Company Information

Livingood Inspections

Phone: (206) 251-3009
todd_livingood@yahoo.com
http://LivinGoodinspections.com

Inspected by: Todd Livingood
WA State Home Inspector #: 443

The Scope and Purpose of a Home Inspection

Purchasing property involves risk

The purpose of a home inspection is to help reduce the risk associated with the purchase of a structure by providing a professional opinion about the overall condition of the structure. A home inspection is a limited visual inspection and it cannot eliminate this risk. Some homes present more risks than others. We cannot control this, but we try to help educate you about what we don’t know during the inspection process. This is more difficult to convey in a report and one of many reasons why we recommend that you attend the inspection.

A home inspection is not an insurance policy

This report does not substitute for or serve as a warranty or guarantee of any kind. Home warranties can be purchased separately from insuring firms that provide this service.

A home inspection is visual and not destructive

The descriptions and observations in this report are based on a visual inspection of the structure. We inspect the aspects of the structure that can be viewed without dismantling, damaging or disfiguring the structure and without moving furniture and interior furnishings. Areas that are concealed, hidden or inaccessible to view are not covered by this inspection. Some systems cannot be tested during this inspection as testing risks damaging the building. For example, overflow drains on bathtubs are generally not tested because if they were found to be leaking they could damage the finishes below. Our procedures involve non-invasive investigation and non-destructive testing which will limit the scope of the inspection.

This is not an inspection for code compliance

This inspection and report are not intended for city / local code compliance. During the construction process structures are inspected for code compliance by municipal inspectors. Framing is open at this time and conditions can be fully viewed. Framing is not open during inspections of finished homes, and this limits the inspection. All houses fall out of code compliance shortly after they are built, as the codes continually change. National codes are augmented at least every three years for all of the varying disciplines. Municipalities can choose to adopt and phase in sections of the codes on their own timetables. There are generally no requirements to bring older homes into compliance unless substantial renovation is being done.

This is just our opinion

Construction techniques and standards vary. There is no one way to build a house or install a system in a house. The observations in this report are the opinions of the home inspector. Other inspectors and contractors are likely to have some differing opinions. You are welcome to seek opinions from other professionals.

The scope of this inspection

This inspection will include the following systems: exterior, roof, structure, drainage, foundation, attic, interior, plumbing, electrical and heating. The evaluation will be based on limited observations that are primarily visual and non-invasive. This inspection and report are not intended to be technically exhaustive.For more about the scope of a home inspection see: ASHI National Standards at http://www.homeinspector.org/Standards-of-Practice or Washington State Home Inspection Standards at http://app.leg.wa.gov/RCW/default.aspx?cite=18.280.030

Your expectations

The overall goal of a home inspection is to help ensure that your expectations are appropriate with the house you are proposing to buy. To this end we assist with discovery by showing and documenting observations during the home inspection. This should not be mistaken for a technically exhaustive inspection designed to uncover every defect with a building. Such inspections are available but they are generally cost-prohibitive to most homebuyers.

Your participation is requested

Your presence is requested during this inspection. A written report will not substitute for all the possible information that can be conveyed verbally by a shared visual observation of the conditions of the property.

How to Read This Report

Getting the Information to You

This report is designed to deliver important and technical information in a way that is easy for anyone to access and understand. If you are in a hurry, you can take a quick look at our "Summary Page” and quickly get critical information for important decision making. However, we strongly recommend that you take the time to read the full Report, which includes digital photographs, captions, diagrams, videos and hot links to additional information.

The best way to get the layers of information that are presented in this report is to read your report online. This will allow all you to expand your learning about your house. You will notice some words or series of words highlighted in blue and underlined – clicking on these will provide you with a link to additional information.

This report can also be printed on paper or to a PDF document.

Chapters and Sections

This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin.

Most sections will contain some descriptive information done in black font. Observation narrative, done in colored boxes, will be included if a system or component is found to be significantly deficient in some way or if we wish to provide helpful additional information about the system or the scope of our inspection. If a system or component of the home was deemed to be in satisfactory or serviceable condition, there may be no narrative observation comments in that section.

Observation Labels

All narrative observations are colored, numbered and labeled to help you find, refer to, and understand the severity of the observation. Observation colors and labels used in this report are:

    Summary Page

    The Summary Page is designed as a bulleted overview of all the observations noted during inspection. This helpful overview is not a substitution for reading the entire inspection report. The entire report must be read to get a complete understanding of this inspection report as the Summary Page does not include photographs or photo captions.

    Moisture Meter Testing

    Where moisture meter testing is indicated in this report a Extech MO280 Pinless Moisture Meter was used.

    Infrared Thermography

    Where IR thermal Imaging is indicated in this report a Flir C3 thermal camera was used.

    Summary

    Repairs

    • (EG-1) Exterior/Garage:

      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.

    • (RA-1) Roof/Attic:

      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.

    • (RA-3) Roof/Attic:

      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.

    • (P-4) Plumbing:

      The TPR valve on the water heater leaks by and needs to be replaced.

    • (P-6) Plumbing:

      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.

    • (HCF-2) Heating, Cooling and Fireplaces:

      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.

    • (HCF-3) Heating, Cooling and Fireplaces:

      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.

    • (E-2) Electrical:

      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.

    • (K-1) Kitchen:

      The loose faucet for the kitchen sink should be secured to prevent leaks.

    • (MB-1) Master Bathroom:

      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.

    Improves

    • (CS-1) Crawl Space:

      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.

    • (P-5) Plumbing:

      A drip pan is recommended to be installed under the laundry washer to protect the finished floor system in case of leaks.

    Monitors

    • (G-1) Grounds:

      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.

    • (RA-2) Roof/Attic:

      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.

    Future Projects

    • (P-2) Plumbing:

      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.

    Efficiencies

    • (RA-4) Roof/Attic:

      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.

    Notes

    • (G-2) Grounds:

      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.

    • (P-1) Plumbing:

      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.

    • (P-3) Plumbing:

      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.

    • (HCF-1) Heating, Cooling and Fireplaces:

      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.

    • (E-1) Electrical:

      No deficiencies were observed inside the main electrical panel and all breaker wiring appeared neat & professional.

    • (HB-1) Hallway Bathroom:

      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.

    General Comments

    Building Characteristics / Conditions

    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

    Grounds

    Drainage and Lot Location

    Clearance to Grade Standard

    Downspout Discharge Below grade

    Lot Description Flat

    (G-1) Monitor:

    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.

    Driveways/Walkways/Flatwork

    Driveway Concrete

    Walkways Concrete

    Patios Concrete, Pavers

    (G-2) Note:

    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.

    Grounds, Trees and Vegetation

    Trees/Vegetation too near building No

    Retaining Walls

    None noted

    Exterior Stairs

    Standard

    Fences

    Present, Wood

    Exterior/Garage

    Siding and Trim

    Trim Material Wood

    Siding Material Fiber-cement, Masonry veneer

    (EG-1) Repair:

    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.

    Eaves

    Open rafters

    Exterior Doors

    Solid core, Sliding glass, French doors, Glass panel doors

    Exterior Window Frames

    Vinyl

    Decks / Balcony

    None noted

    Porches

    Present

    Chimneys

    None noted

    Garage

    Attached

    Automatic Garage Opener Present

    Garage Door Type Metal

    Structure and Basement

    Foundation

    % of Foundation Not Visible 60%

    Evidence of Seismic Protection Present

    Building Configuration Crawl space

    Foundation Description Poured concrete

    Floor, Wall and Ceiling Framing

    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

    Crawl Space

    Crawl Space Access

    Located in Hall Closet

    Method of Inspection Crawled, but visibility was limited by insulation

    Vapor Barrier

    Vapor Barrier Material Plastic

    (CS-1) Improve:

    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.

    Crawl Space Ventilation

    Ventilation Method Exterior wall vents

    Posts and Footings

    Standard

    Insulation

    Insulation Type Fiberglass

    Approximate R-Value R-24

    Moisture Conditions

    None noted

    Rodents

    None noted

    Roof/Attic

    Roof Materials

    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

    (RA-1) Repair:

    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.

    (RA-2) Monitor:

    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.

    Skylights

    Insulated curb style

    Gutters and Downspouts

    Aluminum

    Attic Access

    Crawled partial

    Located in Laundry Room

    Attic Rodent Activity

    None noted

    Roof Framing and Sheathing

    Rafters Truss

    Sheathing OSB

    (RA-3) Repair:

    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.

    Attic Insulation

    Insulation Type Fiberglass

    Approximate Insulation R-Value on Attic Floor 49

    (RA-4) Efficiency:

    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.

    Attic and Roof Cavity Ventilation

    Bath Fan Ducting Ducted to exterior

    Kitchen Fan Ducting Ducted to exterior

    Attic Ventilation Method Soffit vents, Continuous ridge vents

    Plumbing

    Water Service Supply

    Pipe Material Plastic

    Well or Public Supply Public

    Water Pressure 60 PSI

    Pressure Reducing Valve Present

    Main Water Shut-off Location Garage

    Distribution Pipe

    Pipe Insulation Present

    Supply Pipe Materials PEX

    Functional Flow Average

    (P-1) Note:

    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.

    Waste Pipe and Discharge

    Discharge Type Public sewer

    Waste and Vent Pipe Materials ABS plastic

    Water Heater

    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

    (P-2) Future Project:

    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.

    (P-3) Note:

    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.

    (P-4) Repair:

    The TPR valve on the water heater leaks by and needs to be replaced.

    (This video is only viewable online.)

    Processing Video
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    Exterior Hose Bibs

    Operating

    Additional Sinks

    None noted

    Sewage Ejector Pumps

    None noted

    Washer

    Not tested

    (P-5) Improve:

    A drip pan is recommended to be installed under the laundry washer to protect the finished floor system in case of leaks.

    Dryer

    Tested

    Power Source Electric

    Duct to Exterior Ducted

    (P-6) Repair:

    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.

    Additional Plumbing

    None noted

    Heating, Cooling and Fireplaces

    Heating System

    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

    (HCF-1) Note:

    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.

    (HCF-2) Repair:

    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.

    Cooling Systems / Heat Pumps

    None Noted

    Heating / Cooling Distribution Systems

    Heat Source in Each Room Present

    Distribution Method Ductwork

    (HCF-3) Repair:

    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.

    Additional Heat Sources

    None noted

    Gas Fireplaces

    Present

    Fireplace Types Sealed gas decorative fireplace

    Electrical

    Service Equipment

    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

    (E-1) Note:

    No deficiencies were observed inside the main electrical panel and all breaker wiring appeared neat & professional.

    Sub Panels

    None noted

    Branch Wiring

    Wire Material Copper and Multi-strand Aluminum

    Wiring Method Non-metallic sheathed cable

    Receptacles and Fixtures

    Inspection Method Random Testing

    Outlets Three wire outlets

    (E-2) Repair:

    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.

    Smoke and CO Alarm Systems

    Present

    Grounding Electrode / Conductor

    Present

    Fuel Storage and Distribution

    Oil Storage

    None noted

    Propane Storage

    None noted

    Gas Meter and Gas Plumbing

    Present

    Gas Shutoff Location North side of structure

    Gas Pipe Materials Steel and flex pipe

    Interior

    Floors

    Floor Materials Carpet, Hardwood, Tile

    Walls, Ceilings and Closets

    Wall and Ceiling Materials Drywall

    Stairs and Railings

    Standard

    Interior Doors

    Hollow Core

    Windows

    Window Glazing Double pane

    Interior Window Frame Vinyl

    Window Styles Casement, Sliding, Single hung, Fixed pane

    Kitchen

    Sinks and Faucets

    Tested

    (K-1) Repair:

    The loose faucet for the kitchen sink should be secured to prevent leaks.

    Cabinets and Countertops

    Countertop Material Granite

    Cabinet Material Plastic laminate

    Ventilation Method

    Fan ducted to exterior

    Appliances

    Refrigerator Operating

    Dishwasher Operated

    Dishwasher Air Gap Present

    Range/ Oven /Cook-tops Gas

    Disposer Operated

    General Kitchen Condition

    Standard

    Hallway Bathroom

    Sinks and Cabinets

    Tested

    (HB-1) Note:

    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.

    Toilet

    Tested

    Bathtub / Shower

    Tested

    Bathroom Ventilation

    Type Bath fan

    General Bath Condition

    Standard

    Master Bathroom

    Sinks and Cabinets

    Tested

    (MB-1) Repair:

    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.

    Toilet

    Tested

    Bathtub / Shower

    Tested

    Bathroom Ventilation

    Type Fan and window

    General Bath Condition

    Standard

    Receipt -- Sample Single Family Inspection

    Report #: 190109A
    Inspection Date: 2019-01-09

    Property Inspected For 
    Mr. & Mrs. Sample
    12345 Main Street S, Bellevue, WA 98007

    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