🛑 Safety: The issue being reported on has relevant safety concerns that may or may not be the primary focus of the narrative.

🔧 Maintenance: The issue being reported on has relevant maintenance aspects that are not the primary focus of the narrative.

👁‍🗨Monitor: The issue being reported on warrants monitoring in a specified time-frame even while not being the primary focus of the narrative.

🐞 WDO's: While perhaps not the primary focus of the narrative, there are conditions conducive to Wood Destroying Organisms.

➕ Upgrade: While upgrading may not be the primary focus of the narrative, it may be something that could be done to repair/improve/replace the issue either now or later.

🌲 Energy Efficiency and/or IAQ: While not the primary focus of this narrative, there are energy efficiency and/or indoor air quality aspects to it.

🔍 Due Diligence: Reasonable steps should be taken such that you are fully informed, confident and satisfied with your knowledge of the issue.

📝 Informational note: General information that typically requires no action.

Surveillance cameras are not inspected as part of this inspection. No determination was made as to function or adequacy.

• 📝 Informational note

When repairs are made on the home, I recommend that I be called back to verify that corrections have been satisfactorily made. A minimum assessment of 💲250.00 will be charged for each Work Order Evaluation Inspection that is requested and performed. Additional charges will accrue for anything in writing, beyond an email response, and for evaluations at more than 20 miles travel time--these costs to be agreed upon at the time of the request for further evaluation. REMEDIAL WORK – For any element or condition requiring attention, quotes should be obtained prior to closing from qualified specialists or contractors to determine actual repair/replacement costs. Any cost estimates provided, whether oral or written, represent only an approximation of possible costs. Also, any cost estimates do not reflect all possible remedial needs or costs for the property; latent concerns or consequential damage may exist. If the need for remedial work develops or is uncovered after the inspection, contact Charles Buell Inspections, Inc. to arrange an inspection to assess conditions prior to performing any repairs.

• IF THERE ARE ITEMS WITHIN THIS REPORT THAT REQUIRE RE-INSPECTION, YOU ARE ENCOURAGED TO HAVE ME COMMUNICATE DIRECTLY WITH THOSE HIRED TO MAKE THE CORRECTIONS TO ENSURE THAT REPAIRS ARE PROPERLY MADE AND THE RECOMMENDATIONS ARE UNDERSTOOD.
• Any suggestions of how something might be corrected is done as a courtesy and is based on my experience. It should not be construed to mean these suggestions are the only way to make repairs, the best way to make repairs, or even the wholly correct way to make repairs. Other factors not seen at the time of inspection can result in other requirements etc. The qualified parties hired to make the repairs should be relied upon for their solutions as they will be the ones liable for them and should be in the best position to determine the best course of action.
• There are many things that can be done to improve safety and living conditions within any home. While many of these issues come to light in the course of the Standard Home Inspection there are likely to be other things that can be done to improve the home. Additional information can be found at: Center for Healthy Living
• 🔍 Due Diligence

During this inspection, a thermal imaging camera was used superficially to check walls and ceilings for thermal anomalies and also to check specific appliances for verification of some degree of function. Thermal imaging cameras use the infrared light spectrum to build a picture of the house based on surface temperatures. Experienced thermographers look for clues in these thermal images that could lead us to find concealed water leaks or missing air or thermal barriers. In older homes, incomplete air and thermal barriers are so common, we will only report on items that look significantly deficient and are worthy of correction. In modern construction if could result in finding areas of missing insulation, weather-stripping and other deficiencies the builder would still be responsible for. This limited service is included in the inspection and should not be construed to be a complete thermal mapping of the house. The use of an infrared camera is well beyond the minimum standards for a home inspection, but I offer this service because I know it can provide valuable information that cannot be gained in other ways. Relevant thermal images will be included in the report. Even though sometimes the images will have what looks like specific temperatures displayed, the pictures should ONLY be seen as being "qualitative" and not "quantitative." (In other words the numbers do not mean anything and should not be interpreted that way.)

• 📝 Informational note

In the course of the inspection I am looking for obvious, and not so obvious, clues as to problems with components or systems. At times, a repair can be as expensive as replacement and sometimes additional problems or damage are found when work begins. In fact, a defect in one system or component can cause a related problem at another location that was not apparent at the time of the inspection. It is recommended that you obtain -- at a minimum -- estimates from specialists for service/repairs or replacement/upgrades of any components or systems that may be potentially costly, dangerous or complex to fix or replace--in a time frame consistent with proper due diligence. If repairs are completed prior to closing, the you will minimize the chances of any unexpected surprises after closing. In performing one's due diligence, it is important the client not only follow through on the recommendations I make in this report but any other concerns that may arise in the course of called for repairs. This report should never be taken as an end in itself, but merely part of the ""process"" of due diligence. It is in no way meant to interfere with the decisions you must make in order to move forward with the transaction, it is merely what I consider best advice.

While on-site, all professional repair people should be asked to further evaluate the condition of the system, structural components or device that he or she is working on. Often one problem will lead to another related issue which can require further repairs or replacement. If remodeling is done, where walls and ceilings are opened, wallpaper removed, homeowners may find some concealed issues that will also have to be addressed during the remodel. Because the home inspector is a generalist, this policy further protects the client.

• 🔍 Due Diligence

Determining the location of property boundary lines is beyond the scope of a Standard Home Inspection and can typically only be determined by a licensed surveyor.

• 🔍 Due Diligence

All construction work performed under these specifications must meet standard, good construction practices as to quality of workmanship and materials. Pest control measures must be performed by state licensed applicators in conformance with all current federal, state and local laws. A fee of 💲250.00 will be charged for each Work Order Evaluation Inspection or consultation that is requested of, and conducted by the INSPECTOR. Additional charges will accrue for anything in writing beyond an email response and for evaluations at more than 20 miles travel time-- these costs to be agreed upon at the time of the request for further evaluation.

• 🔍 Due Diligence

There was some storage and belongings on the property, in the home and in the garage that made viewing of covered surfaces difficult. The chances that hidden defects will be found when these storage items are removed is possible. For a more complete opinion of the overall condition I recommend further evaluation when all of this storage is removed.

• 🔍 Due Diligence

There is a some deferred maintenance and cosmetic defects in the home--both inside and out. No attempt is made to identify all of these issues but will be mentioned in relation to more serious concerns throughout the report.

• 🔍 Due Diligence

In the report there may be instances where specific building codes, other standards and manufacturer's instructions may be specifically quoted. This in no way should be construed to mean this inspection is a code compliance inspection or that all manufacturer's instructions are known or checked. These instances are only provided as a courtesy in assisting with specific instances. There may be other exceptions to these examples that are also applicable and a full evaluation by the appropriate trade is recommended.

• 🔍 Due Diligence

The Standard Home Inspection does not attempt to identify whether the type of Mold or what looks like Mold seen on the premises are of types considered to have adverse health affects. Concerns regarding the toxicity of Mold is deferred to qualified Industrial Hygienists who should be contacted regarding any concerns that you might have about Mold found on the property. Please see the information below regarding Mold from the EPA.

Mold (a type of fungus) is a wood inhabiting organism, not a wood destroying organism.

Ten Things You Should Know About Mold (from the EPA):

1. Potential health effects and symptoms associated with mold exposures include allergic reactions, asthma, and other respiratory complaints.  
2. There is no practical way to eliminate all mold and mold spores in the indoor environment; the way to control indoor mold growth is to control moisture.
3. If mold is a problem in your home or school, you must clean up the mold and eliminate sources of moisture.
4. Fix the source of the water problem or leak to prevent mold growth.
5. Reduce indoor humidity (to 30-60% ) to decrease mold growth by: venting bathrooms, dryers, and other moisture-generating sources to the outside; using air conditioners and de-humidifiers; increasing ventilation; and using exhaust fans whenever cooking, dish-washing, and cleaning.
6. Clean and dry any damp or wet building materials and furnishings within 24-48 hours to prevent mold growth.
7. Clean mold off hard surfaces with water and detergent, and dry completely. Absorbent materials such as ceiling tiles, that are moldy, may need to be replaced.
8. Prevent condensation: Reduce the potential for condensation on cold surfaces (i.e., windows, piping, exterior walls, roof, or floors) by adding insulation.
9. In areas where there is a perpetual moisture problem, do not install carpeting (i.e., by drinking fountains, by classroom sinks, or on concrete floors with leaks or frequent condensation).
10. Molds can be found almost anywhere; they can grow on virtually any substance, providing moisture is present. There are molds that can grow on wood, paper, carpet, and foods.

Mold information from the EPA and MOLD,

The following link is a very good "practical" video about dealing with mold in the home: NW Clean Air Agency,

The following link is a very good source for the most current information regarding mold in the home: Health Effects of Indoor Mold,

• 🛑 Safety 🌲 Efficiency / IAQ 🔍 Due Diligence

This report does not include evaluation of any soils or geological conditions/concerns. Construction on certain soils, particularly expansive clays, fill soils, hillside and waterfront areas, necessitate special design consideration. Evaluation of these factors, or the need for them, is beyond the scope of this inspection. Pertinent information should be obtained from local officials and/or a qualified specialists, particularly if any concerns are detected or if the home is in a detrimental soils area.

• 🔍 Due Diligence

Sometimes the surface around the home appears to slope properly but fill has been added on top of surfaces that actually slope toward the foundation. While this cannot be observed at the time of an inspection, moisture conditions in the interior of the basement may be related to this type of improper drainage. Underlying soils below the finish surface (grass etc) should slope properly away from the home and be relatively impermeable.

• 🔍 Due Diligence

Buildings on low slopes can have water related issues that can not be adequately predicted or observed in a Standard Home Inspection. Vigilant monitoring of the sub-surface spaces (and the grading around the building) is recommended. Water intrusions/conditions should be evaluated/repaired by a licensed drainage installation company that utilizes the services of a licensed geo-technical engineer.

• 🔍 Due Diligence

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Proper function of tight-line drains (drains that the downspouts connect to) is beyond the scope of this inspection. I recommend that proper function be both determined and maintained. If drains are present and accessible, one method to verify function is to run a hose into them for a prolonged time and see whether water backs up out of the drain. While some can be inspected by remote camera, most sewer scoping companies do not scope these drains.

• 🔍 Due Diligence

The Perimeter/Footing Drains of homes cannot be evaluated in the context of a home inspection--including determining if they are even present. Evaluation relies on visual clues present at the time of inspection. I saw no evidence the perimeter drains are not functional at the time of inspection but seasonal conditions may apply.

• 🔍 Due Diligence

All vegetation should be routinely maintained and not allowed to contact the house siding and other components. This is considered routine maintenance that any building owner should be vigilant about to prevent physical damage to the building, lower the risk of water intrusion to the building lower the risk of vermin entering the building and to lower the risk of wood destroying organisms affecting the building.

• 🔍 Due Diligence

Patios are subject to the same type of cracking and settlement as driveways and walkways. If settlement creates a trip-hazard or creates negative drainage toward the foundation and resultant moisture intrusion into the basement or crawl space, repair/replacement of the patio should be undertaken. Patios should be constructed to drain surface water away from the house. Patio surfaces should not be installed over any type of cladding or trim. A patio surface in the Northwest can become slippery and represents a hazard for anyone walking on it. I recommend routine maintenance of the surface to keep it free of debris and slippery conditions. Cracks should be sealed to prevent moisture from further damaging the surface

• 🔍 Due Diligence

Walkways on the property can have concerns pertinent to the homeowner. Maintenance of these walkways is important and defects such as trip hazards and the presence of snow/ice can lead to increased liability if persons are injured.

• 🛑 Safety 🔍 Due Diligence

Retaining walls are subject to movement if water pressure builds up behind a wall that has not been provided with proper drainage. Walls should be vertical or lean slightly to the high side of the slope. If the wall is cracked or tilted forward, it is likely to be failing and should be further evaluated by a structural engineer.  The structural capabilities of retaining walls cannot typically be determined in a visual inspection and inspection relies on visible conditions present at the time of inspection.

• 🛑 Safety 🔍 Due Diligence

Fences around the property are generally excluded from the Standard Home Inspection. However, some information is provided as a courtesy and points of connection to the home itself are inspected. Fences can represent safety issues when they become damaged, derelict or otherwise compromised. Wood decay/rot is common. It also typically cannot be determined who actually owns the fence and communication with neighbors is often necessary to accomplish repairs and/or replacement. Specific evaluation of the fences on the property may be warranted.

• 🔍 Due Diligence

A Standard Home Inspection does not include evaluation of elements such as site lighting, irrigation systems, barbecues, sheds, outbuildings, fencing, privacy walls, planters, ponds, landscaping retaining structures, retaining walls, spas and/or recreational elements on the site. Evaluation of these elements, if present, may be warranted, any comments made or made as a courtesy, whether done verbally or included in the written report. The following limitations and exclusions were noted:

• Fences that surround the property are typically not inspected
• Soil and slope stability and hydrological conditions are not within the scope of this inspection.
• The functionality of underground drainage components cannot be determined during a typical inspection.
• Some components not included in this inspection
• Furniture on Patio
• Vegetation obstructed views of property
• 🔍 Due Diligence

There are many rodents that represent a nuisance as well as health hazards within homes. Rats (Norway Rats and Roof Rats), squirrels, mice (including White Footed Deer Mice), and voles are common in our area. Control of these animals when they become a nuisance requires many different solutions and often professional intervention by a licensed Pest Control Operator. Vermin that enter homes must be kept out by properly maintaining the home well sealed against infiltration and restricting food sources by keeping the premises clean with food sources inaccessible.

• 🛑 Safety 🔍 Due Diligence

Moles: are common in Western Washington and can make a mess of lawns and landscaping with their extensive tunneling and dirt mounds scattered about. The only "officially" recognized and effective means of getting rid of moles is trapping. Contact a licensed Pest Control Operator that is experienced in the trapping of these nuisance pests.

• 🔍 Due Diligence

Ponds and other bodies of water, while attractive can pose safety risks for small children. Precautions should be taken to prevent access to these water-features by small children.

• 🔍 Due Diligence

The following limitations and exclusions were noted related to the exterior of the home;

• Storage structures attached to house
• Out-Buildings/Structures are not included in this inspection except for electrical components (or only casually inspected).
• 🔍 Reasonable steps should be taken such that you are fully informed and confident.

For information about proper deck construction, that meets current requirements, see the following link: DCA-6 Deck Construction Guide

If this deck is in Seismic zones D0, D1, D2 & D3 (most of Puget Sound) there are other requirements for construction that are better covered in this link: Deck Tip Sheet

A stoop/deck/porch that is higher than 30 inches above the ground (within 36 inches of the stoop/deck/porch ) should have a railing that is at least 36 inches in height, and baluster spaces should be no greater than 4 inches in width.

• 🔍 Due Diligence

Select the right preserved wood for your project

While this report will identify the means of attachment, or lack thereof, of the deck/porch to the home, it must be stressed that a purely visual examination cannot typically determine the adequacy of any such connections and/or supports.

• 🛑 Safety 🔍 Due Diligence

Some vertical cracks in foundation walls are common, and generally indicate typical foundation settlement. Cracks in excess of 1/4 inch, or signs of active foundation movement should be further evaluated by a structural engineer.

• 🔍 Due Diligence

The Consumer Product Safety Improvement Act of 1990 mandated that automatic residential garage door operators manufactured on or after January 1, 1991 conform to the entrapment protection requirements (reversing mechanisms) of the 1988 version of UL 325.

• 🔍 Due Diligence.

Manufacturers installation instructions require that garage door opener buttons be located more than 60" above the floor to prevent use by small children.

IMPORTANT SAFETY INSTRUCTIONS (UL & CPSC)

WARNING-To reduce the risk of severe injury or death:

1. READ AND FOLLOW ALL INSTRUCTIONS.
2. NEVER LET CHILDREN OPERATE OR PLAY WITH THE DOOR CONTROLS. Keep remote control away from children.
3. Always keep the moving door in sight and away from people, pets and objects until it is completely closed. NO ONE SHOULD CROSS THE PATH OF A MOVING DOOR.
4. TEST THE DOOR OPERATOR MONTHLY. The garage door MUST reverse on contact with a 1-1/2 inch high object (or a piece of two-by-four lumber laid flat) on the floor. If the door doesn't stop and reverse after contact with the object, disconnect the operator and use the door manually until the operator is replaced or repaired by a qualified technician.
5. When possible. USE THE EMERGENCY RELEASE ONLY WHEN THE DOOR IS CLOSED. Use caution when using this release with the door open. Weak or broken springs are capable of increasing the rate of door closure and increasing the risk of severe injury or death.
6. KEEP GARAGE DOORS PROPERLY BALANCED. See owner's manual. An improperly balanced door increases the risk of severe injury or death. Have a qualified service person make repairs to cables, spring assemblies and other hardware.

• 🛑 Safety 🔍 Due Diligence

For additional information on proper maintenance and testing of garage doors see: Overhead Door DASMA Testing Protocols and the attached inspection checklists.

• 🛑 Safety ➕ Upgrade 🔍 Due Diligence

I noted no large cracks (greater than 1/4" or smaller cracks that cumulatively would add up to more than 1/4") at the time of inspection but that should not be construed to mean there are none considering that so little of the foundation is visible.

• 👁‍🗨 Monitor 🔍 Due Diligence

Finish surfaces and/or insulation can conceal missing fire-blocking. When the basement space is fully finished off and/or insulated, evaluation of fire-blocking deficiencies is not usually possible.

Requirements for fire-blocking and draft-stopping in homes has changed over the years and varied from jurisdiction to jurisdiction. In general more modern requirements call for "blocking" the spread of fire from lower level spaces to upper level spaces. Some structures also have requirements for installation of protection against the flow of fire horizontally. To achieve this there are specific requirements as to sealing/blocking of spaces around pipes, ducts, chimneys, wiring, framing, laundry chutes, chases etc.

It is beyond the scope of this inspection to determine if all fire-blocking and/or draft-stopping is in place, but where it is "obviously" missing I attempt to identify the condition/location and recommend appropriate repairs for improved fire safety.

• 🛑 Safety 🔧 Maintenance ➕ Upgrade 🌲 Efficiency / IAQ 🔍 Due Diligence

In addition to the obvious fact that finished surfaces may restrict structural evaluations, it should be noted that no evaluations are made regarding local permits or approvals for such work or use. Compliance regarding egress, escape & rescue, plumbing, heating or electric requirements should be determined by contacting local building officials.

• 🔧 Maintenance 👁‍🗨 Monitor 🐞 WDO’s 🔍 Due Diligence

Some cracking occurs in all concrete slabs due to shrinkage during the curing process. Floor coverings generally prevent detection of cracks or settlement in concrete slabs, unless the condition is severe. Floor coverings are not removed during the inspection.

• 🔧 Maintenance 👁‍🗨 Monitor 🔍 Due Diligence

When the entire home is finished off, there is often no way to directly assess methods and types of insulation in the home. Being a visual inspection, I can only look for the results of hidden conditions related to missing insulation. Dark discolored areas (none/some seen at time of inspection) on finished surfaces may be "thermal bridging" and can be indicative of missing/insufficient insulation. Areas viewed with Infrared Camera may indicate warmer and/or cooler areas consistent with missing or inadequate insulation (none/some seen at time of inspection).

Evaluation of how well the home is insulated can be done by thermal imaging devices under appropriate temperature differentials that will not likely be ideal at the time of inspection. The amount of imaging done at the inspection are not intended to be true analysis and should not be considered such. They are merely meant to show the need for proper evaluation..

• ➕ Upgrade 🌲 Efficiency / IAQ 🔍 Due Diligence

The following limitations and exclusions related to the basement were noted:

• Built-in wood structures
• Heating equipment
• Water heater
• Appliances
• Furnishings
• Storage in basement space limited inspection
• Poor/Difficult access to some areas
• No access to space under stairs
• Basement Floors/Walls/Ceilings Finished/covered not visible
• Very little of Foundation Walls visible at exterior
• 🔍 Due Diligence

• While I document odors related to the basement space, this is informational only except in the case where it might be a danger (like a gas leak, which would be reported on elsewhere as well). Wearing a mask greatly limits the ability to detect odors.
• 🔍 Due Diligence

This is a steep roof and maintenance should be performed by qualified roof maintenance professionals taking proper safety precautions.

• 🔍 Due Diligence

Many criteria are used to "guesstimate" the age of the roof. Listing information, age of home, assessor information, google map drive-by pictures, disclosure statements, deterioration or lack thereof, of pipe flashings, exposure, date stamps on pipe flashings, roof type and color, and experience. One or more of these indicators are used to make this judgment--it is NOT absolute and should not be taken as such.

• 🔧 Maintenance 🔍 Due Diligence

Rake flashings were noted where required. These flashings are necessary to keep water from running under the shingles. This can cause wood decay/rot to the sheathing as well as the fascia.

• 🔍 Due Diligence

Determination of how (or if) vaulted ceilings are vented can be beyond the scope of the Standard Home Inspection. Determination of venting can be indicated by the presence of roof, ridge and soffit vents, but no determination can be made as to the effectiveness of such systems. Hidden damage in vaulted ceilings due to leaks and condensation from poor venting warrant regular monitoring of spaces below these roof systems. All signs of staining should be checked for active moisture by moisture meter.

• 🔧 Maintenance 🔍 Due Diligence

Determination of insulation is limited to those areas visible during the inspection. The insulation in exterior walls, cathedral ceilings, and inaccessible portions of attics can not be readily assessed. In addition, vapor barriers in finished areas are beyond the scope of a home inspection.

• 🔧 Maintenance 🔍 Due Diligence

Even-if/Unless it was raining at the time of inspection, it is not always possible to determine if gutters leak/overflow. Monitoring the gutters for leaks when it is raining is recommended. Leaking/overflowing gutters should be repaired to prevent damage to roof/fascia structures.

Properly functioning gutters, downspouts, and splash blocks or drain piping are critical to protect the foundation from moisture intrusion. Gutters should be cleaned as needed and leaky joints sealed.

• 🔧 Maintenance 🔍 Due Diligence

It was common practice in older homes to install short sections of pipe next to the foundation as a place to terminate the downspouts at. These pipes were not actually connected to underground pipes and drainage was provided by the installation of gravel at the end of the pipe or sometimes just relied on the natural ability of the ground to absorb the water. These types of drains are rarely "functional" and overflowing of this short section of pipe is common.

• 🔧 Maintenance 🔍 Due Diligence

🛑 GENERAL ELECTRICAL SAFETY WARNING: Even if the electricity has been turned off at the main disconnect, sections of the electrical system prior to the main breaker are still charged with electricity and can be lethal if contacted. I recommend that all changes/corrections made to the electrical system be performed by a licensed electrical contractor.

• 🛑 Safety 🔍 Due Diligence

The electrical service is the set of wires that run from the street or power pole to the main breaker panel or fuse box. In this building the service runs underground. Evaluation of the underground portion of these systems is limited to the portions that show above ground.

• 🛑 Safety ➕ Upgrade 🔍 Due Diligence

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Most electrical connection lugs have specific requirements as to torquing. Loose connections are a primary mode of failure of electrical connections potentially leading to arcing and fires. It is beyond the scope of the inspection to verify proper torquing of connections and it is recommended that proper torquing of connections be verified by the licensed electrical contractor in the context of other electrical repairs/improvements at the building.

• 🛑 Safety 📝 Informational note 🔍 Due Diligence

Electrical service voltages supplied to buildings can fluctuate a few volts between legs but anything more than 10 volts should probably be further evaluated by a licensed electrical contractor. 120/240 volts is the "nominal" voltage supplied to this building and tested voltages were near these amounts.

• 🔍 Due Diligence

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Tandem breakers (or duplex breakers) (also called, mini-breakers, peanut breakers, half-height breakers, twin breakers, slim breakers, piggy-back breakers etc) are breakers that are designed to provide two circuits in place of a typical single breaker. Most panel legends specifically state where these breakers can be installed, whether or not they are allowed at all, and how many are allowed. It is typically beyond the scope of the inspection to determine appropriateness of some installations.

• Changes to the electrical system may require elimination of tandem breakers where the circuits are required to have AFCI protection.
• 🛑 Safety ➕ Upgrade 🔍 Due Diligence

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In the context of the inspection, I attempt to visually document electrical system grounding. Electrical system grounding creates a pathway to shunt static charges (that would otherwise build up on the metallic systems in the building) to earth, and to provide a pathway to trip a breaker in the event that these bonded metallic components became energized. There is no way in the context of a home inspection to verify the "effectiveness" of the grounding system. However, there are many things that can lead me to recommend further evaluation by a licensed electrical contractor and they will be documented in the observations below.

• 🛑 Safety 🔍 Due Diligence

In the context of the inspection, I attempt to visually document electrical system bonding. There is no way in the context of a home inspection to verify the "effectiveness" of system bonding. All metallic systems in the building are required to be "bonded" (connected) to the the building's electrical grounding system. Bonding creates a pathway to shunt static charges (that would otherwise build up on the metallic systems in the building) to earth, and to provide a pathway to trip a breaker in the event that these bonded metallic components became energized. There are many things that can lead me to recommend further evaluation by a licensed electrical contractor and they will be documented in the observations below.

• 🛑 Safety 🔧 Maintenance ➕ Upgrade 🔍 Due Diligence

Remote Distribution Panels (Sub-panels) are other electrical panels in the building that do not contain the service wiring. Distribution Panels may be found in larger buildings for improved accessibility and/or convenience, in detached buildings such as garages, or in situations where there is a need for additional circuits after another distribution panel is full. This information will not be repeated for other sub-panel locations to avoid repetition.

• 🛑 Safety 🔍 Due Diligence

For safety the homeowner should always see to it that the circuits in the panel are properly labeled. This can be done when the electrician is at the home for other reasons, but accurately identifying circuits can assist in shutting down circuits quickly when they need to be.

• 🛑 Safety 🔍 Due Diligence

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While none or very little amperage was noted on the grounding system at the time of inspection, there are too many variables to conclude that there is never any current on the system. Amounts can vary with house use of electricity, neighbor's electrical systems as well as the electrical utility itself. Having it periodically checked is prudent.

• 🛑 Safety 🔍 Due Diligence

Current standards require "lock-out" devices on appliances that are "hard-wired" back to the electrical panel disconnect (unless the appliance is in the line of sight of the electrical panel). This is for the safety of persons servicing the appliances.For improved electrical service the licensed electrical contractor can install these lock-out devices when they are at the building for other reasons.

• 🛑 Safety 🔧 Maintenance ➕ Upgrade 🔍 Due Diligence

Voltage surges can be a costly example of the power interference that occurs in Buildings every day. This momentary rise in voltage can start inside or outside a Building and damage sensitive electronic equipment such as computer, Building entertainment center, treadmills, and all the other --often expensive -- equipment found in most Buildings today.

• Conventional surge protectors in the home cannot protect against large surges from lightning and it is still considered best practice to unplug expensive appliances during a lightning storm.
• Whole Building surge arresters should be installed at the Building's electrical service panel by professional, licensed electrical contractors. There are dozens of different makes, models and styles of surge protectors on the market, which vary greatly in both price and quality. The type and size of the service panel, how full the panel is, as well as the investment in appliances and electronic devices that need to be protected all play a role in determining which surge protector should be installed. Your service professional, after inspecting the Building and service panel, will make the recommendation as to the appropriate product to be installed.
• 🔍 Due Diligence

Generators and Transfer Switch interfaces are not operated during a standard inspection. These systems can have safety issues with the way they are connected to the house wiring system and warrant evaluation by licensed electrical contractors prior to use. I attempt, through visual inspection, to identify some of these concerns. Exact procedures for operations of these systems should be conspicuously located near the electrical transfer switch.

• Never operate an internal combustion engine inside your building, basement, garage or any other enclosed area. The generator needs a minimum of 3 to 4 feet of spacing on all sides (including the top). A generator needs an unlimited supply of fresh air for proper cooling during operation. Properly locate the generator outdoors away from doors and windows. An open door or window will allow dangerous exhaust fumes to enter the building. Since combustion engines create carbon monoxide, which can be lethal, good ventilation is critical. Keep the generator dry and always operate it on a level surface. Never add fuel to your generator when it is running and always store additional fuel in approved Gasoline containers.
• It is important that you never feed power from your portable generator into a wall outlet. This is commonly called back feeding and causes several safety concerns. This causes a dangerous situation as power back feeds into the Power Company lines and can cause severe injury or death to linemen working on power lines. In addition when the Power Company restores power it can feed directly into your generator causing severe damage to your portable generator.
• For safety a transfer switch should be installed by a licensed electrical contractor that redistributes power from the generator to the home’s circuit box. This eliminates the need for numerous extension cords running from the generator to specific appliances and eliminates the risk of electrical "back feed" injuring utility workers working on downed power lines. The transfer switch is installed beside the main electrical panel, and then it's connected to the appliances and circuits you'll want running during a blackout. When the power goes out, you simply crank up the generator to send power to the transfer switch. Once the generator is running, you can pick and choose which appliances and circuits you want to use by flipping the switches on the transfer switch. It's important to keep track of what's being powered because the transfer switch is often wired into more circuits than the generator can handle all at once. Most transfer switches operate with generators up to 7,200 watts. For most homes, this is sufficient to operate several critical household appliances, such as furnace fans, sump pumps, refrigerators and lights. 
• 🛑 Safety 🔍 Due Diligence

There are multi-wire circuits in the building. Multi wire circuits are wires that "share" a neutral conductor back to the Service panel. When this is done care must be taken to ensure that the two hot conductors end up on separate bus bars at the Service panel. It is also critical with these multi-wire circuits that the neutral be continuous by any devices it needs to be attached to throughout the circuits. The circuits in this panel appear to be properly wired in that respect.

For more information on Multi-Wire circuits please see the following link: Multi-Wire Circuits.

• 🛑 Safety 🔍 Due Diligence

In multi-wire branch circuits, the continuity of a grounded conductor cannot depend on device connections such as lamp-holders, receptacles, etc---where the removal of such devices would interrupt continuity.

• 🛑 Safety 🔍 Due Diligence

As of July 1st, 2014, any receptacle replaced in a home must be provided with AFCI protection when the receptacle is being replaced in circuits that require AFCI protection (See AFCI section of this report below). This can be accomplished at the receptacle itself, at a point downstream of the receptacle or at the panel where the circuit originates. Whenever possible protecting the entire circuit is considered best practice.

In the context of any electrical panel replacement, the installation of AFCI breakers on all circuits that currently require AFCI protection is considered best practice.

• 🛑 Safety 🔧 Maintenance 👁‍🗨 Monitor 🔍 Due Diligence

By current regulations in place in Washington State, any receptacle that is replaced in a home is required to be replaced with a Tamper Resistant Type Receptacle. There are a few exceptions detailed in the links below.

• More absolutely shocking news! 
• Washington State Amendments to the National Electric Code regarding Tamper Resistant Receptacles
• 🛑 Safety 🔧 Maintenance 👁‍🗨 Monitor 🔍 Due Diligence

By current regulations in place in Washington State, any receptacle that is replaced in a damp or wet location is required to be replaced with a Weather Resistant Type Receptacle.

• 🛑 Safety 🔧 Maintenance 👁‍🗨 Monitor 🔍 Due Diligence

Lights that are switched from multiple locations (like 3-way and 4-way switches) can sometimes be wired improperly so that if one of the switches is in the wrong position the lights will not work from the other location. This miswiring of switches is often not found during the course of a Standard Building Inspection due to not testing the circuit with all possible combination of options. When this condition is discovered, repairs are usually quite simple when performed by a licensed electrician.

• 🛑 Safety 🔍 Due Diligence

Can lights, whether modern air-tight type cans or older non-insulation contact cans, can be a major contributor to heat loss and air movement into roof structures. This is difficult to determine during the course of a home inspection but if moisture issues are apparent or become apparent in the roof structure, these lights should be considered one possible cause of the issue. Blower door tests can be performed to determine how well sealed can lights are.

• 🛑 Safety 🔧 Maintenance 🌲 Efficiency / IAQ 🔍 Due Diligence

It is important for home owners to become aware that modern standards require the installation of AFCI protection for new wiring installations and even replacement of receptacles wherever AFCI protection is currently required. This means that Installation of AFCI devices will typically be required whenever simply replacing a receptacle if the receptacle is in a locations where AFCI protection is now required. Because older wiring systems are more vulnerable to the kinds of fires causes by the conditions these devices protect against, installation of the devices is a good idea.

• 🛑 Safety 🔧 Maintenance 👁‍🗨 Monitor 🔍 Due Diligence

Currently all 125-volt & 250-volt, single-phase, 15- and 20-ampere receptacles installed in the following locations shall have ground-fault circuit interrupter protection: bathrooms, garages, detached non-habitable buildings, outdoors, crawl spaces, unfinished or finished basements, kitchen countertop receptacles, within 6 feet of all sinks, boathouses, within 6 feet of a tub or shower, laundry areas, dishwasher branch circuit, crawl space lighting outlets. The home appeared to be wired to current requirements, however not every outlet was checked. Also exterior HVAC under 60 amps require GFCI protection. According to the NEC (National Electric Code): "Older homes are statistically more vulnerable to shocks related to ungrounded circuits. Extra protection for older homes is provided by replacement of ungrounded wiring and installation of GFCI protection.

• 🛑 Safety 🔧 Maintenance 👁‍🗨 Monitor 🔍 Due Diligence

Ground fault circuit interrupters (GFCI) can help prevent electrocution inside and outside the home. GFCIs are an effective means of protecting against electrical shock, however, they must be tested regularly -- UL recommends once a month -- to verify they are working properly.

1. Plug a nightlight (with an "ON/OFF" switch) or other product (such as a lamp or 3-bulb circuit tester) into the GFCI receptacle and turn the product "ON."
2. Push the "Test" button located on the GFCI receptacle. The nightlight (or other product) or circuit should go "OFF."
3. Push the "Reset" button. The light or circuit should go "ON" again.
4. Circuit breaker type GFCI devices are checked by pushing the test button on the breaker.

Modern GFCI receptacles and breakers have "self-testing" capabilities but they still should be tested manually per manufacturer's instructions.

• 🛑 Safety 🔧 Maintenance 🔍 Due Diligence

In the course of a Standard Home Inspection it cannot always be easily determined if there are two appliance circuits present and the presence of two GFCI devices is not always an indication of two "separate" circuits (two breakers in the electrical panel).

• 🛑 Safety ➕ Upgrade 🔍 Due Diligence

At the time of inspection Carbon Monoxide alarm/detectors are not tested. I recommend that prior to move-in, that all Carbon Monoxide alarm/detectors be tested and have their batteries replaced. It is recommended that Carbon Monoxide detectors that are older than 10 years should be replaced by a licensed electrical contractor if they are hard-wired; and replaced by the building owner/handy-person if they are battery operated. These devices are currently required, according to Washington State Law to be maintained by the tenant/homeowner according to the manufacturer's recommendations/instructions and are required in all homes.

• For optimum safety, Carbon Monoxide alarm/detectors are required in the immediate vicinity of bedrooms and on each floor level of the home and inside of any sleeping room if there is a gas appliance in the room. "Immediate vicinity" is not defined but most manufacturers recommend they be installed between 5 and 20 feet of sleeping rooms. Alarm/detectors must be maintained free of dust and debris which can interfere with operation. They should be installed per manufacturer's instructions . While it is primarily fuel burning appliances the produce carbon monoxide, CO is also produced from electric appliances like toasters and ranges (especially ovens on self clean cycle).
• Please be aware that residential Carbon Monoxide detectors are cumulative and are designed to not sound with low levels of carbon monoxide. Some people are more susceptible than others to low levels of carbon monoxide and I consider it prudent to familiarize yourself with the symptoms/warning signs of Carbon Monoxide. Detectors that meet the UL-2034 requirements for detectors installed in residential construction are not allowed to sound at continuous CO levels up to 30 ppm, 70 ppm for 4 hours, 150 ppm for up to 50 minutes and 400 ppm for up to 15 minutes. CARBON MONOXIDE
• A good low level, UL-2034, 10 year alarm is made by Defender.
• Combination type alarms can be problematic even while meeting "legal requirements" for installation. Carbon Monoxide detectors in conjunction with Ionization type smoke detectors is problematic due to the poor ion technology (see links under smoke alarms previous to this section). The devices also can have different life spans. For best protection, combination type alarms should not be used, even though this is a standard recommendation of manufacturers. The International Association of Fire Fighters (IAFF) specifically recommends against installing combination alarms. Combination type alarms are required to be UL-217 and UL-2034 listed. 
• 🛑 Safety 🔧 Maintenance 👁‍🗨 Monitor ➕ Upgrade 🔍 Due Diligence

At the time of inspection smoke alarms are not tested. I recommend that prior to move-in, that all smoke alarms be tested according to manufacturer's recommendations and that their batteries be replaced. It is recommended that smoke alarms that are older than 5-7 years should be replaced by a licensed electrical contractor if they are hard-wired; and replaced by the building owner/handy-person if they are battery operated.

• For optimum safety, hard-wired smoke alarms with backup batteries are recommended. At least one smoke alarm should be installed on each floor of the building. Alarms must be maintained free of dust and debris which can interfere with operation.
• Smoke alarm technology is evolving and current wisdom is going in the direction of recommending that only Photoelectric smoke alarms be installed in the building due to the nuisance tripping and other human factors involved with misuse and maintenance associated with Ionization type smoke alarms. It is not possible in the context of the building inspection to determine why types of alarms are installed in the building. You are encouraged to install and maintain any type of alarm in the building and you are encouraged to upgrade alarms to photoelectric type alarms. See the following link for a discussion of Ionization vs. Photoelectric Alarms: Photo-Electric Smoke Alarms and Silent Alarms; Deadly Differences.
• After June 30, 2021 all smoke alarms will be required to meet the 9th (the 8th was never adopted) edition of UL 217. These alarms are designed to reduce issues with previous versions and will be more responsive to multiple kinds of fire scenarios as well as address nuisance tripping issues of previous versions.
• In anticipation of the adoption of the 8th edition of UL 217, Kidde produced a dual sensor alarm that is purported to meet those standards, but given those standards were never adopted, they may or may not be an improvement over just stand alone photo-electric type alarms.
• 🛑 Safety 🔧 Maintenance 👁‍🗨 Monitor ➕ Upgrade 🔍 Due Diligence

SMOKE ALARM Maintenance

• Clean regularly. Dust and debris will interfere with normal operation.
• Replace batteries at least once a year---or better yet install 10yr type batteries.
• Schedule regular maintenance and tests. The Consumer Products Safety Commission recommends checking these alarms every Spring & Fall time change. Tests should be performed according to manufacturer's instructions.
• It is not usually possible in the context of a building inspection to determine whether smoke alarms are Ionization type or photoelectric type.
• 🛑 Safety 🔧 Maintenance 👁‍🗨 Monitor ➕ Upgrade 🔍 Due Diligence