Today's Pre-Listing Inspection

A pre-listing inspection focuses on the proper functionality of all major systems and components of the house: heating and cooling, electrical, plumbing, roof and structure, siding, and doors and windows. It’s a full inspection for the seller to better understand the condition of their home prior to the buyer’s inspection. This gives the seller important information to consider so they’re not caught off-guard in the midst of a transaction.

The value to the seller is that a pre-listing inspection makes them aware of issues in advance of negotiating a purchase agreement, allowing them the chance to resolve the issues or have them accounted for upfront in the asking price. This gives the seller better control in marketing their home and helps minimize stress from heat-of-the-moment negotiations once a purchase agreement is tendered. Homes that have a pre-listing inspection generally sell faster and have fewer inspection-related issues to negotiate, enabling a smoother transaction.

Today, I inspected the site upon which the building is located. In a general sense, I looked for concerns arising from the grade of the land and the potential for drainage that might adversely affect the building. Additionally, I looked for the presence of vegetation that is now or could, in the future, adversely affect the structure. Driveways, walkways, steps patios, and retaining walls that are contiguous with the structure, if present, were also inspected. The presence of current deficiencies with those components will be detailed in this section of your report.

EXTERIOR INSPECTION INFORMATION

This report section details your inspector’s findings about the structure's exterior.  The exterior siding system, also called the weather-resistant barrier, includes siding, trim, flashings, windows, doors, etc.  The building exterior is examined visually from the ground.  Areas of suspected decay/rot are probed to confirm or refute the suspicion.  The purpose of the exterior envelope (siding system) is to keep water away from building components that have no water-resistive properties.  Siding system failures can lead to damage that is often hidden from view.  When one area of decay is identified, the likelihood of decay in other areas.  Therefore, a qualified professional needs further evaluation of the entire structure.  Moisture damage is often very costly to repair.  The property owner can complete some siding system repairs.  However, I recommend employing a professional, licensed siding contractor to evaluate further and repair more severe deficiencies such as rot and decay.  All repair work should be completed before the close of escrow.

Your inspector makes every effort to locate and identify all deficiencies of the exterior weather-resistant barriers. Providing you with accurate information is our primary concern. The nature of the inspection provided as a part of this assessment is limited by the codified standards of practice (W.A.C. 308-408C-090) and, in a general sense, by the restriction against the employment of destructive examination techniques. We cannot go beyond a visual examination of the visibly accessible components. There may be deficiencies present that are concealed from view. If we identify any deficiency and recommend further evaluation by a qualified contractor, serious consideration should be given to following that recommendation.

This section of the report details the inspector's findings while examining the top of the roof.  Visible deficiencies of roofing materials and related components will be noted in this section. IT IS IMPORTANT TO UNDERSTAND that we often identify roof deficiencies, specifically roof leaks while inspecting the attic. The attic section follows the roofing section, and both should be closely reviewed to obtain a complete picture of the roof's current condition.  Any mention of leak/moisture evidence should be carefully considered.  Roof leaks cause extensive (often costly) damage to structural components and personal possessions. Your inspector's opinion about the roof's current condition is an estimation, not a guarantee of the actual condition of the roof at the time of the inspection. Your home inspector is not a roofing professional.

Your inspector makes every effort to locate and identify all deficiencies of the roofing system.  Providing you with accurate information is our primary concern.  The nature of the inspection provided as a part of this assessment is limited by the codified standards of practice (W.A.C. 308-408C-090) and, in a general sense, by the restriction against the employment of destructive examination techniques.  (This would include lifting shingles where doing so would break the sealed tar strip and/or risk breaking a brittle shingle.)  We cannot go beyond a visual examination of the visible components of the roofing system.  There may be deficiencies present that are concealed from view.  If we identify any deficiency and recommend further evaluation by a qualified roofing contractor, serious consideration should be given to following that recommendation.  Frequently, similar deficiencies are found in multiple locations on a roof, so the roofing contractor's assessment of the entire roof is best.  Roofing contractors are not constrained by the same standards of practice controlling your inspector's examination, and they are better qualified to locate and identify deficiencies, including those hidden from open view. Any additional inspections and needed repair/replacement should be completed before closing escrow.

The following attic component section provides information about my findings while in the attic space.  Frequently, roof leaks, not visible while inspecting the top of the roof, are discovered while inspecting the attic.  The roofing and attic components should be carefully reviewed to ensure a complete understanding of the roof's current condition.  Any mention of leak/moisture evidence should be carefully considered.  Roof leaks cause extensive (often costly) damage to structural components and personal possessions.

Unless inaccessible, the attic space was inspected by traversing the attic and viewing those areas that I could safely reach without unnecessary disruption of installed insulation. I do not move insulation to inspect any component that may be concealed within it. Personal items stored within the attic space can limit my ability to access all areas and can hide deficiencies that would otherwise be visibly accessible. (Unless designed for it, attic spaces should not be used as storage areas. Such use can overload truss systems, impact unrestricted airflow, and compress the insulation, thereby reducing thermal efficiency.) Absent any indicators of existing deficiencies, I may choose to conduct the attic inspection from the access hatch. Traversing the attic disrupts the insulation (thermal barrier). The risk of damage to the thermal barrier or to other building components is sometimes not supported by the possible discovery of some deficiency not visible from the access point. I have your best interests as my primary concern and will make every reasonable effort to view all parts of the structure; however, I must respect the concerns of the current owner when it comes to causing damage in the course of my inspection.

WASHINGTON STATE INSPECTION STANDARDS

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, primary overcurrent device, and central and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters. The home inspector shall describe Service amperage and voltage, Service entry conductor materials, Service type as being overhead or underground, and Location of main and sub-distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on the presence or absence of smoke detectors. The home inspector is not required to Insert any tool, probe, or testing device inside the panels; Test or operate any over-current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the primary and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment. WASHINGTON STATE HOME INSPECTOR STANDARDS OF PRACTICE

The electrical system was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlet and junction box covers were not removed, and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as they relate to the comments in this inspection report.

WASHINGTON STATE INSPECTION STANDARDS

The home inspector shall observe the interior water supply and distribution system, including piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross-connections; Interior drain, waste, and vent system, including traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe the water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of the primary water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials. This may not be the entire narrative from the state standards of practice. To see the entire narrative from the state, click here. WASHINGTON STATE HOME INSPECTOR STANDARDS OF PRACTICE

WATER METER LOCATION/NOT ADVANCING

The water meter location is for your convenience. See photo for location. The meter's leak indicator was not advancing. This usually indicates no water leak in the supply line to the building or any distribution lines within the building.

WATER PRESSURE NORMAL

The water pressure is within the recommended range of 45 - 65 PSI. A pressure value between 65 and 80 PSI is considered acceptable. Any pressure value over 80 PSI is considered to be too high. Any value less than 45 is considered too low. If a pressure-reducing valve (PRV) is present, an adjustment of overall pressure can be made.

While your inspector makes every effort to find all areas of concern, some deficiencies can escape detection. Washing machine drain lines, for example, cannot be evaluated for their ability to handle the volume during the drain cycle. There is no way that we can, within the limited scope of a standard home inspection, load the drains to the same extent that daily use does. Too many variables influence whether or not a drain deficiency presents at any given time. Things such as additional waste flow from multiple fixtures throughout the home (sinks/showers/tubs/toilets) and the amount and nature of material suspended in the flow can all impact the performance of the drain system. In the presence of a partial blockage, these variables can make the difference between a problem presenting and the appearance of regular operation.  We test drains with clear water, no soap, and no suspended debris. There is no practical way for us to evaluate drain performance. Please be aware that your inspector has your best interest in mind. Any deficiency or recommended attention item(s) mentioned in this report should be thoughtfully considered before you purchase the home.  It is recommended that qualified contractors be used in your further inspection or repair issues related to the comments in this inspection report.

This home's heating and cooling system was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service doors or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues related to the comments in this inspection report.

Recommendation for Further Evaluation and Correction of Deficiencies: If any area(s) of concern are noted with this HVAC system, they will be detailed in this chapter. Your Inspector is not a professional HVAC technician and cannot be expected to be as knowledgeable as an HVAC Professional. Please understand that any noted deficiency or concern should be referred to a qualified, licensed HVAC contractor for a complete evaluation and the completion of any subsequent repair, even if that specific language is not included within any specific comment.

The inspector shall observe permanently installed heating and cooling systems, including Heating equipment; Cooling Equipment that is central to the home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The inspector shall describe the energy source, heating equipment, and distribution type. The inspector shall operate the systems using normal operating controls. The inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The inspector is not required to operate heating systems when weather conditions or other circumstances may cause equipment damage; operate automatic safety controls; Ignite or extinguish solid fuel fires; or observe the interior of flues; fireplace inserts flue connections; humidifiers; electronic air filters; or the uniformity or adequacy of heat supply to the various rooms.

Recommendation for Further Evaluation and Correction of Deficiencies: If any area(s) of concern are noted with this HVAC system, they will be detailed in this chapter. Your Inspector is not a professional HVAC technician and cannot be expected to be as knowledgeable as an HVAC Professional. Please understand that any noted deficiency or concern should be referred to a qualified, licensed HVAC contractor for a complete evaluation and the completion of any subsequent repair, even if that specific language is not included within any specific comment. Repair attempts made by anyone not fully trained and licensed as an HVAC technician are strongly discouraged, as errors can potentially have dangerous consequences. Improperly repaired/installed HVAC components can pose a fire risk and expose occupants to poisonous gasses. Unless you are an HVAC professional, limit your work on this equipment to regularly changing air filters. Refer all other work to an expert.

CENTRAL HVAC DATE OF MANUFACTURE AND EXPECTED SERVICE LIFE

We will make a reasonable effort to identify the brand and date of manufacture for all central HVAC components (furnace, heat pump, air conditioner). {We do not research the date of manufacture for zone heating appliances such as baseboards and wall heaters.} Some manufacturers identify the date of manufacture on the appliance data label. Most use a coding system incorporated into the product serial number. Some codes are quite clear, while others are difficult to decipher. To further complicate the dating process, some manufacturers do not publish their coding systems, requiring personal contact with the manufacturer to obtain a build date. The date of manufacture of these major appliances is important when trying to understand how long you can expect one to continue to operate as expected and when to anticipate the costly replacement of an aging, failed appliance. All mechanical devices have a finite service life expectancy. HVAC equipment is no exception. If I cannot positively establish a build date, you may wish to contact the manufacturer with the model and serial numbers to learn the actual date of manufacture. An experienced HVAC professional can sometimes provide an accurate build date or approximate one. We utilize an external source to obtain date coding. While we have found this source to be very reliable, we cannot guarantee absolute accuracy.

As a part of today's inspection, unless obstructions to access are present, I tested/operated/inspected the following: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall Operate a representative number of windows and interior doors and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. Generally speaking, defects involving paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments are not included within the scope of this inspection.

Today's inspection included the following components found during the interior inspection.

Listing of inspected items

• Windows
• Doors
• Electrical Outlets
• Light Fixtures
• Floors
• Walls & Ceiling
• Counters & Cabinets
• Plumbing Fixtures

The home inspector shall observe and operate the essential functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe clocks, timers, self-cleaning oven functions, thermostats for calibration or automatic operation, Non-built-in appliances, or refrigeration units. The home inspector is not required to operate Appliances in use or Any appliance that is shut down or otherwise inoperable.

Appliances are, for the most part, operated but not taken apart to have their interior parts inspected. Such parts can stop working at any time without notice. Appliances are only inspected to see if they operate properly at the time of the inspection. Appliances breaking down is part of the risk when buying a home.

The home's built-in appliances were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues related to the comments in this inspection report.

WASHINGTON STATE INSPECTION STANDARDS

The home inspector shall observe walls, ceiling, and floors; steps, stairways, balconies, and railings; counters and a representative number of installed cabinets; and a representative number of doors and windows. The home inspector shall Operate a representative number of windows and interior doors and report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; carpeting; or draperies, blinds, or other window treatments. WASHINGTON STATE HOME INSPECTOR STANDARDS OF PRACTICE

The home's interior was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs, or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as they relate to the comments in this inspection report.

LIMITATION REGARDING FOGGED WINDOWS

The windows are tested for functionality and to ensure that they lock and that there are no broken panes. However, it is not within the Washington State home inspection standards to detect breached thermal seals (fogged windows). If there are visually discernible fogged windows, we may document them in the report as a courtesy. Despite our best efforts, we may be unable to determine all of the windows that are or may become fogged. The cleanliness of the windows and the weather play a factor in determining if the thermal seal has been breached.

Window fogging occurs in multi-pane windows when the air-tight seal between the panes becomes compromised, and the manufacturer-installed, desiccant material (if present) has saturated, preventing it from absorbing additional moisture. This permits moisture, usually water vapor, to enter the space between the panes and condense on the glass. The failure of the window's seal will slightly impact the window's thermal efficiency. From a 'cost/benefit' (cost of repair/replacement vs. increased heating/cooling costs) perspective, it may not be cost-effective to repair/replace a few fogged window assemblies. However, many people consider fogged windows unsightly, making repair/replacement desirable from an aesthetic perspective. According to industry experts, approximately 75% of the time, just the glazing assembly needs replacement. The remaining 25% will require the replacement of additional widow components, up to and including the entire window glazing assembly and frame. (Be cautious of contractors offering "defogging" repair services as the opinions of its overall effectiveness vary widely.) Keep in mind that seal/desiccant failure isn't always visibly detectable. What is visible today may not be visible tomorrow. If all windows are of the same age, the presence of visibly fogged windows may suggest the presence of other windows that have similar sealant failures but did not present visible fogging today. To best understand the current condition of all windows, it would be best to consult a reputable, licensed window contractor.

WINDOW SCREEN LIMITATION

Window screens, if present, were not evaluated as a part of this inspection. Because screens are a convenience device, serving no safety/security function, inspection standards specifically exclude them from this inspection. Those comments will appear below if you have specifically requested that your inspector note your concerns about screening.

Installing carbon monoxide alarms is recommended for all homes with fuel-burning appliances such as gas or oil furnaces, gas water heaters, gas ovens and cooktops, gas fireplaces, and wood stoves. In addition, Washington State law (WAC 51-51-0315) now requires UL 2034-approved carbon monoxide alarms in ALL homes and condominiums sold in Washington State. The location should be at least one alarm outside of all sleeping areas and one on each floor of the house. The best practices are to have these alarms hardwired with a battery backup - though the installation requires the installation to meet the manufacturer's specifications. Carbon monoxide is a colorless, odorless gas that can cause sickness, nausea, and even death. Alarms have a useful service life of roughly 6 years, so changing them more frequently than smoke alarms is recommended.

Today, I inspected this bathroom. I assessed the current condition of the following components (if present):

• Doors and Windows
• Walls and Ceiling
• Floors
• Counters and Cabinets
• Sinks and Related Visible Plumbing and Fixtures
• Bathtubs, Showers, and Related Visible Plumbing and Fixtures
• Toilets, Bidets, Urinals and Related Visible Plumbing
• Visible Electrical Components
• Heating Devices

NOTE: The preceding list includes all items typically inspected in any bathroom. This bathroom may not contain each of the components in this list.

If I found any bathroom component unsafe, not working as it should, and needing routine maintenance, you will see specific comments regarding those concerns listed below.

During inspection of the crawlspace, every effort is made to inspect behind sub-floor insulation and crawl the entire space. Visual inspection of crawl spaces is difficult as inspection is often restricted by pipes, ducts and sub-floor insulation as well as limited clearances.