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RAINIER INSPECTIONS, INC.

http://www.RainierInspections.com
11410 NE 124th St #186 
Kirkland WA 98034-4305
Inspector: Brad Albin, ACI
Inspector's email: InspectorBrad@frontier.com
ASHI Certified Inspector #10233
Washington State Licensed Home Inspector #239

ASHI HOME INSPECTION REPORT

Client(s):  Kyle Sessions and Jessica Sas
Property address:  18236 172nd Ave SE
Renton WA 98058-9549
"Lake Desire"
Inspection date:  Friday, June 29, 2018

This report published on Monday, July 2, 2018 8:30:09 AM PDT

Rainier Inspections, Inc. (RII) provides visual inspections which comply with WAC 308-408C, licensing law which regulates Washington home inspectors. The Washington Home Inspector's Standards of Practice can be viewed at http://ashiww.org/wp-content/uploads/2015/04/SOP.pdf Our inspections also meet the current Standards of Practice of the American Society of Home Inspectors (ASHI). http://ashiww.org/wp-content/uploads/2015/04/standards.pdf

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 report is limited to an impartial opinion which is not a warranty that 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 the opinion of the inspector as to their condition at the time of the inspection. All concerns noted in this report should be repaired by licensed and bonded WA state contractors per standard building practices.

How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Safety HazardAny 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 ConcernAny 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 ConcernA 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/ReplaceRecommend repairing or replacing the noted concern as soon as possible.
Repair/MaintainRecommend repairing or replacing the noted concern in the near future.
Maintenance ItemAny item identified as a maintenance item is considered routine repairs for a house. These items can become larger concerns if not corrected.
Further InvestigateAn 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.
MonitorThe inspected item is nearing the end of it's service life, but is not significantly impeding habitability or unsafe. The item could have hidden defects. Future replacement may be needed.
Appeared ServiceableThe inspected item is operating correctly in response to normal operating controls. No significant deficiencies were noted at the date and time of the inspection.
CommentAdditional information, upgrade items or excluded items.

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



General Information
Table of contents

Report number: 180615
Time started: 9:45 pm
Time finished: 12:00 pm
Client(s) present during the inspection: Yes
Others present during the inspection: Buyer's agent
Inspector: Brad Albin, ACI
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm, (Degrees Fahrenheit), 61
Ground condition: Dry
Recent weather: Dry (no rain)
Type of structure inspected: One story, Rambler
Age of structure (in years): 47
Entry of structure faces (for reference in the report): West
Occupied: No

1) Comment - Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and some plumbing components. Asbestos is found in various building materials such as insulation, siding, floor tiles and ceiling texturing. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.pscleanair.org

2) Comment - The property was vacant prior to the inspection. The systems have not been under normal use prior to the inspection. This condition can limit the observations the inspector makes about the property. Conditions in need of repair may surface after the house is occupied and the systems are under normal use.

Grounds
Table of contents

Limitations: Inspection of the exterior grounds and drainage is visual and intended to determine if the grading is properly carrying surface water away from the structure. It is based on normal weather conditions at the time of the inspection. An inspection of sub-surface site drainage characteristics is not performed. A risk evaluation for flooding and mudslides is also not performed during the home inspection. Unless specifically included in the inspection, the following items are excluded from this inspection and report: docks, bulkheads, underground drainage systems, concealed sump pumps, soil stability. Inspectors observe trees and shrubs to see if they affect the structure being inspected. The physical condition of the trees and shrubs themselves is not evaluated.
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Condition of fences and gates: Appeared serviceable
Fence and gate material: Wood
Site profile: Minor slope, Down from west to east
Drainage: Appeared serviceable
Condition of trees and shrubs: (see comments below)
Condition of driveway: Appeared serviceable (see comments below)
Driveway material: Poured in place concrete
Condition of walks and patios: Appeared serviceable (see comments below)
Walk and patio material: Poured in place concrete, Paving stones

3) Maintenance Item - Vegetation such as trees and shrubs are in contact with the house exterior. Vegetation can serve as a pathway for rodents and can retain moisture against the exterior after it rains. This is also a conducive condition for wood-destroying insects. Recommend pruning, moving or removing vegetation as necessary to maintain at least 12 inches of space between the vegetation and the house exterior. A 18 inch clearance is even better.
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Photo 3-1 

4) Maintenance Item - Some deterioration (e.g. cracks) where observed in the driveway. Typically these areas have settled and stopped. The cracks could be sealed to prevent water infiltration and further settlement. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
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Photo 4-1 

5) Maintenance Item - Minor deterioration (e.g. cracks and settlement) were observed in the walks and patios, but no trip hazards were found. Typically these areas have settled and stopped. The cracks could be sealed to prevent water infiltration and further settlement. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
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Photo 5-1 

6) Comment - The adjacent site near the house is level or slopes away from the foundation. No standing water was observed near the foundation. An inspection of subsurface site drainage characteristics is not performed during a home inspection.

Exterior, Doors, Windows

Limitations: The exterior is inspected visually at grade level. Some items are often high off the ground and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. The inspector's evaluation is based on generally accepted building practices and the age of the components. Retractable window awnings and window security bars are not inspected. Comments about these systems are a courtesy only.
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Apparent wall structure: Wood frame, 2" x 4"
Condition of siding: Appeared serviceable (see comments below)
Condition of caulking and paint: Appeared serviceable (see comments below)
Siding material: Plywood
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Solid core wood, Vinyl
Condition of windows: Appeared serviceable
Type(s) of windows: Vinyl frames, Insulated glass
Wall insulation: Walls are probably insulated based on the age of the structure, Wall insulation is not visible
Insulation Amount: 3.5" of insulation is possible

7) Repair/Maintain - Soil is in contact with or is less than 6 inches from the wood siding and trim. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary. Also recommend maintaining slope away from the structure for proper drainage.
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Photo 7-1 

8) Repair/Maintain - The paint finish in some areas was failing (e.g. peeling, faded and worn) on the south and west sides. Siding and trim with a failing finish can be damaged by moisture. Recommend prepping the siding (e.g. clean, scrape, sand, prime, caulk) and repaint the damaged areas.
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Photo 8-1 

9) Repair/Maintain - Caulk was cracked in some areas. For example, around windows. Recommend renewing or installing new caulk as necessary. For more information, visit:
http://www.reporthost.com/?CAULK
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Photo 9-1 

10) Comment - Insulated glass windows are installed in this house. Occasionally, the seals between insulated glass windows fail and the window panel becomes fogged. Broken window seals are often detectable however; varying weather conditions, humidity, temperature and light can make detection impossible during the home inspection. Hidden window seal damage may exist. This inspection and report does not guarantee or warranty the condition of the window panels or seals.

Roof

Limitations: Roofs are inspected visually from an area that does not put either the inspector or the roof at risk. The best inspection location is on the surface. Steep, wet, snow, or ice covered roofs are not inspected from the surface. The inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future.
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Approximate age of roof surface (years): 27-32
Roof inspection method: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Laminate composition shingles (25-30 year)
Roof structure type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of skylights: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable (see comments below)
Gutter and downspout material: Aluminum
Gutter and downspout installation: Full

11) Major Concern, Repair/Replace, Further Investigate - The roof surface appeared to be at the end of it's service life and will need to be torn-off and replaced in the near future. Extensive granular erosion was observed on the shingles. A qualified roofing contractor should be retained to further investigate this concern and provide replacement costs.
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12) Major Concern, Repair/Replace - A) The skylight(s) and electrical mast flashings were extensively corroded. The flashing behind the living room skylight is not properly sloped to direct water around the skylight. Roof leaks can occur. All old and corroded flashing should be replaced when the roof is replaced.
B) Dry water stains were found at the ceiling around the living room skylight. Consult with the property owner and monitor the stained area(s) in the future leakage, especially after heavy or prolonged rain.
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13) Maintenance Item - Significant amounts of debris have accumulated in the gutters and/or downspouts. 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.

Heating Systems

Limitations: Heating and cooling inspections are visual. Weather permitting, we will operate both the heating and A/C units in their respective modes. We will use normal controls and access panels to evaluate how well the system is performing its intended function. The inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. Testing for the presents of Carbon Monoxide is also not performed during this visual inspection. This inspection and report do not guarantee or warranty the condition of the heat exchanger (gas/oil - furnace/boiler).
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General heating system type(s): Wall mounted with fan and baseboard heaters
General heating distribution type(s): Individual room heaters
Condition of electric heaters: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)

14) Repair/Replace - One electric wall heater was inoperable in the bathroom. Recommend that a qualified electrician repair or replace as necessary.

Plumbing Systems

Limitations: Inspectors operate normal controls and put the system through a normal cycle. During the plumbing inspection, no operational inspection of any water shut-off valves will be performed. Often these valves have not been operated for some time, and could be frozen in the open position. We recommend operating the valves at least once a year to keep the seals from drying out and replacing any frozen shut-off valves. The following items are not included in this inspection: buried main, side and lateral sewer lines; exterior gray water systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks. For information regarding water quality, the local water department should be contacted.
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Water service: Public water system
Water pressure (psi): 56
Condition of supply pipes: Appeared serviceable
Supply pipe material: Copper
Sewer Type: Public sewer system
Condition of drain pipes: Appeared serviceable
Drain pipe material: ABS Plastic
Condition of waste pipes: Appeared serviceable
Waste pipe material: ABS Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: ABS Plastic
Sump pump installed: No
Sewage ejector pump installed: No

15) Comment - The inspection of all buried and concealed drain lines is excluded from this inspection and report. This exclusion also applies to the operation and condition of the side sewer from the house to the main sewer system. Side sewer problems are common in old houses. We recommend having the side sewer camera inspected prior to closing or have the seller provide documentation regarding side sewer updates and condition.

16) Comment - The inspector did not determine the location of the water meter. Recommend consulting with the property owner to determine the meter location, that you locate it yourself, or consult with the local water municipality if necessary. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.

17) Comment - The inspector did not determine the location of the main water shut-off valve, or verify that a readily accessible shut-off valve exists in the house. Recommend consulting with the property owner to determine if a main shut-off valve exists, locating it yourself, or have a qualified plumber find it. If no readily accessible main shut-off valve is found in the house, then we recommend a qualified plumber install one so the water supply can be quickly turned off in the event of an emergency, such as a supply pipe bursts.

Water Heater

Limitations: Water heaters are inspected visually for proper installation and operation. Activating any shut-off valves or gas pilot lights is beyond the scope of this inspection. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated. For maintenance the drain valve should be opened for a couple minutes once a year to control rust and corrosion of the tank. This will help extend the the water heater's life. All water heaters must have a temperature/pressure relief valve with a properly installed discharge pipe. This valve prevents the tank from overheating or over-pressurizing. Once a year the valve should be opened and closed to make sure it is working and clear debris from the valve seat.
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Condition of water heater: Required repair, replacement and/or evaluation (see comments below)
Type: Tank
Energy source: Electricity
Estimated Age: Old, (years, based on manufacture date), 20
Capacity (in gallons): 50
Manufacturer: Richmond
Location of water heater: Closet
Hot water temperature tested: No, (see comments below)

18) Major Concern, Repair/Replace - A) The estimated useful life for most water heaters is 10-15 years. This water heater is beyond this age and its useful lifespan. Recommend budgeting for replacement in the near future or consider replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails.
B) The water heater did not have earthquake straps or struts installed. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over. Electric wiring could be damaged if powered by electricity. Leaks can also occur in water-supply pipes. Recommend installing straps at the lower and upper third of the tank. These straps can be purchased in kits from the local hardware store. Also, if the water heater is away from the wall then back blocking should be installed to make a solid connection.
C) No expansion tank exists at the water heater. An expansion tank is only required if a back flow valve exists at the water meter. Most building departments require the installation of an expansion tank when installing a new water heater. The local building department should be consulted about the need for this tank.
D) A qualified contractor should be retained to recommend exact replacement options and provide replacement costs.
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19) Comment - The hot water temperature was not measured. Typical hot water temperature should be 120-125 degrees Fahrenheit to prevent scalding. The water temperature is adjusted at the water heater. For more information on scalding dangers, visit:
http://www.reporthost.com/?SCALD

Electric System

Limitations: Electrical inspections are visual and operational. Inspectors operate a representative number of switches, test a representative number of outlets and observe visible wires. A representative number is defined as: at least one fixture, but not every fixture. The following systems are not included in this inspection: TV cable, phone lines and high speed internet wiring. Any comments made regarding these items are as a courtesy only. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs.
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Electric service condition: Appeared serviceable
Primary service type: Overhead
Service voltage (volts): 120-240
Estimated service amperage (amps): 200
Service entrance conductor material: Stranded aluminum
System ground: Cold water supply pipes
Condition of main service panel #A: Appeared serviceable
Location of main service panel #A: Bedroom
Condition of sub-panel #B: Required repair, replacement and/or evaluation (see comments below)
Location of sub-panel #B: Detached shop
Location of main disconnect: Top bank of breakers in main service panel (split bus)
Condition of branch circuit wiring: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Branch circuit wiring type: Non-metallic sheathed cable, Copper
Wire ground type: The electrical receptacles are grounded (three prong) types.
Smoke alarms installed: Yes, but not tested, Required repair, replacement and/or evaluation (see comments below)
Carbon monoxide alarms installed: Yes, but not tested

20) Safety Hazard, Repair/Replace - Neutral and equipment ground wires were bonded (connected) at sub-panel #B in the detached shop. This condition should only occur in the main service panel, not sub-panels, and is a shock hazard. Neutral wires should be attached to a "floating" neutral bar not bonded to the panel, and grounding wires should be attached to a separate grounding bar bonded to the sub-panel. Recommend that a qualified electrician repair per standard building practices. For more information, visit: http://www.reporthost.com/?SUBGRND
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Photo 20-1 

21) Safety Hazard, Repair/Replace - One electric receptacle (outlet) was reverse-polarity wired, where the hot and neutral wires are reversed at the back patio. This condition is a shock hazard. Recommend repairing this defect as necessary. For more information, visit:
http://www.reporthost.com/?RPR
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Photo 21-1 

22) Safety Hazard, Repair/Replace - One or more electric receptacles (outlets) in the kitchen, bathroom and detached shop had no visible ground fault circuit interrupter (GFCI) protection. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend installing GFCI protection per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages/Shops (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit: http://www.reporthost.com/?GFCI

23) Repair/Replace - Smoke alarms were missing from hallways leading to bedrooms. Additional smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom and on each level. For more information, visit:
http://www.reporthost.com/?SMKALRM

24) Repair/Maintain - The legend for circuit breakers or fuses in panel(s) #B was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.

25) Comment - A "split bus" panel was installed as a main service panel. On such panels there is no single main disconnect switch to turn the power off. Instead, all breakers labeled "main" or "sub-main" (usually those on the upper half of the panel) must be turned off to turn all power off. These panels are common, but are no longer installed. The client should familiarize themselves with the operation of this panel and the procedure for turning all the power off in the event of an emergency. Consult with an electrician if necessary.

Kitchen

Limitations: Kitchen appliances are tested for on/off function only during the inspection. The following items are not included in the inspection: household appliances such as ice makers, water filters, appliance timers, clocks, cook functions, cleaning operations, thermostats for temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances.
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Permanently installed kitchen appliances present during inspection: Range (cooktop and oven), Dishwasher, Refrigerator, Range hood
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop and/or oven: Appeared serviceable (see comments below)
Range, cooktop or oven type: Electric
Condition of refrigerator: Appeared serviceable
Condition of exhaust vent: Required repair, replacement and/or evaluation (see comments below)

26) Major Concern, Repair/Replace - The exhaust fan in the kitchen is functioning, but it is a recirculating type. An exterior vent is installed, however, the front vents is not properly blocked-off and the vent terminates in the attic. This condition can result in increased moisture levels inside the structure. The vent hood should e sealed to direct all exhaust up the exhaust vent and the vent extended outside of the attic. A qualified contractor should be retained to further investigate this concern, recommend exact repairs and provide repair costs.
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27) Repair/Replace - An anti-tip bracket is not installed which allows the range to tip forward. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
http://www.reporthost.com/?ATB

28) Comment - The estimated useful life for most appliances is 10-15 years. One or more appliances (refrigerator and/or range) appeared to be near, at or beyond their service life. Even if operable, recommend budgeting for replacements in the near future.

Bathrooms and Laundry

Limitations: Bathroom inspections are visual and operational. Inspectors operate plumbing fixtures to determine the presence of leaks and look for water damage. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, or clothes washers due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
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Location #A: Full bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of walls and ceilings: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom ventilation type: Spot fans
240 volt receptacle for laundry equipment present: Yes
Condition of clothes dryer vent: Appeared serviceable

29) Repair/Replace - The sink drain was corroded at location #A. The drain could start leaking at any time. The damaged drain sections should be replaced.
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Photo 29-1 

Interior, Doors and Windows

Limitations: Interior room inspections are conducted visually. Inspectors examine and base findings on homes of similar construction and age. Water stains or evidence of leakage/moisture will be noted in the report. Cosmetic items such as: paint, wallpaper, carpet, and window treatments, will not be inspected. A representative number of doors and windows are operated during the inspection, but not every door and window. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. Determining the cause and/or source of indoor odors is not within the scope of this inspection.
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Condition of interior doors: Appeared serviceable
Condition of windows: Appeared serviceable
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall, Acoustic spray (Popcorn)
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, Wood products

30) Comment - A) Some ceilings in this structure had ceiling texture possibly installed prior to the mid-1980s. This material may contain asbestos, which is a known health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials were used for some time thereafter. The client may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos.
B) In most cases, when the material is intact and in good condition, keeping it encapsulated with paint and not disturbing it may reduce or effectively eliminate the health hazard. If the client wishes to remove the material, or plans to disturb it through remodeling, they should have it tested by a qualified lab and/or consult with a qualified industrial hygienist or asbestos abatement specialist. For more information, visit:
http://www.reporthost.com/?AITH

Attic and Roof Structure

Limitations: Attic inspections are visual. Inspectors will access the attic if possible. The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation.
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Attic inspection method: Viewed from hatch(es)
Location of attic access point #A: Hallway
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses, Plywood sheathing
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Mineral wool loose fill, Cellulose loose fill
Condition of roof ventilation: Required repair, replacement and/or evaluation (see comments below)
Roof ventilation type: Box vents (roof jacks), Gable end vents, Enclosed soffit vents

31) Minor Concern, Repair/Replace - A) Signs of high moisture build-up (black staining of the plywood roof sheathing) where observed in the attic. This condition is probably being caused by both low attic ventilation and the kitchen exhaust fan venting into the attic. Both of these concerns should be corrected.
B) Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Often the soffit vents are blocked by insulation. The existing soffit vents should be checked for proper air flow. Recommend that a qualified contractor evaluate and repair per standard building practices.
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Photo 31-1 

Crawl Space

Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by floor insulation are excluded from this inspection. The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Crawl space areas should be checked annually for water intrusion, plumbing leaks and pest activity.
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Crawl space inspection method: Traversed
Location of crawl space access point #A: Hall closet
Condition of floor substructure: Appeared serviceable
Support post material: Wood
Beam material: Solid wood
Floor structure: Solid wood joists, Plywood
Condition of insulation underneath floor above: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Insulation material underneath floor above: Fiberglass roll or batt
Vapor barrier present: Yes
Condition of vapor barrier: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Condition of crawl space ventilation: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Ventilation type: Convention air flow vents

32) Major Concern, Repair/Replace - A) Evidence of an active rodent infestation was found in the form of feces, urine stains and damaged insulation in the crawl space. Consult with the property owner about rodents in the structure. An remediation company should make repairs to clean rodent waste as necessary, replace damaged insulation, seal openings in the structure, and set traps.
B) Several sections of under-floor insulation in the crawl space were rodent damaged. This condition may result in reduced energy efficiency. All damaged insulation should be replaced as necessary.
C) The plastic vapor barrier over the soil is clear plastic rather than black. A vapor barrier is normally installed to prevent water from evaporating from the soil below up into the structure. An opaque, black plastic should be used rather than clear to prevent mushroom growth and to prevent vegetation growth near sources of light such as vents. Recommend replacing the clear plastic vapor barrier with an opaque, black one, and per standard building practices (e.g. seams overlapped to 12 inches, not in contact with any wood structural components, held in place with bricks or stones). A qualified contractor should be retained to further investigate these concerns, recommend exact repairs and provide repair costs.

Recommend following these guidelines from the Center for Disease Control:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP
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Photo 32-2 

33) Repair/Replace - One or more crawl space vents were blocked by soil and/or add vent wells. This restricts ventilation in the crawl space and can result in increased levels of moisture inside. This is a conducive condition for wood-destroying organisms. Materials or items blocking vents should be removed as necessary.
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Photo 33-1 

Foundation

Limitations: Foundation inspections are visual and limited to accessible components. Accessibility will vary due to type of foundation and other obstacles. We look for cracks and bulges during the inspection. The most common problem concerning foundations is water leakage. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement
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Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concrete
Footing material: Poured in place concrete
Anchor bolts or hold downs for seismic reinforcement: Installed

34) Appeared Serviceable - The structure appears to be square and level. No cracks where observed in the foundation.

Detached Shop

Limitations: Garages and carports are inspected based on accessibility and are reported as being attached or unattached from the house structure. The exterior components (i.e. roof, walls, eaves, fascias, gutters, etc.), will be reported in the appropriate section if the garage is attached. Interior components (i.e. walls, etc.) should be reported when defects exist and when they differ from those components previously listed as part of the house structure.
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Type: Detached Shop
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Insulated metal
Condition of concrete slab floor: Appeared serviceable
Condition of structure: Appeared serviceable
Apparent wall structure: Wood frame, 2" x 4"
Condition of siding: Appeared serviceable
Siding material: Plywood
Condition of roof surface material: Near, at or beyond service life, Same as house roof, (see comments below)
Roof surface material: Laminate composition shingles (25-30 year), Metal panel
Roof inspection method: Viewed from ground
Roof structure type: Shed

35) Repair/Replace - Gutters are not installed on this structure. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood rot. Recommend that a qualified person install gutters necessary.

36) Repair/Replace - Fungal rot was found at the rafter tails of the roof structure. Recommend cutting the rafter flush with the roof edge and installing flashing to prevent further rot damage.
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Photo 36-1 

37) Repair/Maintain, Monitor - Dry water leakage stains were observed at one or more wall areas. However, no active leaks where observed. The stain(s) may be due to past roof leaks. Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If water leakage is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
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Photo 37-1 

38) Maintenance Item - Vegetation such as trees and shrubs are in contact with the exterior. Vegetation can serve as a pathway for rodents and can retain moisture against the exterior after it rains. This is also a conducive condition for wood-destroying insects. Recommend pruning, moving or removing vegetation as necessary to maintain at least 12 inches of space between the vegetation and the house exterior. A 18 inch clearance is even better.

This report has been prepared for the sole and exclusive use of the client listed in the report title. This report is not to be sold or transferred. Use of this report by any unauthorized persons is prohibited. All concerns noted in this report should be reviewed and repaired by licensed and bonded WA state contractors per standard building practices.

Signature
Brad Albin, ACI, LWHI #239, Rainier Inspections, Inc. InspectorBrad@frontier.com (Cell) 206-948-6415

Company Web Site: www.RainierInspections.com