FAIRA TRANSPARENCY REPORTS st Ave SE, Renton, WA 98058

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1 608 State St. South Kirkland, WA FAIR FAIRA TRANSPARENCY REPORTS 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: Trisha Fulwiler Real Estate Agent: - Date of Inspection: 4/3/2018 Time: 8:45 AM Age of Home: 1986 Size: 866 Order ID: 3548 Front faces East 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: No other parties present at inspection. 2. Home Type Home Type: Ranch Style 3. Occupancy Occupancy: Vacant Page 1 of 52

4 1. Exterior Note North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 East Elevation 2 South Elevation 2 West Elevation 2 North Elevation Page 2 of 52

5 1. Siding Condition Exterior Areas Wood siding. Wood decay to lower east side. Recommend conditions are investigated further and corrected by licensed contractor. Page 3 of 52

6 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 Asphalt driveway. Cracking and dip at driveway noted. Uneven surfaces at sidewalks or, driveways/patios are potential tripping hazards, recommend conditions are corrected. Page 4 of 52

7 Patio 4. Soffit Soffits and eaves appeared in good condition overall. Page 5 of 52

8 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. 6. Grading Grading appeared in good condition overall. 7. Electrical Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. No power to West exterior outlet. Recommend conditions are investigated further and corrected by licensed Electrical contractor. Page 6 of 52

9 8. Cable Feeds Materials: Primary Service is Overhead Service Drop Masthead Wires are too low, this is a serious safety concern. Recommend review by a licensed electrician for repair or replacement, as necessary, prior to close. 9. Gas Condition Meter located at South side. Main Gas shutoff is located to the lower left of the meter. 10. Exterior Faucet Condition Hose bib did not operate, recommend further investigation and correction. East, south Page 7 of 52

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11 1. Roof Condition Roof Composition shingle roof surface. Architectural Composition shingle. Walked on roof surface. Type Average life span 30 years for this type surface with proper maintenance and care. Recommend following conditions are investigated further by licensed roofing contractor and conditions corrected as required. Spongy areas at roof when walked. Patching present. Patching present. Page 9 of 52

12 2. Chimney Page 10 of 52

13 1. Attic Attic 1 Master bath is location of attic access Entering attics that are heavily insulated can cause damage to the insulation and attic framing. Attics with deep insulation cannot be safely inspected due to limited visibility of the framing members upon which the inspector must walk. In such cases, the attic is only partially accessed, thereby limiting the review of the attic. Noted 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. Delaminating plywood sheathing, recommend conditions are investigated further and corrected by licensed roofing contractor. Page 11 of 52

14 3. Ventilation Under eave soffit inlet vents noted. Roof surface vents present. 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. Page 12 of 52

15 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 49. Page 13 of 52

16 7. Rodent/Pests Droppings present. Near access. Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Page 14 of 52

17 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 There is a gas smell present inside house. We recommend contacting the Puget Sound Energy to repair. Page 15 of 52

18 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 16 of 52

19 1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. 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 17 of 52

20 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 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. 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 Page 18 of 52

21 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. Page 19 of 52

22 9. Sinks Sink was in operable condition overall. 10. Electrical No GFCI protection present, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Under sink 11. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. Page 20 of 52

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24 1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Laminate wood grain material is in good condition overall. Page 22 of 52

25 1. Condition Laundry Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Exhaust Fans Window only, no vent fan. 3. Dryer 220 V loose. Recommend securing. 4. Washer Materials: Washer faucets were in operable condition, no visible leakage. Washer drain capped off. Noted Page 23 of 52

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27 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material in good condition. Accessible outlets operate. 2. Heating Electric Convector heater operates. Page 25 of 52

28 1. Room Master Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical Outlets are not GFCI protected. Strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. 3. Sinks Sink was in operable condition overall. 4. Exhaust Fans Vent fan operates overall. 5. Floors Laminate wood grain material is in good condition overall. Voids in the caulking/grout where flooring butts against shower/tub, recommend resealing to prevent water penetration that can result in wood decay. Page 26 of 52

29 6. Shower Shower is in good condition overall. Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout. 7. Toilet Toilet was in operable condition overall. Page 27 of 52

30 1. Room Hall Bathroom1 Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical Outlets are not GFCI protected. Strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. 3. Exhaust Fans Vent fan operates overall. 4. Floors Laminate wood grain material is in good condition overall. 5. Shower Shower is in good condition overall. Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout. Page 28 of 52

31 6. Sinks Sink was in operable condition overall. 7. Toilet Toilet was in operable condition overall. Page 29 of 52

32 1. Location Location 1st Left Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Page 30 of 52

33 1. Location Location 2nd Left Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Page 31 of 52

34 1. Location Location 1st Right Bedroom 3 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Page 32 of 52

35 1. Heating Type Gas forced air furnace. Heat/AC 2. Heater Location The furnace is located in the hall closet upstairs. Furnace is Coleman Brand 2 years of age approximately, average life span is 18 to 22 years. Hole at side of furnace. Recommend further investigation by licensed HVAC contractor. Power off to furnace due to electrical panel issues. Furnace operated before power outage. Air flow to registers was not tested at time of inspection. Recommend further investigation. 3. Heating condition Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. 4. Venting Minimum furnace/water heater double wall vent pipe clearance from combustible material is 1". Page 33 of 52

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37 1. Plumbing Plumbing/Water Heater1 Water lines were PEX plastic. Waer lines are Galvanized. Galvanized water lines rust from the inside out and restrict water flow. Average life span for galvanized water lines and 50 years. Drain and waste lines were plastic. Drain and waste lines were galvanized and cast iron. Drain and waste lines are cast iron and plastic 2. Water Heater Condition Heater Type: Tankless gas water heater Location: The heater is located in the attic. Drip leg/sediment trap not installed. Recommend conditions are investigated further by licensed HVAC contractor and conditions corrected as required. No power to water heater. This condition may be due to the power outage at electrical panel. No test to water hot water. Noted Could not check hot water in house. Water heater not on at time of inspection. Recommend further investigation. Page 35 of 52

38 3. Age Less than 1 year of age, average life span is 10 to 12 years. 4. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. 5. Venting Water heater vents into the attic. This condition can allow induces carbon monoxide into the attic. Recommend conditions are investigated further and corrected by licensed plumbing contractor. Page 36 of 52

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40 Plumbing/Water Heater 2 Page 38 of 52

41 1. Location Materials: Located in the laundry room. Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Panel cover screw(s) missing. Multiple breakers tripped during inspection. Power did not return to multiple areas of house. Recommend conditions are investigated further and corrected by licensed electrical contractor. 3. Grounding Grounding is not visible/cannot be traced to source and cannot be verified. Strongly recommend conditions investigated further are corrected by licensed electrical contractor. 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Page 39 of 52

42 1. Foundation Foundation/Crawlspaces Continuous concrete foundation visible portion appeared in good condition overall. Efflorescence observed; this is a mineral deposit left behind from previous exterior water infiltration. 2. Drainage Sump pump did not operate. Unit plugged into extension cord. GFCI Outlet should be installed instead. Recommend further investigation by licensed contractor. Small amount of standing water at east side may be from recent exterior pressure washing. Recommend further investigation. Page 40 of 52

43 3. Framing Slight 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. Testing may include surface sampling and air quality testing. Treating/remediation and correction moisture conditions will help prevent future occurrences. Recommend testing be performed. Post and beam connections not gusseted or strapped, recommend conditions are corrected. Not a requirement at the time of construction 4. Ventilation Ventilation appeared adequate. Page 41 of 52

44 5. Insulation Condition No insulation present, newer requirements are R30 insulation content. 6. Vapor Barrier Vapor Barrier was in place. 7. Rodent No visible indications of Rodent Activity. 8. 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. SW Page 42 of 52

45 Page 43 of 52

46 Foundation Crawlspace 2 Page 44 of 52

47 1. Shutoff Locations Shutoffs Main water shutoff located at east exterior. 2 Furnace gas shutoff is located to the left of the Furnace. Furnace disconnect switch Water heater water line shutoff is located right of the water heater. Page 45 of 52

48 1. Appliances/Equipment Oven Refrigerator Dishwasher Microwave Water Heater Furnace Equipment Furnace Water heater Microwave Page 46 of 52

49 Refrigerator Page 47 of 52

50 1. Carbon Monoxide Carbon Monoxide Detectors As of April 1st 2012 it is required that Carbon monoxide detectors are installed on each level and outside of bedroom areas. Recommend conditions are corrected. Page 48 of 52

51 Glossary Term Air Gap 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. 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 49 of 52

52 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: 1 Siding Condition Wood decay to lower east side. Recommend conditions are investigated further and corrected by licensed contractor. Page 4 Item: 3 Driveway and Walkway Condition Uneven surfaces at sidewalks or, driveways/patios are potential tripping hazards, recommend conditions are corrected. Page 6 Item: 7 Electrical Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. No power to West exterior outlet. Recommend conditions are investigated further and corrected by licensed Electrical contractor. Page 7 Item: 8 Cable Feeds Masthead Wires are too low, this is a serious safety concern. Recommend review by a licensed electrician for repair or replacement, as necessary, prior to close. Roof Page 9 Item: 1 Roof Condition Recommend following conditions are investigated further by licensed roofing contractor and conditions corrected as required. Spongy areas at roof when walked. Patching present. Attic 1 Page 11 Item: 1 Attic Entering attics that are heavily insulated can cause damage to the insulation and attic framing. Attics with deep insulation cannot be safely inspected due to limited visibility of the framing members upon which the inspector must walk. In such cases, the attic is only partially accessed, thereby limiting the review of the attic. Noted Page 50 of 52

53 Page 11 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. Delaminating plywood sheathing, recommend conditions are investigated further and corrected by licensed roofing contractor. Page 12 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. Page 13 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. Page 14 Item: 7 Rodent/Pests Droppings present. Near access. Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. General Interior Note Page 15 Item: 1 General Notes There is a gas smell present inside house. We recommend contacting the Puget Sound Energy to repair. Kitchen Page 20 Item: 10 Electrical No GFCI protection present, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Under sink Laundry Page 23 Item: 3 Dryer 220 V loose. Recommend securing. Master Bathroom Page 26 Item: 2 Electrical Outlets are not GFCI protected. Strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. Hall Bathroom1 Page 28 Item: 2 Electrical Outlets are not GFCI protected. Strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. Heat/AC Page 33 Item: 2 Heater Hole at side of furnace. Recommend further investigation by licensed HVAC contractor. Power off to furnace due to electrical panel issues. Furnace operated before power outage. Air flow to registers was not tested at time of inspection. Recommend further investigation. Page 34 Item: 4 Venting Minimum furnace/water heater double wall vent pipe clearance from combustible material is 1". Plumbing/Water Heater1 Page 51 of 52

54 Page 35 Item: 2 Water Heater Condition Drip leg/sediment trap not installed. Recommend conditions are investigated further by licensed HVAC contractor and conditions corrected as required. No power to water heater. This condition may be due to the power outage at electrical panel. No test to water hot water. Noted Could not check hot water in house. Water heater not on at time of inspection. Recommend further investigation. Page 36 Item: 5 Venting Water heater vents into the attic. This condition can allow induces carbon monoxide into the attic. Recommend conditions are investigated further and corrected by licensed plumbing contractor. Electrical 1 Page 39 Item: 2 Electrical Multiple breakers tripped during inspection. Power did not return to multiple areas of house. Recommend conditions are investigated further and corrected by licensed electrical contractor. Page 39 Item: 3 Grounding Grounding is not visible/cannot be traced to source and cannot be verified. Strongly recommend conditions investigated further are corrected by licensed electrical contractor. Foundation/Crawlspaces Page 40 Item: 2 Drainage Sump pump did not operate. Unit plugged into extension cord. GFCI Outlet should be installed instead. Recommend further investigation by licensed contractor. Small amount of standing water at east side may be from recent exterior pressure washing. Recommend further investigation. Page 41 Item: 3 Framing Slight 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. Testing may include surface sampling and air quality testing. Treating/remediation and correction moisture conditions will help prevent future occurrences. Recommend testing be performed. Post and beam connections not gusseted or strapped, recommend conditions are corrected. Not a requirement at the time of construction Page 42 Item: 8 Plumbing Active leaking occurring at drain, recommend conditions are investigated further and corrected by licensed plumbing contractor. SW Carbon Monoxide Detectors Page 48 Item: 1 Carbon Monoxide As of April 1st 2012 it is required that Carbon monoxide detectors are installed on each level and outside of bedroom areas. Recommend conditions are corrected. Page 52 of 52