In general, most home owners never do any preventative maintenance to their hot water heaters.... that is why they have such short average service lives between 8-12 years. Generally, the most important maintenance is regular draining of the tank to eliminate sludge build-up at the bottom of the tank. There is also a sacrificial anode that needs to be periodically replaced to reduce corrosion inside the tank, although some brands state they never need to be replaced and are maintenance free.
Tank was operating at time of inspection with no defects observed.
Annual servicing of the heating system is recommended for safe and reliable heat. Records indicate that this furnace has not been serviced in the last year. The furnace was tested during inspection and was operational. Recommend the furnace be serviced & cleaned.
No deficiencies were observed inside the main electrical panel and all breaker wiring appeared neat & professional.
Use caulking to seal between the backsplash and sink countertop behind the bath sink. Also be sure the sink to countertop juncture is well sealed.
Type of Building Single Family (2-story)
Approximate Square Footage 2,200
Approximate Year of Original Construction 2010
Attending the Inspection Buyer and Buyer's Agent
Occupancy Unoccupied, but staged with furniture
Animals Present No
Weather during the inspection Clear, Recent Rain
Approximate temperature during the inspection Below 65[F]
Ground/Soil surface conditions Wet
Direction house faces West
Clearance to Grade Standard
Downspout Discharge Below grade
Lot Description Flat
Corrugated storm drain pipe appears to be used for below grade tight-line work. This product is prone to failure as it is susceptible to crushing and clogging. No evidence was found during inspection that these drains are backing up and require repair. Continue to monitor these drains.
Driveway Concrete
Walkways Concrete
Patios Concrete, Pavers
Typical cracks were noted in driveway concrete slab. No immediate repair appears necessary, though water will continue to deteriorate the surface until the driveway is repaired or replaced.
Trees/Vegetation too near building No
None noted
Standard
Present, Wood
Trim Material Wood
Siding Material Fiber-cement, Masonry veneer
The window trim is moisture damaged one of the front dormers and needs to be replaced. This appears to have occurred due to lack of good paint & caulking.
Open rafters
Solid core, Sliding glass, French doors, Glass panel doors
Vinyl
None noted
Present
None noted
Attached
Automatic Garage Opener Present
Garage Door Type Metal
% of Foundation Not Visible 60%
Evidence of Seismic Protection Present
Building Configuration Crawl space
Foundation Description Poured concrete
Wall Framing Not visible
Wall Insulation Not visible
Wall Sheathing Not visible
Floor Framing TGI Joists
Sub-Floor Material OSB
Ceiling Framing Bottom cord of truss
Located in Hall Closet
Method of Inspection Crawled, but visibility was limited by insulation
Vapor Barrier Material Plastic
Even out the plastic vapor barrier in the crawl space so the plastic covers all of the earth. This helps keep all ground moisture in the ground and below the plastic instead of the wood support structure absorbing the moisture. Recommend pinning the plastic in place to keep it in place.
Ventilation Method Exterior wall vents
Standard
Insulation Type Fiberglass
Approximate R-Value R-24
None noted
None noted
Method of Roof Inspection Walked on roof
Roof Style Gable
Roof Materials Architectural grade composition shingle
Layers 1
Approximate Age of Roof 8 years old
The roofing material on this home is an 8 year old three-tab architectural shingle. These are often rated as 20-25 year roofs. In practice, I find these last closer to 15-20 years depending on the steepness of the roof, amount of exposure and how well it is maintained. The installation appears neat and professional but a few minor defects are present. Inquire with the seller about any warranty information for this roof. Many professional roofing companies will offer limited workmanship warranties.
1. Some of the roof safety anchors are missing the caps and needs to be installed to prevent water from leaking into the attic.
2. Some roofing nails are exposed and not sealed.
The plumbing vent flashings are a black rubber style that can become damaged / split on the roof and need to be monitored and replaced accordingly. These can lead to possible water intrusion around plumbing vent pipes and into the attic. These plumbing vent flashings typically do not last as long as the roof material itself and usually need replaced or re-sealed before the roof needs replaced.
Insulated curb style
Aluminum
Crawled partial
Located in Laundry Room
None noted
Rafters Truss
Sheathing OSB
Evidence of a leak was observed in the attic as indicated by water staining around one of the roof safety anchors. This is due to a missing rain cap that needs to be installed.
Insulation Type Fiberglass
Approximate Insulation R-Value on Attic Floor 49
The insulation on the floor of the attic has been compromised by people working in the attic. Repair thermal barriers in the attic by re-distributing insulation or adding insulating as needed to insure even coverage everywhere.
Bath Fan Ducting Ducted to exterior
Kitchen Fan Ducting Ducted to exterior
Attic Ventilation Method Soffit vents, Continuous ridge vents
Pipe Material Plastic
Well or Public Supply Public
Water Pressure 60 PSI
Pressure Reducing Valve Present
Main Water Shut-off Location Garage
Pipe Insulation Present
Supply Pipe Materials PEX
Functional Flow Average
The main supply pipe insulation is missing in the crawl space. Be sure all supply lines in unheated spaces have been adequately insulated to protect from freezing conditions that could damage the pipes and to prevent heat loss.
Discharge Type Public sewer
Waste and Vent Pipe Materials ABS plastic
System Type Tank
Located in Garage
Manufacturer Rheem
Size 50 gal
Age Built in Dec. 2009
Energy Source Gas
Temperature Pressure Relief Value Present - Not Tested
This water is near the end of life its expected life span at 8-9 years old. Expect replacement of this unit in the near future and budget accordingly.
Periodic maintenance is recommended for your water heater.
In general, most home owners never do any preventative maintenance to their hot water heaters.... that is why they have such short average service lives between 8-12 years. Generally, the most important maintenance is regular draining of the tank to eliminate sludge build-up at the bottom of the tank. There is also a sacrificial anode that needs to be periodically replaced to reduce corrosion inside the tank, although some brands state they never need to be replaced and are maintenance free.
Tank was operating at time of inspection with no defects observed.
The TPR valve on the water heater leaks by and needs to be replaced.
Operating
None noted
None noted
Not tested
A drip pan is recommended to be installed under the laundry washer to protect the finished floor system in case of leaks.
Tested
Power Source Electric
Duct to Exterior Ducted
The dryer duct is dirty and needs to be cleaned for improved safety. This is important regular maintenance to eliminate a potential fire hazard and should be done every few years.
None noted
Energy Source Natural gas
Heating Method Forced air furnace
Located in Garage
Manufacturer Carrier
Capacity 66,000 BTU
Age Built in Nov. 2009
Last Service Record Feb. 2015
Filtration System Disposable
Annual servicing of the heating system is recommended for safe and reliable heat. Records indicate that this furnace has not been serviced in the last year. The furnace was tested during inspection and was operational. Recommend the furnace be serviced & cleaned.
The air filter for the forced air furnace is dirty and should be replaced. Plan on replacing air filters every 2-3 months during the heating & cooling system use.
None Noted
Heat Source in Each Room Present
Distribution Method Ductwork
The duct system is very dirty and needs to be professionally vacuum cleaned. This is typically recommended to be performed every 5-7 years. Avoid hiring a duct cleaning company that does NOT use a vacuum truck to clean the duct system. A vacuum truck is the best method for cleaning ductwork.
None noted
Present
Fireplace Types Sealed gas decorative fireplace
Volts 120/240
Service Drop Underground
Meter Base Amperage 200
Service Entrance (SE) conductor Size Aluminum, 4/0, 200 amps
Main Panel Amperage 200 amps
Electric Service Amperage 200 amps
Main Electric Panel Location Garage
No deficiencies were observed inside the main electrical panel and all breaker wiring appeared neat & professional.
None noted
Wire Material Copper and Multi-strand Aluminum
Wiring Method Non-metallic sheathed cable
Inspection Method Random Testing
Outlets Three wire outlets
A few loose receptacles throughout the house should be secured to prevent accidental damage to the wiring connections. Hire a licensed electrician to further evaluate and correct.
Present
Present
None noted
None noted
Present
Gas Shutoff Location North side of structure
Gas Pipe Materials Steel and flex pipe
Floor Materials Carpet, Hardwood, Tile
Wall and Ceiling Materials Drywall
Standard
Hollow Core
Window Glazing Double pane
Interior Window Frame Vinyl
Window Styles Casement, Sliding, Single hung, Fixed pane
Tested
The loose faucet for the kitchen sink should be secured to prevent leaks.
Countertop Material Granite
Cabinet Material Plastic laminate
Fan ducted to exterior
Refrigerator Operating
Dishwasher Operated
Dishwasher Air Gap Present
Range/ Oven /Cook-tops Gas
Disposer Operated
Standard
Tested
Use caulking to seal between the backsplash and sink countertop behind the bath sink. Also be sure the sink to countertop juncture is well sealed.
Tested
Tested
Type Bath fan
Standard
Tested
The hot and cold water lines have been installed backwards in the bathroom sink and require repair for proper operation - hot should be on the left side.
Tested
Tested
Type Fan and window
Standard
Home Inspection | $475.00 |
$475.00 | |
PAID |
Livingood Inspections
C/O Todd Livingood
12330 NE 92nd Lane
J-404
Kirkland, WA 98033
(206) 251-3009