FAIRA TRANSPARENCY REPORTS th Ave SE, Bothell, WA 98012

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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 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 Property Inspection Report Inspector: David A Young, RW West Consultants Inc Cover Page Inspection prepared for: Faira.com Real Estate Agent: - Date of Inspection: 10/15/2018 Time: 12:00 PM Age of Home: 2005 Size: 2100 Order ID: 4533 Inspector: David A Young License # linden ave N, Apt #503, seattle, WA Phone: david@rwwestconsultants.com rwwestinspections.com

3 INTRODUCTION: Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail. - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. Items denote serious, safety or items that require further investigation Items denote minor or maintenance items Items denote locations and shutoff valves Page 1 of 54

4 This inspection report is exactly the same as it would be if you the buyer had ordered the inspection directly from us. We have preformed over 20,000 inspections for home buyers over 32 years. Please check out what buyers are saying about our inspections on Google. It is the quality of inspections that has earned buyers and Faira's trust in providing a completely unbiased inspection report. Faira gives us no special instructions on how to preform our inspections. These reports are exactly the same reports we would have produced if you had hired us on that day If you are a buyer and have questions, please call us at and we can go over the report. Our inspectors can also revisit/re-inspect the property with the prospective buyer and their agent, re-inspect any repairs or updates the seller may have made after the original inspection date for a $200 re- inspect fee. 1. Attendance In Attendance: Seller present No other parties present at inspection. 2. Home Type Home Type: Daylight Basement Two Story 3. Occupancy Occupancy: Vacant Page 2 of 54

5 1. Exterior Note General Exterior Note 2 East Elevation 2 South Elevation 2 West Elevation 2 North Elevation Page 3 of 54

6 1. Siding Condition Exterior Areas Vinyl siding noted. Voids/missing caulking where piping/wiring routes through the siding, recommend sealing Damaged piece of corner siding at northeast corner, recommend repair. 2. Driveway and Walkway Condition Concrete sidewalks and/or driveways appeared in good condition overall. Patio areas appeared in good condition overall. Page 4 of 54

7 3. Soffit East patio North driveway Fascia tails not covered with shingles will lead to premature decay, recommend correction. Indications of water running in behind gutters, staining on the fascia, recommend further investigation and correction 4. Cable Feeds South Materials: Primary Service is Underground Service Lateral 1 Fascia tails not covered with shingles will lead to premature decay, recommend correction. Page 5 of 54

8 5. Gas Condition Meter located at west exterior Meter located at west side. Main Gas shutoff is located to the lower left of the meter. 6. Pressure 115 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 6 of 54

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10 1. Porch1 North Porches 2. Porch Porch surface and Visible framing appeared in good condition overall. Guardrail appeared secure. Porch stairs appeared uniform, handrail secure. Handrail loose, recommend securing as a safety precaution. Page 8 of 54

11 1. Deck1 East Upper Deck 1 2. Deck Decking and Visible framing appeared in good condition overall. Guardrail appeared secure. Decking boards decayed, recommend investigation of extent of damage and repair. Page 9 of 54

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13 1. Roof Condition Roof Architectural Composition shingle. Age of roof is 13 years old. Roof surface is appeared in good condition overall. Inspected from ladder. Roof was visually inspected from accessible points on the interior and/or exterior. If a roof is too high, is too steep, is wet, or is composed of materials which can be damaged if walked upon, the roof is not mounted. Therefore, client is advised that this is a limited review and a licensed roofer should be contacted if a more detailed report is desired. Type Average life span 30 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. Page 11 of 54

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15 1. Attic Attic access is located in bedroom 2 Attic 1 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. There is a whitish and or darkened coloration that possibly could be a fungal/mold growth. Conditions are generally a result of excessive moisture at some point or inadequate ventilation. Treating/remediation and correction moisture conditions will help prevent future occurrences. Testing would need to be performed to determine the presence or absence of Mold. Testing may include surface sampling and air quality testing. Page 13 of 54

16 3. Ventilation Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Roof surface vents present. Page 14 of 54

17 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. 5. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages about inches in depth, estimated R value Rodent/Pests No visible indications of Rodent Activity. Page 15 of 54

18 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 Accessible Doors in the home are considered operational unless otherwise noted in each room section Accessible Cabinet doors and in the home are considered operational unless otherwise noted in each room section GFCI outlets present, Bathrooms, Kitchen areas overall. Page 16 of 54

19 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Engineered wood flooring is in good condition overall. Windows are thermal pane, appeared sealed overall Page 17 of 54

20 1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is engineered wood material. Heat register present. Accessible outlets operate. Light fixture operates. 2. Floor Voids in between some of he flooring boards, recommend correction. 3. Heating Heat register operates. Page 18 of 54

21 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is Engineered wood. Accessible outlets operate. Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doors and drawers are in operable condition overall. 2. Counter Condition Formica counter is in good condition overall. Voids in the counter at the back splash, recommend resealing. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal Disposal operates overall. 5. Dishwasher Dishwasher was in operable condition. Page 19 of 54

22 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. 8. Refrigerator Refrigerator was in operable condition. 9. Sinks Sink was in operable condition overall. 10. Electrical Outlets are GFCI protected at the counters. 11. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. Page 20 of 54

23 12. Heating Heat register operates. Page 21 of 54

24 1. Location Location Northeast Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is engineered wood material. Heat register present. Accessible outlets operate. Cracking at the ceiling and or walls does not appear unusual. 3. Electrical Materials: Top halves of outlet on the west wall switch controlled. Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Page 22 of 54

25 4. Fireplace Fireplace is a gas unit. Fireplace appeared in operable condition. Gas Shutoff is located inside access panel under glass. Pilot Controls are located inside access panel under glass. Recommend cleaning fireplace glass, if discoloration is left for long periods it can become etched in the glass.recommend cleaning fireplace glass, if discoloration is left for long periods it can become etched in the glass. Products with ammonia or regular glass cleaners should not be used as they can cause the glass to shatter 5. Heating Heat register operates. Page 23 of 54

26 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 24 of 54

27 1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Engineered wood flooring is in good condition overall. Cabinet doors in operable condition Page 25 of 54

28 1. Location Location Southwest Master Bedroom 2. Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Windows are thermal pane. Light fixture operates. Cracking at the ceiling does not appear unusual. 3. Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. 4. Heating Heat register operates. Page 26 of 54

29 1. Location Materials: Upstairs Master Bedroom Master Bathroom 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. Ceiling cracks did not appear unusual. 3. Counters Formica counter tops are in good condition overall. 4. Cabinets Cabinet doors and drawers are in operable condition overall. 5. Sinks Sink was in operable condition overall. 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. Toilet Toilet was in operable condition overall. 10. Heating Heat register operates. Page 27 of 54

30 11. Electrical GFI outlets within 6 feet of water sources. Page 28 of 54

31 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. Ceiling cracks did not appear unusual. 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. 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. Page 29 of 54

32 11. Heating Heat register operates. Page 30 of 54

33 1. Location Location 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. Page 31 of 54

34 1. Location Location 2nd Right Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. Page 32 of 54

35 1. Stair Stairs Leading to Basement Steps appeared uniform. Handrail appeared secure. Page 33 of 54

36 1. Location Location East Basement Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is engineered wood material in good condition. Heat register present. Accessible outlets operate. Windows are thermal pane. Light fixture operates. Sliding glass door operates overall. 3. Heating Heat register operates. Page 34 of 54

37 1. Location Materials: Basement Basement Bathroom 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. Counters Formica counter tops are in good condition overall. 4. Cabinets Cabinet doors and drawers are in operable condition overall. 5. Exhaust Fans Vent fan operates overall. 6. Floors Linoleum Flooring is in good condition overall. 7. Tub Tub and shower were in good condition overall. 8. Shower Shower head leaks. Page 35 of 54

38 9. Sinks Sink was in operable condition overall. Stopper is missing Shower head leaks. 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. 12. Electrical GFI outlets within 6 feet of water sources. Page 36 of 54

39 1. Location Location Northeast Basement 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. Doors Closet doors not installed. 4. Heating Heat register operates. Page 37 of 54

40 1. Location Location West Basement 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 Wrinkled, recommend restretching. Page 38 of 54

41 1. Location Basement Bathroom Basement Laundry Room 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Toilet is in operable condition. 3. Electrical GFCI outlets have been required for Laundry and utility sinks (since 2005)No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution. 4. Exhaust Fans Vent fan operates overall. Vent fan is part of fresh air exchange system. Fan should typically operate 15 minutes per hour for proper fresh air exchange. Page 39 of 54

42 5. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. Exhuast cover damaged, recommend repair. Dryer power cord slightly damaged, recommend repair. 6. Floor Condition Linoleum Flooring is in good condition overall. 7. Washer Seller noted washer machine water lines were turned off, no test of equipment preformed. Page 40 of 54

43 8. Heating Heat register operates. Page 41 of 54

44 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. Protective bollard/pole does not fully protect furnace from being hit by by automobile. Recommend conditions are corrected. 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. Cracking at the floor does not appear unusual. 3. Doors Entry door is in operable condition overall. 4. Garage Doors Single garage door operates, was on auto opener. Safety return sensors operate overall. Page 42 of 54

45 5. Stair Steps appeared uniform. Page 43 of 54

46 1. Heating Type Heat/AC Gas forced air furnace. There was good air flow at the heat registers and cold air returns. 2. Heater Location The furnace is located in the garage Furnace is Trane brand 13 years of age approximately, average life span is 18 to 22 years. 3. Heating condition Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. 4. Venting Efflorescence observed on vent pipe at joints, Page 44 of 54

47 5. Filters Location: Filter located at bottom section of furnace The furnace filter is dirty. Filters clean the air before it passes through the blower and heat exchanger. This helps to keep these furnace components working efficiently. Dirty Filters lessen life span of the Heating/AC equipment. It is recommended to change the filter and then regular inspection & maintenance is advised. Page 45 of 54

48 1. Plumbing Plumbing/Water Heater1 Water lines were copper 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. 3. Age Approximately 5 years 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. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 46 of 54

49 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 47 of 54

50 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. 5. Arc Fault Circuits Arc Fault Circuits in the panel for bedroom lights and outlets. Page 48 of 54

51 1. Foundation Basement and concrete slab foundation. Foundation/Crawlspaces 1 Page 49 of 54

52 1. Shutoff Locations Shutoffs Unable to locate furnace main disconnect, strongly recommend further investigation as to its location. Main water shutoff located at south wall of garage 2 Water heater water line shutoff is located above the water heater. 2 Water Heater gas shutoff is located to the left of the water heater. 2 Furnace gas shutoff is located to the right of the Furnace. Page 50 of 54

53 1. Appliances/Equipment Equipment 2 Furnace 2 Water Heater 2 Dryer 2 Washer Page 51 of 54

54 2 Dishwasher 2 Disposal 2 Oven 2 Microwave 2 Refrigerator Page 52 of 54

55 Glossary Glossary Term Expansion Tank GFCI TPR Valve Definition 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 53 of 54

56 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: 3 Soffit Indications of water running in behind gutters, staining on the fascia, recommend further investigation and correction Page 6 Item: 6 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. Porches Page 8 Item: 2 Porch Handrail loose, recommend securing as a safety precaution. Deck 1 Page 9 Item: 2 Deck Decking boards decayed, recommend investigation of extent of damage and repair. Attic 1 Page 13 Item: 2 Framing There is a whitish and or darkened coloration that possibly could be a fungal/mold growth. Conditions are generally a result of excessive moisture at some point or inadequate ventilation. Treating/remediation and correction moisture conditions will help prevent future occurrences. Testing would need to be performed to determine the presence or absence of Mold. Testing may include surface sampling and air quality testing. Family Room Page 22 Item: 3 Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Master Bedroom Page 26 Item: 3 Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Basement Laundry Room Page 39 Item: 3 Electrical GFCI outlets have been required for Laundry and utility sinks (since 2005)No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution. Garage Page 42 Item: 1 Condition Protective bollard/pole does not fully protect furnace from being hit by by automobile. Recommend conditions are corrected. Shutoffs Page 50 Item: 1 Shutoff Locations Unable to locate furnace main disconnect, strongly recommend further investigation as to its location. Page 54 of 54