inspection report for ms. joan thomas · 2019-07-12 · ms. joan thomas real estate professional:...

Inspection Report for Ms. Joan ThomasProperty Address: 4783 Rutherford Cir SW, Port Orchard, Washington 98367

NW WASHINGTON HOME INSPECTIONS LLC

Carl Liberman License #1758Bainbridge Island, Washington

Table of Contents

Cover Page.................................................................1

Table of Contents ........................................................2

Intro Page ...................................................................3

Significant Issues ........................................................5

Repair & Maintenance Summary ................................6

Future Improvements..................................................8

1 Roof .......................................................................10

2 Attic ........................................................................12

3 Exterior...................................................................13

4 Wall Exteriors.........................................................17

5 Structure ................................................................19

6 Electrical ................................................................22

7 Garage...................................................................25

8 Interior....................................................................26

9 Plumbing ................................................................27

10 Heating.................................................................29

11 Bathrooms............................................................31

12 Kitchen and Built-in Appliances ...........................33

13 Laundry Room .....................................................35

Invoice.......................................................................36

NW WASHINGTON HOME INSPECTIONS LLC Thomas

4783 Rutherford Cir SW of 36

Date: 7/5/2019 Time: 09:00 AM Report ID: 190705 AProperty:4783 Rutherford Cir SWPort Orchard Washington 98367

Customer:Ms. Joan Thomas

Real Estate Professional:

FAIRA.COM

Dear Ms. Thomas,

Thank you for choosing NW WASHINGTON HOME INSPECTIONS LLC for your home inspection needs. I greatlyappreciate the importance of this inspection and have done my utmost to provide you with an organized,sufficiently-detailed, and easy-to-read report.

Three summary reports are provided at the beginning of the report highlighting the most significant findings. TheSignificant Issues Summary includes the most serious issues identified during the inspection. The Repair &Maintenance Summary includes the remainder of those potentially near-term actionable items for you to considerbased on the inspection. Future improvements are provided for your consideration.

The body of the report is organized by system: Roofing, Structure, Electrical, etc. I have included pictures whenpossible. Please review the entire report as there is additional information presented in the body of the report thatmay not be found in the summaries.

If you have any questions regarding your inspection, please feel free to contact me directly at 206.841.9532 or emailme at [email protected]. I look forward to providing future home inspection needs to you, yourfriends, and family.

Warm Regards,

Carl Liberman

Significant Issues ( ) = Items or discoveries indicate that these systems or components may cost significant moneyto correct now or in the near future, or items that require immediate attention to prevent additional damage or eliminatesafety hazards. Further investigation by a specialist and/or subsequent observation may be required.

Repair & Maintenance ( ) = Items or discoveries indicate that these systems or components do not function asintended and/or maintenance is required in the near term. Further investigation by a specialist and/or subsequentobservation may be required.

Future Improvements ( ) = Items or discoveries indicate that these systems or components should be considered forupgrade and/or modernization. Improved safety and/or energy efficiency may apply.

Standard Limitations: Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes ofthe need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance ornon-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability;The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence ofpests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Homeinspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system orcomponent; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspectoror other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does notrespond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debristhat obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardoussubstance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the



effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limitedto failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information shouldhire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.

Standards of Practice:Washington State Standards of Practice forHome Inspectors & Inspections (WAC308-408C)

Type of building::Single Family (2-story)

Approximate Square Footage::2860

Approximate Year of OriginalConstruction::2007

Occupancy::The home was occupied

Attending the Inspection::Owner

Weather during the Inspection::Cloudy

Significant precipitation in last 3 days::No

Temperature during inspection::Over 60 (F) = 15.5 (C)

Ground/Soil surface condition:Dry



Significant IssuesSignificant Issues = Items or discoveries indicate that these systems or components may cost significant money tocorrect now or in the near future, or items that require immediate attention to prevent additional damage or eliminatesafety hazards.

4. Wall Exteriors

4.4 Cementicious Siding(1) The cement board siding needs to be re-caulked at the butt-joints to keep the system weather tight. Theseconditions are conducive to wood destroying organisms.

6. Electrical

6.20 Carbon Monoxide DetectorsI did not locate any installed carbon monoxide detectors. Carbon monoxide alarms must be located outside of eachseparate sleeping area, in the immediate vicinity of the bedroom and on each level of the residence. Install inaccordance with manufactures recommend guidance or hire a licensed contractor for proper installation. ReferenceWAC 51-51-315: http://apps.leg.wa.gov/WAC/default.aspx?cite=51-51-0315

Please note this section is not all-inclusive, please read the complete report.



http://www.HomeGauge.com

Repair & Maintenance SummaryRepair & Maintenance Issues = Items or discoveries indicate that these systems or components do not function asintended and/or maintenance is required in the near term. Further investigation by a specialist and/or subsequentobservation may be required.

3. Exterior

3.1 DrivewayDamaged concrete at driveway entrance.

3.3 General GroundsI would recommend trimming the vegetation away from the structure to prevent physical damage and avoid a pathfor pests and animals.

3.4 Exterior Trim(1) I noted a small area of rot in the trim at the left front corner of the home. This may be the result of poorlyadjusted sprinkler heads. I would recommend replacement. These conditions are further conducive to wooddestroying organisms.(2) This trim around the right front porch column requires re-caulking.

5. Structure

5.3 FoundationThe foundation wall at the front left corner and front right corner of the home show signs of possible excessive long-term moisture exposure (efflorescence). I noted sprinkler heads in this area that may need to be adjusted.

5.4 CrawlspaceThe crawlspace moisture barrier has been displaced in several areas to include crowding of wooden structuralsupport posts. his may act to concentrate moisture in the vicinity of non-treated structural lumber. These conditionsare conducive to wood destroying organisms.

6. Electrical

6.15 GFCI/AFCI Electrical Receptacles(2) This GFCI outlet in the laundry room is not operational.

10. Heating

10.1 FurnacePosted service records do not indicate recent servicing of your furnace. I would recommend servicing of your gasfurnace by a licensed heating contractor and annually thereafter.

Please note this section is not all-inclusive, please read the complete report.




Future Improvements

1. Roof

1.2 Roof FlashingNo rake or drip edge flashing was installed at the time of the inspection. Lack of edge flashings may leave the edgesof roof sheathing and underlayment exposed to the deteriorating effects of weather, with damage from moisturesuch as delamination and decay possible. The International Residential Code (IRC) has required edge flashingsince 2012. Most building authorities have adopted this code into there building standards.

1.5 Asphalt Composition ShingleThe typical life expectancy of asphalt shingle roofs in this climate is approximately 20 years, please budgetaccordingly.

4. Wall Exteriors

4.4 Cementicious Siding(2) Exterior surfaces should be painted every 6 to 8 years in order to maintain in good condition.

6. Electrical

6.15 GFCI/AFCI Electrical Receptacles(1) No ground fault circuit interrupter (GFCI) protection of home electrical receptacles was provided in the garage atthe time of inspection. Although GFCI protection may not have been required at the time the home was built, Irecommend that electrical receptacles located in basements, crawlspaces, garages, the home exterior, and interiorreceptacles located within 6 feet of a plumbing fixture be provided with ground fault circuit interrupter (GFCI)protection for improved electrical safety.

6.19 Smoke DetectorsThe National Fire Protection Association (NFPA) recommend replacement of smoke detectors greater than 10 yearsold.

9. Plumbing

9.4 Electric Water HeaterPlease note, this water heater is approximately 12 years old and has reached the typical life-span of 12 - 18 years.Consider a home warranty to mitigate repair/replacement costs. Budget for a replacement in the future.

11. Bathrooms

11.8 VentilationThe master bathroom ventilation fan is excessively noisy indicating wear of the internal components, considerreplacement.

12. Kitchen and Built-in Appliances

12.9 Kitchen Appliances



Consider purchasing a home warranty that covers your kitchen and other appliances to mitigate any near-termrepair or replacement costs considering their age.




1. RoofThe roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor.Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General HomeInspection does not include confirmation of proper installation. Home Inspectors are trained to identify common deficiencies and to recognizeconditions that require evaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-coveringmaterials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts forevaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roofagainst future leakage. Other limitations may apply and will be included in the comments as necessary.

Styles & Materials

Method of inspection:Walked the roof

The roof style was:Gable

Primary roof-covering type:Architectural Fiberglass Asphalt Shingle

Drainage system description:Gutters and downspouts installed

Underlayment/Interlayment::Not Visible

Sky Light(s):One

Items

1.0 Roof Structure ExteriorComments: Inspected

1.1 UnderlaymentComments: Not Inspected

1.2 Roof FlashingComments: Inspected

1.3 Roof Drainage SystemComments: Inspected

1.4 Plumbing and Combustion VentsComments: Inspected

1.5 Asphalt Composition ShingleComments: Inspected

No rake or drip edge flashing wasinstalled at the time of the inspection.Lack of edge flashings may leave theedges of roof sheathing andunderlayment exposed to thedeteriorating effects of weather, withdamage from moisture such asdelamination and decay possible. TheInternational Residential Code (IRC)has required edge flashing since2012. Most building authorities haveadopted this code into there buildingstandards.



The roof of the home was inspected and reported on with the above information. Any repair items mentioned in this report should be consideredbefore purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.

The typical life expectancy of asphalt shingle roofs in this climate is approximately 20 years, pleasebudget accordingly.



2. AtticInspection of the attic typically includes visual examination the following:roof structure (framing and sheathing); roof structure ventilation; thermalenvelope; electrical components (wiring, junction boxes, outlets, switches and lighting); plumbing components (supply and vent pipes, bathroom ventterminations) and HVAC components (drip pans, ducts, condensate and TPR discharge pipes).

Styles & Materials

Attic info:Scuttle hole

Attic inspected from:Inside the attic

Attic thermal insulation material:Fiberglass BattBlown-in Fiberglass

Approximate attic thermal insulationdepth:

R-30 or better

Roof Structure Ventilation:Attic ventilation appeared sufficient

Roof structure ventilation device type:Roof ventsSoffit vents

Roof Framing Type:Manufactured Roof Trusses

Roof Sheathing Material:Oriented Strand Board (OSB)

Items

2.0 Attic AccessComments: Inspected

2.1 Roof Framing (from attic)Comments: Inspected

2.2 Roof SheathingComments: Inspected

2.3 Roof Structure VentilationComments: Inspected

2.4 Attic ElectricalComments: Inspected

2.5 Venting Systems (Kitchens, Baths and Laundry)Comments: Inspected

2.6 Attic Rodent ActivityComments: Inspected

The attic of the home was inspected and reported on with the above information. Any repair items mentioned in this report should be consideredbefore purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.



3. ExteriorInspection of the home exterior typically includes: exterior wall covering materials; exterior trim; window and door exteriors; adequate surfacedrainage; driveway and walkways; window wells; exterior electrical and plumbing components; and retaining wall conditions that may affect the homestructure. The potential for dangers/damage associated with trees- such as falling branches or root damage to foundations- varies with tree speciesand age, and requires an arborist evaluation.

The General Home Inspection does not include inspection of landscape irrigation systems, fencing or swimming pools/spas.

Styles & Materials

Driveway Material:Concrete

Walkway Materials:Concrete

Appurtenance:Covered porchPatio

Downspout Discharge:Below Grade

Lot Description:Flat

Clearance to Grade:Standard

Items

3.0 Exterior ViewsComments: Inspected

3.1 DrivewayComments: Inspected

3.2 WalkwaysComments: Inspected

3.3 General GroundsComments: Inspected

Damaged concrete at drivewayentrance.



I would recommend trimming the vegetation away from the structure to prevent physical damage andavoid a path for pests and animals.



3.4 Exterior TrimComments: Inspected



3.5 PorchComments: Inspected

The exterior of the home was inspected and reported on with the above information. Any repair items mentioned in this report should be consideredbefore purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.

(1) I noted a small area of rot inthe trim at the left front corner of thehome. This may be the result ofpoorly adjusted sprinkler heads. Iwould recommend replacement.These conditions are furtherconducive to wood destroyingorganisms.

(2) This trim around the rightfront porch column requires re-caulking.



4. Wall ExteriorsInspection of the home exterior typically includes: exterior wall covering materials; exterior trim; window and door exteriors; adequate surfacedrainage; driveway and walkways; window wells; exterior electrical and plumbing components; and retaining wall conditions that may affect the homestructure. The potential for dangers/damage associated with trees- such as falling branches or root damage to foundations- varies with tree speciesand age, and requires an arborist evaluation.

The General Home Inspection does not include inspection of landscape irrigation systems, fencing or swimming pools/spas.

Styles & Materials

Exterior wall-covering Material:Cementicious SidingHorizontally lapped cement-board

siding

Exterior Doors:Metal

Items

4.0 Door ExteriorsComments: Inspected

4.1 Window ExteriorsComments: Inspected

4.2 Exterior Wall PenetrationsComments: Inspected

4.3 Exterior Wall MembraneComments: Inspected

4.4 Cementicious SidingComments: Inspected

(1) The cement board siding needs to be re-caulked at the butt-joints to keep the system weather tight.These conditions are conducive to wood destroying organisms.



The exterior of the home was inspected and reported on with the above information. Any repair items mentioned in this report should be consideredbefore purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.

(2) Exterior surfaces should bepainted every 6 to 8 years in order tomaintain in good condition.



5. StructureThe General Home Inspection includes inspection of the home structural elements that were readily visible at the time of the inspection. This mayinclude the: foundation; walls; floor structure; and/or roof structure. Soils vary in their stability and ability to support the weight of a structure. Minorcracking is normal with some common foundation materials, is typically limited to the material surface, is not a structural concern, and may not becommented on. Cracking related to soil/foundation movement indicates the potential for present or future structural concerns and will be commentedon to the best of the inspector's ability.

Much of the home structure is hidden behind exterior and interior roof, floor, wall, and ceiling coverings, or is buried underground. Because theGeneral Home Inspection is limited to visual and non-invasive methods, this report may not identify all structural deficiencies. Identification of portionsof the wall structure not directly visible requires logical assumptions on the part of the Inspector that are based on the Inspectors past experience andknowledge of common building practices.

Upon observing indications that structural problems may exist that are not readily visible, or the evaluation of which lies beyond the Inspector'sexpertise, the inspector may recommend evaluation or testing by a specialist that may include invasive measures, which would require homeownerpermission.

Styles & Materials

Typical Ceiling Structure:Drywall attached to dimensional lumber

ceiling joistsDrywall attached to roof trusses

Exterior Wall Structures:Conventional 2x6 Wood Frame

Wall Insulation:Not Visible

Foundation Configuration:Crawlspace

Foundation Method/Materials:Poured concrete foundation walls

Main Floor Structure:Oriented strand board (OSB) sheathing

over wood joists

Main Floor Structure- Perimeter Bearing:Rests on top of foundation wall

Main Floor Structure- IntermediateSupport:

Wood beam girderWood postsConcrete Piers

Floor System Insulation:BattsFiberglass

Crawl Space Vapor Barrier:6 Mil Poly

Items

5.0 Exterior Wall ConstructionComments: Inspected

5.1 Floor StructureComments: Inspected

5.2 Insulation Under Floor SystemComments: Inspected

5.3 FoundationComments: Inspected



5.4 CrawlspaceComments: Inspected

The foundation wall at the front left corner and front right corner of the home show signs of possibleexcessive long-term moisture exposure (efflorescence). I noted sprinkler heads in this area that may need tobe adjusted.

front left front left

front right front right



5.5 Crawl Space Rodent ActivityComments: Inspected

The structure of the home was inspected and reported on with the above information. Any repair items mentioned in this report should be consideredbefore purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.

The crawlspace moisture barrier has been displaced in several areas to include crowding of woodenstructural support posts. his may act to concentrate moisture in the vicinity of non-treated structural lumber.These conditions are conducive to wood destroying organisms.



6. ElectricalOver the years, many different types and brands of electrical components have been installed in homes. Electrical components and standards havechanged and continue to change. Homes electrical systems are not required to be updated to meet newly enacted electrical codes or standards. Fulland accurate inspection of electrical systems requires contractor-level experience. For this reason, full inspection of home electrical systems liesbeyond the scope of the General Home Inspection.

The General Home Inspection is limited to identifying common electrical requirements and deficiencies. Conditions indicating the need for a morecomprehensive inspection will be referred to a qualified electrical contractor.Inspection of the home electrical system typically includes visualinspection of the following:service drop: conductors, weatherhead, and service mast; electric meter exterior; service panel and sub-panels; serviceand equipment grounding; system and component bonding; and visible branch wiring: receptacles (representative number), switches, lighting

Styles & Materials

Electrical Service Conductors:Underground serviceAluminum120/240 volt service

Service Panel Ampacity:200 amps

Service Panel Type:Load Center

Service Panel Manufacturer:Square D

Service Disconnect Location:At Service Panel

Service Disconnect Type:Breaker

Service Grounding Electrode:Not Visible

Wiring Methods:Romex

Type of Branch Wiring:Solid CopperStranded Aluminum

Ground Fault Circuit Interruptor (GFCI)Protection:

Partial

Arc Fault Circuit Interruptor (AFCI)Protection:

YES

Items

6.0 General Electrical System DescriptionComments: Inspected

6.1 General Electrical System ConditionComments: Inspected

6.2 Service Drop, Drip Loop, Splice and AttachmentComments: Inspected

6.3 Electric MeterComments: Inspected

6.4 Service Entrance ConductorsComments: Inspected

6.5 Service Panel ManufacturerComments: Inspected

6.6 Service Panel Exposure RatingComments: Inspected

6.7 Service Panel Cabinet, Ampacity, and CoverComments: Inspected

6.8 Service Panel WiringComments: Inspected



6.9 Service DisconnectComments: Inspected

6.10 Overcurrent Protection DevicesComments: Inspected

6.11 Service Grounding Electrode System & Service BondComments: Inspected

6.12 Equipment Grounding & BondingComments: Inspected

6.13 Exterior Electrical ReceptaclesComments: Inspected

6.14 Conventional Electrical Receptacles (interior)Comments: Inspected

6.15 GFCI/AFCI Electrical ReceptaclesComments: Inspected

(1) No ground fault circuitinterrupter (GFCI) protection of homeelectrical receptacles was provided inthe garage at the time of inspection.Although GFCI protection may nothave been required at the time thehome was built, I recommend thatelectrical receptacles located inbasements, crawlspaces, garages, thehome exterior, and interior receptacleslocated within 6 feet of a plumbingfixture be provided with ground faultcircuit interrupter (GFCI) protection forimproved electrical safety.

(2) This GFCI outlet in thelaundry room is not operational.



6.16 SwitchesComments: Inspected

6.17 LightingComments: Inspected

6.18 Visible Branch WiringComments: Inspected

6.19 Smoke DetectorsComments: Inspected

6.20 Carbon Monoxide DetectorsComments: Inspected

The electrical system of the home was inspected and reported on with the above information. Outlets were not removed and the inspection was onlyvisual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Any repair items mentioned in this reportshould be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates tothe comments in this inspection report.

The National Fire ProtectionAssociation (NFPA) recommendreplacement of smoke detectorsgreater than 10 years old.

I did not locate any installed carbon monoxide detectors. Carbon monoxide alarms must be locatedoutside of each separate sleeping area, in the immediate vicinity of the bedroom and on each level of theresidence. Install in accordance with manufactures recommend guidance or hire a licensed contractor forproper installation. Reference WAC 51-51-315: http://apps.leg.wa.gov/WAC/default.aspx?cite=51-51-0315



7. GarageInspection of the garage typically includes examination of the following:general structure; floor, wall and ceiling surfaces; operation of all accessibleconventional doors and door hardware; vehicle door condition and operation proper electrical condition including Ground Fault Circuit Interrupter(GFCI) protection; interior and exterior lighting; stairs and stairways proper firewall separation from living space; and proper floor drainage

Styles & Materials

Garage Vehicle Door Type:SingleDouble

Number of Vehicle Doors:2

Number of Automatic Openers:2

Vehicle Door Automatic Reverse:Installed and operating correctly

Auto-opener Manufacturer:LIFT-MASTER

Items

7.0 Vehicle DoorsComments: Inspected

7.1 Conventional DoorsComments: Inspected

7.2 FloorsComments: Inspected

7.3 WallsComments: Inspected

7.4 CeilingComments: Inspected

7.5 Fire SeparationComments: Inspected

7.6 Stairs/Steps to Living SpaceComments: Inspected

7.7 Garage ElectricalComments: Inspected

7.8 General Condition and VentilationComments: Inspected

7.9 AtticComments: Inspected

The structure of the home was inspected and reported on with the above information. Any repair items mentioned in this report should be consideredbefore purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.



8. InteriorInspection of the home interior does not include testing for mold, radon, asbestos, lead paint, or other environmental hazards unless specificallyrequested as an ancillary inspection. Inspection of the home interior typically includes: interior wall, floor and ceiling coverings and surfaces; doorsand windows: condition, hardware, and operation; interior trim: baseboard, casing, molding, etc.; permanently-installed furniture, countertops,shelving, and cabinets; and ceiling and whole-house fans.

Styles & Materials

Walls and Ceilings:Drywall

Floor Covering Materials:CarpetTileWood

Interior Doors:Wood Hollow Core

Window Material:Vinyl

Window Glazing:Double-pane

Window Operation:Single-hung

Smoke/CO Detectors:Smoke detectors installedCarbon monoxide detector(s) installed

Items



8.2 CeilingsComments: Inspected


8.4 DoorsComments: Inspected

8.5 Windows and SkylightsComments: Inspected

8.6 Interior TrimComments: Inspected

8.7 Cabinets and CountertopsComments: Inspected

8.8 StairsComments: Inspected

8.9 Bathroom and Laundry VentilationComments: Inspected

The interior of the home was inspected and reported on with the above information. The inspection did not involve moving furniture and inspectingbehind furniture, area rugs or areas obstructed from view. Any repair items mentioned in this report should be considered before purchase. It isrecommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.



9. PlumbingInspection of the plumbing system typically includes (limited) operation and visual inspection of: water supply source (identification as public orprivate); sewage disposal system (identification as public or private); water supply/distribution pipes; drain, waste and vent (DWV) system; waterheater (type, condition and operation); gas system; and sump pump (confirmation of installation/operation).

Styles & Materials

Water Supply Source:Public Water Supply

Main Water Supply Pipe:1-inchCopper

Main Water Supply Location:Garage

Water Distribution Pipes:Cross-linked Polyethylene (PEX)

Distribution Pipe Bonding:Not Visible

Sewage System Type:Public

Drain Waste and Vent Pipe Materials:Acrylonitrile butadiene styrene (ABS)

Water Heater Manufacturer:State Industries

Date of Manufacture:2007

Water Heater Fuel Type:Electric

Water Heater Type:Tank (conventional)

Water Heater Tank Capacity:50 gallons

Water Heater Location:Garage

Washer Drain Size:2" Diameter

Items

9.0 Exterior PlumbingComments: Inspected

9.1 Source of WaterComments: Inspected

9.2 Water Supply and DistributionComments: Inspected

9.3 Sewage and DWV SystemsComments: Inspected

9.4 Electric Water HeaterComments: Inspected

Please note, this water heater isapproximately 12 years old and hasreached the typical life-span of 12 - 18years. Consider a home warranty tomitigate repair/replacement costs.Budget for a replacement in the future.



The plumbing in the home was inspected and reported on with the above information. Washing machine drain line for example cannot be checked forleaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed andbarely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waitingfor closing) rust or deposits within the pipes can further clog the piping system. Any repair items mentioned in this report should be considered beforepurchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.

The plumbing in the home was inspected and reported on with the above information. Washing machine drain line for example cannot be checked forleaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed andbarely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waitingfor closing) rust or deposits within the pipes can further clog the piping system. Any repair items mentioned in this report should be considered beforepurchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.



10. HeatingHeating system inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) systemcontractor. For example: identification of cracked heat exchangers requires a contractor evaluation. Report comments are limited to identification ofcommon requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified HVAC contractor.The general home inspection does not include any type of heating system warranty or guaranty. Inspection of heating systems is limited to basicevaluation based on visual examination and operation using normal controls. Report comments are limited to identification of common requirementsand deficiencies. Observed indications that further evaluation is needed will be referred to a qualified heating, ventilating, and air-conditioning (HVAC)contractor. Inspection of heating systems typically includes (limited) operation and visual inspection of: the heating appliance (confirmation ofadequate response to the call for heat); proper heating appliance location; proper or adequate heating system configuration; exterior cabinetcondition; fuel supply configuration and condition; combustion exhaust venting; heat distribution components; proper condensation discharge; andtemperature/pressure relief valve and discharge pipe (presence, condition, and configuration).

Styles & Materials

Heating System Type:Gas-fired Furnace (medium efficiency)

Energy Source:Natural gas

Number of Heat Systems (excludingwood):

One

Heating/Cooling Ducts:Insulated

Air Filter:Disposable

Air Filter Location:Behind return air registers

Heating System Brand:Bryant

Types of FIreplaces:ConventionalVented gas logs

Operational Fireplaces:One

Items

10.0 Presence of installed heat source in each roomComments: Inspected

10.1 FurnaceComments: Inspected

10.2 ThermostatComments: Inspected

10.3 Filter conditionComments: Inspected

10.4 FireplaceComments: Not Inspected

Posted service records do notindicate recent servicing of yourfurnace. I would recommend servicingof your gas furnace by a licensedheating contractor and annuallythereafter.



The heating system of this home was inspected and reported on with the above information. The inspection is not meant to be technically exhaustive.The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensedheat contractor would discover. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualifiedcontractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Gas living room fireplace - securedfor the summer.



11. BathroomsInspection of the bathrooms typically includes the following:walls, floors and ceiling; sink (basin, faucet, overflow); cabinets (exteriors, doors, drawers,undersink); toilet/bidet tub and shower (valves, showerhead, walls, enclosure); electrical (outlets, lighting); and room ventilation

Styles & Materials

Exhaust Fans:Fan only

Items





11.4 WindowsComments: Inspected

11.5 SkylightsComments: Inspected

11.6 Electrical Receptacles and SwitchesComments: Inspected


11.8 VentilationComments: Inspected

11.9 CabinetsComments: Inspected

The master bathroom ventilationfan is excessively noisy indicatingwear of the internal components,consider replacement.



11.10 ToiletComments: Inspected

11.11 ShowerComments: Inspected

11.12 SinkComments: Inspected

The bathrooms of the home was inspected and reported on with the above information. Any repair items mentioned in this report should beconsidered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to thecomments in this inspection report.



12. Kitchen and Built-in AppliancesInspection of kitchens typically includes (limited) operation and visual inspection of the following: wall, ceiling and floor; windows, skylights and doors;range/cooktop (basic functions, anti-tip); range hood (fan, lights, type); dishwasher; Cabinetry exterior and interior; door and drawer; Sink basincondition; supply valves; adequate trap configuration; functional water flow and drainage; disposal; Electrical switch operation; and outlet placement,grounding, and GFCI protection. Note: Appliances are operated at the discretion of the Inspector.

Styles & Materials

Cabinets:Solid Wood

Countertop Material:TiledGranite

Range:Gas

Range/Oven Brand:Jenn Air

Range Hood:Vents to exterior

Range Hood Brand:Jenn Air

Dishwasher:Present, not inspected

Dishwasher brand:Jen Air

Dishwasher Anti-siphon method:Air gap installed

Garbage Disposal brand:InSinkErator

Built-in Oven Brand:Jenn Air

Refrigerator:Inspected

Refridgerator Brand:Jenn Air

Items






12.5 SkylightsComments: Inspected

12.6 Receptacles and SwitchesComments: Inspected



12.9 Kitchen AppliancesComments: Inspected



12.10 RangeComments: Inspected

12.11 Range HoodComments: Inspected

12.12 Garbage DisposalComments: Inspected

12.13 DishwasherComments: Not Inspected

12.14 RefrigeratorComments: Inspected

12.15 CounterComments: Inspected

12.16 SinkComments: Inspected

The Kitchen and built-in appliances of the home were inspected and reported on with the above information. Any repair items mentioned in this reportshould be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates tothe comments in this inspection report.

Consider purchasing a homewarranty that covers your kitchen andother appliances to mitigate any near-term repair or replacement costsconsidering their age.



13. Laundry RoomIn addition to those items typically inspected as part of the interior, inspection of the laundry room includes examination of the following:dryerconnections and venting; room ventilation; and provision of proper clothes washer waste pipe.

Styles & Materials

Dryer Power:Electric

Dryer Vent:Smooth-bore metal

Dryer 240-volt electrical receptacle:Installed

Items






13.5 Receptacles, Switches, ConnectionsComments: Inspected



13.8 Dryer VentingComments: Inspected

13.9 Washer/DryerComments: Not Inspected

The laundry room of the home was inspected and reported on with the above information. Any repair items mentioned in this report should beconsidered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to thecomments in this inspection report.



inspection report for ms. joan thomas · 2019-07-12 · ms. joan thomas real estate professional:...

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