FAIRA TRANSPARENCY REPORTS rd Pl SE, Maple Valley, WA April 4 th, 2017

Transcription

1 608 State St. South Kirkland, WA FAIR Thank you for your interest in this Faira Certified home. FAIRA TRANSPARENCY REPORTS April 4 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: Tanya and Tom Rider Real Estate Agent: - Date of Inspection: 4/3/2017 Time: 9:00 AM Age of Home: 2006 Size: 1880 Order ID: 1718 Inspector: Robert Pickering License Ron@rwwestconsultants.com

3 1. Exterior Note General Exterior Note North Elevation South Elevation East Elevation West Elevation There was no visible flashing above the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material. 2 East Elevation 2 South Elevation 2 North Elevation 2 West Elevation Page 1 of 64

4 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Cement fiberboard siding. Wood siding shake Newer requirements for cement fiberboard siding are that flashing be installed between butt joints. Cracked wood shakes recommend conditions are monitored. East side North East side Page 2 of 64

5 2. Gutters Northeast gable Gutters and downspouts appeared in good condition overall. 3. Driveway and Walkway Condition Northeast Concrete sidewalks and driveways appeared in good condition overall. 4. Soffit Soffits and eaves appeared in good condition overall. 5. Door/Window Exterior doors appeared in operable condition, at time of inspection. Window frames and sills appeared in good condition overall. There was no visible flashing above the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material. 6. Grading Grading appeared in good condition overall. Page 3 of 64

6 7. Electrical Exterior outlets operate. Exterior outlets are GFCI protected. 8. Cable Feeds Materials: Primary Service is Underground Service Lateral 9. Gas Condition Meter located at South side. Main Gas shutoff is located to the lower left of the meter. 10. Exterior Faucet Condition Exterior faucets were in operable condition overall. 11. Pressure 85 Water pressure is in excess of 80 PSI. Water pressure above 80 PSI can result in plumbing leaks and cause plumbing appliances to wear more quickly, recommend adjusting water pressure or installing pressure reducing valve. Page 4 of 64

7 12. Gate Condition Materials: Wood South side Page 5 of 64

8 1. Stair Exterior Stairs Steps appeared uniform. Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Exterior stairs south. Voids under concrete porch can result in settling. Page 6 of 64

9 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. North East North East North side Page 7 of 64

10 South West South 2. Flashing Flashing appeared in good condition overall. West Page 8 of 64

11 3. Spark Arrestor 4. Vent Caps South South South Page 9 of 64

12 1. Attic Master bedroom closet is location of access. Attic 1 2. Framing Framing appeared in good condition overall. There were no visible indications of decay. Bracing loose recommend reattaching North South Page 10 of 64

13 3. Ventilation West Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Roof surface vents present. 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. East East Page 11 of 64

14 5. Attic Plumbing West Fire sprinkler system piping located in attic. Extreme caution must be used as stepping on piping can cause piping to rupture resulting in water damage 6. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages approximately inches in depth, estimated R value Rodent No visible indications of Rodent Activity. Page 12 of 64

15 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 Cabinet doors and in the home are considered operational unless otherwise noted in each room section GFCI outlets present, Bathrooms, Kitchen areas overall. Page 13 of 64

16 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Wood flooring is in good condition overall. 2. Doors Entry door sticks, recommend adjustment. Trim pulls with door recommend reattaching Page 14 of 64

17 1. Location Location 1st Right Northeast Den 2. Den Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Floor Carpet staining. Page 15 of 64

18 1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Linoleum material. Heat register present. Accessible outlets operate. Light fixture operates. Page 16 of 64

19 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is Linoleum 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 Tile counter tops are in good condition. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal There is no disposal. 5. Dishwasher Dishwasher was in operable condition overall. Page 17 of 64

20 6. Microwave Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, client should seek further review by qualified technician prior to closing. 7. Floor Linoleum floor has tear. Owner in process of replacing. 8. Stove/Oven Stove/oven were in operable condition overall. Page 18 of 64

21 9. Refrigerator Refrigerator was in operable condition overall. Page 19 of 64

22 10. Sinks Sinks are in operable condition overall. 11. Electrical Outlets are GFCI protected at the counters. 12. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. 13. Heating Heat register operates. Page 20 of 64

23 1. Location Location Southwest Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Electrical Loose outlets present, recommend securing. 4. Window-Wall AC or Heat North Page 21 of 64

24 5. Fireplace Fireplace is a gas unit. Recommend cleaning fireplace glass, if discoloration is left for long periods it can become etched in the glass. Page 22 of 64

25 1. Location 1st Floor 1/2 Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Toilet was in operable condition overall. 3. Counter Tile counter tops are in good condition overall. 4. Cabinet Cabinet doors are in operable condition overall. 5. Sinks Sinks are in operable condition overall. 6. Electrical GFI outlets within 6 feet of the sink. 7. Exhaust Fans Vent fan operates overall. 8. Floors Linoleum Flooring is in good condition overall. 9. Toilet Toilet was in operable condition overall. 10. Heating There is no heat source in this room. Page 23 of 64

26 1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Accessible outlets operate. Closet doors operate overall. Page 24 of 64

27 1. Location 1st Floor Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Exhaust Fans Vent fan operates overall. 4. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. Page 25 of 64

28 5. Floor Condition Linoleum Flooring is in good condition overall. 6. Heating There is no heat source in this room. 7. Washer Materials: Washer appeared to be in operable condition. Page 26 of 64

29 Page 27 of 64

30 1. Stair Steps appeared uniform. Loose handrail, recommend securing. Stairs Leading to 2nd Floor Page 28 of 64

31 1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Closet doors are in operable condition. Walls cracks did not appear unusual. Nail pops at the ceiling does not appear unusual. Above master entry To left of master entry Page 29 of 64

32 Upstairs Laundry 1. Location Bedroom master bedroom. Washer only. 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Washer Materials: Washer appeared to be in operable condition. Page 30 of 64

33 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Light fixture operates. Master closet 2. Electrical Master closet Loose outlets connection present, recommend replacement by a licensed electrician. Some outlets not accessible due to furniture and or stored personal items. Page 31 of 64

34 3. Floor Carpet Wrinkled, recommend restretching. South wall Near master bathroom entry Master closet Page 32 of 64

35 4. Doors Master closet Door doorknob & hardware loose. Closet doors not installed. Near closet entry 5. Heating Heat register operates. Master closet door missing Page 33 of 64

36 1. Room Master Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of the water sources. 3. Counters Stile stone counter tops are in good condition overall. 4. Cabinets Cabinet doors and drawers are in operable condition overall. Cabinet doors are missing. Owner stated they are being refinished. Page 34 of 64

37 5. Sinks Bottom cabinet doors will be replaced Sinks are in operable condition overall. Flex drain observed, these are subject to frequent clogging. Drain line leaks under sink. Recommend conditions are repaired. Page 35 of 64

38 6. Exhaust Fans Vent fan operates overall. 7. Floors Laminate wood grain material 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. Voids between some laminate some recommend correction. Near tub Near tub Page 36 of 64

39 8. Tub Near toilet Tub was in good condition overall. Center of room 9. Shower Shower is in good condition overall. Shower door is in operable condition overall. Voids in the caulking/grout where shower walls rest on pan. Page 37 of 64

40 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. Page 38 of 64

41 1. Location Materials: Upstairs Hall Bathroom1 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. There were no visible indications of plumbing deficiencies overall. 3. Electrical GFI outlets within 6 feet of water sources. 4. Counters Tile counter tops are in good condition overall. 5. Cabinets Cabinet doors are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. 7. Floors Linoleum Flooring is in good condition overall. 8. Tub Tub was in good condition overall. 9. Shower Shower is in good condition overall. Void in caulking around faucet Page 39 of 64

42 10. Sinks Sinks are in operable condition overall. 11. Toilet Toilet was in operable condition overall. 12. Heating Heat register operates. Page 40 of 64

43 1. Location Location South 1st Right Bedroom 1 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 Heat register operates. 4. Doors Door is missing doorknob & hardware. Page 41 of 64

44 Page 42 of 64

45 1. Location Location 3rd Right Southeast Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. 3. Electrical Loose outlets connection present, recommend replacement from a licensed electrician. 4. Floor Carpet staining. North near closet Page 43 of 64

46 5. Heating Heat register operates. Page 44 of 64

47 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. 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. 3. Doors Entry door is in operable condition overall. 4. Garage Doors Garage doors operate overall, were on auto openers. Safety return sensors operate overall. Photo cell safety returns operate overall. Page 45 of 64

48 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 York Brand 11 years of age approximately, average life span is 18 to 22 years. 3. Heating condition No visible shutoff 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 46 of 64

49 4. Venting Efflorescence observed on vent pipe at joints, Corrosion observed at the vent piping and is rusting through. Condition can result in carbon monoxide entering the garage area. Page 47 of 64

50 5. Filters Location: Filter located above furnace. Top Bottom Page 48 of 64

51 1. Plumbing Plumbing/Water Heater1 Water lines were CPVC plastic. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Gas Water heater. 40 gallons Location: The heater is located in the garage. Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. 3. Age Approximately 11 years of age, average life span is 10 to 12 years. Page 49 of 64

52 4. Condition Seismic straps are in place. Expansion tank is in place. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Temperature and pressure relief valve has been down sized, this is not an allowable installation, recommend further investigation and correction by licensed HVAC contractor Page 50 of 64

53 Page 51 of 64

54 1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. 3. Grounding Electrical service is grounded and bonded. Page 52 of 64

55 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Arc fault circuit protection at bedrooms light fixtures and outlets. 5. Arc Fault Circuits Arc Fault Circuits in the panel for bedroom lights and outlets. Page 53 of 64

56 1. Location Entryway closet. Foundation/Crawlspaces 2. Foundation Continuous concrete foundation visible portion appeared in good condition overall. Southeast Northeast Northwest Page 54 of 64

57 Southwest 3. Drainage South Crawlspace area was dry, there were no visible indications of standing water presently 4. Framing Visible framing appeared in good condition overall. Cardboard forms still attached to individual concrete piers, typically this material should be removed as it is a conducive condition for wood destroying organism activity. Mold/fungus like growth present. Some forms of mold/fungus can be toxic or cause allergic reactions. This is not a condition associated all forms of fungus/mold. If you have sensitivities to molds/fungus. Recommend conditions are investigated further and corrected as required by licensed company specializing in mold analysis and abatement. Any company performing abatement should also provide some type of warranty Page 55 of 64

58 5. Ventilation Ventilation appeared adequate overall. 6. Insulation Condition Unfinished fiberglass batts noted. 7. Ducts Ducts appeared securely attached and insulated overall. 8. Vapor Barrier Vapor Barrier was in place. 9. Rodent No visible indications of Rodent Activity. 10. Plumbing Active leaking occurring at water line, recommend conditions are investigated further and corrected by licensed plumbing contractor Page 56 of 64

59 Sewage main northeast South Page 57 of 64

60 1. Shutoff Locations Shutoffs Materials: Furnace. To the right of the furnace. Water Heater. To the left of the water heater. Gas Meter Fire sprinkler system water shutoff Gas fireplace gas shutoff is located at the wall to the left of the fireplace. Furnace gas shutoff is located to the right of the Furnace. Water Heater gas shutoff is located to the left of the water heater. Left main water Page 58 of 64

61 Main gas shutoff Page 59 of 64

62 1. Appliances/Equipment Stove Refrigerator Dishwasher Microwave Washer Dryer Furnace Equipment 2 Dishwasher 2 Stove 2 Microwave 2 Refrigerator Page 60 of 64

63 Dryer Washer Washer Furnace Page 61 of 64

64 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 62 of 64

65 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: 11 Pressure Water pressure is in excess of 80 PSI. Water pressure above 80 PSI can result in plumbing leaks and cause plumbing appliances to wear more quickly, recommend adjusting water pressure or installing pressure reducing valve. Family Room Page 21 Item: 3 Electrical Loose outlets present, recommend securing. Master Bedroom Page 31 Item: 2 Electrical Loose outlets connection present, recommend replacement by a licensed electrician. Some outlets not accessible due to furniture and or stored personal items. Master Bathroom Page 35 Item: 5 Sinks Drain line leaks under sink. Recommend conditions are repaired. Bedroom 2 Page 43 Item: 3 Electrical Loose outlets connection present, recommend replacement from a licensed electrician. Heat/AC Page 46 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 Page 47 Item: 4 Venting Efflorescence observed on vent pipe at joints, Corrosion observed at the vent piping and is rusting through. Condition can result in carbon monoxide entering the garage area. Foundation/Crawlspaces Page 55 Item: 4 Framing Mold/fungus like growth present. Some forms of mold/fungus can be toxic or cause allergic reactions. This is not a condition associated all forms of fungus/mold. If you have sensitivities to molds/fungus. Recommend conditions are investigated further and corrected as required by licensed company specializing in mold analysis and abatement. Any company performing abatement should also provide some type of warranty Page 63 of 64

66 Page 57 Item: 10 Plumbing Active leaking occurring at water line, recommend conditions are investigated further and corrected by licensed plumbing contractor Page 64 of 64