FAIRA TRANSPARENCY REPORTS 9545 Penson Ct ......608 State St. South Kirkland, WA 98033 [email protected] +1.800.571.FAIR FAIRA TRANSPARENCY REPORTS 9545 Penson Ct, Kelseyville, CA 95451

608 State St. South Kirkland, WA 98033

www.faira.com

[email protected] +1.800.571.FAIR

FAIRA TRANSPARENCY REPORTS

9545 Penson Ct, Kelseyville, CA 95451

July 13th, 2017 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/11309 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

http://www.faira.com/listings/11309

Noble Fox Home Inspections LLC. 10235 Seigler Springs North Road

Kelseyville CA 95451 208-999-8215

[email protected] www.noblefoxinspections.com

Inspection reference: 1006

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© Noble Fox Home Inspections LLC. Confidential - for client use only. Use by any unauthorized persons is prohibited.

Confidential Inspection Report

9545 Penson Court Kelseyville CA 95451

July 11, 2017

Prepared for: William Attebery

9545 Penson Court Kelseyville CA 95451

Inspection: 1006 Address: 9545 Penson Court

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This report is the exclusive property of the inspection company and the client whose name appears herewith and its use by any unauthorized persons is prohibited.


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Inspection Contents

GENERAL INFORMATION 4

SITE 5

FOUNDATION 8

ROOF & ATTIC 12

STRUCTURAL 17

HEATING, VENTILATION & AIR CONDITIONING 24

ELECTRICAL SYSTEMS 26

PLUMBING SYSTEM 30

KITCHEN 33

LAUNDRY 36

BATHROOMS 38

BEDROOMS 43

OTHER LIVING SPACES 49

GARAGE 53

INTERIOR ROOMS 55

ELECTRICAL SYSTEM 55


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GENERAL INFORMATION

Client & Site Information:

Inspection Date: 7/6/2017 9:00 AM.

Client: William Attebery 9545 Penson Court Kelseyville CA 95451 707-349-1479.

Inspection Site: 9545 Penson Court Kelseyville CA 95451.

People Present: Owner.

Building Characteristics:

Estimated Age: 25 years.

Building Style & Type: Single Family, Ranch.

Stories: 2

Space Below Grade: Crawl space.

Water Source: Private Well.

Sewage Disposal: Private Septic.

Utilities Status: On.

Climatic Conditions:

Weather: Clear.

Soil Conditions: Dry.

Outside Temperature (F): 90-100.

REPORT LIMITATIONS 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 is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. The inspection is performed in compliance with generally accepted standard of practice, a copy of which is available upon request. Systems and conditions which are not within the scope of the inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection. The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional 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 with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information 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 be submitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.

SITE


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This inspection is not intended to address or include any geological conditions or site stability information. We do not comment on coatings or cosmetic deficiencies and the wear and tear associated with the passage of time, which would be apparent to the average person. However, cracks in hard surfaces can imply the presence of expansive soils that can result in continuous movement, but this can only be confirmed by a geological evaluation of the soil. Any reference to grade is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. We cannot determine drainage performance of the site or the condition of any underground piping, including subterranean drainage systems and municipal water and sewer service piping or septic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. Any areas too low to enter or not accessible are excluded from the inspection. We do not evaluate any detached structures such as storage sheds and stables, nor mechanical or remotely controlled components such as driveway gates. We do not evaluate or move landscape components such as trees, shrubs, fountains, ponds, statuary, pottery, fire pits, patio fans, heat lamps, and decorative or low-voltage lighting. Any such mention of these items is informational only and not to be construed as inspected.

Site: Style of House: Two Story.

Estimated age of house: The house is 20 - 30 years old.

Site Drainage: Action Necessary - There are areas of the lot that need adjustment to allow water to run off of the property. There are areas that may allow water to interfere with the foundation. This inspection does not include determining if the property is above the 100 year flood plain. For further information regarding elevation of the lot, check with your survey and appraiser.

Bushes and Shrubs Condition: Functional - The shrubs and/or bushes have a good appearance.

Trees Condition: Functional - The trees on the site all appear to be alive and in acceptable condition.

Paving Condition: Driveway Paving Material: Asphalt.


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Driveway Condition: The driveway surface material is in functional condition with only normal deterioration noted. Attention Needed - The driveway needs attention and minor repair to prevent further deterioration. Recommend further evaluation by a licensed or qualified Paving Contractor.

Walkways and Stoop Materials:

Walkway Condition: Small step up may present a tripping hazard.

Fences & Gates: Fencing Materials: There are wood and wire fencing in the rear of the property.

Fence Materials Condition: Attention Needed - Minor paint needed to prevent further deterioration. Recommend further evaluation by a licensed or qualified


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Painting Contractor.

Retaining Walls: Location of Retaining Wall: Front of house.

Materials Used: The retaining wall is made of concrete masonry units.


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Condition of Wall and Materials Used: The retaining wall is in functional condition.

Utility Services: Water Source: Well/ Cistern - Private water supplies such as a well, cistern, or reservoir must be tested for potability. This testing is beyond the scope of this inspection. There should be no connection between the private water source and a publicly supplied water source.

Electric Service: Underground.

Cable Television Service: Overhead.

Fuel Source: Propane is provided by an independent company.

Sewage Disposal System: Septic System - A private system is installed on the property. Septic tank and drainage fields are not covered under the scope of this inspection. Most localities require certification of the site waste disposal system. This inspection company may be certified to conduct this type inspection under separate direction and contract.

Gas Services: Gas-fired Equipment Installed: Furnace. Water heater.

Type of Gas Supply: Liquefied Petroleum Gas - If liquefied petroleum gas is used, be sure to verify ownership of the tank that is on the property and any maintenance requirements for the tank.

Gas Appliances in Garage Area?: Action Necessary- Although the gas furnace has a safety guard to stop cars from hitting it, the gas water tank does not.

FOUNDATION

All structures are dependent on the soil beneath them for support, but soils are not uniform. Some that appear to be firm and solid can become unstable during seismic activity or may expand with the influx of water, moving structures with relative easy and fracturing slabs and other hard surfaces. In accordance with our standards of practice, we identify foundation types and look for any evidence of structural deficiencies. However, minor cracks or deteriorated surfaces are common in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the curing process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. Areas hidden from view by finished walls or stored items cannot be judged and are not a part of this inspection. We will certainly alert you to any suspicious cracks if they are clearly visible. However, we are not specialists, and in the absence of any major defects, we may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert. We also routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs.


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Foundation: Type of Foundation: Raised Foundation with a crawlspace - Refers to a foundation wall with a footer below without a finished floor.

Foundation Materials: Brick - Masonry walls. Bricks are made of fired clay that has been formed into rectangular blocks. Laid in horizontal rows with mortar joints to secure them.

Visible Portions of Exterior Foundation Walls: The exterior view of the foundation is limited to the portions visible above grade. Only about 5% to 10% of the foundation was visible.

Recommend small mortar maintenance on this portion of the foundation.

Evidence of Recent Movement: No - There is no evidence of any recent movement.

Perimeter Foundation Drainage Surface: Attention Needed - The drainage around the foundation should slope away from the foundation at a rate of 1/2 inch per foot for 6 feet away from the foundation. Portions of the ground around the perimeter do not meet this minimum standard.

Crawlspace: Crawlspace Entrance: The crawlspace entrance is adequately sized.


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Location of Crawlspace Entrance: Exterior.

Crawlspace Inspected By: The crawlspace was inspected by entering and crawling through.

Percent Interior Foundation Wall Exposed: The interior view of the foundation is limited to the visible portions of the walls. Only about of the interior foundation walls were visible. 50% to 75%

Sill Plates Percentage Visible: Most all of the sill plates were visible.

Foundation Bolts Noted: Yes - This inspection noted the presence of foundation bolts correctly used to secure the framing to the foundation.

Moisture on Exposed Crawlspace Walls Noted: Yes - Higher than normal moisture levels were noted on the exposed areas of the interior crawlspace walls, and attention is needed to determine the cause and best cure.

Main Beam: The main beam is a single large dimension wood board.


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Crawlspace Ventilation: The cross-ventilation in the crawlspace appears to be adequate.

Crawlspace Floor: Soil, Gravel.

Possible animal holes noted in the crawlspace.

Posts Condition: There is at least one post supporting an overhead beam in the crawl space. It appears to be adequately installed.


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Pier Construction Materials: There are hollow masonry piers installed in the crawlspace.

Condition of Piers: The piers as installed appear to be adequate. No engineering analysis was completed.

Evidence of Insects or Animals in Crawlspace: Yes - There was visible droppings noted around the sill plate in the crawlspace.

ROOF & ATTIC

Although not required to, we generally attempt to evaluate various roof types by walking on their surfaces. If we are unable or unwilling to do this for any reason, we will indicate the method used to evaluate them. Every roof will wear differently relative to its age, number of layers, quality of material, method of application, exposure to weather conditions, and the regularity of its maintenance. We can only offer an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. The waterproof membrane beneath roofing materials is generally concealed and cannot be examined without removing the roof material. Although roof condition can be evaluated, it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our service. Even water stains on ceilings or on framing within attics will not necessarily confirm an active leak without some corroborative evidence, and such evidence can be deliberately concealed. We evaluate every roof conscientiously, and even attempt to approximate its age, but we will not predict its remaining life expectancy, or guarantee that it will not leak. Naturally, the sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and of its history. Therefore, we recommend that you ask the sellers about it, and that you either include comprehensive roof coverage in your home insurance policy, or that you obtain a roof certification from an established local roofing company. We do not inspect attached accessories including by not limited to solar systems, antennae, and lightning arrestors.


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Roofing: Type Roof: Gable with window dormers.

Roof Covering Materials: Asphalt composition shingles. These consist of cellulose mat, asphalt impregnated with colored gravel on surface. Shingles are applied in horizontal rows.

Condition of Roof Covering Material: Attention Needed - The roof covering material shows signs of deterioration or damage that needs attention to prevent further deterioration or leakage. Moss will cause further moisture retention on the roofing material. Recommend further evaluation by a licensed or qualified Roofing Contractor.

Several areas with damaged shingles were noted on the roof.


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Slope: High slope is considered to be 7 in 12, or higher.

Flashing: Action Necessary - Some portion of the roof flashing needs repair or replacement. Moss covering the chimney chase stack materials will cause moisture retention. This will also make the roof flashing that it's covering to function improperly.

Plumbing Vents Action Necessary- The majority of the roof plumbing vent rain guards, are deteriorated to the point where they will allow moisture intrusion. Recommend replacement by a qualified or licensed Roofing Contractor or Handyman.

Means of Roof Inspection: The roof covering was inspected by walking on the roof.


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Valleys: Attention Needed - The valley(s) shows wear that indicates repairs are needed. There is a thick layer of moss on the roofs valley. Recommend further evaluation by a licensed or qualified Roofing Contractor.

A damaged shingle and clogged gutters were noted on the roofs valley. Recommend further evaluation by a licensed or qualified Roofing Contractor.

Ridges: Attention Needed - Some portion of the ridge(s) needs attention. Several portions of the roofs ridges have damaged shingles. Recommend further evaluation by a qualified or licensed Roofing Contractor.

A split was noted on one of the dormer ridges.

Roof Gutter System: Attention Needed- Installation of downspout extensions would help carry the water further away from the foundation. Run-off water needs to flow away from the side of the house at least 6 feet. This will allow the run-off to get far enough away to not interfere with the foundation.

Adding gutter extensions on the roof in several locations will help prolong the life of the roofing materials and prevent faster deterioration.


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Attic & Ventilation: Attic Access Location: Bedroom closet ceiling.

Attic Accessibility: Ceiling scuttle hole.

Method of Inspection: The attic cavity was inspected by entering the area.

Attic Cavity Type: Crawl Through - The attic cavity is not useable for any storage due to size, framing, or insulation.

Roof Framing: A truss system is installed in the attic cavity that is used to support the roof decking and transmit the roof load to the exterior walls.


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Roof Bracing: The roof framing as installed seems adequate.

Evidence of Leaks on Interior of Attic: There is no evidence of current water leaks into the accessible attic spaces.

Ventilation Hi/Low: There are soffit vents installed.

Insulation Clear of Sheathing: There is at least 1 1/2 inches of clearance between the roof sheathing and the insulation.

Insulation Noted: The attic insulation appears to be adequate and properly installed.

STRUCTURAL

While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. During the course of the inspection, the inspector does not enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely affect the health of the inspector or other persons.

Structural: Type of Construction: Wood Frame.

Exterior Siding Materials: Siding materials consist of horizontal strip fiberboard siding.

Siding Condition: Attention Needed - The exterior siding material or finish is in a condition that requires minor repair to prevent further deterioration and water intrusion. Several areas around the home exterior were noted to have bowing siding in areas. Recommend further evaluation by a qualified Siding Contractor or Handyman.

Possible water intrusion to foundation noted in this area.

Trim Condition: Attention Needed - The trim needs some minor repair to prevent further deterioration. Some portion of the trim boards needs


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some painting to prevent further deterioration. Action Necessary - Some portion of the trim is deteriorated to the point that it needs replacement.

Soffit/Eaves: The soffit/eaves appear to be adequate and show only signs of normal wear. Attention Needed- Several active stinging insect nests were observed around the exterior of the home.

Fascia & Rake Boards: Attention Needed - The fascia and/or rake boards appear to need some minor repair to prevent further deterioration. Recommend further evaluation by a qualified or licensed Painting Contractor or Handyman.


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Condition of Painted Surfaces: Attention Needed - The exposed painted surfaces need some minor attention or touch-ups to make the surfaces weathertight. These repairs should be scheduled soon to prevent further deterioration.

Outside Entry Doors: Attention Needed - The outside entry door needs some minor adjustment or repair. Minor paint recommendations to prevent further deterioration.

Minor paint touch-ups recommended around the exterior doors and window trim to prevent further deterioration.

Window Trim Window Trim deterioration noted.

Earth-to-Wood Clearance: Attention Needed - There does not appear to be adequate clearance between the earth and the wood siding or framing members of the structure. It is suggested that there should be a minimum of a 6" clearance between the earth and any wood siding or framing materials.

Deck, Porch or Balcony:


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Structure Type: Elevated front deck.

Elevated upper deck.

Deck/Porch/Balcony Materials: The upper deck materials consisted of composite decking boards and metal railings. The lower deck materials consisted of wood decking boards and railings.

Condition of Wood Materials: Attention Needed- There appeared to be staining and moisture on the underside of the lower deck. Recommend further evaluation by a licensed or qualified Contractor.


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Framing of Deck/Porch: Attention Needed - There is some area of the framing that is in need of attention. Action Necessary - Some portion of the framing in the lower deck or porch is in a condition that warrants immediate repair. The lower deck framing is not bolted to the rim joist of the structure. This can allow the deck to pull away from the structure resulting in collapse and possible serious injury to anyone on the deck. The deck ledger board is nailed and not bolted to the rim joist of the structure. Recommend further evaluation by a licensed or qualified Contractor.

The upper deck frame is bolted to the rim joist of the structure and properly installed.

Action Needed- The lower deck ledger board is attached to a bay window with nails. This presents an unsafe deck structural situation. Deck ledger boards should never be attached to bay windows. Recommend further evaluation by a licensed or qualified Contractor.

Deck, Porch, or Balcony Flooring Material: The decking materials appear to be functional.

Supporting Posts: Attention Needed - Several of the decking supports appear to have shifted and are slightly slanting. Recommend further evaluation by a licensed or qualified Contractor.

Upper deck support posts.

The Foundation Materials: The deck support posts are set in concrete. The inspector was unable to determine if the posts are set to the frost line.


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Stairs Condition: The steps are in useable condition.

Deck or Porch Railings: The railings as installed are functional. The spacing between balusters is 6". New construction allows only 4" spacing. This was instituted as a safety issue to prevent small children from getting caught between the balusters.

The railing on the lower deck was loose during the time of inspection.

Upper deck railings.

Fireplace: Location of Fireplace: Living room.

Type of Fireplace: Masonry - There is a masonry-built fireplace installed.

Fireplace Fuel: Wood - The fireplace is designed to burn wood.

Firebox Condition: The firebox appears to be sound and useable in its current condition. Recommend cleaning maintenance to increase efficiency.


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Flue Condition from Firebox: Attention Needed - The visible portions of the fireplace chimney show evidence of creosote build-up. Cleaning and further evaluation by a professional Chimney Sweep are recommended.

Smoke Chamber:

Flue Condition From Roof: Attention Needed - The fireplace flue, as viewed from the roof, has a condition that warrants cleaning and further investigation. Thick sticky creosote was noted built up on the chimney cap and visible portions of the flue. Recommend further evaluation by a qualified Chimney Sweep.

Exterior Stack Material: The exterior fireplace chase is wood framed and enclosed with siding material similar to the structural siding.


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Exterior Stack Condition: Attention Needed - The exterior stack shows signs of deterioration similar to the home' s siding.

Chimney Cap or Crown: Yes - There is a chimney cap. Chimney cap is made of metal.

Rain Hat: Yes - There is a metal rain hat installed. It will help keep rain from entering the flue.

Chimney Height and Clearance: Yes - The chimney installation appears to meet clearance requirements.

Source of Combustion Air: Outside air is used for combustion. This is the most efficient system.

Hearth Condition: The hearth is fully functional.

HEATING, VENTILATION & AIR CONDITIONING

The inspector can only readily open access panels provided by the manufacturer or installer for routine homeowner maintenance, and will not operate components when weather conditions or other circumstances apply that may cause equipment damage. The inspector does not light pilot lights or ignite or extinguish solid fuel fires, nor are safety devices tested by the inspector. The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, or inspect concealed portions of evaporator and condensing coils, heat exchanger or firebox, electronic air filters, humidifiers and de-humidifiers, ducts and in-line duct motors or dampers, as this can only be done by dismantling the unit. This 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 a building cannot be addressed by a visual inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. We perform a conscientious evaluation of the system, but we are not specialists. Please note that even modern heating systems can produce carbon monoxide, which in a poorly ventilated room can result in sickness and even death. Therefore, it is essential that any recommendations we make for service or further evaluation be scheduled before the close of escrow, because a specialist could reveal additional defects or recommend further upgrades that could affect your evaluation of the property, and our service does not include any form or warranty or guarantee. Normal service and maintenance is recommended on a yearly basis. Determining the presence of asbestos materials commonly used in heating systems can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. 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 is sometimes costly to remedy.

Air Conditioning- Primary Unit: Type and Location: There is a air conditioner installed on the rear exterior of the Garage. The home inspection was cut short by the home owner prior to checking the condition of the air conditioning unit.


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Unit Tested: No - The air conditioning unit was not tested either due to ambient temperatures or because the unit was shut down. The inspector may not activate a unit that has been disconnected or does not activate using normal controls. The inspector may not activate a unit if the ambient temperature is below 65 degrees or below the temperature recommended by the manufacturer. The scope of this inspection does not include the effectiveness or adequacy of the system.

Heating Plant- Primary Unit: Heating System Type: A forced air furnace is installed as the primary source of heat. The furnace is a newer high efficiency type with a fan installed in the vent pipe to push the burnt flue gases up and out the flue. The furnace is a Payne.

Heating System Location: Located in the Garage. There is a concrete pillar installed to protect the unit from vehicles.

Fuel Source: Propane.

Equipment Description:

Capacity & Efficiency: The unit has a 68,000-71,000 Btu output.

Approximate Age: 2013.

Flues, Vents, Plenum: The visible portions of the flue/vent system appear to be installed correctly and appear to be functional.

General Operation & Cabinet: Unit was operational at the time of inspection.


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Burners / Heat Exchangers:

Carbon Monoxide Tested: No.

Filter Type/Size: Matt type cut to fit.

Ducts Condition: The ductwork is enclosed and largely inaccessible. It could not be viewed directly; however, good airflow indicates no significant leaks are present. The ductwork appears to be properly installed and supported.

Duct Insulation in Unheated Spaces: Exposed ductwork in unheated spaces is insulated adding to the efficiency of the heating and air conditioning systems.

Does each habitable room have a heat source? Yes.

Adequate Returns or Undercut Doors: Yes.

ELECTRICAL SYSTEMS

We are not electricians and in accordance with the standards of practice we only test a representative number of switches and outlets and do not perform load-calculations to determine if the supply meets the demand. However, every electrical deficiency or recommended upgrade should be regarded as a latent hazard that should be serviced as soon as possible, along with evaluation and certification of the entire system as safe by a licensed contractor. Therefore, it is essential that any recommendations that we may make for service or upgrades should be completed before the close of escrow, because an electrician could reveal additional deficiencies or recommend additional upgrades for which we disclaim any responsibility. Any electrical repairs or upgrades should be made by a licensed electrician. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. The inspector is not required to insert any tool, probe, or testing device inside the panels, test or operate any over-current device except for ground fault interrupters, nor dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels. Any ancillary wiring or system that is not part of the primary electrical distribution system is not part of this inspection but may be mentioned for informational purposes only, including but not limited to low voltage systems, security system devices, heat detectors, carbon monoxide detectors, telephone, security, cable TV, intercoms, and built in vacuum equipment.

Service: Exterior Outlets Action Needed- At least one exterior outlet receptacle was not water tight and protected from the elements. Recommend further evaluation by a licensed Electrician.


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Abandoned Service Drop An abandoned service drop was noted on the property. The owner disclosed that this was used for a large generator in the past.

Electrical Distribution Panels: Main Panel Location: Exterior of house.

Panel Accessibility: Yes - The electrical panel is in a location that makes it readily accessible.

Panel Cover Removed: Yes. Action Needed- The wires in the electrical panel were crammed with limited space. Several wires were spliced and connected with wire nuts. Recommend further evaluation by a Licensed Electrician.


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Remnants of a couple rodents were found behind the panel cover. These may present a fire hazard if arcing occurs. Recommend further evaluation by licensed Pest Inspector or Electrician to remove the rodent remnants.

Action Needed- Improper wire nuts and zip ties in the electrical panel. Recommend further evaluation by a licensed Electrician.

Main Circuit Rating: 200 amp - The ampacity of the main power panel appears to be more than adequate for the structure as presently used with room for expansion.

Legend Available: Yes - Identification of the breakers and the appliances or areas they control are clearly marked. This inspection does not verify the accuracy of this legend.

Main Panel Observations: Action Needed- A sharp point, course screw was used to attach the main panel cover. The screw should be a blunt fine threaded screw to prevent shock or electrocution. Recommend evaluation by a licensed Electrician.


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Electrical Outlets: Master Bathroom: 1

Bathroom #3: At least 1 tested.

Master Bedroom: At least 2 were observed and tested.

Bedroom #2: At least 2 observed and tested.

Bedroom #3: At least 3 outlets observed and tested.

Bedroom #4: Electrical outlets were not tested due to being blocked by personal items.

Living Room: Functional - The outlets tested in this room are correctly wired and grounded. At least 3 were observed and tested.

Family Room: At least 2 observed and tested.

Other Electrical Circuitry: Carbon Monoxide Detector: There is no carbon monoxide detector installed in this room. For safety considerations, you should consider installation of a battery operated or hardwired carbon monoxide detector.

Doorbell : Yes - At least one exterior door has a working doorbell.

Fixtures & Switches: Kitchen Interior The ceiling lights in the kitchen are functional.

Lighting: Laundry: Lighting in the laundry is adequate.

Master Bathroom: The ceiling light and fixture in this bathroom are in functional condition.

Bathroom #2: The ceiling light and fixture in this bathroom are in functional condition.

Bathroom #3:

Light Switch: Master Bathroom:


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The light switch is functional.

Bathroom #2: The light switch is functional.

Bathroom #3: The light switch is functional.

Master Bedroom: The light and light switch were functional at the time of the inspection.

Bedroom #2: The light and light switch were functional at the time of the inspection.



Living Room: The light and light switch were functional at the time of the inspection.

Family Room: The light and light switch were functional at the time of the inspection.

Ground Fault Interrupt Outlets: Bathroom #2: There is a functional Ground Fault Circuit Interrupt outlet installed in the area of the bathroom vanity.

Bathroom #3: There is a functional Ground Fault Circuit Interrupt outlet installed in the area of the bathroom vanity.

Electrical Service: Garage: At least 2 observed and tested.

PLUMBING SYSTEM

Plumbing: Water Source: Private Water Source - A private water source may include a well, cistern, or exposed pond or lake. None of these sources have approved quality standards by the State or County Health Departments. It is the homeowner's responsibility to maintain continuous testing of the water source for potability.

Main Water Line Cutoff Location: Exterior of the home.

Exterior Hose Bibs Functional: The exterior hose bib(s) appeared to function normally.

Functional Supply: By testing multiple fixtures at one time, functional flow of the water supply was verified.

Sewage Disposal Type: Septic System, This inspection merely identifies the type of sewage waste disposal system. It does not comment on the adequacy or effectiveness of the system.

Waste Line Materials The predominant waste line material is plastic.


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Waste Piping Condition: The visible plumbing waste piping appears functional.

Vent Piping Material The vent material, as it passes through the roof, is plastic.

Vent Piping Condition: The visible plumbing vent piping appears functional.

Water Heater: Location: Garage.

Model/ Serial Number/ Size: System is Rheem brand, manufactured in 2014.


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Tank Capacity: A 50 gallon water heater is installed and is recommended for a large family or a home with a spa tub.

Fuel Source for Water Heater: The water heater is propane-fired.

Electric Service to Water Heater: The electric service to the water heater appears to be installed in an acceptable manner.

Exposed Water Heater Condition: Good - Rust free and clean. Should provide years of service.

Firebox Condition The underside of the tank appears to be in normal condition in relation to its age.

Gas Valve: There is a gas valve cutoff installed adjacent to the hot water tank.

Flue/Exhaust Pipe Condition: The exhaust flue appears to be correctly installed.

Water Piping Condition: The incoming and output piping is installed correctly.


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Temperature & Pressure Relief Valve: Action Necessary - PVC or other plastic TPR valves may melt or fail in the event of the tank releasing hot water and pressure.

Water Heater Insulation Jacket: No, Recommended - An insulation blanket wrap for the water heater is suggested. Up to 50% of the energy for the water heater is used to replace standby losses, of which 10 - 25% are at the tank.

Insulated Hot Water Piping: Recommended - Hot water piping that runs through unheated areas should be insulated to reduce water heating costs and to get hotter water to the fixture quicker. Up to 30% of the heat losses in a domestic hot water system are from the delivery piping system.

KITCHEN

Kitchen Plumbing: Faucet and Supply Lines: Faucets and supply lines appear functional with no leaks noted.

Sink and Drain Lines: The sink and drainage lines appear to be functional.

Kitchen Appliances: Food Waste Disposal: Sinkerator.


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Dishwasher: System is KitchenAid.

Range Hood: Filters in these systems need changed periodically.

Range/Oven Fuel Source: Electric - There is a 220-volt hookup for an electric range/oven.

Range/Oven: Indeterminate brand.

The back right burner produced smoke when turned on for the inspection.


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Microwave Oven: Built-in - There is a built-in microwave oven. The unit's electrical panel did not function during the time of inspection. The unit was not tested for this reason.

Refrigerator: System is Kenmore.

Water For Refrigerator: There is a water line for the refrigerator.

Kitchen Interior Location: Main level rear of house.


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Pantry.

Windows: The windows and associated hardware in the kitchen are functional.

Walls: The walls in the kitchen appear to be without significant issues.

Countertops: The countertops in the kitchen are functional.

Cabinets, Drawers, and Doors: The cabinets, doors, and drawers are satisfactory in both appearance and function.

LAUNDRY

Laundry appliances are not tested or 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 if turned. See Plumbing and Electrical pages for more details about those types of system components.

Laundry: Location: Off kitchen. Closet moths were observed in the laundry room during the time of inspection. Recommend further evaluation by a licensed Pest Inspector.

Entry Door: The entry door to the laundry room is functional.

Walls: The walls in the laundry room appear to be functional.

Ceilings: The ceiling is functional.

Floor: The floor coverings are functional.

Washer & Dryer The inspector did not determine if the washer and dryer will convey with the property.


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Washer Hookup:

Dryer Hookup: Yes - There is a 220/240-volt outlet provided for an electric dryer. If you intend to use a gas clothes dryer, you will need to have a gas line installed.

Dryer Ventilation: The dryer ventilation as installed appears adequate. The vent hood outside is clean, and the flapper is functional.

Area Ventilation: The area ventilation seems adequate.


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BATHROOMS

In accordance with industry standards of practice, we do not comment on common cosmetic deficiencies, and do not evaluate window treatments, steam showers, and saunas. More importantly, we do we leak-test shower pans, which is usually the responsibility of a termite inspector. However, because of the possibility of water damage, most termite inspectors will not leak-test second floor shower pans without the written consent of the owners or occupants. Our inspection of interior areas includes the visually accessible areas of walls, floors, cabinets and closets, and a representative number of windows and doors, switches and outlets. We do not evaluate window treatments, nor move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on common cosmetic deficiencies.

Master Bathroom: Vanity Cabinet:

Basin and Drain Fixture: The basin and drainage fixture appear to be fully functional.

Faucet and Supply Lines: Faucets and supply lines appear functional.

Toilet Condition The toilet appears to be functional.

Tub: There is a spa tub installed. The tub was filled with water and the jets activated to observe for proper action. The tub appeared to function properly.


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Tub Mixing Valve & Stopper: Action Necessary - The tub mixing valve needs repair.

Shower/Shower Head and Mixing Valves: Functional - The shower, shower head, and mixing valves are all performing as required.

Tub & Shower Walls: The majority of the walls appear to be in functional condition. Attention Needed - The walls show some deterioration. Some attention is needed to prevent further deterioration. There is some missing grout between some of the tiles.

Heat Source: Functional - There is a heat source in this room.

Entry Door: Good.

Walls: The walls in this bathroom are functional.

Ceiling: The ceiling in this bathroom is functional.

Floor: Attention Needed - The flooring in this bathroom is in need of attention to prevent further deterioration. There is carpet snagging/tearing noted.


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Ventilation Fans: There is an exhaust fan installed in this bathroom, and it is functional. Attention Needed - There is an exhaust fan installed in this bathroom, but it does not appear to be removing air at a satisfactory rate. Cleaning or repair is indicated.

Bathroom #2: Vanity Cabinet:


Toilet Condition The toilet appears to be functional.


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Caulking/Water Contact Areas: The caulking in the water contact areas appears to be functional.

Heat Source: Functional - There is a heat source in this room.

Entry Door: Good - Bathroom door is the quality level I expected to see, and it has a privacy lock installed.


Windows: The windows and associated hardware in the bathroom are all functional.


Floor: The flooring in this bathroom is functional.

Ventilation Fans: None - There is no installed ventilation fan. There is a window installed; and if it is used correctly, there is no need for a fan.

Bathroom #3: Vanity Cabinet:

Basin and Drain Fixture: The basin and drainage fixture appear to be fully functional.


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Toilet Condition The toilet appears to be functional. The toilet bowl lid was loose or missing hardware during the inspection.

Tub: Steel Tub OK - The bathtub is a steel material with a solid finish applied. It appears to be in functional condition.

Tub Mixing Valve & Stopper: The tub mixing valve and the tub unit are in functional condition.

Tub & Shower Walls: Attention Needed - The walls show some deterioration. Some attention is needed to prevent further deterioration.

Entry Door: Good - Bathroom door is the quality level I expected to see, and it has a privacy lock installed.



Floor: The flooring in this bathroom is functional.


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Ventilation Fans: There is an exhaust fan installed in this bathroom, and it is functional. Attention Needed - There is an exhaust fan installed in this bathroom, but it does not appear to be removing air at a satisfactory rate. Cleaning or repair is indicated.

BEDROOMS

Our inspection of living space includes the visually accessible areas of walls, floors, cabinets and closets, and the testing of a representative number of windows and doors, switches and outlets. We do not evaluate window treatments, move furnishings or possessions, lift carpets or rugs, empty closets or cabinets, nor comment on cosmetic deficiencies. We may not comment on cracks that appear around windows and doors, along lines of framing members or along seams of drywall and plasterboard. These are typically caused by minor movement, such as wood shrinkage, common settling, and seismic activity, and will often reappear if they are not correctly repaired. Such cracks can become the subject of disputes, and are therefore best evaluated by a specialist. Floor covering damage or stains may be hidden by furniture, and the condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass 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 the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. Testing, identifying, or identifying the source of environmental pollutants or odors (including but not limited to lead, mold, allergens, odors from household pets and cigarette smoke) is beyond the scope of our service, but can become equally contentious or difficult to eradicate. We recommend you carefully determine and schedule whatever remedial services may be deemed advisable or necessary before the close of escrow.

Master Bedroom: Entry Door:


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Closet: The closet is functional and of average size.

Walls: The walls in the room appear to be functional. Some minor patching behind the door was noted.

Ceiling: The ceiling is functional.

Ceiling Fan: Good - There is a ceiling fan installed in this room. Used correctly, this can make the room feel more comfortable.

Floor: Good - The floor covering is newer and should provide years of service.


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Heat Source Noted: There is a heat source to this room. There is no comment as to the amount of air or temperature coming from the supply vent.

Bedroom #2: Entry Door:


Walls: The walls in the room appear to be functional.




Windows: This window was not operated for function due to personal items.


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Heat Source Noted: There is a heat source to this room. There is no comment as to the amount of air or temperature coming from the supply vent. Recommend minor repair to vent cover.





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Windows: Attention Needed - The screen for this window needs repair.


Smoke Detector: Action Necessary - There is a nonworking smoke detector in this room. For safety considerations, it needs to be repaired or replaced immediately.


Closet:


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Walls: The walls in the room appear to be functional. Limited visual due to personal items during the time of inspection.


Floor: Good. Limited visual during time of inspection due to personal items.

Windows: Window was not operated due to being blocked by personal items.



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Smoke Detector: There is no smoke detector installed in this room. For safety considerations, you should consider installation of a battery operated or hardwired smoke detector.

Carbon Monoxide Detector: There is no carbon monoxide detector installed in this room. For safety considerations, you should consider installation of a battery operated or hardwired carbon monoxide detector.

OTHER LIVING SPACES

Our inspection of living space includes the visually accessible areas of walls, floors, cabinets and closets, and the testing of a representative number of windows and doors, switches and outlets. We do not evaluate window treatments, move furnishings or possessions, lift carpets or rugs, empty closets or cabinets, nor comment on cosmetic deficiencies. We may not comment on cracks that appear around windows and doors, along lines of framing members or along seams of drywall and plasterboard. These are typically caused by minor movement, such as wood shrinkage, common settling, and seismic activity, and will often reappear if they are not correctly repaired. Such cracks can become the subject of disputes, and are therefore best evaluated by a specialist. Floor covering damage or stains may be hidden by furniture, and the condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass 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 the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. Testing, identifying, or identifying the source of environmental pollutants or odors (including but not limited to lead, mold, allergens, odors from household pets and cigarette smoke) is beyond the scope of our service, but can become equally contentious or difficult to eradicate. We recommend you carefully determine and schedule whatever remedial services may be deemed advisable or necessary before the close of escrow.

Front Entry & Main Hallway: Overview

Front Entry Door: The main entry door to the structure is in functional condition.

Screen/Storm Door: Attention Needed - There is some portion of the combination storm and screen door or its hardware that needs repair or adjustment.


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Entry Floor: The entry floor material appearance is good and material is functional.

Main Hallway: The main hallway walls and floor are without significant issues.

Main Staircase:

Upper Level Hallway: The upper level hallway walls and floor are without significant issues.

Upper Level Smoke Detector: There is a functional smoke detector installed in the second level hallway. It was undetermined if the unit is hardwired or battery operated.


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Living Room: Entry Door:





Cable TV: Yes.




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Fireplace: Yes - There is a fireplace in this room. An inspection was completed on the fireplace. It is under the Structural Section.

Family Room: Entry Door:




Windows: The windows and associated hardware in this room are all functional.




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Fireplace: No.

GARAGE

Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should not be stored within closed garage areas. Garage door openings are not standard, so you may wish to measure the opening to ensure that there is sufficient clearance to accommodate your vehicles. It is not uncommon for moisture to penetrate garages, particularly with slabs on-grade construction, and this may be apparent in the form of efflorescence or salt crystal formations on the concrete. You may want to have any living space above the garage evaluated further by a structural engineer, as it may be seismically vulnerable.

Garage: Garage Type The garage is attached.

Size of Garage: Two car garage.

Number of Overhead Doors There are two overhead doors.

Overhead Door and Hardware Condition: Action Needed- The overhead door and hardware was not operable during the time of inspection. Recommend further evaluation by licensed or qualified Garage Door Contractor.

Automatic Overhead Door Opener: Action Necessary - The overhead door opener is not working, or it did not function using the attached switch. Testing the remote control for the automatic opener is not included as a part of this inspection. Recommend further evaluation by a qualified Garage Door Contractor.

Safety Reverse Switch on the Automatic Opener:


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No - The door opener is not equipped with an automatic reverse safety switch. Recommend further evaluation by a qualified Garage Door Contractor.

Outside Entry Door: The outside entry door to the garage is functional. Attention Needed - The outside entry door to the garage needs some minor adjustment or repair. The weather strip around the door needs some repair. There is an operational deadbolt installed on the entry door. This is a recommended safety feature.

Floor Condition: Attention Needed - The garage floor needs some minor repair to prevent further deterioration.

Limited visual due to personal items.


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Garage Walls Condition: The wall covering and framing appears to be without significant issues. Limited visual due to personal items.

Posts Condition: There is a post supporting an overhead beam in the garage. It appears to be adequately installed.

INTERIOR ROOMS

Ceilings: Kitchen Interior General condition appears serviceable.

Floors: Kitchen Interior General condition appears serviceable, The floor covering material is Vinyl.

Closets: Kitchen Interior General condition appears serviceable.

ELECTRICAL SYSTEM

Electrical Outlets: Kitchen Interior At least 4 tested.

Documents

FAIRA TRANSPARENCY REPORTS 9545 Penson Ct ......608 State St. South Kirkland, WA 98033 [email protected] +1.800.571.FAIR FAIRA TRANSPARENCY REPORTS 9545 Penson Ct, Kelseyville, CA 95451