FAIRA TRANSPARENCY REPORTS th Ave NE B-3, Kenmore, WA March 28 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 B-3, Kenmore, WA March 28 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 Cover Page RW West Consultants Property Inspection Report Inspection prepared for: Faira Real Estate Agent: - Date of Inspection: 3/27/2017 Time: 1:30 PM Age of Home: 2005 Size: 1650 Weather: Cloudy 49 degrees Order ID: 1693 This inspection report is for condominium unit B3 only. Inspector: Dee Robert Inman License # dee@rwwestconsultants.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 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. Red Notes Denote serious, safety or items that require further investigation Blue notes denote minor or maintenance item Green note denote locations and shutoff valves 1. Attendance In Attendance: Client present No other parties present at inspection. 2. Home Type Home Type: Condominium/Townhouse 3. Occupancy Occupancy: Vacant The utilities were on at the time of inspection. Page 1 of 42

4 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Slate tile siding present. Plywood batten Vinyl siding and shake noted. East Elevation South Elevation 2. Gutters West Elevation Gutters and downspouts appeared in good condition overall. Observations: Debris in gutters, recommend cleaning gutters. North Elevation Page 2 of 42

5 3. Driveway and Walkway Condition Concrete sidewalks appeared in good condition overall. Asphalt driveways appeared in good condition overall. Patio areas appeared in good condition overall. Page 3 of 42

6 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. 6. Grading Grading appeared in good condition overall. Page 4 of 42

7 7. Electrical West yard Exterior outlets operate. Exterior outlets are GFCI protected. Exterior lights attached to the house operate overall. 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 upper right of the meter. Page 5 of 42

8 10. Exterior Faucet Condition Exterior faucets were in operable condition overall. 11. Pressure 70 psi 70 psi Page 6 of 42

9 1. Deck1 West Decks 2. Deck Decking and Visible framing appeared in good condition overall. Guardrail appeared secure. Page 7 of 42

10 1. Roof Condition Roof Architectural Composition shingle. Roof surface is appeared in good condition overall. Inspected from drone. Common area of home owners association. Type Average life span 30 years for this type surface with proper maintenance and care. 2. Chimney Gas B vent appeared in good condition overall, B vent height was adequate overall. Page 8 of 42

11 Page 9 of 42

12 1. Attic Attic 1 There is no attic by design. Observations: Due to the cathedral construction design of this house, the space between the ceiling and roof was not visually inspected and access was limited Page 10 of 42

13 1. General Notes General Interior Note Materials: Windows in the home are Double panel 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 11 of 42

14 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. Page 12 of 42

15 1. Stair Stairs Leading to Main Floor Steps appeared uniform. Handrail appeared secure. Page 13 of 42

16 1. Location Location West Living Room 2. Living Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Window-Wall AC or Heat 4. Fireplace Radiant heat was operable Fireplace is a gas unit. Observations: Gas Shutoff is located inside access panel under glass. Pilot Controls are located inside access panel under glass. Recommend fireplace be serviced by licensed HVAC contractor Fireplace did not operate, recommend conditions are investigated further by licensed HVAC contractor. Page 14 of 42

17 Pilot controls Gas shutoff Page 15 of 42

18 1. Location Location Adjacent to kitchen Dining Room 2. Dining Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. Light fixture operates. Page 16 of 42

19 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 Granite 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. 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 Stove/oven were in operable condition overall. Gas shutoff is located under range Page 17 of 42

20 8. Refrigerator Refrigerator was in operable condition. 9. Sinks Refrigerator temp. Recommend lowering Freezer Temp Sink was in operable condition overall. Observations: Quest type shutoff valves have a high failure rate resulting is leakage, recommend upgrading to a more reliable shutoff valve at some point. Faucet drips while in the off position. Recommend further investigation and corrections by licensed plumber. Page 18 of 42

21 Quest type valves 10. Electrical Outlets are GFCI protected at the counters. 11. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. 12. Heating Heat register operates. Radiant wall heat operates. Page 19 of 42

22 1. Location Upstairs 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. There were no visible indications of plumbing deficiencies overall. 3. Sinks Sink was in operable condition overall. Observations: Stopper did not seal tight or function correctly. 4. Electrical GFI outlets within 6 feet of the sink. 5. Exhaust Fans Vent fan operates overall. 6. Floors Tile Flooring is in good condition overall. 7. Toilet Toilet was in operable condition overall. Page 20 of 42

23 1. Stair Stairs Leading to Bedrooms Steps appeared uniform. Handrail appeared secure. Dent in corner Page 21 of 42

24 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 22 of 42

25 1. Location Upstairs Upstairs Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. There were no visible indications of plumbing deficiencies overall. 3. Exhaust Fans No vent fan. 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. Page 23 of 42

26 6. Doors Observations: Door rubs carpet. Recommend adjustment 7. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 24 of 42

27 1. Location Location West Master Bedroom 2. Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. 3. Heating Radiant wall heat operates. Radiant heat is operable Page 25 of 42

28 1. Location Materials: Bedroom Master Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. There were no visible indications of plumbing deficiencies overall. 3. Electrical GFI outlets within 6 feet of the water sources. 4. Counters 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: Quest type shutoff valves have a high failure rate resulting is leakage, recommend upgrading to a more reliable shutoff valve at some point. 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. Page 26 of 42

29 11. Heating Observations: There is no heat source in this room. Page 27 of 42

30 1. Location Materials: Upstairs Hall Bathroom1 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. There were no visible indications of plumbing deficiencies overall. 3. Electrical GFI outlets within 6 feet of water sources. 4. Counters Tile counter tops are in good condition overall. 5. Cabinets Cabinet doors are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. 7. Floors Tile 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: Quest type shutoff valves have a high failure rate resulting is leakage, recommend upgrading to a more reliable shutoff valve at some point. 10. Toilet Toilet was in operable condition overall. Page 28 of 42

31 11. Heating Observations: There is no heat source in this room. Page 29 of 42

32 1. Location Location East Bedroom 1 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 Radiant wall heat operates. Radiant heat is operable Page 30 of 42

33 1. Stair Stairs Leading Down to Family Room Steps appeared uniform. Handrail appeared secure. Page 31 of 42

34 1. Location Location West 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. 3. Window-Wall AC or Heat Page 32 of 42

35 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. Doors Entry door is in operable condition overall. Observations: Garage door leading to interior (family room only)did not self close. Recommend adjustment or installing self closing hinge for fire protection and to prevent carbon monoxide from entering the living area. 4. Garage Doors Single garage door operates, was on auto opener. Photo cell safety returns operate overall. Tension safety returns operate overall. Page 33 of 42

36 1. Heating Type Heat/AC Radiant hot water convection system zone controlled. Water heater provides hot water to the system. 2. Heater Location The boiler is located in an exterior closet 3. Heating condition Page 34 of 42

37 Plumbing/Water Heater1 1. Plumbing Water lines were CPVC plastic. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Gas Water heater. 50 gallons 3. Age Approximately 4 years of age, average life span is 10 to 12 years. Water temp at sink 112 degrees Page 35 of 42

38 4. Condition Seismic straps are in place. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 36 of 42

39 1. Electrical Electrical AMP Service, #2 Aluminum service entrance wiring. Observations: Panel cover screw missing. 2. Grounding Observations: Grounding not visible is a common condition in condominiums and town homes. 3. Subpanel Materials: Subpanel appeared in good condition. Wiring sizes conform to breaker sizes. Page 37 of 42

40 1. Foundation Foundation/Crawlspaces Concrete slab foundation, no visible indications of unusual settling or damage. Continuous concrete foundation visible portion appeared in good condition overall. Page 38 of 42

41 1. Shutoff Locations Shutoffs Observations: Water Heater gas shutoff is located to the right of the water heater. Water heater water line shutoff is located above the water heater. Stove is located under the stove. Gas fireplace gas shutoff is located inside access panel under glass. Gas Meter shutoff is located at the south side to the lower left of the meter. Could not locate main water shutoff, recommend consulting with owner. Electrical disconnect south side of exterior Gas main shutoff 2 Water heater water line shutoff is located above the water heater. 2 Water Heater gas shutoff is located to the right of the water heater. Page 39 of 42

42 1. Appliances/Equipment Observations: Stove Oven Refrigerator Dishwasher Microwave Disposal Water Heater Washer/dryer combo Equipment 2 Dishwasher 2 Stove 2 Water Heater 2 Microwave Page 40 of 42

43 Refrigerator Washer/Dryer Stacked Page 41 of 42

44 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. Living Room Page 15 Item: 4 Fireplace Fireplace did not operate, recommend conditions are investigated further by licensed HVAC contractor. Master Bathroom Page 27 Item: 11 Heating There is no heat source in this room. Garage Page 33 Item: 3 Doors Garage door leading to interior (family room only)did not self close. Recommend adjustment or installing self closing hinge for fire protection and to prevent carbon monoxide from entering the living area. Shutoffs Page 39 Item: 1 Shutoff Locations Could not locate main water shutoff, recommend consulting with owner. Page 42 of 42