FAIRA TRANSPARENCY REPORTS 135 Deer Park Ln., Packwood, … · FAIRA TRANSPARENCY REPORTS 135 Deer Park Ln., Packwood, WA 98361 May 3rd, 2017 Thank you for your interest in this Faira

608 State St. South Kirkland, WA 98033

www.faira.com

[email protected] +1.800.571.FAIR

FAIRA TRANSPARENCY REPORTS

135 Deer Park Ln., Packwood, WA 98361

May 3rd, 2017 Thank you for your interest in this Faira Certified home. We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property.

You may view more detailed information for this home and can make an offer at

http://www.faira.com/listings/10925 All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We’re happy you’ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team

http://www.faira.com/listings/10925

© Copyright 2017 Safe Haven Inspections

Safe Haven InspectionsProperty Inspection Report


Safe Haven InspectionsProperty Inspection Report

Cover Page

135 Deer Park Ln, Packwood, WA 98361Inspection prepared for: Shannon Pence

Date of Inspection: 4/21/2017 Time: 12:00 noon Age of Home: 6 years old Size: 1,680 sq ft (CR)

Weather: sunny, 73 degreez

Inspector: Stephen StanczykWashington State Licensed Home Inspector #221

PO Box 124, Kapowsin, WA 98344Phone: (253) 241-0602

Email: [email protected]://www.safehaveninspections.com


Safe Haven Inspections 135 Deer Park Ln, Packwood, WA

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This report is the property of Safe Haven Inspections, however, the client who orderedand paid for the inspection has exclusive rights to the report. Information will not beshared with another party without specific permission of the client unless it is a seriousand immediate safety concern. The report is copyrighted by Safe Haven Inspections and is prepared solely andexclusively for our Client's own information. Client agrees to maintain theconfidentiality of the inspection report and agrees not to disclose any part of it to anyother person. Without our written permission, the "summary" (and ONLY that portionof this report) may be presented to the property owner or their agent for the purpose ofsale negotiations in relation to the client who purchased the inspection. If the clientnamed, fails to purchase the property, no other person may use or retain a copy of thisreport for any reason. In accordance with the signed Home Inspection Contract, this report cannot betransferred, sold or relied upon by anyone other than the named parties, for anypurpose. Ownership of this report is retained by Safe Haven Inspections. Agents and Clientsare specifically advised that transfer or sale to any other potential buyer,another agent, or any other person or entity, is prohibited -- to do so would be aviolation of U.S. Copyright laws and all legal means will be used to protect SafeHaven Inspections and their property. Stephen StanczykWashington State Licensed Home Inspector #221Safe Haven Inspections







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General 1. Recommendations It is important to remember that this inspection is a snapshot in time. Things can happen to ahome, especially when vacant, between the inspection and closing. It is HIGHLYRECOMMENDED that you perform a final walk through the interior of the home the day prior tosigning any closing documents.

Throughout this report, there will be recommendations for the further evaluation, repair orreplacement of certain items. As part of those recommendations, only State of Washingtonlicensed, bonded and insured contractors, familiar with the specific trade needed, should completethe work. Other than the actual homeowner, those that work on homes as a handyman orcarpenter are still required to hold or work under a State Contractors license in order to perform anywork. It could be a General Contractors license with a surety bond, or a specialty contractorslicense such as a Plumber, Electrician or HVAC Technician. All work accomplished should havewritten documentation of the work performed as well as the Contractors license number. Any worknot meeting these standards is suspect at best.

When the statement, "Repair as needed" is noted in your report, it specifically means that the itemin question needs repair or replacement.

Further evaluation of an item, as recommended, should be accomplished prior to the close of yourinspection period. This will protect you from having to negotiate additional terms that the otherparty may or may not accept, if they were found outside of your contractual time limits. The costsassociated with the repair or replacement of items identified in this report should be obtained andconsidered before purchase of the property. It is your responsibility to perform the proper duediligence prior to the end of any contractual time restrictions.

It is recommended that ALL issues be addressed and completed prior to close of escrow, when anyleverage the buyer enjoys, ceases.

Should you choose to defer the evaluation, repair or replacement of items until after closing, that isyour prerogative, however, Safe Haven Inspections does not accept any responsibility or liability forissues that arise at a later time due to lack of following our recommendations.

Items written in this blue color are items that are not necessarily defective or a safety issue, but arerecommended as upgrades. They could be items that would make your home more comfortable,easier to operate, or bring up to modern standards.







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Grounds 1. DrivewaysMaterials: GravelObservations:• The gravel driveway was in satisfactory condition at time of inspection. As part of a regularmaintenance program, the driveway should be graded and any holes filled as they appear. This willkeep erosion and further failure to a minimum.

2. Walkways & PatiosMaterials: ConcreteObservations:• The rear concrete patio was in satisfactory condition with no defects noted at time of inspection.

3. Steps, Porches, & RailingsMaterials: Front Concrete porch or landingObservations:• The concrete steps and porch appear in satisfactory condition with no defects noted at time ofinspection. Should any minor cracks appear, these should be caulked with a proper elastomericcaulking that will stretch with the expansion and contraction of the concrete during the differentweather periods. This is the same type of caulking used around pool decks.

4. Grading & DrainageObservations:• Grading and drainage for this home is proper and in satisfactory condition at time of inspection.

5. VegetationObservations:• There is no vegetation that is of concern around this home.• As part of a regular maintenance program, the trees in the yard should be visually inspected aftereach wind storm. Branches can break and hang on the tree, coming loose without warning.Remove / trim as needed.

6. LimitationsObservations:• Safe Haven Inspections is not a specialist in any soil conditions or drainage. Should there beconditions on your property that may affect the foundation, drainage or soils of the property, it isadvised that you seek the guidance and evaluation from a licensed soils engineer that can give youmore specific information regarding your piece of property.







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Exterior 1. Siding and TrimMaterials and Observations:• Fiber Cement Siding• Wood Trim• The siding was in satisfactory condition with no defects noted at time of inspection.

2. Windows, Frames, ScreensObservations:• Vinyl Framed, Double Pane Windows ,• The Vinyl Framed, Double Pane Windows were in satisfactory condition with no defects noted attime of inspection.• All screens were present with no damage noted at time of inspection.

3. Doors, Frames, HardwareObservations:• The total number of exterior doors is: Two. Main entry and rear entry.• Wood Door Frames ,• The Wood Door Frames are in satisfactory condition with no defects unless noted below.• The exterior doors were in satisfactory condition at time of inspection unless specifically notedbelow.• The weatherstripping on the exterior doors was in good condition with no defects noted at time ofinspection.• It is recommended that all exterior locksets be changed as a security issue, upon takingpossession of the home.• The deadbolt on the front entry door is very hard to operate. It will either need adjusting orreplacement so it operates smoothly. Repair as needed.

4. Eaves, Soffits, FasciasObservations:• The home has Wood Eaves, Soffits, and Fascia Boards.• The were in satisfactory condition with no defects unless noted below.• There are blisters / bubbles in the paint on the back side of some of the fascia boards. This canbe caused by a number of reasons including a damp surface when painted, separation of the paintfrom the underlying surface, or painting on a day that is too hot. Regardless the reason, this shouldbe remediated so the integrity of the paint continues to protect the wood. Repair as needed.

Bubbles / blisters in paint on back side of fascia board above garage door. Repair as needed.







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5. CaulkingObservations:• Caulking is a product that keeps moisture out of the cracks and joints on the outside of yourhome. Over time, it will harden, crack and may pull away from the items it is sealing. As part of aregular maintenance program, the caulking should be inspected each year and if there are any ofthe above signs, the old caulking should be removed and new caulking installed. It is best toperform this prior to each rainy season.• The caulking around all windows was satisfactory with no defects noted at time of inspection.This is an area that will require monitoring as part of a regular maintenance program. Caulking willeventually harden and crack and when this happens it should be removed and replaced with newcaulking.







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Roof 1. Roof ConditionBasic Information: Gable Roof • Conventional Slope Roof • Steep Slope RoofMaterials:• Metal (Standing Seam)• Single LayerObservations:• The roof was inspected from the ground with binoculars due to the steep surface and type of roofcovering.• The roof is in satisfactory condition with no defects noted at time of inspection.

2. Flashings & ValleysObservations:• The roof valleys were in satisfactory condition.• The roof to wall flashings were in satisfactory condition with no defects noted at time of inspection.• There were drip edge and rake edge flashings installed on this home and were in satisfactorycondition in the visible areas.• The flashings or boots around the plumbing vents were in satisfactory condition with no defectsnoted at time of inspection.• There is a build-up of typical tree debris in the rear valley. Clean as needed for proper drainage.

Clear all tree debris from the roof valleys for proper drainage.3. VentsObservations:• The vents were proper and adequate for this size roof with no defects noted at time of inspection.• A combination of eave and ridge vents were in use.

4. SkylightsObservations:• There were two skylights installed. The flashings were in satisfactory condition. The glass wasclear with no fogging present. No defects were noted at time of inspection.







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5. GuttersObservations:• The home is very typical of mountain structures and was built without gutters. With a metal roof,the snow can come off quickly and easily pull normal gutters right off the home. Regardless, due tothe weather we have in this region, gutters are still recommended so they drain water away fromthe foundation and don't allow water to splash up on the sides of the building. With this type ofroof, it would be best to only install gutters that have guards or screens over the top so rain willdrain properly, but snow and ice will slide right over the top and not have a chance to pull thegutters off. Repair as needed..

6. Chimney Materials & FlashingMaterials:• faux rock Chimney with B vent liner for wood burning fireplace• The mortar around the chimney was in satisfactory condition at time of inspection.

7. Rain Cap & Spark ArrestorObservations:• The rain cap / spark arrestor and shield were in satisfactory condition at time of inspection.

8. LimitationsInformational: As described in your inspection contract, this is a visual inspection limited in scopeby (but not restricted to) the following conditions:

1. It is beyond the scope of inspections to determine the condition of the sheathing or insulationbeneath the roofing material. A2. Leakage can develop at any time and may depend on rain intensity, wind direction, ice build upand other factors.3. Evidence of prior leaks may be hidden or disguised by interior finishes.







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Attic 1. Attic AccessObservations:• There is no attic space with this style of construction. There is a high open beam ceiling with apeaked roof.







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Foundation 1. Crawl Space accessObservations:• The crawl space access is located on the exterior of the home.• The cover to the crawl space was in satisfactory condition at time of inspection.

2. Foundation WallsObservations:• Foundation walls are Poured Concrete.• The poured concrete foundation is in satisfactory condition with minor common cracks noted invarious areas.• There was no moisture or seepage noted in any accessible areas of the foundation.

3. Foundation AnchoringObservations:• Anchor bolts were present at time of inspection. They appear to be properly installed with nodefects noted at time of inspection.

4. Posts & BeamsObservations:• Wood posts, Wood beams• The support posts were in satisfactory condition with no defects noted at time of inspection.• The support beams were in satisfactory condition with no defects noted at time of inspection.

5. SubfloorObservations:• Solid wood joists• Wood subfloor• Joists are partially visible due to installed insulation. No defects were noted at time of inspection.• Subfloor was not fully visible due to installed insulation. No defects were noted at time ofinspection.

6. Vapor BarrierObservations:• Black plastic• Vapor barrier was installed properly with no defects noted at time of inspection. No moisture wasnoted above or below the vapor barrier.

7. InsulationObservations:• Fiberglass rolls• Subfloor fiberglass insulation was in good condition with no defects noted at time of inspection.

8. VentilationObservations:• Crawl space ventilation was adequate at time of inspection.• Vent screens were in good condition with no defects noted at time of inspection.







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9. Conducive ConditionsObservations:• There are extra ceiling boards stored on top of the vapor barrier in the crawl space. Any woodthat is not part of the structure is considered a conducive condition for Wood Destroying Organisms(WDO). If you are going to keep the extra boards, they should be kept in the garage, raised upfrom the floor. Clean area as needed to remove the extra boards.

Wood stored in the crawl space is considered a conducive condition for wood destroying organisms.Remove and store in the garage, off the floor.

10. LimitationsObservations:• Raised foundations will be crawled and assessed visually where it is safe and physicallyaccessible to do so.Basements will be assessed visually from the interior and exterior where it is safe and physicallyaccessible to do so.Concrete slabs will be assessed visually where readily accessible.• As described in your inspection contract, this is a visual inspection limited in scope by (but notrestricted to) the following conditions:

• No representation can be made to future leaking of foundation walls.• Only a representative sampling of visible structural components were inspected.• Furniture, storage, insulation or permanent coverings restricted access to some structuralcomponents.• Engineering or architectural services such as calculation of structural capacities, adequacy, orintegrity are not part of a home inspection.







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General Interior 1. Room Inventory• 3 Bedrooms• 3 Bathrooms• Kitchen• Living Room• Dining Room• 1 Hallway• Family Room• Laundry Room• Upper Landing• Entryway

2. WallsMaterials and Observations• Drywall or Plasterboard• The walls were in satisfactory condition with no defects noted at time of inspection.

3. CeilingsMaterials and Observations:• Drywall or Plasterboard• Wood• The ceilings were in satisfactory condition with no defects or staining noted at time of inspection.

4. FlooringObservations:• There are different types of flooring surfaces in the home. There are: tile and carpeting.• All floor coverings were in satisfactory condition with no defects noted at time of inspection.

5. WindowsObservations:• All windows were in satisfactory condition with no defects unless specifically noted below.• The window in the stairway landing does not have the required etchings that would signify theyare the proper safety glass. If the window is within 60 inches of the floor, it must be tempered /safety glass. There is a very slight chance the etching, which is supposed to be visible, could behidden by the frame of the window but without this confirmation, this window is not proper in thecurrent location. Repair as needed.







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The window at the base of the stairs should be tempered safety glass. The required etching was notvisible at time of inspection. Have verified by a qualified glass contractor.

6. DoorsObservations:• All interior doors and hardware functioned properly with no defects noted at time of inspection.

7. Interior Trim & BaseboardsObservations:• The interior trim and baseboards were in satisfactory condition with no major defects noted at timeof inspection.

8. ClosetsObservations:• The closets and shelving units were all proper with no defects noted at time of inspection.• The closets were filled with personal effects and not all areas could be viewed at time ofinspection. The closets should be inspected as part of your final walk through prior to closing.

9. Stairs & HandrailsObservations:• The stairs, handrails and railings are firm and proper with no defects noted at time of inspection.• The lighting for the stairway is proper and functional at time of inspection.

10. Ceiling FansObservations:• The ceiling fan was in satisfactory condition. The fan operated at all speeds and there was nowobble noted at time of inspection.• The speed and direction of the ceiling fan is controlled by a remote control. Remember to makesure the remote is left behind by the current owners.

11. CabinetsObservations:• The built-in cabinets were in satisfactory shape with no defects noted at time of inspection.

12. DoorbellObservations:• The doorbell did not function at time of inspection. This could be attributed to the exterior button,the transformer or the doorbell itself. Repair as needed.







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13. FireplaceObservations:• The National Fire Protection Association, the Chimney Safety Institute of America, and SafeHaven Inspections recommend that all fireplaces and chimneys receive a “Level II” inspectionwhenever real estate is sold or transferred. For more information or to find a Certified ChimneySweep in your area, visit this website: http://www.csia.org/

Fireplaces and chimneys should be cleaned and inspected on an annual basis and more oftendepending on usage. Inspection of the fireplace is limited to visible and accessible sections only.The inner reaches of the flue or chimney throat are relatively inaccessible, so the view from thefireplace or chimney is not adequate to discover possible deficiencies or damage, even with astrong light. Inspectors do not remove rain caps and spark arrestors on the chimney top to lookinside the chimney flue.• There is a wood burning pre-built fireplace located in Living Room• The fireplace hearth is the proper size and material with no defects noted at time of inspection.• The hearth extension is the proper size and material with no defects noted at time of inspection.• The concrete / ceramic refractory panels were in satisfactory condition with no defects noted attime of inspection.• The fireplace mantel was in satisfactory condition with no defects noted at time of inspection.• The fan for the fireplace functioned properly at time of inspection.

14. LimitationsExisting construction. Safe Haven inspections will attempt to inspect the full interior of the home.There are times when that is not possible due to wall or floor coverings, furnishing or personalaffects. Due to the potential liability, the inspector will not move any personal affects in order toinspect an item.

Every attempt will be made to test each and every door and window but there are occasions whenthat is not possible due to accessibility or locks.

Normal households will have a variety of nicks and holes in the walls and ceilings due to commonusage and the hanging of pictures and other personal affects. These are normal and unless theyare larger forms of damage, will not be noted in this report.







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Kitchen 1. Cabinets, Drawers and CountersObservations:• The cabinets and drawers were in satisfactory condition with no defects noted at time ofinspection.• The stone countertops were in satisfactory condition with no defects noted at time of inspection• The stone counters should be sealed as part of a regular maintenance program. For moreinformation, see: http://precisionstoneworks.com/news/should-i-seal-my-granite-and-marble• The grout at the kitchen counter backsplash is cracked and degrading. This can allow moistureinto the base causing further damage. Repair as needed. I am not a fan of grout in this cornerjoint. I prefer sanded caulking that is flexible and can flex without cracking. Sanded caulking isreadily available in the tile area of major home improvement stores and comes in a variety of colorsto match existing grout.

Cracking at the counter / backsplash joint iscracked along the back of the sink. This can allow

water / moisture into the area and causeproblems. Repair as needed.

I recommend sanded caulking in this area insteadof grout.

2. Kitchen Sinks, Traps and FaucetsObservations:• The kitchen sink,traps and faucets were all in satisfactory condition with no defects noted at timeof inspection.• The spray wand was in satisfactory condition with no defects noted at time of inspection.

3. DishwasherObservations:• Brand: Samsung Model: DMT300RFB Serial: A3HEG9MB102430L• The dishwasher was run a full cycle. The soap door opened. No leaks were noted. The liner,door gasket and shelves were in satisfactory condition.• The dishwasher did not have a proper air gap installed. This is needed to keep gray water fromcontaminating the dishwasher and water supply. Install as needed. (High Loops do not meet thestandards in this State)







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The dishwasher drain line is required to have anairgap before entering te tailpiece. Repair as

needed.

Required air gap proper installation.

4. RangeObservations:• Brand: Kenmore Model: 790.92709012 Serial: VF11157164• The top electric burners and inside bake and broil coils all responded to controls.• The oven door seal was in satisfactory condition at time of inspection.• The range had a proper anti-tip bracket installed.

5. RefrigeratorObservations:• Brand: Whirlpool Model: ED5KVEXVB00 Serial: HR03159679• Refrigerators are not part of the State Standards. Any further comments are merely forinformation purposes.

Appliances can stop working at anytime. We do not offer a warranty or guarantee future operation.Electrical spikes such as those after a power outage can burn out a compressor very easily.Refrigerators that have been turned off can take 24-48 hours to stabilize the temperature.Units that are more than 10 years old are not very energy efficient.The refrigerator was in satisfactory condition at time of inspection. The door seals were in goodcondition.

6. MicrowaveObservations:• Brand: Kenmore Model: 401.85059010 Serial: 041MM00360• The combination microwave / fan unit was in satisfactory condition with no defects noted at timeof inspection. The unit properly heated a microwave test bag.

7. Ventilation FanObservations:• The ventilation fan is part of a microwave combination unit. The fan functioned properly at allspeeds.







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8. Limitations• Kitchen appliances are not part of the State Standards. Any included comments are merely foryour informational purposes.• Where the home is occupied, personal furnishings, cooking utensils, foodstuffs and other storeditems will limit accessibility for visual inspection. Items in cabinets and drawers will not be removedduring the inspection. Be aware that hidden damages and/or leaks may exist.• Plumbing leaks which occur after taking possession, (often from the owner accidentally bumping apipe when removing personal items from cabinets, etc.) are outside the scope of inspection.Always operate all fixtures and inspect beneath sinks upon taking possession to ensure no newleaks have occurred.• Determining the efficiency or effectiveness of built-in appliances for personal use is outside thescope of the inspection.• Determining the life expectancy of appliances is outside the scope of the inspection.• Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection.No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuouscleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy arenot tested during this inspection. Appliances are not moved during the inspection. Portabledishwashers are considered personal property and are not included in the inspection.







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Bathrooms 1. BathroomsMaterials:• Main Bathroom, Full bathtub.• Master Bathroom. Shower only• Third bathroom, Shower only.

2. Cabinets & CountersObservations:• The cabinets were in satisfactory condition with no defects noted at time of inspection exceptthose specifically noted below.• The bathroom tile countertops were in satisfactory condition at time of inspection.• The countertop grout was in satisfactory condition at time of inspection.

3. Sinks, Faucets and TrapsObservations:• All Bathroom sinks, faucets, stoppers and drain traps were in satisfactory condition with nodefects noted at time of inspection.• The water pressure and flow at all faucets was normal at time of inspection.• Faucet aerators can become clogged after time. If you have decreased flow or splashing fromyour faucets, try cleaning or replacing the aerator as an inexpensive fix.

4. Bathtubs, Faucets and WallsObservations:• All Bathtubs, faucets, stoppers and tub walls were in satisfactory condition with no defects notedat time of inspection.

5. Showers, Faucets and WallsObservations:• All Shower pans, faucets, and shower walls were in satisfactory condition with no defects noted attime of inspection.

6. ToiletsObservations:• All toilet fill valves functioned normally at time of inspection.• The toilets were flushed numerous times during the inspection. Normal flow was noted.• There were no cracks or defects noted in the bowls or tanks of the toilets.• The toilets were firm at the floor.

7. MirrorsObservations:• The mirrors were in satisfactory condition with no chips, cracks or delamination noted at time ofinspection.

8. VentilationObservations:• All bathrooms had ventilation fans installed. They all functioned properly at time of inspection.







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9. LimitationsObservations:• Plumbing leaks that occur after taking possession, often from owners accidentally bumping a pipewhen removing personal items from cabinets, etc., are outside the scope of the inspection. Alwaysoperate all fixtures and inspect beneath sinks upon taking possession to ensure no new leaks haveoccurred.• Shower pans are visually checked for leakage, but leaks often do not show except when theshower is in actual use. Determining whether shower pans, tub/shower surrounds are water tight isbeyond the scope of this inspection.







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Laundry Area 1. LocationMaterials: Separate laundry room

2. Laundry Sink & FaucetsObservations:• The laundry sink, drains and traps all functioned satisfactorily at time of inspection.• The faucets at the laundry sink were satisfactory with no leaks noted at time of inspection.

3. Plumbing ConnectionsObservations:• The supply hook ups appear in satisfactory condition.• The plumbing waste connection for the washing machine appears to be in satisfactory condition,however these drains are not tested as part of a normal home inspection.

4. Washing MachineObservations:• Brand: Kenmore Model: 796.29272000 Serial: 0.10KWTA00033• Washing machine hoses should be changed every 5 years. They are under constant pressureand weak spots can burst without notice. A burst hose could put hundreds of gallons of water intothe home in a short period of time, ruining carpets, hardwood floors, drywall and other items. Ipersonally recommend that the rubber hoses be replaced with the braided stainless steel type thatare not as prone to bursting. Replace as needed.

Replace rubber hoses with braided stainless steel type to protect against bursting. The hoses shouldbe changed every 5 years.

5. Clothes DryerObservations:• Brand: Kenmore Model: 796.69272000 Serial: 010KWHX01177• The electrical hook up for the dryer is a 4 prong pigtail.

6. Dryer VentObservations:• The dryer vent is proper and vents to the exterior. As a reminder, it is important to have the dryervent cleaned on a regular basis as any build-up of lint is flammable.







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7. Room VentilationObservations:• The ventilation fan in the laundry room is satisfactory and vents to the exterior of the home.

8. Cabinets & CountersObservations:• The cabinets and countertops in the laundry room were in satisfactory condition with no defectsnoted at time of inspection.

9. Floor Drains or PansObservations:• There were no floor drains noted in the laundry room.• There was no overflow pan installed for the washing machine. Due to the interior location, it isrecommended that a drain pan with a drain line routed to the exterior be installed as a precaution.Another method is to install a unit such as "Flood Stop". Information can be found at:http://www.getfloodstop.com/

Install catch pan under washing machine to catch any leaks or overflows. Since it is on an exteriorwall, the pan can be drained to the exterior.

10. LimitationsObservations:• Washing machines or dryers, whether they are included in the purchase and sales agreement ornot, are considered personal property and stand alone appliances. We do not test washingmachines or dryers as part of a home inspection. You should check these appliances as part ofyour due diligence.







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Electrical 1. General Info• Electrical issues are unique. While some of them may seem minor in nature, the very fact thatelectricity can kill you, warrants extreme safety. This section of the home inspection report maycontain recommendations for repair, replacement, safety upgrades or further evaluation of electricalissues within the home. Each of those items includes the recommendation that any work to becompleted should be accomplished by a State of Washington licensed electrician prior to close ofescrow.

2. Main Service EntranceObservations:• The main conductor lines are underground. This is characteristic of modern electrical services,but, inasmuch as the service lines are underground and cannot be seen, they are not evaluated aspart of our service.

3. Main PanelObservations:• The main service panel and disconnect is located in the garage.• The home is serviced by a 200 amp, 120/240 volt panel.• The main service entrance conductors are 4/0 Aluminum.• The main disconnect switch to turn all electrical power off to the entire home is a 200 Amp, singlethrow breaker.• The main panel utilizes circuit breakers as a means of circuit protection.• The panel does not contain any GFCI circuit breakers.• The panel contains AFCI circuit breakers. They all responded to the test button.• There are 2 circuit breakers of a different brand noted in the main panel. There were no notationsin the panel allowing this particular brand of circuit breaker, in fact, quite the opposite. No furtherevaluation is needed. The proper Siemens breakers should be installed in place of the 2 Square Dbreakers that supply the Dryer and Hot Tub. Repair as needed.

The dryer circuit breaker should be replaced witha proper Siemens breaker.

Hot Tub circuit breaker should be replaced with aproper Siemens brand breaker.







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The panel legend states: Any circuit breaker installed, replaced, or added in this panel board mustbe manufactured by Siemens and must be of the correct type as indicated in the tabulation below.

Use of other circuit breakers in this equipment will void the warranty.4. Grounding SystemObservations:• There is a proper ground wire in the panel that leads to the exterior. It is firmly within the groundbut the actual ground rod or connection to the foundation ground could not be seen due to soil orother items covering the connection point.• The telephone and cable tv systems were bonded to the main electrical panel. Verification isbelow the main meter.

5. Wiring Type & MethodObservations:• Main distribution wire is solid copper.• Main wiring method is with NM (non-metallic) cables.• The distribution wires are professionally installed in the main panel. There are no concernspresent with regard to the wire compatibility (size) and the rating of the circuit breakers to whichthey are attached.

6. ReceptaclesObservations:• All accessible receptacles were tested during the inspection. All receptacles tested proper unlessnoted below.• There were missing or broken cover plates at time of the inspection. They are intended to preventelectric shock from exposed wires but also to contain fire and air leaks. Install as needed.







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The ceiling receptacle for the garage door opener is missing the required cover plate. Install asneeded.

7. SwitchesObservations:• All accessible switches tested satisfactory with no defects noted at time of inspection.• All switch cover plates were present at time of inspection.

8. LightingObservations:• All lighting fixture responded to switches with no defects noted at time of inspection.

9. GFCI ProtectionObservations:• The National Fire Protection Association (NFPA), which determines and underwrites the NationalElectrical Code (NEC) designations, has determined that Ground Fault Circuit Interrupters (GFCI)are instrumental in the protection of property and people from injury or death. This Code isfrequently reviewed and upgraded for further safety and protection from potential or immediatehazard. In some instances, a single GFCI can protect multiple receptacles and a licensedelectrician should be contracted to make this determination and installation.• There have been numerous recent changes to the requirements for GFCI protection. Inaccordance with the State of Washington home inspector laws, I am required to recommend GFCIprotection in all areas they are required by the latest standards. These areas may have beenwithout GFCI protection for years or perhaps decades without issue but I am still required torecommend their installation and in as much as they are life protection upgrades, I highlyrecommend you have the upgrades performed.• GFCI receptacles should be tested on a monthly basis as part of a regular maintenance program.• GFCI receptacles were noted for the garage receptacles. They responded to testing during theinspection with no defects noted.• GFCI protection was noted for the hot tub / spa. It responded to the testing during the inspectionwith no defects noted.







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The hot tub / spa is properly protected by a GFCI disconnect.10. AFCI ProtectionObservations:• Arc Fault Circuit Interrupter (AFCI) circuit breakers are fairly new in the electrical industry. Theyare designed to shut off the electricity to a circuit when they detect arcing, a common cause ofelectrical fires in our homes. AFCI breakers are placed in the electric panel and should be testedmonthly to ensure that they are working properly. Each AFCI breaker should be labeled AFCI andhave a colored test button on it. AFCI circuit breakers typically protect all the electrical outlets andswitches in the bedrooms, any bedroom alarm clocks, televisions, video recorders, etc., may needto be reset monthly, as well.• The circuits protected by the AFCI breakers in the panel responded to testing with no defectsnoted at time of inspection.

11. Appliance DisconnectsObservations:• The exterior disconnect for the heat pump was present and appears in satisfactory condition attime of inspection.• The exterior disconnect for the hot tub / spa was present and appears in satisfactory condition attime of inspection.• There was a proper disconnect or lock out for the electric water heater.• There was no proper disconnect or lock-out for the dishwasher. Repair / install as needed.

12. Smoke DetectorsObservations:• The smoke detectors responded to the test button at time of inspection and are all interlinked.

13. Carbon Monoxide DetectorsObservations:• The carbon monoxide detectors responded to the test button at time of inspection.







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14. LimitationsObservations:• Electrical components that are concealed behind finished surfaces are not inspected.• The inspection does not include remote control devices, alarm systems and components, lowvoltage wiring, systems, and components, ancillary wiring, systems, and other components whichare not part of the primary electrical power distribution system.• Furniture and/or storage restricted access to some electrical components which may not beinspected.• Any electrical repairs attempted by anyone other than a licensed electrician should beapproached with caution. The power to the entire house should be turned off prior to beginning anyrepair efforts, not matter how trivial the repair may seem.• Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are notchanged during the inspection.







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Plumbing 1. General Info• There are many items included in the plumbing section. Of all the items in a house that cancause unseen damage, water is at the top of the list. If there are plumbing items that needrepair,upgrade, replacement or further evaluation, it is recommended that a licensed plumber beused for those items.

2. Main Water ValveObservations:• The main water valve is located in the guest bedroom closet .• The main water valve is a "gate" valve. Water valves are very seldom operated by homeownersand can therefore become stuck in the open position. Testing the valve during an inspection couldlead to leaking and the need for repair. Should replacement be required, it is recommended that a"ball" valve be installed as the main shut off. Always monitor your water valve as part of yourregular home maintenance program.

Main water valve located in the downstairs bedroom closet.3. Main Water LineObservations:• The main water line is 3/4 inch PEX• The main water line was satisfactory with no leaks noted at time of inspection.• The main water line was insulated.

4. Water PressureObservations:• The water pressure measured is "static water pressure". This means it is tested with no waterrunning on the system. This is only measured to see what type of pressure is coming from thewater supplier. It does not measure the flow or amount of water pressure at individual fixtures.Pressure and flow rate can vary at each individual fixture. It could change due to being on the 2ndfloor, valves not being fully open, corrosion in the lines, sediment in the faucet aerators or a varietyof other reasons. We are only interested in the supply pressure to make sure your water lines arenot being overly stressed.• 70 pounds per square inch







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70 pounds per square inch5. Distribution LinesObservations:• THe visible water distribution lines are PEX. (Cross linked polyethylene)• There is a combination of 1/2 inch and 3/4 inch pipes in use.• The water distribution lines were satisfactory with no visible leaks noted at time of inspection.• The water distribution lines are insulated.

6. Waste Lines and VentsObservations:• The waste lines are ABS (Acrylonitrile-Butadiene-Styrene) (Black Plastic)• The waste lines and vents were in satisfactory condition with no leaks or defects noted at time ofinspection.• The waste pipes has a proper slope for drainage.







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7. Electric Water HeaterObservations:• Brand: AO Smith Model: ECT80210 Serial: 1112J007723• The water heater is located in the garage• 80 Gallon electric water heater• The water heater is 6 years old. (Unless specifically stated on the data plate, ages are estimatesbased on the serial numbers. You should contact the manufacturer if you have any questions.)• As required by the State of Washington, it is recommended that the water heater be set no higherthan 120 degrees to prevent scalding.• There is a proper service disconnect to turn off power to the water heater for servicing.• There is a water shut off valve located on the cold water inlet line. It was not tested. No defectsor leaks were noted at time of inspection.• There were proper seismic straps installed at time of inspection.• The Temperature, Pressure Relief Valve (TPR) was properly installed at time of inspection.These are not tested since once they are hand activated, they have a penchant for leaking andwould then require replacement.• The TPR valve drain line was properly terminated.• This electric water heater is within the normal lifespan (11 years) as noted by the National HomeBuilders Association (NHBA). One must be aware that this is an average lifespan. A water heatercould fail at anytime, without warning and is part of normal home ownership.• The water heater had a proper expansion tank located on the cold water line.• The water heater is not installed at the proper height for a garage installation. Safetyrequirements are for the water heater ignition source to be installed a minimum of 18" above floorlevel. This is a fire hazard. Repair as needed.

The Washington State Standards of Practice state, "Report as a fire hazard the presence of anyignition source (gas and electric water heaters, electrical receptacles, electronic air cleaners,motors of installed appliances, etc.) that is within eighteen inches of the garage floor.

8. Exterior FaucetsObservations:• The exterior faucets are a non-freeze, anti-siphon type faucet. No leaks or defects were noted attime of inspection. As a reminder, disconnect all hoses during the time of year where there is apotential for freezing weather.

9. LimitationsObservations:• It is outside the scope of the inspection to test the pressure relief valves on water heaters.• Where subfloor insulation and/or pipe wrap insulation exists, the inspection is limited to thoseareas where pipes are visible. Insulation will not be removed during the inspection. The conditionof pipes inside finished walls also cannot be assessed. Be aware that in either circumstance,hidden conditions may exist that are outside the scope of inspection.• The determination of life expectancy of plumbing systems and related equipment is outside thescope of the inspection.• Identification of leaks in buried drain lines, verifying the potency of such lines and identifying thetermination point of such lines is outside the scope of the inspection.• Evaluation of the septic system is outside the scope of the inspection. It is recommended that aHealth Certificate be supplied by the seller after the tank has been pumped and inspected.







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Heat & A/C 1. General RecommendationsObservations:• Heating and Air Conditioning units can all differ. This section of the home inspection report maycontain recommendations for repair, replacement, safety upgrades or further evaluation of heatingand air conditioning issues within the home. Each of those items includes the recommendation thatany work to be completed should be accomplished by a State licensed HVAC (Heating, Ventilation& Air Conditioning) technician prior to the end of closing of escrow.

Heating and Air Conditioning units are unique to each home. When these units are installed, thereare certain calculations made by the architect, builder or technician to determine the size andheating or cooling capacity needed. This could include the finished size of the home, age, type ofwindows, amount of insulation and other factors. Should there be changes to the home likeadditions or finishing a basement, the original HVAC system may not meet the current needs. It isbeyond the scope of a normal home inspection to perform any type of specialized calculations ordetermine if the system is sized properly for the current condition of the home. Should you wishspecific information, check with a licensed HVAC technician or Energy Audit technician who canperform new calculations and make recommendations.• Heating units that are located in a garage are subject to an environment that is subject to heavieramounts of dust, dirt and moisture. It is important to follow manufacturers recommendation to havea yearly service for cleaning and any needed adjustments.

2. Heating TypeObservations:• Furnace Brand: York Model: AHP36C3XH2-1H Serial: W1H0240458The above information is provided from the attached data plate. It is unknown if there have beenrepairs or part replacements to the unit that could affect the overall lifespan.• The Home is served by an Air Source Electric Heat Pump with Electric Forced Air backup.• The furnace is located in the garage.• The furnace / air handler is 7 years old. (Unless specifically stated on the data plate, ages areestimates based on the serial numbers. You should contact the manufacturer if you have anyquestions.)• The furnace was activated and run using the normal thermostat controls in Emergency Mode. Theunit functioned properly at time of inspection.

3. Disconnect, Base & EnclosureObservations:• The furnace has a proper electrical disconnect for servicing the unit.

4. FiltersObservations:• This unit utilizes an Electronic Air Filter. The unit was freshly cleaned and responded during theinspection .

5. Ducting & RegistersObservations:• The ducting was properly installed with no defects or areas of damage noted. The insulation wasintact.• All floor registers were intact with no damage noted at time of inspection.







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6. ThermostatsObservations:• There was a centralized digital thermostat installed in the Main Floor Hallway. It functionedproperly at time of inspection, however, due to the programmable nature of this style of thermostat,not all features were tested. The thermostat was properly fastened to the wall.

7. Heat PumpObservations:• Brand: York Model: YHJD36S41S4A Serial: W1H0256718

The exterior condenser is 7 years old. The above information is provided from the attached dataplate. It is unknown if there have been repairs or part replacements to the unit that could affect theoverall lifespan.• The outdoor compressor for the heat pump appeared in satisfactory condition with no defectsnoted at time of inspection.• There was a proper disconnect noted for the exterior unit.• The insulation for the refrigerant lines is in satisfactory condition at time of inspection.• The heat pump was tested in all modes. It was tested in normal heating, auxiliary heating andcooling. All modes responded with proper temperatures.







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Garage 1. Type & LocationInformational: 1 car attached garage

2. Main Garage DoorObservations:• Roll Up garage door, metal construction with insulation• Door panels are in good condition with no defects noted at time of inspection.• Door tracks, hinges and rollers are in good condition with no defects noted at time of inspection.

3. Automatic Door OpenerObservations:• Brand: Liftmaster Pro belt drive.• The automatic garage door opener functioned properly with no defects noted at time of inspection.• The garage door opener has an exterior keypad. As a matter of security it is recommended thatall keypad codes and remote control codes are deleted from the door opener and new codesentered.• The safety label for the electronic door opener is missing. This label has been required byFederal law since 1994. Recommend installing a new label at the door switch as a safety item.These can be obtained from a local garage door supplier. See additional photo for proper example.

The safety entrapment label is missing. Install asrequired.

Example of proper labels as required by FederalLaw since 1994.







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Scramble all existing codes for security purposes and install new codes upon taking possession.4. Opener Safety FeaturesObservations:• The safety sensors functioned properly at time of inspection.• The auto-reverse did not function properly during normal operation. Recommend the garage dooropener be adjusted to within safety guidelines.

5. Exterior Door & HardwareObservations:• The exterior door and hardware functioned properly at time of inspection.

6. Fire Door to InteriorObservations:• The door to the interior as well as the hardware, threshold, and weatherstripping all functionedproperly at time of inspection with no defects noted.

7. Firewall & CeilingObservations:• The fire separation barrier on the walls and ceiling was intact with no damage noted at time ofinspection.• The heat pump lines have gaps around them as they penetrate the fire separation ceiling barrier.Recommend proper caulking or plate around all penetrations as needed. As discussed.







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The gap around the HVAC refrigeration lines will need to be filled with a proper fire rated caulking.Repair as needed.

8. Fire HazardsObservations:• As required by the State of Washington Standards of Practice, there are items in the garage,installed on or within 18 inches of the floor, that must be considered a fire hazard. 9The SOPstates, "Report as a fire hazard the presence of any ignition source (gas and electric water heaters,electrical receptacles, electronic air cleaners, motors of installed appliances, etc.) that is withineighteen inches of the garage floor.

The items present in this case are:Gas or Electric Water Heater

The State of Washington considers electric water heaters on the garage floor a fire hazard. It shouldbe on a proper pedestal so the bottom panel is 18" above the floor. Repair as needed.

9. FlooringObservations:• This is a raw concrete floor with common cracks noted at time of inspection. No other defectswere noted.







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10. Shelves & CabinetsObservations:• There were built in cabinets and/or shelves at the time of inspection. No defects were noted.

11. Protective BollardObservations:• There is no protective bollard for the air handler or water heater. While they are along the side ofthe garage wall, it is near the front of the parking area and could be damaged. Install as needed.

While there is a small separating wall, it is veryloose and would not be considered a proper

bollard to protect the appliances. Install properbollard.

Metal bollard should be installed to protect theappliances.

12. LimitationsMaterials:• As per the inspection contract, this is a visual inspection only. The inspection was limited by (butnot restricted to) the following conditions:• Components concealed behind finished surfaces could not be inspected.• Components hidden by storage or clutter could not be inspected.







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General Notes 1. General Limitations• This report is intended only as a general guide to help the client make their own evaluation of theoverall condition of the home, and is not intended to reflect the value of the premises, nor make anyrepresentation as to the advisability of purchase.

The report expresses the personal opinions of the inspector, based upon his visual impressions ofthe conditions that existed at the time of the inspection only. The inspection and report are notintended to be technically exhaustive, or to imply that every component was inspected, or thatevery possible defect was discovered. No disassembly of equipment, opening of walls, moving offurniture, appliances or stored items, or excavation was performed. All components and conditionswhich by the nature of their location are concealed, camouflaged or difficult to inspect are excludedfrom the report.

Systems and conditions which are not within the scope of the building inspection include, but arenot limited to: formaldehyde, lead paint, asbestos, mold, toxic or flammable materials, and otherenvironmental hazards; hidden pest infestation, playground equipment, recreational facilities,detached outbuildings and structures, pools, spas, saunas, boathouses, docks, piers, bulkheads,outdoor barbecues, efficiency measurement of insulation or heating and cooling equipment, internalor underground drainage or plumbing, soil conditions, any systems which are shut down orotherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; securitysystems; phone or TV cable systems; heat sensors; cosmetics or building code conformity. Anygeneral comments about these systems and conditions are information only and do not representan inspection.

The inspection report should not be construed as a compliance inspection of any governmental ornon governmental codes or regulations. The report is not intended to be a warranty or guarantee ofthe present or future adequacy or performance of the structure, its systems, or their componentparts. This report does not constitute any express or implied warranty of merchantability or fitnessfor use regarding the condition of the property and it should not be relied upon as such. Anyopinions expressed regarding adequacy, capacity, or expected life of components are generalestimates based on information about similar components and occasional wide variations are to beexpected between such estimates and actual experience.

We are proud of our service, and trust that you will be happy with the quality of our report. Wehave made every effort to provide you with an accurate assessment of the condition of the propertyand its components and to alert you to any significant defects or adverse conditions. However, wemay not have tested every outlet, and opened every window and door, or identified every problem.Also because our inspection is essentially visual, latent defects could exist. We cannot see behindwalls. Therefore, you should not regard our inspection as a guarantee or warranty. It is simply areport on the general condition of a property at a given point in time. As a homeowner, you shouldexpect problems to occur. Roofs will leak, basements may have water problems, and systems mayfail without warning. We cannot predict future events. For these reasons, you should keep acomprehensive insurance policy current.

Thank you for taking the time to read this report, and call us if you have any questions. We arealways attempting to improve the quality of our service and our report.

Safe Haven InspectionsStephen StanczykWashington State Licensed Home Inspector #221







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2. Accessibility• Safe Haven Inspections will attempt to inspect all areas of the home. If there are areas that arenot accessible, they will not be included in this report. The client will be notified of the areadisclaimed and the reason for not being included in the inspection. Normally the areas that havelimited or no access would be the attic, crawlspaces and underneath exterior add-ons like decks.Occasionally there will be rooms, storage areas or garages that are locked and also not availablefor inspection.

Safe Haven Inspections will not be held responsible for any defects located in areas that are notaccessible.

3. Certification• Safe Haven Inspections certifies that on the date and time of the inspection, the inspection wasperformed with all due diligence and care in accordance with the State of Washington Standards ofPractice and all the procedures and protocols described within. Should there be any barriers tocompleting the inspection within those Standards, they will be noted within the report.

We further certify that we have no interest, present or contemplated, in this property or itsimprovement and no involvement with trades people or benefits derived from any sales orimprovements. While opinions from the inspector may be given upon request of the clientregarding the possible cost of repairs or improvements, these are personal opinions of theinspector only and in no way should be considered as an actual, legitimate, cost estimate or bid.Actual cost estimates or bids can only be obtained from a licensed professional and may differconsiderably from the opinion of the inspector. To the best of our knowledge and belief, allstatements and information in this report are true and correct.

4. Building Codes• State and Local building codes contain a number of requirements for construction. However,these codes are not retroactive. Thus, once a building is built, the building owner generally doesnot have an obligation to comply with subsequent revisions to the building code, absent asignificant renovation or change in use. The single exception to this is the Washington Staterequirement for Carbon Monoxide detectors to be installed by the seller in all homes.

Safe Haven Inspections performs the home inspection based on the latest building standards.When we call out a defect or safety upgrade, it is based on these standards and not those at timeof construction. There is no requirement for the seller to repair or upgrade any item. In fact manytimes when we make a recommendation for upgrades, the seller will bring in a licensed specialistthat will state the item met the building codes at time of construction. That is not our concern. Ourconcern is that you, our client, has information on the latest standards, and can make an informeddecision on whether you want those items repaired as part of the purchase and sales agreement,or you will have them repaired after the sale. It does not change our recommendation that the itemshould be repaired, replaced or upgraded.

Many times the upgrades we recommend are safety issues, convenience issues, or liability issues.Some repairs or upgrades for these issues could be very expensive, and even require structuralchanges to the home. While it is not our intent to scare anyone away from a particular homepurchase, we feel it is important for you to have the best information available so you can make aninformed CHOICE. Should you CHOOSE to ignore our recommendations, that is your prerogative,however, your choice also relieves Safe Haven Inspections of any liability whatsoever.







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5. Foundation• All structures are dependent on the soil beneath them for support, but soils are not uniform. Somethat might appear to be firm and solid can liquefy and become unstable during seismic activity.Also, there are soils that can expand to twice their volume with the influx of water and movestructures with relative ease, raising and lowering them and fracturing slabs and other hardsurfaces. Very few homes in Western Washington have been built on expansive soils, regardless,foundations are not uniform, and conform to the structural standard of the year in which they werebuilt.

In accordance with our standards of practice, we identify foundation types and look for anyevidence of structural deficiencies. however, cracks or deteriorated surfaces in foundations arequite common. In fact, it would be rare to find a raised foundation wall that was not cracked ordeteriorated in some way, or a slab foundation that did not include some cracks concealed beneaththe carpeting and padding. Fortunately, most of these cracks are related to the curing process or tocommon settling, including some wide ones called cold-joint separations that typically contour thefootings. Others can be more structurally significant and reveal the presence of expansive soils orsettlement that can predicate more or less continual movement. We will certainly alert you to anysuspicious cracks if they are clearly visible. However, we are not specialists, and in the absence ofany major defects, we may not recommend that you consult with a foundation contractor, astructural engineer, or a geologist, but this should not deter you from seeking the opinions of anysuch expert.

6. Roof• There are many different roof types, which we evaluate by walking on their surfaces if at allpossible. If we are unable or unwilling to do this for any reason, we will indicate the method thatwas used to evaluate them.

Every roof will wear differently relative to its age, the number of layers, the quality of its material,the method of its application, its exposure to direct sunlight or other prevalent weather conditions,and the regularity of its maintenance. Regardless of its design life, every roof is only as good as thewaterproof membrane beneath it, which is concealed and cannot be examined without removingthe roof material, and this is equally true of almost all roofs. In fact, the material on the majority ofpitched roofs is not designed to be waterproof only water resistant.

What remains true of all roofs is that, whereas their condition can be evaluated, it is virtuallyimpossible for anyone to detect a leak except as it is occurring or by specific water tests, which arebeyond the scope of our service. Even water stains on ceilings, or on the framing within attics,could be old and will not necessarily confirm an active leak without some corroborative evidence,and such evidence can be deliberately concealed. Consequently, only the installers can crediblyguarantee that a roof will not leak, and they do. We evaluate every roof conscientiously, and evenattempt to approximate its age, but we will not predict its remaining life expectancy, or guaranteethat it will not leak. Naturally, the sellers or the occupants of a residence will generally have themost intimate knowledge of the roof and of its history. Therefore, we recommend that you ask thesellers about it, and that you either include comprehensive roof coverage in your home insurancepolicy, or that you obtain a roof certification from an established local roofing company.







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7. Interiors• Our inspection of living space include the visually accessible areas of walls, floors, cabinets andclosets, and includes the testing of a representative number of windows and doors, switches andoutlets. Any areas not accessible for inspection are outside the scope of the inspection.

The building was furnished at the time of the inspection and in accordance with industry standards,we only inspect those surfaces that are exposed and readily accessible. Storage, furnishings, andsurface finishes obstruct visibility and prevent a full inspection of every wall and floor area. We donot evaluate window treatments, or move furniture, lift carpets or rugs, empty closets or cabinets,and we may not comment on obvious cosmetic deficiencies. Floor damage or other conditionsconcealed by floor coverings such as carpet and throw rugs are outside the scope of the inspection.Concealed defects are not within the scope of our inspection. Along with defects that we might nothave seen or noted due to such conditions, there may be deferred maintenance or items needingservice or repair. On your final walk through, or at some point after furniture and personalbelongings have been removed, it is important that you inspect the interior portions of the residencethat were concealed or otherwise inaccessible and contact us immediately if any adverseconditions are observed that were not reported on in your inspection report.

Where extreme clutter is noted, the inspection is limited to those areas readily accessible and allother areas concealed by debris or clutter are outside the scope of the inspection.

We may not comment on the cracks that appear around windows and doors, or which follow thelines of framing members and the seams of drywall and plasterboard. These cracks are aconsequence of movement, such as wood shrinkage, common settling, and seismic activity, andwill often reappear if they are not correctly repaired. Such cracks can become the subject ofdisputes, and are therefore best evaluated by a specialist.

There are a host of contaminants, such as that from moisture penetrating carpet covered cracks infloor slabs, as well as odors from household pets and cigarette smoke that can permeate walls,carpets, heating and air conditioning ducts, and other porous surfaces, and which can be difficult toeradicate. However, as the sense of smell adjusts rapidly, and the sensitivity to such odors iscertainly not uniform, we recommend that you make this determination for yourself, and particularlyif you or any member of your family suffers from allergies or asthma, and then schedule whateverremedial services may be deemed necessary before the close of escrow.

Where possible health risk is noted, hands on inspection will not be performed due to possiblehealth risk to the inspector. Such conditions include, but are not limited to: hazardous debris;human or animal waste; dirt; possibly contaminated residues; drug related paraphernalia and/orpossible drug manufacturing equipment.







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8. Waste & Drain Piping• Homes are served by either a private onsite sewage system (septic tank and drain field), or areconnected to a public sewage system. There are drain lines that connect the waste system withinthe home to the sewage system. Over the years, these lines are subject to a variety of conditionsthat may affect the waste drainage system of your home. Damage or blockage can occur as theresult of construction debris, pests, physical damage, age and as common in this area, tree roots.Older materials, such as orangeburg, clay or concrete, do not hold up over the long run, and evennewer materials can be installed improperly or damaged during construction. Buried sewer pipesare not part of the Home Inspection and Safe Haven Inspections recommends you give seriousconsideration to having the pipes checked with a video camera before the end of your inspectioncontingency.

There is one company that can be recommended as they DO NOT make repairs. Since they areonly involved in the video scan of the system and not the repairs, they can be consideredindependent and unbiased. That company is Hydro Physics. They can be reached at (360) 742-7121. They issue a full written report and video of the pipes at a reasonable price. Safe HavenInspections receives no remuneration for this recommendation.

9. Electrical• There are a wide variety of electrical systems with an even greater variety of components, andany one particular system may not conform to current standards or provide the same degree ofservice and safety. What is most significant about electrical systems however is that the NationalElectrical Code (NEC) is not retroactive, and therefore many residential systems do not comply withthe latest safety standards. Regardless, we are not electricians and in compliance with ourstandards of practice we only test a representative number of switches and outlets and do notperform load calculations to determine if the supply meets the demand. However, in the interest ofsafety, we may recommend upgrades and regard every electrical deficiency as a latent hazard thatshould be serviced as soon as possible, and that the entire system be evaluated and certified assafe by an electrician. Therefore, it is essential that any recommendations that we may make forservice or upgrades should be completed before the close of escrow, because an electrician couldreveal additional deficiencies or recommend some upgrades for which we would disclaim anyfurther responsibility.

In accordance with Washington State law, we recommend upgrading outlets to have ground faultprotection, which is a relatively inexpensive but essential safety feature. These outlets are oftenreferred to as GFCI's, or ground fault circuit interrupters and, generally speaking, have beenrequired in specific locations for more than thirty years. Over the years, the locations for GFCI'shave changed, as more and more areas are included. At this time, current standards call for GFCIprotection in Bathrooms, Kitchens, Laundry Rooms, Wetbars, Garages, Crawlspaces and theExterior of the home. There used to be exceptions in some of these areas but those have mostlydisappeared.

Similarly, AFCI's or Arc Fault Circuit Interrupters, represent the very latest in circuit breakertechnology, and have been required in all bedroom circuits since 2002. The most modernstandards now call for AFCI protection in kitchens, family rooms, dining rooms, living room, parlors,libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, laundry areas, or similarrooms or areas. This covers just about every area of the home except bathrooms and the garage.Inasmuch as arc faults cause thousands of electrical fires and hundreds of deaths each year, wecategorically recommend installing them at every circuit as a prudent safety feature.







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10. Water Penetration and Caulking• Water Penetration: Exposed doors, windows and nails can be prime areas for water penetrationinto the exterior siding and wall void if proper water resisting details are not followed in addition toexterior caulking. Such details may include metal head or cap flashing, house wrap and/or flexibletapes which are installed over window flanges. Unfortunately, during an inspection, one can onlyidentify the presence or absence of visible details such as head flashings and cannot verify if housewrap, window tape, or other hidden water resisting details exist, or if they have been installedproperly. Even if visible details such as head flashing are present, their ability to prevent waterpenetration during extreme weather conditions cannot be guaranteed. It is important to understandcaulking alone may allow water penetration into the structure and if allowed to continue, may leadto such conditions as fungal decay and mold. These conditions may occur very quickly and severedecay can occur in less than a year. On older structures which lack water resisting details, hiddenconditions such as outlined above may exist which are outside the scope of the inspection.• Caulking is a primary defense against moisture intrusion into the building envelope, especiallyaround windows and doors as well as utility access points. Caulking will eventually crack andharden over time and will need regular monitoring and replacement. It is always best to removeany old caulking prior to installing new. Caulking will come with a "warranty" that varies by years.A high quality caulk may have a 30 year warranty and a 5 year caulk, while cheaper, will requirereplacement many times over the same time period. It is always recommended to use the bestcaulk available for your home.

Be aware that on used structures, particularly older structures, where caulking has been allowed tofail, hidden conditions may exist and due to their hidden nature, are not included in this inspection.







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11. DetectorsCommentary:• A smoke detector is a device that detects smoke, typically as an indicator of fire. Smokedetectors are required to be installed in a manner consistent with the Building codes in affect at thetime of original construction. Additional detectors may be required if additions or alterations tostructure have occurred, but at a minimum, all residential homes should have at least one workingsmoke detector. In addition, we categorically recommend that all sleeping rooms be equippedwith functional smoke detectors, regardless of the minimum standards set by state or local laws.Smoke detectors should be installed at least three feet away from air conditioning and heatingregisters, and be positioned no more than twelve inches below the highest point of the ceiling in theroom it services. During our inspection, we do not operate smoke detectors, nor do we smoke testdetectors, which is the only definitive test to confirm proper function. Smoke Detectors have a lifespan of about 10 years and should be replaced at that time.

Remember to change the batteries in your smoke detectors twice a year. The best time is duringthe time change periods of Daylight Savings Time.

Smoke detectors are currently required: (1) in each sleeping room. (2) Outside each separatesleeping areas in the immediate vicinity of the bedrooms. (3) On each additional story of thedwelling, including basements, but not including crawl spaces or uninhabitable attics. In dwellingwith split levels, and without an intervening floor between the adjacent levels, a smoke detectorinstalled on the upper level shall suffice for the adjacent lower level provided the lower level is lessthan one full story below the upper level.• Carbon Monoxide detectors are always working and sampling air. For that reason, they need"cleaning". It is recommended that twice a year, each carbon monoxide detector be taken outsideand allowed to "breathe" clear air for at least an hour. This will allow the sensor to clear anycontaminants from the unit.

When Carbon Monoxide detectors were introduced into the market, they had a limited lifespan of 2years. However technology developments have increased this and many now advertise 5 or 6years. new models are designed to signal a need to be replaced after that time span althoughthere are many instances of detectors operating far beyond this point. Each CO detector will havea manufacture date label under the cover. It is recommended you check the date on your detectorand mark the replacement date on the exterior.

CO alarm installation requirements1. Alarms must be located outside of each separate sleeping area, in the immediate vicinity of thebedroom and on each level of the residence.2. Single station carbon monoxide alarms must be listed as complying with UL 2034, and installedin accordance with the code and the manufacturer’s instructions.3. Combined CO and smoke alarms are permitted.• The Revised Code of Washington, RCW 19.27.530, mandates that any owner occupied singlefamily residence that is sold on or after April 1, 2012, THE SELLER MUST EQUIP the residencewith carbon monoxide alarms in accordance with the requirements of the state building code beforethe buyer OR ANY OTHER PERSON may legally occupy the residence following such sale.







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12. Environmental Issues• Testing for and identification of mold / mildew is outside the scope of inspection. If you have anyconcern about the possibility of hidden mold or mildew in your home, it is recommended you havethe structure tested by a certified industrial hygienist trained in mold testing.• Vermin and other pests are part of the natural habitat, but they often invade homes. Rats andmice have collapsible rib-cages and can enter even the tiniest crevices. It is not uncommon forthem to establish colonies within crawlspaces, attic, closets and even inside walls, where they canbreed and become a health threat. Therefore, it would be prudent to make sure that a home isrodent proof and to monitor those areas that are not readily accessible on a regular basis. At thefirst signs of any rodent activity, it is best to call a licensed pest exterminator that can treat thehome as needed, prior to any increase in activity. Worldwide, rats and mice spread over 35diseases. These diseases can be spread to humans directly, through handling of rodents, throughcontact with rodent feces, urine, or saliva, or through rodent bites. Diseases carried by rodents canalso be spread to humans indirectly, through ticks, mites or fleas that have fed on an infectedrodent. The primary strategy for preventing human exposure to rodent diseases is effective rodentcontrol in and around the home. This is achieved by eliminating any food sources, sealing even thesmallest entries into homes, and successfully trapping rodents in and around the home.

13. Recalls and Safety AlertsIt is beyond the scope of the inspection to identify appliances, systems or materials which may beor may have been subject to any type of government or manufacturer recall, class action lawsuit orsafety notice. While Safe Haven Inspections will make a reasonable effort to identify possiblerecall, lawsuit or safety issues, staying current with the sheer magnitude of information available,past and present, is simply not possible. Therefore, recalled items or items subject to a safety alertmay not be identified during the inspection. As a homeowner, you should take the time to visit thefollowing websites to determine if any of the new or archived recall announcements or safety alertsmay pertain to your home, the appliances, systems, materials or other furnishings.

http://www.wemakeitsafer.com

OR

http://www.cpsc.gov/cgi-bin/prod.aspx

14. Security BarsObservations:• Security bars are not part of this inspection. As a matter of fire safety, all security bars shouldhave a quick release system or they should be removed. They could not only be a hindrance forescaping a fire, but they keep the fire department from entering the home in order to rescueinhabitants or extinguish the fire. Client accepts full responsibility for any security bars they decideto keep on the home after taking possession.







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15. 2nd story homesObservations:• The National Fire Protection Association (NFPA) has the following recommendation for 2nd storyhomes.

"If your home has two floors, every family member (including children) must be able to escape fromthe second floor rooms. Escape ladders can be placed in or near windows to provide an additionalescape route. Review the manufacturer's instructions carefully so you will be able to use a safetyladder in an emergency. Practice setting up the ladder from a first floor window to make sure youcan do it correctly and quickly. Children should only practice with a grownup, and only from a firststory window. Store the ladder near the window, in an easily accessible location. You don't wantto have to search for it during a fire."

Safe Haven Inspections categorically recommends that all home owners have a fire safety plan thatincludes 2nd story or higher escape.• Each person should remember a simple fire safety item. If there is a fire or alarm, you should puta sheet or blanket hanging outside the window. Part of a fire department response is to survey thearea before entering. The blanket / sheet will call attention to that particular room.

16. Fire Extinguisher• All residences should have a fire extinguisher available in the kitchen and garage. These fireextinguishers should be shaken for 2-3 minutes every six months. The powder inside the unit cansettle and cake over time. By shaking the extinguisher, you will keep the powder loose and readyfor use. It is recommended that home buyers purchase these and install them in readily availableareas as a safety item.

17. Spas and PoolsObservations:• Spas or Hot Tubs are not part of this inspection. They require specialized knowledge when itcomes to certain components. Safe Haven Inspections will only be inspecting for the properelectrical supply and general safety issues. If you have concerns regarding your spa, you shouldcontact a local spa / pool supply store for a specialized inspection. Perform your due diligence.• The Spa / Hot Tub had a proper electrical disconnect within sight of the spa.• The Spa / Hot Tub was serviced by a GFCI circuit.







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18. Home Maintenance ChecklistHome Maintenance Checklist

MONTHLY

1. Clean dishwasher filter (if provided), usually at lower spray arm.2. Purge garbage disposal by first filling kitchen sink with clean water, then turn on food disposeruntil water is drained through.3. Change / clean air conditioning return filters monthly. This will keep you air cleaner and systemrunning more efficiently. Clogged air filters will make your system operate longer than required,thereby increasing your monthly bills.4. Wash refrigerator / freezer interior walls and door liner with a solution of 1 quart warm water : 2Tablespoons of baking soda, and wipe dry.5. Vacuum and clean all return air ducts / grills.6. Inspect lighting fixtures and replace burned out light bulbs.7. Clean clothes dryer lint traps and or ducts to reduce fire risk.8. Clean toaster over crumb tray.9. Test AFCI breakers in main panel and reset.10. Test all GFCI receptacles and reset.11. Test all smoke / carbon monoxide detectors.

QUARTERLY

1. Inspect exterior doors to ensure they are weather tight. Adjust or replace weather stripping asneeded.2. Service doors (including garage doors) and drawers, clean and lubricate latches, hinges andguides.3. Inspect and repair exterior caulking around windows, doors, and siding.4. Replace / clean central heating system (furnace) filters5. Re-tighten knobs on kitchen cabinets. DO NOT over tighten.

SEMI-ANNUALLY

1. Replace all smoke detector and carbon monoxide batteries.2. Inspect and maintain proper drainage around home. Position splash blocks as needed.3. Clean gutters and down spouts and ensure water is flowing away from your home. (If you haveunderground pipes, do not flush debris into pipes as they will clog)4. Inspect home for rodent droppings or other pests. Have treated as needed.5. Test sump pump for operation, especially before rainy season.6. Wash fan housing and metal filter connected to range hood exhaust fans. These can be safelywashed by placing them inside the dishwasher.7. Vacuum coils behind refrigerator / freezer to remove dust.

YEARLY

1. Inspect and repair settling cracks (if necessary)2. Inspect and lubricate garage door tracks. Only use garage door grease, not general grease.3. Inspect exterior paint for cracking and wear. Repaint or seal as needed.4. Drain and refill water heater.5. Trip main breaker on main electric panel. (Don't forget to reset all electronics like clocks)6. Inspect all electric cords and replace if necessary.7. Inspect attic for water damage, birds and rodents.8. Inspect basement for moisture / mold and wood rot.9. Change water filters and have water softeners serviced.10. Inspect roof flashings, chimney caps, shingles (for mold or damage) and caulking for possibledamage.







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11. Pressure wash decks, walkways and driveway.12. Re-seal wood decks with preservative and inspect and secure nails that may be protruding.Nails have a tendency to pop out after very cold weather conditions.13. Clean or replace oil filter (oil furnace only)14. Inspect outside electrical service feeder for exposed bare wires and tree interference.15. Inspect basement / crawl space area for signs of termites or other insects.16. Use hose to wash off dirt from coil and fan in heat pump or A/C condenser outside of home.17. Inspect all hoses connected to laundry clothes washer. Replace as needed.18. Clean and seal ceramic tile grout lines in bathrooms/kitchens.19. Check caulking at tub and shower and replace if necessary.20. Wash and blow clean bathroom exhaust fan grill and fan blades.21. Wash windows (exterior and interior), screens, seals and ledges. Repair as needed.22. Clean and lubricate sliding glass door tracks and window tracks.23. Place beeswax or paraffin on built-in kitchen cabinets that have wooden guides.24. Inspect fireplace and flue liner for creosote build up. These are black or brown deposits ofcombustion that collect on the inner surfaces. If the build up is more than 1/8 inch, have it cleaned.25. Vacuum around the gas water heater and furnace to remove dirt and dust.26. Have furnace service by a licensed HVAC technician to include full cleaning.

OTHER SAFETY TIPS

Ensure that you know where the following items are located:1. Emergency contact telephone numbers2. Fire extinguishers and water hose pipes.3. Main gas shut off valve.4. Main electrical disconnect.5. Main drain line clean out.6. Main water shut off valve.7. All window and door exits.







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Report SummaryReport Summary

GeneralPage 2 Item: 1 Recommendations Throughout this report, there will be recommendations for the

further evaluation, repair or replacement of certain items. Aspart of those recommendations, only State of Washingtonlicensed, bonded and insured contractors, familiar with thespecific trade needed, should complete the work. Other thanthe actual homeowner, those that work on homes as ahandyman or carpenter are still required to hold or work undera State Contractors license in order to perform any work. Itcould be a General Contractors license with a surety bond, ora specialty contractors license such as a Plumber, Electricianor HVAC Technician. All work accomplished should havewritten documentation of the work performed as well as theContractors license number. Any work not meeting thesestandards is suspect at best.

When the statement, "Repair as needed" is noted in yourreport, it specifically means that the item in question needsrepair or replacement.

Further evaluation of an item, as recommended, should beaccomplished prior to the close of your inspection period.This will protect you from having to negotiate additional termsthat the other party may or may not accept, if they were foundoutside of your contractual time limits. The costs associatedwith the repair or replacement of items identified in this reportshould be obtained and considered before purchase of theproperty. It is your responsibility to perform the proper duediligence prior to the end of any contractual time restrictions.

It is recommended that ALL issues be addressed andcompleted prior to close of escrow, when any leverage thebuyer enjoys, ceases.

Should you choose to defer the evaluation, repair orreplacement of items until after closing, that is yourprerogative, however, Safe Haven Inspections does notaccept any responsibility or liability for issues that arise at alater time due to lack of following our recommendations.

Items written in this blue color are items that are notnecessarily defective or a safety issue, but are recommendedas upgrades. They could be items that would make yourhome more comfortable, easier to operate, or bring up tomodern standards.

ExteriorPage 4 Item: 3 Doors, Frames,

Hardware• The deadbolt on the front entry door is very hard to operate.It will either need adjusting or replacement so it operatessmoothly. Repair as needed.







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Page 4 Item: 4 Eaves, Soffits,Fascias

• There are blisters / bubbles in the paint on the back side ofsome of the fascia boards. This can be caused by a numberof reasons including a damp surface when painted, separationof the paint from the underlying surface, or painting on a daythat is too hot. Regardless the reason, this should beremediated so the integrity of the paint continues to protectthe wood. Repair as needed.

RoofPage 6 Item: 2 Flashings &

Valleys• There is a build-up of typical tree debris in the rear valley.Clean as needed for proper drainage.

Page 7 Item: 5 Gutters • The home is very typical of mountain structures and wasbuilt without gutters. With a metal roof, the snow can come offquickly and easily pull normal gutters right off the home.Regardless, due to the weather we have in this region, guttersare still recommended so they drain water away from thefoundation and don't allow water to splash up on the sides ofthe building. With this type of roof, it would be best to onlyinstall gutters that have guards or screens over the top so rainwill drain properly, but snow and ice will slide right over thetop and not have a chance to pull the gutters off. Repair asneeded..

FoundationPage 10 Item: 9 Conducive

Conditions• There are extra ceiling boards stored on top of the vaporbarrier in the crawl space. Any wood that is not part of thestructure is considered a conducive condition for WoodDestroying Organisms (WDO). If you are going to keep theextra boards, they should be kept in the garage, raised upfrom the floor. Clean area as needed to remove the extraboards.

General InteriorPage 11 Item: 5 Windows • The window in the stairway landing does not have the

required etchings that would signify they are the proper safetyglass. If the window is within 60 inches of the floor, it must betempered / safety glass. There is a very slight chance theetching, which is supposed to be visible, could be hidden bythe frame of the window but without this confirmation, thiswindow is not proper in the current location. Repair asneeded.

Page 12 Item: 10 Ceiling Fans • The speed and direction of the ceiling fan is controlled by aremote control. Remember to make sure the remote is leftbehind by the current owners.

Page 13 Item: 12 Doorbell • The doorbell did not function at time of inspection. Thiscould be attributed to the exterior button, the transformer orthe doorbell itself. Repair as needed.

KitchenPage 14 Item: 1 Cabinets, Drawers

and Counters• The grout at the kitchen counter backsplash is cracked anddegrading. This can allow moisture into the base causingfurther damage. Repair as needed. I am not a fan of grout inthis corner joint. I prefer sanded caulking that is flexible andcan flex without cracking. Sanded caulking is readily availablein the tile area of major home improvement stores and comesin a variety of colors to match existing grout.







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Page 14 Item: 3 Dishwasher • The dishwasher did not have a proper air gap installed. Thisis needed to keep gray water from contaminating thedishwasher and water supply. Install as needed. (High Loopsdo not meet the standards in this State)

Laundry AreaPage 19 Item: 4 Washing Machine • Washing machine hoses should be changed every 5 years.

They are under constant pressure and weak spots can burstwithout notice. A burst hose could put hundreds of gallons ofwater into the home in a short period of time, ruining carpets,hardwood floors, drywall and other items. I personallyrecommend that the rubber hoses be replaced with thebraided stainless steel type that are not as prone to bursting.Replace as needed.

Page 20 Item: 9 Floor Drains orPans

• There was no overflow pan installed for the washingmachine. Due to the interior location, it is recommended thata drain pan with a drain line routed to the exterior be installedas a precaution. Another method is to install a unit such as"Flood Stop". Information can be found at:http://www.getfloodstop.com/

ElectricalPage 21 Item: 3 Main Panel • There are 2 circuit breakers of a different brand noted in the

main panel. There were no notations in the panel allowingthis particular brand of circuit breaker, in fact, quite theopposite. No further evaluation is needed. The properSiemens breakers should be installed in place of the 2 SquareD breakers that supply the Dryer and Hot Tub. Repair asneeded.

Page 22 Item: 6 Receptacles • There were missing or broken cover plates at time of theinspection. They are intended to prevent electric shock fromexposed wires but also to contain fire and air leaks. Install asneeded.

Page 24 Item: 11 ApplianceDisconnects

• There was no proper disconnect or lock-out for thedishwasher. Repair / install as needed.

PlumbingPage 28 Item: 7 Electric Water

Heater• The water heater is not installed at the proper height for agarage installation. Safety requirements are for the waterheater ignition source to be installed a minimum of 18" abovefloor level. This is a fire hazard. Repair as needed.

The Washington State Standards of Practice state, "Report asa fire hazard the presence of any ignition source (gas andelectric water heaters, electrical receptacles, electronic aircleaners, motors of installed appliances, etc.) that is withineighteen inches of the garage floor.

GaragePage 31 Item: 3 Automatic Door

Opener• The garage door opener has an exterior keypad. As amatter of security it is recommended that all keypad codesand remote control codes are deleted from the door openerand new codes entered.• The safety label for the electronic door opener is missing.This label has been required by Federal law since 1994.Recommend installing a new label at the door switch as asafety item. These can be obtained from a local garage doorsupplier. See additional photo for proper example.







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Page 32 Item: 4 Opener SafetyFeatures

• The auto-reverse did not function properly during normaloperation. Recommend the garage door opener be adjustedto within safety guidelines.

Page 32 Item: 7 Firewall & Ceiling • The heat pump lines have gaps around them as theypenetrate the fire separation ceiling barrier. Recommendproper caulking or plate around all penetrations as needed.As discussed.

Page 33 Item: 8 Fire Hazards • As required by the State of Washington Standards ofPractice, there are items in the garage, installed on or within18 inches of the floor, that must be considered a fire hazard.9The SOP states, "Report as a fire hazard the presence ofany ignition source (gas and electric water heaters, electricalreceptacles, electronic air cleaners, motors of installedappliances, etc.) that is within eighteen inches of the garagefloor.

The items present in this case are:Gas or Electric WaterHeater

Page 34 Item: 11 Protective Bollard • There is no protective bollard for the air handler or waterheater. While they are along the side of the garage wall, it isnear the front of the parking area and could be damaged.Install as needed.

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