FAIRA TRANSPARENCY REPORTS 5120 N 45 St, Tacoma, WA … · 2016-06-01 · 608 State St. South Kirkland, WA 98033 [email protected] +1.800.571.FAIR FAIRA TRANSPARENCY REPORTS 5120 N

608 State St. South Kirkland, WA 98033

www.faira.com

[email protected] +1.800.571.FAIR

FAIRA TRANSPARENCY REPORTS

5120 N 45th St, Tacoma, WA 98407

May 31, 2016 Thank you for your interest in this Faira Certified home. We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property.

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

http://www.faira.com/listings/10618 All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We’re happy you’ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team

Lasswell Home Inspection, LLCJerome Kukowski, Inspector

Phone: (253) 905-4273 Email: [email protected]

May 26, 2016

FAIRA.

Re 5120 N 45th StTacoma, WA 98407

Dear FAIRA :

At your request a visual inspection of the above referenced property was conducted on 05/26/2016. This inspection report reflects thevisual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report. Nowarranty is either expressed or implied. This report is not an insurance policy, nor a warranty service.

An earnest effort was made on your behalf to discover all visible defects, however, in the event of an oversight, maximum liabilitymust be limited to the fee paid. The following is an opinion report, expressed as a result of the inspection. Please take time to reviewlimitations contained in the inspection agreement.

REPORT SUMMARY

During the inspection of this property I discovered the following problems:

ROOF SYSTEMROOFRoof Covering Status:The roof appears to have been cleaned with a pressures washer which removes aggregate from the roofs surface and mayshorten it service life.

EXPOSED FLASHINGSType & Condition:The rubber flashings on the plumbing vents have cracks/deterioration and could cause leaks during periods of heavy rain. Irecommend contacting a licensed roofing contractor to replace all damaged flashings.

GUTTERS & DOWNSPOUTType & Condition:The downspouts on the east, south side/s discharge to locations where the water will be trapped against the foundation. Thiscan cause water to collect in the crawlspace and in severe cases can cause settlement of the foundation. I recommend eithermaking improvement to the grading so the water can flow away from the foundation or adding an underground drain systemthat carries the discharge away from the house.

ATTIC AND INSULATIONAccessibility & Conditions:I recommend either insulating the existing duct(s) for the bathroom ventilation fan(s) or installing insulated ducts to preventcondensation from forming inside the ducts which can cause damage to the fan(s).

The dryer duct in the attic is a flexible mylar duct. Dryer ducts should be made of smooth walled metal with flexible ductsonly used to connect the dryer to the duct. I recommend contacting a licensed contractor for repairs.

The attic has water staining on the underside of the roof in several areas indicating past leaks. All areas appeared dry at thetime of the inspection.

An asbestos looking material is noted around a old water pipe in the attic. This is perfectly safe as long as it is not disturbed.If the material is going to be disturbed I would recommend it be tested first.



Insulation Type & Condition:There is currently approximately 4 inches of insulation in the attic. By contrast modern building codes call for at least 18inches of insulation. Adding additional insulation will likely pay for itself in the long run in reduced heating costs.

EXTERIOR - FOUNDATION - BASEMENTWALLSConditionDamaged siding was found at the back porch. This could allow water to leak behind the siding. I recommend contacting alicensed contractor for repairs.

The caulking is cracked in the following locations: where the siding and trim meet, around the doors and windows, Irecommend repairing all cracked caulking to prevent water intrusion.

TRIMCondition:The paint is cracked and peeling off the trim. The trim should be repainted to prevent damage.

Rotten trim was found in the following locations: gable end of back porch . I recommend replacing all rotten trim and anydamage concealed behind the trim.

BASEMENT/CRAWL SPACECrawl Space:The vapor barrier has been disturbed in several areas exposing the dirt below. This will increase the moisture level in thecrawlspace which can cause the subfloor framing to rot and attract wood destroying insects like carpenter ants and termites.The vapor barrier should be repaired so that it is continuous across the floor of the entire crawlspace.

The house has louvered vents which restrict air flow. Proper airflow is important to keep moisture levels down in thecrawlspace and prevent infestation by wood destroying organisms. I recommend replacing the louvered vents with screenvents.

There is wood debris and dead vegetation scattered throughout the crawlspace. Wood debris in contact with the soil will rotand attract wood destroying insects.

There is no insulation installed under the subfloor. Adding insulation will lower your heating costs and make the house morecomfortable because the floor won't be as cold.

Condition:The foundation has major cracks on the east and south (inner foundation) sides. It is beyond the scope of a home inspection todetermine if there is going to be ongoing movement associated with the cracks. I would recommend contacting a licensedcontractor and/or a structural engineer for further evaluations and repair recommendations.

Columns/Supports:Pier blocks have been used under support columns in the crawlspace. These are not designed to carry structural loads andmay not provide sufficient bearing on the soil to prevent structural settlement.

KITCHEN - APPLIANCESKITCHENSinkThe caulking is cracked where the sink meets the countertop. I recommend re-caulking to prevent water from leaking into thecabinet below.

Range/Cooktop & OvenThere is no anti-tip bracket installed on the range. This is a safety device that prevents the range from tipping if a heavy loadis placed on the open door.



DishwasherThe air gap is missing from the dishwasher drain line. The air gap prevents drain water from backing up into the dishwasherand possibly contaminating clean dishes.

INTERIORINTERIOROther Exterior Doors:The security screws are missing from the hinges. Theses are long screws that go through the jamb into the wall framing thatprevent the door from being kicked off its hinges.

The weather stripping is worn on the rear door. I recommend replacing the weather stripping to prevent drafts and heat loss.

Interior Doors:The kitchen/bedroom door latch is installed backwards.

The door knob is missing from the kitchen/utility room doorway

Doors are missing in the following location(s): pantry

Loose hinges were found on the following door(s): kitchen/bedroom

The doors in the following locations do not latch and need adjustment: north bedroom closet .

The following doors rub against the jamb making them difficult to close: bathroom. I recommend adjusting the doors so theyclose properly.

The inner door knob is missing from the front room closet. This allows the door knob to come off.

Windows:The seals between the panes have failed on the following window(s): SE bedroom (1), front room east (1). I recommendreplacing these panes of glass.

Fireplace/Wood Burning DevicesThe electrical fireplace heating and lighting system does not appear to be working. I recommend contacting a licensedelectrician for repairs.

Smoke/Fire & CO Detectors:Missing carbon monoxide alarms - As of April 1, 2012 Washington State law requires the seller to install carbon monoxidealarms. These should be installed outside each separate sleeping area in the immediate vicinity of each bedroom, on eachlevel of the home and in accordance with the manufacturers recommendations.

BATHROOMSBATHROOMCondition of Sink:The drain stopper is missing.

HEATING - AIR CONDITIONINGHEATING SYSTEM CONDITIONPrimary Unit:The heater in the bathroom was not working at the time of inspection. I recommend contacting a licensed electrician forrepairs.



ELECTRICAL SYSTEMELECTRICAL PANELSInspector Notes:The wrong type of screws have been used to attach the panel cover. Screws with sharp points can pierce the insulation on thewiring creating a dangerous short. I recommend replacing the panel cover screws with screws designed for this brand ofpanel.

GroundingA ground conductor was present in the panel but I was not able to confirm the existence of a ground connection to theplumbing. Proper grounding is important to prevent a life threatening shock should a live wire come in contacting with metalpiping in the house. I recommend contacting a licensed electrician to assure all of the these are properly grounded.

CONDUCTORSBranch Wiring:Cut wires were found crawlspace . Any unused wiring should either be removed or terminated in a junction box.

Wires were noted sticking out of the front cover of a junction box in the crawlspace. I recommend contacting a licensedelectrician for repairs.

There are openings in the junction box in the crawlspace. All openings in junction boxes should be sealed with metal plugs. Irecommend contacting a licensed electrician for repairs.

PLUMBINGSUPPLY LINESCondition:Some of the supply lines are un-insulated in an unheated crawlspace and may be prone to freezing.

WATER HEATERConditionThe drain line for the temperature and pressure relief valve (TPR valve) terminates in the crawlspace. The drain line shouldterminate on the exterior of the building 6-8 inches above ground level where its discharge will be visible to the occupants ofthe building.

No earthquake strapping. The water heater when full weighs approximately 500 pounds and during a severe earth quake cando significant damage if it is not properly secured to the building. Adding earthquake strapping is an easy do-it-yourselfproject and all of the supplies should be available at any hardware store.

GROUNDSSIDEWALKSCondition:Settlement of the front sidewalk is noted that the sidewalk stairs. This is creating a tripping hazard. I recommend contacting alicensed contractor for repairs.

GRADINGSite:Grade at foundation needs correction, Pitch slope of soils away from foundation. Slope should fall away from the foundationat a minimum of 1/2 inch per foot and extend at least 10 feet away from the foundation.

PORCHCondition:Soil is in contact with the wood stairs support stringers. This will cause the wood rot and can attract wood destroying insectsto the home.



FENCES & GATESCondition:The front fence posts are loose. This makes operating the gate difficult. I recommend contacting a licensed contractor forrepairs.

The side gate does not latch and needs adjustment.

Each of these items will likely require further evaluation and repair by licensed trades people. Thank you for selecting me to do yourhome inspection. If you have any questions regarding the inspection report or the home, please feel free to call me.

Sincerely,

Jerome KukowskInspector

Inspection Report5120 N 45th St, Tacoma, WA 98407

ICN : 10312BA019

Prepared By

Lasswell Home Inspection LLC

Lasswell Home Inspection, LLC253-905-4273

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REPORT LIMITATIONS

ALL INSPECTIONS ARE PERFORMED IN ACCORDANCE WITH THEWASHINGTON STATE STANDARDS OF PRACTICE FOR HOME INSPECTORS

Inspector: Jerome Kukowski - Washington Home Inspector License #1013 - WSDA License #86268

This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and isnot intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expressesthe personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspectiononly. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or thatevery possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or storeditems, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflagedor difficult to inspect are excluded from the report.

Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, leadpaint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiencymeasurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which areshut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heatsensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational onlyand do not represent an inspection.

The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes orregulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of thestructure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability orfitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regardingadequacy, capacity, or expected life of components are general estimates based on information about similar components andoccasional wide variations are to be expected between such estimates and actual experience.

We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement withtradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements andinformation in this report are true and correct.

Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall besubmitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its ConstructionIndustry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allowthe Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb orrepair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.


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INSPECTION CONDITIONS

CLIENT & SITE INFORMATIONInspection Date: 05/26/2016.

Inspection Time: 9:00 AM.

Client Name: FAIRA.

Inspection Address: 5120 N 45th St.

City, State, Zip: Tacoma, WA 98407.

CLIMATIC CONDITIONSWeather: Overcast.

Soil Condition: Damp.

Outside Temp. in F: 50-60.

BUILDING CHARACTERISTICSYear Built: 1921.

Building Type: 1 family.

Stories: 1

Space Below Grade: Crawl space.

Orientation: The home faces North.

UTILITY SERVICESWater Source: Public.

Sewage Disposal: Public.

Underground sewer lines are not inspected as part of a home inspection. If you would like the sewer linesinspected or "scoped" you should contact a firm that specializes in sewer line inspections. Thesecompanies will run a video camera down the line to check for crushed or broken pipes and infiltration bytree roots.

Utilities Status: All utilities on.

OTHER INFORMATIONHouse Occupied? No.

WSDA InspectionControl Number

10312BA019.


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PAYMENT INFORMATIONTotal Fee: $375.00.


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ROOF SYSTEM

The foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer anopinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of theforegoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection.

ROOFStyle:

Gable.

Covering Type: Composition shingles.

Roof Access: Walked on roof.

Roof CoveringStatus:

The roofing appears to be 10-15 years old. This type of roofing typically has a 20 year life expectancy,There appears to be 2 layers of roofing installed. In most situation the maximum number of layers allowedis 2 to prevent overloading of the roof framing.

The roof appears to have been cleaned with a pressures washer which removes aggregate from the roofssurface and may shorten it service life.


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EXPOSED FLASHINGSType & Condition:

Rubber. Metal

The rubber flashings on the plumbing vents have cracks/deterioration and could cause leaks during periodsof heavy rain. I recommend contacting a licensed roofing contractor to replace all damaged flashings.

GUTTERS & DOWNSPOUTType & Condition:

Metal,

The downspouts on the east, south side/s discharge to locations where the water will be trapped against thefoundation. This can cause water to collect in the crawlspace and in severe cases can cause settlement ofthe foundation. I recommend either making improvement to the grading so the water can flow away fromthe foundation or adding an underground drain system that carries the discharge away from the house.


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ATTIC AND INSULATIONAccessibility &Conditions:

The attic space was fully accessible. The roof is built using conventional framing.

I recommend either insulating the existing duct(s) for the bathroom ventilation fan(s) or installing insulatedducts to prevent condensation from forming inside the ducts which can cause damage to the fan(s).

The dryer duct in the attic is a flexible mylar duct. Dryer ducts should be made of smooth walled metalwith flexible ducts only used to connect the dryer to the duct. I recommend contacting a licensedcontractor for repairs.

The attic has water staining on the underside of the roof in several areas indicating past leaks. All areasappeared dry at the time of the inspection.

An asbestos looking material is noted around a old water pipe in the attic. This is perfectly safe as long asit is not disturbed. If the material is going to be disturbed I would recommend it be tested first.

Insulation Type &Condition:

Mineral wool,

There is currently approximately 4 inches of insulation in the attic. By contrast modern building codes callfor at least 18 inches of insulation. Adding additional insulation will likely pay for itself in the long run inreduced heating costs.

Venting The attic is vented by air flowing in through vents at the soffit and out through box vents near the ridge. Attic venting appears adequate and no visible problems were found.


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EXTERIOR - FOUNDATION - BASEMENT

An inspection of the exterior includes the visible wall coverings, trim, protective coatings and sealants, windows and doors, attachedporches, decks, steps, balconies, handrails, guardrails, carports, eaves, soffits, fascias and visible exterior portions of chimneys.

The following items are outside the scope of a home inspection. Buildings, decks, patios, fences, retaining walls, and other structuresdetached from the dwelling. Safety type glass or the integrity of thermal window seals. Verifying the presence of flue liners orcondition of the flue beyond what can be safely and readily seen from the roof or the firebox of a stove or fireplace. Testing orevaluation of the operation of security locks, devices or systems. .Areas beneath decks with less than five feet of clearance from theunderside of joists to grade. Evaluation of the function or condition of shutters, awnings, storm doors, storm windows, screens, andsimilar accessories. Area obscured vegetation or personal property of the current resident.

WALLSMaterial: Aluminum.

Condition

Damaged siding was found at the back porch. This could allow water to leak behind the siding. Irecommend contacting a licensed contractor for repairs.

The caulking is cracked in the following locations: where the siding and trim meet, around the doors andwindows, I recommend repairing all cracked caulking to prevent water intrusion.

TRIMMaterial: Wood, Metal.

Condition:

The paint is cracked and peeling off the trim. The trim should be repainted to prevent damage.

Rotten trim was found in the following locations: gable end of back porch . I recommend replacing allrotten trim and any damage concealed behind the trim.


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BASEMENT/CRAWL SPACEAccessibility: The crawl space is fully accessible.

Crawl Space:

The vapor barrier has been disturbed in several areas exposing the dirt below. This will increase themoisture level in the crawlspace which can cause the subfloor framing to rot and attract wood destroyinginsects like carpenter ants and termites. The vapor barrier should be repaired so that it is continuous acrossthe floor of the entire crawlspace.

The house has louvered vents which restrict air flow. Proper airflow is important to keep moisture levelsdown in the crawlspace and prevent infestation by wood destroying organisms. I recommend replacingthe louvered vents with screen vents.

There is wood debris and dead vegetation scattered throughout the crawlspace. Wood debris in contactwith the soil will rot and attract wood destroying insects.

There is no insulation installed under the subfloor. Adding insulation will lower your heating costs andmake the house more comfortable because the floor won't be as cold.

Basement Walls -Type:

Poured concrete.

Condition:

The foundation has major cracks on the east and south (inner foundation) sides. It is beyond the scope of ahome inspection to determine if there is going to be ongoing movement associated with the cracks. Iwould recommend contacting a licensed contractor and/or a structural engineer for further evaluations andrepair recommendations.


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Beams: No major defects were found with the beams.

Floor Joists: Dimensional Lumber. No visible Defects.

Columns/Supports:

Pier blocks have been used under support columns in the crawlspace. These are not designed to carrystructural loads and may not provide sufficient bearing on the soil to prevent structural settlement.

Basement Floor &Drainage:

No Visible Defects.


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KITCHEN - APPLIANCES

Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to theadequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lightsand thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwashersare not inspected, as they require connection to facilitate testing.

KITCHENSink

Fiberglass

The caulking is cracked where the sink meets the countertop. I recommend re-caulking to prevent waterfrom leaking into the cabinet below.

Range/Cooktop &Oven

Electric, Appears to operate correctly.

There is no anti-tip bracket installed on the range. This is a safetydevice that prevents the range from tipping if a heavy load is placedon the open door.

Ventilation The range hood/microwave is vented internally. The air drawn in is filter and expelled back into the roomthrough the grill at the top. Fan/Hood operational.

Refrigerator The refrigerator was inspected and appears operational.


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Dishwasher The air gap is missing from the dishwasher drain line. The air gapprevents drain water from backing up into the dishwasher andpossibly contaminating clean dishes.

Garbage Disposal Appears to operate correctly, no visible defects were found.

Microwave: No microwave was installed.

Counters & Cabinets: Counters are Formica (plastic laminate), No visible defects were found.

All cabinet drawers and doors were opened and no visible defects were found

Switches, Fixtures &Outlets:

Operation appears normal, no visible defects were found.


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LAUNDRY

Laundry appliances are not moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking ifturned.

LAUNDRYLocation:

Utility room.

Condition: Plumbing appears serviceable, Electrical outlet is grounded, 240 Volt outlet is present. Dryer venting isprovided.

Washing Machine: Appears to operate correctly, no visible defects were found.

Dryer: Electric, Appears to operate correctly, no visible defects were found.


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INTERIOR

The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visibleportions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and arenot reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains maybe hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulatedglass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information.

All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in thefirebox can overheat the firebox and flue liners, sometimes resulting in internal damage.

INTERIORMain Entry Door: No visible defects.

Other ExteriorDoors:

The security screws are missing from the hinges. Theses are long screws that go through the jamb into thewall framing that prevent the door from being kicked off its hinges.

The weather stripping is worn on the rear door. I recommend replacing the weather stripping to preventdrafts and heat loss.

Interior Doors:

The kitchen/bedroom door latch is installed backwards.

The door knob is missing from the kitchen/utility room doorway

Doors are missing in the following location(s): pantry

Loose hinges were found on the following door(s): kitchen/bedroom


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The doors in the following locations do not latch and need adjustment: north bedroom closet .

The following doors rub against the jamb making them difficult to close: bathroom. I recommendadjusting the doors so they close properly.

The inner door knob is missing from the front room closet. This allows the door knob to come off.

Windows: Vinyl clad, double pane construction.

The seals between the panes have failed on the following window(s): SE bedroom (1), front room east (1).I recommend replacing these panes of glass.

Interior Walls: Drywall, General condition appears good.

Ceilings: Drywall, General condition appears good.

Floors: Carpet, Wood, Tile, General condition appears good.

Fireplace/WoodBurning Devices

Electric

The electrical fireplace heating and lighting system does not appear to be working. I recommendcontacting a licensed electrician for repairs.

Smoke/Fire & CODetectors:

Smoke alarms were present in all locations required by current safety standards. Smoke alarms are nottested during the course of a home inspection.

Missing carbon monoxide alarms - As of April 1, 2012 Washington State law requires the seller to installcarbon monoxide alarms. These should be installed outside each separate sleeping area in the immediatevicinity of each bedroom, on each level of the home and in accordance with the manufacturersrecommendations.


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BATHROOMS

BATHROOM

Condition of Sink: The drain stopper is missing.

Condition of Toilet: Operation appears normal, no visible defects were found.

Tub, Shower,Plumbing Fixtures:

No visible defects were found. Drain appears to operate correctly. Shower head appears to operatecorrectly.

Tub, Shower &Walls:

No visible defects found in tub or shower enclosure.

I recommend using a grout sealer on the tile. This will prevent water from seeping through the grout anddamaging the wall. It will also prevent the grout from staining.

Miscellaneous The shower has a window and it is very common to find water damage within a wall that contains a showerwindow due to the difficulty of sealing the window sill.

Bath Ventilation Appears adequate.


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HEATING - AIR CONDITIONING

The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done bydismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almostimpossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector.NOTE: Asbestos materials have been commonly used in heating systems.Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout abuilding cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope ofthis inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolantsystems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is nota part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks,whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which issometimes costly to remedy.

HEATING SYSTEM DESCRIPTIONLocation of PrimaryUnit:

Wall.

System Type: Forced air wall heaters.

Fuel Type & Notes: Electric.

HEATING SYSTEM CONDITIONPrimary Unit: The heater in the bathroom was not working at the time of inspection. I recommend contacting a licensed

electrician for repairs.


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ELECTRICAL SYSTEM

Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to theentire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiringrequires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperativelight fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints.Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly.

SERVICEType & Condition: Overhead service, 100 Amps, Circuit breakers, No visible defects.

ELECTRICAL PANELSMain Panel Location

Exterior of house.

Inspector Notes:

Circuit and wire sizing correct so far as visible. Grounding system is present,

The wrong type of screws have been used to attach the panel cover. Screws with sharp points can piercethe insulation on the wiring creating a dangerous short. I recommend replacing the panel cover screwswith screws designed for this brand of panel.


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Grounding Exterior grounding rod is present.

A ground conductor was present in the panel but I was not able to confirm the existence of a groundconnection to the plumbing. Proper grounding is important to prevent a life threatening shock should alive wire come in contacting with metal piping in the house. I recommend contacting a licensedelectrician to assure all of the these are properly grounded.

CONDUCTORSEntrance Cables: Copper.

Branch Wiring:

Copper,

Cut wires were found crawlspace . Any unused wiring should either be removed or terminated in ajunction box.

Wires were noted sticking out of the front cover of a junction box in the crawlspace. I recommendcontacting a licensed electrician for repairs.

There are openings in the junction box in the crawlspace. All openings in junction boxes should be sealedwith metal plugs. I recommend contacting a licensed electrician for repairs.

SWITCHES, OUTLETS & FIXTURESCondition: All accessible switches and outlets were tested and no visible problems were found.


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PLUMBING

Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to watersupply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected bya visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve whichshould be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor a catch panshould be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improperinstallations should be corrected.

MAIN LINEMaterial: Plastic.

Condition:

The main shut off is located in the crawlspace. The main line is 3/4" in diameter.

The main shut off valve was not tested. No visible defects.

SUPPLY LINESMaterial: Copper.

Condition:

Some of the supply lines are un-insulated in an unheated crawlspace and may be prone to freezing.


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Water Pressure The water pressure was tested at 70 psi. Normal household water pressure should be between 40 and 80psi.

WASTE LINESMaterial: Cast Iron, Galvanized steel, Plastic.

Condition: No visible defects.

Old galvanized drain pipes form rust nodules on the inside of the pipe as they age and will be more proneto clogging than modern plastic pipe.

HOSE FAUCETSCondition: Sample operated, operation appears normal.

WATER HEATERType:

Electric.

Size: 50 Gallons.

Location: Utility room.

Water Temp. 115 Degrees. The generally accepted maximum safe water temperature is 120 degrees.

Condition

The water heater was manufactured in 2012. Water heaters typically have a life expectancy of 10-15 years.

A temperature and pressure relief valve is present at the water heater.

The drain line for the temperature and pressure relief valve (TPR valve) terminates in the crawlspace. Thedrain line should terminate on the exterior of the building 6-8 inches above ground level where its


Page 22

discharge will be visible to the occupants of the building.

No earthquake strapping. The water heater when full weighs approximately 500 pounds and during asevere earth quake can do significant damage if it is not properly secured to the building. Addingearthquake strapping is an easy do-it-yourself project and all of the supplies should be available at anyhardware store.

TPR Valve - The temperature and pressure relief valve (TPR) is an important safety device that is designed toprevent the water heater from exploding if the thermostat malfunctions and fails to shut down the heatingelements. If this occurs the valve will open and discharge water to maintain a safe pressure within the tank. The water discharged will be very hot and under high pressure so it is important a drain line be connected to thevalve and that it terminates in a location where it won't cause injury. Most jurisdictions in Washington Staterequire the drain line to terminate on the exterior of the building.


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GARAGE - CARPORT

Notice: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should not bestored within closed garage areas.

TYPELocation: Detached.

ROOFCondition: The roofing appears to be 10-15 years old. This type of roofing typically has a 30 year life expectancy,

There appears to be 2 layers of roofing installed. In most situation the maximum number of layers allowedis 2 to prevent overloading of the roof framing.

FLOORCondition:

No visible defects.


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GROUNDS

This inspection is not intended to address or include any geological conditions or site stability information. For informationconcerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas aroundthe exterior of the exposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt to determinedrainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping orseptic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well asothers too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs.

SIDEWALKSType: Concrete.

Condition:

Settlement of the front sidewalk is noted that the sidewalk stairs. This is creating a tripping hazard. Irecommend contacting a licensed contractor for repairs.

LANDSCAPINGCondition: Landscaping appears to be well maintained.

GRADINGSite:

Flat site,

Grade at foundation needs correction, Pitch slope of soils away from foundation. Slope should fall awayfrom the foundation at a minimum of 1/2 inch per foot and extend at least 10 feet away from the


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foundation.

PORCHType: Wood.

Condition:

Soil is in contact with the wood stairs support stringers. This will cause the wood rot and can attract wooddestroying insects to the home.

FENCES & GATESType: Wood.

Condition:

The front fence posts are loose. This makes operating the gate difficult. I recommend contacting a licensedcontractor for repairs.

The side gate does not latch and needs adjustment.


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WASHINGTON WOOD DESTROYING ORGANISMINSPECTION REPORT

This report is prepared from an inspection conducted by a Washington State Department of Agriculture licensed Structural PestInspector in accordance with Washington Administrative Code. Opinions contained herein are based on conditions visible andevident at the time of the inspection. This report does not warrant, represent, or guarantee that the structure reported on is free fromevidence of WDOs (Wood destroying organisms), their damage or conditions conductive to WDOs, nor does it represent or guaranteethat the total damage, infestation or infection is limited to that disclosed in this report.

INSPECTION PROCEEDURES

A thorough visual inspection will be made using accepted methods and practices, of the subject structure to render and opinion on thepresence of or damage from WDOs as well as the conditions conductive to WDOs.

Areas inspected include: structural exterior (accessible visually and physically to an inspector at ground level); accessible interior;accessible crawlspace(s); garages, carports and decks which are attached to the structure. Deck inspections include railings, woodensteps and accessible wooden surface materials, as well as, deck framing which is accessible (minimum 5' soil to joist clearance orthose that can be reached using a 6' step ladder).Wood destroying organisms include subterranean termites, dampwood termites, carpenter ants, moisture ants, wood boring beetles,and damp wood decay fungus (rot). The inspector will not assume any responsibility for WDOs that were not detected during theirdormant season. Conductive conditions include but not to be limited to inadequate clearance or structural members, earth wood contact, conductivedebris in the crawlspace or basement, inadequate ventilation, excessive moisture, vegetation contact with the structure, bare ground inthe crawlspace, existing or seasonal standing water in the crawlspace, failed caulking or grout in water splash areas, and/or inadequateor non-functioning gutter system.

LIMITATIONS OF INSPECTION

Inaccessible areas: Certain areas of a structure, which are inaccessible by their nature, may be subject to infestation by WDOs yetcannot be inspected without excavation, removal of finished surfaces or unless physical obstructions are removed. Examples of theseareas are wall voids, spaces between floors, substructures concealed by sub-floor insulation or those with inadequate clearance, floorsbeneath coverings, sleeper floors, areas concealed by furniture, appliances or personal possessions, and deck substructures with lessthan 5' clearance.Sheds and outbuildings: Sheds garages, carports or other structures, which are not attached to the main structure by roof system orfoundation, are excluded from this report unless specifically requested and noted. The inspector reserves the right to chargeadditionally to inspect any unattached structures.Climatic Conditions: In certain geographical areas of Washington State where wet climate is common and due to their constructionand materials, structures may be subject to conditions from normal weathering. Such conditions as cracking, checking, and/orwarping of doors, window casings, siding, and non-structural wooden members shall not be reported on the inspection report exceptat the discretion of the inspector. Inspectors are not required to report on any WDOs or other conditions that might be subject toseasonal constraints or environmental conditions if evidence of those constraints or conditions is not visible a the time of theinspections.Mold: Molds, mildews and other fungal growth (except wood rot) shall be reported on only to the extent that they indicate anexcessive moisture condition which may be conductive to WDOs. Structural Assesment: While it may be possible for the inspector to note damaged materials, neither the inspector nor the inspectionfirm is liable or responsible in any way to determine the structural integrity of any building materials. If a more qualified opinion isdesired, the services of a licensed, qualified contractor or structural engineer should be obtained.


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EVIDENCE OF ACTIVE WOOD DESTROYING INSECTSType of Insect: No evidence of wood destroying insects were found.

EVIDENCE OF ACTIVE WOOD DECAY FUNGILocation &Description:

Rot was found in the gable end trim of the back porch.

EVIDENCE OF PRIOR INSECT INFESTATIONType of Insect: No damage from wood destroying organisms was found.

CONDITIONS CONDUCTIVE TO WOOD DESTROYING ORGANISMSLocation &Description:

BG - The vapor barrier has been disturbed in several areas exposing the dirt below. This will increase themoisture level in the crawlspace which can cause the subfloor framing to rot and attract wood destroyinginsects like carpenter ants and termites. The vapor barrier should be repaired so that it is continuous acrossthe floor of the entire crawlspace.

Conducive Debris - The crawlspace has wood debris as noted on the diagram which can attract wooddestroying insects. All wood debris should be removed from the crawlspace.

EW - Soil is in contact with the wood of the back porch. This will cause the wood to rot and canpotentially provide an access point for wood destroying insects. You should have 3-6 inches of clearancebetween the wood and soil. The Washington State Department of Agriculture rules require the reporting ofall earth wood contact as a conducive condition even when this wood is approved for ground contact.

OTHER INFORMATIONInaccessible areas There was no access to the area under the front porch.


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Site Sketch:

Documents

FAIRA TRANSPARENCY REPORTS 5120 N 45 St, Tacoma, WA … · 2016-06-01 · 608 State St. South Kirkland, WA 98033 [email protected] +1.800.571.FAIR FAIRA TRANSPARENCY REPORTS 5120 N