1) PNW region pests: Pests such as rodents (mice, rats or squirrels), aggressive species of insects (hornets or wasps), nesting birds or potentially destructive woodpeckers, bats in some areas, and wood destroying insects are frequently seen in this region. Rodents will climb and a mouse can squeeze through a hole the size of a dime. A rat can pass or gnaw through a hole the size of a quarter and a squirrel can go through a 1 1/2" diameter opening. If observed onsite, I report signs of pests and vulnerabilities that might lead to infestation. Access and view are often restricted, property owners should be on the lookout for pest activity. As necessary, block any potential entry points. Correct conditions that are conducive to attracting pests: establish sufficient clearances between plants and the exterior, eliminate wood to soil contact, excess moisture and/or access to food sources. Pests are opportunistic, nomadic, and rodents can be a health concern. If an infestation is suspected, implement corrective measures and/or consult with a licensed pest management firm. Carpenter ants are more active seasonally, typically in warm weather than at other times of the year.

At time of inspection, signs of past or present rodent activity were noted in the form of odors, droppings, seed shells and or damaged insulation in all crawl spaces. Often it is not possible to determine the current status of pests. Rodents are commonly seen, often moving around from one location to another, and they can cause extensive damage. If pests gain access to one area, they are likely to be active at other locations as well. I recommend further evaluation, consulting with a pest management professional. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP

See crawlspace section for further comments regarding rodents.

The photos below illustrate wasp or hornet nests, found in locations such as exterior electric panels, crawlspace entrance, soffits, etc.I recommend qualified party, such as a pest control operator maintain aggressive insect activity as necessary.

2) Visual limitations: The inspection process may be impeded by various factors, e.g., building materials, paint and finished surfaces, plants growing near a building, intrinsic design elements, marginal lighting. Inspector cannot see into, through or behind, walls, roofing, vegetation, flashings, etc. Every problem cannot be identified in the course of a visual home inspection, concealed or undiscovered deficiencies may exist. The report provides a general overview of onsite conditions. If issues of significance are reported, clients should arrange for contractor review (testing or invasive investigation) into areas of concern. When clients arrange for repairs, vs. sellers hiring contractors, purchasers are usually in a stronger bargaining position if work is later found to be substandard.

State law has classified specific conditions as "deficient." A licensed inspector will report state mandated deficiencies although remedying such problems might prove to be difficult, impractical, or unpopular with sellers or property owners. This is not an environmental survey: The presence of potentially hazardous substances or microbial bodies-mold are excluded per the Washington Standards of Practice.

3) Procedures and general limitations: This multi-unit structure is occupied and furnished at all 5 units; therefore, numerous spaces and surfaces were obstructed from view by personal belongings. Items at the exterior or the interior, appliances, breakables, window coverings, rugs, storage under sinks or in cabinets or closets will not be moved to gain access. If the view is restricted, or if any areas were not readily accessible, those locations are excluded. When belongings have been removed, concerns that were not readily apparent, at the time of inspection, might be revealed.

4) Scope: The inspection is non-invasive, not exhaustive, and it does not include destructive testing, removing or moving building materials or components, itemizing all damage that might be present, or providing estimates of repair costs, verifying certificates of occupancy or permit/code compliance. Inspector assesses, operates or tests a representative number of components, e.g., cladding, roof, windows, doors, skylights, lights, receptacles, heat sources, plumbing fixtures, cabinets and interior surfaces. Seldom do I identify a specific manufacturers' products or speculate as to the composition of building materials. Thousands of items have been produced, and then painted, over the years. Any attempt to classify products, by manufacturer or composition, is a good faith guesstimate on the part of inspector based on available view. If a report references issues of significance, prior to closing or setting a final sales price, clients should arrange for further evaluation and obtain cost and repair estimates from qualified parties. In professional trades, qualified parties are those persons who were trained to work in a specialized field and they have appropriate contractor's licenses; for example, licensed electrical contractor, licensed plumbing contractor, licensed HVAC contractor, licensed roofing contractor, etc. When a job can legally be carried out by an unlicensed person, that individual should be capable of providing further guidance. Prompt follow-up, by seeking the advice of qualified professionals, diminishes the chances of discovering unpleasant or costly surprises after completing price negotiations or closing.

5) Standard Home Inspection (WAC 308-408C-010) compliant inspection: If observed, I report wood decay fungi (rot) and "conducive conditions" -- deficiencies defined by the state as contributing to the likelihood of attracting wood destroying organisms. It is not possible for the inspector to document every instance of wood decay fungi or all conducive conditions that might be present. Therefore, when conducive conditions (wood to soil contact, vegetation growing near or against cladding, etc.) or rot are referenced in the report, clients should arrange for qualified professionals to evaluate the conditions/damage and to provide cost and repair estimates. This report is limited to those conditions that were observed at the time of the inspection.

Note: This standard home inspection conforms to the Washington State Standards of Practice that regulate home inspectors. The report is not defined as a complete wood destroying organism inspection. In accordance with state law, if the presence of wood destroying insects-damage had been identified or suspected, I would have recommended contacting a licensed pest management firm.

6) Form 17: The multi-unit inspection is only part of the process that purchasers participate in when buying a property. If/as applicable to this transaction, clients should study Form 17 (the real property disclosure statement) and, as applicable, follow-up on the information therein. Sellers, an exception being at some bank owned properties, are obligated to disclose known deficiencies with the building or the lot. Those deficiencies may not be observable at the time of the inspection; for example, signs of past moisture, flooding or matters involving pests. Due diligence on the part of clients includes studying Form 17, verifying listing information and data that is available from the Whatcom County Assessor's Office: http://property.whatcomcounty.us/

7) Throughout the body of this report, there will be multiple references (links to videos and/or articles, and specific language) to "King of the House Inc." Steven L Smith, owner and operator of King of the House Inc., is my mentor, friend, and associate in the home inspection industry. Steven has provided this content to me with his permission to assist in the quality of information in this report.

8) The fiber cement lap siding is loose, insufficiently attached-nailed to the house and or damaged at multiple locations. I recommend further review: General contractor, familiar with installing fiber cement siding, to repair accordingly. Here's an instructional online video that describes the best methods for installing and attaching fiber cement siding: http://youtu.be/5Qwax7d9O_k

Further review and repair is recommended, photos below are examples of this condition:

9) Caulking has not been applied, or it is shrinking/deteriorating, at some locations such as around wires, pipes or conduits that pass through the exterior wall. Periodically, at any building, caulking must be maintained or replaced. Missing or failed caulking is contributory to moisture penetration, pest entry or the onset of wood decay fungi (rot).
At fiber cement lap siding butt joints where flashings have been installed, as present here at the structure, butt joints should be left open, not caulked.
I recommend further review: Apply, replace or upgrade caulking as necessary. If/where caulking is not a suitable filler-sealant, gap wider than 1/4", repair, patch or fill in an appropriate manner. Upon completion of repair, apply a durable exterior finish. All work to be performed by qualified party. To learn more about effective caulking techniques, please visit: http://goo.gl/tlAjDC

Finish-paint: The exterior finish is deteriorating at some locations such as at the wood corner trim, window trim, fascias, belly-bands, etc. Failed paint is conducive to moisture absorption and can result in swelling or wood decay fungi (rot). I recommend further evaluation: Where/as necessary, refinish the exterior. When work takes place, if damage is noted, replace materials. Then clean-prep and, if applicable, apply caulking and/or install flashing to protect against seepage. Complete the job by sealing surfaces with a durable exterior finish. All work to be performed by qualified painting and/or general contractor. For detailed information on applying exterior preservatives, please visit: http://www.reporthost.com/?PAINT

To learn more about effective caulking techniques, please visit: http://goo.gl/tlAjDC

Photos below are examples:

10) Vegetation (plants, trees, shrubs, vines) is close to/in contact with the exterior. Vegetation, situated near the building, is conducive to the onset of rot or attracting wood destroying insects. Cut back or remove vegetation, establish a minimum 6" to 12" gap between plants and the exterior. All work to be completed by qualified party. Vegetation, near the building, obstructs access, obscures the view and might conceal damage from, or activity by, wood destroying organisms. An online video, descriptive of other commonly seen "conducive conditions," is available here: http://goo.gl/CPMASl

11) Entry/exterior doors: All exterior doors were operational at the time of the inspection. However, with the exception of maybe unit 102, weatherstripping at front entry doors was substandard, gaps were evident. Damage or substandard weatherstripping is a loss of energy and potential entry point for moisture and/or insects. I recommend a qualified contractor review exterior doors on a case-by-case basis and repair weatherstripping as necessary to avoid gaps.

12) Metal snap-ties at the North side of the structure were not "snapped-off." Ties are remnants from when the foundation was poured. Exposed metal can lead to scrapes, cuts and personal injury: Break/remove metal ties with a hammer, pliers or vice-grips. Proceed in a cautious manner, including donning eye protection. Afterwards, any cosmetic damage at concrete can be patched with repair mortar. All work to be completed by qualified party. Here's a contractor produced online video that demonstrates an effective method of breaking-off snap-ties: https://youtu.be/LL-bYG7DzkA

13) Windows: All inaccessible windows at time of inspection were functional. At all occupied units, windows access to and view, was obstructed by belongings, window coverings, breakables, etc. in some rooms. Therefore, limitations are unavoidable, not all windows were evaluated as a result. Inspector evaluates a number of windows, not necessarily every window, and looks for discernibly cloudy double pane glazing. Sometimes, fog can be elusive and less noticeable, depending on temperature, humidity, sunlight, shade and cleanliness of panes. I do not provide an inclusive list of potentially fogged or compromised windows. Client(s) should verify personal satisfaction with windows. If need be, clean glass prior to making a definitive determination. Any repairs should to be completed by qualified contractor.

Since materials and design elements are obscured from view by trim, siding, etc., it is usually not possible to assess the sufficiency of all flashings, caulking or flanges at window or door installations.

14) Foundations (general information and limitations): Inspector assesses a poured concrete foundation from the exterior and, when practical to do so, from substructure areas. Visibility at the outside may be obscured by design elements, vegetation or earth. At substructure interior space, the inspection could be impeded by multiple factors: lack of access or marginal lighting, tight clearances, architecture and building materials themselves that restrict viewing, stored belongings, etc. Often, at foundation walls or footings, some cracking will be observed. In fact, most foundations will eventually develop a few settlement and/or shrinkage cracks. If observed by inspector, issues that might constitute material defects will be referenced -- significant cracking/structural concerns or moisture intrusion. To safeguard against seepage, locate and seal any existing cracks and monitor foundation for cracks that might develop/require maintenance in years to come. All work to be completed by qualified party. At time of inspection, any foundation cracks noted were found to be insignificant.

This online video, produced by a manufacturer of concrete sealant products, explains a technique for repairing small to moderate sized foundation cracks that might develop in the future: https://youtu.be/_cJEk50nNyo

15) Any cracks, or variations in height, at flat surface paving do not appear to be tripping hazards. Over time, most paved surfaces will settle and develop cracks. Depending on exposure and water penetration, it could become necessary to eventually replace materials. Cracks can often be sealed to protect against the negative effects of moisture. This online video, produced by a manufacturer of concrete sealant products, describes a method of waterproofing cracks in flat surface paving: https://youtu.be/4o1IZG-pVk0

16) At this property, at time of inspection one hose bibb (exterior faucet) was located at the northeast corner of the structure. Access to the exterior faucet is difficult due to a steep slope at the northeast corner location. At time of inspection it was muddy.
The hose bibb was operational and, based on appearance, probably of frost-free design -- lesser likelihood of seasonal freezing. Also, backflow prevention was apparent, which decreases the risk of gray water entering the potable water system.

At time of inspection, a hose was connected to the faucet and was left on. The hose was removed and a pressure test was performed, no defects were noted at the faucet. However, as per comments by the property owner at time of inspection the hose was put back on and left in the position it was found. The hose connection had a small leak, and the surrounding grounds were saturated, presumed by the inspector to be partly contributed from the leak and partly from weather. I recommend while not in use, the faucet is put in the shut-off position and hose removed from exterior faucet, especially in freezing conditions. If hoses are left on faucets in winter, or if the piping runs through unheated space, even frost-free hose bibbs and pipes are susceptible to seasonal freezing.

17) Some degree of ponding is present at junction of the two adjoining driveways. This is inevitable since both driveways properly so slope away from the two buildings. This is simply noted, correcting this matter would probably require one or both property owners to install a parking lot drainafe system. This condition is simply noted for clients consideration, inspector has no recommendation.

18) A full evaluation of the fenced trash and recycle containment area is excluded from this inspection. However it was noted that the fencing is significantly weathered, some portions of the wood is in the onset of rot, and some of the fencing boards were loose at the enclosure at time of inspection and I recommend further evaluation and repair by qualified party

19) Exterior & site (general information and limitations): Procedurally, inspector views a representative number of accessible components at the exterior -- siding, trim, fascia, windows, doors, etc. In the interest of safety, soffit and high exterior areas will be viewed from the ground. Where the view is restricted, for any reason, that location is excluded: Inspector is, per state law, exempted from traversing areas beneath decks-porches with less than 60" of clearance from the underside of joists to grade. Critical design elements are often obscured from view; therefore, it is impossible to assess the integrity of all transition flashings, window flanges and windows. If exterior issues are reported, clients should obtain cost and repair estimates from general contractors. Further review, by specialists, could uncover deficiencies that were not identified at the time of a non-invasive home inspection.

20) Rubber plumbing stack flashings have a lifespan of about 10 to 12 years. Exposure to the sun, age and weathering eventually leads to cracks in rubber or even seepage. I recommend monitoring rubber boot flashings at plumbing stacks and as damage occurs, repair/replacement as necessary, work to be completed by roofer. Qualified professional, while onsite, to evaluate the roof covering, appurtenances and associated flashings, roof-attic ventilation if applicable, and offer suggestions as to other beneficial repairs or upgrades.

21) Moss, At time of inspection, minimal amounts of moss was noted on visible portions of the roof. However over time moss will likely grow on the roof and if not maintained, as moss grows, this condition is conducive to premature deterioration of roofing materials. I recommend that the roof be monitored, and when Moss becomes evident, remove and/or control moss with Moss B Ware, or a similar product, sold at home stores. Follow manufacturers' recommendations. Work to be completed by roofer. This may be primarily a cleaning and maintenance issue but, when all of the roof is clear, visible and readily accessible, qualified professional to review the roof covering, appurtenances and associated flashings, roof-attic ventilation if applicable, and offer suggestions as to other beneficial repairs or upgrades.

22) Drip edge flashings were not installed at the eave(s) and gable ends (rake). Over time, lack of flashing can lead to rot at fascia and/or roof sheathing. I recommend monitoring conditions or, at client's option, have a roofer install flashing. A photo of a composition roof, with drip edge eave and rake flashings, is accessible here: http://goo.gl/fje9Lp

Prior to July 2014, when standard guidelines changed, drip edge eave and rake flashings were often not installed at the time of construction.

23) Downspout(s) on the roof, discharges runoff water near the exterior wall. This is commonly seen but, over time, runoff water stresses roofing materials, cladding and/or trim and contributes to moss growth. Some property owners choose to extend downspouts to nearby gutters. At client's option, modify the present arrangement. Any work to be completed by qualified party.

24) The age of the roof was, based on age of structure and on-site view is presumed by the inspector to be original. An estimate of remaining life or certification of any roof or associated components is beyond the scope of this process. No assurances are provided that a roof is immune to damage resultant from extreme weather or strong winds. Determining that no leaks exist would necessitate further inspections during a variety of conditions including heavy rainfall and gusty wind. Roof-attic ventilation may be referenced, but I cannot guarantee adequacy of venting, since doing so would require monitoring over time. If a client wishes to obtain a roof certification (warranty against future problems-damage or a guesstimate of remaining life) contact a roofing firm that participates in such programs.

Annual review: Roofs are exposed to severe weather and adverse conditions. Defects develop quickly, with little warning, and minor failings can turn into big problems. On a periodic basis, hire a professional to clean and assess the roof surface, flashings, penetrations, etc. to make sure that they're watertight. As applicable, depending on circumstances, enter attic space to obtain a supplementary view. Regularly cleaning a roof prolongs surface life and a roofing contractor is best prepared to not only clean but, also, identify and correct, subtle deficiencies. Annual roof cleaning is ancillary to resolving any other issues referred to in this report.

25) This roof was not traversed. It was inspected by putting a ladder at the eve of the side of the structure. If getting up onto and/or walking a roof is unsafe, or if walking a roof might damage roofing materials, I do not traverse a roof. This precautionary measure, the inspector not going up onto the roof, was a necessary limitation to the process. Any parts of the roof that were not readily accessible are excluded. Problems may exist in areas that were not accessed. In the future, inaccessible and unobservable locations should be reviewed by professional roofer.

26) Roof (general information and limitations): Reportable issues include damage or excessive wear at roofing, loose flashings or fasteners, accumulated organic debris and moss, problems at penetrations and appurtenances. Roofing materials restrict the view of flashings, fasteners and underlayments. I attempt to identify observable deficiencies at accessible locations, but I cannot foresee all problems that might develop. If roof (or attic) issues are reported, clients are advised to obtain detailed cost and repair estimates from a licensed roofing contractor. Further review, by a specialist, could uncover irregularities that were not identified at the time of a non-invasive home inspection.

27) Gasket material (weatherstripping) was either damaged or not installed at/around attic access hatch covers. ALSO, Gaskets observed appeared to be painted. Painted gasket prohibited sealing ability. For improved energy efficiency at habitable-heated space, and enhanced fire-resistance, install weatherstripping around cover(s). Any work to be completed by qualified party.

28) When it is practical and safe to do so, I will partially traverse the attic. This attic does not have flooring in place over structural members and insulation obstructs the view. An accidental misstep would damage the ceiling. Furthermore, tramping on insulation reduces R-values and vulnerable components (wiring, pipes, lights, ducts), are often concealed under insulation. Attic insulation, based on the view from the entry point(s), is in new or near new (unspoiled) condition. Therefore, so as to avoid damaging the insulation, I did not traverse this attic. Doing so would have compacted the insulation -- reducing the air trapped in the material and significantly degrading insulative properties. Fluffing insulation, in an effort to repair compacted material, is ineffective. Taking into consideration those factors, the interior of the attic was viewed from the hatches. Unavoidably, several locations are excluded such as low clearance soffit-eave areas. Space with less than 30" of headroom is considered to be inaccessible. Unseen problems may exist at difficult to reach or inaccessible locations.


Any building owner should, on a regular basis, check inside attic space. The sufficiency of ventilation involves air changes, relative humidity, and factors that are not easily assessed during the course of a single inspection. Clients are advised to look for indications of condensation-moisture on roof sheathing, overheating, bird or insect/bee entry, etc. If problems become apparent, when monitoring attic conditions over time, consult with a qualified service provider.

29) Attic/roof (general information and limitations): Manufactured trusses, present here, are designed by engineers. Since trusses are engineered, it is disallowed for anyone other than an engineer to modify or cut structural members (chords and webs). Observable attic areas are viewed to see if trusses appear to be compromised. I describe attic-roof ventilation, but do not guarantee adequacy of venting: Doing so would require consistent monitoring over time and years. Problems may go undiscovered at inaccessible locations, and any areas that were not traversed are excluded. Usually, inspector is unable to assess sufficiency of combustible clearances between vents/chimneys and flammable materials. If attic (or roof) issues are reported, clients should obtain detailed cost and repair estimates from licensed contractors. Further review, by specialists, could uncover irregularities that were not identified at the time of a non-invasive home inspection. At wood roof structure such as trusses and, lesser so, rafters, seasonal differentials in humidity can cause "uplift," small wall or ceiling cracks in drywall at seams, joints, finished corners. Typically, uplift is a cosmetic matter, not considered to be a structural concern of significance.

30) Fire (party) wall was noted as present: In recent years, a fire-resistant wall or walls, extending from ceiling structure to roof structure, is/are commonly installed in attics at multi-unit construction. When present, party walls increase fire-resistance and enhance security between units. Inspector does not determine sufficiency of party walls or if they are in compliance with past or present building codes.

31) Exposed wiring: Wires or splices that are not properly terminated, and/or contained in covered junction boxes, were seen in the crawl spaces. This is a safety concern. I recommend further evaluation: Licensed electrician to repair/replace. While onsite, electrician to assess the electrical system, verify accuracy of legends, report any concealed defects/safety concerns and suggest potentially beneficial system upgrades.

This condition occurred at all crawlspaces and near the entries. Photo examples:

32) Ground fault (GFCI) protection testing limitations: During the course of a mandatory ground fault protection evaluation at time of inspection, in unit #105, a GFCI at the kitchen counter to the left of the sink was tripped and failed to reset during a normal test. The receptacle is defective and as a result receptacles in line with of the defective GFCI, multiple receptacles at the kitchen counter and south wall of the kitchen and living room were without power. As per comments by the tenant, power has been lost to the circuits in the past. In addition to any other recommended repairs noted in this report. I recommend a licensed electrician evaluate failed GFCI at unit 105 and repair or replace as necessary.

Additionally, due to stored belongings, some receptacles that currently require GFCI protection were not tested. GFCI receptacles or breakers reduce the likelihood of serious electrical shocks in damp environments. If receptacles are GFCI protected, and they do trip, I may not be able to locate resets and restore power. I recommend further evaluation: When excluded areas are clear of belongings, and resets are readily accessible, check the operation of receptacles. If GFCI protected receptacles are not installed, and fully operational in the typically recommended locations, consult with licensed electrician. Since conditions change, and electrical components can fail, clients should, periodically, verify the functionality of GFCI devices.

With the exceptions noted above, all accessible GFCI receptacles were tested to be functional. This would also include 10 exterior GFCI receptacles found at front entrances and balconies, all tested functional at time of inspection.

33) At a multi-unit residence, the "main" electric disconnect is often located outdoors. In addition to the main disconnect, there will be a more accessible sub (remote distribution) panel. In an emergency, to turn off all power, trip the "main" electric disconnect. Alternatively, turn off all sub-panel breakers or any breaker that is labeled as the "main." Alert: Simply turning off a sub-panel breaker labeled as "main," or all breakers in the sub-panel, would not disable power to any branch circuits that are fed directly by the exterior "main" disconnect.

34) The sub (remote distribution) panels were inspected after first removing the front cover. At a sub-panel, the neutral wires/bus and system grounding should be separated from one another, not bonded together. It was my impression that the panel was wired in that configuration. Visual limitations may apply, depending on accessibility, space and overall observability. A lockout device was not installed at the circuit for the Dishwashers, Water heaters and wall man and fan assisted electric heaters.. Lockouts should be in place at circuit breakers that control any appliances that are not within sight of the panel/disconnect AND if the appliances cannot be unplugged or switched off. Lockouts customarily "snap in" easily and they protect service personnel by making it possible to render appliances inoperable.

Some breakers, as noted in photo captions below had different brand breaker besides General Electric installed. As per manufacturer "Use only GE type breakers, use of other circuit breakers voids warranty and may void a UL listing and could result in property loss or personal injury."

Additionally, breaker labeled water heater in unit #101 had tape over the breaker. The reason for this was undetermined by the inspector and recommend further evaluation.

I case-by-case basis at the 5 separate units, I recommend repairs as necessary, work to be completed by licensed electrician.

35) Lighting: The inspection of lights and lighting is not inclusive, nor an analysis of all such devices, nor of 3-way and 4-way switches, switched receptacles, motion detectors and dimmers. Some lights were nonfunctional at time of inspection, possibly due to dead bulbs, at locations such as, exterior light at front entrance at unit #101. Light fixture nonfunctional in closet below stairs in #unit 102, bulbs out or missing at fixtures above vanities at various bathrooms and the ceiling fan fixtures. Often, if a light or a switch does not function, a bulb will be burned-out or missing. It is not uncommon to find wall switches that are abandoned, or they remotely control switched/split receptacles or outdoor fixtures with built in motion detectors or photocells. An inspector does not troubleshoot circuits, replace or swap-out bulbs. I recommend testing switches and replacing any burned-out or missing light bulbs and/or defective fixtures, switches or wiring. Electrical work, when/if necessary, should be completed by licensed electrician. Note: At fixtures in general, and if recessed or "can" ceiling lights are present, always put in replacement bulbs of the recommended size.

Photos below are examples of this concern, I recommend further review and necessary repairs by a qualified electrician and or property management:

36) Voltage configurations at multi-unit housing: It is common at apartment buildings to feed electric sub-panels that are inside the individual dwelling units with 3 phase power (120-208 volts) from the building complex's primary service equipment. Making a determination of the exact service voltage, be it 120/208 or 125/240 (standard at single family homes) is beyond the scope of a home inspection. Suffice to say that both voltage configurations are often seen and are considered to be adequate for operating electrical receptacles, lights and appliances. Note: Electric water heaters, ranges and wall heaters can be a bit slower to recover or to warm-up when the slightly lower nominal voltage of 120/208 is present.

37) Electric system (general information and limitations): A representative number of receptacles (outlets), switches and light fixtures are inspected. Receptacles or switches situated at difficult to access locations such as behind appliances, under eaves or high on the building are excluded, as are 240 volt, low voltage or other non-standard outlets, and those with childproof covers. Inspector will comment on GFCI (ground fault) and AFCI (arc fault) protected receptacles, but seldom is it possible to locate and test all such receptacles. Inspector does not verify specific placement of tamper-resistant receptacles: protection against shocks and electrical burns. Whenever a receptacle is replaced, tamper-resistant receptacles are now a mandatory upgrade at most locations. I do not trip overcurrent protection devices to verify accuracy of legends or count receptacles/switches to determine if circuits are overloaded. A report may reference electric service sizing, but capacity could be diminished by under-rated components in a system. Breaker sizing guidelines have changed over the years, so, except at new construction, amperage might be lesser than what would be installed today. Even simple electrical projects can pose safety risks, so always consult with licensed professionals. While onsite, an electrician should evaluate the system, report deficiencies and provide recommendations as to potentially beneficial upgrades or repairs. If significant issues are reported, I advise obtaining detailed cost and repair estimates. Specialized review, by a licensed electrician, could reveal deficiencies that were not identified at the time of a non-invasive home inspection. All panels that were inspected, not excluded, are referenced in the report. If additional panels that were not readily apparent to inspector are later found to be present, they should be reviewed by a licensed electrician.

38) Non-operational electric heater(s). A wall-mounted electric fan assisted heaters in the lower floor bathroom of unit #101, when turned on, failed to warmup. The 2 heaters tied to the thermostat in the kitchen living room area at #unit 102 had been running recently, felt warm to the touch yet the ambient room temperature seem to be lesser than the thermostat setting of 75°F. Additionally, some other wall-mounted electric fan assisted heaters at various locations were slow to respond but did operate. I recommend further evaluation: qualified person such as an electrician to verify operation, repair/replace thermostat or heaters if/as necessary when cleaning and related work takes place.

At this multiunit structure, wall-mounted electric fan assisted heaters were noted to be installed in all livable spaces. In the kitchen living room areas of all units a single thermostat operated two heaters. All other rooms, such as bedrooms and bathrooms, heaters were all on a separate thermostat.

Electric heaters general information: Many wall-mounted electric fan assisted heaters were noted to be dirty. Grill discoloration can be caused by concentrated heat as a result of dirt or lint at heating elements. Airborne particles in the environment enter heaters and partially burn, leaving behind carbon material that clings to grills. Exposure to burning candles, cooking, cleaning supplies, pets, and plants can exacerbate the matter. In the case of all electric heaters, the devices are manufactured with long design lives, but they require periodic cleaning. Lint, dust and debris can block airflow, negatively impact efficiency, and increase the risk of fire. High voltage is present inside electric heaters: If covers are removed, circuit breakers to heaters must be TURNED OFF and "locked-out" prior to opening heaters.

A manufacturer produced online video, general information applicable to cleaning electric wall heaters, is available here: http://youtu.be/HxQhyev5FfI

Inspection procedure: Detailed analysis of heaters is not provided, e.g., calibration of thermostats, condition of internal heating elements. The inspector does not estimate remaining life or track product recalls. Flammables, including furniture, towels, towel racks, linens, drapes, appliance cords, etc. should not be situated in close proximity to, or installed directly over, electric heaters. Maintain, as minimums, 6" of clearance above and at least 2"-3" of clearance in front of heaters. Licensed electricians are prepared to work on electric heaters.

39) The timer, located in the Laundry rooms of each unit, will control a simple whole house exhaust fan ventilation system. Such devices are noted by the inspector, but they are not assessed as to sufficiency/function, nor is the timer tested. The timers should be set to automatically turn on the exhaust-circulation fan or, sometimes, an air handler or a furnace fan. When the fan runs, and expels old air, interior pressure equalizes and fresh air is drawn into the home. With today's tighter built houses, to reduce interior moisture and humidity, the ventilation exhaust fan should run for at least 8 hours at a time. Placement of fans and controls varies from house to house, but this contractor online video describes the operation of a basic ventilation system: http://youtu.be/GbRBDiqH-Lg

An online video, produced by the NW Clean Air Agency, that describes the operation of a basic ventilation system is available at this link: https://youtu.be/_sEXsr9BJKQ

At time of inspection, all but one 24-hour timer was in the on position, all others were at off position. I recommend that tenants be encouraged to utilize the fan timer and instruct to the benefits of operating the fans.

40) HVAC/heating system (general information and limitations): The heating system inspection is basic, visual and limited in scope. Inspector does not disassemble heating appliances nor assess, thermostat calibration, system sufficiency, all venting, and airflow to rooms. A heating professional has access to specialized equipment that will locate defective components. If inspector reports any problems, or recommends service, all work and full system evaluation should be performed by licensed HVAC professional or, in some instances, a licensed electrician or plumber. Further assessment by specialists could uncover deficiencies that were not identified at the time of a non-invasive home inspection. Gas meters, fuel storage tanks (propane, heating oil), or associated piping, valves and connectors are excluded.

41) Basic exhaust-ventilation systems such as bathroom fans, laundry fans or range hoods will be described in the "Interior Areas" report section. Exterior vent hoods should be equipped with backdraft dampers (flappers) and screens (1/4"-1/2" wire mesh). Due to the complexities involved in doing so, inspector does not verify sufficiency of dampers or screens.

42) Ceramic glass, front of the gas fireplaces are fogged to some degree at all fireplaces. Mineral residue collects on glass, a by-product of combustion, and fogged glass is indicative of a need for maintenance and cleaning. I recommend further evaluation and service by a heating contractor: Professional review to include burner, combustion chamber, air openings, gas valve, igniter and pilot, venting and combustible clearances for the length of the run, remove and clean glass and inside unit, inspect gasket, and, as applicable, carbon monoxide (CO) testing, operation of fan-blower, thermostat, etc. A gas fireplace/stove that serves as a primary heat source should be professionally serviced annually. If it is used only on an occasional basis, the appliance requires service, at a minimum, every three years. Any heat circulating fans or blowers (usually thermostatically controlled devices) are excluded. I do not disassemble/lift off fronts of fireplaces, if putting parts back together again could be difficult to do. A contractor produced online video, descriptive of general maintenance, cleaning procedures and glass removal, is available at this link: https://youtu.be/br6Hmg95RAs

Here's a link to a consumer bulletin, issued by the nearby B.C. Safety Authority, that emphasizes the importance of regularly scheduling safety checkups at all gas heating appliances and fireplaces: http://goo.gl/pN1WT2

Ceramic glass, at the front of gas fireplaces, inserts and stoves, should be cleaned twice per year or as specified by manufacturer. Employ specialized cleansers formulated for the purpose, do not use ammonia-based products that could permanently etch glass. If periodic maintenance has been neglected in the past, the glass front may have become perpetually cloudy.

43) Direct vent, from the gas-fired fireplaces were noted at the east side of the structure at all units. The vent hood at unit #102 appeared to be slightly damaged but does not appear to deter functionality.

44) The fireplace at unit #105 was turned on and noted to be operational at time of inspection. All other fireplaces were either inaccessible, pilot light off, and or locked off at the meters. An inspector operates only normal controls and, per standards and guidelines incorporated into state law, does not ignite pilot lights or troubleshoot problems. I recommend testing the appliance with further evaluation and service by a heating contractor: Professional review to include burner, combustion chamber, air openings, gas valve, igniter and pilot, venting and combustible clearances for the length of the run, remove and clean glass and inside unit, inspect gasket, and, as applicable, carbon monoxide (CO) testing, operation of fan-blower, thermostat, etc. A gas fireplace/stove that serves as a primary heat source should be professionally serviced annually. If it is used only on an occasional basis, the appliance requires service, at a minimum, every three years. Any heat circulating fans or blowers (usually thermostatically controlled devices) are excluded.

45) Gas fireplaces and freestanding stoves (general information and limitations): Inspector is not an HVAC technician. Only normal controls are operated and I offer a visual inspection of fossil fuel fired heating devices. As prescribed by state law, an inspector will not ignite pilot lights that are “off”. Service and safety evaluations of natural gas and propane systems are customarily provided by HVAC technicians or similar professionals, who are trained to install or service gas fireplaces. If issues involving appliances or components are reported, clients should obtain detailed cost and repair estimates. Further review by specialists could uncover deficiencies that were not identified at the time of a non-invasive home inspection. Inspector assumes no responsibility for any fees associated with repairing defects or conditions that could have been discovered by a licensed and qualified HVAC professional. Any blowers-heat circulating fans and their controls are excluded.

46) The hot water temperature at fixtures reads as a minimum of 129 degrees Fahrenheit at unit #101 and 138 °F at unit #103. (Other 3 units were within recommended ranges, between 110 and 120°F) The risk of scalding increases when temperature is set higher than 120°F I recommend adjusting/limiting the water temperature at fixtures to 120°F. Water temperature is regulated by thermostatic controls at/inside water heaters. Temperature may vary throughout the day, depending on when the appliance last heated water. Even though temperature at fixtures should be limited to 120°F, maintaining a higher tank temperature reduces the probability of bacterial growth inside the water heater. Therefore, a preferred means of lowering temperature involves installing a thermal mixing valve: Water at fixtures is restricted to 120°F, yet water in the tank will maintain a temperature of 130-140°F At client’s discretion, qualified party to adjust thermostat(s) or have a plumber install thermal mixing valve. To obtain more information on hot water safety, please visit: http://goo.gl/IS7knJ

An article, descriptive of thermal mixing valves, is available at this link: http://goo.gl/sqzs3t

47) The catch pan, under the water heater, drain lines are directed to substructure. A leak could result in moisture damage at finished interior space. I recommend further evaluation by professional, plumber or HVAC technician to install a catch pan with a drain line to the exterior. An article, descriptive of other potential remedies for water heaters that could leak and cause interior damage, is available at: http://goo.gl/dn0Do6

48) Thermal expansion tanks missing: In most circumstances an onsite water pressure reducer creates a "closed plumbing system." At a closed system, a thermal expansion tank will be put in place at water heater supply piping. Water expands when it is heated and backflow prevention, built into many water pressure reducers, restricts water from passing back into the main supply piping. That condition can result in unnecessary discharge from temperature pressure relief valves. A few water pressure reducers have built in bypass features that negate the need for thermal expansion tanks. I recommend further review: Qualified plumber or HVAC professional to assess pressure reducer/system and, if/as necessary, install thermal expansion vessel(s). Adding a thermal expansion tank is typically not a costly upgrade.

49) Some temperature pressure relief valve drain lines at the West side of the structure is not the correct height above grade. A drain line must pitch in a downward direction and terminate 6" to 24" (above a floor or grade outdoors) at a location where any discharge will be clearly visible. I recommend further evaluation and appropriate repairs. Since strict guidelines apply to TPR valves and drain lines, all work to be completed by plumber or HVAC technician. While onsite, professional to offer suggestions at to potentially beneficial corrections or upgrades. An online video, produced by King of the House Inc., on the topic of temperature pressure relief valves and drain lines, may be accessed at this link: http://youtu.be/iwCfEWvzYds (See comments at the end of the video regarding exterior termination of TPR drain lines)

50) Water heaters (general information and limitations): Inspector does not evaluate pipes-tubing or vents that run inside walls, or valves, thermostats or burners-heating elements and other components that are not readily accessible. Undiscovered corrosion of a tank could be present, yet go unreported, as a result of lack of visibility or access. When issues with a system are reported, clients should obtain detailed cost and repair estimates. Due to the complexities of such devices, and a number of potential safety issues, any work and evaluation of water heater/plumbing system should be performed by a licensed plumber and/or an HVAC professional. Timely service, and specialized review, could uncover deficiencies that were not identified at the time of a non-invasive home inspection.

51) The exterior dryer hoods (to some degree, at all units) contains an accumulation of lint. As the problem worsens, a blockage could lead to fire, or damage the thermal devices inside the dryer. I recommend cleaning the dryer hood, and associated ducting, now and as necessary in the future. Work to be completed by qualified party. To obtain additional information on dryers and ducting, please visit: http://goo.gl/B2i6QT

52) Washing machines and/or dryers are not routinely operated and they are not included in the inspection: Briefly running appliances does not establish reliability. Furthermore, associated supply lines, drain lines, plumbing and electric connections are excluded. Often laundry appliances are not part of a real estate transaction. In situations where they are included, prior to purchase, clients are advised to ascertain that the condition (age, cleanliness and functionality) of appliances meets with personal expectations. A brief description of the appliances and/or laundry facility is provided here.

Washer and dryer or install that all 5 units, noted to be Frigidaire brand. Dryers were electric and available gas supply was noted behind the appliances. The dryer exhaust transition ducts appeared to be approved semirigid aluminum exhaust ducts.

Rubber water supply hoses, as is often the case, are installed at the washing machines. Rubber hoses are prone to eventual deterioration and leaks. I recommend replacing rubber supply hoses with long-lasting stainless steel braided washing machine hoses. Alternatively, consider an upgrade to "FloodSafe" auto-shutoff connectors: designed to stop the flow of water if leakage occurs. A wide assortment of hoses are available at hardware and home stores. A manufacturer produced online video that explains the operation of FloodSafe specialty hoses is available at this link: http://youtu.be/HIIjGvR-2xI

Due to potential pitfalls involved in doing so (detaching ducts, loosening fittings or hoses), inspector does not move appliances. Upon taking occupancy, clients are encouraged to move appliances to obtain improved access and view. If any issues are noted, consult with qualified repair professional. On a regular basis, clean ducting, outside vent hood and the dryer lint filter.

53) Pipe-wrap is missing, damaged ornot installed at water supply lines in the crawl spaces. To guard against freezing in frigid weather, and to enhance energy efficiency, cover supply pipes-tubing with foam pipe wrap. Any work to be completed, on a case by case basis, by qualified party. When water lines are wrapped, foundation vents can be left open most of the year, except during times of extreme cold.

54) Plumbing system (general information and limitations): When it is possible to do so, I check a plumbing system by running a limited quantity of water. Service, supply, drain, waste piping, components or valves that are inside walls, ceilings, buried (or otherwise unobservable) are excluded. As a result of these limitations, concealed problems may become apparent when occupants run water and use facilities on a consistent basis. Inspector does not assess underground service-supply, drain-waste piping, publicly owned components, private water systems and/or filtration, determine the presence, or functionality, of any sewage ejector-grinder pumps or private sewage systems. Even simple plumbing repairs can, unexpectedly, turn into complicated projects. Whenever work is required, consult with licensed professionals. While onsite, plumber should evaluate the system including fixtures, supply, drain and waste lines, venting, etc., and provide recommendations as to potentially beneficial upgrades or repairs. If significant issues with system/components are reported, I advise obtaining detailed cost and repair estimates. Specialized evaluation, by a plumbing contractor, could reveal deficiencies that were not identified at the time of a non-invasive home inspection.

55) Shutoff valve(s) exclusion: Water supply shutoff valves, including any occupant accessible "main," municipal or street "mains," and dedicated shutoffs under/behind fixtures or appliances are not routinely operated. Only normal controls are tested such as sink and tub faucets. Prior to moving in belongings, client(s) should verify that shutoff valves are functional, readily accessible and situated at standard locations. Often, infrequently used shutoff valves are difficult to turn or they leak at valve stems. If problems become apparent, consult with plumber.

56) Plumbing fixtures inspected, including tubs, showers, toilets and sinks (possible exception being laundry sinks, which might be in this report section), are described in the "Interior Areas" report section. Outside hose bibbs/faucets that were inspected are usually referenced in the "Exterior & Site" report section.

57) Pest entry point: Gaps that could allow pests or rodents (and water) access to the substructure area was noted at all crawl space accesses. Mice and rats are often seen, able to gain entry through small (3/4" to 1") openings, and the creatures can cause significant damage to building materials. I recommend locating and eliminating any potential pest entry gaps, monitor the property for rodent activity, and, if necessary, consult with a pest management professional. If pests gain entry to any part of a building, they could be present at other areas as well. See additional recommendations in the "General information" report section.

Large gaps occurs at the base of all access doors and access doors at the West side of the structure had gaps around the doors themselves when closed large enough to allow vermin intrusion. I recommend a qualified contractor repair any gaps or openings at all crawlspace entrances and consult with a pest management professional as necessary to control rodent activity.

Photos below are examples of vermin intrusion entry points and illustrative evidence of habitation:

58) A crawl space vent at the West side of the southwest corner of the structure is at, or below, grade and missing a vent wells. When properly installed, wells keep openings into substructure space free from blockages. The present situation impedes ventilation and could allow rain or run-off water to enter substructure space. I recommend further review repair/alter accordingly onsite: Put in wells that provide separation (3"- 4") from earth to the bottom of any vent. Purchase metal or plastic wells at a home store or, a less desirable option, build wells made from pressure-treated lumber. All work to be completed by qualified party such as general contractor. When/if water pipes are wrapped, vents can be left open most of the year, except during extremely cold weather. If vents are closed in frigid weather, they should be reopened immediately after cold weather subsides. Vents require proper screening (typically 1/8"-1/4" corrosion-resistant wire mesh) to protect against pest entry.

Additionally, at other vents where wells are installed, soil is too high inside the well and or debris is deterring proper airflow through screened vents. It was also noted that the vent well at the northeast corner was loose to the structure and could allow water or debris into well, and substructure. I recommend a qualified party to repair and maintain existing wells as necessary.

59) Earth is uncovered/exposed at some areas of the crawl space: inadequate vapor barrier ground cover. Evaporation from the ground can result in a damp/humid crawl space and high humidity at interior space -- conditions that are conducive to attracting wood destroying organisms. The NW Clean Air Agency estimates that as much as 40% of the air inside a residence has evaporated up from substructure areas. I recommend further review: Repair/replace vapor barrier, as might be necessary, so all earth is covered. If additional material is required, employ 6 mil non-translucent polyethylene (black is preferred) with plastic installed to lay as flat as is possible and seams should overlap by a minimum of 24". Fold or cut ground cover, so it is not in contact with posts/structural lumber -- moisture that collects between plastic and the wood can lead to decay. All work to be completed by qualified party.

Plastic vapor barrier at all crawlspaces would benefit from repair. All exposed soil should be covered. The photos below are examples of exposed soil and/or damaged vapor barrier:

60) East foundation walls and crawlspace exhibits some moisture intrusion, most notably in crawlspace below unit #104. I recommend monitoring these areas, if accumulated water persists, I recommend consulting with a general contractor or foundation drainage professional. Precautionary measures could be performed, such as previously noted in this report cleaning and maintaining foundation vent wells. Also any holes noted in foundation, such as photos below could be patched to prevent moisture intrusion. All work should be performed by qualified parties.

61) Scraps and debris: Nonessential materials (wood and/or paper, cardboard, insulation, etc.) were left in the crawl space -- conducive to attracting wood destroying organisms. Collect and dispose of any unnecessary, and nonstructural, materials including wood, paper, cardboard, insulation or other debris that might be found under a vapor barrier ground cover. All work to be completed by qualified party.

62) Underfloor insulation has fallen down or it is damaged/missing. As a guideline, based on today's standards, underfloor insulation at floors above unheated space is rated at R-30 or better. I recommend further review and appropriate repairs: Install/re-install, or custom fit, insulation. Insulation should be tight to the underside of the floor above and the vapor barrier paper backing, on most modern batt insulation, is designed to face the warm side. Upside down insulation can result in moisture retention. All work to be completed by qualified professional. Underfloor insulation, when present, obscures the view including at structural lumber such as subfloor/floor, sill plate, joists, rim joist, etc. Inspectors do not pull down or move insulation; therefore, some areas are excluded from the inspection.

63)

64) Seasonal conditions: In the PNW, typically in fall and winter, we experience more rainfall and runoff water than at other times of the year. Since conditions change, on a regular basis, crawl spaces should be entered and checked for standing water, plumbing leaks, fallen or damaged insulation, rodent activity and indications of insects such as wood shavings on the foundation wall, the sill or the crawl space floor. If any problems are seen, consult with appropriate contractors/service providers.

65) This multi-unit dwelling was built with an partitioned crawl space. Depending on overall design, fire-resistance between dwellings may be enhanced at substructure areas that are divided, separated or partitioned off from one another at the underside. Regardless, fire-resistance specifications and guidelines may vary between different buildings and jurisdictions. If clients wish to obtain additional information regarding fire-resistance requirements, consult with local building authorities.

This property appeared to have separation between units in the crawl space with one exception being at the West and of the separation between units #101 and #102. The gap was noted at the west wall between the 2 units not large enough to be a security concern but poses a breach in the fire resistance between separate residential dwellings. I recommend qualified contractor to repair as necessary to seal any gaps between dwellings as per current building standards

66) This building, based on the view at one (or more) observable location(s), appears to have some bolts that anchor a sill plate or structural lumber to the foundation. Bolts are, in most instances, partially or fully concealed by intrinsic design elements and/or insulation: Inspector does not search out or count bolts, washers or nuts, measure spacing between bolts or determine if anchors comply with past, or present, construction guidelines.

67) Albeit somewhat unconventional i.e. no metal bracket installed, the bottom of the posts at the crawlspaces did appear to have a positive connection. Positive connections at posts help stabilize the structure during a seismic event. An upgrade to the current connection would be to install metal brackets as per current building practices. Any work performed should be done by qualified contractor.

68) Unconditioned crawl space (general information and limitations): When present, underfloor insulation, ducting, piping or wiring can limit access and view. I report standing water and sump pumps that I see, or otherwise become aware of, during the course of the inspection. Since sump pumps are usually partially buried, they might go undiscovered. I do not guarantee that a crawl space has been dry in the past or assume that it will remain dry in the future. Any such assurances could only be provided after long-term monitoring, e.g., during varying seasonal conditions including heavy rainfall and melting snow. If a report references crawl space deficiencies, clients are encouraged to obtain cost and repair estimates. Professional contractors, after full assessment, should offer suggestions as to potentially beneficial repairs or upgrades. Further evaluation, by a licensed general contractor, could uncover problems that were not identified at the time of a non-invasive home inspection.

Inspector attempts to view accessible crawl space areas, excluding low clearance space under decks and porches. Points of entry (floor, wall and outdoor hatch covers) might be blocked or obscured from view due to storage or certain design elements. Any substructure locations that were inaccessible, concealed, undiscovered and not entered are excluded. At client's discretion, ask property owners if they know of other substructure space was not identified in this report. If so, have those areas opened and inspected.

69) See "electrical section" in this report for concerns regarding improperly terminated conductors at crawlspaces.

70) Sinks inspection: Faucets at kitchen sinks at units #102, #103, and #105 were damaged. Drain stoppers were missing at multiple bathroom sinks. Some bathroom sinks were slow to drain. Bathroom sinks at the upper floor bathroom at unit #103 had reversed plumbing where hot and cold are reversed from current standards and label indicators on sink faucets. Typically hot would be to the left, which is correct and consistent with all her bathroom sinks with this exception at unit #103.
Grout at all kitchen and some bathroom counter backslashes has failed or deteriorated at many visible locations.
I recommend further review, and appropriate repairs, with work to be performed by a qualified plumber and or contractor as necessary.

Countertops, areas below sinks, sink basins were obscured by stored items to some degree at all units and cannot be fully evaluated.

Inspection procedure: Inspector looks for signs of past, or possibly present, leaks or seepage. A slow, intermittent or concealed leak may be undetectable at the time of inspection. Minor deficiencies at sinks and piping can result in interior damage. Caulk and/or grout around fixtures requires periodic maintenance and eventual replacement.

71) Toilet(s) inspection: A toilet of the upstairs bathroom in unit #102 was loose where it attached to the floor. Leaks can occur. Flooring, the subfloor or areas below make it damaged. Sewer gases can enter the living spaces. I recommend that a qualified party, such as a plumber remove the toilet for further evaluation and repair if necessary. A new wax ring should be installed in toilet should be securely anchored to the floor to prevent movement and leaking. Additionally, the tank fill spout at the hall bathroom at the upper floor of unit #104 was operational but appeared to be intermittent. The device was labeled as "anti--siphon" and could just be the functionality of that specific design. If concerned, while on-site for other plumbing issues, I recommend consulting with a qualified plumber.

General observation at all toilets: Caulking has either not been installed, damaged or deteriorated. Preferably, an installer will seal the front and sides of a toilet but leave a gap of a few inches at the back. The seal protects against moisture entry and is, also, hygienic in nature. The back of a fixture is left open so, if the wax ring-seal (under a toilet) leaks, a resident will be more likely to detect seepage and seek professional assistance. I recommend further evaluation, and appropriate repairs, with work to be completed by a qualified plumber.


Inspection procedure: Inspector looks for signs of past, or possibly present, leaks or seepage. A non-invasive moisture meter may be employed to check flooring at bases of toilets. Regardless, a slow, intermittent or concealed leak could be undetectable at the time of inspection. Minor deficiencies at toilets can result in interior damage. Depending on belongings present and flush mechanism attachment, inspector might not remove tank lids. Caulking or grout, around bases of toilets, requires periodic maintenance and eventual replacement.

72) The ranges are Whirlpool brand, gas electric. Where accessible, main burners heated, as did the oven and broiler elements. Some ranges were not fully evaluated due to pans on cooktop or in oven. However, all ranges tipped forward when pressure was applied. This is a safety concern, especially so for children, who might pull on or climb on the range. I recommend further review and appropriate repair: Install a standard anti-tip bracket to better secure the range. All work to be completed by qualified appliance installation-repair professional.

Findings are limited to conditions observed at the time of the inspection. I do not estimate remaining life. Prior to purchase, client(s) are advised to ascertain that the condition (age, cleanliness and functionality) of appliances meets with personal expectations.

Inspector does not verify internal temperatures, the operation of timers, clocks, convection ovens, warmer burners or drawers, appliance lights, or seal/fit of gaskets. Due to potential pitfalls, I do not move appliances, remove drawers to view connections, gas valves, brackets, mounting hardware, etc. Upon taking occupancy, clients are encouraged to move appliances to obtain better access and view. If any issues are discovered, consult with knowledgeable repair persons.

73) Tub(s)/shower(s) inspection: The gap, behind the tub spout at multiple bathtubs, could allow moisture entry into the walls. If a spout gap is small enough, caulking can be applied. A more permanent solution is to put in place an escutcheon trim plate that can be installed at the back of the spout. Additionally, escutcheon trim plate at multiple showers and bathtubs were loose at time of inspection. Also, shower faucet handle in the master bathroom of the upper floor at unit #105 had reversed plumbing where indicated at handle, hot and cold are reversed.

I recommend further assessment, and appropriate repairs, with work to be completed by a qualified plumber.

Inspection procedure: Inspector looks for signs of past, or possibly present, leaks or seepage. A slow, intermittent or concealed leak might not be readily apparent at the time of inspection. Minor deficiencies at fixtures can result in interior damage. Caulk and/or grout around fixtures requires periodic maintenance and eventual replacement.

74) Carpeting at all units is loose. I recommend further review: As applicable, repair/re-stretch the carpet as necessary. All work to be completed by qualified carpet installation professional.

Loose carpeting was noted throughout the interior of all units. Due to significant amounts of furniture and stored items, not all carpet areas could be evaluated for further damage.

75) The dishwasher are Whirlpool brand. All dishwashers appeared to be properly mounted to the counter an airgap at the drain was noted that all dishwasher drains. As the case with all dishwashers at this property, they were not operated due to dishes inside. No visual defects noted at time of inspection. Findings are limited to conditions observed at the time of the inspection. I do not estimate remaining life. Prior to purchase, client(s) are advised to ascertain that the condition (age, cleanliness and functionality) of appliances meets with personal expectations. For additional information on air-gaps, please follow this link: http://goo.gl/IRCL3Y

The inspector is otherwise occupied onsite. Therefore, any assessment of the performance of the dishwasher is limited in scope. I may be unable to determine if it is operating properly. If the device is turned on, at inspector's option, a slow or intermittent leak could go undetected.

76) There was "spring," a wow or bow, in the laminate floor covering In front of the kitchen sink in unit #105. To some degree this is typical, although spring can be indicative of, at the time of installation, materials being placed too close together -- not allowing space for future expansion or contraction. If concerned, discuss this matter, and possible modifications/repair options, with a qualified flooring contractor.

77) Interior doors: hardware at some interior doors were loose. Due to the quantity of loose hardware, it would be beyond the scope of the standard inspection to itemize each individual door and I recommend further evaluation by a qualified party to repair or replace door hardware as necessary.

Additionally some interior doors bind at the jamb, most notably a bathroom door and upstairs bedroom at unit #104, but not limited to. I recommend while on-site to repair loose hardware, qualified party also evaluates overall functionality of all interior doors and repair or replace as necessary. Other than a few sticky doors at the jamb and loose hardware no significant damage was noted to interior doors at time of inspection.

78) Air vents are obstructed at some units. I recommend that on a case-by-case basis, qualified person evaluates exterior wall vents, remove any instructions, clean as necessary and recommend 2 times that vents be used to improve air quality at Interiors.

79) Interior (recommendations, general information and limitations): The inspector views walls, ceilings, floors and assesses the condition of a representative number of windows, doors, cabinets, and electrical components. When belongings are present, access to or the view of numerous areas might be obstructed by appliances, furniture, window coverings and breakables. Inspector does not move appliances or furniture. After personal items have been removed, problems that were not identified at the time of the inspection might become apparent. I am focusing on significant concerns and do not dwell on cosmetic matters that the discerning purchaser is probably already aware of such as nail-pops, scuff marks, blemishes indications of past wear and use, countertops, cupboards and drawers, housekeeping, or subtle household odors. With the exception of new construction, most residences will display signs of previous occupancy. Design and general appearance of interior decor are matters of personal taste. Therefore, it is client's responsibility to ascertain that interior features -- floor coverings, wall or ceiling surfaces, paint, cabinetry, appliances, etc. -- meet with personal expectations.

80) Consumer alarms: Carbon monoxide (CO) alarm(s) and smoke alarm(s) were present. By law in Washington, at the time of a real estate sale, an approved CO alarm is required outside or, if necessary to provide sufficient coverage, inside each separate sleeping area and (as applicable) on each floor level. Working smoke alarms, per general safety guidelines, should be put in each bedroom, any adjoining hallways, at every floor level and at enclosed interior staircases that lead to other occupied levels. Today's consumer alarms are inexpensive and, in the case of battery powered devices and those that plug-in, they can be installed by almost anyone. An inspector does not routinely test, count, or determine that an operable alarm is situated in every required location. Prior to assuming occupancy, clients should further assess alarms. If necessary, add/reposition/upgrade alarms so as to comply with state law and all prevailing safety protocols. All consumer alarms must be installed per manufacturers' specifications. Residents are advised to regularly test alarms, change batteries as needed, and replace any old or nonoperational alarms (10 years is the maximum estimated design life). Some fire safety professionals suggest that all smoke alarms should be of the photoelectric type vs. commonly seen ionization alarms that can be slow to react to smoke and fire.

81) The nonprofit organization "Consumer Reports," estimates that more than 15 million household products, including kitchen appliances, water heaters, furnaces, electric and gas heaters and fireplaces, wood burning appliances, etc., have been recalled in the past decade. It is not possible for an inspector to identify all potentially recalled consumer items. A user friendly search engine that was created to track, upon entering manufacturer specific data, recalled products is available at: http://goo.gl/Mc3Kcq

Another online tool, helpful when attempting to identify the age of most of the commonly seen kitchen and household appliances, may be accessed at this link: http://goo.gl/S5Wa44

Kitchen appliances are excluded per the state standards of practice. Any comments that reference the age/condition of appliances are offered as a courtesy. The status of appliances can change with little or no warning. Areas beside and/or behind appliances are usually not accessible and any such locations, or associated wiring, plumbing or connections, are excluded. Inspector does not determine compliance with manufacturers' specifications or predict remaining life of any appliance.

82) The refrigerator/freezers are Whirlpool brand. All refrigerators were opened, lights came on at the interior, doors properly functioned and door gaskets appeared to be in good condition at time of inspection. Findings are limited to conditions observed at the time of the inspection. I do not estimate remaining life.
Ice makers and fresh water systems, when present, are excluded. Prior to purchase, client(s) are advised to ascertain that the condition (age, cleanliness and functionality) of appliances and any associated systems meet with personal expectations.

Inspector did not assess the operation or cleanliness of coils, drip pans, appliance lights or the appropriateness of internal temperatures. Appliances will not be unplugged or moved to view connections, water lines or hookups. Periodically, coils, drip pans and interior surfaces require cleaning.

83) The range exhaust fan were turned on and noted to be ducted to the exterior. Findings are limited to conditions observed at the time of the inspection. I do not estimate remaining life. Prior to purchase, client(s) are advised to ascertain that the condition (age, cleanliness and functionality) of appliances meets with personal expectations.

Fans might be run to determine functionality. Seldom is it feasible for inspector to verify that every fan is "blowing air" to the outdoors. Conditions change, fans and connections should be monitored to make sure that ducts remain attached in attic or substructure areas. Any work to be completed by qualified party.

84) The microwave ovens are Whirlpool brand. No defects noted to microwave ovens at time of inspection. Lights came on at the interior, turntables were noted in the cup of water was warmed during a brief operation.

Findings are limited to conditions observed at the time of the inspection. I do not estimate remaining life. Prior to purchase, client(s) are advised to ascertain that the condition (age, cleanliness and functionality) of appliances meets with personal expectations.

Inspector might turn on the appliance and attempt to heat a cup of water. I do not verify the operation of timers, clocks, appliance lights, or seal/fit of gaskets.

85) The food disposal was turned on. The devices were operational with the switch on the wall. Power supply appeared to be proper and no significant staining were noted at drain connections The average design life of a disposal is 10 to 12 years, actual lifespan may vary. Findings are limited to conditions observed at the time of the inspection. I do not estimate remaining life. Prior to purchase, client(s) are advised to ascertain that the condition (age, cleanliness and functionality) of appliances meets with personal expectations.

Inspection procedure: Inspector might run a disposal to determine if it operates and to check for leaks. I do not put food in a disposal to test grinding capabilities. On occasion, a jammed or bound disposal can be cleared by first turning off the circuit breaker to the device and then inserting a wrench into the underside of the disposal and spinning the mechanism. Any work or repairs to be performed by qualified plumber.

86) All ceiling fan(s) were operable when tested. During the course of an inspection, it is not possible to verify the sufficiency of fan attachment to a ceiling or structure, since any means of attachment is concealed from view. Lights/fixtures, when present at ceiling fans, are excluded. Note some light bulbs at ceiling fans appeared to be dead at time of inspection.

87) Interior exhaust fans that were tested, at bathrooms and laundry, ran when they were turned on. To better control moisture-humidity in baths with tubs and/or showers, where 60 minute timer switches are not present, consider installing timer switches in place of ordinary wall switches -- so bath exhaust fans will move air, expel steam, even after occupants have vacated bathrooms. Findings are limited to conditions observed at the time of the inspection. I do not estimate remaining life. Periodically, small fans require cleaning, lubrication or, eventual, motor replacement. Any work to be completed by qualified parties.

A representative number of fans are performance tested. Seldom is it feasible for inspector to verify that every fan is "blowing air" to the outdoors. Ducts might be configured in wyes (restrictive and a less than optimal situation) with more than one fan sharing a single hood. Conditions change, fans and connections should be monitored to make sure that ducts remain attached in attic or substructure areas.

88)  THANK YOU for using CURTIS C HOME INSPECTION SERVICES,LLC.