FAIRA TRANSPARENCY REPORTS S 259th St, Des Moines, WA October 2, 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 October 2, 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.com Real Estate Agent: Faira.com - Date of Inspection: 10/2/2017 Time: 9:00 AM Age of Home: 1959 Size: 2050 Order ID: 2727 Front faces North Inspector: Clifton Moody License # 957 Phone: rwwestconsultants@gmail.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 GFI outlets may not be installed; 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 Green notes denote locations and shutoff valves Page 1 of 48

4 1. Exterior Note North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 North Elevation 2 East Elevation 2 South Elevation 2 West Elevation Page 2 of 48

5 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Cement fiberboard siding. Wood siding. Stone siding material. 2. Gutters Gutters and downspouts appeared in good condition overall. Recommend installing splashblocks or extensions to divert water minimum 3 feet away from the foundation. Extensions longer than 3 feet may be required if grade slopes toward the house where slpash blocks or extension end. 3. Driveway and Walkway Condition Settling at driveway. Recommend conditions are investigated further and corrected by licensed contractor. Uneven surfaces at sidewalks or, driveways/patios are potential tripping hazards, recommend conditions are corrected. Page 3 of 48

6 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. Exterior south step is too tall. Height typically should not exceed 7 3/4 inches. Recommend using caution. Page 4 of 48

7 6. Grading Grading appeared in good condition overall. 7. Electrical Exterior outlets operate overall Exterior outlets are GFCI protected overall 8. Cable Feeds Materials: Primary Service is Overhead Service Drop Page 5 of 48

8 9. Gas Condition Meter located at west 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 Page 6 of 48

9 12. Gate Condition Materials: Wood Fences are NOT INCLUDED as part of a home inspection. Page 7 of 48

10 1. Stair Steps appeared uniform. Exterior Stairs Page 8 of 48

11 1. Roof Condition Roof EPDM rubberized roofing material, average life span of this surface is 15 to 40 years dependant on mil thickness. Walked on roof surface. 2. Skylights Skylights appeared sealed, no visible indications of leakage. Page 9 of 48

12 3. Chimney Gas B vent appeared in good condition overall, B vent height was adequate overall. Page 10 of 48

13 1. Attic There is no attic by design. Attic 1 Page 11 of 48

14 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 Cabinet doors and in the home are considered operational unless otherwise noted in each room section East side of house slopes from west to east. Recommend conditions are investigated further and corrected by licensed contractor. Page 12 of 48

15 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Laminate wood grain material is in good condition overall. Page 13 of 48

16 1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. 2. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Page 14 of 48

17 1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. 2. Window Deficiencies Window sticks and cracked at frame. Recommend correction. 3. Doors Sliding door lock sticks, recommend adjustment. Page 15 of 48

18 4. Floor Floor slope from west to east Page 16 of 48

19 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 Quartzite counter tops are in good condition. Voids in the counter at the back splash, recommend resealing. 3. Dishwasher Dishwasher drains from air gap, this is typically an indication of blocked drain, recommend conditions are investigated further and corrected as required by licensed plumbing contractor. Page 17 of 48

20 4. Stove/Oven Stove/oven were in operable condition overall. 5. Refrigerator No test of refrigerator, not turned on, recommend further investigation Page 18 of 48

21 6. Sinks Sink was in operable condition overall. 7. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. Page 19 of 48

22 1. Condition Laundry Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. Page 20 of 48

23 3. Heating There is no heat source in this room. 4. Washer Leaking occurring at washer hose bib, hose may need to be tightened,recommend conditions are repaired. Right side Page 21 of 48

24 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 Laminate wood grain material is in good condition overall. 5. Tub Tub was in good condition overall. 6. Shower Shower is in good condition overall. 7. Sinks Sink was in operable condition overall. 8. Toilet Toilet was in operable condition overall. 9. Heating Heat register operates. Page 22 of 48

25 1. Location Location 1st Left Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. 3. Floor Floor slope from west to east Page 23 of 48

26 1. Location Materials: Bedroom 1st left Bathroom This Room 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. 4. Exhaust Fans Vent fan operates overall. 5. Floors Laminate wood grain material is in good condition overall. 6. Tub Tub was in good condition overall. 7. Shower Shower is in good condition overall. 8. Sinks Sink was in operable condition overall. 9. Toilet Toilet was in operable condition overall. 10. Doors Door drags. Recommend adjustment. Page 24 of 48

27 Page 25 of 48

28 1. Location Location 1st Left Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Page 26 of 48

29 1. Location Location 2nd Left Bedroom 3 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. 3. Floor Floor slope from west to east Page 27 of 48

30 1. Location Location 3rd Left Bedroom 4 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Page 28 of 48

31 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. Doors Garage door leading to interior laundry room did not self close. Recommend adjustment or installing self closing hinge for fire protection and to prevent carbon monoxide from entering the living area. 3. Garage Doors Single garage door operates, was on auto opener. Photo cell safety returns operate overall. Tension safety return did not operate on the garage doors, recommend adjustment. Garage door/doors opener button did not operate, remote, and button on unit only operated, recommend conditions are investigated further and corrected as required. Page 29 of 48

32 Did not operate Page 30 of 48

33 1. Heating Type Gas forced air furnace. Heat/AC 2. Heater Location The furnace is located in the hall closet upstairs. Furnace is Trane brand 1 year of age, average life span is 18 to 22 years. 3. Heating condition 4. Filters Location: Filter located above furnace. Page 31 of 48

34 5. AC Condition 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. Outside temperature Page 32 of 48

35 Page 33 of 48

36 1. Plumbing Plumbing/Water Heater1 Water lines were PEX plastic. Water lines were Galvanized water lines rust from the inside out and restrict water flow. Average life span for galvanized water lines and 50 years. House to the street. Drain and waste lines are cast iron and plastic 2. Water Heater Condition Heater Type: Gas Water heater. 50 gallons Location: The heater is located in the hall closet. Water heater was off at time of inspection. Recommend further investigation. 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. Page 34 of 48

37 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 35 of 48

38 1. Electrical Electrical AMP service, 4/0 Aluminum service entrance wires. Lower right breaker inset in panel. Recommend adjustment. Dryer and fireplace breaker label not correct, Recommend further investigation and correction. 2. Grounding Electrical service is grounded and bonded. 3. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Page 36 of 48

39 1. Foundation Foundation/Crawlspaces Continuous concrete foundation visible portion appeared in good condition overall. 2. Drainage Crawlspace was dry overall. 3. Framing Visible framing appeared in good condition overall. Post and beam connections not gusseted or strapped, recommend conditions are corrected. 4. Ventilation Ventilation appeared adequate. Page 37 of 48

40 5. Ducts Ducts appeared securely attached and insulated overall. 6. Vapor Barrier Vapor barrier was mostly in place. Missing incomplete/vapor barrier, recommend 6 mil black plastic vapor barrier is installed with minimum 12 inch lap. This is a conducive condition for wood decay and mold growth Clear plastic vapor barrier, newer requirements are 6 mil black plastic vapor barrier. SE side Page 38 of 48

41 7. Rodent No visible indications of Rodent Activity. 8. Electrical Electrical line not in conduit and running underground near access. Recommend conditions are investigated further by licensed electrical contractor. 9. Plumbing Water lines are not insulated or completely insulated, recommend insulating water lines to prevent freezing. Active leaking occurring at drain, recommend conditions are investigated further and corrected by licensed plumbing contractor. Near access. Page 39 of 48

42 Leaking Page 40 of 48

43 1. Shutoff Locations Shutoffs Could not locate main water shutoff, recommend consulting with owner. 2 Furnace gas shutoff is located to the right of the Furnace. Water Heater gas shutoff is located to the left of the water heater. Water heater water line shutoff is located above the water heater. Page 41 of 48

44 1. Appliances/Equipment Equipment AC Dryer 2 Washer 2 Refrigerator Page 42 of 48

45 2 Dishwasher 2 Microwave 2 Oven Network panel Furnace Interior AC Page 43 of 48

46 Water heater Page 44 of 48

47 1. Carbon Monoxide Carbon Monoxide Detectors Materials: Carbon monoxide detectors were in place. Page 45 of 48

48 Glossary Term Air Gap Expansion Tank GFCI TPR Valve Definition Glossary Air gap (drainage): The unobstructed vertical distance through free atmosphere between the outlet of the waste pipe and the flood-level rim of the receptacle into which the waste pipe is discharged. 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 46 of 48

49 Report Summary Report Summary This is a visual inspection. No destructive testing is performed. This is not a soil inspection nor do we inspect for formaldehyde, radon, asbestos, Chinese drywall, lead paint, mold, hazardous materials/substances, landscape lighting, sprinkler systems, septic systems/drain fields, smoke alarms or recreational equipment such as Jacuzzis etc.. It is recommended that noted deficiencies be investigated further by licensed companies specializing in those disciplines. Inspection is subject to conditions at the time of inspection. Appliances are checked to see if they're in operable condition. This is not a code inspection as codes change frequently and vary between municipalities. We make no guarantees for expected life. It is impossible to verify conditions of places inaccessible in walls under and in between floors, behind furniture appliances etc., and we assume no responsibility for those items as such. Estimates for repairs are approximations and we do not guarantee their accuracy. Possible solutions for problems are solely opinions based on conditions at the time of the inspection and are not to be assumed as being totally conclusive The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses or further investigation 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 of the pages of the report as the summary alone does not explain all the issues. We recommend repairs should be done by licensed &bonded contractors. We also recommend obtaining a copy of all receipts, warranties and permits for the work done. Exterior Areas Page 3 Item: 3 Driveway and Walkway Condition Uneven surfaces at sidewalks or, driveways/patios are potential tripping hazards, recommend conditions are corrected. Page 4 Item: 5 Door/Window Exterior south step is too tall. Height typically should not exceed 7 3/4 inches. Recommend using caution. General Interior Note Page 12 Item: 1 General Notes East side of house slopes from west to east. Recommend conditions are investigated further and corrected by licensed contractor. Kitchen Page 17 Item: 3 Dishwasher Dishwasher drains from air gap, this is typically an indication of blocked drain, recommend conditions are investigated further and corrected as required by licensed plumbing contractor. Laundry Page 21 Item: 4 Washer Leaking occurring at washer hose bib, hose may need to be tightened,recommend conditions are repaired. Right side Garage Page 29 Item: 2 Doors Garage door leading to interior laundry room 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 29 Item: 3 Garage Doors Tension safety return did not operate on the garage doors, recommend adjustment. Garage door/doors opener button did not operate, remote, and button on unit only operated, recommend conditions are investigated further and corrected as required. Heat/AC Page 47 of 48

50 Page 32 Item: 5 AC Condition 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. Plumbing/Water Heater1 Page 34 Item: 2 Water Heater Condition Water heater was off at time of inspection. Recommend further investigation. Electrical 1 Page 36 Item: 1 Electrical Lower right breaker inset in panel. Recommend adjustment. Dryer and fireplace breaker label not correct, Recommend further investigation and correction. Foundation/Crawlspaces Page 37 Item: 3 Framing Post and beam connections not gusseted or strapped, recommend conditions are corrected. Page 39 Item: 8 Electrical Electrical line not in conduit and running underground near access. Recommend conditions are investigated further by licensed electrical contractor. Page 39 Item: 9 Plumbing Active leaking occurring at drain, recommend conditions are investigated further and corrected by licensed plumbing contractor. Near access. Shutoffs Page 41 Item: 1 Shutoff Locations Could not locate main water shutoff, recommend consulting with owner. Page 48 of 48