FAIRA TRANSPARENCY REPORTS th Ave S, Auburn, WA June 15 th, 2017

Transcription

1 608 State St. South Kirkland, WA FAIR Thank you for your interest in this Faira Certified home. FAIRA TRANSPARENCY REPORTS June 15 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: Faira Faira Real Estate Agent: Support - Home Inspector Pro Date of Inspection: 6/14/2017 Time: 9:00 AM Age of Home: 1993 Size: 1920 Weather: Cloudy 55 Order ID: 2175 Inspector: Robert Pickering License # Ron@rwwestconsultants.com

3 1. Exterior Note General Exterior Note 2 East Elevation 2 South Elevation 2 West Elevation 2 North Elevation Page 1 of 56

4 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Cement fiberboard siding. Paint flaking at the trim, recommend loose paint is removed, barewood areas primed, repainted and caulked as needed. North Elevation 2. Gutters Gutters and downspouts appeared in good condition overall. 3. Driveway and Walkway Condition 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. Threshold and jambs appeared in good condition overall. Window frames and sills appeared in good condition overall. 6. Grading Grading appeared in good condition overall. 7. Electrical Exterior outlets are GFCI protected. 8. Cable Feeds Materials: Primary Service is Underground Service Lateral Page 2 of 56

5 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. Hose bib at east side of house leaks. Page 3 of 56

6 11. Pressure 70 Page 4 of 56

7 1. Deck1 West Decks 2. Deck Concrete deck surface appeared in good condition. Page 5 of 56

8 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. 2. Flashing Flashing appeared in good condition overall. Page 6 of 56

9 3. Skylights No Skylights present. 4. Spark Arrestor Water heater/furnace chimney rain cap is rusted and deteriorated, suggest painting to preserve its remaining life. 5. Vent Caps Several vent caps are rusted, suggest painting to preserve remaining life.. Page 7 of 56

10 6. Chimney Chimney/Chimneys appeared in good condition overall. Page 8 of 56

11 1. Attic Attic access is located in bedroom. Attic 1 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Page 9 of 56

12 3. Ventilation Ventilation appeared adequate overall. 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. Page 10 of 56

13 5. Electrical Recessed lighting in contact with insulation and no visible IC contact rating. This condition is a potential fire hazard, recommend minimum 3 inch clearance is acheived. 6. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages about inches in depth, estimated R value Rodent No visible indications of Rodent Activity. Soffit area missing screening to prevent rodent/bird/bat entry. Recommend screening opened areas. Page 11 of 56

14 1. Attic Garage is location of access. Attic 2 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. 3. Ventilation Ventilation appeared adequate overall. Page 12 of 56

15 4. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages approximately 6 inches in depth;estimated R value 19. Newer requirements are R49 insulation content. Page 13 of 56

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. Ceiling fan operates. Remote will not turn on lights must pull chain Page 14 of 56

17 1. Location Location Northeast Living Room 2. Living Room Nail pops at ceiling do not appear unusual 3. Electrical Materials: Bottom halves of outlet on the east wall switch controlled. Page 15 of 56

18 1. Location Location Northwest 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. Page 16 of 56

19 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is wood. 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 17 of 56

20 8. Refrigerator Refrigerator was in operable condition. 9. Sinks Sinks are in operable condition overall. 10. Electrical Outlets are GFCI protected at the counters. 11. Vent Condition Vent fan appears to exhaust to the exterior. 12. Heating Heat register operates. Page 18 of 56

21 1. Location Location Southwest Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. 3. Ceiling Fan Materials: Ceiling Fan was in operable condition overall 4. Fireplace Fireplace is a gas unit. Fireplace appeared in operable condition. Cracked tile noted. Shutoff is located on the exterior of the home, gas shut offs are typically located in the same room as the appliance. Recommend conditions are investigated further and corrected as required by licensed HVAC contractor. Page 19 of 56

22 Fireplace gas shutoff is located outside Page 20 of 56

23 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 Formica counter tops are in good condition overall. Voids in the caulking at the back splash, recommend sealing. 4. Cabinet Cabinet doors are in operable condition overall. 5. Sinks Sinks are in operable condition overall. Page 21 of 56

24 6. Electrical GFI outlets within 6 feet of the sink. 7. Exhaust Fans Vent fan operates overall. 8. Floors Flooring is in good condition overall. 9. Toilet Toilet was in operable condition overall. 10. Heating Heat register operates. Page 22 of 56

25 1. Location 1st Floor 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 No GFI outlets. 5. Exhaust Fans Vent fan operates overall. 6. Dryer Dryer appeared to exhaust to the exterior. There is both 220 volt electric service and gas service for gas or electric dryer. Page 23 of 56

26 7. Floor Condition Linoleum Flooring is in good condition overall. 8. Sink Sink is in operable condition overall. 9. Heating Heat register operates. 10. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 24 of 56

27 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 25 of 56

28 1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Wood flooring is in good condition overall. Page 26 of 56

29 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is wood in good condition overall. Heat register present. Accessible outlets operate. Light fixture operates. 2. Heating Heat register operates. 3. Ceiling Fan Materials: Ceiling Fan was in operable condition overall Page 27 of 56

30 1. Room Master Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Nail pops at the ceiling does not appear unusual. 2. Electrical GFCI did not trip with tester GFCI trip test, strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. 3. Counters Formica counter tops are in good condition overall. 4. Cabinets Cabinet doors and drawers are in operable condition overall. 5. Sinks Sinks are in operable condition overall. Page 28 of 56

31 6. Exhaust Fans Vent fan operates overall. 7. Floors Flooring is in good condition overall. 8. Tub Tub was in good condition overall. Voids in the caulking/grout where tub rest on tile. 9. Shower Shower is in good condition overall. Voids in the caulking/grout where shower walls rest on pan. Voids in the grout between some of the tile, recommend resealing. 10. Toilet Toilet was in operable condition overall. Page 29 of 56

32 11. Heating Heat register operates. Page 30 of 56

33 1. Location Materials: Upstairs Hall Bathroom1 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Electrical GFI outlets within 6 feet of water sources. GFCI did not trip with tester GFCI trip test, strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. 4. Counters Counter tops are in good condition. Voids in the caulking at the back splash, recommend sealing. Page 31 of 56

34 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. 7. Floors 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. 10. Sinks Sinks are in operable condition overall. Page 32 of 56

35 11. Toilet Toilet was in operable condition overall. 12. Heating Heat register operates. Page 33 of 56

36 1. Location Location Northwest 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. Page 34 of 56

37 1. Location Location West 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. Floor Carpet staining. 4. Heating Heat register operates. Page 35 of 56

38 1. Location Location Southwest Bedroom 3 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. 3. Heating Heat register operates. Page 36 of 56

39 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. Steps appeared uniform.. Handrail appeared secure. 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. Cracking at the floor does not appear unusual. 3. Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Page 37 of 56

40 4. Doors Entry door is in operable condition overall. 5. Garage Doors Photo cell safety returns operate overall. Tension safety returns operate overall. Single garage door was manual operation. 6. Stair Steps appeared uniform. Handrail appeared secure. Page 38 of 56

41 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 BDP Brand. 24 years of age approximately, average life span is 18 to 22 years. The heating unit has reached its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. Page 39 of 56

42 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 There was no visible disconnect/kill switch, recommend conditions are investigated further and corrected as required by licensed HVAC contractor 4. Filters Location: Filter located above furnace. 5. Fresh Air Furnace is equipped with timer operated fresh air exchange. This system should typically operate 15 minutes per hour for proper fresh air exchange. Page 40 of 56

43 6. AC Condition Air condition appeared in operable condition overall. Location: The compressor is located on the exterior south. 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. Page 41 of 56

44 1. Plumbing Plumbing/Water Heater1 Water lines were copper. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: 50 gallons Location: The heater is located in the garage. 3. Age Approximately 24 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. 4. Condition Expansion tank is in place. 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 Page 42 of 56

45 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 43 of 56

46 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. 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Page 44 of 56

47 1. Location Entryway closet. Foundation/Crawlspaces 2. Foundation Continuous concrete foundation visible portion appeared in good condition overall. 3. Drainage Crawlspace area was dry, there were no visible indications of standing water presently Staining on plastic vapor barrier, recommend monitoring 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. Page 45 of 56

48 5. Ventilation Ventilation appeared adequate. 6. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages about 6 inches in depth; estimated R value 19, newer requirements are R30 insulation content. Insulation damaged/missing in areas of the crawlspace, recommend conditions are corrected. Page 46 of 56

49 7. Ducts Ducts appeared securely attached and insulated overall. 8. Vapor Barrier Vapor Barrier was in place. 9. Rodent Indications of Rodent activity. Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Page 47 of 56

50 10. Electrical Low voltage wiring on the floor of the crawlspace. Recommend wiring is secured to the base of the framing as a safety precaution 11. Plumbing Water lines are not insulated or completely insulated, recommend insulating water lines to prevent freezing. Page 48 of 56

51 Page 49 of 56

52 1. Shutoff Locations Materials: Grill shutoff Shutoffs Air Conditioner disconnect is located adjacent to exterior portion of the air conditioner. Grill shutoff is located Southwest Furnace gas shutoff is located to the left of the furnace. Water heater water line shutoff is located above the water heater. Page 50 of 56

53 Water Heater gas shutoff is located to the left of the water heater. Main water shutoff is located in the pantry lower left. Page 51 of 56

54 1. Appliances/Equipment Equipment 2 Dishwasher 2 Washer 2 Dryer 2 Refrigerator Page 52 of 56

55 AC 2 Microwave Furnace Water Heater Page 53 of 56

56 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 54 of 56

57 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. Attic 1 Page 11 Item: 5 Electrical Recessed lighting in contact with insulation and no visible IC contact rating. This condition is a potential fire hazard, recommend minimum 3 inch clearance is acheived. Family Room Page 19 Item: 4 Fireplace Shutoff is located on the exterior of the home, gas shut offs are typically located in the same room as the appliance. Recommend conditions are investigated further and corrected as required by licensed HVAC contractor. Master Bathroom Page 28 Item: 2 Electrical GFCI did not trip with tester GFCI trip test, strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. Hall Bathroom1 Page 31 Item: 3 Electrical GFCI did not trip with tester GFCI trip test, strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. Garage Page 37 Item: 3 Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Heat/AC Page 39 Item: 2 Heater The heating unit has reached its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. Page 40 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 There was no visible disconnect/kill switch, recommend conditions are investigated further and corrected as required by licensed HVAC contractor Plumbing/Water Heater1 Page 43 Item: 4 Condition 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 Page 55 of 56

58 Foundation/Crawlspaces Page 47 Item: 9 Rodent Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Page 48 Item: 10 Electrical Low voltage wiring on the floor of the crawlspace. Recommend wiring is secured to the base of the framing as a safety precaution Page 56 of 56