Seller Disclosures & Supporting Documents

Roof, Attic & Ice Damming

• Sloped roof reshingled in 2017 under permit R171803. No leaks since.
• Flat roof areas over the Mud Room and rear of the 1-Car Garage have limited insulation and have leaked historically, including as recently as last spring. Ice forms in these areas.
• Attic insulation over legacy forced-air furnace ducting is insufficient to prevent snow melt and ice formation. Limited clearance prevents achieving full R-value over ducting; ducting can be removed after upstairs radiant heat installation is complete.
• Small roof ledge at the west bedroom — a remnant of the 2-Car Garage overhang — has soft spots.

Heating Systems

• Each unit has a separately metered high-efficiency combi-boiler — radiant heat and on-demand hot water.
• Upstairs radiant heat approximately 75% installed and operational. Primary suite loops not yet complete.
• Upstairs forced-air furnace remains as backup heat pending radiant completion.
• Garage forced-air furnace serves the 2-Car Garage and Mud Room; it previously also served the west addition — supply and return to living areas removed when radiant was added in 2018.
• Mud Room heated by garage furnace. Door at top of stairs is not fire-rated.
• Boiler exhaust venting runs through upstairs fireplace chase. PVC expansion causes intermittent thumping noises.

Plumbing

• The upstairs South and West Bathrooms were not inspected prior to cover; some of the piping is accessible for inspection from the lower unit. The South Bathroom sewer was inspected from below as part of the rough inspection for downstairs and was included in pressure testing.
• Sewer vent wye for upstairs Primary Bath shower visible from downstairs; buyer should evaluate.
• Old gas water heater in upstairs Primary Closet leaked and was removed; gas line branch removed back to trunk near garage.
• Roof vent from old water heater remains above Primary Closet.

Electrical

• Breakers marked with blue tape in upstairs panel are not connected.
• Dryer and washer lines coiled in attic above upstairs Laundry Room.
• Exterior chandelier at front stairs controlled by upstairs unit.
• Downstairs electrical service runs from exterior meters through a junction box in the Mud Room (former meter location) to the panel in the 1-Car Garage. The service conductor between the Mud Room and the panel is routed along the ceiling/wall edge of the 2-Car Garage. The sheetrock in that section has been removed for plumbing and radiant work; the conductor is currently exposed. Routing should be evaluated by a licensed electrician prior to finishing.

Windows

• Replacement windows for upstairs Primary Bedroom, South Bedroom, and Kitchen are on site; not yet installed. Windows are from the same order as the downstairs installed windows.
• Some upstairs windows not included in the staged replacements show condensation between panes.

Structural & Foundation

• Mud Room floor is a thin concrete slab not suitable as a frost-depth foundation.
• Cracks in entry walkway and 1-car driveway — exterior flatwork only, not the building foundation.
• No known soil or foundation movement affecting the structure.

Mud Room — Permit & Setback Status

• The Mud Room is an enclosed structure spanning the rear of both garages and the upstairs rear stairway. Construction is 2×4 framing on a 3" concrete slab with a flat roof over 2×10s.
• The 1978 building plans show exterior stairs in this location. The original covered stairway appears to have been enclosed at some later date. The west addition permit drawings (1995) are ambiguous — one sheet shows exterior stairs, another shows Mud Room walls — and construction quality of the Mud Room is inconsistent with the permitted west addition work.
• No permit for the Mud Room enclosure has been found by the seller in an online search of Municipality of Anchorage records. The seller has not queried the building office directly. A permit may exist that was not found, or the work may have been part of the west addition permit.
• The as-built survey shows the structure at 5'0" from the rear property line. Depending on lot orientation, this may be consistent with the R2M side setback requirement; however, the seller has not confirmed this with the Municipality. Buyer should independently verify applicable setback requirements and permit status with the Municipality of Anchorage.

Fireplaces

• Boiler exhaust venting runs along the north edge of the upstairs fireplace chase. PVC expansion causes intermittent thumping noises. Gas line present in chase; shutoff in basement Laundry Room.
• Downstairs wood-burning fireplace removed between Dining Room and Living Room; gas fireplace installed in Living Room; gas line and venting inspected; fireplace requires permanent attachment prior to covering.
• Basement wood-burning fireplace converted to gas; gas line and venting inspected; fireplace requires permanent attachment prior to covering.
• All three original wood-burning chimney flues were removed. The basement and first-floor chimneys were cement block structures; the upstairs was a steel firebox. At the first floor the chimneys transitioned to steel ducting. The three 16" diameter chimneys were removed and the roof chase capped in metal when the roof was re-shingled (permit R17-1803).

Egress & Safety

• Basement egress window installation was not inspected by the Municipality.
• Mud Room door at top of stairs is not fire-rated.

Square Footage

• Owner measurements differ from Municipality records. All figures on the property website are seller measurements and should be independently verified.

Property Expansion & Easements

• Property expanded in 1995 to include half of the 20' alley to the west (Plat 95-99); neighbor to the west received the other half.
• Unrecorded 1995 easement grants neighbor access to the west 10' of this property specifically for access to their garages; expires 2030.
• Resulting shared driveway is 20' wide, fully paved, and runs the full depth of the property; maintenance is shared.

Open Permits

See the Permits section below for complete permit history and status.

Noise Sources

• Church behind property has bells that chime on the quarter-hour from 8am to 6pm.
• Church plows their parking lot around 3am.

Property Tax — 2026

• Parcel: 00214368000 · Zoning: R2M · Lot: 8,513 sq ft
• 2026 assessed value: $948,700 (land $250,700 · improvements $698,000)
• Net taxable value: $948,700 · Tax year 2026