FAIRA TRANSPARENCY REPORTS th Pl SE, Covington, WA May 17 th, 2017

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1 608 State St. South Kirkland, WA FAIR Thank you for your interest in this Faira Certified home. FAIRA TRANSPARENCY REPORTS May 17 th, 2017 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 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

2 Cover Page RW West Consultants Inc Property Inspection Report Inspection prepared for: Christopher Ellis Real Estate Agent: Christopher Ellis - Faira Date of Inspection: 5/29/2017 Time: 10:00 AM Age of Home: 1980 Size: 1330 Order ID: 2069 Inspector: Robert Pickering License Ron@rwwestconsultants.com

3 1. Exterior Note General Exterior Note 2 East Elevation 2 South Elevation 2 North Elevation 2 West Elevation Page 1 of 54

4 1. Siding Condition Exterior Areas Aluminium siding noted. Voids in the caulking around some of the windows/doors and corner areas, recommend recaulking.. Foliage contact with siding, recommend pruning or removing any plants that are in contact or proximity to home to eliminate pathways of wood destroying insects. Dryer vent cover stays in the open position, normally should only open when dryer is in operation. Recommend conditions are corrected to prevent animal entry and air infiltration. Siding is missing J molding were it butts into door or window. Recommend further investigation by a licensed contractor. Right of entry Page 2 of 54

5 2. Gutters Gutters and downspouts appeared in good condition overall. Leaking gutters, recommend condition are investigated further and corrected. Damaged gutters noted. 3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. Uneven surfaces at sidewalks or, driveways/patios are potential tripping hazards, recommend conditions are corrected. Cracking at the driveway/sidewalk does not appear unusual. Page 3 of 54

6 4. Soffit Soffits and eaves appeared in good condition overall. Paint flaking at soffit areas, recommend repainting. Fascia tails decaying, recommend repair. A portion of the fascia is missing recommend correction from a licensed contractor. Indications of water penetration at the soffit, recommend further investigation by licensed contractor. Page 4 of 54

7 5. Door/Window Exterior doors appeared in operable condition, at time of inspection. Window frames and sills appeared in good condition overall. Threshold and jambs appeared in fair condition overall. 6. Grading Grading appeared in good condition overall. 7. Electrical Exterior outlets are GFCI protected. 8. Cable Feeds Materials: Primary Service is Overhead Service Drop 9. Gas Condition Meter located at South side. Main Gas shutoff is located to the lower left of the meter. Flex gas line is more than six feet long and is routed through walls. Recommend correction from a licensed contractor. Page 5 of 54

8 10. Exterior Faucet Condition Exterior faucets were in operable condition overall. Loose at structure, recommend securing to prevent possible damage to supply line. 11. Pressure 70 East West Page 6 of 54

9 12. Gate Condition Materials: Wood Fences are NOT INCLUDED as part of a home inspection. Page 7 of 54

10 1. Deck1 West Decks 2. Deck Concrete deck surface appeared in good condition. Cracking at the driveway/sidewalk does not appear unusual. Deck cover is attached directly to the roof surface. Ends of the truss for the cover are decaying. Recommend further investigation and correction. Page 8 of 54

11 1. Roof Condition Roof Architectural Composition shingle. Walked on roof surface. Type Average life span 25 years for this type surface with proper maintenance and care. Moss on roof. This can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss with a moss retarding chemical. Pressure washing is not recommended as it can damage surface and lessen life span. Foliage contact with roofing material, recommend pruning or removing any plants that are in contact or proximity to home to eliminate pathways of wood destroying insects. Ridge cap: deteriorated or missing shingles. Recommend roof conditions are investigated further and corrected as required by licensed roofing contractor. Some shingles damaged. Page 9 of 54

12 Ridge 2. Flashing Flashing appeared in good condition overall. Flashing lifting at living room chimney, recommend additionally securing. Page 10 of 54

13 3. Skylights No Skylights present. 4. Spark Arrestor 5. Vent Caps The vent cap/piping is corroded and appears to be failing. Recommend further investigation and correction by licensed HVAC contractor Boot flashing is cracked and deteriorating at plumbing vent, recommend replacement. Page 11 of 54

14 6. Chimney Brick masonry chimney appeared in good condition overall, chimney height was adequate overall. Cracking in the crown of the chimney, recommend resealing. Page 12 of 54

15 1. Attic Attic access is located in the hallway Attic 1 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. 3. Ventilation Ventilation appeared adequate overall. 4. Fan/Duct Fan exhaust to the exterior through the eaves, typically should route through the roof surface. Page 13 of 54

16 5. Attic Plumbing 6. Insulation Condition Silva wool insulation noted. Depth: Insulation averages approximately 3 inches, estimated R value 11. Newer requirements are R49 insulation content. Insulation appears to be original installation. Insulation has degraded and matted down to 3-4 inches in most of the attic area -- resulting in poor/degraded insulating capacity. Expect higher energy loss and heating & cooling energy expence. Recommend an insulation contractor evaluate for replacement and/or adding new insulation as needed. Missing insulation on some areas of heating duct. Recommend correction. Page 14 of 54

17 7. Rodent No visible indications of Rodent Activity. Page 15 of 54

18 1. General Notes General Interior Note Materials: Windows in the home are Double panel insulated glass windows. Any deficiencies are noted in each room section for accessible windows Doors in the home are considered operational unless otherwise noted in each room section Cabinet doors and in the home are considered operational unless otherwise noted in each room section Home contains popcorn ceilings. This material could contain asbestos, testing is not within the scope of this inspection Page 16 of 54

19 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. flooring is in good condition overall. 2. Doors Entry door sticks, recommend adjustment. Page 17 of 54

20 1. Location Location West Dining Room 2. Dining Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Cracking at the ceiling and or walls does not appear unusual. Nail pops at ceiling not unusual Past repair at wall noted 3. Electrical Loose outlets present, recommend securing. Open neutral recommend further investigation and correction. Page 18 of 54

21 4. Doors Loose outlet Door handle is cracked and loose. Recommend further investigation and correction. 5. Ceiling Fan Handle loose Materials: Ceiling Fan was in operable condition overall Page 19 of 54

22 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Heat register present. Accessible outlets operate. Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doors and drawers are in operable condition overall. 2. Counter Condition Formica counter is in good condition overall. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal Disposal operates overall. 5. Dishwasher Dishwasher was in operable condition. 6. Floor Voids in flooring noted. Parquet flooring installed over vinyl. Separation between some of the wood parquet. Page 20 of 54

23 7. Stove/Oven Stove/oven were in operable condition overall. Page 21 of 54

24 8. Refrigerator Refrigerator was in operable condition. Water line did not appear connected and is loose at wall. Recommend correction by a licensed contractor. 9. Sinks Sinks are in operable condition overall. Drain line leaks under sink. Recommend conditions are repaired. Faucet handle loose, recommend tightening. Page 22 of 54

25 10. Electrical No GFCI protection present, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. 11. Vent Condition Vent fan appears to exhaust to the exterior. 12. Heating Heat register operates. Page 23 of 54

26 Family Room 1. Location Location South 2. Family Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. 3. Electrical Light switch did not operated receptacles. Recommend further investigation Low voltage panel cover is missing, recommend correction. 4. Fireplace Fireplace is a gas unit. Gas shutoff is located at the wall adjacent to the fireplace. Recommend cleaning fireplace glass, if discoloration is left for long periods it can become etched in the glass. Fireplace did not operate, recommend conditions are investigated further by licensed HVAC contractor. Page 24 of 54

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28 1. Location Garage Laundry 2. Condition 3. Exhaust Fans No vent fan. 4. Dryer Dryer appeared to exhaust to the exterior. 220 volt electrical service for electric dryer. Blockage at dryer vent 5. Heating There is no heat source in this room. 6. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 26 of 54

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30 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material in good condition. Heat register present. Accessible outlets operate. Light fixture operates. Past repair at wall noted. 2. Floor Laminate floor finish cupped indicating past high moisture content. Laminate damage. Page 28 of 54

31 3. Doors Near bathroom entry Cracked door frame were catch plate meets the framing. Recommend correction. 4. Heating Heat register operates. 5. Ceiling Fan Materials: Ceiling Fan was in operable condition overall Page 29 of 54

32 1. Room Master Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Entry door is in operable condition overall. Walls cracks did not appear unusual. Ceiling cracks did not appear unusual. 2. Electrical GFI outlets within 6 feet of the water sources. 3. Cabinets Cabinet doors and drawers are in operable condition overall. 4. Sinks Sinks are in operable condition overall. Stopper is missing Sink chipped (Cosmetic; does not affect function). Sink rusted. Monitor for developing leaks (none found during inspection). Page 30 of 54

33 5. Exhaust Fans Vent fan operates overall. 6. Floors Voids in grout between some of the tiles, recommend resealing. Popping floor tile observed. Cupping tile near toilet. Recommend further investigation from a licensed contractor. 7. Toilet Toilet was in operable condition overall. Tiles are cupping and are loose. Recommend further investigation and correction. Page 31 of 54

34 8. Heating Heat register operates. 9. Windows Some windows are very difficult to open and some were not able to open, recommend further investigation and correction. 10. Doors Window is out of alignment Closet door difficult to operate, recommend adjustment. Closet door off track and loose. Recommend correction. Page 32 of 54

35 Page 33 of 54

36 1. Location Materials: First left Hall Bathroom1 2. Room Heat vent is rusted indication of excessive moisture. Recommend further investigation. 3. Electrical GFI outlets within 6 feet of water sources. 4. Counters Formica counter tops are in good condition overall. 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. 7. Floors Tile Flooring is in good condition overall. 8. Tub Tub was in good condition overall. 9. Shower Shower is in good condition overall. Voids in the caulking/grout where shower walls rest on pan. Voids in the caulking/grout where shower walls rest on tub, recommend resealing. Faucet handle is difficult to operate. Recommend correction. Indications of past moisture penetration near were tub and wall join. Strongly recommend conditions are investigated further. Page 34 of 54

37 10. Sinks Sinks are in operable condition overall. Past repair under sink noted. Page 35 of 54

38 Page 36 of 54

39 1. Location Location East 1st Right Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. Repair at wall noted. 3. Electrical Loose outlets present, recommend securing. 4. Heating Heat register operates. Page 37 of 54

40 1. Location Location East 2nd Right Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Heat register present. Accessible outlets operate. Cracking at the ceiling and or walls does not appear unusual. Nail pops do not appear unusual. 3. Electrical Loose outlets present, recommend securing. Page 38 of 54

41 4. Heating Heat register operates. Page 39 of 54

42 1. Condition Garage Walls and ceilings appeared in good condition overall. Accessible outlets operate. Light fixtures operate overall. Flooring is concrete, visible portions in good condition overall. Breaches in fire protect protection at walls, recommend sealing as a safety precaution. Minor condition to correct 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. 3. Electrical Improper use of extension cord observed. Extension cords should not be permanently installed or be routed through walls, floors or partitions. Page 40 of 54

43 4. Doors Entry door is in operable condition overall. 5. Garage Doors Photo cell safety returns operate overall. Tension safety returns operate overall. Garage door has some damaged panels that appear to have swelling. Recommend further investigation. Page 41 of 54

44 1. Heating Type Heat/AC Gas forced air furnace. There was good air flow at the heat registers and cold air returns overall. 2. Heater Location The furnace is located in the garage Furnace is Bryant Brand. 20 years of age approximately, average life span is 18 to 22 years. 3. Heating condition Last service date is over one year ago, or is unable to be determined. Unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. One such area is the combustion chamber / heat exchanger where cold air blows across the "fire box", becoming the hot air that circulates throughout your home. During the life span of any furnace, this metal wall may develop a crack or a broken weld, allowing carbon monoxide to circulate throughout the home. Recommend service and inspection by licensed HVAC contractor prior to closing Page 42 of 54

45 4. Filters Location: Filter located at bottom section of furnace Washable aluminum mesh and flanged filters in the electronic air filter should be routinely checked and cleaned approximately once every 2 months. The furnace filter is dirty. Filters clean the air before it passes through the blower and heat exchanger. This helps to keep these furnace components working efficiently. Dirty Filters lessen life span of the Heating/AC equipment. It is recommended to change the filter and then regular inspection & maintenance is advised. Page 43 of 54

46 1. Plumbing Plumbing/Water Heater1 Water lines were copper. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: 50 gallons Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. 3. Age Approximately 20 years of age, average life span is 10 to 12 years. Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. Page 44 of 54

47 4. Condition [Seismic Straps Not Wrapped]Seismic straps screwed into sheet metal, normally should be wrapped around the tank and installed at upper and lower 1/3rd's of the tank Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed plumbing contractor. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 45 of 54

48 1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Wiring not terminated (unattached & without wire nut) above panel box. Possible shock / electrocution hazard, as it can come into contact with live energizing the abandon wiring. 3. Grounding Electrical service is grounded and bonded. Page 46 of 54

49 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Page 47 of 54

50 1. Foundation Foundation/Crawlspaces Concrete slab foundation, no visible indications of unusual settling or damage. Page 48 of 54

51 1. Shutoff Locations Shutoffs Furnace gas shutoff is located to the left of the furnace. Furnace disconnect is located to the left of the furnace. Water Heater gas shutoff is located to the left of the water heater. Main water shutoff is located on the west wall of the garage. Page 49 of 54

52 1. Appliances/Equipment Equipment 2 Dishwasher 2 Stove 2 Refrigerator Furnace Page 50 of 54

53 Water Heater Washer Dryer Page 51 of 54

54 Glossary Term Expansion Tank GFCI TPR Valve Definition Glossary An expansion tank or expansion vessel is a small tank used to protect closed (not open to atmospheric pressure) water heating systems and domestic hot water systems from excessive pressure. The tank is partially filled with air, whose compressibility cushions shock caused by water hammer and absorbs excess water pressure caused by thermal expansion. A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system. The thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressurerelief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200 F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves Page 52 of 54

55 Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Exterior Areas Page 2 Item: 1 Siding Condition Siding is missing J molding were it butts into door or window. Recommend further investigation by a licensed contractor. Page 4 Item: 4 Soffit Indications of water penetration at the soffit, recommend further investigation by licensed contractor. Decks Page 8 Item: 2 Deck Deck cover is attached directly to the roof surface. Ends of the truss for the cover are decaying. Recommend further investigation and correction. Roof Page 9 Item: 1 Roof Condition Ridge cap: deteriorated or missing shingles. Recommend roof conditions are investigated further and corrected as required by licensed roofing contractor. Some shingles damaged. Dining Room Page 18 Item: 3 Electrical Loose outlets present, recommend securing. Open neutral recommend further investigation and correction. Kitchen Page 23 Item: 10 Electrical No GFCI protection present, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. Family Room Page 25 Item: 4 Fireplace Fireplace did not operate, recommend conditions are investigated further by licensed HVAC contractor. Master Bathroom Page 31 Item: 6 Floors Cupping tile near toilet. Recommend further investigation from a licensed contractor. Page 31 Item: 7 Toilet Tiles are cupping and are loose. Recommend further investigation and correction. Hall Bathroom1 Page 35 Item: 9 Shower Indications of past moisture penetration near were tub and wall join. Strongly recommend conditions are investigated further. Bedroom 1 Page 37 Item: 3 Electrical Loose outlets present, recommend securing. Bedroom 2 Page 38 Item: 3 Electrical Loose outlets present, recommend securing. Garage Page 53 of 54

56 Page 40 Item: 3 Electrical Improper use of extension cord observed. Extension cords should not be permanently installed or be routed through walls, floors or partitions. Heat/AC Page 42 Item: 3 Heating condition Last service date is over one year ago, or is unable to be determined. Unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. One such area is the combustion chamber / heat exchanger where cold air blows across the "fire box", becoming the hot air that circulates throughout your home. During the life span of any furnace, this metal wall may develop a crack or a broken weld, allowing carbon monoxide to circulate throughout the home. Recommend service and inspection by licensed HVAC contractor prior to closing Plumbing/Water Heater1 Page 44 Item: 2 Water Heater Condition Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Page 45 Item: 4 Condition [Seismic Straps Not Wrapped]Seismic straps screwed into sheet metal, normally should be wrapped around the tank and installed at upper and lower 1/3rd's of the tank Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed plumbing contractor. Electrical 1 Page 46 Item: 2 Electrical Wiring not terminated (unattached & without wire nut) above panel box. Possible shock / electrocution hazard, as it can come into contact with live energizing the abandon wiring. Page 54 of 54