FAIRA TRANSPARENCY REPORTS. 405 SW 346th Pl, Federal Way, WA Nov 09th, 2015

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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 Nov 09th, 2015 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 Real Estate Agent: - Date of Inspection: 10/30/2017 Time: 1:30 PM Age of Home: 1996 Size: 3060 Front door faces north for orientation purposes only. Inspector: Dee Robert Inman License #1459 UAS Pilots Lic. No Dee@rwwestconsultants.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 required further investigation Items denote minor or maintenance items Items denote locations and shutoff valves 1. Attendance In Attendance: Seller present 2. Home Type Home Type: Two Story 3. Occupancy Occupancy: Occupied - Furnished The utilities were on at the time of inspection. Page 1 of 58

4 1. Exterior Note Observations: North Elevation General Exterior Note 2 North Elevation 2 West Elevation 2 East Elevation 2 South Elevation Page 2 of 58

5 1. Siding Condition Exterior Areas Siding appeared in good condition overall. LP Oriented Strand Board Siding Brick siding appeared in good condition. Observations: 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. Soil contact or proximity. This may provide entrance of moisture or insects to siding. Recommend grading soil so there is at least 6" of space (where practical) between the siding and the soil below. Recommend checking for any damaged trim and siding materials. There have been problems with LP siding prematurely failing. Recommend frequent caulk and paint maintenance. Siding must be kept properly painted to prevent failure from occurring. Dryer vent stays in open position Soil contacting siding south side Voids in caulk Page 3 of 58

6 2. Gutters Gutters and downspouts appeared in good condition overall. Observations: Debris in gutters, recommend cleaning gutters. No gutter or downspout in place at house where patio cover is in place. Gutter was removed. Recommend further investigation and corrections No gutter or downspout in place 3. Driveway and Walkway Condition Gutter removed Concrete sidewalks and driveways appeared in good condition overall. Concrete sidewalks appeared in good condition overall. Observations: Cracking at the driveway/sidewalk does not appear unusual. Earth to wood contact at the base of some of the support post recommend of wood contact is alleviated as it will cause decay to occur Recommend trimming wiggle board and securing to prevent wind damage Beams at patio cover are over spanned. Recommend adding posts Page 4 of 58

7 South patio South patio cover Soil contact at patio cover posts Loose wiggle board Recommend trimming wiggle board Beams at patio cover are over spanned, recommend adding post Page 5 of 58

8 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. Observations: There was no visible flashing above the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material. 6. Grading Grading appeared in good condition overall. Observations: Foliage is touching the siding, recommend clearance is achieved as this is a conducive condition for wood destroying organisms and pests Page 6 of 58

9 North yard West yard East yard South yard Foliage touching siding Foliage touching siding Page 7 of 58

10 7. Electrical Exterior outlets operate overall Exterior outlets are GFCI protected overall Exterior lights attached to the house operate overall. 8. Cable Feeds Materials: Primary Service is Underground Service Lateral 9. Gas Condition Meter located at west 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 75 psi Page 8 of 58

11 12. Gate Condition 75 psi Materials: Wood Observations: Fences are NOT INCLUDED as part of a home inspection. Page 9 of 58

12 1. Roof Condition Roof Wood shake roof surface. Average life span is 20 years of this type surface with proper maintenance and care. Roof surface is appeared in fair condition overall. Inspected from drone. Observations: Recommend following conditions are investigated further by licensed roofing contractor and conditions corrected as required. Some shingles damaged. Ridge cap: deteriorated or missing shingles. Shakes decaying exposing felt paper. Shakes loose/missing Page 10 of 58

13 2. Skylights Skylights appeared sealed, no visible indications of leakage. 3. Chimney Brick masonry chimney appeared in good condition overall, chimney height was adequate overall. Gas B vent appeared in good condition overall, B vent height was adequate overall. Page 11 of 58

14 1. Attic Attic access is located in bedroom closet Attic 1 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Page 12 of 58

15 3. Ventilation Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Roof surface vents present. 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. Observations: (1) 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. Page 13 of 58

16 5. Insulation Condition Fan does not duct to outside Blown in fiberglass insulation noted. Depth: Insulation averages about inches in depth, estimated R value 38 Observations: Insulation missing over master bedroom ceiling. Recommend further investigation and corrections. Page 14 of 58

17 Insulation missing over master bedroom area 6. Rodent No visible indications of Rodent Activity. Page 15 of 58

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 Doors in the home are considered operational unless otherwise noted in each room section Page 16 of 58

19 1. Conditions Entryway Engineered wood flooring is in good condition overall. Heat register operates overall. Accessible outlets operate. Page 17 of 58

20 1. Location Location Northwest Den 2. Den Room Walls and ceilings appear in good condition overall. Flooring is engineered wood material. Heat register present. Accessible outlets operate. Light fixture operates. Page 18 of 58

21 1. Location Location Northeast Living Room 2. Living Room Walls and ceilings appear in good condition overall. Flooring is engineered wood material. Heat register present. Accessible outlets operate. Light fixture operates. 3. Fireplace Fireplace was wood burning type. With gas log Observations: Gas shutoff is located at the wall adjacent to the fireplace. Fireplace must be lit with a match or lighter. Damper must be open to prevent carbon monoxide entering living space. Page 19 of 58

22 1. Location Location Southeast Dining Room 2. Dining Room Walls and ceilings appear in good condition overall. Flooring is engineered wood material. Heat register present. Accessible outlets operate. Light fixture operates. Page 20 of 58

23 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is Tile. 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. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal Disposal operates overall. 5. Dishwasher Dishwasher was in operable condition. Observations: Unit is not properly fastened, recommend securing to countertop using the appropriate length screw to prevent tip from exiting top of counter causing damage. 6. Microwave Observations: 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 Cook top was in operable condition overall. Oven was in operable condition overall. Page 21 of 58

24 8. Refrigerator Refrigerator was in operable condition. 9. Sinks Refrigerator temp Sink was in operable condition overall. Freezer temp 10. Electrical Outlets are GFCI protected at the counters. 11. Vent Condition Vent fan appears to exhaust to the exterior. Page 22 of 58

25 12. Heating Heat register operates. Radiant floor heat operates. Radiant floor heat is operational Page 23 of 58

26 1. Location Location Southeast Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. Light fixture operates. 3. Fireplace Fireplace is a gas unit. Fireplace appeared in operable condition. Observations: Gas Shutoff is located inside access panel under glass. Pilot Controls are located inside access panel under glass. 2 Pilot Controls are located inside access panel under glass. Page 24 of 58

27 2 Gas Shutoff is located inside access panel under glass. Page 25 of 58

28 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 Quartzite counter tops are in good condition overall. 4. Cabinet 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 Tile Flooring is in good condition overall. 8. Toilet Toilet was in operable condition overall. 9. Heating Heat register operates. Radiant floor heat operates. Page 26 of 58

29 Page 27 of 58

30 1. Location 1st Floor Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Counters Tile counter tops are in good condition overall. 4. Cabinet Cabinet doors are in operable condition overall. 5. Electrical GFI outlets within 6 feet of water sources overall 6. Exhaust Fans Vent fan operates overall. 7. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit Page 28 of 58

31 8. Floor Condition Linoleum Flooring is in good condition overall. 9. Sink Sink is in operable condition overall. 10. Heating Heat register operates. 11. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 29 of 58

32 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 30 of 58

33 1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Carpet floor covering is in good condition. Accessible outlets operate. Guardrail appeared secure. Page 31 of 58

34 1. Location Location Northeast Master Bedroom 2. Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet and laminate in good condition. Heat register present. Accessible outlets operate. 3. Heating Heat register operates. Page 32 of 58

35 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 Marble tile counter tops are in good condition overall. 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Sinks Sinks are in operable condition overall. Observations: Flex drain observed, these are subject to frequent clogging. 7. Exhaust Fans Vent fan operates overall. 8. Floors Tile Flooring is in good condition overall. 9. Tub Tub was in good condition overall. 10. Shower Shower is in good condition overall. 11. Toilet Toilet was in operable condition overall. Page 33 of 58

36 12. Heating Heat register operates. Radiant floor heat operates. Page 34 of 58

37 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. 4. Counters Granite counter tops are in good condition. 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 Sinks are in operable condition overall. Observations: Flex drain observed, these are subject to frequent clogging. Page 35 of 58

38 10. Toilet Toilet was in operable condition overall. Flex drain 11. Heating Heat register operates. Page 36 of 58

39 1. Location Location West Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is engineered wood material. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. Room was occupied at the time of inspection Page 37 of 58

40 1. Location Location Southwest 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 38 of 58

41 1. Location Location Northwest Bedroom 3 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is engineered wood and carpet material. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. Page 39 of 58

42 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. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. Observations: Cracking at the floor does not appear unusual. 3. Garage Doors Single garage door operates, was on auto opener. South door operates Photo cell safety returns operate overall. Tension safety returns operate overall. Observations: Garage door/doors did not operate, recommend conditions are investigated further and corrected as required. Middle and north door 2 garage doors inoperable at the time of inspection Page 40 of 58

43 1. Heating Type Gas forced air furnace. Heat/AC 2. Heater Location The furnace is located in the garage Furnace is Goodman Brand 22 years of age approximately, average life span is 18 to 22 years. Observations: 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. 3. Heating condition Observations: 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 Corrosion present and some debris in this furnace, a professional cleaning and service review by a licensed HVAC contractor is highly advised to ensure proper and safe operation of this unit. Inspection for holes and/or cracks in heat exchanger is not within the scope of this inspection and should be performed by a HVAC contractor prior to ensure the proper and safe operation of this system. All heat registers tested and have heat Page 41 of 58

44 4. Filters Corrosion noted at combustion chamber Location: Filter located above furnace. Observations: 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. Filter is collapsing and ineffective. Recommend further investigation and corrections. 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 42 of 58

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46 1. Plumbing Plumbing/Water Heater1 Water lines were copper. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Tankless gas water heater Location: The heater is located in the garage. Water temp at kitchen sink 3. Age Water heater is less than 1 year of age, average life is 10 to 12 years Page 44 of 58

47 1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Page 45 of 58

48 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 46 of 58

49 1. Location Entryway closet. Foundation/Crawlspaces 2. Foundation Continuous concrete foundation visible portion appeared in good condition overall. Page 47 of 58

50 3. Drainage Crawlspace area was dry, there were no visible indications of standing water presently Observations: Staining on plastic vapor barrier, this is typically an indication of previous standing water. Recommend further investigation and monitoring 4. Framing Visible framing appeared in good condition overall. Page 48 of 58

51 5. Ventilation Ventilation appeared adequate. 6. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages 4 inches, estimated R value 13. Newer requirements are R30 Insulation content. Page 49 of 58

52 7. Ducts Ducts appeared securely attached and insulated overall. 8. Vapor Barrier Vapor Barrier was in place. 9. Rodent Observations: Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Page 50 of 58

53 Page 51 of 58

54 1. Shutoff Locations Shutoffs Observations: Water Heater gas shutoff is located to the right of the water heater. Water heater water line shutoffs located to the right of the water heater Furnace gas shutoff is located to the left of the furnace. Could not locate main water shutoff, recommend consulting with owner. 2 Water Heater gas shutoff is located to the right of the water heater. 2 Water heater water line shutoff is located to the right of the water heater. 2 Furnace gas shutoff is located to the left of the furnace. Page 52 of 58

55 1. Appliances/Equipment Observations: Stove Oven Dishwasher Microwave Furnace Washer Dryer Equipment 2 Refrigerator 2 Oven 2 Microwave 2 Dishwasher Page 53 of 58

56 2 Stove 2 Dryer 2 Washer 2 Water Heater Furnace Page 54 of 58

57 1. Carbon Monoxide Carbon Monoxide Detectors Materials: Carbon monoxide detectors were in place. Page 55 of 58

58 Glossary Term GFCI Definition Glossary 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. Page 56 of 58

59 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 4 Item: 2 Gutters No gutter or downspout in place at house where patio cover is in place. Gutter was removed. Recommend further investigation and corrections Page 4 Item: 3 Driveway and Walkway Condition Beams at patio cover are over spanned. Recommend adding posts Roof Page 10 Item: 1 Roof Condition Recommend following conditions are investigated further by licensed roofing contractor and conditions corrected as required. Some shingles damaged. Ridge cap: deteriorated or missing shingles. Shakes decaying exposing felt paper. Shakes loose/missing Attic 1 Page 13 Item: 4 Fan/Duct (1) 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. Page 14 Item: 5 Insulation Condition Insulation missing over master bedroom ceiling. Recommend further investigation and corrections. Living Room Page 19 Item: 3 Fireplace Fireplace must be lit with a match or lighter. Damper must be open to prevent carbon monoxide entering living space. Kitchen Page 21 Item: 5 Dishwasher Unit is not properly fastened, recommend securing to countertop using the appropriate length screw to prevent tip from exiting top of counter causing damage. Garage Page 40 Item: 3 Garage Doors Garage door/doors did not operate, recommend conditions are investigated further and corrected as required. Middle and north door Heat/AC Page 41 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 57 of 58

60 Page 41 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 Corrosion present and some debris in this furnace, a professional cleaning and service review by a licensed HVAC contractor is highly advised to ensure proper and safe operation of this unit. Inspection for holes and/or cracks in heat exchanger is not within the scope of this inspection and should be performed by a HVAC contractor prior to ensure the proper and safe operation of this system. Page 42 Item: 4 Filters 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. Filter is collapsing and ineffective. Recommend further investigation and corrections. Foundation/Crawlspaces Page 48 Item: 3 Drainage Staining on plastic vapor barrier, this is typically an indication of previous standing water. Recommend further investigation and monitoring Page 50 Item: 9 Rodent Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Shutoffs Page 52 Item: 1 Shutoff Locations Could not locate main water shutoff, recommend consulting with owner. Page 58 of 58