FAIRA TRANSPARENCY REPORTS Harbour Pointe Blvd, #301h, Mukilteo, WA 98275

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1 608 State St. South Kirkland, WA FAIR FAIRA TRANSPARENCY REPORTS 5300 Harbour Pointe Blvd, #301h, Mukilteo, WA Thank you for your interest in this Faira Certified home. 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 Property Inspection Report Inspection prepared for: Faira.com Real Estate Agent: - Date of Inspection: 4/17/2018 Time: 10:00 AM Age of Home: 1989 Size: 1316 Weather: Dry This is an inspection of this unit only. Exterior conditions and common areas are generally the responsibility of the condominium association. Recommend you review your resale certificate or public offering statement. Inspector: Clifton Moody (Skip) License # 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 1. Attendance In Attendance: Seller present 2. Home Type Home Type: Condominium/Townhouse 3. Occupancy Occupancy: Vacant Page 1 of 34

4 1. Deck Deck 1 Framing was not visible due to ground proximity. Deck surface is covered with water proof membrane, appeared in good condition overall. Guardrail appeared secure. Page 2 of 34

5 1. Attic Attic access is located in the hallway 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. 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. Active water penetration occurring at the sheathing, strongly recommend conditions are investigated further by licensed roofing contractor and corrected as required. Near Access Page 3 of 34

6 Leaking Water on insulation 3. Ventilation Under eave soffit inlet vents noted. Continuous Ridge Vent present. Continuous ridge vent not completely open, normally there should 1 inch opening on each side, recommend conditions are investigated further and corrected by licensed roofing contractor and conditions corrected as inadequate ventilation can result in mold/fungal growth Page 4 of 34

7 4. Fan/Duct Bathroom fans do not exhaust completely to the exterior. Typically piping should actually connect to exterior vent, recommend correction. This condition can result in mold/fungal growth. Laundry fans do not exhaust completely to the exterior. Typically piping should actually connect to exterior vent, recommend correction. This condition can result in mold/fungal growth. Page 5 of 34

8 5. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages about 8 inches in depth over the living area estimated R value 19 to 25. Newer requirements are R49 insulation content. Insulation missing at chimney. Recommend correction. 6. Rodent/Pests No visible indications of Rodent Activity. Page 6 of 34

9 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 Page 7 of 34

10 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Vinyl flooring is in good condition. Page 8 of 34

11 1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate. Electric contractor heat operates. 2. Electrical Multiple Outlets have lost integrity, recommend condition are investigated further and corrected as required by licensed electrical contractor 3. Window-Wall AC or Heat Page 9 of 34

12 4. Window Deficiencies Cadet C202 Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. 5. Fireplace Fireplace was wood burning type. Damper is in place. Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Page 10 of 34

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14 1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate. 2. Window-Wall AC or Heat Convector heater not operating. Recommend conditions are investigated further and corrected by licensed electrical contractor. 3. Window Deficiencies Typically tempered glass as a safety precaution are installed at these locations. Recommend further investigation by licensed window contractor. Window behind door to deck. Page 12 of 34

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16 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is Vinyl. 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 Counter tops are in good condition. 3. Dishwasher Lack of a proper air gap noted at dishwasher drain line. In the event of a sewer backup this device prevents sewer matter from entering into dishwasher. Recommend having a licensed plumber install a air gap or drip loop to prevent possible contamination to water supply. Minor condition to correct Not operable at the time of inspection, water did not appear to get to unit,recommend conditions are investigated further and corrected as required. 4. Stove/Oven Stove/oven were in operable condition overall. Page 14 of 34

17 5. Refrigerator Refrigerator was in operable condition. 6. Sinks Sink was in operable condition overall. 7. Electrical Outlets are GFCI protected at the counters. 8. Vent Condition Vent fan appears to exhaust to the exterior. Page 15 of 34

18 1. Condition Laundry Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Exhaust Fans Vent fan operates overall. 3. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. 4. Washer Washer did not operate properly, recommend conditions are investigated further by licensed appliance repair company Page 16 of 34

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20 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Accessible outlets operate. 2. Heating Electric baseboard heater operates. Page 18 of 34

21 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 Vinyl Flooring appeared 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. Stopper did not seal tight or function correctly. Page 19 of 34

22 8. Toilet Toilet was in operable condition overall. 9. Heating Heat lamp operates. Page 20 of 34

23 1. Location Location 1st Left Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate. 3. Heating Electric baseboard heater operates. Page 21 of 34

24 Hall Bathroom 2 1. Room 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 Vinyl Flooring appeared 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 lamp operates. Page 22 of 34

25 1. Location Location 1st Right Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate. 3. Electrical Outlets have lost integrity, recommend condition are investigated further and corrected as required by licensed electrical contractor. 1st right. 4. Heating Electric baseboard heater operates. 5. Doors Guides missing at the base of closet door. Page 23 of 34

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27 1. Heating Type Heat/AC Electric convector zone controlled system in operable condition. Electric baseboard zone controlled heat in operable condition overall. Page 25 of 34

28 1. Plumbing Plumbing/Water Heater1 Water lines were copper Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Electric water heater. 50 gallons Location: The heater is located in the laundry room. 3. Age Approximately 13 years of age, average life span is 10 to 12 years. 4. Condition Seismic straps are in place. Water heater has drip pan in place. Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed plumbing contractor. Page 26 of 34

29 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Temperature and pressure relief valve routes at an upward angle. This condition can cause water to set in the outlet drain resulting in corrosion to the temperature and pressure relief valve and cause it not to engage when needed. This is an extremely hazardous condition, strongly recommend conditions are corrected by licensed HVAC contractor. Page 27 of 34

30 1. Electrical Electrical AMP service, 1/0 Aluminum service entrance wires. 2. Grounding Electrical service is bonded. Grounding not visible is a common condition in condominiums and town homes. 3. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. White neutral wires connected to circuit breakers should be black or red taped to designate they are hot, recommend further investigation and correction by licensed electrical contractor. Page 28 of 34

31 1. Shutoff Locations Shutoffs Main water shutoff located above water heater. 2 Water heater water line shutoff is located above the water heater. Page 29 of 34

32 1. Appliances/Equipment Oven Refrigerator Dishwasher Water Heater Washer Dryer Equipment Water water 2 Oven 2 Dishwasher 2 Refrigerator Page 30 of 34

33 1. Carbon Monoxide Carbon Monoxide Detectors Materials: Carbon monoxide detectors were in place. Page 31 of 34

34 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 32 of 34

35 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. Attic 1 Page 3 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. Active water penetration occurring at the sheathing, strongly recommend conditions are investigated further by licensed roofing contractor and corrected as required. Near Access Page 4 Item: 3 Ventilation Continuous ridge vent not completely open, normally there should 1 inch opening on each side, recommend conditions are investigated further and corrected by licensed roofing contractor and conditions corrected as inadequate ventilation can result in mold/fungal growth Page 5 Item: 4 Fan/Duct Bathroom fans do not exhaust completely to the exterior. Typically piping should actually connect to exterior vent, recommend correction. This condition can result in mold/fungal growth. Laundry fans do not exhaust completely to the exterior. Typically piping should actually connect to exterior vent, recommend correction. This condition can result in mold/fungal growth. Living Room Page 9 Item: 2 Electrical Multiple Outlets have lost integrity, recommend condition are investigated further and corrected as required by licensed electrical contractor Page 10 Item: 5 Fireplace Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Dining Room Page 33 of 34

36 Page 12 Item: 2 Page 12 Item: 3 Window-Wall AC or Heat Window Deficiencies Convector heater not operating. Recommend conditions are investigated further and corrected by licensed electrical contractor. Typically tempered glass as a safety precaution are installed at these locations. Recommend further investigation by licensed window contractor. Window behind door to deck. Kitchen Page 14 Item: 3 Dishwasher Not operable at the time of inspection, water did not appear to get to unit,recommend conditions are investigated further and corrected as required. Bedroom 2 Page 23 Item: 3 Electrical Outlets have lost integrity, recommend condition are investigated further and corrected as required by licensed electrical contractor. 1st right. Plumbing/Water Heater1 Page 26 Item: 4 Condition Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed plumbing contractor. Page 27 Item: 5 TPRV Condition Temperature and pressure relief valve routes at an upward angle. This condition can cause water to set in the outlet drain resulting in corrosion to the temperature and pressure relief valve and cause it not to engage when needed. This is an extremely hazardous condition, strongly recommend conditions are corrected by licensed HVAC contractor. Page 34 of 34