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Report Prepared For: Chad Estes

Report Prepared By: Warren d'Aquin

62-3600 Amaui Place I201

HOME INSPECTION REPORT

June 05, 2019 of 27

Report Prepared For: Chad Estes 62-3600 Amaui Place I201 Waimea, Hawaii 96743

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TABLE OF CONTENTS

TABLE of CONTENTS ............................................................................................................................................... 2

SUMMARY REPORT ................................................................................................................................................ 3

GENERAL INFORMATION ........................................................................................................................................ 5

INTRODUCTION AND OVERVIEW ............................................................................................................................ 5

PURPOSE AND SCOPE ............................................................................................................................................. 6

GENERAL LIMITATIONS AND EXCLUSIONS ............................................................................................................... 7

PLUMBING SYSTEM ................................................................................................................................................ 8

ELECTRICAL SYSTEM ............................................................................................................................................. 12

INTERIOR .............................................................................................................................................................. 16

APPLIANCES ......................................................................................................................................................... 19

AIR CONDITIONING SYSTEMS................................................................................................................................ 24

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SUMMARY REPORT

Note: This analysis is not meant to be technically exhaustive but rather to highlight areas where repairs are needed or areas of long-term future concern relating to maintenance and operation. This summary lists items taken from the main report that we feel need immediate attention or consideration. It is entirely the customer's decision whether or not to include additional items from the main report that they may have concerns about. Further, the Summary is not a substitute for reading and understanding the complete report.

PLUMBING SYSTEM

When reference is made to the type of plumbing, the comment relies on a visual observation, seller statements, the presence or absence of a water bond, and what may be present in the way of notification in the electrical service panel. There is no non-invasive way to determine what is behind a closed wall. For example, when copper plumbing is identified, copper piping protrudes from the walls behind plumbing fixtures. If client requires absolute knowledge as to the type of plumbing throughout the home, then a consultation with a licensed plumbing contractor is recommended. Please note: Inspectors are not required to determine the source of the water supply or operate any valve except water closet flush valves, fixture faucets, and hose bibs. Solar systems, septic systems, wells, filters, conditioners, yard watering systems and fire sprinkler systems are not part of this inspection. Please note: Water stop valves and overflows are not checked for function in the course of a home inspection. Fixtures and trim are observed for function only and not for cosmetic value. The toilet seat in the master water closet is the incorrect size. A new toilet seat appears ready to install. I recommend installing the proper toilet seat. The left sink in the master bathroom appears to need the aerator cleaned out. At full open from both valves, the pressure is very weak. The right photo shows the other sink and what it should look like. The master bathtub drain assembly needs adjustment. The drain can only be opened by pulling the stopper out of opening. ELECTRICAL SYSTEM

The smoke alarms were tested and found to be working in the manner intended at the time of the inspection. The National Electric Code requires min. 3'0" clear in front of electrical panels. Here are the rules: 1. left to right the minimum clearance is 30" or the width of the equipment, whichever is larger; 2. height, there should be 6' 6'' minimum height to stand in front of the equipment (exception for dwelling units for panels 200 amps or less); 3. the depth in front of the equipment varies depending on the voltage and surfaces of the opposite wall behind you: if the voltage is 150 volts to ground or less the depth of clearance is 30": as stated above; if the voltage is higher it depends of whether the opposite wall is insulated or not: if insulated the depth is 3' 6", if not insulated (such as cement block) the depth is 48" These rules are referred to as the "refrigerator rule": the clearance in front of the equipment in question requires a dedicated clear space roughly the size of a large refrigerator. I recommend correction, which could be accomplished by moving the refrigerator closer to the back wall. Health and Safety

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A representative number of switches and receptacles that are readily accessible are tested for function. Determination of adequacy of electrical panels and current capacity are not within the scope of this report. Low voltage systems, stereos, intercoms, vacuum systems, security systems or other low voltage systems are not inspected and are not within the scope of a home inspection. The two GFCI outlets to the left of the kitchen sink tripped when tested, but I could not reset them. All of the other GFCI were working as designed. Health and Safety INTERIOR

There are minor blemishes throughout the home that are of no real significance other than cosmetic. The wood grain veneer on many of the Millguard is loose or has come off completely. Recommend repair of all of the windows. Although attics are the property of the HOA, documentation follows. There are two access hatches. One in the garage and one in the northeast bedroom closet. The lanai cabinet is weathered and needs to be refinished. APPLIANCES

The lanai refrigerator would not cool. I turned on the machine when I arrived and there was no change when I left. The hinges are also rusted and there is a tear in the door gasket. I recommend repair or replacement. Only the center igniter works on the grill. Recommend repair. AIR CONDITIONING SYSTEMS Air conditioning system(s) last longer and perform more efficiently when serviced seasonally. All rooms were checked for a cooling source (delivery register) and no defects were observed. At the time of the inspection the exterior temperature was 60°F or above, this system was tested using normal controls and appears to be working as designed. There are inline duct fans in two lines on the bedroom system. A smaller inline fan was connected but is now lying on the insulation. It appears to still be connected. I recommend disconnecting it from any power source and removing it from the attic. Both filters need to be changed. They are located in the attic at each unit. The larger unit that is the farthest from the opening requires bending the filter to clear the condensate line. I only mention this because an electronic filter could never be installed without moving the condensate line. I recommend moving the condensate line so any filter can easily be installed in the unit.

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GENERAL INFORMATION

INSPECTION ADDRESS

Street: 62-3600 Amaui Place I201 City: Waimea State: Hawaii Zip: 96743

INTRODUCTION AND OVERVIEW

INSPECTION DETAILS

Inspection Date: June 05, 2019 Report Date: June 06, 2019 Report Delivered: by web site download Weather Conditions: sunny Temperature: 80 degrees Present During Inspection: buyer's agent Building Occupied: yes occupied Inspection Limited to: plumbing, electrical, living spaces, bathroom, kitchen and air conditioning

CONSTRUCTION TYPE

Construction Style: Part of a condominium complex Residence Type: Condominium

BUILDING DETAILS Date Built: 2006 Approximate Age: 13 years Bedrooms: Three Bathrooms: Three Kitchens: One Approximate Area: 2111 Sq. Ft.

LEGAL DESCRIPTION

TMK: 3-6-2-13-13-35 CLIENT INFORMATION

Name: Chad Estes Address: 2002 134th Court NE City: Woodinville State: Washington Zip: 98072 Cell: 425-922-2504 Email: [email protected]

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BUYERS AGENT INFORMATION

Name: Jake Chancer Company: Mauna Kea Realty City: Waimea State: Hawaii Zip: 96743 Cell: 808-937-6958 Email: [email protected]

INSPECTED BY

Name: Warren d'Aquin

COMPANY INFORMATION

Company: Kona Home Inspections Address: PO Box 1508 City: Kealakekua State: Hawaii Zip: 96750 Phone: 808-769-0545 FAX: 808-324-7508 Email: [email protected] Web Site: http://KonaHomeInspections.com

PURPOSE AND SCOPE

It should be noted that a standard pre-purchase inspection is a visual assessment of the condition of the residence at the time of inspection. The inspection and inspection report are offered as an opinion only. Although every reasonable effort is made to discover and correctly interpret indications of previous or ongoing defects that may be present, it must be understood that no guarantee is implied nor responsibility assumed by the inspector or inspection company, for the actual condition of the building or property being examined. Additional information as to inspection standards is included at the end of the report. This firm endeavors to perform all inspections in substantial compliance with the standards of practice of the American Society of Home Inspectors (ASHI). As such, inspectors inspect the readily accessible and installed components and systems of a home as outlined below: This report contains observations of those systems and components that are, in the professional opinion of the inspector authoring this report, significantly deficient or are near the end of their expected service life. If the cause for the deficiency is not readily apparent, the suspected cause or reason why the system or component is at or near end of expected service life is reported, and recommendations for correction or monitoring are made as appropriate. When systems or components designated for inspection in the ASHI standards are present but are not inspected, the reason the item was not inspected is reported as well.

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GENERAL LIMITATIONS AND EXCLUSIONS

The ASHI Standards of Practice are applicable to buildings with four or fewer dwelling units and their garages or carports. They are the bare minimum standard for a home inspection, are not technically exhaustive and do not identify concealed conditions or latent defects or items contained on the Seller’s Disclosure form. Inspectors are NOT required to determine the condition of any system or component that is not readily accessible; the remaining service life of any system or component; the strength, adequacy, effectiveness or efficiency of any system or component; causes of any condition or deficiency; methods materials or cost of corrections; future conditions including but not limited to failure of systems and components; the suitability of the property for any specialized use; compliance with regulatory codes, regulations, laws or ordinances; the market value of the property or its marketability; the advisability of the purchase of the property; the presence of potentially hazardous plants or animals including but not limited to wood destroying organisms or diseases harmful to humans; the presence of any environmental hazards including, but not limited to toxins, carcinogens, noise, and contaminants in soil, water or air; the effectiveness of any system installed or methods utilized to control or remove suspected hazardous substances; the operating costs of any systems or components and the acoustical properties of any systems or components. Inspectors are NOT required to operate any system or component that is shut down or otherwise inoperable; any system or component which does not respond to normal operating controls or any shut off valves. Inspectors are NOT required to offer or perform any act or service contrary to law; offer or perform engineering services or work in any trade or professional service other than home inspection. Inspectors DO NOT offer or provide warranties or guarantees of any kind unless clearly explained and agreed to by both parties in a formal pre-inspection agreement. Inspectors are NOT required to inspect underground items including, but not limited to underground storage tanks or other underground indications of their presence, whether abandoned or active; systems or components that are not installed; decorative items; systems or components that are in areas not entered in accordance with the ASHI Standards of Practice; detached structures other than carports or garages; common elements or common areas in multi-unit housing, such as condominium properties or cooperative housing. Inspectors are NOT required to perform any procedure or operation which will, in the opinion of the inspector, likely be dangerous to the inspector or others or damage the property, its systems or components; move suspended ceiling tiles, personal property, furniture, equipment, plants, soil, snow, ice or debris or dismantle any system or component, except as explicitly required by the ASHI Standards of Practice. Inspectors are NOT required to enter under-floor crawlspaces or attics that are not readily accessible nor any area which will, in the opinion of the inspector, likely be dangerous to the inspector or others persons or damage the property or its systems or components. Inspectors are not limited from examining other systems and components or including other inspection services. Likewise, if the inspector is qualified and willing to do so, an inspector may specify the type of repairs to be made. The inspector may also exclude those systems or components that a client specifically requests not be included within the scope of the inspection. If systems or components are excluded at the request of the client they are listed herein.

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PLUMBING SYSTEM

In accordance with the ASHI © standard of practice pertaining to Plumbing Systems, this report describes the water supply, drain, waste and vent piping materials and the water heating equipment, energy source and location of the main water and main fuel shut-off valves, when readily viewable or known. Inspectors are required to inspect the interior water supply and distribution systems, all fixtures and faucets, the drain waste and vent systems (including all fixtures for conveying waste), the water heating equipment (vent systems, flues and chimneys of water heaters or boiler equipment), fuel storage and distributions systems for water heaters and/or boiler equipment and drainage sumps, sump pumps and associated piping.

COMPONENT DESCRIPTIONS The inspection of the plumbing system includes checking all faucets and fixtures for cross-connection and leaks. Cross-contamination issues are also included as well as pressure, functional flow and functional drainage. SUPPLY AND PIPING

Supply and Waste System: municipal supply and waste system Branch Piping Size: 1/2-inch and 3/4-inch Branch Piping Type: cross-linked polyethylene (PEX) Fixtures/Faucets Condition: satisfactory Functional Flow: satisfactory Function Drainage: satisfactory Waste Piping: schedule 40 ABS plastic Condition: no access-not inspected1 Vent Piping: PVC DWV plastic

WATER HEATER

Water Heater Type: demand type water heater Water Heater Energy Source: propane Water Heater Location: exterior store room Condition: good condition-no issues Automatic Safety Controls (TPR) Condition: satisfactory condition-no defects apparent

1 Only visible DWV piping is inspected. The inspection is primarily for leaks and flow. For a more intensive inspection a consultation with a licensed plumbing contractor is recommended.

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WATER CONTROLS AND DRAINS

Main Water Shut Off Location: in the northeast bedroom closet Main Water Regulator Location: main entry valve

OBSERVATIONS When reference is made to the type of plumbing, the comment relies on a visual observation, seller statements, the presence or absence of a water bond, and what may be present in the way of notification in the electrical service panel. There is no non-invasive way to determine what is behind a closed wall. For example, when copper plumbing is identified, copper piping protrudes from the walls behind plumbing fixtures. If client requires absolute knowledge as to the type of plumbing throughout the home, then a consultation with a licensed plumbing contractor is recommended. Please note: Inspectors are not required to determine the source of the water supply or operate any valve except water closet flush valves, fixture faucets, and hose bibs. Solar systems, septic systems, wells, filters, conditioners, yard watering systems and fire sprinkler systems are not part of this inspection. Please note: Water stop valves and overflows are not checked for function in the course of a home inspection. Fixtures and trim are observed for function only and not for cosmetic value.

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The toilet seat in the master water closet is the incorrect size. A new toilet seat appears ready to install. I recommend installing the proper toilet seat.

The left sink in the master bathroom appears to need the aerator cleaned out. At full open from both valves, the pressure is very weak. The right photo shows the other sink and what it should look like.

The master bathtub drain assembly needs adjustment. The drain can only be opened by pulling the stopper out of opening.

Inspectors are NOT required to inspect the connections for clothes washing machines, interiors of flues or chimneys when not readily accessible, wells or well pumps, equipment associated with water storage, water conditioning equipment, solar water heating components or systems, fire sprinkler or irrigation systems or private waste disposal (septic) systems. Additionally, inspectors are not required to operate safety valves or shut-off valves of any kind. We DO NOT determine the quantity or quality of water supplies or whether water supply and waste disposal systems are public or private.

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ELECTRICAL SYSTEM

In accordance with the ASHI© standard of practice pertaining to Electrical Systems, this report describes the amperage and voltage rating of the service, the location of the main disconnect and any sub panel(s), the presence of solid conductor aluminum branch circuit wiring and the absence of smoke detectors. Inspectors are required to inspect the viewable portions of the service drop from the utility to the house, the service entrance conductors, cables and raceways, the service equipment and main disconnects, the service grounding, the interior components of the service panels and sub panels, the conductors, the over-current protection devices (fuses or breakers), ground fault circuit interrupters and a representative number of installed lighting fixtures, switches and receptacles.

COMPONENT DESCRIPTIONS SERVICE ENTRY

Meter Location: south side of the residence

MAIN DISCONNECT

Main Disconnect Type: breaker Main Disconnect Rating: 175 amps Main Disconnect Location: adjacent to main service entrance panel

DISTRIBUTION WIRING

Wiring Type: non-metallic sheathed cable (Romex) Wiring Conductors: copper Condition: no view-not inspected GFCI Locations: in the home1 AFCI Locations: All required areas2 Outlets & Switches Tested: inside the building Polarity & Ground Tested: inside the building

SMOKE ALARM DETECTORS Smoke Alarms: Alarms Found

1 GFCI are safety devices that sense a ground fault in an electrical system and cut power to a circuit faster than one’s nervous system can react. Modern codes require any branch circuits at kitchen counters, in bathrooms, basements, garages or exterior outlets to be GFCI protected. 2 AFCI's involve a technology that detects arcing-faults in electrical circuits that could cause fires. By recognizing characteristics unique to arcing and functioning to de-energize the circuit when an arc-fault is detected, AFCI's further reduce the risk of fire beyond the scope of conventional fuses and circuit breakers. Effective January 1, 2002, NFPA 70, The National Electrical Code (NEC), Section 210-12, requires that all branch circuits supplying 125V, single phase, 15- and 20-ampere outlets installed in dwelling unit bedrooms be protected by an arc-fault Circuit interrupter.

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MAIN PANEL

Service Entrance Panel Location: laundry room Panel Style: breaker system Amperage Rating: 200 amps Voltage Rating: 120/240 volts Condition: satisfactory

SUB PANEL

Sub Panel Location: laundry room Sub Panel Style: breaker system Sub Panel Amperage Rating: 60 amps Sub Panel Voltage Rating: 120/240 volt Condition: good condition-no issues

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SUB PANEL GARAGE

Sub Panel Location: garage Sub Panel Style: breaker system Sub Panel Amperage Rating: 60 amps Sub Panel Voltage Rating: 120/240 volt Condition: good condition-no issues

OBSERVATIONS The smoke alarms were tested and found to be working in the manner intended at the time of the inspection. The National Electric Code requires min. 3'0" clear in front of electrical panels. Here are the rules: 1. left to right the minimum clearance is 30" or the width of the equipment, whichever is larger; 2. height, there should be 6' 6'' minimum height to stand in front of the equipment (exception for dwelling units for panels 200 amps or less); 3. the depth in front of the equipment varies depending on the voltage and surfaces of the opposite wall behind you: if the voltage is 150 volts to ground or less the depth of clearance is 30": as stated above; if the voltage is higher it depends of whether the opposite wall is insulated or not: if insulated the depth is 3' 6", if not insulated (such as cement block) the depth is 48" These rules are referred to as the "refrigerator rule": the clearance in front of the equipment in question requires a dedicated clear space roughly the size of a large refrigerator. I recommend correction, which could be accomplished by moving the refrigerator closer to the back wall. Health and Safety

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A representative number of switches and receptacles that are readily accessible are tested for function. Determination of adequacy of electrical panels and current capacity are not within the scope of this report. Low voltage systems, stereos, intercoms, vacuum systems, security systems or other low voltage systems are not inspected and are not within the scope of a home inspection. The two GFCI outlets to the left of the kitchen sink tripped when tested, but I could not reset them. All of the other GFCI were working as designed. Health and Safety

Inspectors are NOT required to inspect any remote control devices (unless such device is the only means of control), alarm systems and associated components and controls, low-voltage wiring systems or components or any ancillary wiring, systems or components that are not part of the primary power distribution system. We are also NOT required to measure amperage draw, line voltage or ground impedance.

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INTERIOR

In accordance with the ASHI© standard of practice pertaining to Interiors, there is NO requirement for the report to describe any interior components or finishes. Inspectors are required to inspect walls, ceilings and floors, steps, stairways and railings, countertops and a representative number of cabinets, a representative number of doors and windows and the garage doors and automatic garage operators.

COMPONENT DESCRIPTIONS ROOM INTERIOR

Wall Surface Type: drywall Condition: good-no issues Condition: good-no issues Flooring Type: wall to wall carpet and stone Kitchen Flooring Material: stone tile Condition: good-no issues Kitchen Counter Top Type: granite tile Condition: good-no issues

CABINETS AND COUNTERS

Kitchen Cabinet Type: face frame Condition: good-no issues Bathroom Flooring Material: stone tile Condition: good-no issues Bathroom Counter Top Type: granite Condition: good-no issues Bathroom Cabinet Type: face frame Condition: good-no issues Inside Door Type: wood louver and wood panel Condition: good-no issues

WINDOWS AND DOORS

Window Frame Type: vinyl Window Pane Type: double glazed Condition: satisfactory

GARAGE DOOR

Garage Door Type: metal insulated, sectional rollup Condition: good-no issues Garage Door Opener: Automatic Garage Walk Through Door: wood-solid core Garage Walk Through Door Condition: good-no issues Fire Separation Walls and Ceilings Condition: satisfactory-no issues visible

OBSERVATIONS There are minor blemishes throughout the home that are of no real significance other than cosmetic.

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The wood grain veneer on many of the Millguard is loose or has come off completely. Recommend repair of all of the windows.

Although attics are the property of the HOA, documentation follows. There are two access hatches. One in the garage and one in the northeast bedroom closet.

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The lanai cabinet is weathered and needs to be refinished.

Inspectors are NOT required to inspect paint, wallpaper or other finish treatments, carpeting, window treatments, central vacuum systems, household appliances and recreational facilities or gymnastic equipment.

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APPLIANCES

COMPONENT DESCRIPTIONS INCLUSIONS & EXCLUSIONS

Inspection Will Include: range, oven, refrigerator, dishwasher, food disposer, microwave oven, washer and dryer

RANGE

Range Style: Recessed cook top Fuel: Propane Make: Wolf

OVEN

Oven Style: In-wall unit Fuel: Electric Make: Wolf

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DISHWASHER

Dishwasher Style: Built-in Make: Fisher Paykel

FOOD DISPOSER

Food Disposer Type: Electric Make: Insinkerator

MICROWAVE OVEN

Microwave Oven Type: a built-in type Make: Wolf

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REFRIGERATOR

Refrigerator Style: In-wall side-by-side refrigerator/freezer Make: Sub Zero

REFRIGERATOR ON LANAI

Refrigerator Style: Under Counter Make: Sub Zero

WASHING MACHINE Washing Machine Type: top-loading clothes washer Make: Samsung

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CLOTHES DRYER

Clothes Dryer Type: an electric clothes dryer Make: Fisher Paykel

GRILL

Type: Propane Make: Wolf

INSTANT HOT

Make: Insinkerator

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OBSERVATIONS The lanai refrigerator would not cool. I turned on the machine when I arrived and there was no change when I left. The hinges are also rusted and there is a tear in the door gasket. I recommend repair or replacement.

Only the center igniter works on the grill. Recommend repair.

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AIR CONDITIONING SYSTEMS

In accordance with the ASHI© standards of practice pertaining to Air Conditioning Systems. Inspectors are required to inspect only installed central or through-wall air conditioning units and to describe their distinguishing characteristics and energy source.

COMPONENT DESCRIPTIONS In accordance with the standards of practice of my professional association, I inspect only installed air conditioning units. I am required to operate the system using normal controls and to describe the energy source and distinguishing characteristics in my report. I am not required to determine whether the system is adequately sized for the home, pressure-test the system or inspect for leaking refrigerant, program digital thermostats or controls or operate the setback features of thermostats or controls. SYSTEM DESCRIPTION

Type of system: two central air conditioners Energy source: electricity

THERMOSTAT Type: programmable Locations: hallway and master bedroom Thermostat Condition: Satisfactory

AIR HANDLER EVAPORATOR Inside Unit Location: attic

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COIL CONDENSER

Outside Unit Location: exterior ground

AIR DUCTING Type of Ducting: flexible polyethylene Condition: Good-no issues Type of Return Ducting: Flexible polyethylene Condition: Good-no issues

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AIR FILTER

Location: Return intakes

OBSERVATIONS Air conditioning system(s) last longer and perform more efficiently when serviced seasonally. All rooms were checked for a cooling source (delivery register) and no defects were observed. At the time of the inspection the exterior temperature was 60°F or above, this system was tested using normal controls and appears to be working as designed. There are inline duct fans in two lines on the bedroom system. A smaller inline fan was connected but is now lying on the insulation. It appears to still be connected. I recommend disconnecting it from any power source and removing it from the attic.

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Both filters need to be changed. They are located in the attic at each unit. The larger unit that is the farthest from the opening requires bending the filter to clear the condensate line. I only mention this because an electronic filter could never be installed without moving the condensate line. I recommend moving the condensate line so any filter can easily be installed in the unit.

Inspectors are NOT required to inspect electronic air cleaner filters or determine the adequacy of the air conditioning system or whether it is properly balanced. We DO NOT operate any cooling system equipment, including the cooling cycle of heat pumps, when the exterior temperature is less than 60°F.

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