FAIRA TRANSPARENCY REPORTS th Ave NE, Kirkland, WA February 16, 2018

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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 February 16, 2018 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: Faira - Date of Inspection: 2/14/2018 Time: 1:30 PM Age of Home: 1977 Size: 2190 Weather: Cloudy 42 degrees Order ID: 3266 Front door faces west 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: Daylight Basement One Story Page 1 of 57

4 1. Exterior Note North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 West Elevation 2 North Elevation 2 South Elevation 2 East Elevation Page 2 of 57

5 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Cedar Bevel and horizontal T&G Siding Brick siding appeared in good condition. Some cracking noted at brick veneer. Recommend further investigation and repairs and sealing to prevent moisture intrusion and spalling. Hole at east side from previous vent. Recommend sealing to prevent moisture and pest intrusion Some cracking noted at brick veneer grout. Hole at east side from previous vent 2. Gutters Gutters and downspouts appeared in good condition overall. 3. Driveway and Walkway Condition Asphalt driveways appeared in good condition overall. Cracking at the driveway/sidewalk does not appear unusual. Page 3 of 57

6 4. Soffit Soffits and eaves appeared in good condition overall. East patio/driveway 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. Page 4 of 57

7 6. Grading Grading appeared in good condition overall. Foliage is touching the siding, recommend clearance is achieved as this is a conducive condition for wood destroying organisms and pests West yard North yard Page 5 of 57

8 7. Electrical Foliage touching house Exterior outlets operate overall Exterior lights attached to the house operate overall. Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. 8. Cable Feeds Materials: Primary Service is Underground Service Lateral 9. Gas Condition Meter located at South side. Main Gas shutoff is located to the lower left of the meter. Page 6 of 57

9 Main Gas Shutoff 10. Exterior Faucet Condition Exterior faucets were in operable condition overall. 11. Pressure 80 psi 12. Gate Condition 80 psi Materials: Wood Fences are NOT INCLUDED as part of a home inspection. Page 7 of 57

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11 1. Porch1 West Porches 2. Porch Concrete porch/porches appeared in good condition Guardrail appeared secure. Handrail appeared secure. Brick facing is separating from porch. Recommend further investigation and repairs. Page 9 of 57

12 1. Deck1 East Deck 1 2. Deck Decking and Visible framing appeared in good condition overall. Guardrail appeared secure. Recommend sealing deck wood surfaces. No blocking between joists where they rest on beam, recommend conditions are corrected to prevent lateral movement Page 10 of 57

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14 1. Roof Condition Roof Standing seam metal roof surface, average life span is 40 years. Roof surface is appeared in good condition overall. Inspected with Drone Maintenance Tip: Roof design has many peaks and valleys; keep roof cleared of debris to extend life of roof. Overhanging trees allow rodents to access roof penetrations potentially causing rodent activity at attics. Trees overhanging roof Page 12 of 57

15 2. Flashing Flashing appeared in good condition overall. 3. Chimney Brick masonry chimney appeared in good condition overall, chimney height was adequate overall. Moss on chimney recommend alleviating to prevent spalling Page 13 of 57

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17 1. Attic Attic access is located in the entry Attic 1 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Page 15 of 57

18 3. Ventilation Ventilation appeared adequate overall. Under eave soffit inlet vents noted. 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. 5. Electrical Electrical switch/junction Box Covers missing or damaged, which is a potential shock is hazard, recommend cover plates are installed as a safety precaution. Wire nutted electrical connections not in junction boxes, is a potential shock hazard. Recommend installing cover plates Page 16 of 57

19 6. Insulation Condition Encapsulated fiberglass batts noted. Vermiculite insulation present. Depth: Insulation averages approximately 4 inches, estimated R value 13. Newer requirements are R49 insulation content. Vermiculite insulation present; this type of insulation may contain asbestos. Recommend conditions are investigated further. Strongly recommend not disturbing and further investigation. Proper respirator should be used by anyone entering the attic area. Page 17 of 57

20 7. Rodent/Pests No visible indications of Rodent Activity. Page 18 of 57

21 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Tile floor is in good condition. 2. Electrical Light fixture did not operate, recommend conditions are investigated further and corrected as required, possible blown bulb. 3. Floor Broken tile. Recommend transition to prevent damage. Page 19 of 57

22 1. Location Location West Living Room 2. Living Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. 3. Fireplace Fireplace was wood burning type. Damper is in place. Insert present, appeared in operable condition. Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Page 20 of 57

23 1. Location Location East Dining Room 2. Dining Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. Page 21 of 57

24 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is wood. 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 Formica counter is in fair condition overall. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal Disposal operates overall. 5. Dishwasher Dishwasher was in operable condition. 6. Stove/Oven Stove/oven were in operable condition overall. Page 22 of 57

25 7. Refrigerator Refrigerator was in operable condition. Handle missing at refrigerator Refrigerator temp Freezer temp 8. Sinks Handle missing at refrigerator Sink was in operable condition overall. Flex drain observed, these are subject to frequent clogging. Page 23 of 57

26 9. Electrical GFCI protected receptacles may not have been required when the house was built., strongly recommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources. 10. Vent Condition Vent fan appears to exhaust to the exterior. Light is inoperable, may be a blown bulb 11. Heating Heat register operates. Page 24 of 57

27 1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Wood flooring is in good condition overall. Cabinet doors and drawers in operable condition Page 25 of 57

28 1. Location Hallway Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Washer and dryer connections not visible. No inspection was conducted 3. Exhaust Fans Current guidelines state that either exhaust fan or window should be in laundry Room to ensure ventilation of moisture. Page 26 of 57

29 1. Location Location Northwest Master Bedroom 2. Bedroom Walls and ceilings appear in good condition overall. Flooring is wood in good condition overall. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. 4. Ceiling Fan Materials: Ceiling Fan was in operable condition overall Page 27 of 57

30 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 Granite counter tops are in good condition. 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Sinks Sink was in operable condition overall. 7. Exhaust Fans Vent fan operates overall. 8. Floors Tile Flooring is in good condition overall. 9. Shower Shower is in good condition overall. Shower door is in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. Page 28 of 57

31 1. Location Materials: Upstairs Hall Bathroom1 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Electrical GFCI protected receptacles may not have been required when the house was built. Recommend upgrading with GFCI's at all receptacles near water sources as a safety precaution 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 Engineered wood flooring is in good condition overall. Page 29 of 57

32 8. Tub Tub and shower were in good condition overall. 9. Shower Missing transition Voids in the caulking/grout where shower walls rest on tub, recommend resealing. 10. Sinks Voids at grout Sink was in operable condition overall. Leak noted at galvanized piping. Recommend further investigation and repairs by licensed plumbing contractor. Page 30 of 57

33 Leak noted at galvanized piping 11. Toilet Toilet was in operable condition overall. 12. Heating Heat register operates. Page 31 of 57

34 1. Location Location 1st Right Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. Page 32 of 57

35 1. Location Location Northeast Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. 4. Doors Closet doors not installed. Page 33 of 57

36 1. Location Location Southeast basement Basement Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Light fixture operates. Page 34 of 57

37 1. Kitchen Room Basement 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 Formica counter is in fair condition overall. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal There is no disposal. 5. Dishwasher There is no diswasher 6. Stove/Oven There is no stove 7. Refrigerator Refrigerator was in operable condition. Page 35 of 57

38 8. Sinks Refrigerator temp Sink was in operable condition overall. Freezer temp 9. Electrical GFCI protected receptacles may not have been required when the house was built., strongly recommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources. Page 36 of 57

39 1. Location Materials: Basement Basement 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 water sources. 4. Cabinets Cabinet doors are in operable condition overall. 5. Exhaust Fans Vent fan operates overall. 6. Floors Tile Flooring is in good condition overall. 7. Tub Jetted tub was in good condition overall. Access panel to tub equipment is located at the tub front Page 37 of 57

40 8. Shower Shower is in good condition overall. 9. Sinks Sink was in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. Page 38 of 57

41 1. Bedroom Room Basement Bedroom 1 Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 2. Heating Heat register operates. Page 39 of 57

42 1. Location Basement bathroom Basement Laundry Room 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Exhaust Fans Vent fan operates overall. 4. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. 5. Floor Condition Tile Flooring is in good condition overall. 6. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 40 of 57

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44 1. Utility Room Utility Room Walls and ceilings appear in good condition overall. Flooring is concrete in good condition. Accessible outlets operate. Light fixture operates. 2. Electrical Junction box cover plates missing, recommend correction as a safety precaution. Page 42 of 57

45 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. Breaches in fire protect protection at ceiling, recommend sealing as a safety precaution. Minor condition to correct Recommend insulating water lines in the garage to prevent freezing from occurring. 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. Cracking at the floor does not appear unusual. 3. Electrical Breach in fire protection Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution Light Fixture did not operate, possible blown bulb, recommend further investigation. Page 43 of 57

46 4. Garage Doors Garage door/doors did not operate, recommend conditions are investigated further and corrected as required. Garage door disconnected Page 44 of 57

47 1. Heating Type Gas forced air furnace. Heat/AC 2. Heater Location The furnace is located in the basement Furnace is Trane brand 10 years of age approximately, average life span is 18 to 22 years. 3. Heating condition Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. Drip leg/sediment trap not installed. Recommend conditions are investigated further by licensed HVAC contractor and conditions corrected as required. All heat registers tested and have heat Page 45 of 57

48 4. Venting Combustion air venting in furnace room: There are two gas fuel-burning appliances in the basement utility/furnace room: water heater and furnace. All fuel-burning appliances must be provided with enough fresh air for proper combustion and ventilation of flue gases. In this home, these appliances are using indoor air for ventilation and combustion. Other than the door--there is no visible venting into the utility/furnace room. With the door closed--there may be a lack of combustion air resulting in hazardous Carbon Monoxide (CO) into the dwelling living areas. Recommend conditions are investigated further by licensed HVAC contractor. Vent pipe from the natural draft gas furnace fails to rise 1/4" per foot and may need re-locating or a power vent be installed. Recommend a licensed HVAC contractor inspect further and repair as needed. 5. Filters Location: Filter located at bottom section of furnace The furnace filter is dirty. Filters clean the air before it passes through the blower and heat exchanger. This helps to keep these furnace components working efficiently. Dirty Filters lessen life span of the Heating/AC equipment. It is recommended to change the filter and then regular inspection & maintenance is advised. Filter location Page 46 of 57

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50 1. Plumbing Plumbing/Water Heater1 Water lines were copper inside the home and galvanized from house to meter. 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 are cast iron and plastic Sewer scoping is recommended by licensed company due to age of home or trees in proximity of drain line. 2. Water Heater Condition Heater Type: Gas Water heater. 50 gallons Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Water heater vent uses a Vent A T instead of a WYE connection. Recommend further investigation by licensed plumbing/hvac contractor. 3. Age Approximately 3 years of age, average life span is 10 to 12 years. Page 48 of 57

51 4. Condition Seismic straps are in place. Expansion tank is in place. Water heater has drip pan in place. Drip pan does not have outlet drain to exterior, recommend outlet drain be installed or leak alarm sensor 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 49 of 57

52 1. Location Materials: Located in basement family room 2. Electrical Electrical 1 Unable to remove panel cover. Painted and caulked in place. Unable to remove top right screw. Recommend further evaluation by licensed electrician. 3. Grounding Electrical service is grounded and bonded. 4. Wiring Type Knob and tube wiring present. Some insurance companies will not insure homes with knob and tube wiring. Recommend consulting with your insurance provider. Page 50 of 57

53 1. Foundation Foundation/Crawlspaces Continuous concrete foundation visible portion appeared in good condition overall. Basement and concrete slab foundation. 2. Framing Unsupported beam end in utility room. Recommend further investigation and corrections. Unsupported beam end in utility room Page 51 of 57

54 1. Shutoff Locations Shutoffs Water Heater gas shutoff is located to the left of the water heater. Water heater water line shutoff is located above the water heater. Furnace gas shutoff is located to the left of the furnace. Furnace disconnect is located to the left of the furnace. 2 Furnace gas shutoff is located to the left of the furnace. 2 Furnace disconnect is located to the left of the furnace. 2 Water heater water line shutoff is located above the water heater. 2 Water Heater gas shutoff is located to the left of the water heater. Page 52 of 57

55 1. Appliances/Equipment Stove Refrigerator Dishwasher Disposal Water Heater Furnace Washer Dryer Equipment 2 Refrigerator 2 Dishwasher 2 Stove 2 Disposal Page 53 of 57

56 2 Dryer 2 Washer 2 Water Heater 2 Furnace Basement Washer Basement Dryer Page 54 of 57

57 Glossary Term Combustion Air Expansion Tank GFCI TPR Valve Valley Definition Glossary The ductwork installed to bring fresh outside air to the furnace and/or hot water heater. Normally, two separate supplies of air are brought in: one high and one low. 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 The internal angle formed by the junction of two sloping sides of a roof. Page 55 of 57

58 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 3 Item: 1 Siding Condition Hole at east side from previous vent. Recommend sealing to prevent moisture and pest intrusion Page 6 Item: 7 Electrical Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. Attic 1 Page 16 Item: 5 Electrical Electrical switch/junction Box Covers missing or damaged, which is a potential shock is hazard, recommend cover plates are installed as a safety precaution. Wire nutted electrical connections not in junction boxes, is a potential shock hazard. Recommend installing cover plates Page 17 Item: 6 Insulation Condition Vermiculite insulation present; this type of insulation may contain asbestos. Recommend conditions are investigated further. Strongly recommend not disturbing and further investigation. Proper respirator should be used by anyone entering the attic area. Living Room Page 20 Item: 3 Fireplace Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Kitchen Page 24 Item: 9 Electrical GFCI protected receptacles may not have been required when the house was built., strongly recommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources. Hall Bathroom1 Page 29 Item: 3 Electrical GFCI protected receptacles may not have been required when the house was built. Recommend upgrading with GFCI's at all receptacles near water sources as a safety precaution Page 30 Item: 10 Sinks Leak noted at galvanized piping. Recommend further investigation and repairs by licensed plumbing contractor. Basement Kitchen Page 36 Item: 9 Electrical GFCI protected receptacles may not have been required when the house was built., strongly recommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources. Utility Room Page 42 Item: 2 Electrical Junction box cover plates missing, recommend correction as a safety precaution. Garage Page 56 of 57

59 Page 43 Item: 1 Condition Breaches in fire protect protection at ceiling, recommend sealing as a safety precaution. Minor condition to correct Recommend insulating water lines in the garage to prevent freezing from occurring. Page 44 Item: 3 Electrical Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution Light Fixture did not operate, possible blown bulb, recommend further investigation. Page 44 Item: 4 Garage Doors Garage door/doors did not operate, recommend conditions are investigated further and corrected as required. Heat/AC Page 46 Item: 4 Venting Combustion air venting in furnace room: There are two gas fuel-burning appliances in the basement utility/furnace room: water heater and furnace. All fuel-burning appliances must be provided with enough fresh air for proper combustion and ventilation of flue gases. In this home, these appliances are using indoor air for ventilation and combustion. Other than the door--there is no visible venting into the utility/furnace room. With the door closed--there may be a lack of combustion air resulting in hazardous Carbon Monoxide (CO) into the dwelling living areas. Recommend conditions are investigated further by licensed HVAC contractor. Vent pipe from the natural draft gas furnace fails to rise 1/4" per foot and may need re-locating or a power vent be installed. Recommend a licensed HVAC contractor inspect further and repair as needed. Plumbing/Water Heater1 Page 48 Item: 2 Water Heater Condition Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Water heater vent uses a Vent A T instead of a WYE connection. Recommend further investigation by licensed plumbing/hvac contractor. Page 49 Item: 4 Condition Drip pan does not have outlet drain to exterior, recommend outlet drain be installed or leak alarm sensor Electrical 1 Page 50 Item: 2 Electrical Unable to remove panel cover. Painted and caulked in place. Unable to remove top right screw. Recommend further evaluation by licensed electrician. Page 50 Item: 4 Wiring Type Knob and tube wiring present. Some insurance companies will not insure homes with knob and tube wiring. Recommend consulting with your insurance provider. Foundation/Crawlspaces Page 51 Item: 2 Framing Unsupported beam end in utility room. Recommend further investigation and corrections. Page 57 of 57