FAIRA TRANSPARENCY REPORTS th Ave NE, Arlington, WA 98223

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1 608 State St. South Kirkland, WA FAIR FAIRA TRANSPARENCY REPORTS 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 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: Faira.com Real Estate Agent: Faira.com - Faira Date of Inspection: 6/11/2018 Time: 10:00 AM Age of Home: 1978 Size: 4320 Weather: Partly cloudy 55 degrees Order ID: 3910 Garage doors face west for orientation purposes only. Inspector: Dee Robert Inman WA St. License #1459, FAA UAS Pilots Certificate Dee@rwwestconsultants.com

3 Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail. - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. Items denote serious, safety or items that required further investigation Items denote minor or maintenance items Items denote locations and shutoff valves 1. Attendance In Attendance: Seller present 2. Home Type Home Type: Two Story 3. Occupancy Occupancy: Occupied - Furnished The utilities were on at the time of inspection. Page 1 of 58

4 1. Exterior Note North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 West Elevation 2 South Elevation 2 East Elevation 2 North Elevation Page 2 of 58

5 1. Siding Condition Exterior Areas Plywood T111 siding Paint flaking at the siding, recommend loose paint is removed, barewood areas primed and repainted. Some plywood deamination noted at east side. Recommend further investigation and repairs Some siding damage noted at the north upper side. Recommend further investigation and repairs Some plywood deamination noted at east side 2. Gutters Gutters and downspouts appeared in good condition overall. Some siding damage noted at the north upper side 3. Driveway and Walkway Condition Asphalt driveway and sidewalks appeared in good condition overall. Page 3 of 58

6 4. Soffit Soffits and eaves appeared in good condition overall. 5. Door/Window Exterior doors appeared in operable condition, at time of inspection. Threshold and jambs appeared in good condition overall. Window frames and sills appeared in good condition overall. Broken window glass noted at west side. Recommend further investigation and repairs Page 4 of 58

7 6. Grading Grading appeared in good condition overall. Broken glass noted at West side 7. Electrical East yard Exterior outlets operate overall Exterior outlets are GFCI protected overall Exterior lights attached to the house operate overall. Exterior covers missing/damaged, recommend conditions are repaired as a safety precaution Cover plates, recommend conditions are corrected as a safety precaution. Page 5 of 58

8 8. Cable Feeds Materials: Primary Service is Overhead Service Drop 9. Gas Condition LP tank located at South side. Main LP shutoff is located at the top of the tank. Page 6 of 58

9 10. Exterior Faucet Condition LP shutoff Exterior faucets were in operable condition overall. 11. Pressure 35psi Water pressure below 40 PSI, recommend conditions are investigated further and corrected as required by licensed plumbing contractor. 35 psi Page 7 of 58

10 1. Deck1 South and West Upper Deck 1 2. Deck Decking and Visible framing appeared in fair condition overall. Peeling noted at railing and rim boards. Recommend scraping prime and paint Deck framing is non-treated lumber. Recommend monitoring for decay No joist hangers in place. Recommend further investigation and corrections by licensed contractor Peeling noted at railing and rim boards Page 8 of 58

11 1. Deck1 South lower Deck 2 2. Deck Decking and Visible framing appeared in good condition overall. Guardrail appeared secure. Handrail appeared secure. Deck framing is non-treated lumber. Recommend monitoring for decay Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Page 9 of 58

12 Page 10 of 58

13 1. Roof Condition Roof Architectural Composition shingle. Roof surface is appeared in good condition overall. Walked on roof surface. Type Average life span 30 years for this type surface with proper maintenance and care. 2. Chimney Metal chimney appeared in fair condition overall, chimney height appeared adequate. Rain cap missing at chimney. Recommend repairs Page 11 of 58

14 Needs rain cap Page 12 of 58

15 1. Attic Attic access is located in the hallway Attic 1 2. Framing There is a whitish and or darkened coloration that possibly could be a fungal/mold growth. Conditions are generally a result of excessive moisture at some point or inadequate ventilation. Treating/remediation and correction moisture conditions will help prevent future occurrences. Testing would need to be performed to determine the presence or absence of Mold. Testing may include surface sampling and air quality testing. Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or have roofing contractor evaluate. Page 13 of 58

16 3. Ventilation Eaves vents blocked with insulation/baffles, recommend conditions are corrected as they can result in condensate moisture and fungus/mold growth. Attic appeared inadequately vented. Normally vents should be placed equally at high and low areas so that cross ventilation is acheived. Recommend conditions are investigated further by licensed roofing contract and repair as necessary to ensure proper ventilation. Adding additional ventilation will help avoid premature aging of roof and help to maintain proper humidity and temperature control that could otherwise result in mold/fungus or wood decay. 4. Fan/Duct Kitchen fans do not exhaust completely to the exterior, Typically piping should actually connect to exterior vent, recommend correction. This condition can result in mold/fungal growth. Page 14 of 58

17 5. Electrical Electrical switch/junction Box Covers missing or damaged, which is a potential shock is hazard, recommend cover plates are installed as a safety precaution. Wire nutted electrical connections not in junction boxes, is a potential shock hazard. Recommend installing cover plates Page 15 of 58

18 6. Insulation Condition Fiberglass batts with kraft paper facing noted. Depth: Insulation averages approximately 6 inches in depth;estimated R value 19. Newer requirements are R49 insulation content. Page 16 of 58

19 7. Rodent/Pests No visible indications of Rodent Activity. Page 17 of 58

20 1. General Notes General Interior Note Materials: Windows in the home are Double pane 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 Page 18 of 58

21 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Laminate flooring material is in good condition overall. Accessible outlets operate. Page 19 of 58

22 1. Location Location South Living Room 2. Living Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. Light fixture operates. Ceiling fan operates. 3. Window-Wall AC or Heat 4. Fireplace Convection heater is operational Fireplace is a gas unit. Fireplace appeared in operable condition. Gas shutoff is located at the wall adjacent to the fireplace. Pilot Controls are located inside access panel under glass. Convection heater is operational Page 20 of 58

23 2 Gas shutoff is located at the wall adjacent to the fireplace. 2 Pilot Controls are located inside access panel under glass. Blower controls Page 21 of 58

24 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is laminate. 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. Stove/Oven Stove/oven were in operable condition overall. Page 22 of 58

25 7. Refrigerator Refrigerator was in operable condition. Oven is operational 8. Sinks Refrigerator temp Sinks are in operable condition overall. Freezer temp 9. Electrical No GFCI protection present, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. 10. Vent Condition Vent fan appears to exhaust to the exterior. 11. Heating Electric Convector heater operates. Page 23 of 58

26 Convection heater is operational Page 24 of 58

27 1. Family Room Family Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. 2. Fireplace Fireplace was wood burning type. Damper is in place. Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. 3. Window-Wall AC or Heat Page 25 of 58

28 Convection heater is operational Page 26 of 58

29 1. Location Upstairs Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Cabinet Cabinet doors are in operable condition overall. 4. Electrical Unterminated wire adjacent to water heater. Recommend further investigation and corrections by licensed electrician 5. Exhaust Fans Vent fan operates overall. Unterminated wire adjacent to water heater Page 27 of 58

30 6. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. Dryer not tested due to personal belongings in the dryer 7. Floor Condition Linoleum Flooring is in good condition overall. 8. Washer Water heater gas shutoff Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Washer was running at the time of inspection Page 28 of 58

31 1. Location Location Southeast Master Bedroom 2. Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. 3. Heating Electric Convector heater operates. Page 29 of 58

32 1. Location Materials: Bedroom Master Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Electrical GFI outlets within 6 feet of the water sources. Switch cover plates missing, recommend correction as a safety precaution. 4. Counters Acrylic laminated penny counter Page 30 of 58

33 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Sinks Sink was in operable condition overall. 7. Exhaust Fans Vent fan operates overall. Exhaust fan vibrates or is excessively noisy. The fan may eventually need to be replaced to correct this condition. 8. Floors Individual vinyl square Flooring is in good condition overall. Carpet floor covering is in good condition. 9. Tub Tub and shower were in good condition overall. Enamel damage at tub. Recommend touch up to prevent corrosion Enamel damage at tub Page 31 of 58

34 10. Shower Shower diverter/tub spout leaks. Recommend further investigation and repairs Shower diverter leaks 11. Toilet Toilet was in operable condition overall. 12. Heating Electric Convector heater operates. Page 32 of 58

35 1. Room Hall Bathroom1 Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of water sources. 3. Exhaust Fans Vent fan operates overall. 4. Floors Linoleum Flooring is in good condition overall. Voids in the caulking/grout where flooring butts against shower/tub, recommend resealing to prevent water penetration that can result in wood decay. 5. Tub Tub and shower were in good condition overall. Page 33 of 58

36 6. Sinks Sinks are in operable condition overall. Slow flow at faucet left sink only. Recommend further investigation and corrections 7. Toilet Toilet was in operable condition overall. 8. Heating Electric Convector heater operates. Page 34 of 58

37 1. Location Location Northwest 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. Light fixture operates. 3. Heating Electric baseboard heater operates. Convection heater is operational Page 35 of 58

38 1. Location Location Southwest Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Electric baseboard heater operates. 4. Doors Guides missing at the base of closet door. Page 36 of 58

39 1. Location Location Southeast Bedroom 3 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Electric baseboard heater operates. 4. Doors Guides missing at the base of closet door. Page 37 of 58

40 1. Stair Stairs Leading to Basement Steps appeared uniform. There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail. Page 38 of 58

41 1. Family Room Basement Beauty Salon Walls and ceilings appear in good condition overall. Flooring is vinyl in good condition. Heat register present. Accessible outlets operate. Light fixture operates. Ceiling fan operates. Cabinet doors and drawers are in operable condition overall. 2. Cabinets Cabinet doors and drawers are in operable condition overall. 3. Counter Condition Formica counter is in good condition overall. 4. Sinks Sink is in operable condition 5. Window-Wall AC or Heat Convection heater is operational Page 39 of 58

42 1. Room Basement Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of water sources. 3. Exhaust Fans Vent fan operates overall. 4. Sinks Sink was in operable condition overall. 5. Toilet Toilet was in operable condition overall. Toilet base is cracked. Recommend further investigation and replacement by licensed plumbing contractor Page 40 of 58

43 6. Heating There is no heat source in this room. Page 41 of 58

44 1. Location Location East Basement Hobby Room 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is concrete. Heat register present. Accessible outlets operate. Light fixture operates. 3. Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. 4. Ceiling Fan Materials: Ceiling Fan was in operable condition overall 5. Heating Electric Convector heater operates. Page 42 of 58

45 Convection heater is operational Convection heater is operational Page 43 of 58

46 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. Outlets are GFI protected at walls. 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. Cracking at the floor does not appear unusual. 3. Doors Entry door is in operable condition overall. 4. Garage Doors LP Gas Heater is operational. Single garage door operates, was on auto opener. Photo cell safety returns operate overall. Tension safety returns operate overall. Manual garage door operates and locks. Page 44 of 58

47 1. Heating Type Heat/AC Electric convector zone controlled system in operable condition. Electric baseboard zone controlled heat in operable condition overall. 2. Heater Location Individual zone controlled located in each room. Page 45 of 58

48 1. Plumbing Plumbing/Water Heater1 Water lines were copper Drain and waste lines are cast iron and plastic Septic system noted. Client is advised to seek the services of a licensed specialist in evaluating this system. 2. Water Heater Condition Heater Type: Tankless gas water heater Location: The heater is located in the laundry room. Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Water heater is operated from an extension cord. Recommend further investigation and corrections by licensed electrician Page 46 of 58

49 3. Age Approximately 2 years of age. Tankless water heater average life span is 15 to 20 years. 4. TPRV Condition Temperature relief valve not installed. Recommend verifying with manufacturer if it is required on this tankless water heater. 5. Venting Page 47 of 58

50 1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Panel cover screw(s) missing. 3. Grounding Electrical service is grounded and bonded. Page 48 of 58

51 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. White neutral wires connected to circuit breakers should be black or red taped to designate they are hot, recommend further investigation and correction by licensed electrical contractor. Breaker(s) double tapped inside panel box (more than one electrical conductor attached). This condition may cause breaker tripping (overload, possible overheating and potential electrical fire. Recommend evaluation by licensed electrical contractor. This is typically easily corrected by a licensed electrical contractor. Neutral busbar double taps were not allowable after Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque-- especially if two different size conductors are used. Conditions can result in the breaker tripping because of the loose connection [current exceeding the rating of the breaker]. Conditions can result in over heating and possible fire. Strongly recommend conditions are investigated further corrected as required by licensed electrical contractor. Page 49 of 58

52 1. Location Materials: Located in the Garage Electrical Panel 2 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Panel not in use. For future use Circuit breakers missing exposing live electrical conductors. Electrocution hazard. strongly recommend spacer bars are installed. Space bars missing Page 50 of 58

53 1. Foundation Foundation/Crawlspaces Concrete slab foundation, no visible indications of unusual settling or damage. Continuous concrete foundation visible portion appeared in good condition overall. Page 51 of 58

54 1. Shutoff Locations Shutoffs Gas fireplace gas shutoff is located at the wall to the right of the fireplace. Could not locate main water shutoff, recommend consulting with owner. No visible line shutoff at water heater, recommend further investigation and corrections Fireplace gas shutoff Water heater gas shutoff located below the water heater Page 52 of 58

55 1. Appliances/Equipment Stove Refrigerator Dishwasher Disposal Water Heater Dryer Equipment 2 Refrigerator 2 Stove 2 Disposal 2 Dishwasher Page 53 of 58

56 2 Water Heater Dryer Page 54 of 58

57 Glossary Term Double Tap GFCI Definition Glossary A double tap occurs when two conductors are connected under one screw inside a panelboard. Most circuit breakers do not support double tapping, although some manufacturers, such as like Cutler Hammer, make hardware specially designed for this purpose. Double tapping is a defect when it is used on incompatible devices. If the conductors come loose, they cause overheating and electrical arcing, and the risk of fire is also present. A double tap can be accommodated by installing a new circuit board compatible with double tapping. It is also possible to add another circuit breaker or install a tandem breaker to the existing breaker box. 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. Page 55 of 58

58 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 4 Item: 5 Door/Window Broken window glass noted at west side. Recommend further investigation and repairs Page 5 Item: 7 Electrical Exterior covers missing/damaged, recommend conditions are repaired as a safety precaution Cover plates, recommend conditions are corrected as a safety precaution. Page 7 Item: 11 Pressure Water pressure below 40 PSI, recommend conditions are investigated further and corrected as required by licensed plumbing contractor. Deck 1 Page 8 Item: 2 Deck No joist hangers in place. Recommend further investigation and corrections by licensed contractor Deck 2 Page 9 Item: 2 Deck Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Roof Page 11 Item: 2 Chimney Rain cap missing at chimney. Recommend repairs Attic 1 Page 13 Item: 2 Framing There is a whitish and or darkened coloration that possibly could be a fungal/mold growth. Conditions are generally a result of excessive moisture at some point or inadequate ventilation. Treating/remediation and correction moisture conditions will help prevent future occurrences. Testing would need to be performed to determine the presence or absence of Mold. Testing may include surface sampling and air quality testing. Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or have roofing contractor evaluate. Page 14 Item: 3 Ventilation Eaves vents blocked with insulation/baffles, recommend conditions are corrected as they can result in condensate moisture and fungus/mold growth. Attic appeared inadequately vented. Normally vents should be placed equally at high and low areas so that cross ventilation is acheived. Recommend conditions are investigated further by licensed roofing contract and repair as necessary to ensure proper ventilation. Adding additional ventilation will help avoid premature aging of roof and help to maintain proper humidity and temperature control that could otherwise result in mold/fungus or wood decay. Page 56 of 58

59 Page 14 Item: 4 Fan/Duct Kitchen fans do not exhaust completely to the exterior, Typically piping should actually connect to exterior vent, recommend correction. This condition can result in mold/fungal growth. Page 15 Item: 5 Electrical Electrical switch/junction Box Covers missing or damaged, which is a potential shock is hazard, recommend cover plates are installed as a safety precaution. Wire nutted electrical connections not in junction boxes, is a potential shock hazard. Recommend installing cover plates Kitchen Page 23 Item: 9 Electrical No GFCI protection present, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. Family Room Page 25 Item: 2 Fireplace Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Laundry Page 27 Item: 4 Electrical Unterminated wire adjacent to water heater. Recommend further investigation and corrections by licensed electrician Master Bathroom Page 30 Item: 3 Electrical Switch cover plates missing, recommend correction as a safety precaution. Page 32 Item: 10 Shower Shower diverter/tub spout leaks. Recommend further investigation and repairs Stairs Leading to Basement Page 38 Item: 1 Stair There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail. Basement Bathroom Page 40 Item: 5 Toilet Toilet base is cracked. Recommend further investigation and replacement by licensed plumbing contractor Basement Hobby Room Page 42 Item: 3 Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Plumbing/Water Heater1 Page 46 Item: 1 Plumbing Septic system noted. Client is advised to seek the services of a licensed specialist in evaluating this system. Page 46 Item: 2 Water Heater Condition Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Water heater is operated from an extension cord. Recommend further investigation and corrections by licensed electrician Page 47 Item: 4 TPRV Condition Temperature relief valve not installed. Recommend verifying with manufacturer if it is required on this tankless water heater. Electrical 1 Page 57 of 58

60 Page 49 Item: 4 Wiring Type Breaker(s) double tapped inside panel box (more than one electrical conductor attached). This condition may cause breaker tripping (overload, possible overheating and potential electrical fire. Recommend evaluation by licensed electrical contractor. This is typically easily corrected by a licensed electrical contractor. Neutral busbar double taps were not allowable after Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Conditions can result in the breaker tripping because of the loose connection [current exceeding the rating of the breaker]. Conditions can result in over heating and possible fire. Strongly recommend conditions are investigated further corrected as required by licensed electrical contractor. Electrical Panel 2 Page 50 Item: 2 Electrical Circuit breakers missing exposing live electrical conductors. Electrocution hazard. strongly recommend spacer bars are installed. Shutoffs Page 52 Item: 1 Shutoff Locations No visible line shutoff at water heater, recommend further investigation and corrections Page 58 of 58