Website: http://www.ramhomeinspections.com
Email: robertbackus52@comcast.net
Phone: (425) 422-8012 · (360) 668-8903
FAX: (360) 668-8903
Inspector: Robert Backus
U B I #602 640 904
NACHI #06081595
WSDA SPI #74412

 

Property Inspection Report
Client(s):	Thang Manh DO
Property address:	3913 178th ST SW Lynnwood, WA 98037
Inspection date:	March 12, 2010

This report published on Saturday, March 13, 2010 11:10:37 AM PST

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This report is furnished at your request for your exclusive use as an aid in determining the physical condition of the subject premises, and the equipment therein, subject to the conditions and limitations stated below.

As requested, we have inspected the referenced property, including the building and site, and have made evaluations for the purpose of forming an opinion of its condition.

We evaluate the condition of only those items concerning the building and its site that are mentioned in the report. Our statements and conclusions are made only about what is visible, and about spot checks of the various items mentioned in the report at the time of the inspection. Because of the hidden nature of some items, and the fact that we do not perform destructive testing, not all items can be checked.

The inspection and report are not intended to be technically exhaustive, nor has every component or system been totally inspected, or every possible defect or deficiency discovered and reported on. Nothing is necessarily disassembled, moved, opened, excavated or otherwise to perform this inspection. All conditions which, because of their nature and location are concealed, camouflaged, hidden or invisible, and are difficult or impossible to inspect, are excluded from this report, however many items hidden from view are manifested on the exterior surface.

You should not assume that an item not mentioned in the report is satisfactory, acceptable or in working order. Do not consider this report to be a warranty or guarantee of any kind. All statements regarding our observations are based on our experience and best opinions.

It is our goal to provide you knowledge about the subject property to assist you in making an objective opinion of its condition. This report is general in nature and intended only as a partial guide for you, our client, to make your own evaluation of the overall condition of the property. This report does not reflect the value of the premises or make any representation as to the advisability of purchase.

You have requested this report because you may feel quite positive about purchasing the referenced property. The report may appear and seem negative and overwhelming at first, but read it objectively and remember that all buildings have problems and deficiencies. The magnitude of these is what is important, and how much concern you should give them is what is crucial in your decisions about the property.

The report consists of the inspector’s observations, findings, opinions and conclusions based on his judgment from a visual examination of the exposed or the readily accessible portions of the premises. No inspection was made of areas that were obstructed, concealed, or closed off. Although the inspector made as thorough an inspection of the premises as is possible within practical limitations of time and cost constraints of the task, this precludes the inspector from doing any destructive testing of any kind or degree, such as drilling holes, probing into materials, prying apart materials or structures or scraping of finishes.

If you require more certainty or more thoroughness than this, you should retain specialists who will be willing to do more in-depth destructive testing.

Furthermore, you are warned that, while the premises and/or the equipment may appear to be in good condition when examined, certain defects may be concealed, very subtle, may not be discoverable upon visual examination, or may not be evident under the particular conditions existing at the time of our inspection. Also, some defects may develop after completion or the inspection, due to weather and many other variable factors. Some materials can and do deteriorate rapidly. Also, many structural components have a limited useful life that varies somewhat with exposure to the elements and the use and care given such components. Since there is seldom a reliable way of knowing these factors, it is difficult to say whether any part of the dwelling has any given life expectancy.

This written report supersedes and amends all oral reports or comments that may have been given you.

This report is furnished to you on the express condition that neither the inspector signing the report, not “RAM Home Inspection”, nor any of its employees or agents shall be liable for any loss, cost, damages or consequences of any kind resulting from or arising out of any statement or opinion made herein for any mistake, error, omission, or negligence made or committed by any of said parties, whether reflected in this report or not beyond a refund of the amount paid for it. Therefore, nothing in this report should be construed as certifying the condition of any part of the premises or equipment therein, nor is it intended to be a guarantee or warranty of its soundness, merchantability, or fitness for use. You are not to rely on this report as a basis for determining the value of the premises or whether same should or should not be purchased.

You may not use this report unless it is understood and agreed that “RAM Home Inspection” liability is limited as stated and that there are no warranties or guarantees as stated.

How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:

Safety	Poses a risk of injury or death
Major Defect	Correction likely involves a significant expense
Repair/Replace	Recommend repairing or replacing
Repair/Maintain	Recommend repair and/or maintenance
Minor Defect	Correction likely involves only a minor expense
Maintain	Recommend ongoing maintenance
Evaluate	Recommend evaluation by a specialist
Monitor	Recommend monitoring in the future
Comment	For your information

Click here for a glossary of building construction terms.  Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Photo 27   The light spots in this photo are lichen, a type of mossy growth which can accelerate the deterioration of the concrete surface if left unabated.

Photo 28   Lots of moss growth on the side walk in front of the covered porch.

2) Repair/Replace, Evaluate - Standing water was found in one or more sections of the crawl space. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:

Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)

Improving perimeter grading

Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, drains and/or sump pump(s) in the crawl space.

Photo 6   Moisture on vapor barrier, (yellow arrows) Red arrow; cardboard around pier..

Photo 11   Standing water on vapor barrier. I believe the water intrusion comes as a result of hydrostatic pressure from underground which coincides with the wet surface conditions surrounding the exterior of the structure.

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3) Repair/Replace, Evaluate - A qualified person should repair the vapor barrier in some areas of the crawl space because it was not covering all soil. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. Standard building practices require the following:

The soil below the vapor barrier should be smooth and free from sharp objects.

Seams should overlap a minimum of 12 inches.

The vapor barrier should lap up onto the foundation side walls.

Better building practices require that:

Seams and protrusions should be sealed with a pressure sensitive tape.

The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.

Photo 4   Wet and moldy insulation in a crawlspace vapor barrier void.

Photo 5   Mold on the dirt where the vapor barrier should be.

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4) Repair/Maintain, Evaluate - This property was clad with composition wood fiber siding. Many brands of this type of siding by different manufacturers are known to deteriorate and/or fail prematurely due to moisture penetration. Failure is typically visible in the form of swelling, cracking and delamination, especially at the bottom edges. Class action lawsuits have been filed or are being filed against most manufacturers of this material.

Some areas of siding on this structure show the symptoms described above, but it appears that the siding hasn't deteriorated to the point of needing replacement. Some manufacturers (Louisiana Pacific) recommend a repair process for this siding where affected areas are sealed with "Permanizer Plus", a flexible primer made by Pittsburgh Paint, followed by two coats of 100% acrylic latex paint. This sealant must be applied to the bottom edges using a brush. The face of the siding can be sprayed. The "Permanizer Plus" sealer isn't required for edges that aren't swollen, cracked or deteriorated, but the acrylic latex should still be brushed on these edges.

At a minimum, recommend having a qualified contractor seal and repaint as described above, or by other methods specified by the siding's manufacturer. The client may wish to have a qualified contractor evaluate further to determine if some or all of the siding should be replaced.

For more information, visit:
http://www.ppg.com/ppgaf/pl1198.htm - Pittsburgh Paints, PRIMERS -THE FOUNDATION FOR A TOP QUALITY JOB
http://www.siding4u.com/failing_siding_help.htm - Failing LP Siding Help Page

Photo 23   As indicated by the position of the needle, all the siding on the southern exposure is satuarated in every area checked.

Photo 24   Water oozes from this bare spot when pressure is applied. Other areas are swollen and the drip edges are beginning to delaminate.

Photo 26   Water has wicked up and into the drip edge of this siding material on the southern exposure causing the siding to expand and delaminate in some areas.

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5) Minor Defect - Cardboard was found in the crawl space. All cellulose-based debris or stored items should be removed to avoid attracting wood destroying insects. All piers are still clad with cardboard.

Photo 7   More left over romex wiring. The yeloow arrow shows an example of all the piers in the crawlspace which still have the cardboard on.

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6) Maintain - Most of the exterior trim work needs paint. This should be done before next fall to prevent rot.

Photo 21   The trim on the chimney chase is in need of some paint.

Photo 25   Side entry garage door trim.

Photo 30   Both shutters and trim needs a new coat of paint.

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7) Evaluate, Comment - There is romex wiring hanging down into the crawlspace. It was not determined if it was energized or not.

Photo 8   Romex wiring left hanging.

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8) Evaluate, Comment - One heat duct has become detached from it's receptacle in the floor above. It was determined where the heat register was located above. It seemed to be aimed toward the kitchen area which has no register.

Photo 9   Detached heating duct.

Photo 10   Heating duct receptacle.

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9) Comment - Past presence of rodents was seen atop the furnace duct insulation in several places. No live evidence was observed.

Photo 3   Evidence of past rodent presence.

Roof / Attic

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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Near end of service life
Roof type: Gable
Age of roof surface(s): 17 years.
Source for building age: Property listing
Roof inspection method: Viewed from eaves on ladder
Condition of shingle and/or shake roof surface materials: Near end of service life
Roof surface material: Wood shakes
Apparent number of layers of roof surface material: One
Condition of gutters, downspouts and extensions: Good.
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Condition of attic: Good.
Attic inspection method: Viewed from hatch(es)
Roof structure type: Trusses
Ceiling structure: Trusses, Ceiling beams
Ceiling insulation material: Cellulose loose fill
Roof ventilation: Good.

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10) Major Defect, Evaluate - Some sections of the wood shake roof surface appeared to be near the end of their service life and will likely need replacing in the near future, even with repairs. The client should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".

Photo 22   Many broken and splintered shakes were observed on every section of the roof.

Photo 32   Most of the shakes are soft from moisture saturation and covered with slime, lichen and moss.

Photo 35   Previous repairs were made to several areas on the north roof plane as shown by these replacement shakes.

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11) Repair/Replace, Evaluate - Many wood shakes were split, rotten and deteriorated. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

Photo 20   Moss and lichen grows on the shady east portion of the roof.

Photo 34

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12) Maintain - Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

Photo 31   Clogged gutters on western exposure.

Photo 33   Standing water in gutter on north side.

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13) Comment - The insulation has become detached from the ceiling access hatch. Recommend having it glued.

Photo 14   Attic truss work.

Photo 15   No moisture was apparent from this view point.

Garage / Carport

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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Built in.
Condition of detached garage or carport structure: Good.
Condition of garage: Good.
Condition of garage vehicle door(s): Good.
Garage vehicle door type: Roll
Number of vehicle doors: 2
Condition of garage floor: OK.

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14) Maintain - The exterior door trim needs to be painted to prevent rot.

Photo 29

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15) Evaluate, Monitor, Comment - Minor cracks, heaving and/or settlement were found in one or more sections of the garage slab floors. Monitor periodically, if the cracks grow to be more than a quarter inch in width, an evaluation by a qualified engineer should be made.

Electric

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Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Good.
Primary service type: Underground
Service voltage (volts): 120/240
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Copper
Main disconnect rating (amps): 200
Condition of main service panel: Good.
Location of main service panel #A: Garage
Branch circuit wiring type: Copper
Condition of smoke detectors: Appeared serviceable
Smoke detectors present: Yes
Carbon monoxide detectors present: No
Smoke detector power source: Hard wired

Plumbing / Fuel Systems

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Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water shut: Garage, on wall above water heater.
Water service: Public
Service pipe material: Copper
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Condition of fuel system: Appeared serviceable
Location of main fuel shut: At meter outside garage.

Water Heater

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Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.
Condition of water heater: Near end of service life
Type: Tank
Estimated age: 7 years.
Energy source: Natural gas
Capacity (in gallons): 50
Manufacturer: Rheem
Model: 41V505
Location of water heater: Garage.
Water temperature (degrees Fahrenheit): Pilot not lit, unable to heat.
Condition of burners: Required repair, replacement and/or evaluation (see comments below)
Condition of venting system: Good.

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16) Safety, Repair/Replace, Evaluate - Excessive scale was found on the burner or pilot assemblies. This may be caused by condensation in the exhaust flue due to improper drafting and/or continuous use due to the water heater being undersized. A qualified contractor should evaluate and repair or replace the water heater as necessary.

Photo 12   Bits of rust and corrosion found on top of the burner and the floor of the water heater combustion chamber.

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17) Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be near this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Heating

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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Garage
Heating type: Forced air
Fuel type: Natural gas
Manufacturer: Rheem
Last service date: Not listed anywhere visible.
Model: Rheem Classic Super Quiet 80.
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
Condition of air filters: Missing.

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18) Safety, Repair/Maintain, Evaluate - The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

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19) Repair/Replace - Air filters were missing at one or more locations. As a result, unfiltered air will flow through the system, and equipment life and the indoor air quality may be reduced. Correctly sized filter(s) should be installed. If necessary, guides or retaining devices should be installed or repaired so filter(s) are securely anchored and gaps around edges are minimized.

Kitchen

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Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Good.
Condition of cabinets: OK.
Condition of sinks and related plumbing: Good.
Condition of garbage disposal: Appeared serviceable

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20) Comment - The dishwasher was not fully evaluated because it had been winterized.
The oven was not able to be checked.

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21) Comment - The estimated useful life for most kitchen appliances is 10 to 15 years. The following appliances appeared to be this age and/or their useful lifespan and may need replacing at any time: dishwasher, refrigerator, range, microwave. Recommend budgeting for replacements in the near future.

Bathrooms / Laundry / Sinks

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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Condition of counters: Good.
Condition of cabinets: Good.
Condition of sinks and related plumbing: Good and functional.
Condition of toilets: Good.
Condition of shower(s) and related plumbing: Good.
Condition of ventilation systems: Appeared serviceable
Condition of laundry facilities: Required repair, replacement and/or evaluation (see comments below)
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

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22) Repair/Replace, Evaluate - One or more leaks were found at water supply valves for the sink and toilet at the guest bath. A qualified plumber should evaluate and repair as necessary.

Photo 19   Typical of all bathroom sink plumbing.

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23) Repair/Maintain, Evaluate, Comment - There is evidence on the wall and floor of a previous leak at the water valves. The sub-floor where the washer used to be, shows a high moisture reading underneath the vinyl flooring. Recommend having the vinyl flooring material pulled up to evaluate the condition of the sub floor material and replace if necessary.

Photo 1   Paper wrinkle and discoloration in the dry wall under the washing machine faucets in laundry room.

Photo 2   High moisture readings underneath the laundry room floor where the washing machine used to be..

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24) Minor Defect - The cover to the exhaust fan at the upstairs guest bath skylight was missing. The unit is very noisy and very dirty .A qualified person should evaluate and repair or replace as necessary.

Photo 16   This bathhroom vent fan is missing it's grill.

Interior Rooms / Areas

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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
Condition of exterior entry doors: Good.
Condition of interior doors: Good.
Type of windows: Aluminum
Condition of windows: Appeared serviceable
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, Wood
Condition of flooring: Appeared serviceable

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25) Comment - Condensation and/or mildew was found around some windows. This is typically caused by high levels of moisture indoors coming in contact with cold, exterior surfaces, and can be controlled by heating and ventilation. Recommend the following:

Keep multiple windows slightly open in different parts of the house to allow ventilation.

Keep bathroom doors closed when showering.

Use exhaust fans when showering and cooking.

Use heavy curtains to cover and insulate windows.

Avoid hanging wet clothes indoors to dry.

Use dehumidifiers.

Replace single-pane windows (if installed) with multi-pane windows.

Photo 17   Mold build up in several of the window tracks.

Photo 13   Missing smoke detector in upstairs bedroom.

Photo 18   Minor settlement cracks appear in the entry way wall. These can be patched, painted and made to disappear. Monitor periodically for further cracks.

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NOTE: Conclusion and Pre-Closing Walk Through.
(RAM Home Inspection)” is not a pest and/or mold remediation and control company, and we are not licensed, qualified or trained pest and/or mold remediation and control operators. We recommend pest and/or mold remediation and control applications only as a courtesy to our customers or anyone else, for reasons such as the presence of humidity ,moisture, water, the presence of contributing conditions for these pests and molds, and age or locations of specific items or buildings. If you feel pest and/or mold remediation and control are necessary at this time or any time later, we recommend you obtain it before purchase from a qualified Washington State licensed pest and/or mold inspection and discovery, remediation and control and treatment company.

Remember, our goal is to determine what is visibly wrong with the building. You must use this report objectively and relate it to the selling price and terms of your purchase agreement. Furthermore, as a home-owner, you should expect problems to occur. Roofs will leak, drain lines
will become blocked, components and systems will fail without warning. The age of the house and it's components should be taken into consideration. We have made every effort to provide you with an accurate assessment of the condition of the property at this point in time. Because we are not specialists and because we cannot see behind walls, our inspection is mostly visual. Latent defects may exist. Therefore, you should not regard our inspection as conferring warranty or as a guarantee.

The walk through prior to closing is the time for the client to carefully inspect the property. Conditions can change between the time of the inspection and the closing. Restrictions that may have existed dring the initial inspection may have been removed proir to the walk through. Defects or issues that were not found during the inspection may be discovered during the walk through.

Any defect or issue discovered during the inspection or walk through should be remedied or negotiated for remedy with the owner/seller prior to closing. Purchasing the property with a known defect or issue releases RAM Home Inspection of all responsability. Client assumes responsability for all know defects after purchase settlement.

If for any reason you should come upon or receive any information at variance or contrary to the inspection and with this report, or different from what we have stated, please call “(RAM Home Inspections 425-442-8012)” immediately before making any purchase or making any repairs.

Sincerely,

Robert Backus