FAIRA TRANSPARENCY REPORTS. January 6 th, 2017

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1 608 State St. South Kirkland, WA FAIR Thank you for your interest in this Faira Certified home. FAIRA TRANSPARENCY REPORTS th Ave NE, A309, Redmond, WA January 6 th, 2017 We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property. You may view more detailed information for this home and can make an offer at All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We re happy you ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team

2 Inspection Report th Ave NE, A309, Redmond, WA Prepared By Lasswell Home Inspection LLC

3 REPORT LIMITATIONS ALL INSPECTIONS ARE PERFORMED IN ACCORDANCE WITH THE WASHINGTON STATE STANDARDS OF PRACTICE FOR HOME INSPECTORS Inspector: Jerome Kukowski - Washington Home Inspector License # WSDA License #86268 This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection. The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct. Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency. Page 2

4 INSPECTION CONDITIONS Inspection Date: 01/04/2017. Inspection Time: Client Name: 10:00 AM. FAIRA. Inspection Address: th Ave NE, A309. City, State, Zip: Redmond, WA Weather: Soil Condition: Clear. Frozen. Outside Temp. in F: Year Built: Building Type: Stories: 1 Orientation: Water Source: Sewage Disposal: Utilities Status: House Occupied? Comments: Condo. The home faces South. Public. Public. All utilities on. No. CLIENT & SITE INFORMATION CLIMATIC CONDITIONS BUILDING CHARACTERISTICS UTILITY SERVICES OTHER INFORMATION The roof, exterior and common areas of the building were not inspected. Because the home was staged there is a chance that there are problems that were not visible due to furniture and other items in the home. Total Fee: $ PAYMENT INFORMATION Page 3

5 KITCHEN - APPLIANCES Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they require connection to facilitate testing. Sink Range/Cooktop & Oven KITCHEN Stainless Steel, Appears serviceable, Faucet appears to operate correctly. Hand sprayer is operational. Electric, Appears to operate correctly. There is no anti-tip bracket installed on the range. This is a safety device that prevents the range from tipping if a heavy load is placed on the open door. Ventilation Refrigerator The range hood/microwave is vented internally. The air drawn in is filter and expelled back into the room through the grill at the top. Fan/Hood operational. The refrigerator was inspected and appears operational. The ice maker was turned off so its operation could not be verified. Dishwasher The dishwasher was inspected appears to operate properly. The air gap is missing from the dishwasher drain line. The air gap prevents drain water from backing up into the dishwasher and possibly contaminating clean dishes. Garbage Disposal Microwave: None installed. Appears to operated correctly, no visible defects were found. Counters & Cabinets: Stone counters. No visible defects were found. All cabinet drawers and doors were opened and no visible defects were found Switches, Fixtures & Outlets: The kitchen counter outlets are not GFCI protected. While this was not required at the time the house was built it is an easy safety upgrade which can prevent a life threatening shock. Page 4

6 LAUNDRY Laundry appliances are not moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned. Location: LAUNDRY Bathroom. Condition: Washing Machine: Dryer: The electrical and plumbing connections were behind the stacked washer/dryer and were not visible for inspection. Appears to operate correctly, no visible defects were found. Electric, Appears to operate correctly, no visible defects were found. Page 5

7 INTERIOR The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. Main Entry Door: Other Exterior Doors: Interior Doors: No visible defects. INTERIOR All exterior doors were inspected and no visible defects were found. Door stops are missing on the following doors: bedrooms. I recommend adding door stops to prevent damage to the drywall. The guides are broken or missing at the bottom of the following closet doors: bedroom. Windows: Interior Walls: Ceilings: Floors: Smoke/Fire & CO Detectors: Vinyl clad, double pane construction. No visible defects were found with the windows. Drywall, General condition appears good. Drywall, General condition appears good. Carpet, Vinyl, General condition appears good. Smoke alarms were present in all locations required by current safety standards. Smoke alarms are not tested during the course of a home inspection. Carbon monoxide alarms were present on every floor of the home. Page 6

8 BATHROOMS BATHROOM Condition of Sink: No visible defects were found. The vanity cabinet has water damage from a past leak. The cabinet is currently dry and no leaks were found during the inspection. Condition of Toilet: Operation appears normal, no visible defects were found. Tub, Shower, Plumbing Fixtures: The shower valve is not working correctly. It turns on both directions and goes full hot before going warm. This is usually due to a valve cartridge problem. I recommend contacting a licensed plumber for repairs. Tub, Shower & Walls: Bath Ventilation No visible defects found in tub or shower enclosure. Appears adequate. Page 7

9 HEATING - AIR CONDITIONING The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector. NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy. Location of Primary Unit: System Type: Fuel Type & Notes: Primary Unit: Normal Controls: Wall. HEATING SYSTEM DESCRIPTION Baseboard, Forced air wall heaters. Electric. HEATING SYSTEM CONDITION All baseboards & wall heaters were tested and were working at the time of the inspection. Operation appears normal. Electric wall heater require very little maintenance, however annually your should remove the front grill and vacuum any dust or debris from the inside of the heaters. This is important and should not be overlooked. A buildup of dust and debris within the heater could lead to a fire. Before removing the front grill be sure to shut off the power to the heaters at the breaker panel. It is important to never place anything in front of the heaters that will block the flow of air. This could cause the heater to overheat and catch fire. You should maintain a minimum of three feet of clearance in front of the heaters. Combustible materials should never be placed in front of the heaters. Page 8

10 ELECTRICAL SYSTEM Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly. Type & Condition: Panel Location SERVICE Underground service, 125 Amps, Circuit breakers, No visible defects. ELECTRICAL PANELS Bedroom. Inspector Notes: Circuit and wire sizing correct so far as visible. There are one or more opening(s) in the panel cover where breakers were removed that need blank cover(s) installed to prevent accidental contact with the energized bus bars. The circuits in the panel are not fully labeled. It is important to have the circuits labeled so the power can be shut off in the event of an emergency. I recommend contacting a licensed electrician to install anti-oxidant grease at all aluminum wiring connection in the panel. This wasn't done on many older panels but it is required now because the corrosion on aluminum wiring has a high resistance which can lead to overheating of the connections. Page 9

11 The neutral and ground conductors have been connected to the same terminal bar. These should never be connected outside of the main panel which is outside at the meter. I recommend contacting a licensed electrician for further evaluation and repairs as necessary. Grounding Entrance Cables: Branch Wiring: Condition: A ground conductor was present in the panel but I was not able to confirm the existence of an exterior grounding rod or ground connection to the plumbing. Aluminum- OK. CONDUCTORS Copper, Aluminum (240 volt OK), Appears serviceable. SWITCHES, OUTLETS & FIXTURES The outlets in the following locations have reversed polarity: NW bedroom north wall, bathroom. I recommend contacting a licensed electrician for repairs. Outlets over baseboard heaters were found in the following locations: bedrooms. Outlets should not be installed over baseboard heaters because cords can fall into the heater, melt and cause a fire. Ground Fault Circuit Interrupter (GFCI) outlets are required by current safety codes for kitchen counters, bathrooms, exterior locations and garages. While this may not have been required when the home was built I recommend the installation of GFCI protections in the following locations: bathrooms, exterior, kitchen. REVERSED POLARITY in an outlet is simply the improper connection of wires to the outlet itself, and is easily correctable. Because of the nature of this work however, I suggest if you do not know what you are doing you should leave the repair to a licensed electrician. Some electronic appliances sustain damage when connected to reversed polarity outlets. Also reversed polarity can increase the risk of electric shock because when an appliance is plugged into an outlet with reversed polarity the switch will turn off the neutral side of the circuit instead of the hot side. This means that there is electricity still in the appliance even though it is shut off. GFCI or Ground Fault Circuit Interrupt outlets are a safety device that can prevent a life threatening shock by immediately shutting off power to an outlet. When many older homes were built GFCI outlets were not required. They are required on all new construction around sinks in kitchens and bathrooms and on outdoor outlets. It is easy and relatively inexpensive to upgrade to GFCI outlets and could possible save your life. However, like all electrical work if you don't know what you are doing, leave it to the professionals. Page 10

12 PLUMBING Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve which should be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor a catch pan should be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improper installations should be corrected. Material: Condition: Copper. MAIN LINE The main shut off is located water heater closet. The main line is 1" in diameter. The main shut off valve was not tested. No visible defects. Material: Condition: Material: Condition: Copper. SUPPLY LINES Most of the supply plumbing is not visible because of the ceiling and wall finish. No visible defects could be found. Plastic. WASTE LINES Most of the waste plumbing is not visible because of the ceiling and wall finish. No visible defects could be found. Page 11

13 Type: WATER HEATER Electric. Size: Location: Water Temp. Condition 50 Gallons. Closet. 135 Degrees. The generally accepted maximum safe water temperature is 120 degrees. Water temperature in excess of 120 degrees can cause scalding. I recommend resetting the thermostat on the water heater so the temperature is 120 degrees or below. The water heater was manufactured in Water heaters typically have a life expectancy of years. The water heater is near the end of its life and will need to be replaced soon. A temperature and pressure relief valve is present at the water heater. I recommend installing a flood alarm for the water heater. These can be purchased in most hardware stores for less than $20 and can save you thousands in damages if the water heater leaks. Page 12