RW West Consultants - az773218.vo.msecnd.net · RW West Consultants 7711 NE 199th St, Kenmore, WA...
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RW West Consultants Property Inspection Report Cover Page 7711 NE 199th St, Kenmore, WA 98028 Inspection prepared for: FAIRA/ Chris Ellis Real Estate Agent: - Date of Inspection: 5/26/2017 Time: 9:00 AM Age of Home: 2012 Size: 2480 Weather: Sunny 60 degrees Order ID: 2045 Front door faces North for orientation purposes only. Inspector: Dee Robert Inman Wa. St. Home Inspector License #1459, FAA UAS Pilot License #3976466 Email: [email protected] www.rwwestinspections.com
Transcript of RW West Consultants - az773218.vo.msecnd.net · RW West Consultants 7711 NE 199th St, Kenmore, WA...
RW West ConsultantsProperty Inspection Report
Cover Page
7711 NE 199th St, Kenmore, WA 98028Inspection prepared for: FAIRA/ Chris Ellis
Real Estate Agent: -
Date of Inspection: 5/26/2017 Time: 9:00 AM Age of Home: 2012 Size: 2480
Weather: Sunny 60 degreesOrder ID: 2045
Front door faces North for orientation purposes only.
Inspector: Dee Robert InmanWa. St. Home Inspector License #1459, FAA UAS Pilot License #3976466
Email: [email protected]
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Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable to you for any questions you may have, throughout the entire closing process.Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; thisreport will focus on safety and function, not current code. This report identifies specific non-code,non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommendthat you or your representative carry out a final walk-through inspection immediately beforeclosing to check the condition of the property, using this report as a guide. Red Notes Denote serious, safety or items that require further investigationBlue notes denote minor or maintenance itemGreen note denote locations and shutoff valves
1. AttendanceIn Attendance: Seller present
2. Home TypeHome Type: Two Story
3. OccupancyOccupancy:• Occupied - Furnished• The utilities were on at the time of inspection.
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General Exterior Note 1. Exterior NoteObservations:• North Elevation• South Elevation• East Elevation• West Elevation
||2||North Elevation ||2||West Elevation
||2||South Elevation ||2||East Elevation
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Exterior Areas 1. Siding ConditionSiding appeared in good condition overall. • Cement fiberboard siding. • Cement fiber board sidingshake • Cultured stone siding • Plywood battenObservations:• Voids in the caulking around some of the windows/doors and corner areas, recommendrecaulking..primarily south side.• Loose siding at south side. Recommend securing.
Voids in caulk south side Loose siding at south side
Flashings are in place at butt ends2. GuttersGutters and downspouts appeared in good condition overall.
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Gutters appear to be clean3. Driveway and Walkway ConditionConcrete sidewalks and driveways appeared in good condition overall.
4. SoffitSoffits and eaves appeared in good condition overall.
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Corbel flashings are in place5. Door/WindowExterior doors appeared in operable condition, at time of inspection. • Threshold and jambsappeared in good condition overall. • Window frames and sills appeared in good condition overall.
Head flashings are in place6. GradingGrading appeared in good condition overall. • Collection drains present to help control runoff.Observations:• Foliage is touching the siding, recommend clearance is achieved as this is a conducive conditionfor wood destroying organisms and pests
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Foliage touching siding Collection drain west side
North yard West yard
South yard East yard
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7. ElectricalExterior outlets operate. • Exterior outlets are GFCI protected. • Exterior lights attached to thehouse operate overall.
8. Cable FeedsMaterials: Primary Service is Underground Service Lateral
9. Gas ConditionMeter located at west side. Main Gas shutoff is located to the lower left of the meter.
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Main Gas Shutoff10. Exterior Faucet ConditionExterior faucets were in operable condition overall.
11. Pressure70 psi
70 psi12. Gate ConditionMaterials: WoodObservations:• Fences are NOT INCLUDED as part of a home inspection.
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13. Retaining WallConcrete block retaining wall. • Retaining Walls appeared in good condition overall.
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Roof 1. Roof ConditionArchitectural Composition shingle. • Roof surface is appeared in good condition overall. •Inspected from Drone.Type Average life span 30 years for this type surface with proper maintenance and care.Observations:• Moss on roof. This can lead to the premature failure of the roof and subsequent leaks.Recommend treating moss with a moss retarding chemical. Pressure washing is not recommendedas it can damage surface and lessen life span.• Ridge cap damage at lower roof above entry.• Safety anchor weather boot loose. Recommend replacement to prevent water intrusion andcorrosion.
Safety anchor weather boot loose
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Damaged ridge cap2. FlashingFlashing appeared in good condition overall.
Kick out flashings are in place3. ChimneyGas B vent appeared in good condition overall, B vent height was adequate overall.
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Attic 1 1. AtticAttic access is located in bedroom closet
2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.
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3. VentilationVentilation appeared adequate overall. • Under eave soffit inlet vents noted. • Roof surface ventspresent.
Roof Surface Vent Eave Vents
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4. Fan/DuctBathroom fans appeared to exhaust to the exterior overall.
5. Insulation ConditionBlown in fiberglass insulation noted.Depth: Insulation averages about 16-18 inches in depth, estimated R value 49.
6. RodentNo visible indications of Rodent Activity.
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General Interior Note 1. General NotesMaterials: Windows in the home are Double panel insulated glass windows. Any deficiencies arenoted in each room section for accessible windows • Doors in the home are considered operationalunless otherwise noted in each room sectionObservations:• Carpet Wrinkled, recommend restretching. Throughout upstairs
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Entryway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. Entry door operates andlocks overall. • Wood flooring is in good condition overall. • Heat register operates overall. •Accessible outlets operate.
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Dining Room 1. LocationLocation Adjacent to family room
2. Dining RoomWalls and ceilings appear in good condition overall. Flooring is wood. Heat register present.Accessible outlets operate. • Light fixture operates.
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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is wood. Heat register present.Accessible outlets operate. Light fixture operates. Sink and faucets are in operable conditionoverall. Cabinet doors and drawers are in operable condition overall.
2. Counter ConditionGranite counter tops are in good condition.Observations:• Voids in the counter at the back splash, recommend resealing.
Voids at backsplash3. CabinetCabinet doors and drawers are in operable condition overall.Observations:• Cabinet door hinges are loose, minor adjustment would remedy this condition.
4. DisposalDisposal operates overall.
5. DishwasherDishwasher was in operable condition.
6. MicrowaveObservations:• Built-in microwave ovens are tested using normal operating controls. Unit was tested andappeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scopeof this inspection. If concerned, client should seek further review by qualified technician prior toclosing.
7. Stove/OvenStove/oven were in operable condition overall.
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Oven is operational8. RefrigeratorRefrigerator was in operable condition.
Refrigerator temperature. Recommend lowering Freezer temp9. SinksSink was in operable condition overall.
10. ElectricalOutlets are GFCI protected at the counters.
11. Vent ConditionVent fan appears to exhaust to the exterior, part of microwave.
12. HeatingHeat register operates.
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Family Room 1. LocationLocation Southwest
2. Family RoomWalls and ceilings appear in good condition overall. Flooring is wood. Heat register present.Accessible outlets operate. • Light fixture operates. • Ceiling fan operates.
3. FireplaceFireplace is a gas unit. • Fireplace appeared in operable condition.Observations:• Gas Shutoff is located inside access panel under glass.• Pilot Controls are located inside access panel under glass.• Battery backup noted. Store batteries only during power outage to prevent carriage corrosion.
Electronic pilot controls
Gas shutoff Battery backup
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1st Floor Bathroom 1. LocationMaterials: 1st Floor
2. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.
3. ElectricalGFI outlets within 6 feet of the sink.
4. CountersGranite counter tops are in good condition.
5. CabinetsCabinet doors and drawers are in operable condition overall.
6. SinksSink was in operable condition overall.
7. Exhaust FansVent fan operates overall.
8. FloorsTile Flooring is in good condition overall.
9. ShowerShower is in good condition overall. • Shower door is in operable condition overall.
10. ToiletToilet was in operable condition overall.
11. HeatingHeat register operates.
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Laundry 1. LocationUpstairs
2. ConditionCeiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates.
3. Exhaust FansVent fan operates overall.
4. DryerDryer appeared to exhaust to the exterior. • Dryer is electric Unit • 220 volt electrical service forelectric dryer.
5. Floor ConditionLinoleum Flooring is in good condition overall.
6. SinkSink is in operable condition overall.
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7. WasherMaterials: Washer appeared to be in operable condition. • Washer faucets were in operablecondition, no visible leakage.
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Stairs Leading to 2nd Floor 1. StairSteps appeared uniform. • Handrail appeared secure.
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Upstairs Hallway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. • Carpet floor covering is ingood condition.
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Master Bedroom 1. LocationLocation North
2. BedroomWalls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heatregister present. Accessible outlets operate.
3. HeatingHeat register operates.
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Master Bathroom 1. LocationMaterials: Bedroom
2. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.
3. ElectricalGFI outlets within 6 feet of the water sources.
4. CountersGranite counter tops are in good condition.
5. CabinetsCabinet doors and drawers are in operable condition overall.
6. SinksSinks are in operable condition overall.
7. Exhaust FansVent fan operates overall.
8. FloorsTile Flooring is in good condition overall.Observations:• Swelling and delaminated baseboard. Recommend replacement
Swelling and delaminated baseboard Grout staining in front of shower
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Hall Bathroom1 1. LocationMaterials: Upstairs
2. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.
3. CountersFormica counter tops are in good condition overall.
4. TubObservations:• Faucet is difficult to operate. Faucet needs to be forced to the off position to turn water off.Recommend further investigation and corrections by licensed plumber.
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Bedroom 1 1. LocationLocation 1st Left
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.
3. HeatingHeat register operates.
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Bedroom 2 1. LocationLocation 1st Right
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.
3. HeatingHeat register operates.
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Bedroom 3 1. LocationLocation 2nd Left
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.
3. HeatingHeat register operates.
4. Doors
Strike plate loose at door
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Bonus Room 1. LocationLocation Southwest upstairs
2. Bonus RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.
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Garage 1. ConditionWalls and ceilings appeared in good condition overall. Accessible outlets operate. Light fixturesoperate overall. Flooring is concrete, visible portions in good condition overall. • Outlets are GFIprotected at walls.
Sheet rock damage at front north wall of garage2. Floor ConditionMaterials: Flooring is concrete, appeared in good condition overall.
3. DoorsEntry door is in operable condition overall.Observations:• Garage door leading to interior did not self close. Recommend adjustment or installing self closinghinge for fire protection and to prevent carbon monoxide from entering the living area.
4. Garage DoorsDouble garage door was in operable condition, was on auto opener. • Photo cell safety returnsoperate overall. • Tension safety returns operate overall.
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Heat/AC 1. Heating TypeGas forced air furnace. There was good air flow at the heat registers and cold air returns overall.
2. Heater Location The furnace is located in the atticFurnace is Bryant Brand. • 3 years of age approximately, average life span is 18 to 22 years.
3. Heating conditionObservations:• Service does not appear to have been performed within the last year, recommend serviced bylicensed HVAC contractor.• There was no visible disconnect/kill switch, recommend conditions are investigated further andcorrected as required by licensed HVAC contractor
All heat registers tested and have heat
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4. Venting
5. FiltersLocation: Located inside a filter grill in the hall ceiling.
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Plumbing/Water Heater1 1. PlumbingWater lines were PEX plastic. • Drain and waste lines were plastic.
2. Water Heater ConditionHeater Type: Gas Water heater. • 40 gallonsLocation: The heater is located in the garage.Observations:• Water heater temperature is in excess of 120 degrees, recommend adjustment to preventaccidental scalding.
Water temp at kitchen sink
3. AgeApproximately 3 years of age, average life span is 10 to 12 years.
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4. ConditionSeismic straps are in place. • Expansion tank is in place.
5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.
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Electrical 1 1. LocationMaterials: Located in the Garage
2. Electrical200 AMP service, 4/0 Aluminum service entrance wires.
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3. GroundingElectrical service is grounded and bonded.
4. Wiring TypeBreaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiringis copper.
5. Arc Fault CircuitsArc Fault Circuits in the panel for bedroom lights and outlets.
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Foundation/Crawlspaces 1. LocationEntryway closet.
2. FoundationContinuous concrete foundation visible portion appeared in good condition overall.
3. DrainageCrawlspace area was dry, there were no visible indications of standing water presently
4. FramingVisible framing appeared in good condition overall.
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5. VentilationVentilation appeared adequate.
6. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages approximately 10 inches in depth, estimated R value 30.
7. Vapor BarrierVapor Barrier was in place.
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8. RodentNo visible indications of Rodent Activity.
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Shutoffs 1. Shutoff LocationsObservations:• Water Heater gas shutoff is located to the left of the water heater.• Water heater water line shutoff is located above the water heater.• Furnace gas shutoff is located to the left of the furnace.• Gas fireplace gas shutoff is located inside access panel under glass.• Main water shutoff is located on the south wall of the garage.
||2||Water Heater gas shutoff is located to the leftof the water heater.
||2||Water heater water line shutoff is locatedabove the water heater.
||2||Main water shutoff is located on the south wallof the garage.
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||2||Furnace gas shutoff is located to the left of the furnace.
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Equipment 1. Appliances/EquipmentObservations:• Stove• Refrigerator• Dishwasher• Microwave• Disposal• Water Heater• Furnace• Washer• Dryer
||2||Disposal ||2||Dishwasher
||2||Refrigerator ||2||Microwave
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||2||Stove ||2||Washer
||2||Dryer ||2||Water Heater
||2||Furnace
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Report SummaryReport Summary
The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues. All repairs should be done by a licensed & bonded tradesman or qualified professional. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.Hall Bathroom1Page 29 Item: 4 Tub • Faucet is difficult to operate. Faucet needs to be forced to
the off position to turn water off. Recommend furtherinvestigation and corrections by licensed plumber.
GaragePage 34 Item: 3 Doors • Garage door leading to interior did not self close.
Recommend adjustment or installing self closing hinge for fireprotection and to prevent carbon monoxide from entering theliving area.
Heat/ACPage 35 Item: 3 Heating condition • There was no visible disconnect/kill switch, recommend
conditions are investigated further and corrected as requiredby licensed HVAC contractor
Plumbing/Water Heater1Page 37 Item: 2 Water Heater
Condition• Water heater temperature is in excess of 120 degrees,recommend adjustment to prevent accidental scalding.
