View report

RAINIER INSPECTIONS, INC

http://www.RainierInspections.com

Brad@RainierInspections.com

11410 NE 124th St #186
Kirkland WA 98034-4305

Inspector: Brad Albin, ACI

Inspector's phone: (206) 948-6415

ASHI Certified Inspector #10233
Washington State Licensed Home Inspector #239

Summary

Client(s):	Our Valued Customer
Property address:	<<removed>> Kirkland WA 98034
Inspection date:	Tuesday, February 16, 2021

This report published on Tuesday, June 22, 2021 8:52:04 AM PDT

The summary report is a punch list of concerns observed during the home inspection. All noted concerns should be repaired prior to closing as part of the builders final punch-list. All cosmetic issues should be checked by the buyer and repaired prior to closing.

This report is limited to an impartial opinion which is not a warranty that the items inspected are defect-free, or that latent or concealed defects may exist as of the date of this inspection, or which may have existed in the past, or may exist in the future. The report is limited to the components of the property which were visible to the inspector on the date of the inspection and his or her opinion of their condition at the time of the inspection.

The inspection and report are not intended for use by anyone, but the client named above. This report is not to be sold or transferred by the client. The client agrees to indemnify and hold harmless RII, it's agents and employees for and against any claims of third parties against RII arising out of or related to the inspection report. RII reserves all copyrights to the inspection report. The summary report is subject to the terms and conditions of the Inspection Agreement signed by the client.

Concerns are shown and sorted according to these types:

Safety Hazard	Any item that is identified as a safety hazard is to be considered harmful or dangerous to its occupants due to its presence or absence in the structure.
Major Concern	Any item identified as a major concern is either significantly affecting habitability of the structure and/or can be expensive repair or replace. The baseline repair cost used in this report is $500.00 or greater.
Minor Concern	A minor concern does not significantly affect habitability and can be considered an inexpensive repair. The baseline repair cost used in this report is $500.00 or less.
Repair/Replace	Recommend repairing or replacing the noted concern as soon as possible.
Repair/Maintain	Recommend repairing or replacing the noted concern in the near future.
Further Investigate	An item which requires further investigation by a specialist. This includes, but is not limited to, destructive testing, engineering evaluations or cost estimates by licensed and bonded contractors.
Appeared Serviceable	The inspected item is operating correctly in response to normal operating controls. No significant deficiencies were noted at the date and time of the inspection.
Comment	Additional information, upgrade items or excluded items.
Conducive conditions	Conditions conducive for wood destroying organisms (Wood destroying ants, termites or wood rot)

Exterior, Doors, Windows

3) Major Concern, Repair/Replace, Further Investigate - The Faux stone installation was ready for joint sealant (backer rod installed), but the joint sealant was not installed. Water appears to be leaking behind the veneer from the missing sealant at the parapet wall flashing, running down the wall (behind the veneer) and coming out of the wall above the upper window and at the base of the upper wall. Water appears to have been entering the wall system since the veneer was installed. Suspect water damage is occurred to the OSB wall sheathing behind the veneer. Recommend removing the veneer in the affected area, investigating for rot and mold damage, reinstall the veneer and installing sealant per the manufacturer's instructions.

4) Major Concern, Repair/Replace - The Faux stone installation was ready for joint sealant (backer rod installed), but the sealant was not installed. Recommend installing sealant as recommended by the veneer manufacture to prevent water intrusion.

5) Repair/Maintain - The paint finish is incomplete at the garage door trim, entry door and frame, trim at patio, and caulked pipe penetrations on west side of garage. Additional incomplete exterior paint may exist which is not noted in this report. All exposed siding, doors and trim should be painted.

6) Repair/Maintain - The entry door lockset handles were loose. The hardware should be repaired or replaced.

7) Repair/Maintain - Screens were missing from all of the windows. These windows may provide ventilation during months when insects are active. Window screens should be installed.

8) Repair/Maintain - Cap flashing and wood trim are damaged at the middle of the main garage door. The flashing and trim should be repaired.

Roof

11) Minor Concern, Repair/Replace - Kick-out flashing on the west side of the parapet wall is reverse sloped and water is not draining away from the wall. Water leakage into the wall framing could occur. Recommend that a qualified roofing contractor slope the kick-out flashing to drain water into the gutter system.

12) Minor Concern, Repair/Replace - The single ply roofing is not properly attached to the roof sheathing in the southwest valley. The roofing material is stretched over the valley creating a large gap between roof sheathing and roofing material. The roofing material could be damaged by people walking on the roof. The roofing material should be installed per manufacturers specializations.

13) Repair/Replace - One composition shingle was damaged at the west side of south parapet wall, upper roof. Leaks can occur as a result. Recommend a qualified roofing contractor repair or replace all damaged shingles.

14) Repair/Replace - 1) The west end of the gutter above the garage is damaged. The damaged gutter should be replaced.
2) The gutter above the garage doors had a substandard slope so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when debris such as leaves or needles has accumulated in them. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. Recommend repairing the gutters as necessary. For example, by sloping the gutters towards the downspouts, nailing the gutters tight to the eaves and/or installing additional downspouts and extensions.

15) Repair/Maintain - Significant amounts of debris have accumulated in the gutters. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. Recommend cleaning gutters and downspouts now and as necessary in the future.

16) Repair/Maintain - Construction debris was observed on the roof; nails, wood, caulk tube, rubber bands. All debris should be cleaned off of the roof surface.

Garage

17) Repair/Replace - One or more gaps and/or holes were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend firestopping all holes or gaps with fire-resistant caulking. For more information, visit:
https://www.reporthost.com/?AGFR

18) Repair/Replace - The garage walls and fire door are not painted. The walls and door should be painted.

19) Repair/Maintain - 1) The concrete edges at the expansion joints where not rounded with a trowel and are rough at half of the garage slab. The rough edges at the expansion joints should be rounded and smoothed.
2) Moisture appears to be leaching through the concrete slab. Recommend cleaning and sealing the concrete slab.

Heating and Cooling Systems

20) Safety Hazard, Repair/Replace - The make-up air supply system for the kitchen range hood had no electrical or thermostat wires connected to the fan and damper by the furnace. This system provides fresh air when the kitchen exhaust is functioning and prevents back-drafting of the gas appliances. Recommend that a qualified HVAC contractor complete the installation of the make-up air system.

21) Major Concern, Repair/Replace - The air conditioning system did not respond to normal controls (thermostat). It appeared to be inoperable. The inspector was only able to perform a visual evaluation of the system. Recommend that a qualified HVAC contractor evaluate and make repairs as necessary.

22) Repair/Replace - The furnace filters are dirty. Filters should be changed or cleaned every three to four months during the heating season. The filter should be changed or cleaned at this time.

23) Repair/Replace - One or more heating air supply registers had weak air flow. This condition could cause cold areas in the house. The heat system should maintain 70 degrees, three feet off the floor, in all finished rooms. We recommend balancing the air flow by adjusting the heat registers in each room, through-out the house. Duct dampers are sometimes used in the air distribution system. If these dampers exist, they should be used as the primary way to balance the air flow.

24) Repair/Maintain - A whole house ventilation system with a timer is installed in the laundry room. The timer controls the removal of old air from the house interior. This system is necessary to maintain adequate indoor air quality. Typically, these systems should be activated 3 times a day for roughly 2 hour per time period. The fan timer should be set to automatic mode and the correct time duration.

Plumbing and Fuel Systems

25) Repair/Replace - What is this pipe for on the west side of the garage?

26) Repair/Replace - 1) The pantry sprinkler head cover was missing. A cover should be installed.
2) Exposed wood blocking was observed at the fire sprinkler controls. The exposed wood should be covered with drywall and finished.

Water Heater

30) Minor Concern, Repair/Replace - Water was constantly running out of the condensate drain pipe when the water heater was not operating. Condensate should only be coming out of the drain when the unit is operating. The operation of the water heater should be checked by a qualified plumber.

Electric System

32) Safety Hazard, Repair/Replace - The oven circuit breaker was in the tripped position at the start of the inspection. A dead short may exist in the circuit and/or the oven. Recommend a qualified electrician evaluate and repair as necessary.

33) Repair/Replace - A substandard wire termination was found in the crawl under kitchen. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.

34) Repair/Replace - Cover plates for switches and receptacles (outlets) were missing through out house. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend installing cover plates where necessary.

35) Repair/Replace - One or more lights where inoperable at the 3/4 bath, first floor. Typically, this is a dead light bulb. Sometimes the problem can be a defective fixture. New light bulbs should be installed. If the problem still exists an electrician should be retained to further investigate the problem.

36) Repair/Replace - No electric receptacles (outlets) where installed at the kitchen island. GFCI-protected receptacle should be installed at both ends of the kitchen island with counter top to prevent appliance cords from crossing paths where people walk. Recommend that a qualified electrician install receptacle(s) at the island per standard building practices.

37) Repair/Replace - The outlet power at the left side of the range flickers on and off, a loose connection may exist. The wiring at the outlet should be repaired.

38) Repair/Replace - A cover plate for an attic junction box was missing. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend installing cover plates where necessary.

Kitchen

42) Repair/Replace - Cabinet hardware (such as pulls) were missing at one or more cabinet doors. Recommend that a qualified person repair as necessary.

43) Repair/Replace - The under-sink food disposal appears to have debris in it and was noisy. Recommend that a qualified person clean the disposal.

44) Repair/Replace - The dishwasher door handle was loose. Recommend that a qualified person repair as necessary.

45) Repair/Replace - An open hole in the kitchen counter was observed. The hole was intended for an air gap, but a Johnson T was used instead for the dishwasher drain. A soap dispenser or insta-hot should be installed.

46) Repair/Replace - The island countertop is missing. The countertop should be installed.

47) Repair/Replace - The range is missing. The range should be installed.

Bathrooms and Laundry

48) Repair/Replace - Cabinet hardware such as cabinet and drawer pulls where missing from location #D, (Master bath). Recommend that a qualified person repair as necessary.

49) Repair/Replace - The sink at location(s) #A was missing and B had incomplete fixtures. The sink installation should be completed.

50) Repair/Replace - Hole in the wall adjacent to light fixture at location #B (Full bath, Second floor). The wall should be repaired.

51) Repair/Replace - The light fixture above the master shower is incomplete. The fixture should be completed.

52) Repair/Maintain - Recommend cleaning and sealing the grout in flooring at location(s) #A and D now and in the future as necessary to prevent staining and to improve waterproofing.

53) Repair/Maintain - Recommend cleaning and sealing the grout in the shower enclosure at location(s) #A and D now and in the future as necessary to prevent staining and to improve waterproofing.

Interior, Doors and Windows

56) Repair/Replace - One or more interior doors were missing or incomplete; at the hall bi-fold door and the bedrooms. Recommend that a qualified person replace or repair doors as necessary.

57) Repair/Replace - Interior wall paint was incomplete on the main floor. All painting should be finished.

58) Repair/Replace - The middle, west bedroom is incomplete. Carpet pulled up, bi-fold doors removed and holes in the ceiling. The room should be completed.

Fireplaces and Chimneys

60) Repair/Replace - Incomplete trim around and adjacent to the fireplace was observed. All trim should be completed.

Crawl Space

61) Repair/Replace, Conducive conditions - The plastic vapor barrier installed over the soil in the crawl space was wrapped around or in contact with the sides of one or more wooden support posts. Condensation under the vapor barrier is likely to deposit water at the base of these support posts, and can cause fungal rot. Recommend trimming the plastic vapor barrier where necessary so it's not in contact with any support posts, or any other wooden substructure components.

62) Repair/Replace - 1) Under-floor insulation was missing from under kitchen in the crawl space. This may result in reduced energy efficiency. Recommend installing insulation as necessary.
2) The wiring to the range was loose and inadequately supported. Recommend that a qualified electrician repair the wiring per standard building practices.