FAIRA TRANSPARENCY REPORTS NE 116th Pl, Kirkland, WA April 20 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 April 20 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 Property Inspection Report Inspection prepared for: Faira Real Estate Agent: - Date of Inspection: 4/19/2017 Time: 1:30 PM Age of Home: 1966 Size: 1920 Order ID: 1833 Front door faces East for orientation purposes only. Inspector: Dee Robert Inman License # 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. Red Notes Denote serious, safety or items that require further investigation Blue notes denote minor or maintenance item Green note denote locations and shutoff valves 1. Attendance In Attendance: Seller present 2. Home Type Home Type: Daylight Basement One Story 3. Occupancy Occupancy: Occupied - Furnished The utilities were on at the time of inspection. Page 1 of 53

4 1. Siding Condition Exterior Areas Siding appeared in fair condition overall. Cedar Bevel Siding Paint flaking at the siding, recommend loose paint is removed, barewood areas primed and repainted. Paint finish fading/chalking indicating paint has lost its effectiveness, recommend repainting. Voids in the caulking around some of the windows/doors and corner areas, recommend recaulking.. 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. Recommend caulking all penetrations at siding to prevent water and pest intrusion East Elevation North Elevation West Elevation South Elevation Page 2 of 53

5 Dryer vent stays open Recommend caulking all penetrations at siding 2. Gutters Paint peeling throughout Gutters and downspouts appeared in good condition overall. Page 3 of 53

6 3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. Patio areas appeared in good condition overall. Cracking at the driveway/sidewalk does not appear unusual. Page 4 of 53

7 4. Soffit Paver patio west side Soffits and eaves appeared in fair condition overall. Paint flaking at soffit areas, recommend repainting. Some new plywood at soffits noted Fascia board broken at west side. Recommend repairs Fascia decaying, recommend repair. SW corner Indications of water running in behind gutters, staining on the fascia, recommend further investigation and correction Fascia decaying, recommend repair. Upper roof dutch hip area. Page 5 of 53

8 Fascia board broken at west side Water running behind gutters west side 5. Door/Window Decay at fascia 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. There was no visible flashing above the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material. Missing trim at garden window at west side. Recommend corrections to prevent water penetration. Page 6 of 53

9 6. Grading Missing trim Grading appeared in good condition overall. Foliage is touching the siding, recommend clearance is achieved as this is a conducive condition for wood destroying organisms and pests Page 7 of 53

10 East yard Foliage touching siding 7. Electrical West yard Exterior outlets operate. Exterior outlets are GFCI protected. Exterior lights attached to the house operate overall. Page 8 of 53

11 8. Cable Feeds Materials: Primary Service is Underground Service Lateral 9. Gas Condition Meter located at North side. Main Gas shutoff is located to the lower left of the meter. Main Gas Shutoff 10. Exterior Faucet Condition Exterior faucets were in operable condition overall. 11. Pressure 70 psi Page 9 of 53

12 70 psi Page 10 of 53

13 1. Deck1 West Decks 2. Deck Decking and Visible framing appeared in good condition overall. Recommend additional bolts to ledger. Inadequate number of bolts currently Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Guardrail loose, strongly recommend correction as a safety precaution. Recommend additional bolts to ledger Page 11 of 53

14 Page 12 of 53

15 1. Roof Condition Roof Architectural Composition shingle. Inspected from drone. Type Average life span 30 years for this type surface with proper maintenance and care. Page 13 of 53

16 2. Flashing 3. Chimney Chimney flashing is corroded Brick masonry chimney appeared in fair condition overall, chimney height was adequate overall. Gas B vent appeared in good condition overall, B vent height was adequate overall. Moss on chimney recommend alleviating to prevent spalling Cracking in the crown of the chimney, recommend resealing. Corrosion to metal chimney flashings, recommend painting with a rust inhibitor paint to prevent further corrosion. Page 14 of 53

17 1. Attic Attic access is located in bedroom closet 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. Testing may include surface sampling and air quality testing. Treating/remediation and correction moisture conditions will help prevent future occurrences. Recommend testing be performed. Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or have roofing contractor evaluate. New plywood sheathing installed in various areas. This was potentially to repair water damaged areas Page 15 of 53

18 3. Ventilation Some new plywood installed Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Attic fan appears to be controlled by a thermostat; no operational test was performed. Suggest verification of performance prior to closing. Attic appeared inadequately vented. Normally vents should be placed equally at high and low areas so that cross ventilation is achieved. 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 Bathroom fans appeared to exhaust to the exterior overall. Page 16 of 53

19 5. 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. 6. Rodent Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Page 17 of 53

20 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 Home contains popcorn ceilings. This material could contain asbestos, testing is not within the scope of this inspection Page 18 of 53

21 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Rock Tile floor is in good condition. Page 19 of 53

22 1. Location Location Southeast Living Room 2. Living Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. 3. Fireplace Fireplace was wood burning type. With gas log conversion. Damper is in place. Fireplace appeared in operable condition. Page 20 of 53

23 1. Location Location Southwest Dining Room 2. Dining Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. 3. Doors Sliding door lock is inoperable 4. Floor Wood floor finish faded/worn Page 21 of 53

24 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is vinyl. 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 Granite counter tops are in good condition. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal Disposal operates overall. 5. Dishwasher Dishwasher was in operable condition. 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. Stove/Oven Stove/oven were in operable condition overall. Page 22 of 53

25 8. Refrigerator Refrigerator was in operable condition. 9. Sinks Refrigerator temp Sink was in operable condition overall. Freezer temp 10. Electrical Under cabinet lighting is inoperable GFCI protected receptacles may not have been required when the house was built., strongly recommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources. 11. Vent Condition Vent fan is part of microwave and is Recirculating Type Vent is ducted however the microwave fan motor is set to recirculate. 12. Heating Heat register operates. Page 23 of 53

26 1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Wood flooring is in good condition overall Accessible outlets operate. Page 24 of 53

27 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Finish worn at wood steps. Page 25 of 53

28 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. 4. Counters Engineered Composite Vanity Top with Basin 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. 8. Floors Linoleum Flooring is in good condition overall. 9. Shower Shower is in fair condition overall. Shower door is in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. Page 26 of 53

29 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. Baseboards are delaminated. Baseboard delaminated is an indication of past water penetration. Recommend replacement Baseboards are delaminated 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. Page 27 of 53

30 6. Exhaust Fans Vent fan operates overall. 7. Floors Linoleum Flooring is in good condition overall. 8. Tub Tub and shower were in good condition overall. 9. Sinks Sink was in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. Page 28 of 53

31 1. Location Location 1st Left Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. 3. Electrical Materials: Top halves of outlet on the west wall switch controlled. 4. Heating Heat register operates. Page 29 of 53

32 1. Location Location 1st Right Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. 3. Electrical Materials: Top halves of outlet on the east wall switch controlled. Outlet and or Switch cover plates missing, recommend correction as a safety precaution. 4. Heating Heat register operates. Page 30 of 53

33 1. Location Location 2nd Right Bedroom 3 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. Ceiling fan operates. 3. Heating Heat register operates. Page 31 of 53

34 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. Page 32 of 53

35 1. Conditions Basement Hallway Ceiling and walls are in good condition overall. Light fixture operates. Laminate wood grain material noted Accessible outlets operate. 2. Floor Some swelling at laminate flooring edges noted. Could be an indication of past moisture or lack of vapor barrier. Page 33 of 53

36 1. Location Location South Basement Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is carpet in vinyl squares condition. Heat register present. Accessible outlets operate. Light fixture operates. 3. Fireplace Fireplace was wood burning type. With gas gas log conversion. Damper is in place. Fireplace appeared in operable condition. Page 34 of 53

37 1. Location Materials: Basement Basement Bathroom 2. Room Ceiling and walls are in fair condition overall. Accessible outlets operate. Light fixture operates. There were no visible indications of plumbing deficiencies overall. Ceiling repair noted. Recommend further investigation. 3. Electrical GFI outlets within 6 feet of water sources. Ceiling repair noted 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 Laminate wood grain material is in fair condition overall. Some swelling at laminate flooring edges noted. Could be an indication of past moisture or lack of vapor barrier 8. Sinks Sink was in operable condition overall. Stopper is missing 9. Toilet Toilet was in operable condition overall. Page 35 of 53

38 10. Heating There is no heat source in this room. Page 36 of 53

39 1. Location Basement Basement Laundry Room 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. 4. Floor Condition Concrete Flooring is in good condition overall. 5. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 37 of 53

40 Page 38 of 53

41 1. Storage Room Storage Room Walls and ceilings appear in good condition overall. Flooring is laminate material in good condition overall. Light fixture operates. Heat Register present. Accessible outlets operate. Page 39 of 53

42 1. Condition Garage Wood frame walls appeared in good condition overall. Insulation improperly installed, vapor barrier does not face the living area. This condition can result in condensate moisture and fungal growth. recommend conditions are corrected. Recommend insulating all plumbing supply lines to prevent freezing Newer requirements are walls and ceilings common with living areas be 1 hour fire rated. Previous water penetration at west wall. Conditions currently dry. Recommend further investigation. This area is adjacent to exterior deck area. Previous water penetration Insulation installed with vapor barrier to the incorrect side 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. Cracking at the floor does not appear unusual. Breaches in fire protection Page 40 of 53

43 3. Electrical Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution 4. Doors Entry door is in operable condition overall. Garage door leading to interior did not self close. Recommend adjustment or installing self closing hinge for fire protection and to prevent carbon monoxide from entering the living area. 5. Garage Doors Garage doors operate overall, were on auto openers. Photo cell safety returns operate overall. Tension safety returns operate overall. 6. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Garden window Page 41 of 53

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 laundry room Furnace is American Standard Brand 16 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 53

45 4. Filters Location: Electronic air cleaner present. Left side of furnace filter location Washable aluminum mesh and flanged filters in the electronic air filter should be routinely checked and cleaned approximately once every 2 months. Recommend cleaning the electronic air cleaner. Air cleaner is operating (snaping) continuously. 5. AC Condition Location: The compressor is located on the exterior west. Could not test the air conditioning portion of unit due to outside air temperature being below 62 degrees as it will damage compressor. Recommend system be serviced by licensed HVAC contractor. 6. Refrigerant Lines No defects found. Page 43 of 53

46 1. Plumbing Plumbing/Water Heater1 Water lines were copper. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Gas Water heater. 50 gallons 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 temp at kitchen sink 133 degrees 3. Age Approximately 1 year of age, average life span is 10 to 12 years. 4. Condition Seismic straps are in place. Expansion tank is in place. Water heater does not have a drip pan, at a minimum, recommend installing leak alarm sensor at the base of the water heater. Page 44 of 53

47 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 45 of 53

48 1. Location Materials: Located in the Family Room Electrical 1 2. Electrical 125 AMP service, 1/0 Aluminum service entrance wires. Debris/soil on breakers and in panel enclosure. Recommend further investigation into source of debris. 3. Grounding Electrical service is grounded and bonded. 4. Wiring Type Debris/soil on breakers and in panel Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Page 46 of 53

49 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 47 of 53

50 1. Shutoff Locations Shutoffs Water Heater gas shutoff is located to the left of the water heater. Water heater water line shutoff is located above the water heater. Furnace gas shutoff is located to the left of the furnace. Furnace disconnect is located to the right of the furnace. Air Conditioner disconnect is located adjacent to exterior portion of the air conditioner. Gas Meter shutoff is located at the north side to the lower left of the meter. Main water shutoff is located on the south east corner of the garage. 2 Water heater water line shutoff is located above the water heater. 2 Furnace disconnect is located to the right of the furnace. 2 Furnace gas shutoff is located to the left of the furnace. 2 Water Heater gas shutoff is located to the left of the water heater. Page 48 of 53

51 Water main at SE corner of garage Page 49 of 53

52 1. Appliances/Equipment Stove Oven Refrigerator Dishwasher Microwave Disposal Water Heater Furnace Washer Dryer Equipment 2 Refrigerator 2 Dishwasher 2 Stove 2 Microwave Page 50 of 53

53 2 Disposal 2 Dryer 2 Washer 2 Water Heater 2 AC 2 Furnace Page 51 of 53

54 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 5 Item: 4 Soffit Fascia decaying, recommend repair. SW corner Indications of water running in behind gutters, staining on the fascia, recommend further investigation and correction Fascia decaying, recommend repair. Upper roof dutch hip area. Decks Page 11 Item: 2 Deck Recommend additional bolts to ledger. Inadequate number of bolts currently Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Guardrail loose, strongly recommend correction as a safety precaution. Attic 1 Page 15 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. Testing may include surface sampling and air quality testing. Treating/remediation and correction moisture conditions will help prevent future occurrences. Recommend testing be performed. Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or have roofing contractor evaluate. New plywood sheathing installed in various areas. This was potentially to repair water damaged areas Page 16 Item: 3 Ventilation Attic appeared inadequately vented. Normally vents should be placed equally at high and low areas so that cross ventilation is achieved. 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 17 Item: 6 Rodent Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. General Interior Note Page 18 Item: 1 General Notes Home contains popcorn ceilings. This material could contain asbestos, testing is not within the scope of this inspection Kitchen Page 52 of 53

55 Page 23 Item: 10 Electrical GFCI protected receptacles may not have been required when the house was built., strongly recommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources. Bedroom 2 Page 30 Item: 3 Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Stairs Leading to Basement Page 32 Item: 1 Stair There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. Garage Page 40 Item: 1 Condition Newer requirements are walls and ceilings common with living areas be 1 hour fire rated. Previous water penetration at west wall. Conditions currently dry. Recommend further investigation. This area is adjacent to exterior deck area. Page 41 Item: 3 Electrical Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution Page 41 Item: 4 Doors Garage door leading to interior did not self close. Recommend adjustment or installing self closing hinge for fire protection and to prevent carbon monoxide from entering the living area. Page 41 Item: 6 Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Garden window 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. Electrical 1 Page 46 Item: 2 Electrical Debris/soil on breakers and in panel enclosure. Recommend further investigation into source of debris. Page 53 of 53