessary.


SMOKE DETECTOR

31: - There is no smoke detector in this area, as required by modern safety standards. Though the home was built before modern safety standards, we recommend one be installed.

Main Home Rear

SMOKE DETECTOR


Second Floor Apartment Front

LIGHTS / FAN

33: - The bedroom lights and/or fan were tested using normal controls and the fan was operating properly, but the lights were not. Recommend replacing the light bulbs and retesting.

SMOKE DETECTOR

34: - The smoke detector failed to respond when the test button was pushed. We recommend the battery be replaced and the unit be retested. We recommend replacement of the unit if there is any question as to its proper functioning.

Second Floor Apartment Rear

RECEPTACLES

35: - We observed scorch marks on the face of a receptacle. In this case, this appears to have been a one-time event with no permanent damage. No action is indicated, other than replacement for cosmetic reasons.

SMOKE DETECTOR


Living Room

Main Home

WINDOWS

37: - One or more panes of glass are cracked. We recommend all broken glass be repaired or replaced.

FIREPLACE (MORE ITEMS)

38: - A pellet stove has been installed to provide supplemental heat to this area. The stove was not tested for operation, though it appeared to be in functional condition and properly installed. Recommend further review by a specialist in this stove type.


Dining Room/Area

RESISTANCE HEATER

39: - There is no permanent source of heat in this room. Recommend installing a heat source for comfort in this area.

Interior

WINDOWS: OVERALL

40: - Several windows throughout the home are older and may not provide the energy efficiency of modern windows. Upgrading windows will result in greater energy efficiency and lower heating costs, but this is considered an optional upgrade.

DETECTORS: OVERALL

41: - Portions of this building have no working smoke detectors. Smoke detectors are reliable, inexpensive, and are recommended by all local fire districts. We recommend their installation. Some jurisdictions require smoke detectors prior to sale and the close of escrow.

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

Attic

ACCESS/ENTRY

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

LEAK EVIDENCE

44: - There are numerous water stains on the underside of the sheathing and the rafters in the main home. These are indications of a significant number of old leaks. No current leakage is evident or suspected, though the roof is newer and may not have been tested under heavy rains. No action is indicated, but it is important to monitor stained areas to ensure that no activity is present during times of heavy rains.

WIRING

45: - There are one or more uncovered junction boxes. We recommend they be covered to protect the wiring connections.

VENTILATION

46: - The attic is minimally vented. Proper attic ventilation is particularly important in a well-insulated attic or where additional attic insulation is going to be installed. We recommend additional vents if additional insulation is contemplated.

47: - The duct from the kitchen exhaust fan empties into the attic. This condition allows fumes, grease and moisture to enter the attic rather than be exhausted to the exterior. We recommend this deficiency be corrected.


Crawl Space

ACCESS

48: - Access to portions of the crawl space was restricted by plumbing lines, low clearances, and hanging insulation. The crawlspace could be only partially inspected.

PEST CONTROL

49: - Rodents have been active in the crawlspace. We recommend that bait or traps be set and monitored. The advice and services of a licensed exterminator would be recommended if problems persist.

Plumbing

INTERIOR SUPPLY

50: - Though most of the piping appeared to be in serviceable condition, there was evidence of surface corrosion and leakage at portions of the exposed and accessible supply piping. We recommend that all corroded and leaking piping be repaired or replaced.

GENERAL COMMENT

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

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

Water Heater

T/P RELEASE VALVE

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

SEISMIC RESTRAINT

53: - 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 COMMENT

54: - This water heater is near the end of its expected service life. Although operating, the need for replacement should be expected within the next few years.


Heat

Heat Pump

HVAC WIRING

55: - The exterior conduit installed at the heat pump is disconnected in some areas. We recommend reconnecting and sealing to protect the wiring.

GENERAL COMMENT

56: - The system responded to normal operating controls when in heat mode. When cooling was called for, we did not detect cool air at the registers. We recommend further evaluation and servicing to determine the full scope of the unit's capabilities in terms of heating and cooling.

Electrical System

CB MAIN PANEL

57: - One or more screws holding the electrical panel cover have pointed-tips. These screws can cause damage to wiring within and should be replaced with proper blunt-tipped screws intended for this purpose.

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

SWITCHES: OVERALL

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

GFI PROTECTION

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

Insulation/Energy

ATTIC INSULATION

61: - The attic insulation in the main home is minimal, and entirely absent in some areas. Upgrading the attic insulation is highly recommended to prevent excess heat loss.

FLOOR INSULATION

62: - In several locations throughout the crawlspace, the insulation is out of place and in poor condition. A significant number of the fiberglass batts are damaged. We recommend this material be replaced and/or secured back in place.


GENERAL COMMENT

63: - This structure appears to be minimally insulated and energy inefficient. Adding insulation, installing energy saving items and improving general conservation will make the home more comfortable and help reduce utility costs.

Conclusion

COMMENTS

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

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


Monday, June 18, 2018Faira.com

4712 N Winnifred StTacoma, Washington 98407

Dear Faira.com,

We have enclosed the report for the property inspection we conducted for you on Monday, June 18, 2018 at:

4712 N Winnifred StTacoma, Washington 98407

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

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

= Item in poor condition, warranting immediate repair or replacement

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

= Upgrade recommended, but not required

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

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

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

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

Sincerely,

Inspector, Isaac McPheeStrong Foundations Home Inspection

Copyright© 2010-2018, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 18-06013

Table of Contents

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

Introduction..................................................................................................................................................14

Introductory Notes.......................................................................................................................................14

Exterior/Site/Ground....................................................................................................................................16

Roofing........................................................................................................................................................27

Kitchen.........................................................................................................................................................32

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

Bathroom.....................................................................................................................................................41

Bedroom......................................................................................................................................................54

Living Room.................................................................................................................................................61

Dining Room/Area.......................................................................................................................................66

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

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

Crawl Space................................................................................................................................................72

Plumbing......................................................................................................................................................75

Water Heater...............................................................................................................................................78

Heat.............................................................................................................................................................80

Electrical System.........................................................................................................................................84

Insulation/Energy.........................................................................................................................................89

Locations of Emergency Controls................................................................................................................91

Environmental Concerns.............................................................................................................................93

Conclusion...................................................................................................................................................93

Addenda......................................................................................................................................................95


Introduction

We have inspected the major structural components and mechanical systems for signs of significant non- performance, excessive or unusual wear and general state of repair. The following report is an overview of the conditions observed.

In the report, there may be specific references to areas and items that were inaccessible. We can make no representations regarding conditions that may be present but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions may be discovered. Inspection of the inaccessible areas will be performed upon arrangement and at additional cost after access is provided.

We do not review plans, permits, recall lists, and/or government or local municipality documents. Information regarding recalled appliances, fixtures and any other items in this property can be found on the Consumer Product Safety website. These items may be present but are not reviewed.

Our recommendations are not intended as criticisms of the building, but as professional opinions regarding conditions present. As a courtesy, the inspector may list items that they feel have priority in the Executive Summary portion of the report. Although the items listed in this section may be of higher priority in the opinion of the inspector, it is ultimately the client's responsibility to review the entire report. If the client has questions regarding any of the items listed, please contact the inspector for further consultation.

Lower priority conditions contained in the body of the report that are neglected may become higher priority conditions. Do not equate low cost with low priority. Cost should not be the primary motivation for performing repairs. All repair and upgrade recommendations are important and need attention.

This report is a "snapshot" of the property on the date of the inspection. The structure and all related components will continue to deteriorate/wear out with time and may not be in the same condition at the close of escrow.

Anywhere in the report that the inspector recommends further review, it is strongly recommended that this be done PRIOR TO THE CLOSE OF ESCROW. This report is not intended for use by anyone other than the client named herein. No other persons should rely upon the information in this report. Client agrees to indemnify, defend and hold inspector harmless from any third party claims arising out of client's unauthorized distribution of the inspection report.

By accepting this inspection report, you acknowledge that you have reviewed and are in agreement with all of the terms contained in the standard contract provided by the inspector who prepared this report.

Introductory Notes

ORIENTATIONFor purposes of identification and reporting, the front of this building faces east.

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 50 years old.


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

The weather was sunny at the time of our inspection.

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

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

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

Review of the detached structure(s) is not a part of this inspection and report. With access and an opportunity for inspection, reportable conditions may be discovered.

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

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

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


Exterior/Site/Ground

BASIC INFORMATIONGeneral lot topography: Flat lotDriveway: Asphalt, brick, and Concrete on grade

Walkways: Concrete

Patio: Concrete


Primary exterior wall covering: Vinyl siding

Primary exterior window materials: Combination of vinyl and metal frames

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

Metal Window Vinyl Window


PEST CONTROL

Containers of bait and/or traps have been placed at the side of the home, indicating past problems with rodents. No obvious recent activity was evident and it might be assumed that this problem has been solved. Continuing to monitor for signs of rodents is advised.

EXTERIOR PLUMBING

One or more hose bib(s) is/are dripping/leaking from the handle when operated. We recommend the washer be replaced and/or the packing nut be tightened.


OUTDOOR RECEPTACLES

The GFCI receptacle at the front of the home did not trip when tested. We recommend it be repaired or replaced.

OUTDOOR LIGHTS

One or more exterior light fixtures are not working. The bulbs may have burned out. We recommend that the bulbs be tested and replaced, if necessary, and the proper operation of the fixtures be verified.


VINYL SIDING

Sections of the vinyl siding are punctured or cracked. We recommend these sections be repaired or replaced to prevent moisture intrusion into the wall structure.


DOORS

The rear utility room door is deteriorated. We recommend it be repaired or replaced.

SCREENS

There is some damage to window screens here and there. Recommend repairing any damaged screens as needed.

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

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


DRIVEWAY

The minor cracks in the driveway are of a cosmetic nature. However, they do indicate movement in the soil and, over time, may develop into an aesthetic issue and/or a safety concern because of tripping hazards.

WALKWAYS

There are minor cracks of a cosmetic nature in the walkways. Action would only be required if any of the cracks develop into trip hazards in the future.

PATIO SURFACE

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


PATIO/PORCH COVERINGThe patio or porch is covered by a permanent roof surface which is in fair to good condition.

DECKLike fences and other exposed wood construction, decks have a finite service life. Even the best maintained deck will need repair and eventual replacement. We urge regular treatment with combination wood preservative/UV inhibiting sealers.

The deck appears to be properly constructed and generally in serviceable condition, with no need for significant maintenance or repair at this time.


Below the rear deck at the attachment to the house we observed exposed OSB sheathing. Untreated wood is prone to moisture damage at the exterior. Recommend covering or treating.


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

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

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

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

FASCIA

Portions of the fascia are weathered, with blistered and/or peeling paint. This will require surface preparation and refinishing in the course of routine property maintenance to restore surface appearance.


EAVES/SOFFITS

There are water stains and some deterioration observed on the underside of the roof eaves. Although the roof surface appears to have been recently replaced, we noted that edge flashing has not be installed, and we recommend these locations be monitored for leakage and repaired, if necessary.


The soffits are damaged or warped in several locations. We recommend the damaged components be repaired or replaced.

GENERAL COMMENTAs 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

BASIC INFORMATIONLocation: Covers whole building except for carport

Roof slope: MediumMaterial: Asphalt composition shingleLayers: Unknown, would require destructive testingAge: Approximately less than 1 year oldConnections and penetrations: Sealed with metal flashingRoof drainage system: Gutters and downspouts

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

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


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

EDGE

Edge flashing does not appear to be installed, despite a history of damage to the eaves due to lack of edge flashing. We recommend that edge flashings be installed in accordance with industry standards to prevent further damage to sheathing.


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

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

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

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


DOWNSPOUTS

One or more of the downspouts is missing. The water coming from the gutters may splash and damage exterior siding and finishes. Downspouts are also necessary to channel runoff away from the building. We recommend missing downspouts be replaced.

GENERAL COMMENTThe roof is in satisfactory condition. Attention to the items noted above, together with routine maintenance will maximize its useful life.

This roof appears to be a newer application. Review of all documentation including warranty and permits is suggested.

Built-up Roof System

BASIC INFORMATIONLocation: Covers carport

Roof slope: Flat or very minimal pitchMaterial: Torch down single ply roofingAge: Approximately less than one year old


SURFACE (BUILT-UP)The roofing surface appears to have been properly installed and is in good condition.

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.

Main Home

BASIC INFORMATIONEnergy: Electric appliances onlyVentilation: Exhaust ducted to the exteriorRefrigerators, wine coolers, and other cooling appliances are beyond the scope of this inspection

DRAIN TRAPSThe drain trap and associated piping are PVC plastic.


AIR GAP

The dishwasher drain has no air-gap and the drain line is not looped below the cabinet. The dishwasher will function without it, but the installation does not meet present standards. We suggest installation of an air-gap or rerouting the drain line to prevent backflow of drainwater.

SINKThe sink is metal.

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

RECEPTACLESThe receptacles appear to be properly installed and were operational.

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

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


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

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

VENTILATIONKitchen ventilation is provided by a microwave over the burners,

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.


The oven is not properly attached to the wall or cabinet. We recommend that it be secured using an 'anti-tip device' and/or attached according to the manufacturer's installation instructions.

DISPOSALThe disposal was turned on with normal user controls and observed to be in satisfactory working condition.

DISHWASHERThe dishwasher was not tested fully at the time of the inspection. Recommend testing functionality of the dishwasher.

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.



BASIC INFORMATIONEnergy: Electric appliances onlyVentilation: Exhaust ducted to the exteriorRefrigerators, wine coolers, and other cooling appliances are beyond the scope of this inspection

DRAIN TRAPSThe drain trap and associated piping are ABS plastic.

SINKThe sink is metal.

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

RECEPTACLESThe receptacles appear to be properly installed and were operational.



LIGHTS

The stove-top light over the microwave was not operating. Recommend replacing the bulb and rechecking.

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.

COUNTERTOPSThe countertop is a plastic laminate.

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


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

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.

The oven is not properly attached to the wall or cabinet. We recommend that it be secured using an 'anti-tip device' and/or attached according to the manufacturer's installation instructions.




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.

RECEPTACLES

A receptacle is wired with reversed polarity. Under some circumstances, this can be a shock hazard and/or damage electronic equipment. This is a simple repair and we recommend rewiring the receptacle to eliminate this condition.


DRYER VENTThe dryer vent appears properly installed and in serviceable condition.

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




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.


Main Home Quarter Bath (Toilet)

BASIC INFORMATIONToilet: Ceramic unit with a porcelain finish

TOILETThe toilet was flushed and appeared to be functioning properly.

SWITCHES

There are switches for which no purpose was immediately obvious. We recommend inquiries of the owner, or exploration at night when outdoor lighting would be visible if present.




Main Home Hallway



Wash basin: Ceramic unit with a porcelain finish

Shower walls: Mortar set ceramic tile


DRAIN TRAPThe drain trap and associated piping are PVC plastic.


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

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

The drain stop is not operational. We recommend it be repaired or replaced.


Caulking or grout around the perimeter of the bathtub or surround is cracked or missing in several areas. Ensure all joints and gaps are fully sealed to prevent moisture damage.

The tub spout has a significant gap at the wall, indicating an improperly sized pipe. This gap may allow moisture entry into the wall cavity. We recommend reinstallation of the tub spout and sealing the joint between the spout and the shower wall.


SHOWER

The showerhead was not installed correctly and leaked from the fitting when operated. Recommend reinstalling.

RECEPTACLESThe receptacle appears to be properly installed and was operational.



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

BATHROOM FLOORThe finish floor in this bathroom is tile.

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


VENTILATION

The ventilation fan is not working (the fan control was not found during the inspection). Because there is an operable window in this bathroom, a fan is not required. Nevertheless, for maximum ventilation, we recommend the fan be restored to serviceable condition.

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



Second Floor Apartment Bathroom



Wash basin: Ceramic unit with a porcelain finish

Shower walls: Molded Plastic


DRAIN TRAPThe drain trap and associated piping are ABS plastic.


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

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

RECEPTACLESThe receptacle appears to be properly installed and was operational.



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

BATHROOM FLOORThe finish floor in this bathroom is linoleum.

Caulking at the base of the tub/shower is marginal. 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.

DOORS

The pocket door latches do not latch properly. We recommend modifications and/or repair to return the doors to serviceable condition.


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



Bedroom

Main Home Front

RECEPTACLES

Receptacles inside the closet of this room are not working. We suspect a 'dead' circuit, but could not locate a specific problem. We recommend the circuit and receptacles be checked and repaired as necessary.

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


SMOKE DETECTOR

There is no smoke detector in this area, as required by modern safety standards. Though the home was built before modern safety standards, we recommend one be installed.




Main Home Rear

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




SMOKE DETECTOR




Second Floor Apartment Front


LIGHTS / FAN

The bedroom lights and/or fan were tested using normal controls and the fan was operating properly, but the lights were not. Recommend replacing the light bulbs and retesting.


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

SMOKE DETECTOR

The smoke detector failed to respond when the test button was pushed. We recommend the battery be replaced and the unit be retested. We recommend replacement of the unit if there is any question as to its proper functioning.


Second Floor Apartment Rear

RECEPTACLES

We observed scorch marks on the face of a receptacle. In this case, this appears to have been a one-time event with no permanent damage. No action is indicated, other than replacement for cosmetic reasons.




SMOKE DETECTOR




Living Room

Main Home




WINDOWS

One or more panes of glass are cracked. We recommend all broken glass be repaired or replaced.


FIREPLACE (MORE ITEMS)

A pellet stove has been installed to provide supplemental heat to this area. The stove was not tested for operation, though it appeared to be in functional condition and properly installed. Recommend further review by a specialist in this stove type.






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



SMOKE DETECTORThe smoke detector alarm was activated when the test button was depressed.


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


Dining Room/Area


RESISTANCE HEATER

There is no permanent source of heat in this room. Recommend installing a heat source for comfort in this area.



This area was added or improved after original construction. We recommend the owner or building department be consulted to determine if permits were secured and 'signed off' for all improvements completed.

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: FourNumber of bathrooms: Two and a quarterWindow material: Combination Vinyl and Metal


Window type: Horizontal sliding windowsWindow glazing: Double paneFinished ceiling material: Drywall and/or PlasterFinished floor material: Wood and/or laminate and tileFinished ceiling material: Drywall and/or Plaster

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.

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

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.

Several windows throughout the home are older and may not provide the energy efficiency of modern windows. Upgrading windows will result in greater energy efficiency and lower heating costs, but this is considered an optional upgrade.

DETECTORS: OVERALLThe smoke detectors were tested with their test buttons. This method only verifies battery and horn function, but does not test the sensor in the unit. After occupancy, and regularly thereafter, we advise testing with real or simulated smoke.

Portions of this building have no working smoke detectors. Smoke detectors are reliable, inexpensive, and are recommended by all local fire districts. We recommend their installation. Some jurisdictions require smoke detectors prior to sale and the close of escrow.

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

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

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


Attic

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

ACCESS/ENTRYAttic access hatches are located in the main home hallway ceiling and the apartment bedroom ceiling.

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

LEAK EVIDENCE

There are numerous water stains on the underside of the sheathing and the rafters in the main home. These are indications of a significant number of old leaks. No current leakage is evident or suspected, though the roof is newer and may not have been tested under heavy rains. No action is indicated, but it is important to monitor stained areas to ensure that no activity is present during times of heavy rains.


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

The roof sheathing is plywood and OSB 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.


WIRING

There are one or more uncovered junction boxes. We recommend they be covered to protect the wiring connections.


VENTILATIONOur feeling regarding attic ventilation is that 'you can never have too much'. Attic ventilation can be provided by eave, gable, and ridge vents as well as by automatic and wind driven fans. We encourage use of any or all of the above.

The attic is minimally vented. Proper attic ventilation is particularly important in a well-insulated attic or where additional attic insulation is going to be installed. We recommend additional vents if additional insulation is contemplated.

The duct from the kitchen exhaust fan empties into the attic. This condition allows fumes, grease and moisture to enter the attic rather than be exhausted to the exterior. We recommend this deficiency be corrected.

Crawl Space

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

BASIC INFORMATIONFoundation type: Raised perimeter with isolated piersFoundation material: Poured concreteMudsill: Inaccessible, unknown if bolted, nailed or strappedWall system: Wood stud wallsFloor system: 2' tongue & groove lumber supported by beams


ACCESSThe crawl space is accessible from an exterior hatch.

Access to portions of the crawl space was restricted by plumbing lines, low clearances, and hanging insulation. The crawlspace could be only partially inspected.


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

WALL FRAMINGIn the areas where the wall framing is visible, all components appear to be properly installed and generally in good condition.

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

ANCHOR BOLTSBecause of the design and/or configuration of the construction, we cannot verify the presence or condition of anchor bolts.

MOISTUREThe soil was dry at the time of our inspection, and there were no adverse conditions or damage observed related to excessive moisture.


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

VENTILATIONVentilation in the crawl space is inadequate by present standards. However, no adverse conditions appear to have resulted from this condition and installation of additional vents would be considered an optional upgrade.

PEST CONTROLOur observations regarding evidence of pests is not a substitute for inspection by a licensed pest control operator or exterminator. We report current visible conditions only and cannot render an opinion regarding their cause or remediation.

Rodents have been active in the crawlspace. We recommend that bait or traps be set and monitored. The advice and services of a licensed exterminator would be recommended if problems persist.

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: Indeterminate


Supply piping: Galvanized steel

Waste disposal: MunicipalWaste piping: Plastic where seen

Water pressure: Mid-range of normal water pressure


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

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 SUPPLY

Though most of the piping appeared to be in serviceable condition, there was evidence of surface corrosion and leakage at portions of the exposed and accessible supply piping. We recommend that all corroded and leaking piping be repaired or replaced.

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

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


SEWER CLEANOUTThe sewer cleanout is located in the crawl space.

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

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, with the exceptions noted above.

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

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

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

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

Water Heater

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


connection.

BASIC INFORMATIONLocation: In an outdoor closet

Energy source: ElectricityCapacity: 50 gallonsAge: Estimated to be 14 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 lacks a discharge pipe. We recommend the installation of approved piping to an approved location.

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 near the end of its expected service life. Although operating, the need for replacement should be expected within the next few years.

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.

Heat Pump

BASIC INFORMATIONHeat pump type: Air-to-air systemInstallation: PackagedEnergy source: ElectricityLocation of heat pump: Exterior

Manufacturer: TraneAge: 14 years old

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

Heat pumps operate most efficiently in moderate to hot climates where winter temperatures are not extreme and where there is a need for air conditioning. Additional electric strip heaters are generally installed when winter capability is marginal.

The cost of operating the supplemental strip heaters is dramatically higher than operating the heat pump in its regular mode. Adjustment of controls and other energy saving steps can help minimize the need for the back-up capability.

Heat pumps are technically complex pieces of equipment. Detailed analysis of all components of the system is beyond the scope of this inspection. For greatest efficiency and service life, we recommend regular maintenance by an HVAC contractor.

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


THERMOSTATThe thermostat appears to be properly installed and the unit responded to the basic controls. This is a programmable device with many options for setback settings, timed events, etc. No attempt was made to test all functions of the thermostat.

HVAC WIRING

The exterior conduit installed at the heat pump is disconnected in some areas. We recommend reconnecting and sealing to protect the wiring.

HVAC DISCONNECTThe equipment local disconnect acts as a shut off switch for use in an emergency or while servicing.


The local disconnect appears properly installed and in good condition.

GENERAL COMMENT

The system responded to normal operating controls when in heat mode. When cooling was called for, we did not detect cool air at the registers. We recommend further evaluation and servicing to determine the full scope of the unit's capabilities in terms of heating and cooling.


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.

Electrical System

An electrical system consists of the service, distribution, wiring and convenience outlets (switches, lights, and receptacles). Our examination of the electrical system includes the exposed and accessible conductors, branch circuitry, panels, overcurrent protection devices, and a random sampling of convenience outlets. We look for adverse conditions such as improper installation, exposed wiring, running splices, reversed polarity and circuit protection devices. We do not evaluate fusing and/or calculate circuit loads. The hidden nature of the electrical wiring prevents inspection of every length of wire.

BASIC INFORMATIONService entry into building: Overhead service drop

Voltage supplied by utility: 120/240 voltsCapacity (available amperage): 200 amperesSystem grounding source: Unable to locateBranch circuit protection: Circuit breakers


Wiring method: Non-metallic sheathed cable or 'romex'

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

MAIN SERVICEThe main electrical service panel is located in the first floor rear bedroom.


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

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

MAIN DISCONNECTThe ampacity of the main disconnect is 200 amps.

CB MAIN PANELThe main service panel is in serviceable condition with circuitry generally installed and fused correctly, with only minor items worthy of attention.


One or more screws holding the electrical panel cover have pointed-tips. These screws can cause damage to wiring within and should be replaced with proper blunt-tipped screws intended for this purpose.


The circuitry is not completely or not accurately 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 Aluminum providing an ampacity of 200.

Our statement regarding service capacity is based upon the labeled rating of the main electrical service disconnect.

The service capacity is normal for a house this size and age, and appears adequate for the present demand and minor additional loads.

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

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

SWITCHES: OVERALL

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

LIGHTS: OVERALLThe light fixtures in this building are generally in serviceable condition.

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


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

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

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

Insulation/Energy

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

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

The level of insulation in the second floor apartment would appear to provide an R-30+ insulating value. This provides excellent resistance to heat transfer by present standards.


The attic insulation in the main home is minimal, and entirely absent in some areas. Upgrading the attic insulation is highly recommended to prevent excess heat loss.

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

FLOOR INSULATION

In several locations throughout the crawlspace, the insulation is out of place and in poor condition. A significant number of the fiberglass batts are damaged. We recommend this material be replaced and/or secured back in place.

GENERAL COMMENT

This structure appears to be minimally insulated and energy inefficient. Adding insulation, installing energy saving items and improving general conservation will make the home more comfortable and help reduce utility costs.


Locations of Emergency Controls

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

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

SEWER CLEANOUTPLUMBINGThe sewer cleanout is located in the crawl space.


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

MAIN SERVICEELECTRICAL SYSTEMThe main electrical service panel is located in the first floor rear bedroom.


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

COMMENTSThe basic structures and systems of this house appear to be serviceable with exceptions as noted in our report.

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


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

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

©2018 Strong Foundations Home Inspection

ADDENDA TO INSPECTION REPORT 1. The inspection to be performed for Client consists of non-intrusive visual observations to survey the readily accessible, easily visible material components, systems and equipment of the building. The inspection is designed to identify material physical deficiencies in the building’s components, systems and equipment, as they exist at the time of the inspection. The work product resulting from completing an inspection in accordance with this contract is an inspection report. The inspection report incorporates the information obtained during the inspection. The inspection report is for the sole use and benefit of the Client. Client agrees to read the entire inspection report when it is received and shall promptly call the Inspector with any questions or concerns Client may have regarding the inspection report or the inspection. The inspection report shall be considered the final and exclusive findings of the Inspector regarding the inspection of the building. Client shall not rely on any oral statement made by the Inspector prior to issuance of the inspection report. 2. Components and systems operated during the inspection will be identified in the inspection report. The identified components and systems shall be operated with normal user controls and as conditions permit. If a component or system is operated, it may be conducted without the aid of special protective clothing, exploratory probing, removing materials, testing, measuring, preparing, calculations or using special equipment, including meters or devices of any kind. Testing, measuring, or preparing calculations for any system or component to determine adequacy, capacity, or compliance with any standard is outside the scope of this contract. 3. The term “poor” or “major concern” in regard to a component mean the presence of conspicuous patent defects or material deferred maintenance of the building’s material systems, components, or building equipment as observed during the inspection. This definition specifically excludes deficiencies that may be remedied with routine maintenance, miscellaneous minor repairs, and normal operating maintenance, and excludes conditions that generally do not present material physical deficiencies of the building. 4. Inspector is an expert generalist and not acting as an expert in any SPECIFIC craft or

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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

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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;

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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

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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

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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

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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.

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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

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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+

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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+

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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+

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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+

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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

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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+

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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

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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

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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

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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

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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.

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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.

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7. Reseal, as required, wood decks and landings. 8. Inspect, for water damage, pests or rot, any substructure and attic areas. 9. Inspect roof flashings, chimney caps, shingles. 10. Inspect outside electrical service lines for damage, exposed wires or proximity to tree limbs. 11. Inspect all supply hoses at sinks, toilets and washing machines. 12. Clean and repair caulking or grout in bathrooms or kitchens. 13. Clean bathroom exhaust fan blades and grills. 14. Inspect all electric coeds and replace as needed. 15. Change water filters and have fresh water systems professionally services. Tips for keeping drains clear: 1. Pour a pot of hot water down the drain once a week to help clear away fat or grease that may have built-up in the drain line or the P-trap. 2. If a drain is clogged, try pouring 1/2 cup of white vinegar down the drain. Cover the drain and let the mixture sit for a few minutes. Then pour a pot of hot water down the drain. General Safety tips: Ensure that you know where the following items are located: 1. Emergency contact telephone numbers. 2. Fire extinguishers and water hose pipes. 3. Heating gas/fuel main shut off valve. 4. Main electrical disconnect circuit breaker (breaker box/service panel). 5. Main drain line clean-out. 6. Main water shut-off valve. 7. All window and door exits.

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FAIRA TRANSPARENCY REPORTS 4712 N Winnifred St, … · BATHTUB 23: - The drain stop is not...

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