Confidential Inspection Report · 2019-10-04 · severe damage if done improperly and is never recommended for a roof surface. We note that, though in this case damage is not major,

Confidential Inspection Report

LOCATED AT:3598 E Howe St

Tacoma, Washington 98404

PREPARED EXCLUSIVELY FOR:Faira.com

INSPECTED ON:Thursday, October 3, 2019

Inspector, Isaac McPhee 1411Strong Foundations Home Inspection

Page 2 of 89Copyright© 2010-2019, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 19-10001

Executive Summary

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

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

NOTESINTRODUCTORY NOTES

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

FOUNDATIONEXTERIOR/SITE/GROUND

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

OUTDOOR RECEPTACLESEXTERIOR/SITE/GROUND

3: There are no electrical receptacles on the outside of the house. As an upgrade, we recommend that at least one receptacle be installed.

OUTDOOR LIGHTSEXTERIOR/SITE/GROUND

4: One or more light fixtures did not appear to be working. The bulbs may have burned out or no bulb may be installed. We recommend that the bulbs be tested and replaced, if necessary, and the proper operation of the fixture be verified.

5: A light fixture at the rear of the home is improperly wired and/or secured. Recommend repair.

DOWNSPOUTSEXTERIOR/SITE/GROUND

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

FENCINGEXTERIOR/SITE/GROUND

7: The fencing is generally serviceable but shows signs of routine wear and is in need of minor maintenance.


GATESEXTERIOR/SITE/GROUND

8: The gate at the side of the home is difficult to operate. We recommend repair or replacement.

VEGETATIONEXTERIOR/SITE/GROUND

9: One or more trees and/or shrubs are located near or in contact with the sides or foundation of the home. This condition can lead to moisture and/or pest damage and can prevent inspection of these areas. We recommend all plant life be trimmed or removed to maintain space at the exterior of the home of at least 6 inches.

TRIMEXTERIOR/SITE/GROUND

10: The trim at several locations at the exterior of the home is deteriorated. We recommend all deteriorated trim be repaired or replaced. Please note that, due to recently painted surfaces, the full extent of damaged trim could not be ascertained without destructive testing. Additionally, we note that damaged trim can indicate additional damaged materials that will only be visible when damaged materials are removed. The full extent of damage should be ascertained and repaired.

EAVES/SOFFITSEXTERIOR/SITE/GROUND

11: The design of this structure is such that there is no overhang. This is not considered a deficiency, but special maintenance issues can develop because of this configuration. In particular, the regular cleaning, checking, and patching of the gutters is critical. Leaking or overflowing gutters can allow water directly into the walls of the house, leading to rapid deterioration of framing and interior finishes.

PAINT/STAINEXTERIOR/SITE/GROUND

12: Caulking maintenance was needed at several locations at the exterior. We recommend ensuring all open gaps, cracks, and joints be properly caulked and sealed to prevent moisture entry.

13: Some gaps, cracks, or holes were observed in the exterior surfaces. Caulking/filling/sealing gaps in the exterior of the home will help prevent heat loss, moisture entry/damage, and pest entry.

SURFACECOMPOSITION SHINGLE ROOFING

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

15: The roofing surface is heavily worn in some areas, in a manner that suggests the roof may have been improperly cleaned using pressure washing techniques. Pressure washing a roof can cause severe damage if done improperly and is never recommended for a roof surface. We note that, though in this case damage is not major, the life expectancy of the roof is likely diminished as a result. Further evaluation by a licensed roofer is recommended, as well as budgeting for eventual roof replacement.

16: The roof surface has been patched in one or more locations, and the patching appears non-professional and may be prone to further damage or leaking. We recommend properly patching the roof as needed by a licensed contractor.


17: At the roof edge in one or more locations the roof surface does not properly overhang the gutters, which can allow moisture to drain behind the gutter and damage roof sheathing and framing. Recommend repair as needed.

PLUMBING VENTSCOMPOSITION SHINGLE ROOFING

18: One or more rubber "boot" flashing at plumbing vents are torn, cracked, or warped and in need of replacement.

FIXTURESKITCHEN

19: The hot water supply at the kitchen faucet had very low flow, compared to other fixtures. Further evaluation and repair by a licensed plumber is recommended.

RECEPTACLESKITCHEN

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

CABINETSKITCHEN

21: The cabinets are in serviceable condition. Several of the doors need adjustment of hinges, pulls, and latches for smoother operation.

COUNTERTOPSKITCHEN

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

WINDOWSKITCHEN

23: There is condensation between the panes of glass of one or more double pane windows. This indicates a failed seal. We recommend the lens assembly be replaced, which is the only method for correcting this deficiency.

RECEPTACLESLAUNDRY AREA

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

VENTILATIONLAUNDRY AREA

25: This area lacks any permanent ventilation. We recommend a permanent means of ventilation should be provided.


TOILETBATHROOM

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

WATER BASINBATHROOM

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

BATHTUBBATHROOM

28: The surface finish of the bathtub is chipped. We recommend refinishing or replacement. There are local companies that specialize in the refinishing of bathroom surfaces with epoxy coatings. This material is not as durable as the original enamel, but might be considered in this case.

RECEPTACLESBATHROOM

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

RESISTANCE HEATERBATHROOM

30: The electrical resistance heater is not fully operational. The heating element appears to be serviceable but the fan is not operating properly. This could cause the unit to overheat. We recommend it be repaired or replaced.

SHOWER WALLSBATHROOM

31: The grout between the ceramic tiles does not appear to be sealed. We recommend sealing the grout now and on a regular basis in the future.

BATHROOM FLOORBATHROOM

32: One or more locations on the floor outside of the bathtub appeared "soft" or uneven, which may indicate hidden or past damage or deterioration. Further evaluation of the bathroom floor sheathing is recommended, which will require destructive testing from the bathroom or the removal of insulation in the crawlspace.

CABINETSBATHROOM

33: The sink base cabinet shelf is damaged from past leakage, with evidence of mold/mildew growth. We recommend that it be replaced, along with any adjacent damaged materials.

RECEPTACLESMAIN FLOOR NORTHWEST BEDROOM

34: There are one or more ungrounded three prong receptacles in this area. We recommend they be properly grounded or restored to their original two prong configuration.


35: There are a minimal number of available operating receptacles in this room. We recommend additional receptacles be installed to meet present and/or future needs and eliminate the use of extension cords.

RESISTANCE HEATERMAIN FLOOR NORTHWEST BEDROOM


FLOORMAIN FLOOR NORTHWEST BEDROOM

37: The wood flooring is heavily worn, but could probably be refinished with a very satisfactory result. We recommend refinishing before the surfaces are damaged.

SMOKE DETECTORMAIN FLOOR NORTHWEST BEDROOM

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

RECEPTACLESMAIN FLOOR NORTHEAST BEDROOM

39: There are one or more ungrounded three prong receptacles in this area. We recommend they be properly grounded or restored to their original two prong configuration.

40: There are a minimal number of available operating receptacles in this room. We recommend additional receptacles be installed to meet present and/or future needs and eliminate the use of extension cords.

RESISTANCE HEATERMAIN FLOOR NORTHEAST BEDROOM


FLOORMAIN FLOOR NORTHEAST BEDROOM

42: The wood flooring is heavily worn, but could probably be refinished with a very satisfactory result. We recommend refinishing before the surfaces are damaged.

WINDOWSMAIN FLOOR NORTHEAST BEDROOM

43: The windowsill in this area appears to have been damaged in the past and painted over. We recommend monitoring and replacing the sill if additional damage is noted, or for a better cosmetic appearance.

SMOKE DETECTORMAIN FLOOR NORTHEAST BEDROOM

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


RECEPTACLESMAIN FLOOR LIVING ROOM ADDITIONAL ROOMS

45: There are several ungrounded three prong receptacles in this area. We recommend they be properly grounded or restored to their original two prong configuration.

FLOORMAIN FLOOR LIVING ROOM ADDITIONAL ROOMS

46: The wood flooring is worn at the more heavily travelled areas, but could probably be refinished with a very satisfactory result. We recommend refinishing before the surfaces are damaged.

47: An old, unused gas pipe protrudes through the floor in this area, which could present a trip hazard. Recommend removing and resealing the hole.

WALLS & CEILINGSINTERIOR

48: The sprayed-on acoustic ceilings may contain asbestos. Actual asbestos content can only be determined by laboratory testing. Further information on asbestos can be obtained from a licensed asbestos consultant or abatement contractor.

DETECTORS: OVERALLINTERIOR

49: This building has no 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.

50: Carbon monoxide detectors were not observed in the home, as required. We recommend detectors be installed as per present standards, as soon as possible (this is often required prior to sale).

WIRINGATTIC

51: Running splices, which are improper connections outside of a junction box, were observed. We recommend connections be joined with approved connectors inside a junction box to prevent accidental contact or mechanical damage.

VENTILATIONATTIC

52: The duct from the bathroom exhaust fan does not go to the exterior. This condition allows excessive moisture to be vented into the attic. We recommend this deficiency be corrected.

53: The attic is equipped with one or more thermostatically controlled automatic fans. These activate when the temperature reaches a pre-set level. The fan(s) responded to the controls and were observed operating; however, the installation of the fan vents from the home into the attic, which may not adequately vent the attic. We recommend the attic ventilation and insulation be further evaluated by a specialist in order to determine what, if any, repairs or reconfiguration may be necessary.

ACCESSCRAWL SPACE

54: The exterior hatch is damaged and difficult to remove. Recommend repairing and reconfiguring for easier access.


FOUNDATIONCRAWL SPACE

55: There are areas of exposed aggregate which are known as 'rock pockets'. We recommend these areas be filled to protect the interior reinforcing steel from exposure and subsequent damage.

POSTSCRAWL SPACE

56: The floor supports are marginally connected and are subject to failure in the event of excessive soil movement and/or seismic activity; however, the connections have performed adequately for many years. We recommend additional connections be installed as needed.

ANCHOR BOLTSCRAWL SPACE

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

PEST CONTROLCRAWL SPACE

58: 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.

MAIN SUPPLYPLUMBING

59: The water meter at the street showed some movement of water through the piping, even when no fixtures were operating. This suggests leaking at a pipe and/or fixture. We also observed water pooling where the main supply piping entered the crawlspace. We recommend this condition be further evaluated by a licensed plumber and all necessary repairs made.

DRAIN LINESPLUMBING

60: The drain piping has been repaired in a substandard manner in the crawlspace. We recommend it be repaired or replaced.

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

GAS PIPINGPLUMBING

62: Abandoned gas piping was observed, but no gas supply was present. Removal of unused piping is recommended.

GENERAL COMMENTPLUMBING

63: We observed issues with the plumbing system as noted above. We recommend a licensed plumber be retained to evaluate the entire plumbing system and determine an appropriate course of action.


64: Some or all of the home's water piping consists of older galvanized steel. There are no signs of unusual corrosion or other reportable conditions of the galvanized supply piping and, in our opinion, the piping is serviceable at present. 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.

T/P RELEASE VALVEWATER HEATER

65: The discharge pipe from the pressure relief valve is draining uphill. This can cause corrosion and malfunction of the valve, which would be a safety hazard. We recommend the piping be reconfigured so that it drains continually downhill.

66: The temperature and pressure relief valve piping had an uncapped opening in the utility room. Recommend ensuring any openings are properly capped.

SEISMIC RESTRAINTWATER HEATER

67: 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.

SERVICE GROUNDINGELECTRICAL SYSTEM

68: The electrical system may not be properly grounded. This is a potential safety hazard. We recommend grounding be verified by a licensed electrician, and the system be properly grounded in accordance with present standards.

RECEPTACLES: OVERALLELECTRICAL SYSTEM

69: There are ungrounded three prong receptacles in several areas. We recommend all ungrounded 3 pronged receptacles be properly grounded or restored to their original two prong configuration.

70: There is a minimal number of receptacles in this building. Although there is no requirement for upgrading, if increased demand is anticipated, installation of additional circuits and receptacles is recommended.

GFI PROTECTIONELECTRICAL SYSTEM

71: No GFCI protection is installed. We recommend upgrading by installing ground fault receptacles in all locations required by present standards. These include receptacles near sink basins, in bathrooms, garages, crawl spaces, and the exterior.

GENERAL COMMENTELECTRICAL SYSTEM

72: We recommend upgrading the electrical system to comply with newer standards including GFCI, AFCI, surge protection, and other modern safety upgrades. Consult a licensed electrical contractor.


ATTIC INSULATIONINSULATION/ENERGY

73: Insulation installed between the roof rafters is not a standard configuration and is conducive to excessive heat buildup in the attic. The rafter insulation should be removed and only installed directly above the interior to be insulated.

COMMENTSCONCLUSION

74: 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.

Testing for the presence of lead and/or asbestos if 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 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 tha 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-destroying organisms (WDO's). Having this is typical and fairly common. If the home inspection reveals sings of damage, a pest control company should inspect for further activity and possibly hidden damage.


Thursday, October 3, 2019Faira.com

3598 E Howe StTacoma, Washington 98404

Dear Faira.com,

We have enclosed the report for the property inspection we conducted for you on Thursday, October 3, 2019 at:

3598 E Howe StTacoma, Washington 98404

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. Failure to correct may lead to potentially expensive or dangerous conditions.

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

= Upgrade recommended, but not required

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

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

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

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

Sincerely,

Inspector, Isaac McPheeStrong Foundations Home Inspection

Copyright© 2010-2019, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 19-10001

Table of Contents

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

Introduction..................................................................................................................................................13

Introductory Notes.......................................................................................................................................13

Exterior/Site/Ground....................................................................................................................................14

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

Kitchen.........................................................................................................................................................27

Laundry Area...............................................................................................................................................32

Bathroom.....................................................................................................................................................33

Bedroom......................................................................................................................................................39

Additional Rooms........................................................................................................................................44

Interior.........................................................................................................................................................47

Attic..............................................................................................................................................................48

Crawl Space................................................................................................................................................51

Plumbing......................................................................................................................................................54

Water Heater...............................................................................................................................................57

Electrical System.........................................................................................................................................60

Insulation/Energy.........................................................................................................................................64

Locations of Emergency Controls................................................................................................................65

Environmental Concerns.............................................................................................................................67

Conclusion...................................................................................................................................................67

Addenda......................................................................................................................................................69


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 75+ years old.


Over the course of this inspection the temperature was estimated to be between 60 and 70 degrees.

The weather was cloudy at the time of our inspection.

It had been raining prior to 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.

Sections of this building may have been added to or remodeled since original cosntruction. 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: Uneven lot


Walkways: Concrete

Primary exterior wall covering: Fiber-cement siding

Primary exterior window material: Vinyl/plastic or vinyl clad


FOUNDATION

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

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

OUTDOOR RECEPTACLES

There are no electrical receptacles on the outside of the house. As an upgrade, we recommend that at least one receptacle be installed.


OUTDOOR LIGHTS

One or more light fixtures did not appear to be working. The bulbs may have burned out or no bulb may be installed. We recommend that the bulbs be tested and replaced, if necessary, and the proper operation of the fixture be verified.

A light fixture at the rear of the home is improperly wired and/or secured. Recommend repair.

HARDBOARD SIDINGThe masonry/fiber-cement siding appears properly installed and in good condition at the time of the inspection.


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

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

DOWNSPOUTS

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


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.

The public sidewalks appear to be properly installed and are in serviceable condition.

WALKWAYSThere 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.


PORCH/PATIO COVERINGThe porch cover is cantilevered out from the home. We were unable to confirm proper cantilever support framing and note that this is an unusual construction method for a house of this age. Further information on the framing of this structure can only be determined by destructive testing.

FENCING

The fencing is generally serviceable but shows signs of routine wear and is in need of minor maintenance.


GATES

The gate at the side of the home is difficult to operate. We recommend repair or replacement.

VEGETATION

One or more trees and/or shrubs are located near or in contact with the sides or foundation of the home. This condition can lead to moisture and/or pest damage and can prevent inspection of these areas. We recommend all plant life be trimmed or removed to maintain space at the exterior of the home of at least 6 inches.


TRIM

The trim at several locations at the exterior of the home is deteriorated. We recommend all deteriorated trim be repaired or replaced. Please note that, due to recently painted surfaces, the full extent of damaged trim could not be ascertained without destructive testing. Additionally, we note that damaged trim can indicate additional damaged materials that will only be visible when damaged materials are removed. The full extent of damage should be ascertained and repaired.

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


EAVES/SOFFITS

The design of this structure is such that there is no overhang. This is not considered a deficiency, but special maintenance issues can develop because of this configuration. In particular, the regular cleaning, checking, and patching of the gutters is critical. Leaking or overflowing gutters can allow water directly into the walls of the house, leading to rapid deterioration of framing and interior finishes.

PAINT/STAIN

Caulking maintenance was needed at several locations at the exterior. We recommend ensuring all open gaps, cracks, and joints be properly caulked and sealed to prevent moisture entry.

Some gaps, cracks, or holes were observed in the exterior surfaces. Caulking/filling/sealing gaps in the exterior of the home will help prevent heat loss, moisture entry/damage, and pest entry.

MISCELLANEOUSThere is a satellite dish on the property. The operation of the dish was not tested and is beyond the scope of this inspection.

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.

There are areas where exterior features are in need of attention. These conditions suggest lapses in maintenance. We make no attempt to list all cosmetic flaws but, do suggest attention to items relating to function and safety.

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

Roof slope: MediumMaterial: Asphalt composition shingleLayers: Unknown, would require destructive testingAge: Unknown, but olderConnections 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.


SURFACE

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

The roofing surface is heavily worn in some areas, in a manner that suggests the roof may have been improperly cleaned using pressure washing techniques. Pressure washing a roof can cause severe damage if done improperly and is never recommended for a roof surface. We note that, though in this case damage is not major, the life expectancy of the roof is likely diminished as a result. Further evaluation by a licensed roofer is recommended, as well as budgeting for eventual roof replacement.


The roof surface has been patched in one or more locations, and the patching appears non-professional and may be prone to further damage or leaking. We recommend properly patching the roof as needed by a licensed contractor.

At the roof edge in one or more locations the roof surface does not properly overhang the gutters, which can allow moisture to drain behind the gutter and damage roof sheathing and framing. Recommend repair as needed.


PLUMBING VENTS

One or more rubber "boot" flashing at plumbing vents are torn, cracked, or warped and in need of replacement.

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.

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

Kitchen

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

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


FIXTURES

The hot water supply at the kitchen faucet had very low flow, compared to other fixtures. Further evaluation and repair by a licensed plumber is recommended.

DRAIN TRAPSThe drain trap and associated piping are PVC 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.

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

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

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

CABINETS

The cabinets are in serviceable condition. Several of the doors need adjustment of hinges, pulls, and latches for smoother operation.


COUNTERTOPS

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

WINDOWS

There is condensation between the panes of glass of one or more double pane windows. This indicates a failed seal. We recommend the lens assembly be replaced, which is the only method for correcting this deficiency.


VENTILATIONKitchen ventilation is provided by a range hood over the burners, venting to the exterior. The fan appears to be properly installed and in serviceable condition.

STOVEThe stove was turned on with the normal operating controls and found to be in satisfactory working condition.

OVENThe oven was turned on with the normal operating controls and found to be in satisfactory working condition.

DISPOSALThis kitchen is not equipped with a garbage disposal.

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

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


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

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

VENTILATION

This area lacks any permanent ventilation. We recommend a permanent means of ventilation should be provided.

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. The appliances themselves were not tested.



Bathroom

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

BASIC INFORMATIONToilet: Ceramic unit with a porcelain finish


Wash basin: Corian or cultured marble

Shower walls: Mortar set ceramic tile

DRAIN TRAPThe drain trap and associated piping are PVC plastic.


TOILET

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

WATER BASIN

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


BATHTUB

The surface finish of the bathtub is chipped. We recommend refinishing or replacement. There are local companies that specialize in the refinishing of bathroom surfaces with epoxy coatings. This material is not as durable as the original enamel, but might be considered in this case.

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

RECEPTACLES

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

LIGHTSThe overhead lights were operating at the time of the inspection.


RESISTANCE HEATER

The electrical resistance heater is not fully operational. The heating element appears to be serviceable but the fan is not operating properly. This could cause the unit to overheat. We recommend it be repaired or replaced.

SHOWER WALLS

The grout between the ceramic tiles does not appear to be sealed. We recommend sealing the grout now and on a regular basis in the future.

BATHROOM FLOOR

One or more locations on the floor outside of the bathtub appeared "soft" or uneven, which may indicate hidden or past damage or deterioration. Further evaluation of the bathroom floor sheathing is recommended, which will require destructive testing from the bathroom or the removal of insulation in the crawlspace.


CABINETS

The sink base cabinet shelf is damaged from past leakage, with evidence of mold/mildew growth. We recommend that it be replaced, along with any adjacent damaged materials.

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




Bedroom

Main Floor Northwest Bedroom

RECEPTACLES

There are one or more ungrounded three prong receptacles in this area. We recommend they be properly grounded or restored to their original two prong configuration.

There are a minimal number of available operating receptacles in this room. We recommend additional receptacles be installed to meet present and/or future needs and eliminate the use of extension cords.

LIGHTS / FANThe ceiling lights and/or fan in this area were tested and operating properly at the time of the inspection.


RESISTANCE HEATER


FLOOR

The wood flooring is heavily worn, but could probably be refinished with a very satisfactory result. We recommend refinishing before the surfaces are damaged.

SMOKE DETECTOR

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





Main Floor Northeast Bedroom

RECEPTACLES

There are one or more ungrounded three prong receptacles in this area. We recommend they be properly grounded or restored to their original two prong configuration.

There are a minimal number of available operating receptacles in this room. We recommend additional receptacles be installed to meet present and/or future needs and eliminate the use of extension cords.

LIGHTS / FANThe ceiling lights and/or fan in this area were tested and operating properly at the time of the inspection.

RESISTANCE HEATER



FLOOR

The wood flooring is heavily worn, but could probably be refinished with a very satisfactory result. We recommend refinishing before the surfaces are damaged.

WINDOWS

The windowsill in this area appears to have been damaged in the past and painted over. We recommend monitoring and replacing the sill if additional damage is noted, or for a better cosmetic appearance.

SMOKE DETECTOR

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




Additional Rooms

Main Floor Living Room Additional Rooms

RECEPTACLES

There are several ungrounded three prong receptacles in this area. We recommend they be properly grounded or restored to their original two prong configuration.

LIGHTSThe overhead lights and/or ceiling fan in this area were tested and appeared to be operating properly at the time of the inspection.


RESISTANCE HEATERThe electrical resistance heater(s) appear to be properly installed and in serviceable condition and responded to the user controls.

FLOOR

The wood flooring is worn at the more heavily travelled areas, but could probably be refinished with a very satisfactory result. We recommend refinishing before the surfaces are damaged.


An old, unused gas pipe protrudes through the floor in this area, which could present a trip hazard. Recommend removing and resealing the hole.




Interior

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

BASIC INFORMATIONNumber of bedrooms: TwoNumber of bathrooms: OneWindow material: VinylWindow type: Combination of Vertical and Horizontal sliding windowsWindow glazing: Double paneFinished ceiling material: Drywall and/or PlasterFinished floor material: WoodFinished ceiling material: Drywall and/or Plaster

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

The sprayed-on acoustic ceilings may contain asbestos. Actual asbestos content can only be determined by laboratory testing. Further information on asbestos can be obtained from a licensed asbestos consultant or abatement contractor.

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

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

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


DETECTORS: OVERALL

This building has no 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 observed in the home, as required. We recommend detectors be installed as per present standards, as soon as possible (this is often required prior to sale).

GENERAL COMMENTThere is wear and tear throughout the home, typical of the age of construction. We make no attempt to list all cosmetic flaws and suggest that most of these deficiencies will be addressed by normal maintenance and upgrading.

We do not review/inspect window treatments, solar tubes, furniture, and/or any personal property.

Attic

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

ACCESS/ENTRYThe attic access is located in the living room.

Non-original pull down stairs are present. Although, they appear to be in working condition, we suggest review of plans, permits, or other documentation.

RAFTERSThe roof surface was inaccessible due to insulation and we were unable to inspect the rafters.


SHEATHINGThe roof sheathing is OSB nailed over a previously installed layer of skip sheathing where seen (view was very limited).

WIRING

Running splices, which are improper connections outside of a junction box, were observed. We recommend connections be joined with approved connectors inside a junction box to prevent accidental contact or mechanical damage.

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 duct from the bathroom exhaust fan does not go to the exterior. This condition allows excessive moisture to be vented into the attic. We recommend this deficiency be corrected.

The attic is equipped with one or more thermostatically controlled automatic fans. These activate when the temperature reaches a pre-set level. The fan(s) responded to the controls and were observed operating; however, the installation of the fan vents from the home into the attic, which may not adequately vent the attic. We recommend the attic ventilation and insulation be further evaluated by a specialist in order to determine what, if any, repairs or reconfiguration may be necessary.


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 concrete

Wall system: Wood stud wallsFloor system: Wood joists support by beams


ACCESSThe crawl space is accessible from an exterior hatch.

The exterior hatch is damaged and difficult to remove. Recommend repairing and reconfiguring for easier access.

FOUNDATION

There are areas of exposed aggregate which are known as 'rock pockets'. We recommend these areas be filled to protect the interior reinforcing steel from exposure and subsequent damage.


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

The support posts have performed adequately over time and would be expected to continue to do so.

The floor supports are marginally connected and are subject to failure in the event of excessive soil movement and/or seismic activity; however, the connections have performed adequately for many years. We recommend additional connections be installed as needed.

ANCHOR BOLTS

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

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

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


PEST CONTROL

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.

GENERAL COMMENTAll of the structural elements appear to be performing as would be expected for a dwelling of this age and type. However, we direct your attention to items noted above and elsewhere in this report.

Plumbing

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

BASIC INFORMATIONDomestic water source: Public supply


Main water line: Galvanized steel

Supply piping: Galvanized steelWaste disposal: MunicipalWaste piping: Cast iron and galvanized steel

Water pressure: Mid-range of normal water pressure


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

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 SUPPLY

The water meter at the street showed some movement of water through the piping, even when no fixtures were operating. This suggests leaking at a pipe and/or fixture. We also observed water pooling where the main supply piping entered the crawlspace. We recommend this condition be further evaluated by a licensed plumber and all necessary repairs made.

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

DRAIN LINES

The drain piping has been repaired in a substandard manner in the crawlspace. We recommend it be repaired or replaced.

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


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

GAS PIPING

Abandoned gas piping was observed, but no gas supply was present. Removal of unused piping is recommended.

GENERAL COMMENT

We observed issues with the plumbing system as noted above. We recommend a licensed plumber be retained to evaluate the entire plumbing system and determine an appropriate course of action.

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.

Some or all of the home's water piping consists of older galvanized steel. There are no signs of unusual corrosion or other reportable conditions of the galvanized supply piping and, in our opinion, the piping is serviceable at present. Due to mineral deposit buildup and gradual reduction of flow, replacement of all remaining galvanized steel supply lines may eventually become necessary as a part of ongoing property maintenance and upgrading.

Water Heater

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


BASIC INFORMATIONLocation: In the utility room

Energy source: ElectricityCapacity: 40 gallonsAge: Estimated to be 10 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 discharge pipe from the pressure relief valve is draining uphill. This can cause corrosion and malfunction of the valve, which would be a safety hazard. We recommend the piping be reconfigured so that it drains continually downhill.


The temperature and pressure relief valve piping had an uncapped opening in the utility room. Recommend ensuring any openings are properly capped.

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 COMMENTThe water heater was operating. However, we recommend your attention be directed to the items noted above.


Electrical System

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

BASIC INFORMATIONService entry into building: Overhead service dropVoltage supplied by utility: 120/240 voltsCapacity (available amperage): 125 amperesSystem grounding source: Unable to locateBranch circuit protection: Circuit breakersWiring material: Copper wiring where seenWiring method: Non-metallic sheathed cable or 'romex'


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

MAIN SERVICEThe main electrical service panel is located in the utility room.

MAIN DISCONNECTThe main disconnect(s) is/are 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 125 amps.

CB MAIN PANELThe main service panel is in good condition with circuitry installed and fused correctly.


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

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

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

SERVICE GROUNDING

The electrical system may not be properly grounded. This is a potential safety hazard. We recommend grounding be verified by a licensed electrician, and the system be properly grounded in accordance with present standards.

CONDUCTOR MATERIALThe accessible branch circuit wiring in this building is copper.

RECEPTACLES: OVERALL

There are ungrounded three prong receptacles in several areas. We recommend all ungrounded 3 pronged receptacles be properly grounded or restored to their original two prong configuration.

There is a minimal number of receptacles in this building. Although there is no requirement for upgrading, if increased demand is anticipated, installation of additional circuits and receptacles is recommended.

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

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

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

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

No GFCI protection is installed. We recommend upgrading by installing ground fault receptacles in all locations required by present standards. These include receptacles near sink basins, in bathrooms, garages, crawl spaces, and the exterior.

GENERAL COMMENTReview of all low voltage wiring, including telephone, TV antenna, alarm, intercom, and stereo wiring is not within the scope of our inspection. Consult the appropriate service technician for full evaluation of their operating conditions.


We recommend upgrading the electrical system to comply with newer standards including GFCI, AFCI, surge protection, and other modern safety upgrades. Consult a licensed electrical contractor.

For attention to the items noted, and for further evaluation of the electrical system in this structure, we recommend that you retain a licensed electrical contractor.

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 fiberglass batt insulation.

Insulation installed between the roof rafters is not a standard configuration and is conducive to excessive heat buildup in the attic. The rafter insulation should be removed and only installed directly above the interior to be insulated.


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

FLOOR INSULATIONThe floor insulation appears to be properly installed and in good condition.

GENERAL COMMENTWe recommend you retain a qualified energy conservation professional to evaluate this structure and identify the most effective manner to increase energy efficiency.

Locations of Emergency Controls

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

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


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

MAIN SERVICEELECTRICAL SYSTEMThe main electrical service panel is located in the utility room.


MAIN DISCONNECTELECTRICAL SYSTEMThe main disconnect(s) is/are 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.

Most of the items that are in need of immediate attention and/or possible major cost items that would require repair in the near future are listed in the Report Summary. Please be sure to refer to this document for further useful information.

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.

Testing for the presence of lead and/or asbestos if 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 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 tha 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-destroying organisms (WDO's). Having this is typical and fairly common. If the home inspection reveals sings of damage, a pest control company should inspect for further activity and possibly hidden damage.

©2019 Strong Foundations Home Inspection

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


trade. The inspector may make recommendations for further evaluation by an individual(s) who is an expert or specialist IN ONE OR MORE SPECIFIC BUILDING COMPONENTS OR SYSTEMS. 5. The inspection is not technically exhaustive. The cost obtaining information or the time required to conduct a technically exhaustive inspection and prepare the inspection report could outweigh the usefulness of the information and could be detrimental to the orderly and timely completion of Client’s transaction. 6. No inspection can wholly eliminate the uncertainty regarding the presence of physical deficiencies and the performance of the building’s systems. Preparation of an inspection report in accordance with this contract is intended to reduce, but not eliminate, the uncertainty regarding the potential for component or system failure and to reduce the potential that such component or system may not be initially observed. Client recognizes the inherent subjective nature of the inspector’s opinions as to issues such as workmanship, quality of original installation, and estimating the remaining useful life of any given component or system. The inspector’s opinions generally are formed without detailed knowledge from those specifically familiar with the component or system’s performance. 7. The inspection report will contain a representative indication of the property condition at the time of the inspection and is dependent on the information available to the inspector at that time. 8. It is the Client’s duty and obligation to exercise reasonable care to protect himself or herself regarding the condition of the building, including those facts that are known to or within the diligent attention and observation of the Client. SCOPE AND LIMITATIONS OF THIS INSPECTION This inspection is limited to a visual observation of the exposed and readily accessible areas of the home. The concealed and inaccessible areas are not included. The following locations are considered inaccessible due to limited height and excluded from this inspection unless otherwise stated:

• Crawl space areas less than 18 inches in height

• Attic spaces less than 5 feet in height

• Spaces under outdoor decks less than 5 feet high Observation includes operation of the systems or components by means of the normal user controls. Dismantling of equipment, and destructive testing is not included. Some specific items are also excluded, and these are listed in the following section. If you feel there is a need for evaluation of any of these items, then you will need to arrange for specific inspections.


Items not Included 1. Recreational, leisure, playground or decorative equipment or appliances including but not limited to pools, hot tubs, saunas, steam baths, landscape lighting, fountains, shrubs, trees, and tennis courts; 2. Cosmetic conditions (wallpapering, painting, carpeting, scratches, scrapes, dents, cracks, stains, soiled or faded surfaces on the structure or equipment, soiled, faded, torn, or dirty floor, wall or window coverings etc.); 3. Noise pollution or air quality in the area; 4. Earthquake hazard, liquefaction, flood plain, soil, slide potential or any other geological conditions or evaluations; 5. Engineering level evaluations on any topic; 6. Existence or non-existence of solder or lead in water pipes, asbestos, hazardous waste, radon, urea formaldehyde urethane, lead paint or any other environmental, flammable or toxic contaminants or the existence of water or airborne diseases or illnesses and all other similar or potentially harmful substances (although the inspector may note the possible existence of asbestos in ceiling texture and furnace duct tape); 7. Zoning or municipal code (e.g. building, fire, housing (existing buildings), mechanical, electrical, plumbing, etc. code) restrictions or other legal requirements of any kind; 8. Any repairs which relate to some standard of interior decorating; 9. Cracked heat exchangers or similar devices in furnaces; 10. Any evaluation which requires the calculation of the capacity of any system or item that is expected to be part of the inspection. Examples include but are not limited to the calculation of appropriate wattage or wiring of kitchen appliances, appropriate sizing of flues or chimneys, appropriate ventilation to combustion-based items (e.g. furnaces, water heaters, fireplaces etc.), appropriate sizing, spacing and spanning of joists, beams, columns, girders, trusses, rafters, studs etc., appropriate sizing of plumbing and fuel lines, etc.; 11. Washers and dryers; 12. Circuit breaker operation; 13. Specialty evaluations such as private sewage, wells, solar heating systems, alarms, intercom systems, central vacuum systems, wood and coal stoves, pre-fab and zero clearance fireplaces, space heaters, sprinkler systems, gas logs, gas lights, elevators and common areas unless these have been specifically added to the inspection description above but only to the degree that the inspector is capable of evaluating these items;


14. Items that are not visible and exposed including but not limited to concealed wiring, plumbing, water leaks, under bathtubs and shower stalls due to faulty pans or otherwise, vent lines, duct work, exterior foundation walls (below grade or covered by shrubs or wall/paneling, stored goods etc.) and footings, underground utilities, and systems and chimney flues; 15. Evaluations involving destructive testing; 16. Evaluation which requires moving personal goods, debris, furniture, equipment, floor covering, insulation or like materials; 17. Design problems and adequacy or operational capacity, quality or suitability; 18. Fireplace drafting; 19. To prevent damages to units, air conditioning when outside temperature below 60 degrees F or if the unit has not been warmed up or on for at least 24 hours prior to inspection; 20. Any evaluation which would involve scraping paint or other wall coverings; 21. Heating system accessories (e.g. humidifiers, electronic air cleaners etc.); 22. Legal description of property such as boundaries, egress/ingress, etc.; 23. Quality of materials; 24. Conformance with plan specifications or manufacturers specifications; 25. Flood conditions or plains; 26. Any other characteristics or items which are generally not included in a building inspection report on a regular basis. Services for inspecting or evaluating the excluded items listed above may be available from the Inspector for an additional fee or from specialists qualified to inspect or evaluate a particular category or item. Disclaimer In some cases we may recommend your consulting a specialist such as a structural engineer or licensed electrician. Hiring a specialist can be a prudent means of providing some protection of your financial investment in this property. WE DO NOT MAKE ANY TYPE OF WARRANTY OR GUARANTEE AS TO THE CONDITION OF THE PROPERTY. SOME THINGS MAY REMAIN HIDDEN OR


BECOME DEFECTIVE AFTER THE INSPECTION. IT IS NOT POSSIBLE TO DETECT EVERY DEFECT WITHIN A BUILDING DURING THE COURSE OF A GENERAL INSPECTION. THIS REPORT SHOULD BE USED IN CONJUNCTION WITH, AND NOT A REPLACEMENT FOR , A PRE-CLOSING WALK-THROUGH BY THE CLIENT. THIS INSPECTION IS NOT AN INSURANCE POLICY AGAINST HIDDEN DEFECTS, OR CONDITIONS THAT ARE NOT VISIBLE AND READILY APPARENT AT THE TIME OF INSPECTION. THE COST OF THIS INSPECTION DOES NOT ENTITLE YOU TO ANY TYPE OF PROTECTION FROM HIDDEN FLAWS AND DEFECTS. THIS INSPECTION DOES NOT TRANSFER YOUR ULTIMATE RESPONSIBILITY TO ALL POINT HOME INSPECTIONS. ENVIRONMENTAL CONCERNS: Client acknowledges that what is being contracted for is a building inspection and not an environmental evaluation and the inspection is not intended to detect, identify or disclose any health or environmental concerns regarding this building or property, including, but not limited to, the presence of asbestos, radon, lead, urea formaldehyde, fungi, mold, mildew, PCB’s or other toxic materials or substances in the water, air, soil or building materials. CONFIDENTIAL REPORT: The inspection report to be prepared for the Client is solely and exclusively for the Client’s own information and may not be relied upon by any other person. Client agrees to maintain the confidentiality of the inspection report and agrees not to disclose any part of it to any other person. Client my distribute copies of the inspection report to other persons directly involved in this transaction, but the Client and Inspector do not in any way intend to benefit said other persons directly or indirectly through this Contract, the inspection or the inspection report. CLIENT AGREES TO INDEMNIFY, DEFEND AND HOLD THE INSPECTOR HARMLESS FROM ANY THRID PARTY CLAIMS ARISING OUT OF THE CLIENT’S UNAUTHORIZED DISTRIBUTION OF THE INSPECTION REPORT. LIQUIDATED DAMAGES: IT IS UNDERSTOOD AND AGREES BY AND BETWEEN THE PARTIES HERETO THAT THE INSPECTOR/INSPECTION COMPANY IS NOT AN INSURER, THAT THE PAYMENT FOR THE SUBJECT INSPECTION IS BASED SOLELY ON THE VALUE OF THE SERVICES PROVIDED BY THE INSPECTOR/INSPECTION COMPANY IN THE PREFORMANCE OF THE INSPECTION AND PRODUCTION OF THE INSPECTION REPORT AS DESCRIBED HEREIN, THATIT IS IMPRACTICABLE AND EXTREMELY DIFFICULT TO FIX THE ACTUAL DAMAGES, OF ANY, WHICH MAY RESULT FROM A FAILURE TO PERFORM SUCH SERVICES, AND IN CASE OF FAILURE TO PERFORM SUCH SERVICES AND A RESULTING LOSS, THE CLIENT’S DAMAGES HEREIN SHALL BE LIQUIDATER AND FIXED IN AN AMOUNT EQUAL TO THE INSPECTION FEE PAID MULTIPLIED BY ONE HUNDRED TWENT-FIVE PERCENT (125%) AS


LIQUIDATED DAMAGES AND NOT AS A PENALTY, AND THIS REMEDY SHALL BE EXCLUSIVE. GENERAL PROVISIONS: A. This inspection contract, the inspection, and the inspection report do not constitute a warranty, guarantee, or insurance policy of any kind whatsoever. B. No legal action or proceeding of any kind, including in tort or contract can be commenced against Inspector/Inspection Company, or its officers, agents or employees more than one year after the date of the subject inspection. Time is expressly of the essence herein. THIS TIME PERIOD IS SHORTER THAN OTHERWISE PROVIDED BY LAW. C. In the event the Client discovers a material physical deficiency in a component, system or equipment of the building that was not identified and reported by the Inspector, Client shall so notify the Inspector in writing and allow Inspector and/or Inspector’s designated representative to re-inspect and document the condition(s) of the material physical deficiency prior to making any repair, alteration, or replacement to said physical deficiency. D. Should any provision of this contract be held by a court of competent jurisdiction to be either invalid or unenforceable, the remaining provisions of this contract shall remain in full force and effect, unimpaired by the court’s holding. E. This contract shall be binding upon and inure to the benefit of only the undersigned parties and their heirs, successors and assigns. F. This contract constitutes the entire integrated agreement between the parties hereto pertaining to the subject matter hereof, and may be modified only by a written agreement signed by all of the parties hereto. No oral agreements, understanding, or representations shall change, modify, or amend any part of this contract. G. Each party signing this contract warrants and represents that he/she has the full capacity and authority to execute this contract on behalf of the named party whether it is a corporation, partnership, or other entity. If this contract is executed on behalf of the Client by a third party, the person executing this contract expressly represents to the Inspector that he/she has the full and complete authority to execute this contract on the Client’s behalf and to fully and completely bind the Client to all of the terms, conditions, limitations, exceptions and exclusions of this contract. This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. FOLLOW-UP INSPECTION POLICY Generally we discourage follow-up inspections for these reasons


1. Quality of repairs

If repairs are made to a property based on the results of an inspection, the work should be performed by qualified contractors, not the seller. By qualified, we mean licensed, bonded, state-certified where applicable and with a reasonable amount of experience. Contractors providing repairs should provide legible documentation in the form of work orders and/or receipts. If repairs are made in this way, then there's generally no need for a follow-up inspection. Additionally, it may be better to negotiate a lower price on your home and have repairs made by contractors you choose rather than the seller making repairs as cheaply as possible. ________________________________________ As a part of our service, we sometimes provide approximate, cost of repair estimates for particular items. These estimates should be considered as background information only. It is beyond the scope of this inspection and report to supply you with accurate repair costs. Such estimates should be supplied by contractors who specialize in this type of work. Our estimates should be used only as guidelines. If you intend to negotiate the price of this property based on defects found during this inspection, we strongly suggest you obtain one or more written bids from a licensed contractor(s). It is a conflict of interest for Strong Foundations Home Inspection to recommend any specific contractor.


Life Expectancy Charts for Homes PLEASE NOTE: These life expectancies have been determined through research and testing based on regular recommended maintenance and conditions of normal wear and tear, and not extreme weather or other conditions, neglect, over-use or abuse. Therefore, they should be used as guidelines only, and not relied upon as guarantees or warranties.

Surface preparation and paint quality are the most important determinants of a paint's life expectancy. Ultraviolet (UV) rays via sunshine can shorten life expectancy. Additionally, conditions of high humidity indoors or outdoors can affect the lifespan of these components, which is why they should be inspected and maintained seasonally.

ADHESIVES, CAULK &

PAINTS

YEARS

Caulking (interior & exterior) 5 to 10

Construction Glue 20+

Paint (exterior) 7 to 10

Paint (interior) 10 to 15

Roofing Adhesives/Cements 15+

Sealants 8

Stains 3 to 8

Appliance life expectancy depends to a great extent on the use it receives. Furthermore, consumers often replace appliances long before they become worn out due to changes in styling, technology and consumer preferences.

APPLIANCES YEARS

Air Conditioner (window) 5 to 7

Compactor (trash) 6

Dehumidifier 8

Dishwasher 9

Disposal (food waste) 12

Dryer Vent (plastic) 5

Dryer Vent (steel) 20

Dryer (clothes) 13

Exhaust Fans 10

Freezer 10 to 20

Gas Oven 10 to 18

Hand Dryer 10 to 12

Humidifier (portable) 8

Microwave Oven 9

Range/Oven Hood 14

Electric Range 13 to 15

Gas Range 15 to 17

Refrigerator 9 to 13


Swamp Cooler 5 to 15

Washing Machine 5 to 15

Whole-House Vacuum System 20

Modern kitchens today are larger and more elaborate. Together with the family room, they now form the “great room.”

CABINETRY & STORAGE YEARS

Bathroom Cabinets 50+

Closet Shelves 100+

Entertainment Center/Home Office 10

Garage/Laundry Cabinets 70+

Kitchen Cabinets 50

Medicine Cabinet 25+

Modular (stock manufacturing-type) 50

Walls and ceilings last the full lifespan of the home.

CEILINGS & WALLS YEARS

Acoustical Tile Ceiling 40+ (older than 25 years may

contain asbestos)

Ceramic Tile 70+

Concrete 75+

Gypsum 75

Wood Paneling 20 to 50

Suspended Ceiling 25+

Natural stone countertops, which are less expensive than they were just a few years ago, are becoming more popular, and one can expect them to last a lifetime. Cultured marble countertops have a shorter life expectancy, however.

COUNTERTOPS YEARS

Concrete 50

Cultured Marble 20

Natural Stone 100+

Laminate 20 to 30

Resin 10+

Tile 100+

Wood 100+


Decks are exposed to a wide range of conditions in different climates, from wind and hail in some areas, to relatively consistent, dry weather in others. See FASTENERS & STEEL section for fasteners.

DECKS YEARS

Deck Planks 15

Composite 8 to 25

Structural Wood 10 to 30

Exterior fiberglass, steel and wood doors will last as long as the house, while vinyl and screen doors have a shorter life expectancy. The gaskets/weatherstripping of exterior doors may have to be replaced every 5 to 8 years.

DOORS YEARS

Closet (interior) 100+

Fiberglass (exterior) 100+

Fire-Rated Steel (exterior) 100+

French (interior) 30 to 50

Screen (exterior) 30

Sliding Glass/Patio (exterior) 20 (for roller wheel/track

repair/replacement)

Vinyl (exterior) 20

Wood (exterior) 100+

Wood (hollow-core interior) 20 to 30

Wood (solid-core interior) 30 to 100+

Copper-plated wiring, copper-clad aluminum, and bare copper wiring are expected to last a lifetime, whereas electrical accessories and lighting controls, such as dimmer switches, may need to be replaced after 10 years. GFCIs could last 30 years, but much less if tripped regularly. Remember that faulty, damaged or overloaded electrical circuits or equipment are the leading cause of house fires, so they should be inspected regularly and repaired or updated as needed.

ELECTRICAL YEARS

Accessories 10+

Arc-Fault Circuit Interrupters

(AFCIs)

30

Bare Copper 100+

Bulbs (compact fluorescent) 8,000 to 10,000+ hours

Bulbs (halogen) 4,000 to 8,000+ hours

Bulbs (incandescent) 1,000 to 2,000+ hours

Bulbs (LED) 30,000 to 50,000+ hours

Copper-Clad Aluminum 100+

Copper-Plated 100+


Fixtures 40

Ground-Fault Circuit Interrupters

(GFCIs)

up to 30

Lighting Controls 30+

Residential Propane Backup

Generators

12

Service Panel 60

Solar Panels 20 to 30

Solar System Batteries 3 to 12

Wind Turbine Generators 20

Floor and roof trusses and laminated strand lumber are durable household components, and engineered trim may last 30 years.

ENGINEERED LUMBER YEARS

Engineered Joists 80+

Laminated Strand Lumber 100+

Laminated Veneer Lumber 80+

Trusses 100+

Fastener manufacturers do not give lifespans for their products because they vary too much based on where the fasteners are installed in a home, the materials in which they're installed, and the local climate and environment. However, inspectors can use the guidelines below to make educated judgments about the materials they inspect.

FASTENERS, CONNECTORS &

STEEL

YEARS

Adjustable Steel Columns 50+

Fasteners (bright) 25 to 60

Fasteners (copper) 65 to 80+

Fasteners (galvanized) 10+

Fasteners (electro-galvanized) 15 to 45

Fasteners (hot-dipped galvanized) 35 to 60

Fasteners (stainless) 65 to 100+

Steel Beams 200+

Steel Columns 100+

Steel Plates 100+

Flooring life is dependent on maintenance and the amount of foot traffic the floor endures.

FLOORING YEARS

All Wood Floors 100+

Bamboo 100+

Brick Pavers 100+


Carpet 8 to 10

Concrete 50+

Engineered Wood 50+

Exotic Wood 100+

Granite 100+

Laminate 15 to 25

Linoleum 25

Marble 100+

Other Domestic Wood 100+

Slate 100

Terrazzo 75+

Tile 75 to 100

Vinyl 25

Concrete and poured-block footings and foundations will last a lifetime, assuming they were properly built. Waterproofing with bituminous coating lasts 10 years, but if it cracks, it is immediately damaged.

FOUNDATIONS YEARS

Baseboard Waterproofing System 50

Bituminous-Coating Waterproofing 10

Concrete Block 100+

Insulated Concrete Forms (ICFs) 100

Permanent Wood Foundation (PWF;

treated)

75

Post and Pier 20 to 65

Post and Tensioned Slab on Grade 100+

Poured-Concrete Footings and

Foundation

100+

Slab on Grade (concrete) 100

Wood Foundation 5 to 40

Framing and structural systems have extended longevities; poured-concrete systems, timber frame houses and structural insulated panels will all last a lifetime.

FRAMING YEARS

Log 80 to 200

Poured-Concrete Systems 100+

Steel 100+

Structural Insulated Panels (SIPs) 100+

Timber Frame 100+

The quality and frequency of use will affect the longevity of garage doors and openers.


GARAGES YEARS

Garage Doors 20 to 25

Garage Door Openers 10 to 15

Home technology systems have diverse life expectancies and may have to be upgraded due to evolution in technology.

HOME TECHNOLOGY YEARS

Built-In Audio 20

Carbon Monoxide Detectors* 5

Doorbells 45

Home Automation System 5 to 50

Intercoms 20

Security System 5 to 20

Smoke/Heat Detectors* less than 10

Wireless Home Networks 5+

* Batteries should be changed at least annually. Thermostats may last 35 years but they are usually replaced before they fail due to technological improvements.

HVAC YEARS

Air Conditioner (central) 7 to 15

Air Exchanger 15

Attic Fan 15 to 25

Boiler 40

Burner 10+

Ceiling Fan 5 to 10

Chimney Cap (concrete)

100+

Chimney Cap (metal) 10 to 20

Chimney Cap (mortar) 15

Chimney Flue Tile 40 to 120

Condenser 8 to 20

Dampers 20+

Dehumidifier 8

Diffusers, Grilles and Registers 25

Ducting 60 to 100

Electric Radiant Heater 40

Evaporative Cooler 15 to 25

Furnace 15 to 25

Gas Fireplace 15 to 25

Heat Exchanger 10 to 15


Heat Pump 10 to 15

Heat-Recovery Ventilator 20

Hot-Water and Steam-Radiant

Boiler

40

Humidifier 12

Induction and Fan-Coil Units 10 to 15

Thermostats 35

Ventilator 7

As long as they are not punctured, cut or burned and are kept dry and away from UV rays, cellulose, fiberglass and foam insulation materials will last a lifetime. This is true regardless of whether they were installed as loose-fill, housewrap or batts/rolls.

INSULATION & INFILTRATION

BARRIERS

YEARS

Batts/Rolls 100+

Black Paper (felt paper) 15 to 30

Cellulose 100+

Fiberglass 100+

Foamboard 100+

Housewrap 80+

Liquid-Applied Membrane 50

Loose-Fill 100+

Rockwool 100+

Wrap Tape 80+

Masonry is one of the most enduring household components. Fireplaces, chimneys and brick veneers can last the lifetime of the home.

MASONRY & CONCRETE YEARS

Brick 100+

Insulated Concrete Forms (hybrid

block)

100+

Concrete Masonry Units (CMUs) 100+

Man-Made Stone 25

Masonry Sealant 2 to 20

Stone 100+

Stucco/EIFS 50+

Veneer 100+

Custom millwork and stair parts will last a lifetime and are typically only upgraded for aesthetic reasons.


MOLDING, MILLWORK &

TRIM

YEARS

Attic Stairs (pull-down) 50

Custom Millwork 100+

Pre-Built Stairs 100+

Stair Parts 100+

Stairs 100+

The lifetime of any wood product depends heavily on moisture intrusion.

PANELS YEARS

Flooring Underlayment 25

Hardboard 40

Particleboard 60

Plywood 100

Softwood 30

Oriented Strand Board (OSB) 60

Wall Panels 100+

The quality of plumbing fixtures varies dramatically. The mineral content of water can shorten the life expectancy of water heaters and clog showerheads. Also, some finishes may require special maintenance with approved cleaning agents per the manufacturers in order to last their expected service lives.

PLUMBING, FIXTURES &

FAUCETS

YEARS

ABS and PVC Waste Pipe 50 to 80

Accessible/ADA Handles 100+

Acrylic Kitchen Sink 50

Cast-Iron Bathtub 100

Cast-Iron Waste Pipe (above

ground)

60

Cast-Iron Waste Pipe (below

ground)

50 to 60

Concrete Waste Pipe 100+

Copper Water Lines 70

Enameled Steel Kitchen Sink 5 to 10+

Faucets and Spray Hose 15 to 20

Fiberglass Bathtub and Shower 20

Gas Lines (black steel) 75

Gas Lines (flex) 30

Hose Bibs 20 to 30

Instant (on-demand) Water Heater 10

PEX 40


Plastic Water Lines 75

Saunas/Steam Room 15 to 20

Sewer Grinder Pump 10

Shower Enclosure/Module 50

Shower Doors 20

Showerheads 100+ (if not clogged by

mineral/other deposits)

Soapstone Kitchen Sink 100+

Sump Pump 7

Toilet Tank Components 5

Toilets, Bidets and Urinals 100+

Vent Fan (ceiling) 5 to 10

Vessel Sink (stone, glass, porcelain,

copper)

5 to 20+

Water Heater (conventional) 6 to 12

Water Line (copper) 50

Water Line (plastic) 50

Water Softener 20

Well Pump 15

Whirlpool Tub 20 to 50

Radon systems have but one moving part: the radon fan.

RADON SYSTEMS YEARS

Air Exchanger 15

Barometric Backdraft

Damper/Fresh-Air Intake

20

Caulking 5 to 10

Labeling 25

Manometer 15

Piping 50+

Radon Fan 5 to 8

The life of a roof depends on local weather conditions, building and design, material quality, and adequate maintenance. Hot climates drastically reduce asphalt shingle life. Roofs in areas that experience severe weather, such as hail, tornadoes and/or hurricanes, may also experience a shorter-than-normal lifespan overall or may incur isolated damage that requires repair in order to ensure the service life of the surrounding roofing materials.

ROOFING YEARS

Aluminum Coating 3 to 7

Asphalt (architectural) 30

Asphalt Shingles (3-tab) 20

BUR (built-up roofing) 30


Clay/Concrete 100+

Coal and Tar 30

Copper 70+

EPDM (ethylene propylene diene

monomer) Rubber

15 to 25

Fiber Cement 25

Green (vegetation-covered) 5 to 40

Metal 40 to 80

Modified Bitumen 20

Simulated Slate 10 to 35

Slate 60 to 150

TPO 7 to 20

Wood 25

Outside siding materials typically last a lifetime. Some exterior components may require protection through appropriate paints or sealants, as well as regular maintenance. Also, while well-maintained and undamaged flashing can last a long time, it is their connections that tend to fail, so seasonal inspection and maintenance are strongly recommended.

SIDINGS, FLASHING &

ACCESSORIES

YEARS

Aluminum Gutters, Downspouts,

Soffit and Fascia

20 to 40+

Aluminum Siding 25 to 40+

Asbestos Shingle 100

Brick 100+

Cementitious 100+

Copper Downspouts 100

Copper Gutters 50+

Engineered Wood 100+

Fiber Cement 100+

Galvanized Steel

Gutters/Downspouts

20

Manufactured Stone 100+

Stone 100+

Stucco/EIFS 50+

Trim 25

Vinyl Gutters and Downspouts 25+

Vinyl Siding 60

Wood/Exterior Shutters 20

Site and landscaping elements have life expectancies that vary dramatically.

SITE & LANDSCAPING YEARS


American Red Clay 100+

Asphalt Driveway 15 to 20

Brick and Concrete Patio 15 to 25

Clay Paving 100+

Concrete Walks 40 to 50

Controllers 15

Gravel Walks 4 to 6

Mulch 1 to 2

Polyvinyl Fencing 100+

Sprinkler Heads 10 to 14

Underground PVC Piping 60+

Valves 20

Wood Chips 1 to 5

Wood Fencing 20

Swimming pools are composed of many systems and components, all with varying life expectancies.

SWIMMING POOLS YEARS

Concrete Shell 25+

Cover 7

Diving Board 10

Filter and Pump 10

Interior Finish 10 to 35

Pool Water Heater 8

Vinyl Liner 10

Waterline Tile 15+

Aluminum windows are expected to last between 15 and 20 years, while wooden windows should last nearly 30 years.

WINDOWS YEARS

Aluminum/Aluminum-Clad 15 to 20

Double-Pane 8 to 20

Skylights 10 to 20

Vinyl/Fiberglass Windows 20 to 40

Window Glazing 10+

Wood 30+

Note: Life expectancy varies with usage, weather, installation, maintenance and quality of materials. This list should be used only as a general guideline and not as a guarantee or warranty regarding the performance or life expectancy of any appliance, product, system or component.

Evaluations are made as to the present age, and remaining economic life of an item, i.e.


water heaters, roofs, plumbing, furnaces, etc. These evaluations are based on visual observation, industry averages and prior experience. THEY ARE NOT OFFERED AS A WARRANTY OR CERTIFICATION OF REMAINING LIFE.


HOME MAINTENANCE CHECK LIST: Monthly: 1. Clean any removable dishwasher filters. 2. Purge food disposal by filling the kitchen sink with clean water, then turn on the device until the water drains through. 3. Wash refrigerator/freezer interior walls and door gaskets with a solution of one quart of warm water to two tablespoons of baking soda and wipe dry. 4. Vacuum and clean “return” air ducts/grills. 5. Inspect lighting fixtures and replace any burned-out bulbs. 6. Clean clothes dryer lint trap and/or duct for better energy efficiency and to decrease the risk of fire. Quarterly: 1. Inspect and service doors by cleaning and lubricating latches, hinges or replacing weather-stripping as might be required. 2. Inspect and repair, if necessary, exterior caulking and finish around windows, doors, and siding. 3. Replace/clean, at least quarterly, furnace, heating and cooling system filters. 4. Re-tighten knobs and pulls on cabinets. Clean and lubricate drawer tracks and guides. Semi-annually: 1. Inspect and test smoke and carbon monoxide alarms. Replace backup batteries as might be required. 2. Test (GFCI) ground fault circuit interrupters and (AFCI) arc fault breakers. 3. Inspect and maintain/clean gutters and downspouts. Runoff water must be directed away from the home. 4. Inspect attics and substructure areas for rodent droppings or other signs of pests or leaks/standing water, etc. 5. Prior to the beginning of the rainy season, test sump pumps for adequacy and function. 6. Look for moisture or decay, outside and inside the house, where flat surface decks and landing attach to the house. This is especially important if the landings do not have proper flashings. 7. Clean range hood fan grills and housings. 8. Use a vacuum cleaner to remove dust on coils behind the refrigerator/freezer. Annually: 1. Licensed contractor to inspect and service heating and air-conditioning systems. 2. Professional contractor to inspect and service wood burning appliances and chimneys. 3. Seal any foundation cracks. 4. Inspect, clean and lubricate garage vehicle door tracks and test auto-reverse functions. 5. Clean and lubricate sliding glass door and window tracks. 6. Inspect exterior paint for cracking and wear. Repaint, caulk and seal as needed.


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

Documents

Confidential Inspection Report · 2019-10-04 · severe damage if done improperly and is never recommended for a roof surface. We note that, though in this case damage is not major,