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RAINIER INSPECTIONS, INC

http://www.RainierInspections.com
inspectorbrad@frontier.com
(206) 948-6415
11410 NE 124th St #186 
Kirkland WA 98034-4305
Inspector: Brad Albin, ACI
ASHI Certified Inspector #10233
Washington State Licensed Home Inspector #239

ASHI HOME INSPECTION REPORT

Client(s):  Natalie and Patrick Shanahan
Property address:  19514 58th Ave SE
Snohomish WA 98296
"Trovas"
Inspection date:  Thursday, June 28, 2018

This report published on Thursday, July 5, 2018 10:03:27 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.
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: 180614
Time started: 2:30 pm
Time finished: 4:30 pm
Client(s) present during the inspection: Yes
Inspector: Brad Albin, ACI
Weather conditions during inspection: Overcast, Breezy
Temperature during inspection: Cool, (Degrees Fahrenheit), 63
Recent weather: Dry (no rain)
Type of structure inspected: Three story, Daylight basement
Age of structure (in years): One Year
Entry of structure faces (for reference in the report): East
Occupied: Yes

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
Condition of retaining walls: Appeared serviceable
Retaining wall material: Rockery
Site profile: Moderate slope, Down from east to west
Drainage: Appeared serviceable
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of walks and patios: Appeared serviceable
Walk and patio material: Poured in place concrete
Condition of entry porch: Appeared serviceable
Porch material: Poured in place concrete

Deck
Table of contents

Limitations: The visible footings, posts, beams, joists, decking, stairs, and railings are inspected. Treated wood, cedar and composite materials are always recommended for decks because they resists rot very well. Non-treated wood decks will experience ongoing rot and will need repairs during their lifespan. Some decks are enclosed preventing an inspection of the support structure.
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Condition of deck: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Deck material: Treated wood (sub-structure), Plastic composite fiber decking
Condition of handrails and guardrails: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Plastic composite fiber, Treated wood
Rail material: Plastic composite fiber

1) Safety Hazard, Repair/Replace - The top of the inside handrail for the stairs is loose and wobbly. This is a safety hazard. Recommend repairing and/or tightening the connections as necessary.
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Photo 1-1 

2) Major Concern, Repair/Replace - The concrete footing for the southwest deck post is poured in the wrong location. Only a small amount of the deck post is being supported by the footing. A new footing should be installed which is centered under the post to properly support the corner of the deck.
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Photo 2-1 
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Photo 2-2 

Exterior, Doors, Windows
Table of contents

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 6"
Condition of siding: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Condition of caulking and paint: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Siding material: Cement fiber, Brick veneer
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Insulated metal
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: 5.5" of insulation is possible

3) Minor Concern, Repair/Maintain - Some sections of siding on the south side were loose. Loose siding could allow water leakage into the structure. Recommend repairing the loose siding as necessary.
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Photo 3-1 
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Photo 3-2 

4) Minor Concern, Repair/Maintain - Caulk was missing from the southeast corner of the entry porch roof. Additional incomplete caulking may exist at other areas of the exterior. Recommend reviewing all siding and trim connections and installing caulk as necessary. For more information, visit:
http://www.reporthost.com/?CAULK
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Photo 4-1 

5) Comment - James Hardie, cement-fiber siding is installed on this house. This type of siding is made of sand, cement, cellulose fibers, and water. The resulting material is a durable siding product that performs well in damp weather. This type of siding is resistant to insect attack and fungal rot decay.

Roof
Table of contents

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): One (1) year
Roof inspection method: Viewed from ground with binoculars
Condition of roof surface material: Appeared serviceable, 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: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Aluminum
Gutter and downspout installation: Full

6) Minor Concern, Repair/Replace - A blown-off shingle or ridge cap was observed in the west gutter and shingles are not laying flat at the barge boards. Leaks and more damaged shingles may occur. Recommend a qualified roofing contractor repair or replace all damaged shingles as nessecary.
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Photo 6-1 
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Photo 6-2 

7) Minor Concern, Repair/Replace - Flashing at the wall to roof connection above the garage is lifting. Roof leaks could occur. The flashing should be secured and/or sealed to the roof surface.
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Photo 7-1 

8) Comment - The inspector attempts to traverse roof surfaces during the inspection. However, due to safety concerns about the height of the structure, the inspector was unable to traverse the roof and wasn't able to fully evaluate the roof surface and roof components. The west roof surfaces could not be observed because of the limited view of the inspector.

9) Comment - The operation and discharge location of the underground downspout drains is not included in a visual ASHI® inspection. Plugged drains are a common cause of water leakage into basements and/or crawl spaces. The downspout connections should be observed for overflowing and the drains cleaned as needed.

Garage

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: Attached Garage
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Solid core wood, With visible fire-resistance rating
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Metal
Number of vehicle doors: Two
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of firewall: Appeared serviceable
Condition of walls and ceiling: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall

First and Second Floor Heating System

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): Forced air furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age: One (1) year
Forced air heating system manufacturer: Lennox
Location of forced air furnace: Attic
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Condition of burners: Appeared serviceable
Condition of exhaust venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of controls: Appeared serviceable
Condition of whole house ventilation system: Appeared serviceable
24 hour automatic ventilation system present: Yes

10) Minor Concern, Repair/Maintain - One or more heating air supply registers had weak air flow and the air flow is not even between rooms. 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.

11) Maintenance Item - Gas furnaces should be serviced every one to two years. We recommend that a qualified HVAC contractor inspect, clean, and service the furnace every one or two years. For more information visit:
http://www.reporthost.com/?ANFURINSP

12) Maintenance Item - Recommend checking or replacing HVAC filters quarterly and replacing them as necessary. How frequently they need replacing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).

13) Comment - One or more windows in the house are equipped with air supply ports (window vents). These vents are intended to improve indoor air quality, in relatively air-tight structures, by supplying fresh air to living spaces and by reducing moisture accumulation. The air supply ports should be kept open at all times, but can be closed to regulate fresh air intake into the house.

14) Comment - A fresh makeup air 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 three times a day for roughly 2 hour per time. The client should familiarize themselves with the timer's operation and by setting the timer as necessary.

Basement Heating System

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): Forced air furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age: One (1) year
Forced air heating system manufacturer: Lennox
Location of forced air furnace: Basement
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Condition of exhaust venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of controls: Appeared serviceable
Condition of firewall: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)

15) Safety Hazard, Repair/Replace - One or more holes or gaps were found between the basement furnace room ceiling and the heat ducts. Standard building practices call for wooden-framed ceilings and walls that divide the house and the furnace room to provide limited fire-resistance rating to prevent the spread of fire from the furnace room to the house. Recommend fire-stopping all holes and gaps with fire-resistant caulking.
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Photo 15-1 
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Photo 15-2 

Plumbing and Fuel 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
Location of main water meter: By street
Water pressure (psi): 76
Location of main water shut-off: Garage
Visible service pipe material: Plastic
Condition of supply pipes: Appeared serviceable
Supply pipe material: PEX plastic
Condition of pipe insulation: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Pipe insulation type: Fiberglass
Sewer Type: Private septic 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
Condition of fuel system: Appeared serviceable
Fuel Pipe Material: Black Iron
Location of main fuel shut-off valve: At gas meter

16) Minor Concern, Repair/Replace - Insulation for one or more water supply pipes in the crawl space was missing. Recommend installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.
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Photo 16-1 

17) Comment - Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 to 5 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:
  • Review any documentation available for this system
  • Review inspection and maintenance requirements for this system
  • Retain a qualified specialist evaluate, perform maintenance and make repairs if necessary
For more information, visit:
http://www.reporthost.com/?SEPTIC

Water Heaters

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: Appeared serviceable
Type: Two tankless water heaters
Energy source: Natural gas
Estimated Age: One (1) year
Temperature-pressure relief valve installed: Yes
Manufacturer: Rinnai
Location of water heater: Garage
Hot water temperature tested: Yes, (see comments below)
Water temperature (degrees Fahrenheit): 115
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable

18) Maintenance Item - The typical life span of a water heater is 10 years. All water heaters must have a temperature / pressure relief valve with a properly installed extension discharge pipe. This valve prevents the tank from rupturing. Once a year the valve should be open and closed to make sure it is working. It may take several minutes for the valve to reseal and water to stop draining from the discharge pipe. We also recommend having the water heaters serviced when the furnaces are serviced.

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: Underground
Service voltage (volts): 120-240
Estimated service amperage (amps): 200
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Concrete encased electrode (UFER)
Condition of main service panel: Appeared serviceable
Location of main service panel: Garage
Location of main disconnect: Breaker at bottom of main service panel
Condition of branch circuit wiring: Appeared serviceable
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
Carbon monoxide alarms installed: Yes, but not tested

19) Comment - The security system was not tested or inspected. The inspection of this system is beyond the scope of an ASHI inspection. The home owner or a specialty contractor familiar with the system should be consulted for testing, proper operation and care of the system.

20) Comment - Arc Fault Circuit Interrupters (AFCI), are installed in the breaker panel. These breakers provide added protection to circuits serving all bedroom receptacles and lights. AFCI devices are breakers designed to sense "arcing" which can lead to overheating or fires. As with GFCI devices these breakers should be tested on a regular basis.

21) Comment - Ground fault circuit interrupters are installed at the wet areas of the house. GFCI's provide electrical shock protection in water use areas of the house. These safety devices are required in; kitchens, bathrooms, at laundry sinks, exterior areas in contact with the ground, crawl space and garages. Older homes should consider updating the electrical system with these devices. GFCI outlets should be periodically "tripped" to verify they are operating.

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: Separate oven, Cooktop, Dishwasher, Refrigerator, Under-sink food disposal, Microwave oven, Range hood
Condition of appliances: Appeared serviceable
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable

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: Half bath, First floor
Location #B: Guest bath, Second floor
Location #C: Master bath, Second floor
Location #D: Full bath, Second floor
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
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of showers and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom ventilation type: Spot fans
Laundry equipment: Not inspected, (see comments below)
240 volt receptacle for laundry equipment present: Yes
Condition of clothes dryer vent: Appeared serviceable

22) Comment - The clothes washer and dryer were not tested and are excluded from this inspection and report.

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, Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Wood or wood products
Condition of stairs, handrails and guardrails: Appeared serviceable

23) Minor Concern, Repair/Maintain - Hairline cracks were found in walls and ceilings in one or more areas. Cracks are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. The cracks are not a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
http://www.reporthost.com/?ECC

Fireplaces and Chimneys

Limitations: The following items are not included in this inspection: chimney flues (except where visible). Note that the inspector does not determine the adequacy of drafting or sizing of fireplace and wood stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
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Condition of gas-fired fireplaces: Appeared serviceable
Gas fireplace type: Metal pre-fab fireplace
Blower installed in gas-fired fireplaces: No
Condition of gas fired flues: Appeared serviceable
Gas-fired flue type: Direct vent

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: Traversed
Location of attic access point: Master bedroom closet, Second floor
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses, Oriented Strand Board (OSB) sheathing
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Cellulose loose fill
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Eave vents (bird blocks)

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: Basement
Condition of floor substructure: Appeared serviceable
Support post material: Wood
Beam material: Solid wood
Floor structure: Wood trusses, Oriented Strand Board
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt
Vapor barrier present: Yes
Condition of vapor barrier: Appeared serviceable
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Convention air flow vents

Basement

Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by finished walls are excluded from this inspection. The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged. Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
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Condition of exterior entry doors: Appeared serviceable
Exterior door material: Vinyl
Condition of windows: Appeared serviceable
Window material: Vinyl, Insulated glass

24) Comment - The basement foundation and wood framing could not be fully observed because the basement has been finished. This condition also limits the inspectors ability to look for moisture problems, rot damage and wood destroying organisms. No visible evidence of moisture/water problems where observed during the inspection.

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: Appeared serviceable
Apparent foundation type: Crawl space, Daylight basement, Concrete slab on grade
Anchor bolts or hold downs for seismic reinforcement: Installed

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

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