06·REF
Reference
The complete document library, vendor directory, materials schedule, shopping lists, replacement-horizon forecast, FAQ, and glossary.
The back-of-the-binder section: everything you look up rather than read start-to-finish.
Document library
Every device this manual knows about, with its official manufacturer support page. The showing edition links online sources only — the local documents archive ships in the owner’s edition handed to the buyer at closing, not in this preview.
Vendor & contractor directory
Who built, installed, and services this house. The 2017 construction photo archive named four vendors outright in mid-2026 — the builder, the plumber, the alarm installer, and the lighting/plumbing-supply wholesalers — each recovered from a jobsite sign, a shipping label, or a service sticker rather than memory. Every row so marked is from those 2017 build records; none of it confirms who (if anyone) services the house today. Every other row remains a memory-dump target.
| Role | Vendor / contractor | Contact | Notes |
|---|---|---|---|
| General contractor / builder (2017) | Kingston Homes LLC | kingstonhomesllc.com | From 2017 build records; current status unconfirmed. Read off the builder’s own jobsite sign taped in a ground-floor window (2017-06-18 construction photo) and corroborated independently by a Globe Lighting delivery addressed to “Kingston Homes LLC, 956 N Noble Loop” (2017-07-06). Also names the property as Lot 3 of its plat (chalk-marked on the same window; corroborated again as “Lot CT 3” on the lighting order). The party to ask for the plan set, subcontractor list, and any warranty paperwork. |
| Roofer | To gather | To gather | |
| HVAC servicer (known, from furnace service sticker) | HeatGuy LLC | (360) 253-HVAC (253-4822) · heatguyllc@gmail.com · heatguyllc.com · 5913 NE 127th Ave, Ste 500, Vancouver, WA 98682 | Named on the furnace’s own service sticker (installs/services Ruud & Daikin equipment). confirm still under contract for this house — sticker doesn’t prove an active relationship Also fills the HVAC page identity section. |
| HVAC installer (2017, if different from servicer) | To gather | To gather | |
| Plumber (water heater & softener install) | Homola Plumbing, Inc. | To gather | From 2017 build records; current status unconfirmed. Read off an orange supplier will-call label on the Mr. Steam generator carton (2017-06-18), shipped to “Homola Plumbing, Inc., 956 N. Noble Loop” — the plumbing trade contractor of record for the 2017 build, covering the steam generator, tankless water heater, and fixture rough-ins. |
| Electrician | To gather | To gather | Relevant to the main panel and breaker labeling. |
| Solar installer | Tesla Energy | confirm: direct Tesla install vs. authorized reseller | Sold and typically installed direct by Tesla. |
| Landscaper / irrigation installer | To gather | To gather | Relevant to the Rachio zone map. |
| Network / AV integrator | To gather | To gather | Whoever ran the 100% PoE wiring and set up the media room. |
| Security/access installer — alarm (Concord 4 panel) | Global Security | 800-446-2400 · global4security.com | From 2017 build records; current status unconfirmed. Read off a “24 Hour Alarm Service” sticker on the alarm panel’s own enclosure door (2017-05-16) — see the Alarm System page. Whether Global Security still holds any active monitoring relationship with this house is unknown and is one of that page’s open questions. |
| Security/access installer (Schlage/Eufy/Linear smart devices) | To gather | To gather | |
| Lighting showroom (2017 fixture order) | Globe Lighting, Portland OR | 360-735-8042 | From 2017 build records; current status unconfirmed. Read off a Globe Lighting shipping label on a Minka-Aire ceiling-fan carton addressed to Kingston Homes (2017-07-06), order S3589095, line .010 — meaning at least ten line items were ordered under this one number. One call to Globe Lighting quoting that order number would very likely reproduce the complete fixture schedule for the whole house. |
| Plumbing wholesaler (2017 supply order) | Keller Supply, Vancouver #6 | 5408-C NE 88th St, Suite A, Vancouver WA 98665 | From 2017 build records; current status unconfirmed. Read off the same steam-generator carton’s will-call label (2017-06-18), sales order S010324741, line .003, dated 03/13/2017 — the wholesaler that supplied Homola Plumbing for this build. Quoting that sales-order number to Keller would very likely reproduce the original plumbing-fixture order lines. |
| Painter | To gather | To gather | Feeds the paint schedule below. |
| Cabinet / countertop fabricator | To gather | To gather | |
| Pest control | To gather | To gather | |
| Gutter service | To gather | To gather | Whoever currently does the twice-yearly clearing, if outsourced. |
Paint colors & materials schedule
So a touch-up or a replacement is an exact match, not a guess. Nothing is confirmed yet.
| Item | Location | Brand / color / product |
|---|---|---|
| Exterior siding paint | Whole house | To gather |
| Exterior trim paint | Whole house | To gather |
| Interior wall paint | Per room | To gather |
| Cabinet finish | Kitchen / bar / baths | To gather |
| Flooring — hardwood | Main living areas | To gather (species, finish, brand) |
| Flooring — tile | Baths / entries | To gather (product, grout color) |
| Flooring — carpet | Bedrooms | To gather |
| Countertops | Kitchen / bar | To gather (material & slab/lot if stone) |
| Roofing material & color | Roof | To gather |
| Garage floor coating | Garage | To gather |
Consumables shopping list
Filled in wherever it can be verified against an official source right now; everything else is chipped “to gather” rather than guessed.
| Item | Where used | Part / size | Source |
|---|---|---|---|
| Projector lamp | Media room — Epson 5040UB | Epson ELPLP89 / V13H010L89 | Epson — official accessory page (verified) ↗ |
| Projector air filter | Media room — Epson 5040UB | Epson ELPAF39 / V13H134A39 | Epson — official accessory page (verified) ↗ |
| Furnace filter | HVAC — Ruud Ultra Series furnace | 20¾" × 27¾", MERV 8 media filter (confirmed off the checked box on the furnace’s own HeatGuy LLC service sticker; replace every 6 months) | — |
| Ecobee remote sensor batteries (if sensors are present) | Wherever remote sensors are placed | CR2032 coin cell is typical for Ecobee sensors confirm sensor count/model | Ecobee support ↗ |
| Refrigerator/freezer water & ice filter | Kitchen | model unknown | — |
| Water softener salt | Softener brine tank | Generic pelletized softener salt (or potassium chloride, if preferred) confirm the salt type this unit currently uses | General water-softener salt guidance ↗ |
| Smoke & CO alarm batteries | Whole house | battery type per unit — to gather; some may be sealed 10-year units | NFPA guidance ↗ |
| Kegerator CO2 tank | Bar & butler’s pantry | tank size to gather — commonly 5 lb or 20 lb | — |
| Garage door opener remote batteries | Garage | remote model unknown | — |
| Steam generator descaling solution | Master bath steam generator | A citric-acid-based descaler is the generally safe choice; never bleach confirm the exact product this manufacturer approves | Steam-generator maintenance guidance ↗ |
Spares on hand (convey)
Physical spares the owner has on hand right now, cataloged as the walkthrough proceeds — all of it conveys with the house.
| Item | Quantity on hand | Notes |
|---|---|---|
| HVAC furnace filters | 2+ | Size 20¾" × 27¾", MERV 8 — matches the furnace’s own service-sticker spec (see Consumables above). |
| Fuses (assorted) | 1 box | A box of assorted fuses, including the sizes used by the HVAC system. |
| Projector lamp | 1 spare | Spare for the Epson 5040UB in the media room — see the Epson ELPLP89 listing above. |
| Kegerator cleaning kit + CO2 hardware | Full kit | Conveys with the bar/kegerator — see the Bar & Butler’s Pantry page. |
| Drip-irrigation spare parts (emitters, tubing, fittings) | Large inventory — owner's words: "enough to outfit two or three houses" | Conveys with the house; supports the drip zone covering the raised beds, north-fence bed, east-fence run, and south bar area — see the Irrigation & Exterior Water page. exact inventory (brand, part types, quantities, storage location) to gather |
More spares may be added to this list as the walkthrough proceeds.
Replacement-horizon forecast
A dated view of coming capital expenses — InterNACHI’s Standard Estimated Life Expectancy Chart for residential components, applied to this house’s 2017 build year. These are planning estimates, not predictions: InterNACHI’s own chart is explicit that its numbers assume normal maintenance and average conditions, not this specific house. A well-maintained item (see the Maintenance Calendar above) will often outlast its number; a neglected one may fall short — and once an exact make/model is confirmed, that manufacturer’s own spec and warranty term should be trusted over this generic chart.
| Component | Installed | InterNACHI estimated life | Projected window |
|---|---|---|---|
| Roof covering | 2017 (assumed original) | Asphalt/composition shingle: 20 yrs | ~2037 confirm roofing material |
| Tankless water heater | 2017 (photographed in place) | Instant/on-demand: 10 yrs (InterNACHI’s general figure — many tankless manufacturers rate their own units for 15–20 yrs with annual descaling; treat 10 as a conservative floor) | ~2027 (conservative) / potentially mid-2030s per typical manufacturer specs |
| Furnace (Ruud Ultra Series) | 2017 (assumed original) | Gas forced-air: 15–25 yrs | ~2032–2042 exact model unknown; install date assumed |
| Central air conditioner / heat pump | 2017 (assumed original) | AC: 7–15 yrs · Heat pump: 10–15 yrs | ~2024–2032 confirm which type is installed |
| Dishwasher | 2017 (assumed original) | 9 yrs | ~2026 confirm original vs. replaced |
| Refrigerator + freezer pair | 2017 (assumed original) | 9–13 yrs | ~2026–2030 confirm original vs. replaced |
| Gas range (BlueStar) | 2017 (assumed original) | Gas range: 15–17 yrs (a commercial-style range like BlueStar is typically built past this consumer-grade figure) | ~2032–2034 as a conservative floor |
| Garage door openers | 2017 (assumed original) | 10–15 yrs | ~2027–2032 |
| Gutters (if aluminum) | 2017 | 20–40+ yrs | ~2037–2057+ confirm gutter material |
| Water softener | 2017 (photographed in place) | Not on InterNACHI’s general chart; industry rule of thumb for the control valve/resin bed is ~10–15 yrs | ~2027–2032 for the valve/resin (the tank itself typically outlasts this) |
| Projector lamp (Epson 5040UB) | Usage-based, not calendar-based | Epson spec: up to 5,000 hrs (Eco) / 4,000 hrs (Medium) / 3,500 hrs (High) | record current lamp hours from the projector menu to project a swap date |
Source
More reference material
Three more reference pages round this section out: the Floor Plans (both floors as the architect drew them, plus every piece of equipment this manual can put a pin on — the drawing behind every “Where” line in the binder), the Glossary (plain-language definitions of every technical term this manual uses) and the FAQ (including the honest “does this house have X?” answers). All three also appear as cards below.