Confidential Inspection Report · moss, etc. However, the actual presence of mold can only be...

Confidential Inspection Report

LOCATED AT:6115 189th Ave Ct E

Lake Tapps, Washington 98391

PREPARED EXCLUSIVELY FOR:Faira.com

INSPECTED ON:Wednesday, June 19, 2019

Inspector, Isaac McPhee 1411Strong Foundations Home Inspection

Page 2 of 101Copyright© 2010-2019, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 19-06017

Executive Summary

This is a summary review of the inspectors' findings during this inspection. However, it does not contain every detailed observation. This is provided as an additional service to our client, and is presented in the form of a listing of the items which, in the opinion of your inspector, merit further attention, investigation, or improvement. Some of these conditions are of such a nature as to require repair or modification by a skilled craftsman, technician, or specialist. Others can be easily handled by a homeowner such as yourself.

Often, following the inspector's advice will result in improved performance and/or extended life of the component(s) in question. In listing these items, your inspector is not offering any opinion as to who, among the parties to this transaction, should take responsibility for addressing any of these concerns. As with most of the facets of your transaction, we recommend consultation with your Real Estate Professional for further advice with regards to the following items:

NOTESINTRODUCTORY NOTES

1: Sections of this building may have been added to or remodeled since original construction. We make not attempt to determine the presence of permitting or code violations regarding recent improvements. We recommend consultation with the owner to determine if all necessary permits were obtained, inspections performed and final signatures obtained.

FOUNDATIONEXTERIOR/SITE/GROUND

2: There are small and/or moderate cracks visible. We observed no related conditions suggesting the need for immediate repairs. We recommend these cracks be monitored. If ongoing movement is observed, further review would then be recommended.

EXTERIOR PLUMBINGEXTERIOR/SITE/GROUND

3: One or more hose bib(s) is/are dripping or leaking. We recommend the washer be replaced and/or the packing nut be tightened or the hose bibs be replaced.

OUTDOOR RECEPTACLESEXTERIOR/SITE/GROUND

4: GFCI protection was not found at some exterior outlets, where this feature is now required. We recommend GFCI protection be installed as needed.

WOOD SIDINGEXTERIOR/SITE/GROUND

5: Gaps or holes in the siding were observed at one or more locations, such as at pipe and/or vent penetrations or where nails/screws may have been removed in the past. We recommend all such gaps be sealed or plugged in the course of routine property maintenance.

DRIVEWAYEXTERIOR/SITE/GROUND

6: The minor cracks in the driveway are of a cosmetic nature. However, they do indicate movement in the soil and, over time, may develop into an aesthetic issue and/or a safety concern because of tripping hazards.


WALKWAYSEXTERIOR/SITE/GROUND

7: There are cracks of a cosmetic nature in the walkways. Action would only be required if any of the cracks develop into trip hazards in the future.

FENCINGEXTERIOR/SITE/GROUND

8: The fencing around the home was generally serviceable, though in some locations the fence had some damage and was in need of some repairs. Typically, perimeter fencing is a shared responsibility between neighboring homeowners. Recommend inquiring of neighbors prior to making repairs to fences between homes.

PAINT/STAINEXTERIOR/SITE/GROUND

9: In general, the home is adequately painted and caulked. However, some caulking maintenance was needed. Particular attention when caulking should be paid to areas around window and door penetrations, as well as any pipe or wire penetrations and wall joints.

FIXTURESGARAGE

10: The rubber switch cover for the faucet in this area was missing. Recommend replacing for full functionality.

DRYER VENTGARAGE

11: Corrugated dryer vents may only be used for the six foot section connected to the dryer and cannot be installed through walls or floors. The existing long corrugated vent line should be replaced with a smooth wall vent, as per present standards.

12: The dryer vent at the exterior was covered with a plastic screen. These screens have a tendency to trap lint and cause clogging. Recommend cleaning dryer vent and replacing with typical louvered vent cover.

FIRE SEPARATIONGARAGE

13: A high percentage of residential fires start in garages. This residence was constructed prior to requirements for a fire separation between the garage and the living space. Upgrading with fire-resistive construction should be considered.

PASSAGE DOORGARAGE

14: Standards require the door between the garage and the living space to be a solid core door with an automatic closer. We recommend the existing door be replaced with an approved door which will provide a greater margin of safety.

GAS FIRED (BOLLARD POST)GARAGE

15: There is no bollard (vehicle bumper) post in place to protect the gas fired appliances from possible vehicle impact. We recommend installation of a bollard for safety.


LIGHTSKITCHEN

16: One or more overhead lights are not working. The bulb may have burned out. We recommend that the bulb be tested and replaced, if necessary, and the proper operation of the fixture be verified.

STOVEKITCHEN

17: One or more of the stove's controls is damaged. We recommend repair for full use of the appliance as designed.

WATER BASINMAIN FLOOR MASTER BATHROOM

18: The drain stop is defective. We recommend it be repaired or replaced.

SMOKE DETECTORMAIN FLOOR MASTER BEDROOM

19: There is no smoke detector in this area, as required. We recommend one be installed.

CLOSET DOORSMAIN FLOOR BEDROOM 2 BEDROOM

20: The door does not slide properly, indicating the track is misaligned, dirty or the wheels are damaged or off their track. We recommend repair or replacement.

SMOKE DETECTORMAIN FLOOR BEDROOM 2 BEDROOM


SMOKE DETECTORMAIN FLOOR BEDROOM 3 BEDROOM


FIREPLACEMAIN FLOOR LIVING ROOM ADDITIONAL ROOMS

23: Home inspectors are not certified chimney professionals. Only a Level 2 inspection performed by a CSIA (Chimney Safety Institute of America) certified chimney sweep can determine the condition of the flue and whether the fireplace is safe to use. Recommend a Level 2 inspection and cleaning/servicing of the fireplace and chimney flues by a qualified professional. Clean chimneys don't catch on fire.

GENERAL COMMENTMAIN FLOOR FAMILY ROOM ADDITIONAL ROOMS

24: Due to the presence of personal belongings, access to portions of the area were effectively blocked at the time of our inspection. A 'walk-through' is recommended when the area is cleared and accessible.

DETECTORS: OVERALLINTERIOR

25: The latest standards require smoke detectors in all bedrooms at time of construction and when any significant work is done on the residence. Whether or not installation is required prior to sale of this building, upgrading should be considered.


26: No carbon monoxide (CO) detectors were observed on some levels of the home. Recommend installing detectors on each floor of the home per modern building codes.

VENTILATIONATTIC

27: There is evidence of a history of improper or incomplete ventilation in portions of the attic. The lack of adequate ventilation, when combined with cold weather and high indoor relative humidity, causes water vapor produced inside the house to rise into the attic, causing condensation on the cold surfaces.

Light staining/discoloration was observed on the attic sheathing in numerous locations. This is an indication of excess moisture and can be caused by many conditions such as current or prior leaks, condensation/humidity from lack of adequate ventilation, poorly sealed penetrations from the building envelope, such as attic hatches, light fixtures, fan units terminating into the attic, prior or current excessive moss, etc. However, the actual presence of mold can only be determined by proper testing, which is not part of this inspection.

We note that ventilation in the attic has recently been upgraded, and it is possible that the conditions that have led to this issue may no longer be present. Continue to monitor this area for signs of condensation or inadequate ventilation.

FOUNDATIONCRAWL SPACE

28: There are small and/or moderate cracks visible. We observed no related conditions suggesting the need for immediate repairs. We recommend these cracks be monitored. If ongoing movement is observed, further review would then be recommended.

ANCHOR BOLTSCRAWL SPACE

29: The foundation is anchored using older technology. The original configuration has performed adequately to date. Upgrades might be considered as part of any future modernization and/or remodeling, but we do not consider this an urgent matter.

VAPORT BARRIERCRAWL SPACE

30: The vapor barrier in the crawlspace is a clear plastic that is not recommended for this application by modern building practices. The preferred material for use as a vapor barrier over soil in a crawl space is 6 mil polyethylene, often referred to as 'Visqueen'. Upgrading is recommended.

PEST CONTROLCRAWL SPACE

31: Rodents have been active in the crawlspace, though we could not tell for certain if the activity was ongoing. We recommend any gaps to the exterior be sealed and that bait or traps be set and monitored. The advice and services of a licensed exterminator would be recommended if problems persist.

DRAIN LINESPLUMBING

32: The drain line for the clothes washer and garage sink is installed in a configuration that will promote clogging. We recommend that adjustments be made to give the line a constant, downhill slope for optimal function of the sewer system.


SEISMIC RESTRAINTWATER HEATER

33: The water heater tank lacks seismic restraint. As an upgrade, we recommend that the water heater be secured to help limit damage and provide a source of usable domestic water in the event of a major earthquake.

GENERAL COMMENTWATER HEATER

34: This water heater is beyond its expected service life. Although it is still operating, rust was developing in and around the burner compartment, and the need for replacement should be expected in the near future.

GENERAL COMMENTFORCED HOT AIR HEAT

35: The last service date of the gas forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if last service date was more than one year ago, recommend that a qualified HVAC technician inspect, clean, and service the system, and make repairs if necessary. For safety reasons, and because the system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC technician when it is serviced.

CB MAIN PANELELECTRICAL SYSTEM

36: The circuitry in the panel is unlabeled. We recommend this be corrected to allow individuals unfamiliar with the equipment to operate it properly when and if it becomes necessary.

GFI PROTECTIONELECTRICAL SYSTEM

37: Some GFCI devices are installed in this home. We recommend adding these devices at all locations currently requiring this protection. This includes receptacles near sink basins, in bathrooms, garages, crawl spaces, and the exterior. In addition, we recommend upgrading all older devices (pre-2007) with newer devices for safety.

MISCELLANEOUSELECTRICAL SYSTEM

38: A generator hookup has been installed in the main service panel after original construction. This generator hookup does not appear to be permitted and lacks required safety devices to prevent back-feeding. We recommend the generator hookup be further evaluated by a licensed electrician and appropriate repairs be made to ensure safe operation.

FLOOR INSULATIONINSULATION/ENERGY

39: There is no insulation beneath the floors, which is a common finding in older homes. While optional, upgrading would reduce cold air infiltration and make the home more comfortable.


COMMENTSCONCLUSION

40: Note: Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. 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.

The home inspector considers the age of the home while inspecting. It is common to have areas that no longer comply with current code. This is not a new home and this home cannot be expected to meet current code standards. While this inspection makes every effort to point out safety issues, it does not inspect for code. It is common that homes of any age will have had repairs performed and some repairs may not be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for items that are not functioning as intended. It does not grade the repair. It is common to see old plumbing or mixed materials. Sometimes water signs in crawlspaces or basements could be years old or from a problem that no longer exists. Or, it may still need further attention and repair. Determining this can be difficult on an older home. Sometimes in older homes there are signs of damage to wood from wood eating organisms. Having this is typical and fairly common. If the home inspection reveals signs of damage you should have a pest control company inspect further for activity and possibly hidden damage.


Wednesday, June 19, 2019Faira.com

6115 189th Ave Ct ELake Tapps, Washington 98391

Dear Faira.com,

We have enclosed the report for the property inspection we conducted for you on Wednesday, June 19, 2019 at:

6115 189th Ave Ct ELake Tapps, Washington 98391

Our report is designed to be clear, easy to understand, and helpful. Please take the time to review it carefully. If there is anything you would like us to explain, or if there is other information you would like, please feel free to call us. We would be happy to answer any questions you may have.

Throughout the report, you'll find special symbols at the front of certain comments. Below are the symbols and their meanings:

= Item in poor condition, warranting immediate replacement. Failure to correct may lead to potentially expensive or dangerous conditions.

= Issue that should be addressed over the course of repairs/maintenance, but not time sensitive.

= Upgrade recommended, but not required

= Dangerous or potentially dangerous or hazardous situation that should be corrected as soon as possible.

= Item not operating at the time of the inspection, or unable to be inspected for another reason.

= Item that warrants continued monitoring or further evaluation by a licensed professional. Though issues may not necessarily exist at present or are not readily visible, ongoing monitoring or evaluation are recommended.

We thank you for the opportunity to be of service to you.

Sincerely,

Inspector, Isaac McPheeStrong Foundations Home Inspection


Copyright© 2010-2019, SPECTACULAR, Strong Foundations Home Inspection, Isaac McPhee 19-06017

Table of Contents

Executive Summary.......................................................................................................................................2

Introduction..................................................................................................................................................11

Introductory Notes.......................................................................................................................................11

Exterior/Site/Ground....................................................................................................................................12

Roofing........................................................................................................................................................20

Garage.........................................................................................................................................................24

Kitchen.........................................................................................................................................................30

Bathroom.....................................................................................................................................................34

Bedroom......................................................................................................................................................42

Additional Rooms........................................................................................................................................47

Interior.........................................................................................................................................................51

Attic..............................................................................................................................................................52

Crawl Space................................................................................................................................................55

Plumbing......................................................................................................................................................59

Water Heater...............................................................................................................................................63

Heat.............................................................................................................................................................66

Electrical System.........................................................................................................................................71

Insulation/Energy.........................................................................................................................................75

Locations of Emergency Controls................................................................................................................77

Environmental Concerns.............................................................................................................................79

Conclusion...................................................................................................................................................79

Addenda......................................................................................................................................................81


Introduction

We have inspected the major structural components and mechanical systems for signs of significant nonperformance, excessive or unusual wear and general state of repair. The following report is an overview of the conditions observed.

In the report, there may be specific references to areas and items that were inaccessible. We can make no representations regarding conditions that may be present but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions may be discovered. Inspection of the inaccessible areas will be performed upon arrangement and at additional cost after access is provided.

We do not review plans, permits, recall lists, and/or government or local municipality documents. Information regarding recalled appliances, fixtures and any other items in this property can be found on the Consumer Product Safety website. These items may be present but are not reviewed.

Our recommendations are not intended as criticisms of the building, but as professional opinions regarding conditions present. As a courtesy, the inspector may list items that they feel have priority in the Executive Summary portion of the report. Although the items listed in this section may be of higher priority in the opinion of the inspector, it is ultimately the client's responsibility to review the entire report. If the client has questions regarding any of the items listed, please contact the inspector for further consultation.

Lower priority conditions contained in the body of the report that are neglected may become higher priority conditions. Do not equate low cost with low priority. Cost should not be the primary motivation for performing repairs. All repair and upgrade recommendations are important and need attention.

This report is a "snapshot" of the property on the date of the inspection. The structure and all related components will continue to deteriorate/wear out with time and may not be in the same condition at the close of escrow.

Anywhere in the report that the inspector recommends further review, it is strongly recommended that this be done PRIOR TO THE CLOSE OF ESCROW. This report is not intended for use by anyone other than the client named herein. No other persons should rely upon the information in this report. Client agrees to indemnify, defend and hold inspector harmless from any third party claims arising out of client's unauthorized distribution of the inspection report.

By accepting this inspection report, you acknowledge that you have reviewed and are in agreement with all of the terms contained in the standard contract provided by the inspector who prepared this report.

Introductory Notes

ORIENTATIONFor purposes of identification and reporting, the front of this building faces west.

For purposes of identification and reporting, the front of the building is the side containing the primary access.

NOTESThe house was estimated to be approximately 40+ years old, with recent updates/renovations.


Over the course of this inspection the temperature was estimated to be between 60 and 70 degrees.

We make no representations as to the extent or presence of code violations, nor do we warrant the legal use of this building. This information would have to be obtained from the local building and/or zoning department.

There may be information pertinent to this property which is a matter of public record. A search of public records is not within the scope of this inspection. We recommend the client or their representative review all appropriate public records.

Sections of this building may have been added to or remodeled since original construction. We make not attempt to determine the presence of permitting or code violations regarding recent improvements. We recommend consultation with the owner to determine if all necessary permits were obtained, inspections performed and final signatures obtained.

The scope of this inspection is limited to reasonably accessible areas. We make no attempt to move furnishings, stored personal property, and/or vegetation. Although no problems are anticipated, removal of these items may reveal reportable items.

Your inspector may choose to include photos in your inspection report. There are times when only a picture can fully explain the condition or if the client is unable to attend the inspection. Photo inclusion is at the discretion of the inspector and in no way is meant to emphasize or highlight the only conditions that were seen. We always recommend full review of the entire inspection report.

Exterior/Site/Ground

BASIC INFORMATIONGeneral lot topography: Uneven lotDriveway: Concrete on grade


Walkways: Concrete

Primary exterior wall covering: Wood lap siding

Primary exterior window material: Vinyl/plastic or vinyl clad

FOUNDATION

There are small and/or moderate cracks visible. We observed no related conditions suggesting the need for immediate repairs. We recommend these cracks be monitored. If ongoing movement is observed, further review would then be recommended.

EXTERIOR PLUMBINGThe plumbing on the exterior of the building and in the yard appears to be properly installed and in serviceable condition, with exceptions noted below. We make no attempt to locate and test every hose bib. Testing of irrigation systems is beyond the scope of our inspection.


One or more hose bib(s) is/are dripping or leaking. We recommend the washer be replaced and/or the packing nut be tightened or the hose bibs be replaced.

OUTDOOR RECEPTACLESThe receptacles were found to be properly installed and in serviceable condition.

GFCI protection was not found at some exterior outlets, where this feature is now required. We recommend GFCI protection be installed as needed.

OUTDOOR LIGHTSA representative number of exterior light fixtures were tested and found to be in working order.

WOOD SIDINGThe siding appears to be properly installed and generally in good condition, with exceptions noted below.


Gaps or holes in the siding were observed at one or more locations, such as at pipe and/or vent penetrations or where nails/screws may have been removed in the past. We recommend all such gaps be sealed or plugged in the course of routine property maintenance.

DOORSThe exterior doors appear to be properly installed and in serviceable condition.

WINDOWSThe windows appear to be properly installed and in serviceable condition.

GRADINGThe grading of the lot appears to properly and adequately drain excess surface water and roof runoff away from the structure.

DRAINAGEA surface drainage system is designed to collect and divert roof runoff and other surface water. It is installed in solid pipe and flows continuously downhill to a point of discharge.

The surface water drainage system is below grade and cannot be viewed. Designs and materials for these systems vary widely, making it impossible to evaluate the integrity of the system with any certainty.

The exposed portions of the surface drainage system appear to be adequate to handle normal surface runoff and provide for the efficient drainage of the area adjacent to the structure.


We could not determine the discharge location of the drainage system. We suggest inquiries and/or observation during a heavy rain to discover the discharge location and effectiveness of the system.

The drainage system appears to be properly installed, but it was not water tested during the inspection. We make no representations as to its effectiveness and recommend its operation be observed during adverse weather.

The drainage system should be checked for debris and cleaned regularly to ensure proper operation during heavy weather.

DOWNSPOUTSThe downspouts appear to be properly installed and in serviceable condition.

The downspouts terminate in subsurface drain lines. See comments under 'Drainage'.

PUBLIC WORKSThe owner may have rights and responsibilities concerning the public improvements associated with this property. We suggest inquiries of the local public works department, particularly regarding liabilities for future maintenance costs.

DRIVEWAYThe driveway appears to be properly installed and is generally in good condition, with exceptions noted below.

The minor cracks in the driveway are of a cosmetic nature. However, they do indicate movement in the soil and, over time, may develop into an aesthetic issue and/or a safety concern because of tripping hazards.

WALKWAYSThe walkways appear to be properly installed and are generally in serviceable condition, with exceptions noted below.


There are cracks of a cosmetic nature in the walkways. Action would only be required if any of the cracks develop into trip hazards in the future.

DECKLike fences and other exposed wood construction, decks have a finite service life. Even the best maintained deck will need repair and eventual replacement. We urge regular treatment with combination wood preservative/UV inhibiting sealers.

The deck appears to be properly constructed and generally in serviceable condition, with no need for significant maintenance or repair at this time, other than minor items noted below.


We made no attempt to inspect the inaccessible areas under the deck. It is common for some damage and/or deterioration to exist in these areas while, as a whole, the deck would still be considered serviceable.

Minor damage was observed to one or more deck boards. Recommend minor repairs as needed.

FENCINGThe fences appear to be properly installed and generally in serviceable condition, with exceptions noted below.


The fencing around the home was generally serviceable, though in some locations the fence had some damage and was in need of some repairs. Typically, perimeter fencing is a shared responsibility between neighboring homeowners. Recommend inquiring of neighbors prior to making repairs to fences between homes.

GATESThe gates were operating. Routine maintenance will keep them functional and maximize service life.

VEGETATIONWe recommend the vegetation on the property be maintained to prevent over growth and encroachment onto the structure.

TRIMThe exterior trim appears to be properly installed and is in good condition.

FASCIAThe fascia appears to be properly installed and in good condition.

EAVES/SOFFITSThe eaves and overhangs appear to be properly installed and in good condition.

PAINT/STAINThe exterior finishes are generally in good condition and have an attractive appearance, with exceptions noted below.


In general, the home is adequately painted and caulked. However, some caulking maintenance was needed. Particular attention when caulking should be paid to areas around window and door penetrations, as well as any pipe or wire penetrations and wall joints.

GENERAL COMMENTThe exterior features of the building generally appear to be properly installed and in serviceable condition. Exceptions are discussed above and elsewhere in this report. Regular maintenance will prolong the service life of the 'weather shell'.

As preventive maintenance, caulking and sealing the gaps in the exterior of the building around the doors, windows, plumbing and electrical entry points will help prevent heat loss, cold air infiltration and moisture entry.

If caulking is needed for maintenance of any flashing or exterior trim, we suggest a high quality urethane sealant such as 'Sikaflex'. Latex, butyl, oil based, silicone or 'architectural grade' sealants should be avoided.

Roofing

A roof system consists of the surface materials, connections, penetrations and drainage (gutters and downspouts). We visually review these components for damage and deterioration and do not perform any destructive testing. If we find conditions suggesting damage, improper application, or limited remaining service life, these will be noted. We may also offer opinions concerning repair and replacement. Opinions stated herein concerning the roof are based on a limited visual inspection. These do not constitute a warranty that the roof is, or will remain, free of leaks.


Composition Shingle

BASIC INFORMATIONLocation: Covers whole building

Roof slope: MediumMaterial: Asphalt composition shingleLayers: Unknown, would require destructive testingAge: Less than 1 year old.

Connections and penetrations: Sealed with metal flashing

Roof drainage system: Gutters and downspouts


SURFACEThe shingle surface appears to have been properly installed and is in good condition.

FLASHINGS: OVERALLMetal flashing has been used to seal the connections and penetrations.

The accessible connection and penetration flashings appear to be properly installed and in serviceable condition. All of the connections and penetrations should be periodically examined for signs of leakage and repairs performed if necessary.


CHIMNEY AT ROOFThe chimney appears to be properly installed and in serviceable condition. The spark arrestor was not removed for an examination of the interior of the chimney.

PLUMBING VENTSPlumbing vents at the roof were inspected and appeared to be properly installed and in good condition at the time of the inspection.

APPLIANCE VENTSThe appliance vents appear to be properly installed and in serviceable condition.


GUTTERSRoof runoff water is channeled to the downspouts by a metal gutter system attached to the fascia boards or to the ends of the rafters along the edge of the roof.

The gutters are in serviceable condition, but should be checked for debris and cleaned on a regular basis to prolong their useful life.

GENERAL COMMENTThis is a newer roof, and with routine maintenance should remain watertight for a number of years.

This roof appears to be a newer application. Review of all documentation including warranty and permits is suggested.

Garage

Garages and/or vehicle storage areas are visually inspected for general state of repair. Due to the presence of the storage and personal property, our review of these areas is limited.

FRAMINGThe wall framing is not visible. The area around the garage door opening is generally the most vulnerable to movement but no adverse conditions were noted. The construction appears to be original and no action is indicated.


FIXTURES

The rubber switch cover for the faucet in this area was missing. Recommend replacing for full functionality.

DRAIN TRAPThe drain trap and associated piping are PVC plastic.

LAUNDRY TUBThe laundry tub is metal.

The laundry tub is properly installed and in serviceable condition.


RECEPTACLESThe receptacles appear to be properly installed and were operational.

GFCI (ground fault circuit interrupter) protection has been installed providing an increased margin of safety. We recommend testing the device on a monthly basis.

GARAGE DOOR OPENERThe garage door opener(s) operated properly to raise and lower the doors, including the auto-reverse mechanisms, which stopped and reversed the direction of the doors when they struck objects in their path.

FLOORThe floor is a concrete slab.

There is cracking in the floor slab but there is no vertical displacement of any portion of the slab. No action is indicated.

GARAGE DOORSThe garage door is a single roll up design.

Operation of the door(s) is controlled by a motorized mechanism, more commonly referred to as an automatic opener.

The garage door was operated and appears to be properly installed and in generally serviceable condition.


DRYER VENT

Corrugated dryer vents may only be used for the six foot section connected to the dryer and cannot be installed through walls or floors. The existing long corrugated vent line should be replaced with a smooth wall vent, as per present standards.

The dryer vent at the exterior was covered with a plastic screen. These screens have a tendency to trap lint and cause clogging. Recommend cleaning dryer vent and replacing with typical louvered vent cover.

FIRE SEPARATION

A high percentage of residential fires start in garages. This residence was constructed prior to requirements for a fire separation between the garage and the living space. Upgrading with fire-resistive construction should be considered.


PASSAGE DOOR

Standards require the door between the garage and the living space to be a solid core door with an automatic closer. We recommend the existing door be replaced with an approved door which will provide a greater margin of safety.

WASHER/DRYERThe hookups for the washer and dryer are properly installed and in serviceable condition. The appliances themselves were not fully tested, except where noted.


GAS FIRED (BOLLARD POST)

There is no bollard (vehicle bumper) post in place to protect the gas fired appliances from possible vehicle impact. We recommend installation of a bollard for safety.

GENERAL COMMENTThe finished surfaces, hardware, windows, and doors were found to be generally in good condition at the time of our inspection. However, this area is in need of routine maintenance as noted above or in other sections of this report.

Inspection of this area was limited to the surface coverings. The construction materials and manner of installation were concealed from view and inaccessible.


Kitchen

The kitchen is visually inspected for proper function of components, active leakage, excessive or unusual wear, and general state of repair. We inspect built-in appliances to the extent possible using normal operating controls. Freestanding stoves are operated, but refrigerators, small appliances, portable dishwashers, and microwave ovens are not tested.

BASIC INFORMATIONEnergy: Gas (or propane) stove and/or oven, with other electric appliances.

Ventilation: Exhaust ducted to the exteriorRefrigerators, wine coolers, and other cooling appliances are beyond the scope of this inspection

DRAIN TRAPSThe drain trap and associated piping are PVC plastic.

SINKThe sink is metal.

The sink appears to be properly installed. When operated, it was observed to be fully functional and in serviceable condition.




LIGHTS

One or more overhead lights are not working. The bulb may have burned out. We recommend that the bulb be tested and replaced, if necessary, and the proper operation of the fixture be verified.

HEAT OUTLETThe heating outlet is in serviceable condition. Conditioned air was observed flowing into the room when the heating system was operated.


FLOORThe wood or laminate/vinyl flooring is in serviceable condition. Kitchen floors receive the most concentrated wear of any area in the house, especially at the sink and stove. We recommend these areas be coated every two to three years as preventive maintenance.

COUNTERTOPSThe countertop is granite or other hard surface, such as quartz.

The countertop shows typical wear and tear, normal for this heavily used component. We considered the flaws cosmetic in nature with no action indicated.

VENTILATIONKitchen ventilation is provided by a unit that draws air downward through a fan next to the range burners, venting to the exterior. The fan appears to be properly installed and in serviceable condition.

STOVEThe stove was turned on with the normal operating controls and found to be in satisfactory working condition, with minor exceptions.


One or more of the stove's controls is damaged. We recommend repair for full use of the appliance as designed.

OVENThe oven was turned on with the normal operating controls and found to be in satisfactory working condition.

DISPOSALThe disposal was turned on with normal user controls and observed to be in satisfactory working condition.

DISHWASHERThe dishwasher responded to normal user controls and was found in good condition.




Bathroom

Bathrooms are visually inspected for proper function of components, active leakage, excessive or unusual wear and general state of repair. Fixtures are tested using normal operating features and controls. Due to finished surfaces such as drywall/plaster, tile, and flooring, much of the bathroom is considered inaccessible. We do not test or confirm proper application of secondary equipment including but not limited to steam units, spa tubs, heated towel bars, etc.

Main Floor Hallway Bathroom

BASIC INFORMATIONToilet: Ceramic unit with a porcelain finish


Wash basin: Ceramic unit with a porcelain finish

Bathtub: Molded fiberglass

Shower walls: Molded fiberglass


DRAIN TRAPThe drain trap(s) and associated piping are PVC plastic.

TOILETThe toilet was flushed and appeared to be functioning properly.

WATER BASINThe wash basin appears to be properly installed. When operated, it was observed to be fully functional and in serviceable condition.

BATHTUBThe bathtub appears to be properly installed and in serviceable condition.

SHOWERThe shower was operated for the inspection and appeared to be in serviceable condition.



LIGHTSThe overhead lights were tested and found to be operational at the time of the inspection.



BATHROOM FLOORThe finish floor in this bathroom is tile.

The floor appears to be properly installed and is in serviceable condition.

COUNTERTOPSThe countertop shows typical wear and tear, normal for this heavily used component. We considered the flaws cosmetic in nature with no action indicated.


VENTILATIONVentilation in this bathroom is provided by a ceiling fan. This fan was operated and was found to be working satisfactorily.

GENERAL COMMENTThe finished surfaces, hardware, windows, and doors were found to be generally in good condition at the time of our inspection.



Main Floor Master Bathroom

BASIC INFORMATIONToilet: Ceramic unit with a porcelain finish

Wash basin: Ceramic unit with a porcelain finish

Shower walls: Molded fiberglass


DRAIN TRAPThe drain trap and associated piping are chromed metal.

TOILETThe toilet was flushed and appeared to be functioning properly.

WATER BASIN

The drain stop is defective. We recommend it be repaired or replaced.

SHOWERThe shower was operated for the inspection and appeared to be in serviceable condition.



LIGHTSThe overhead lights were tested and found to be operational at the time of the inspection.



SHOWER WALLSThe shower walls appear to be properly installed and in serviceable condition.

BATHROOM FLOORThe finish floor in this bathroom is tile.

The floor appears to be properly installed and is in serviceable condition.

COUNTERTOPSThe countertop shows typical wear and tear, normal for this heavily used component. We considered the flaws cosmetic in nature with no action indicated.


VENTILATIONVentilation in this bathroom is provided by a ceiling fan. This fan was operated and was found to be working satisfactorily.



Bedroom

Main Floor Master Bedroom

RECEPTACLESThe receptacles were found to be properly installed and in serviceable condition. The number of receptacles is considered adequate for the size of the room.

LIGHTS / FANThe overhead lights and/or ceiling fan were tested and appeared operational at the time of the inspection.



FLOORThe floors are covered with wall-to-wall carpet. No attempt was made to determine the type or condition of the material under the carpet.

SMOKE DETECTOR

There is no smoke detector in this area, as required. We recommend one be installed.




Main Floor Bedroom 2 Bedroom






CLOSET DOORS

The door does not slide properly, indicating the track is misaligned, dirty or the wheels are damaged or off their track. We recommend repair or replacement.

SMOKE DETECTOR





Main Floor Bedroom 3 Bedroom






SMOKE DETECTOR




Additional Rooms

Main Floor Living Room Additional Rooms



LIGHTSThe light fixtures in this room were tested and appeared operational at the time of the inspection.

HEAT OUTLETThe heating outlet(s) is/are in serviceable condition. Conditioned air was observed flowing into the room when the heating system was operated.



FIREPLACEThe fireplace appears to be properly installed and in serviceable condition with no signs of excessive or unusual wear.

A fireplace has an interior, exterior and a fire burning area. Individual fireplaces may have a foundation, flue, firebox, mantel, hearth, damper, smoke shelf, lintel, cap, wash, gas log and/or gas lighter.

Accessible components are visually inspected for signs of significant nonperformance, excessive or unusual wear and general state of repair. Portions of standard fireplace construction are inaccessible for our inspection.

Our inspection does not include actual operation of the fireplace and we cannot offer opinions regarding its performance. We suggest inquiries of the owner or occupant in this regard.

Home inspectors are not certified chimney professionals. Only a Level 2 inspection performed by a CSIA (Chimney Safety Institute of America) certified chimney sweep can determine the condition of the flue and whether the fireplace is safe to use. Recommend a Level 2 inspection and cleaning/servicing of the fireplace and chimney flues by a qualified professional. Clean chimneys don't catch on fire.




Main Floor Family Room Additional Rooms


LIGHTSThe light fixtures in this room were tested and appeared operational at the time of the inspection.

HEAT OUTLETThe heating outlet(s) is/are in serviceable condition. Conditioned air was observed flowing into the room when the heating system was operated.


GENERAL COMMENTThe finished surfaces, hardware, windows, and doors were found to be generally in good condition at the time of our inspection.



Due to the presence of personal belongings, access to portions of the area were effectively blocked at the time of our inspection. A 'walk-through' is recommended when the area is cleared and accessible.

Interior

Our review of the interior includes inspection of walls, ceilings, floors, doors, windows, steps, stairways, balconies and railings. These features are visually examined for proper function, excessive wear and general state of repair. Some of these components may not be visible/accessible because of furnishings and/or storage. In such cases these items are not inspected.

BASIC INFORMATIONNumber of bedrooms: ThreeNumber of bathrooms: TwoWindow material: VinylWindow type: Horizontal sliding windowsWindow glazing: Double panePrimary finished ceiling material: DrywallFinished floor material: Carpet and wood or laminate/vinylPrimary finished wall material: Drywall

SURFACES: OVERALLThe interior wall, floor, and ceiling surfaces were properly installed and generally in good condition, taking into consideration normal wear and tear.

WALLS & CEILINGSThe interior wall and ceiling blemishes are cosmetic and can be repaired in the course of routine maintenance.

FLOORS: OVERALLThe floors have a good appearance and are in serviceable condition.

DOORS: OVERALLThe interior doors appear to be properly installed and in good condition.


WINDOWS: OVERALLThe windows tested appear to be properly installed and in serviceable condition. We operate a representative sample of the windows, but do not necessarily open, close, and latch every window.

DETECTORS: OVERALLThe smoke detectors were inspected for location only. For future reference, testing with only the built-in test button verifies proper battery and horn function, but does not test the smoke sensor. We advise testing with real or simulated smoke.

The latest standards require smoke detectors in all bedrooms at time of construction and when any significant work is done on the residence. Whether or not installation is required prior to sale of this building, upgrading should be considered.

No carbon monoxide (CO) detectors were observed on some levels of the home. Recommend installing detectors on each floor of the home per modern building codes.

HEAT SOURCEWe observed a permanent heat source in each room throughout the building.

GENERAL COMMENTThe interior surfaces, hardware, fixtures, doors and windows appear to be properly installed and generally in serviceable condition, with exceptions noted above.

There is wear and tear that is typical of the age of the home. We make no attempt to list all cosmetic flaws and suggest that most of these deficiencies will be addressed by normal maintenance and upgrading.

Attic

The attic contains the roof framing and serves as a raceway for components of the mechanical systems. There are often heating ducts, electrical wiring and appliance vents in the attic. We visually examine the attic components for proper function, excessive or unusual wear, general state of repair, leakage, venting and misguided improvements. Where walking in an unfinished attic can result in damage to the ceiling, inspection is from the access opening only.


ACCESS/ENTRYThe attic access is located in the garage.

Non-original pull down stairs are present. Although, they appear to be in working condition, we suggest review of plans, permits, or other documentation.

SHEATHINGThe roof sheathing is the material directly supporting the roof covering.

The roof sheathing is plywood nailed solidly across the rafters.

ROOF TRUSSESRoof trusses support the roof sheathing and roof covering, transferring loads to the bearing walls. The bottom of a truss supports the finished ceiling. Trusses are usually engineered components assembled in a factory and delivered to the site.


The trusses are generally in good condition, where seen, and have performed adequately since their installation.

VENT LINESThe vent piping for the waste system appears to be properly installed and in good condition.

VENTILATIONOur feeling regarding attic ventilation is that 'you can never have too much'. Attic ventilation can be provided by eave, gable, and ridge vents as well as by automatic and wind driven fans. We encourage use of any or all of the above.


There is evidence of a history of improper or incomplete ventilation in portions of the attic. The lack of adequate ventilation, when combined with cold weather and high indoor relative humidity, causes water vapor produced inside the house to rise into the attic, causing condensation on the cold surfaces.

Light staining/discoloration was observed on the attic sheathing in numerous locations. This is an indication of excess moisture and can be caused by many conditions such as current or prior leaks, condensation/humidity from lack of adequate ventilation, poorly sealed penetrations from the building envelope, such as attic hatches, light fixtures, fan units terminating into the attic, prior or current excessive moss, etc. However, the actual presence of mold can only be determined by proper testing, which is not part of this inspection.

We note that ventilation in the attic has recently been upgraded, and it is possible that the conditions that have led to this issue may no longer be present. Continue to monitor this area for signs of condensation or inadequate ventilation.

Crawl Space

The crawl space is where most of the building's structural elements and portions of its mechanical systems are located. These include foundation, structural framing, electrical, plumbing and heating. Each accessible and visible component and system is examined for proper function, excessive or unusual wear and general state of repair. It is not unusual to find occasional moisture and dampness in crawl spaces. Significant and/or frequent water accumulation can adversely affect the building foundation and support system and would indicate the need for further evaluation by a specialist. Although observed in the crawl space, some items will be reported under the individual systems to which they belong.

BASIC INFORMATIONFoundation type: Raised perimeter with isolated piers


Foundation material: Poured concrete

Mudsill: Minimally boltedWall system: Wood stud wallsFloor system: Wood joists support by beams

ACCESSThe crawl space is accessible through an interior closet.


FOUNDATION

There are small and/or moderate cracks visible. We observed no related conditions suggesting the need for immediate repairs. We recommend these cracks be monitored. If ongoing movement is observed, further review would then be recommended.

MUDSILLThe mudsill is the first wood member of the framing, resting directly on the foundation. The accessible sections of mudsill are in good condition.

FLOOR JOISTSIn the areas where the floor framing is visible, all components appear to be properly installed and in good condition.

POSTSThe floor system is supported by wooden posts set over concrete pier blocks.

The support posts have performed adequately over time and would be expected to continue to do so.

ANCHOR BOLTSAnchor bolts are fasteners that connect the wood framing to the foundation. They limit the framing's ability to move independently on the foundation in the event of seismic activity.

The foundation is anchored using older technology. The original configuration has performed adequately to date. Upgrades might be considered as part of any future modernization and/or remodeling, but we do not consider this an urgent matter.


MOISTUREThe soil was dry at the time of our inspection, and there were no adverse conditions or damage observed related to excessive moisture.

VAPORT BARRIER

The vapor barrier in the crawlspace is a clear plastic that is not recommended for this application by modern building practices. The preferred material for use as a vapor barrier over soil in a crawl space is 6 mil polyethylene, often referred to as 'Visqueen'. Upgrading is recommended.

VENTILATIONVentilation in the crawl space is adequate. Good ventilation in the crawl space is important to keep moisture levels down. Keeping the vents clear of debris and vegetation should be part of regular maintenance.

PEST CONTROL

Rodents have been active in the crawlspace, though we could not tell for certain if the activity was ongoing. We recommend any gaps to the exterior be sealed and that bait or traps be set and monitored. The advice and services of a licensed exterminator would be recommended if problems persist.

DUCTSThe ducts appear to be properly installed and are in serviceable condition.

GENERAL COMMENTAll of the structural elements appear to be performing as would be expected for a dwelling of this age and type. However, we direct your attention to items noted above in need of repair or upgrading.


Plumbing

A plumbing system consists of the domestic water supply lines, drain, waste and vent lines and gas lines. Inspection of the plumbing system is limited to visible faucets, fixtures, valves, drains, traps, exposed pipes and fittings. These items are examined for proper function, excessive or unusual wear, leakage, and general state of repair. The hidden nature of piping prevents inspection of every pipe and joint. A sewer lateral test, necessary to determine the condition of the underground sewer lines, is beyond the scope of this inspection If desired, a qualified individual could be retained for such a test. Our review of the plumbing system does not include landscape watering, fire suppression systems, private water supply/waste disposal systems, or recalled plumbing supplies. Review of these systems requires a qualified and licensed specialist.

BASIC INFORMATIONDomestic water source: Public supply


Main water line: Copper where seen

Supply piping: Copper where seen

Waste disposal: Private on-site disposalWaste piping: Plastic where seen

Water pressure: Mid-range of normal water pressure


WATER SHUTOFF LOCATIONThe domestic water supply main shut-off valve is on the front wall in the underbuilding crawl space.

WATER SHUTOFF COMMENTSThe main shut-off valve was located but testing the operation of this valve is not within the scope of our inspection. Operation of the valve from time to time will keep it functional and maximize its useful life.

MAIN SUPPLYThere was no evidence of surface corrosion or leakage at the exposed and accessible main supply.

INTERIOR SUPPLYThe exposed and accessible supply piping generally appears to be properly installed and in good condition.

WATER PRESSUREThe system water pressure, as measured at the exterior hose bibs, is within the range of normal.

DRAIN LINES

The drain line for the clothes washer and garage sink is installed in a configuration that will promote clogging. We recommend that adjustments be made to give the line a constant, downhill slope for optimal function of the sewer system.


SEWER CLEANOUTThe sewer cleanout is located in the crawl space.

VENT LINESThe vent piping for the waste system appears to be properly installed and in good condition.

PRIVATE DISPOSALThis property uses a private waste disposal system, investigation of which is beyond the scope of this inspection. If accurate service records are not available, it is strongly recommended that the septic tank be pumped and inspected by an expert.

Whether or not further inspection is necessary, consultation with a septic tank service company is suggested to determine a probable pumping schedule and to discuss the 'do's and don'ts' of septic systems.

GAS PIPINGThe gas piping appears to be properly installed and in serviceable condition. We detected no evidence of leakage at any of the exposed gas piping. Pressure testing may reveal leaks, but this procedure is beyond the scope of our inspection.

GAS METER LOCATIONThe gas meter is outside on the left side of the building. The main gas supply shutoff valve is located on the riser pipe between the ground and the meter. This valve should be turned 90 degrees (either way) in order to shut off the gas.


GENERAL COMMENTThe plumbing system appears to be in good condition, with the exceptions noted above.

A representative number of fixtures were operated and we observed reasonable flow when other fixtures were operated simultaneously.

The supply piping is copper where seen. Copper is generally considered a very desirable type of piping and is expected to last the lifetime of the building.

Water Heater

Our review of water heaters includes the tank, water and gas connections, electrical connections, venting and safety valves. These items are examined for proper function, excessive or unusual wear, leakage and general state of repair. We do not fully review tankless/on-demand systems and suggest you consult a specialist. The hidden nature of piping and venting prevents inspection of every pipe, joint, vent and connection.

BASIC INFORMATIONLocation: In the garage

Energy source: Natural gasCapacity: 50 gallonsAge: Estimated to be 20+ years oldUnit type: Free standing tankWater heater temperature settings should be maintained in the mid-range to avoid injury from scaldingInsulation: Yes, installed behind outer jacket


T/P RELEASE VALVEThe water heater is equipped with a temperature and pressure relief valve. This device is an important safety device and should not be altered or tampered with. We observed no adverse conditions.

EXPANSION TANKThe water heater is equipped with an expansion tank that appears properly installed and in serviceable condition. However, review of this equipment is beyond the scope of this inspection.


GAS SUPPLYThe gas piping for the appliance includes a local 90 degree shut-off valve for use in an emergency or in case of repair. The valve was not tested at the time of inspection, but is of a type usually found to be serviceable.

The gas connector is an approved flexible type in good condition.

VENTINGThe water heater vent is properly installed and appears in serviceable condition.

COMBUSTION AIRCombustion air provides the oxygen for fuel burning appliances. Adequate ventilation around all fuel burning appliances is vital for their safe operation. The air can come from inside or outside, providing industry standards are met.

The combustion air supply is adequate.

BURNERSThe burner is generally clean and appears to be in serviceable condition.

WATER CONNECTORSThe cold water inlet and hot water outlet connections appear properly installed and in serviceable condition.


SEISMIC RESTRAINT

The water heater tank lacks seismic restraint. As an upgrade, we recommend that the water heater be secured to help limit damage and provide a source of usable domestic water in the event of a major earthquake.

ELEVATION/LOCATIONThe water heater has been elevated above the garage floor in accordance with present standards. This is a beneficial configuration which helps prevent the ignition of fumes from spilled flammable liquids.

INSULATIONThere is no insulation blanket installed. Newer water heaters have built-in insulation to meet rigorous conservation standards. Installation of a blanket can be done but offers very little improvement on the existing efficiency of the unit.

GENERAL COMMENT

This water heater is beyond its expected service life. Although it is still operating, rust was developing in and around the burner compartment, and the need for replacement should be expected in the near future.

Heat

A heating system consists of the heating equipment, operating and safety controls, venting and the means of distribution. These items are visually examined for proper function, excessive or unusual wear and general state of repair. This is a non-evasive, basic function review only. We do not dismantle, uncover or calculate efficiency of any system. Regular servicing and inspection of heating systems is encouraged.


Forced Hot Air

BASIC INFORMATIONFurnace location: Garage

Energy source: Natural gasFurnace btu input rating: 60,000 btu'sAge: 15 years oldManufacturer: American Standard

SYSTEM NOTESForced air furnaces operate by heating a stream of air moved by a blower through a system of ducts. Important elements of the system include the heat exchanger, exhaust venting, blower, controls, ducting, and combustion air supply.

GAS SUPPLYThe gas piping includes a 90 degree shutoff valve for emergency use. The valve was not tested at the time of inspection. This age and style of valve is normally found to be operable by hand and generally trouble free.

The gas connector is an approved flexible type in good condition.

BURNERSThe burners were inspected and found to be clean and in good working order.

HEAT EXCHANGERThe heat exchanger was inaccessible and could not be visually examined.


IGNITION SYSTEMThe heating unit is equipped with an electronic ignition system, which is an energy saving feature that allows operation without the need for a continuously burning pilot light.

AIR FILTERSThe heating system is equipped with an electrostatic air filter. It can capture dust that may pass through other filters. The filter operated during the inspection. We suggest cleaning the filter elements 2-3 times during each heating season.

CLEARANCEThere is adequate clearance to combustible materials in the area around the heating unit as long as the space is not used for storage. We encourage good housekeeping practices in this area.

VENTThe heating system vent is properly installed and appears in serviceable condition where seen.

COMBUSTION AIRCombustion air provides the oxygen for fuel burning appliances. Adequate ventilation around all fuel burning appliances is vital for their safe operation. The air can come from inside or outside, providing industry standards are met.

There is adequate combustion air for this heating unit.

DUCTSThe ducts appear to be properly installed and are in serviceable condition.


THERMOSTATThe thermostat appears to be properly installed and the unit responded to the basic controls. This is a programmable device with many options for setback settings, timed events, etc. No attempt was made to test all functions of the thermostat.

HVAC WIRINGAll accessible wiring appears in good condition.

HVAC DISCONNECTThe equipment local disconnect acts as a shut off switch for use in an emergency or while servicing.

The local disconnect appears properly installed and in good condition.


GENERAL COMMENTThe heating system responded to normal operating controls. Components appear properly installed and serviceable. Routine maintenance will keep it functional and maximize its service life.

The heating system presently installed appears to be adequate for the size of this building.

Our inspection of the heating system is non-invasive and is limited to visible components and their basic function. A full evaluation requires extensive testing and is beyond the scope of our inspection.


The last service date of the gas forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if last service date was more than one year ago, recommend that a qualified HVAC technician inspect, clean, and service the system, and make repairs if necessary. For safety reasons, and because the system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC technician when it is serviced.

Electrical System

An electrical system consists of the service, distribution, wiring and convenience outlets (switches, lights, and receptacles). Our examination of the electrical system includes the exposed and accessible conductors, branch circuitry, panels, overcurrent protection devices, and a random sampling of convenience outlets. We look for adverse conditions such as improper installation, exposed wiring, running splices, reversed polarity and circuit protection devices. We do not evaluate fusing and/or calculate circuit loads. The hidden nature of the electrical wiring prevents inspection of every length of wire.

BASIC INFORMATIONService entry into building: Underground service lateralVoltage supplied by utility: 120/240 voltsCapacity (available amperage): 200 amperes


System grounding source: Driven copper rod

Branch circuit protection: Circuit breakersWiring material: Copper wiring where seen

ELECTRIC METERThe electric meter is outside on the left side of the building.

MAIN SERVICEThe main electrical service panel is in the garage.


MAIN DISCONNECTThe main disconnect is incorporated into the electrical service panel.

MAIN DISCONNECTThe ampacity of the main disconnect is 200 amps.

CB MAIN PANELThe main service panel is in serviceable condition with circuitry generally installed and fused correctly, with the following items worthy of attention.

The circuitry in the panel is unlabeled. We recommend this be corrected to allow individuals unfamiliar with the equipment to operate it properly when and if it becomes necessary.

SERVICE CAPACITYThe service entrance conductors appear to be #4/0 Aluminum providing an ampacity of 200.

Our statement regarding service capacity is based upon the labeled rating of the main electrical service disconnect.

The service capacity is normal for a house this size and age, and appears adequate for the present demand and minor additional loads.

SERVICE GROUNDINGThe system and equipment grounding appears to be correct.


BRANCH CIRCUITRYThe accessible branch circuitry was examined and appeared properly installed and in serviceable condition.

CONDUCTOR MATERIALThe accessible branch circuit wiring in this building is copper.

RECEPTACLES: OVERALLFor reference, as receptacles are discussed in this report, present standards for typical room plugs require grounded, 3 prong receptacles within six feet of any point on all walls. Upgrading is required in older buildings only during remodeling.

Based upon our inspection of a representative number, the receptacles were found to be properly installed for the time of construction, in serviceable condition, and operating properly.

SWITCHES: OVERALLWe checked a representative number of switches and found they were operating and in serviceable condition.

LIGHTS: OVERALLThe light fixtures in this building are generally in serviceable condition, with exceptions noted below.

GFI PROTECTIONGFCI (ground fault circuit interrupter) protection is a modern safety feature designed to prevent shock hazards. GFCI breakers and receptacles function to de-energize a circuit or a portion of a circuit when a hazardous condition exists.

GFCI protection is inexpensive and can provide a substantial increased margin of safety.

Some GFCI devices are installed in this home. We recommend adding these devices at all locations currently requiring this protection. This includes receptacles near sink basins, in bathrooms, garages, crawl spaces, and the exterior. In addition, we recommend upgrading all older devices (pre-2007) with newer devices for safety.


MISCELLANEOUS

A generator hookup has been installed in the main service panel after original construction. This generator hookup does not appear to be permitted and lacks required safety devices to prevent back-feeding. We recommend the generator hookup be further evaluated by a licensed electrician and appropriate repairs be made to ensure safe operation.

GENERAL COMMENTThe electrical system is generally in good condition, with only a few instances of needed repair or correction observed. See notes above for specific comments.

Review of all low voltage wiring, including telephone, TV antenna, alarm, intercom, and stereo wiring is not within the scope of our inspection. Consult the appropriate service technician for full evaluation of their operating conditions.

Insulation/Energy

Insulation, weatherstripping, dampers, double-glazed glass and set-back thermostats are features that help reduce heat loss and/or gain and increase system and appliance efficiency. Our visual inspection includes review to determine if these features are present in representative locations and we may offer suggestions for upgrading. Our review of insulation is based upon uniformly insulated or are insulated to current standards. It is our opinion that all homes could benefit from energy conservation upgrades, and we suggest that you consult professionals.


ATTIC INSULATIONThe attic has blown-in fiberglass insulation.

The level of insulation would appear to provide an R-30+ insulating value. This provides very good resistance to heat transfer by present standards.

WALL INSULATIONWe were unable to access the wall cavities and/or determine the presence or condition of insulation.

FLOOR INSULATION

There is no insulation beneath the floors, which is a common finding in older homes. While optional, upgrading would reduce cold air infiltration and make the home more comfortable.

GENERAL COMMENTThis structure appears to be partially insulated and energy efficient. Upgrading can further reduce heat loss, cold air infiltration and increase overall energy efficiency.


Locations of Emergency Controls

In an emergency, you may need to know where to shut off the gas, the water and/or the electrical system. We have listed below these controls and their location for your convenience. We urge that you familiarize yourself with their location and operation.

WATER SHUTOFF LOCATIONPLUMBINGThe domestic water supply main shut-off valve is on the front wall in the underbuilding crawl space.

SEWER CLEANOUTPLUMBINGThe sewer cleanout is located in the crawl space.


GAS METER LOCATIONPLUMBINGThe gas meter is outside on the left side of the building. The main gas supply shutoff valve is located on the riser pipe between the ground and the meter. This valve should be turned 90 degrees (either way) in order to shut off the gas.

ELECTRIC METERELECTRICAL SYSTEMThe electric meter is outside on the left side of the building.


MAIN SERVICEELECTRICAL SYSTEMThe main electrical service panel is in the garage.

MAIN DISCONNECTELECTRICAL SYSTEMThe main disconnect is incorporated into the electrical service panel.

Environmental Concerns

Environmental issues include but are not limited to radon, fungi/mold, asbestos, lead paint, lead contamination, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination and soil contamination. We are not trained or licensed to recognize or discuss any of these materials. We may make reference to one of more of these materials in this report when we recognize one of the common forms of these substances. If further study or analysis seems prudent, the advice and services of the appropriate specialists are advised.

Conclusion

COMMENTSThis structure appears to be of standard quality, in need of miscellaneous repair and upgrading. There is also maintenance in need of attention. Examples of these conditions have been described in this report.


If performed routinely, this type of construction requires average maintenance to keep it in serviceable condition.

Most of the items that are in need of immediate attention and/or possible major cost items that would require repair in the near future are listed in the report summary. Please be sure to refer to this document for further useful information.

Many homes built prior to 1996 lack modern safety and energy efficient items.

Note: Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. 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.

The home inspector considers the age of the home while inspecting. It is common to have areas that no longer comply with current code. This is not a new home and this home cannot be expected to meet current code standards. While this inspection makes every effort to point out safety issues, it does not inspect for code. It is common that homes of any age will have had repairs performed and some repairs may not be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for items that are not functioning as intended. It does not grade the repair. It is common to see old plumbing or mixed materials. Sometimes water signs in crawlspaces or basements could be years old or from a problem that no longer exists. Or, it may still need further attention and repair. Determining this can be difficult on an older home. Sometimes in older homes there are signs of damage to wood from wood eating organisms. Having this is typical and fairly common. If the home inspection reveals signs of damage you should have a pest control company inspect further for activity and possibly hidden damage.

©2019 Strong Foundations Home Inspection

ADDENDA TO INSPECTION REPORT 1. The inspection to be performed for Client consists of non-intrusive visual observations to survey the readily accessible, easily visible material components, systems and equipment of the building. The inspection is designed to identify material physical deficiencies in the building’s components, systems and equipment, as they exist at the time of the inspection. The work product resulting from completing an inspection in accordance with this contract is an inspection report. The inspection report incorporates the information obtained during the inspection. The inspection report is for the sole use and benefit of the Client. Client agrees to read the entire inspection report when it is received and shall promptly call the Inspector with any questions or concerns Client may have regarding the inspection report or the inspection. The inspection report shall be considered the final and exclusive findings of the Inspector regarding the inspection of the building. Client shall not rely on any oral statement made by the Inspector prior to issuance of the inspection report. 2. Components and systems operated during the inspection will be identified in the inspection report. The identified components and systems shall be operated with normal user controls and as conditions permit. If a component or system is operated, it may be conducted without the aid of special protective clothing, exploratory probing, removing materials, testing, measuring, preparing, calculations or using special equipment, including meters or devices of any kind. Testing, measuring, or preparing calculations for any system or component to determine adequacy, capacity, or compliance with any standard is outside the scope of this contract. 3. The term “poor” or “major concern” in regard to a component mean the presence of conspicuous patent defects or material deferred maintenance of the building’s material systems, components, or building equipment as observed during the inspection. This definition specifically excludes deficiencies that may be remedied with routine maintenance, miscellaneous minor repairs, and normal operating maintenance, and excludes conditions that generally do not present material physical deficiencies of the building. 4. Inspector is an expert generalist and not acting as an expert in any SPECIFIC craft or


trade. The inspector may make recommendations for further evaluation by an individual(s) who is an expert or specialist IN ONE OR MORE SPECIFIC BUILDING COMPONENTS OR SYSTEMS. 5. The inspection is not technically exhaustive. The cost obtaining information or the time required to conduct a technically exhaustive inspection and prepare the inspection report could outweigh the usefulness of the information and could be detrimental to the orderly and timely completion of Client’s transaction. 6. No inspection can wholly eliminate the uncertainty regarding the presence of physical deficiencies and the performance of the building’s systems. Preparation of an inspection report in accordance with this contract is intended to reduce, but not eliminate, the uncertainty regarding the potential for component or system failure and to reduce the potential that such component or system may not be initially observed. Client recognizes the inherent subjective nature of the inspector’s opinions as to issues such as workmanship, quality of original installation, and estimating the remaining useful life of any given component or system. The inspector’s opinions generally are formed without detailed knowledge from those specifically familiar with the component or system’s performance. 7. The inspection report will contain a representative indication of the property condition at the time of the inspection and is dependent on the information available to the inspector at that time. 8. It is the Client’s duty and obligation to exercise reasonable care to protect himself or herself regarding the condition of the building, including those facts that are known to or within the diligent attention and observation of the Client. SCOPE AND LIMITATIONS OF THIS INSPECTION This inspection is limited to a visual observation of the exposed and readily accessible areas of the home. The concealed and inaccessible areas are not included. The following locations are considered inaccessible due to limited height and excluded from this inspection unless otherwise stated:

• Crawl space areas less than 18 inches in height

• Attic spaces less than 5 feet in height

• Spaces under outdoor decks less than 5 feet high Observation includes operation of the systems or components by means of the normal user controls. Dismantling of equipment, and destructive testing is not included. Some specific items are also excluded, and these are listed in the following section. If you feel there is a need for evaluation of any of these items, then you will need to arrange for specific inspections.


Items not Included 1. Recreational, leisure, playground or decorative equipment or appliances including but not limited to pools, hot tubs, saunas, steam baths, landscape lighting, fountains, shrubs, trees, and tennis courts; 2. Cosmetic conditions (wallpapering, painting, carpeting, scratches, scrapes, dents, cracks, stains, soiled or faded surfaces on the structure or equipment, soiled, faded, torn, or dirty floor, wall or window coverings etc.); 3. Noise pollution or air quality in the area; 4. Earthquake hazard, liquefaction, flood plain, soil, slide potential or any other geological conditions or evaluations; 5. Engineering level evaluations on any topic; 6. Existence or non-existence of solder or lead in water pipes, asbestos, hazardous waste, radon, urea formaldehyde urethane, lead paint or any other environmental, flammable or toxic contaminants or the existence of water or airborne diseases or illnesses and all other similar or potentially harmful substances (although the inspector may note the possible existence of asbestos in ceiling texture and furnace duct tape); 7. Zoning or municipal code (e.g. building, fire, housing (existing buildings), mechanical, electrical, plumbing, etc. code) restrictions or other legal requirements of any kind; 8. Any repairs which relate to some standard of interior decorating; 9. Cracked heat exchangers or similar devices in furnaces; 10. Any evaluation which requires the calculation of the capacity of any system or item that is expected to be part of the inspection. Examples include but are not limited to the calculation of appropriate wattage or wiring of kitchen appliances, appropriate sizing of flues or chimneys, appropriate ventilation to combustion-based items (e.g. furnaces, water heaters, fireplaces etc.), appropriate sizing, spacing and spanning of joists, beams, columns, girders, trusses, rafters, studs etc., appropriate sizing of plumbing and fuel lines, etc.; 11. Washers and dryers; 12. Circuit breaker operation; 13. Specialty evaluations such as private sewage, wells, solar heating systems, alarms, intercom systems, central vacuum systems, wood and coal stoves, pre-fab and zero clearance fireplaces, space heaters, sprinkler systems, gas logs, gas lights, elevators and common areas unless these have been specifically added to the inspection description above but only to the degree that the inspector is capable of evaluating these items;


14. Items that are not visible and exposed including but not limited to concealed wiring, plumbing, water leaks, under bathtubs and shower stalls due to faulty pans or otherwise, vent lines, duct work, exterior foundation walls (below grade or covered by shrubs or wall/paneling, stored goods etc.) and footings, underground utilities, and systems and chimney flues; 15. Evaluations involving destructive testing; 16. Evaluation which requires moving personal goods, debris, furniture, equipment, floor covering, insulation or like materials; 17. Design problems and adequacy or operational capacity, quality or suitability; 18. Fireplace drafting; 19. To prevent damages to units, air conditioning when outside temperature below 60 degrees F or if the unit has not been warmed up or on for at least 24 hours prior to inspection; 20. Any evaluation which would involve scraping paint or other wall coverings; 21. Heating system accessories (e.g. humidifiers, electronic air cleaners etc.); 22. Legal description of property such as boundaries, egress/ingress, etc.; 23. Quality of materials; 24. Conformance with plan specifications or manufacturers specifications; 25. Flood conditions or plains; 26. Any other characteristics or items which are generally not included in a building inspection report on a regular basis. Services for inspecting or evaluating the excluded items listed above may be available from the Inspector for an additional fee or from specialists qualified to inspect or evaluate a particular category or item. Disclaimer In some cases we may recommend your consulting a specialist such as a structural engineer or licensed electrician. Hiring a specialist can be a prudent means of providing some protection of your financial investment in this property. WE DO NOT MAKE ANY TYPE OF WARRANTY OR GUARANTEE AS TO THE CONDITION OF THE PROPERTY. SOME THINGS MAY REMAIN HIDDEN OR


BECOME DEFECTIVE AFTER THE INSPECTION. IT IS NOT POSSIBLE TO DETECT EVERY DEFECT WITHIN A BUILDING DURING THE COURSE OF A GENERAL INSPECTION. THIS REPORT SHOULD BE USED IN CONJUNCTION WITH, AND NOT A REPLACEMENT FOR , A PRE-CLOSING WALK-THROUGH BY THE CLIENT. THIS INSPECTION IS NOT AN INSURANCE POLICY AGAINST HIDDEN DEFECTS, OR CONDITIONS THAT ARE NOT VISIBLE AND READILY APPARENT AT THE TIME OF INSPECTION. THE COST OF THIS INSPECTION DOES NOT ENTITLE YOU TO ANY TYPE OF PROTECTION FROM HIDDEN FLAWS AND DEFECTS. THIS INSPECTION DOES NOT TRANSFER YOUR ULTIMATE RESPONSIBILITY TO ALL POINT HOME INSPECTIONS. ENVIRONMENTAL CONCERNS: Client acknowledges that what is being contracted for is a building inspection and not an environmental evaluation and the inspection is not intended to detect, identify or disclose any health or environmental concerns regarding this building or property, including, but not limited to, the presence of asbestos, radon, lead, urea formaldehyde, fungi, mold, mildew, PCB’s or other toxic materials or substances in the water, air, soil or building materials. CONFIDENTIAL REPORT: The inspection report to be prepared for the Client is solely and exclusively for the Client’s own information and may not be relied upon by any other person. Client agrees to maintain the confidentiality of the inspection report and agrees not to disclose any part of it to any other person. Client my distribute copies of the inspection report to other persons directly involved in this transaction, but the Client and Inspector do not in any way intend to benefit said other persons directly or indirectly through this Contract, the inspection or the inspection report. CLIENT AGREES TO INDEMNIFY, DEFEND AND HOLD THE INSPECTOR HARMLESS FROM ANY THRID PARTY CLAIMS ARISING OUT OF THE CLIENT’S UNAUTHORIZED DISTRIBUTION OF THE INSPECTION REPORT. LIQUIDATED DAMAGES: IT IS UNDERSTOOD AND AGREES BY AND BETWEEN THE PARTIES HERETO THAT THE INSPECTOR/INSPECTION COMPANY IS NOT AN INSURER, THAT THE PAYMENT FOR THE SUBJECT INSPECTION IS BASED SOLELY ON THE VALUE OF THE SERVICES PROVIDED BY THE INSPECTOR/INSPECTION COMPANY IN THE PREFORMANCE OF THE INSPECTION AND PRODUCTION OF THE INSPECTION REPORT AS DESCRIBED HEREIN, THATIT IS IMPRACTICABLE AND EXTREMELY DIFFICULT TO FIX THE ACTUAL DAMAGES, OF ANY, WHICH MAY RESULT FROM A FAILURE TO PERFORM SUCH SERVICES, AND IN CASE OF FAILURE TO PERFORM SUCH SERVICES AND A RESULTING LOSS, THE CLIENT’S DAMAGES HEREIN SHALL BE LIQUIDATER AND FIXED IN AN AMOUNT EQUAL TO THE INSPECTION FEE PAID MULTIPLIED BY ONE HUNDRED TWENT-FIVE PERCENT (125%) AS


LIQUIDATED DAMAGES AND NOT AS A PENALTY, AND THIS REMEDY SHALL BE EXCLUSIVE. GENERAL PROVISIONS: A. This inspection contract, the inspection, and the inspection report do not constitute a warranty, guarantee, or insurance policy of any kind whatsoever. B. No legal action or proceeding of any kind, including in tort or contract can be commenced against Inspector/Inspection Company, or its officers, agents or employees more than one year after the date of the subject inspection. Time is expressly of the essence herein. THIS TIME PERIOD IS SHORTER THAN OTHERWISE PROVIDED BY LAW. C. In the event the Client discovers a material physical deficiency in a component, system or equipment of the building that was not identified and reported by the Inspector, Client shall so notify the Inspector in writing and allow Inspector and/or Inspector’s designated representative to re-inspect and document the condition(s) of the material physical deficiency prior to making any repair, alteration, or replacement to said physical deficiency. D. Should any provision of this contract be held by a court of competent jurisdiction to be either invalid or unenforceable, the remaining provisions of this contract shall remain in full force and effect, unimpaired by the court’s holding. E. This contract shall be binding upon and inure to the benefit of only the undersigned parties and their heirs, successors and assigns. F. This contract constitutes the entire integrated agreement between the parties hereto pertaining to the subject matter hereof, and may be modified only by a written agreement signed by all of the parties hereto. No oral agreements, understanding, or representations shall change, modify, or amend any part of this contract. G. Each party signing this contract warrants and represents that he/she has the full capacity and authority to execute this contract on behalf of the named party whether it is a corporation, partnership, or other entity. If this contract is executed on behalf of the Client by a third party, the person executing this contract expressly represents to the Inspector that he/she has the full and complete authority to execute this contract on the Client’s behalf and to fully and completely bind the Client to all of the terms, conditions, limitations, exceptions and exclusions of this contract. This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. FOLLOW-UP INSPECTION POLICY Generally we discourage follow-up inspections for these reasons


1. Quality of repairs

If repairs are made to a property based on the results of an inspection, the work should be performed by qualified contractors, not the seller. By qualified, we mean licensed, bonded, state-certified where applicable and with a reasonable amount of experience. Contractors providing repairs should provide legible documentation in the form of work orders and/or receipts. If repairs are made in this way, then there's generally no need for a follow-up inspection. Additionally, it may be better to negotiate a lower price on your home and have repairs made by contractors you choose rather than the seller making repairs as cheaply as possible. ________________________________________ As a part of our service, we sometimes provide approximate, cost of repair estimates for particular items. These estimates should be considered as background information only. It is beyond the scope of this inspection and report to supply you with accurate repair costs. Such estimates should be supplied by contractors who specialize in this type of work. Our estimates should be used only as guidelines. If you intend to negotiate the price of this property based on defects found during this inspection, we strongly suggest you obtain one or more written bids from a licensed contractor(s). It is a conflict of interest for Strong Foundations Home Inspection to recommend any specific contractor.


Life Expectancy Charts for Homes PLEASE NOTE: These life expectancies have been determined through research and testing based on regular recommended maintenance and conditions of normal wear and tear, and not extreme weather or other conditions, neglect, over-use or abuse. Therefore, they should be used as guidelines only, and not relied upon as guarantees or warranties.

Surface preparation and paint quality are the most important determinants of a paint's life expectancy. Ultraviolet (UV) rays via sunshine can shorten life expectancy. Additionally, conditions of high humidity indoors or outdoors can affect the lifespan of these components, which is why they should be inspected and maintained seasonally.

ADHESIVES, CAULK &

PAINTS

YEARS

Caulking (interior & exterior) 5 to 10

Construction Glue 20+

Paint (exterior) 7 to 10

Paint (interior) 10 to 15

Roofing Adhesives/Cements 15+

Sealants 8

Stains 3 to 8

Appliance life expectancy depends to a great extent on the use it receives. Furthermore, consumers often replace appliances long before they become worn out due to changes in styling, technology and consumer preferences.

APPLIANCES YEARS

Air Conditioner (window) 5 to 7

Compactor (trash) 6

Dehumidifier 8

Dishwasher 9

Disposal (food waste) 12

Dryer Vent (plastic) 5

Dryer Vent (steel) 20

Dryer (clothes) 13

Exhaust Fans 10

Freezer 10 to 20

Gas Oven 10 to 18

Hand Dryer 10 to 12

Humidifier (portable) 8

Microwave Oven 9

Range/Oven Hood 14

Electric Range 13 to 15

Gas Range 15 to 17

Refrigerator 9 to 13


Swamp Cooler 5 to 15

Washing Machine 5 to 15

Whole-House Vacuum System 20

Modern kitchens today are larger and more elaborate. Together with the family room, they now form the “great room.”

CABINETRY & STORAGE YEARS

Bathroom Cabinets 50+

Closet Shelves 100+

Entertainment Center/Home Office 10

Garage/Laundry Cabinets 70+

Kitchen Cabinets 50

Medicine Cabinet 25+

Modular (stock manufacturing-type) 50

Walls and ceilings last the full lifespan of the home.

CEILINGS & WALLS YEARS

Acoustical Tile Ceiling 40+ (older than 25 years may

contain asbestos)

Ceramic Tile 70+

Concrete 75+

Gypsum 75

Wood Paneling 20 to 50

Suspended Ceiling 25+

Natural stone countertops, which are less expensive than they were just a few years ago, are becoming more popular, and one can expect them to last a lifetime. Cultured marble countertops have a shorter life expectancy, however.

COUNTERTOPS YEARS

Concrete 50

Cultured Marble 20

Natural Stone 100+

Laminate 20 to 30

Resin 10+

Tile 100+

Wood 100+


Decks are exposed to a wide range of conditions in different climates, from wind and hail in some areas, to relatively consistent, dry weather in others. See FASTENERS & STEEL section for fasteners.

DECKS YEARS

Deck Planks 15

Composite 8 to 25

Structural Wood 10 to 30

Exterior fiberglass, steel and wood doors will last as long as the house, while vinyl and screen doors have a shorter life expectancy. The gaskets/weatherstripping of exterior doors may have to be replaced every 5 to 8 years.

DOORS YEARS

Closet (interior) 100+

Fiberglass (exterior) 100+

Fire-Rated Steel (exterior) 100+

French (interior) 30 to 50

Screen (exterior) 30

Sliding Glass/Patio (exterior) 20 (for roller wheel/track

repair/replacement)

Vinyl (exterior) 20

Wood (exterior) 100+

Wood (hollow-core interior) 20 to 30

Wood (solid-core interior) 30 to 100+

Copper-plated wiring, copper-clad aluminum, and bare copper wiring are expected to last a lifetime, whereas electrical accessories and lighting controls, such as dimmer switches, may need to be replaced after 10 years. GFCIs could last 30 years, but much less if tripped regularly. Remember that faulty, damaged or overloaded electrical circuits or equipment are the leading cause of house fires, so they should be inspected regularly and repaired or updated as needed.

ELECTRICAL YEARS

Accessories 10+

Arc-Fault Circuit Interrupters

(AFCIs)

30

Bare Copper 100+

Bulbs (compact fluorescent) 8,000 to 10,000+ hours

Bulbs (halogen) 4,000 to 8,000+ hours

Bulbs (incandescent) 1,000 to 2,000+ hours

Bulbs (LED) 30,000 to 50,000+ hours

Copper-Clad Aluminum 100+

Copper-Plated 100+


Fixtures 40

Ground-Fault Circuit Interrupters

(GFCIs)

up to 30

Lighting Controls 30+

Residential Propane Backup

Generators

12

Service Panel 60

Solar Panels 20 to 30

Solar System Batteries 3 to 12

Wind Turbine Generators 20

Floor and roof trusses and laminated strand lumber are durable household components, and engineered trim may last 30 years.

ENGINEERED LUMBER YEARS

Engineered Joists 80+

Laminated Strand Lumber 100+

Laminated Veneer Lumber 80+

Trusses 100+

Fastener manufacturers do not give lifespans for their products because they vary too much based on where the fasteners are installed in a home, the materials in which they're installed, and the local climate and environment. However, inspectors can use the guidelines below to make educated judgments about the materials they inspect.

FASTENERS, CONNECTORS &

STEEL

YEARS

Adjustable Steel Columns 50+

Fasteners (bright) 25 to 60

Fasteners (copper) 65 to 80+

Fasteners (galvanized) 10+

Fasteners (electro-galvanized) 15 to 45

Fasteners (hot-dipped galvanized) 35 to 60

Fasteners (stainless) 65 to 100+

Steel Beams 200+

Steel Columns 100+

Steel Plates 100+

Flooring life is dependent on maintenance and the amount of foot traffic the floor endures.

FLOORING YEARS

All Wood Floors 100+

Bamboo 100+

Brick Pavers 100+


Carpet 8 to 10

Concrete 50+

Engineered Wood 50+

Exotic Wood 100+

Granite 100+

Laminate 15 to 25

Linoleum 25

Marble 100+

Other Domestic Wood 100+

Slate 100

Terrazzo 75+

Tile 75 to 100

Vinyl 25

Concrete and poured-block footings and foundations will last a lifetime, assuming they were properly built. Waterproofing with bituminous coating lasts 10 years, but if it cracks, it is immediately damaged.

FOUNDATIONS YEARS

Baseboard Waterproofing System 50

Bituminous-Coating Waterproofing 10

Concrete Block 100+

Insulated Concrete Forms (ICFs) 100

Permanent Wood Foundation (PWF;

treated)

75

Post and Pier 20 to 65

Post and Tensioned Slab on Grade 100+

Poured-Concrete Footings and

Foundation

100+

Slab on Grade (concrete) 100

Wood Foundation 5 to 40

Framing and structural systems have extended longevities; poured-concrete systems, timber frame houses and structural insulated panels will all last a lifetime.

FRAMING YEARS

Log 80 to 200

Poured-Concrete Systems 100+

Steel 100+

Structural Insulated Panels (SIPs) 100+

Timber Frame 100+

The quality and frequency of use will affect the longevity of garage doors and openers.


GARAGES YEARS

Garage Doors 20 to 25

Garage Door Openers 10 to 15

Home technology systems have diverse life expectancies and may have to be upgraded due to evolution in technology.

HOME TECHNOLOGY YEARS

Built-In Audio 20

Carbon Monoxide Detectors* 5

Doorbells 45

Home Automation System 5 to 50

Intercoms 20

Security System 5 to 20

Smoke/Heat Detectors* less than 10

Wireless Home Networks 5+

* Batteries should be changed at least annually. Thermostats may last 35 years but they are usually replaced before they fail due to technological improvements.

HVAC YEARS

Air Conditioner (central) 7 to 15

Air Exchanger 15

Attic Fan 15 to 25

Boiler 40

Burner 10+

Ceiling Fan 5 to 10

Chimney Cap (concrete)

100+

Chimney Cap (metal) 10 to 20

Chimney Cap (mortar) 15

Chimney Flue Tile 40 to 120

Condenser 8 to 20

Dampers 20+

Dehumidifier 8

Diffusers, Grilles and Registers 25

Ducting 60 to 100

Electric Radiant Heater 40

Evaporative Cooler 15 to 25

Furnace 15 to 25

Gas Fireplace 15 to 25

Heat Exchanger 10 to 15


Heat Pump 10 to 15

Heat-Recovery Ventilator 20

Hot-Water and Steam-Radiant

Boiler

40

Humidifier 12

Induction and Fan-Coil Units 10 to 15

Thermostats 35

Ventilator 7

As long as they are not punctured, cut or burned and are kept dry and away from UV rays, cellulose, fiberglass and foam insulation materials will last a lifetime. This is true regardless of whether they were installed as loose-fill, housewrap or batts/rolls.

INSULATION & INFILTRATION

BARRIERS

YEARS

Batts/Rolls 100+

Black Paper (felt paper) 15 to 30

Cellulose 100+

Fiberglass 100+

Foamboard 100+

Housewrap 80+

Liquid-Applied Membrane 50

Loose-Fill 100+

Rockwool 100+

Wrap Tape 80+

Masonry is one of the most enduring household components. Fireplaces, chimneys and brick veneers can last the lifetime of the home.

MASONRY & CONCRETE YEARS

Brick 100+

Insulated Concrete Forms (hybrid

block)

100+

Concrete Masonry Units (CMUs) 100+

Man-Made Stone 25

Masonry Sealant 2 to 20

Stone 100+

Stucco/EIFS 50+

Veneer 100+

Custom millwork and stair parts will last a lifetime and are typically only upgraded for aesthetic reasons.


MOLDING, MILLWORK &

TRIM

YEARS

Attic Stairs (pull-down) 50

Custom Millwork 100+

Pre-Built Stairs 100+

Stair Parts 100+

Stairs 100+

The lifetime of any wood product depends heavily on moisture intrusion.

PANELS YEARS

Flooring Underlayment 25

Hardboard 40

Particleboard 60

Plywood 100

Softwood 30

Oriented Strand Board (OSB) 60

Wall Panels 100+

The quality of plumbing fixtures varies dramatically. The mineral content of water can shorten the life expectancy of water heaters and clog showerheads. Also, some finishes may require special maintenance with approved cleaning agents per the manufacturers in order to last their expected service lives.

PLUMBING, FIXTURES &

FAUCETS

YEARS

ABS and PVC Waste Pipe 50 to 80

Accessible/ADA Handles 100+

Acrylic Kitchen Sink 50

Cast-Iron Bathtub 100

Cast-Iron Waste Pipe (above

ground)

60

Cast-Iron Waste Pipe (below

ground)

50 to 60

Concrete Waste Pipe 100+

Copper Water Lines 70

Enameled Steel Kitchen Sink 5 to 10+

Faucets and Spray Hose 15 to 20

Fiberglass Bathtub and Shower 20

Gas Lines (black steel) 75

Gas Lines (flex) 30

Hose Bibs 20 to 30

Instant (on-demand) Water Heater 10

PEX 40


Plastic Water Lines 75

Saunas/Steam Room 15 to 20

Sewer Grinder Pump 10

Shower Enclosure/Module 50

Shower Doors 20

Showerheads 100+ (if not clogged by

mineral/other deposits)

Soapstone Kitchen Sink 100+

Sump Pump 7

Toilet Tank Components 5

Toilets, Bidets and Urinals 100+

Vent Fan (ceiling) 5 to 10

Vessel Sink (stone, glass, porcelain,

copper)

5 to 20+

Water Heater (conventional) 6 to 12

Water Line (copper) 50

Water Line (plastic) 50

Water Softener 20

Well Pump 15

Whirlpool Tub 20 to 50

Radon systems have but one moving part: the radon fan.

RADON SYSTEMS YEARS

Air Exchanger 15

Barometric Backdraft

Damper/Fresh-Air Intake

20

Caulking 5 to 10

Labeling 25

Manometer 15

Piping 50+

Radon Fan 5 to 8

The life of a roof depends on local weather conditions, building and design, material quality, and adequate maintenance. Hot climates drastically reduce asphalt shingle life. Roofs in areas that experience severe weather, such as hail, tornadoes and/or hurricanes, may also experience a shorter-than-normal lifespan overall or may incur isolated damage that requires repair in order to ensure the service life of the surrounding roofing materials.

ROOFING YEARS

Aluminum Coating 3 to 7

Asphalt (architectural) 30

Asphalt Shingles (3-tab) 20

BUR (built-up roofing) 30


Clay/Concrete 100+

Coal and Tar 30

Copper 70+

EPDM (ethylene propylene diene

monomer) Rubber

15 to 25

Fiber Cement 25

Green (vegetation-covered) 5 to 40

Metal 40 to 80

Modified Bitumen 20

Simulated Slate 10 to 35

Slate 60 to 150

TPO 7 to 20

Wood 25

Outside siding materials typically last a lifetime. Some exterior components may require protection through appropriate paints or sealants, as well as regular maintenance. Also, while well-maintained and undamaged flashing can last a long time, it is their connections that tend to fail, so seasonal inspection and maintenance are strongly recommended.

SIDINGS, FLASHING &

ACCESSORIES

YEARS

Aluminum Gutters, Downspouts,

Soffit and Fascia

20 to 40+

Aluminum Siding 25 to 40+

Asbestos Shingle 100

Brick 100+

Cementitious 100+

Copper Downspouts 100

Copper Gutters 50+

Engineered Wood 100+

Fiber Cement 100+

Galvanized Steel

Gutters/Downspouts

20

Manufactured Stone 100+

Stone 100+

Stucco/EIFS 50+

Trim 25

Vinyl Gutters and Downspouts 25+

Vinyl Siding 60

Wood/Exterior Shutters 20

Site and landscaping elements have life expectancies that vary dramatically.

SITE & LANDSCAPING YEARS


American Red Clay 100+

Asphalt Driveway 15 to 20

Brick and Concrete Patio 15 to 25

Clay Paving 100+

Concrete Walks 40 to 50

Controllers 15

Gravel Walks 4 to 6

Mulch 1 to 2

Polyvinyl Fencing 100+

Sprinkler Heads 10 to 14

Underground PVC Piping 60+

Valves 20

Wood Chips 1 to 5

Wood Fencing 20

Swimming pools are composed of many systems and components, all with varying life expectancies.

SWIMMING POOLS YEARS

Concrete Shell 25+

Cover 7

Diving Board 10

Filter and Pump 10

Interior Finish 10 to 35

Pool Water Heater 8

Vinyl Liner 10

Waterline Tile 15+

Aluminum windows are expected to last between 15 and 20 years, while wooden windows should last nearly 30 years.

WINDOWS YEARS

Aluminum/Aluminum-Clad 15 to 20

Double-Pane 8 to 20

Skylights 10 to 20

Vinyl/Fiberglass Windows 20 to 40

Window Glazing 10+

Wood 30+

Note: Life expectancy varies with usage, weather, installation, maintenance and quality of materials. This list should be used only as a general guideline and not as a guarantee or warranty regarding the performance or life expectancy of any appliance, product, system or component.

Evaluations are made as to the present age, and remaining economic life of an item, i.e.


water heaters, roofs, plumbing, furnaces, etc. These evaluations are based on visual observation, industry averages and prior experience. THEY ARE NOT OFFERED AS A WARRANTY OR CERTIFICATION OF REMAINING LIFE.


HOME MAINTENANCE CHECK LIST: Monthly: 1. Clean any removable dishwasher filters. 2. Purge food disposal by filling the kitchen sink with clean water, then turn on the device until the water drains through. 3. Wash refrigerator/freezer interior walls and door gaskets with a solution of one quart of warm water to two tablespoons of baking soda and wipe dry. 4. Vacuum and clean “return” air ducts/grills. 5. Inspect lighting fixtures and replace any burned-out bulbs. 6. Clean clothes dryer lint trap and/or duct for better energy efficiency and to decrease the risk of fire. Quarterly: 1. Inspect and service doors by cleaning and lubricating latches, hinges or replacing weather-stripping as might be required. 2. Inspect and repair, if necessary, exterior caulking and finish around windows, doors, and siding. 3. Replace/clean, at least quarterly, furnace, heating and cooling system filters. 4. Re-tighten knobs and pulls on cabinets. Clean and lubricate drawer tracks and guides. Semi-annually: 1. Inspect and test smoke and carbon monoxide alarms. Replace backup batteries as might be required. 2. Test (GFCI) ground fault circuit interrupters and (AFCI) arc fault breakers. 3. Inspect and maintain/clean gutters and downspouts. Runoff water must be directed away from the home. 4. Inspect attics and substructure areas for rodent droppings or other signs of pests or leaks/standing water, etc. 5. Prior to the beginning of the rainy season, test sump pumps for adequacy and function. 6. Look for moisture or decay, outside and inside the house, where flat surface decks and landing attach to the house. This is especially important if the landings do not have proper flashings. 7. Clean range hood fan grills and housings. 8. Use a vacuum cleaner to remove dust on coils behind the refrigerator/freezer. Annually: 1. Licensed contractor to inspect and service heating and air-conditioning systems. 2. Professional contractor to inspect and service wood burning appliances and chimneys. 3. Seal any foundation cracks. 4. Inspect, clean and lubricate garage vehicle door tracks and test auto-reverse functions. 5. Clean and lubricate sliding glass door and window tracks. 6. Inspect exterior paint for cracking and wear. Repaint, caulk and seal as needed.


7. Reseal, as required, wood decks and landings. 8. Inspect, for water damage, pests or rot, any substructure and attic areas. 9. Inspect roof flashings, chimney caps, shingles. 10. Inspect outside electrical service lines for damage, exposed wires or proximity to tree limbs. 11. Inspect all supply hoses at sinks, toilets and washing machines. 12. Clean and repair caulking or grout in bathrooms or kitchens. 13. Clean bathroom exhaust fan blades and grills. 14. Inspect all electric coeds and replace as needed. 15. Change water filters and have fresh water systems professionally services. Tips for keeping drains clear: 1. Pour a pot of hot water down the drain once a week to help clear away fat or grease that may have built-up in the drain line or the P-trap. 2. If a drain is clogged, try pouring 1/2 cup of white vinegar down the drain. Cover the drain and let the mixture sit for a few minutes. Then pour a pot of hot water down the drain. General Safety tips: Ensure that you know where the following items are located: 1. Emergency contact telephone numbers. 2. Fire extinguishers and water hose pipes. 3. Heating gas/fuel main shut off valve. 4. Main electrical disconnect circuit breaker (breaker box/service panel). 5. Main drain line clean-out. 6. Main water shut-off valve. 7. All window and door exits.

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