Home Inspection Report

XOXOXO, Kent, WA 98042

Inspection Date:Wednesday February 10, 2016

Prepared For:XXX XXX

Prepared By:Tushay Home Inspection LLC

31811 Pacific Hwy SUnit B300

Federal Way , WA 98003206-778-8818

Kayden@tushayhomeinspection.com

Report Number:2016KN02009

Inspector:Kayden Nguyen

License/Certification #:WA--1427

XOXOXO, Kent, WA 98042 Page 2

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Report SummaryMajor Concerns

Repair, Monitor: The chimney shows evidence of wood rot around the base. Recommend qualify contractor to reevaluate and repair. Also the base appears to show signs of movement. Since chimney movement can damage the chimney's interior flue you should have the chimney inspected by a chimney sweep. If the amount of movement is minor, old, not-ongoing, then only monitoring is required. Parging of the interior of the old foundation walls is desirable to improve appearance and avoid further foundation damage. Major concerns: This house has LP, or composite siding. These types of sidings experienced moisture related failures due to product or installation defects, or imporper maintenance. I recommend getting a qualified contractor to reevaluate. Major Concern, Repair: This type of wood siding should be painted to preserve the building. Repair: Localized rot was observed in the siding. Following repair of the damaged areas (which should be combined with exterior painting/maintenance) proper maintenance of the siding and control of water from roof or surface runoff can avoid further damage. Repair: The water heater shows evidence of prior leakage. This should be repair/replace by qualify plumber.

Potential Safety HazardsRepair, Safety Issue: The walkway presents a trip hazard. This condition should be altered for improved safety. Poor Condition/Numerous Repairs It would be wise to install a smoke detector in the garage. Repair: It is suspected that the batteries in the smoke detectors are defunct. This should be investigated. Repair: Missing outlet cover plates should be replaced to avoid a shock hazard. Repair: Water heaters in seismic zones should be anchored or strapped to resist movement during earthquake conditions. To reduce the risk of contamination of supply water, installation of anti-siphon devices on exterior hose bibs would be wise.

Deferred Cost ItemsMonitor: The thermostat is old and may be temperamental. Replacement is a minor job. Deferred Cost Item: The water heater is an old unit that may be approaching the end of its useful life. It would be wise to budget for a new unit. One cannot predict with certainty when replacement will become necessary.

Items Not OperatingNot operating : The clothes washer is inoperative.

Improvement ItemsRepair: There is evidence of vermin activity in the crawl space. A pest control specialist should be consulted for treatment and control advice. Repair: Standing water was observed in the crawl space. Wet crawl spaces risk building damage from rot and insects and can cause interior mold or mildew. Lot drainage repairs or improvements should be addressed as a first step to controlling water in the crawl space (see "Exterior"). This condition should then be monitored to determine if additional, measures are necessary. Repair: Minor leaks in the gutters should be repaired. Repair: The proximity of the tree could disrupt drainage pipes, cause mechanical damage to the exterior of the house, or influence the foundation over time. You should consider removal of the tree. Repair: The heating system requires service. This should be a regular maintenance item to assure safe, reliable heat. Improve: The moisture (vapor) barrier in the crawl space floor should be adjusted to cover all areas of exposed soil. Repair: The fireplace chimney should be inspected and cleaned prior to operation. Downspout Loose/Damaged

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Report SummaryItems To Monitor

Monitor: Prior repairs to the roofing are evident. This would suggest that problems have been experienced in the past. There were no evidence of leak/water in the roof but this area should be monitored.

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Report OverviewScope of Inspection

All components designated for inspection in the InterNACHI Standards of Practice are inspected, except as may be noted in the "Limitations of Inspection" sections within this report. It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind.Please refer to the pre-inspection contract for a full explanation of the scope of the inspection. Visual Inspection Only

Main Entrance FacesEast

State of OccupancyVacant

Weather ConditionsRain Cloudy

Recent RainYes

Ground CoverWet

Approximate Age20-25 years

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StructureDescription

Foundation • Poured Concrete

Columns • Wood

Floor • Wood Joist

Wall • Not Visible

Ceiling • Not Visible

Roof . Trusses . Plywood Sheathing

Observations

Foundations Cracks Minor/Settling

Crawl spaces Wood Debris /Trash should be clean and remove to avoid roden and moisture buildup. Repair: There were evidence of previous vermin activity in the crawl space. A pest control specialist should be consulted for treatment and control advice. Repair: Minor standing water was observed in the crawl space. Wet crawl spaces risk building damage from rot and insects and can cause interior mold or mildew. Lot drainage repairs or improvements should be addressed as a first step to controlling water in the crawl space (see "Exterior"). This condition should then be monitored to determine if additional, measures are necessary. Water appears to come from the corner of the front porch at the area with trees. This area appears to slope towards the foundation.

Photos

Standing water Evidence of roden Insulation sag

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Structure

Exterior walls Repair, Monitor: The chimney shows evidence of wood rot around the base. Recommend qualify contractor to reevaluate and repair. Also the base appears to show signs of movement. Since chimney movement can damage the chimney's interior flue you should have the chimney inspected by a chimney sweep. If the amount of movement is minor, old, not-ongoing, then only monitoring is required.

Photos

Signs of movement Indication of movement

Discretionary improvements Wall at crawl space vent of the chimney has signs of chips. Parging of the interior foundation wall near the chimney crawlspace vent to improve appearance and avoid further foundation decay.

Photos

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Structure

Chip near crawlspace vent

Limitations

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Comments

Positive attributes The construction of the home is good quality. The materials and workmanship, where visible, are good. The visible joist spans appear to be within typical construction practices.

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RoofingDescription

Roof covering • Asphalt Shingle

Roof flashings • Metal • Roofing Material (Shingles)

Chimneys • Metal below siding

Roof drainage system . Aluminum . Downspouts discharge below grade

Skylight • Curb-Type

Method of inspection • Walked on roof

Observations

Sloped Repair: Minor repairs to the roofing are needed. Damaged or missing roofing material should be repaired. All roof penetrations should be examined and sealed as necessary. Monitor: Prior repairs to the roofing are evident. This would suggest that problems have been experienced in the past. This area should be monitored. Monitor: The roofing is in fair condition. We did not see evidence of active leaks nor need for immediate major repair. Replace the roof flashing materials when re-roofing to avoid leaks in these areas. Flashing around vent pipe is crack. Recomme d repair to prevent water intrusion.

Photos

Previous repair

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Roofing

Crack vent pipe flashing

Chimney Repair: The metal chimney is rusting. It should be painted with an appropriate paint or replaced. Repair: The metal chimney should be cleaned to help assure safe and functional operation. Repair: There are evidence of preivous repair around the base of the chimney chase connecting with the roof. Recommend a reevaluate by qualify contractor.

Photos

Previous repair

Gutters & downspouts Repair: Minor leaks at the gutter at Southwest side of the house near the chimney should be repaired. Downspout Loose/Damaged

Photos

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Roofing

Holes Loose strap Crack downspout pipe

Limitations

Comments

Positive attributes The roof coverings appear to be in generally fair condition. Proper annual maintenance will prolong it's useful life. The steep pitch of the roof should result in a longer than normal life expectancy for roof coverings. The gutters are clean.

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ExteriorDescription

Wall covering • Hardboard (LP)

Eaves / soffits / fascias • Wood

Doors • Metal • Solid Wood • Hollow Wood

Window/door frames and trim • Vinyl-Covered • Metal-Covered

Entry driveways • Concrete

Entry walkways and patios • Concrete

Porch / deck / steps / railings • Concrete • Wood • Treated Wood

Overhead garage door(s) • Wood

Surface drainage • Graded Away From House

Retaining walls • Stone

Fencing • Wood

Observations

Ext. walls Major concerns: This house has LP, or composite siding. These types of sidings experienced moisture related failures due to product or installation defects, or imporper maintenance. I recommend getting a qualified contractor to reevaluate. Major Concern, Repair: This type of wood siding should be painted to preserve the building . Repair: Localized rot was observed in the siding. Following repair of the damaged areas (which should be combined with exterior painting/maintenance) proper maintenance of the siding and control of water from roof or surface runoff can avoid further damage.

Photos

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Exterior

Wood rot Wood rot/swelling at chimney chase

Wood rot

Eaves Repair: Localized rot was observed in the soffit and/or fascia (the wooden board to which the gutter is typically fastened). Improvement is not necessary at present, although this condition should be repaired when exterior painting or maintenance are planned.

Photos

Front Southeast corner Above Deck

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ExteriorObservations cont.

Windows Sill/Frame Substantial Rot, recommend repair by qualify contractor. Repair, Safety Issue: Damaged storm windows should, ideally, be repaired or replaced as necessary. Watch for unsafe loose glass.

Photos

wood rot Fallen storm window Torn screen

Garage Monitor: The garage floor slab has typical cracks usually the result of shrinkage and/or settling of the slab. Cracks more than 1/8" high could present a trip hazard.

Photos

Deck Deck Paint/Stain Needed Monitor: The deck shows evidence of rot. Replacement may eventually be desired. In the interim, localized repairs could be undertaken. Repair, Safety Issue: The deck railing is loose and needs repair.

Photos

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Exterior

Wood rot Wood rot

Driveway Monitor: The driveway drain is marginally adequate. Its performance should be carefully monitored during heavy rains. Care should be taken to maintain this drain free of debris. If problems develop, a large drain spanning the width of the driveway would be preferred. Drive runoff must be directed away from the building to avoid water entry/damage.

Walkway Repair, Safety Issue: The walkway presents a trip hazard. This condition should be altered for improved safety.

Photos

Trip hazard on brick

Landscaping Repair: The proximity of the tree could disrupt drainage pipes, cause mechanical damage to the exterior of the house, or influence the foundation over time. You should consider removal of the tree.

Photos

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Exterior

Slope towards the house

Fence Poor Condition/Numerous Repairs Rotted/Leaning Posts-Boards OK Adjust Gate / Latch

Photos

wood rot on the south side of the fence

Horizontal support has fallen off Metal socket holding up the fence

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Exterior

Wood rot

Discretionary improvements It would be wise to install a smoke detector in the garage.

Limitations

• Unfavorable weather restricted the inspection of the roofing system.

Comments

Positive attributes The auto reverse mechanism on the overhead garage door responded properly to testing. This safety feature should be tested regularly as a door that doesn't reverse can injure someone or fall from the ceiling. Refer to the owner's manual or contact the manufacturer for more information. The garage appears to be fully insulated. Freeze resistant hose bibs (exterior faucets) have been installed.

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ElectricalDescription

Size of service • 200 Amp 120/240v Main Service

Service drop • Underground

Service entrance conductors • Copper

Service equip / main disconnect • Main Service Rating 200 Amps

Service grounding • Copper

Serv. panel / current protect. • Panel Rating: 200 Amp • Breakers • Located: Garage

Distribution wiring • Copper

Wiring method • Armored Cable "BX"

Switches / receptacles • Grounded

Ground fault circuit interrupter • Bathroom(s) • Exterior • Garage • Kitchen

Smoke detector(s) • Present

Observations

Photos

Photos

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Electrical

Photos

Outlet Repair: Missing outside outlet cover plates should be replaced to avoid a shock hazard.

Photos

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ElectricalObservations cont.

Smoke detector units Repair: It is suspected that the batteries in the smoke detectors are defunct. This should be investigated.

Discretionary improvements

Limitations

Comments

Positive attributes Generally speaking, the electrical system is in good order. Outlets / Switches OK The distribution of electricity within the home is good. All 3-prong outlets that were tested were appropriately grounded.

Photos

Gfci All visible wiring within the home is copper. This is a good quality electrical conductor.

General comments Inspection of the electrical system did not reveal the need for improvement.

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HeatingDescription

Energy source • Gas

System type • Forced Air Furnace

Vents / flues / chimneys • Metal-Multi Wall

Heat distribution methods • Ductwork

Observations

Furnace Repair: The heating system requires service. This should be a regular maintenance item to assure safe, reliable heat.

Photos

Lasr service was 2006

Supply air ductwork Monitor: The heat supply is overhead. If this area proves to be cool, supplemental heat may be desirable. Relocating the heat supply may only be practical if renovations are planned. Monitor: Motorized dampers have been provided in the ductwork. These dampers are typically operated by thermostats in different areas of the home. The dampers open as the thermostats call for heat. Most motorized damper systems are neglected over time and eventually break down. They are often abandoned. Some of these dampers may not be working and may in fact be obstructing air flow. Have their operation checked when your heating system is serviced.

Thermostat Monitor: The thermostat is old and may be temperamental. Replacement is a minor job.

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Heating

Limitations

Comments

Positive attributes The heating system is in generally good condition. Heat distribution within the home is adequate.

General comments The heating system shows no visible evidence of major defects.

Photos

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CoolingDescription

Observations

Limitations

Comments

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InsulationDescription

Attic • R30 Fiberglass in Main Attic

Exterior wall • None Visible

Basement wall • Not Visible

Crawl space • R20 in Floor above Crawl Space

Floor cavity • Low Levels Suspected (But Not Visible)

Vapor retarders • Plastic

Roof ventilation • Roof Vents • Gable Vents • Soffit Vents

Crawl space ventilation • Exterior Wall Vents

Exhaust fan/vent locations • Bathroom • Kitchen • Dryer

Observations

Attic / roof Repair: For improved energy savings, the attic access door should be insulated. Repair: There is evidence of vermin activity. A pest control specialist should be consulted in this regard.

Photos

Attic hatch missing insulation Roden droppings

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InsulationObservations cont.

Crawl space improvement Improve: The moisture (vapor) barrier in the crawl space floor should be adjusted to cover all areas of exposed soil. Repair: There is evidence of vermin activity in the crawl space. A pest control specialist should be consulted for treatment and control advice.

Photos

Limitations

• No access was gained to the wall cavities of the home.

Comments

Positive attributes Insulation levels are typical for a home of this age and construction.

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PlumbingDescription

Water supply source • Public Water Supply

Service pipe to house • Plastic

Main water valve location • Not Found

Interior supply piping • Plastic

Waste system • Public Sewer System

Drain / waste / vent piping • Plastic

Water heater • Gas

Fuel shut-off valves • Natural Gas Main Valve Next to water heater

Observations

Water heater unit Repair: Water heaters in seismic zones should be anchored or strapped to resist movement during earthquake conditions. Deferred Cost Item: The water heater is an old unit that may be approaching the end of its useful life. It would be wise to budget for a new unit. One cannot predict with certainty when replacement will become necessary.

Photos

Gas shutoff Water water leak

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PlumbingObservations cont.

Discretionary improvements To reduce the risk of contamination of supply water, installation of anti-siphon devices on exterior hose bibs would be wise.

Photos

Limitations

• The water heater was winterized, preventing any testing of the system.

Comments

Positive attributes The piping system within the home, for both supply and waste, is a good quality system. The water pressure supplied to the fixtures is above average. Only a slight drop in flow was experienced when two fixtures were operated simultaneously.

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InteriorDescription

Wall/ceiling materials • Drywall • Plaster

Floor surfaces • Carpet .Laminated

Window type(s) / glazing • Double/Single Hung • Sliders

Doors • Wood-Solid Core • Wood-Hollow Core

Observations

Windows Monitor: The window(s) are cracked. Improvement is not a high priority. Repair: Damaged screens were noted on windows.

Photos

crack/hole Rip Hole

Skylights Repair: Skylight missing screws

Photos

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Interior

Missing 4 screws

Discretionary improvements In addition to protecting bedrooms, additional smoke detectors are recommended outside sleeping areas within the home.

Limitations

Comments

Condition of finishes On the whole, the interior finishes of the home are in average condition. Typical flaws were observed in some areas.

Condition of windows and doors The majority of the doors and windows are good quality.

Condition of floors Level Floors/Plumb Walls

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ApplianceDescription

Appliances tested • Electric Range • Waste Disposer • Refrigerator • Clothes Washer • Clothes Dryer

Laundry facility • 240 Volt Circuit for Dryer • Dryer Vented to Building Exterior • 120 Volt Circuit for Washer • Hot/Cold Water Supply for Washer

Observations

Dishwasher unit Repair: The dishwasher is inoperative. Monitor: The dishwasher appears to have been lacking maintenance.

Photos

Clothes dryer unit Repair: The clothes dryer should be vented to the building exterior.

Clothes washer unit Repair: The clothes washer is inoperative.

Photos

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Appliance

Limitations

Comments

Positive attributes Most appliances that were tested responded satisfactorily.

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FireplaceDescription

Fireplace • Masonry Firebox

Vents / flues / chimneys • Outside Combustion Air Provided • Metal Flue-Single Wall

Observations

Fireplace Repair: The fireplace chimney should be inspected and cleaned prior to operation.

Photos

Limitations

Comments

General comments On the whole, the fireplace and its components are in average condition and require service and clean by qualify contractor.

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House in PerspectiveDescription

Observations

Observations This inspection is visual only. A representative sample of building components are viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of building components is performed.

Limitations

Recent weather conditions Rain/Wet Weather

Limitations The estimated outside temperature was 57 degrees F.

Comments

Comments For the purpose of this report, it is assumed that the house faces east.

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