608 State St. South Kirkland, WA 98033 www.faira.com [email protected]+1.800.571.FAIR FAIRA TRANSPARENCY REPORTS 5815 205 th St. E, Spanaway, WA 98387 January 12 th , 2017 Thank you for your interest in this Faira Certified home. We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property. You may view more detailed information for this home and can make an offer at http://www.faira.com/listings/10766 All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We’re happy you’ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team
January 12th, 2017 Thank you for your interest in this Faira Certified home. We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property.
You may view more detailed information for this home and can make an offer at
http://www.faira.com/listings/10766 All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We’re happy you’ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team
Inspection Report5815 205th St E, Spanaway, WA 98387
ICN : 10449BA002
Prepared By
Lasswell Home Inspection LLC
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REPORT LIMITATIONS
ALL INSPECTIONS ARE PERFORMED IN ACCORDANCE WITH THEWASHINGTON STATE STANDARDS OF PRACTICE FOR HOME INSPECTORS
Inspector: Jerome Kukowski - Washington Home Inspector License #1013 - WSDA License #86268
This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and isnot intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expressesthe personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspectiononly. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or thatevery possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or storeditems, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflagedor difficult to inspect are excluded from the report.
Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, leadpaint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiencymeasurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which areshut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heatsensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational onlyand do not represent an inspection.
The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes orregulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of thestructure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability orfitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regardingadequacy, capacity, or expected life of components are general estimates based on information about similar components andoccasional wide variations are to be expected between such estimates and actual experience.
We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement withtradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements andinformation in this report are true and correct.
Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall besubmitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its ConstructionIndustry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allowthe Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb orrepair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.
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INSPECTION CONDITIONS
CLIENT & SITE INFORMATIONInspection Date: 10/06/2016.
Inspection Time: 10:00 AM.
Client Name: FAIRA.
Inspection Address: 5815 205th St E.
City, State, Zip: Spanaway, WA 98387.
CLIMATIC CONDITIONSWeather: Clear.
Soil Condition: Wet.
Outside Temp. in F: 50-60.
BUILDING CHARACTERISTICSYear Built: 2004.
Building Type: 1 family.
Stories: 2
Space Below Grade: Crawl space.
Orientation: The home faces South.
UTILITY SERVICESWater Source: Public.
Sewage Disposal: Septic systems are not inspected as part of a home inspection. I would recommend having the systeminspected by a certified septic inspector and the tank pumped prior to closing.
Utilities Status: All utilities on.
OTHER INFORMATIONHouse Occupied? Yes.
WSDA InspectionControl Number
10449BA002
Comments: Because the home was occupied there is a chance there are problems that were not visible due to furnitureand other possessions of the current resident.
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ROOF SYSTEM
The foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer anopinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of theforegoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection.
ROOFStyle:
Gable.
Covering Type: Composition shingles.
Roof Access: Walked on roof.
Roof CoveringStatus:
The roofing appears to be 10-15 years old. Homeowner stated that this a 50 year shingle. There appearsto be 1 layers of roofing installed.
Roofing shingles installed along the second floor deck railing were not properly installed. One shingle isout of place and the final course of shingles were not installed. This leaves nail heads exposed which canallow leaks. I recommend contacting a licensed roofing contractor for further evaluation and repairs.
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EXPOSED FLASHINGSType & Condition:
Rubber, Metal.
The valley flashings were cut square at the lower inside corners instead of being cut to match the edge ofthe roof. This could allow water to leak under the roofing and damage the fascia trim or roof sheathing. No visible leaks or damage was found. For further evaluation I recommend contacting a licensed roofingcontractor.
A metal flashing was not installed at the top edge of the roof at the west end of the garage. Instead shingleswere wrapped over the top edge. Shingles are not designed to make hard bends such as this and may beprone to wind damage. It also leaves exposed nail heads that can allow leaks. I recommend contacting alicensed roofing contractor for further evaluation and repairs.
GUTTERS & DOWNSPOUTType & Condition:
Metal,
The downspouts on the back side/s discharge to locations where the water will be trapped against thefoundation. This can cause water to collect in the crawlspace and in severe cases can cause settlement ofthe foundation. I recommend either making improvement to the grading so the water can flow away fromthe foundation or adding an underground drain system that carries the discharge away from the house.
The downspout is missing for the gutter around the second floor deck. I recommend installing thedownspout to prevent damage to the home.
ATTIC AND INSULATIONAccessibility &Conditions:
The attic is partially accessible. There was insufficient clearance between the framing/sheathing and theheating ducts to enter the following areas of the attic: above master bedroom and front bedroom. The roofis constructed with a combination of truss and conventional framing. No visible defects were found in theattic space.
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Insulation Type &Condition:
Fiberglass- Blown, Appears serviceable.
Venting The attic is vented by air flowing in through vents at the soffit and out through box vents near the ridge. Attic venting appears adequate and no visible problems were found.
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EXTERIOR - FOUNDATION - BASEMENT
An inspection of the exterior includes the visible wall coverings, trim, protective coatings and sealants, windows and doors, attachedporches, decks, steps, balconies, handrails, guardrails, carports, eaves, soffits, fascias and visible exterior portions of chimneys.
The following items are outside the scope of a home inspection. Buildings, decks, patios, fences, retaining walls, and other structuresdetached from the dwelling. Safety type glass or the integrity of thermal window seals. Verifying the presence of flue liners orcondition of the flue beyond what can be safely and readily seen from the roof or the firebox of a stove or fireplace. Testing orevaluation of the operation of security locks, devices or systems. .Areas beneath decks with less than five feet of clearance from theunderside of joists to grade. Evaluation of the function or condition of shutters, awnings, storm doors, storm windows, screens, andsimilar accessories. Area obscured vegetation or personal property of the current resident.
WALLSMaterial: Vinyl.
Condition
The caulking is cracked in the following locations: around the doors and windows, I recommend repairingall cracked caulking to prevent water intrusion.
The cover on the dryer vent is damaged. I recommend repairing or replacing the cover to prevent pestsfrom nesting in the dryer duct.
A piece of siding does not fit tightly to the corner trim at the garage back door. I recommend contacting alicensed contractor for repairs.
Damaged siding was found in the following locations: along bottom edge at back of garage. I recommendreplacing all damaged siding to prevent water intrusion.
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TRIMMaterial: Wood, Vinyl.
Condition:
Damaged vinyl trim is noted at the northwest corner of the house.
BASEMENT/CRAWL SPACEAccessibility: The crawl space is fully accessible.
Crawl Space:
There is wood debris scattered throughout the crawlspace. Wood debris in contact with the soil will rotand attract wood destroying insects.
Rotting sheathing is noted along the bottom edge of a pony wall in the crawlspace (under family room). Rotting wood can attract wood destroying insects to the home. I recommend contacting a licensedcontractor to replace all rotting wood.
Evidence of rodent activity is present in the crawlspace. I recommend contacting a licensed pest controloperator to determine if this is from a current infestation.
Basement Walls -Type:
Poured concrete.
Condition: No defects were found with the visible portion of the foundation.
Beams: No major defects were found with the beams.
Floor Joists: Dimensional Lumber. No visible Defects.
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Columns/Supports: No Visible Defects.
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KITCHEN - APPLIANCES
Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to theadequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lightsand thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwashersare not inspected, as they require connection to facilitate testing.
KITCHENSink
Fiberglass
The sink drain slopes downward too much after the traps. This can cause the water to be siphoned out ofthe traps and allow sewer gases into the house. I recommend contacting a licensed plumber for repairs.
Range/Cooktop &Oven
Electric, Appears to operate correctly.
Ventilation The range hood is missing/not installed.
Refrigerator The refrigerator was inspected and appears operational.
Dishwasher The dishwasher was inspected appears to operate properly.
The air gap is missing from the dishwasher drain line. The air gapprevents drain water from backing up into the dishwasher andpossibly contaminating clean dishes.
Garbage Disposal Appears to operate correctly, no visible defects were found.
Trash Compactor Appears to operated correctly, no visible defects were found.
Microwave: Portable, Not tested.
Counters & Cabinets: Concrete. No visible defects were found.
All cabinet drawers and doors were opened and no visible defects were found.
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Switches, Fixtures &Outlets:
Not all the kitchen counter outlets are GFCI protected. While this was not required at the time the housewas built it is an easy safety upgrade which can prevent a life threatening shock.
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LAUNDRY
Laundry appliances are not moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking ifturned.
LAUNDRYLocation:
Utility room.
Condition: Plumbing appears serviceable, Electrical outlet is grounded, Dryer venting is provided, Laundry sink isprovided.
Washing Machine: Washer was not operated at the time of inspection because it was filled with laundry.
Dryer: Electric, Appears to operate correctly, no visible defects were found.
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INTERIOR
The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visibleportions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and arenot reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains maybe hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulatedglass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information.
All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in thefirebox can overheat the firebox and flue liners, sometimes resulting in internal damage.
INTERIORMain Entry Door: No visible defects.
Other ExteriorDoors:
All exterior doors were inspected and no visible defects were found.
Interior Doors:
Missing door trim is noted in various areas around the house.
Doors are missing in the following location(s): NW bedroom.
The door handle is missing from the bonus room door.
Door stops are missing on the following doors: front bedroom. I recommend adding door stops to preventdamage to the drywall.
Windows: The panes of glass are broken in the following windows: kitchen, family room, den, parlor, frontbedroom. I recommend contacting a licensed window contractor for replacement of all broken windows.
The following windows have broken latches: first floor bathroom
The lifts that hold the windows open needs to be repaired or replaced on the following windows: stairway
The seals between the panes have failed on the following window(s): front bedroom. I recommendreplacing these panes of glass.
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Interior Walls: Drywall. General condition appears good.
Ceilings:
Drywall.
The loft area in the front bedroom has unfinished drywall walls/ceiling.
Floors:
Wood, Tile, Bamboo, Carpet
The transition strip is missing from the den doorway
Cracked tiles and missing grout is noted on the second floor hall bathroom floor. I recommend repairingall damaged grout to prevent water from leaking under the flooring.
The flooring was not fully installed in the bonus room.
The loft area does not have a safety railing. If the area is to be used a railing should be installed.
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Smoke/Fire & CODetectors:
Smoke alarms were present in all locations required by current safety standards. Smoke alarms are nottested during the course of a home inspection.
Missing carbon monoxide alarms - As of April 1, 2012 Washington State law requires the seller to installcarbon monoxide alarms. These should be installed outside each separate sleeping area in the immediatevicinity of each bedroom, on each level of the home and in accordance with the manufacturersrecommendations.
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BATHROOMS
FIRST FLOOR BATHROOM
Condition of Sink: No visible defects were found. Drain appears serviceable, Counters/cabinets appear serviceable.
Condition of Toilet: Operation appears normal, no visible defects were found.
Tub, Shower,Plumbing Fixtures:
The drain line is leaking where it connects to the bottom of the shower. I recommend contacting a licensedcontractor for repairs.
Tub, Shower &Walls:
No visible defects found in tub or shower enclosure.
Bath Ventilation Appears adequate.
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SECOND FLOOR HALL BATHROOM
Condition of Sink: The drain stopper is not working properly and or damaged.
Condition of Toilet: Operation appears normal, no visible defects were found.
Tub, Shower,Plumbing Fixtures:
No visible defects were found. Drain appears to operate correctly. Shower head appears to operatecorrectly.
Tub, Shower &Walls:
The caulking has cracked/failed where the tub meets the flooring. This should be re-caulked to preventwater from getting underneath the flooring.
Bath Ventilation Appears adequate.
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MASTER BATHROOM
Condition of Sink:
The handles are missing from the sink faucets.
The left faucet is loose. The nuts that attach it to the sink should be tightened. When loose the faucetwon't seal to the sink and water will leak into the cabinet below.
Condition of Toilet: Operation appears normal, no visible defects were found.
Tub, Shower,Plumbing Fixtures:
No visible defects were found. Drain appears to operate correctly. Shower head appears to operatecorrectly.
Tub, Shower &Walls:
No visible defects found in tub or shower enclosure.
I recommend using a grout sealer on the tile. This will prevent water from seeping through the grout anddamaging the wall. It will also prevent the grout from staining.
Bath Ventilation Appears adequate.
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HEATING - AIR CONDITIONING
The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done bydismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almostimpossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector.NOTE: Asbestos materials have been commonly used in heating systems.Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout abuilding cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope ofthis inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolantsystems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is nota part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks,whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which issometimes costly to remedy.
HEATING SYSTEM DESCRIPTIONLocation of PrimaryUnit:
Garage.
System Type: Forced Air.
Fuel Type & Notes: Electric.
Approximate Age inYears:
The furnace was manufactured in 2003. Electric furnaces have a typical life expectancy of 20-25 years.
HEATING SYSTEM CONDITIONPrimary Unit: Operation appears normal.
PUMP/BLOWERFAN:
Operation appears normal.
Air Plenum: No visible defects.
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Air Filters: The furnace is equipped with an electrostatic filter system. These are extremely efficient filtering systemsand can filters as much as 94% of the dust and allergens from the air passing through the furnace.
Filter is present and in good condition. Furnace filters should be cleaned every 3 months. A clogged filterwill reduce the efficiency of the heating system and can cause damage to the furnace.
Normal Controls: Operation appears normal.
General Suggestions: Homeowner states furnace was serviced in 2016. The heating industry recommends furnaces be servicedevery 2 years.
AIR CONDITIONING - HEAT PUMPType:
Central, Heat Pump.
Power Source: 240 Volt, Electrical disconnect present.
Compressor Age inYears:
The compressor was manufactured in 2004. The average life expectancy of heat pump/air conditioner isapproximately 15 years.
Condition: The A/C unit was tested an no visible defects were found.
Return AirTemperature:
70 Degrees.
Supply AirTemperature:
Cooling 52 Degrees.
Heating 96 Degrees.
Air TemperatureChange
Cooling 18 Degrees
Heating 26 Degrees
A temperature change of 12 degrees is considered minimum acceptable performance.
Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to theentire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiringrequires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperativelight fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints.Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly.
Breaker # 9/11 has too high of a rating for the circuit wiring. This could allow the circuit to be overloadedwithout tripping the breaker. I recommend contacting a licensed electrician for repairs.
Wires have been installed underneath the main feed lugs to supply power to the garage sub panel. Thiscould allow the wires to be overheated and start a fire. I recommend contacting a licensed electrician forrepairs.
One or more of the panel cover screws are missing. I recommend replacing the missing panel coverscrews with screws designed for this brand of panel.
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Grounding Exterior grounding rod is present.
Grounding to the supply plumbing is present.
Sub panel Location: Air conditioner, Garage.
Sub panel Notes:
There is an opening(s) in the panel cover of the garage sub panel that need blank cover(s) installed toprevent accidental contact with the energized bus bars.
I recommend capping the ends of all unused wires in the panel with wire nuts to prevent accidental contactwith live electrical connections.
CONDUCTORSEntrance Cables: Aluminum- OK.
Branch Wiring:
Open junction boxes were found. All open junction boxes should have covers installed. These preventforeign objects from coming into contact with the electrical connections.
SWITCHES, OUTLETS & FIXTURESCondition: All accessible switches and outlets were tested and no visible problems were found.
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PLUMBING
Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to watersupply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected bya visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve whichshould be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor a catch panshould be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improperinstallations should be corrected.
MAIN LINEMaterial: Copper.
Condition:
The main shut off is located in the garage. The main line is 1" in diameter.
The main shut off valve was not tested. No visible defects.
SUPPLY LINESMaterial: Copper.
Condition:
A supply water line appears to be leaking in the crawlspace under the kitchen. I recommend contacting alicensed plumber for repairs.
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Water Pressure The water pressure was tested at 55 psi. Normal household water pressure should be between 40 and 80psi.
Water Temp. 140+ Degrees. The generally accepted maximum safe water temperature is 120 degrees.
Condition
The water heater was manufactured in 2003. Water heaters typically have a life expectancy of 10-15 years.The water heater is near the end of its life and will need to be replaced soon.
A temperature and pressure relief valve is present at the water heater.
The TPR, temperature and pressure relief, valve drain line is missing or ends prematurely. This is aSAFETY HAZARD. Most jurisdictions in Washington require this line to be run to the outside of theliving space. At a very minimum it should be run down to discharge within 6 inches of the floor.
The electrical wiring has not been protected by conduit where it runs through the living space. Permanentwiring should always be protected either by conduit where it runs through living space. I recommendcontacting an electrician for further evaluation and a repair estimate.
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TPR Valve - The temperature and pressure relief valve (TPR) is an important safety device that is designed toprevent the water heater from exploding if the thermostat malfunctions and fails to shut down the heatingelements. If this occurs the valve will open and discharge water to maintain a safe pressure within the tank. The water discharged will be very hot and under high pressure so it is important a drain line be connected to thevalve and that it terminates in a location where it won't cause injury. Most jurisdictions in Washington Staterequire the drain line to terminate on the exterior of the building.
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GARAGE - CARPORT
Notice: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should not bestored within closed garage areas.
TYPELocation: Under main house roof, Three car.
ROOFCondition: Same as house.
FLOORCondition:
Typical cracks noted,
The garage floor was not fully inspected because storage and/or vehicles of the current resident blockedaccess to part or all of the floor.
FIRE WALLCondition: The drywall around the electrical panel has been removed. This voids the firewall between the house and
the garage. Repair any openings with approved materials to restore its fire rating.
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GARAGE DOOR(S)Condition:
The 2 manually opening doors were not tested due to the home owners possessions blocking access.
The beam sensors for the garage door opener are mounted too high. These should be within 6" of thegarage floor.
The garage door failed to reverse when it hit a 2x4 block at the bottom of its travel. This simulates a bodypart being trapped under the door. The automatic opener should be adjusted.
MISCELLANEOUSStored items restrict viewing of the garage area.
FIRE WALL EXPLAINED - The firewall is an important safety feature in a home. It prevents a fire that startsin the garage from rapidly spreading to the living space of the house. The firewall is created by installingdrywall that is taped on all wall surfaces adjacent to the living area. All openings in the drywall should besealed and a fire rated/exterior door with weather stripping should be installed between the garage and thehouse.
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GROUNDS
This inspection is not intended to address or include any geological conditions or site stability information. For informationconcerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas aroundthe exterior of the exposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt to determinedrainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping orseptic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well asothers too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs.
DRIVEWAYCondition: Gravel, Concrete, No visible defects were found.
SIDEWALKSType: Concrete.
Condition: No visible defects were found.
LANDSCAPINGCondition: Landscaping appears to be well maintained.
GRADINGSite: Flat site.
Grade at foundation needs correction, Pitch slope of soils away from foundation. Slope should fall awayfrom the foundation at a minimum of 1/2 inch per foot and extend at least 10 feet away from thefoundation.
PORCHType: Wood.
Condition:
The ramp to the front porch is unfinished.
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DECKType: Wood. Waterproof coating.
Condition: FirstFloor Deck/Porch
The flashings are missing where the ledger board meets the wall. I recommend installing a flashing on thetop side of the ledger board to prevent water from being trapped between the ledger board and wall.
Condition: SecondFloor
The second floor deck is covered with vinyl flooring. Vinyl flooring is not designed as a waterproofcovering for exterior applications. For further evaluation I recommend contacting licensed contractor.
PATIO/PORCH COVERType: Open design.
Condition:
The porch roofs and second floor deck supports are sitting on top of the first floor deck. This is a poorsupport method as it relies on the wood of the deck for support. If the wood decking fails the roofs/deckwill be affected. The better method is to have the supports set directly on concrete footings.
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WASHINGTON WOOD DESTROYING ORGANISMINSPECTION REPORT
This report is prepared from an inspection conducted by a Washington State Department of Agriculture licensed Structural PestInspector in accordance with Washington Administrative Code. Opinions contained herein are based on conditions visible andevident at the time of the inspection. This report does not warrant, represent, or guarantee that the structure reported on is free fromevidence of WDOs (Wood destroying organisms), their damage or conditions conductive to WDOs, nor does it represent or guaranteethat the total damage, infestation or infection is limited to that disclosed in this report.
INSPECTION PROCEEDURES
A thorough visual inspection will be made using accepted methods and practices, of the subject structure to render and opinion on thepresence of or damage from WDOs as well as the conditions conductive to WDOs.
Areas inspected include: structural exterior (accessible visually and physically to an inspector at ground level); accessible interior;accessible crawlspace(s); garages, carports and decks which are attached to the structure. Deck inspections include railings, woodensteps and accessible wooden surface materials, as well as, deck framing which is accessible (minimum 5' soil to joist clearance orthose that can be reached using a 6' step ladder).Wood destroying organisms include subterranean termites, dampwood termites, carpenter ants, moisture ants, wood boring beetles,and damp wood decay fungus (rot). The inspector will not assume any responsibility for WDOs that were not detected during theirdormant season. Conductive conditions include but not to be limited to inadequate clearance or structural members, earth wood contact, conductivedebris in the crawlspace or basement, inadequate ventilation, excessive moisture, vegetation contact with the structure, bare ground inthe crawlspace, existing or seasonal standing water in the crawlspace, failed caulking or grout in water splash areas, and/or inadequateor non-functioning gutter system.
LIMITATIONS OF INSPECTION
Inaccessible areas: Certain areas of a structure, which are inaccessible by their nature, may be subject to infestation by WDOs yetcannot be inspected without excavation, removal of finished surfaces or unless physical obstructions are removed. Examples of theseareas are wall voids, spaces between floors, substructures concealed by sub-floor insulation or those with inadequate clearance, floorsbeneath coverings, sleeper floors, areas concealed by furniture, appliances or personal possessions, and deck substructures with lessthan 5' clearance.Sheds and outbuildings: Sheds garages, carports or other structures, which are not attached to the main structure by roof system orfoundation, are excluded from this report unless specifically requested and noted. The inspector reserves the right to chargeadditionally to inspect any unattached structures.Climatic Conditions: In certain geographical areas of Washington State where wet climate is common and due to their constructionand materials, structures may be subject to conditions from normal weathering. Such conditions as cracking, checking, and/orwarping of doors, window casings, siding, and non-structural wooden members shall not be reported on the inspection report exceptat the discretion of the inspector. Inspectors are not required to report on any WDOs or other conditions that might be subject toseasonal constraints or environmental conditions if evidence of those constraints or conditions is not visible a the time of theinspections.Mold: Molds, mildews and other fungal growth (except wood rot) shall be reported on only to the extent that they indicate anexcessive moisture condition which may be conductive to WDOs. Structural Assesment: While it may be possible for the inspector to note damaged materials, neither the inspector nor the inspectionfirm is liable or responsible in any way to determine the structural integrity of any building materials. If a more qualified opinion isdesired, the services of a licensed, qualified contractor or structural engineer should be obtained.
Lasswell Home Inspection, LLC253-905-4273
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EVIDENCE OF ACTIVE WOOD DESTROYING INSECTSType of Insect: No evidence of wood destroying insects were found.
EVIDENCE OF ACTIVE WOOD DECAY FUNGILocation &Description:
Rotten wall sheathing was found in a pony wall in the crawlspace at the NE corner.
EVIDENCE OF PRIOR INSECT INFESTATIONType of Insect: No damage from wood destroying organisms was found.
CONDITIONS CONDUCTIVE TO WOOD DESTROYING ORGANISMSLocation &Description:
Conducive Debris - The crawlspace has wood debris as noted on the diagram which can attract wooddestroying insects. All wood debris should be removed from the crawlspace.
PL - A leak in the supply plumbing was found under the kitchen. This will increase the moisture level inthe crawlspace and can lead to infestation by wood destroying organisms. I recommend contacting alicensed plumber for repairs.
PL - The first floor shower drain line is leaking where it connect to the bottom of the shower pan. Thiswill increase the moisture level in the crawlspace and can lead to infestation by wood destroyingorganisms. I recommend contacting a licensed plumber for repairs.
OTHER INFORMATIONInaccessible areas The underside of the front and back porches were inaccessible because it they are built within 18 inches of
