FAIRA TRANSPARENCY REPORTS th Ave, Seattle, WA April 28 th, 2017

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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. April 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 Date of Inspection: 4/27/2017 Time: 9:00 AM Age of Home: 1992 Size: 3000 Weather: Cloudy 45 degrees Order ID: 1883 Front door faces East for orientation purposes only. Inspector: Dee Robert Inman License #

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: Seller present 2. Home Type Home Type: Two Story 3. Occupancy Occupancy: Occupied - Furnished The utilities were off at the time of inspection. Page 1 of 61

4 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Stucco overlay present. Stucco was installed over existing stucco with 1-1/2" foam board insulation board with new vapor barrier and Hardie board. Plaster was then applied to Hardie board. Existing stucco was skim coated prior to installation of products. All products were adhered with adhesive. Installation was new at the time of inspection. Observations: Stucco is in ground contact at several areas, garage front and various areas. Recommend further investigation by licensed stucco inspector into moisture intrusion. Recommend verification of stucco technique used (see above description) by licensed stucco inspector. East Elevation South Elevation North Elevation West Elevation Page 2 of 61

5 2. Gutters Correct kick out flashings in place Gutters and downspouts appeared in good condition overall. 3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. Page 3 of 61

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. All openings appeared to have correct head flashings Page 4 of 61

7 6. Grading Grading appeared in good condition overall. East yard South yard North yard West yard Page 5 of 61

8 7. Electrical 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 lower left of the meter. Page 6 of 61

9 10. Exterior Faucet Condition Exterior faucets were in operable condition overall. 11. Pressure 12. Gate Condition 60 psi Materials: Wood Observations: Fences are NOT INCLUDED as part of a home inspection. Page 7 of 61

10 13. Retaining Wall Concrete retaining walls. Retaining Walls appeared in good condition overall. Page 8 of 61

11 1. Deck1 North East upper. Master bedroom Decks 2. Deck Deck surface is covered with water proof membrane, appeared in good condition overall. Guardrail appeared secure. Underside of deck was covered and framing was not visible. Page 9 of 61

12 1. Deck1 East Deck 2 2. Deck Deck surface is covered with water proof membrane, appeared in good condition overall. Guardrail appeared secure. Underside of deck was covered and framing was not visible. Page 10 of 61

13 1. Stair Exterior Stairs Steps appeared uniform. Observations: There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. Page 11 of 61

14 1. Roof Condition Roof Architectural Composition shingle. Installed in 2016 Roof surface is appeared in good condition overall. Inspected from drone. Type Average life span 30 years for this type surface with proper maintenance and care. Page 12 of 61

15 2. Flashing Flashing appeared in good condition overall. 3. Skylights Correct kick out flashings in place Skylights appeared sealed, no visible indications of leakage. 4. Chimney Gas B vent appeared in good condition overall, B vent height was adequate overall. Chimney appeared in good condition overall. Chimney is capped off and non functional. Page 13 of 61

16 Page 14 of 61

17 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 15 of 61

18 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 16 of 61

19 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Page 17 of 61

20 1. Location Location East Living Room 2. Living Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. 3. Fireplace Fireplace is a gas unit. Fireplace appeared in operable condition. Observations: Pilot Controls are located inside access panel under glass. There was no visible gas shutoff, strongly recommend conditions are investigated further and corrected as required by licensed HVAC contractor. Page 18 of 61

21 Pilot controls Fireplace was operational Page 19 of 61

22 1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is concrete. Heat register present. Accessible outlets operate. Page 20 of 61

23 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is concrete. 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. Stove/Oven Cook top was in operable condition overall. Oven was in operable condition overall. Page 21 of 61

24 7. Refrigerator Refrigerator was in operable condition. 8. Sinks Sinks are in operable condition overall. 9. Electrical Outlets are GFCI protected at the counters. Observations: Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. East wall Reverse polarity Page 22 of 61

25 1. Location Materials: 1st Floor 1st Floor 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 sink. 4. Counters Travertine counter tops are in good condition. 5. Cabinets Cabinet doors 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. Tub Tub and shower were in good condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating Radiant floor heat operates. Page 23 of 61

26 1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Accessible outlets operate. Page 24 of 61

27 1. Location 1st Floor 1st Floor Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. There were no visible indications of plumbing deficiencies overall. 3. Exhaust Fans Window only, no vent fan. 4. Dryer Dryer appeared to exhaust to the exterior. Dryer is gas unit. 5. Floor Condition Tile Flooring is in good condition overall. 6. Heating Radiant floor heat operates. Page 25 of 61

28 7. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 26 of 61

29 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 27 of 61

30 1. Location Location Northeast Master Bedroom 2. Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Light fixture operates. 3. Electrical Observations: Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Reverse polarity Reverse polarity Page 28 of 61

31 4. Heating Radiant floor heat operates. Reverse polarity Page 29 of 61

32 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. Reversed polarity 4. Counters Granite counter tops are in good condition. 5. Cabinets Cabinet doors are in operable condition overall. 6. Sinks Sinks are in operable condition overall. Page 30 of 61

33 7. Exhaust Fans Vent fan operates overall. 8. Floors Concrete Flooring is in good condition overall. 9. Tub Tub was in good condition overall. 10. Shower Shower is in good condition overall. 11. Toilet Toilet was in operable condition overall. 12. Heating Radiant floor heat operates. Page 31 of 61

34 1. Location Location Northeast 1st floor 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 floor heat operates. Page 32 of 61

35 1. Location Location North 1st floor Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Radiant floor heat operates. Page 33 of 61

36 1. Location Location Southwest upstairs Media 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. Electrical Observations: Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Reverse polarity Reverse polarity Page 34 of 61

37 Reverse polarity Page 35 of 61

38 1. Stair Stairs Leading to ADU Steps appeared uniform. Handrail appeared secure. Page 36 of 61

39 1. Location Location Northwest ADU Kitchen and Living Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain in good condition. Heat register present. Accessible outlets operate. Light fixture operates. Cabinet doors and drawers are in operable condition overall. 3. Window-Wall AC or Heat Convection heaters are operational 4. Window Deficiencies Observations: Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Page 37 of 61

40 5. Cabinets Failed seal at kitchen window Cabinet doors and drawers are in operable condition overall. 6. Counter Condition Granite counter tops are in good condition. 7. Stove/Oven Stove/oven were in operable condition overall. Observations: No vent hood installed. Recommend installation to prevent excess moisture and cooking greases in unit 8. Refrigerator Refrigerator was in operable condition. Page 38 of 61

41 9. Sinks Refrigerator temp Freezer temp Sink is operational Page 39 of 61

42 1. Room ADU Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of water sources. 3. Counters Marble counter tops are in good condition overall. 4. Cabinets Cabinet doors and drawers are in operable condition overall. 5. Exhaust Fans Vent fan operates overall. 6. Floors Tile Flooring is in good condition overall. 7. Tub Tub and shower were in good condition overall. Observations: The tub drains slow, recommend conditions are investigated further and corrected. 8. Sinks Sink was in operable condition overall. Observations: Sink drains slow, recommend conditions are corrected. 9. Toilet Toilet was in operable condition overall. Observations: Leaks at shutoff valve. Recommend further investigation and corrections Page 40 of 61

43 10. Heating Electric Convector heater operates. Leaks Page 41 of 61

44 1. Bedroom Room ADU Loft Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Observations: Recommend railing for safety Page 42 of 61

45 1. Location Garage Laundry ADU Unit 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. There were no visible indications of plumbing deficiencies overall. 3. Dryer Dryer appeared to exhaust to the exterior. Dryer is gas unit. There is both 220 volt electric service and gas service for gas or electric dryer. 4. Floor Condition Concrete Flooring is in good condition overall. 5. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 43 of 61

46 Page 44 of 61

47 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. Observations: Breaches in fire protect protection at ceiling and wall, recommend sealing as a safety precaution. Minor condition to correct 2. Floor Condition Breaches in fire protection Materials: Flooring is concrete, appeared in good condition overall. 3. Doors Entry door is in operable condition overall. 4. Garage Doors Recommend fire taping Double garage door was in operable condition, was on auto opener. Photo cell safety returns operate overall. Tension safety returns operate overall. Page 45 of 61

48 Page 46 of 61

49 1. Heating Type Heat/AC Radiant hot water in floor system zone controlled. Water heater provides hot water to the system. 2. Heater Location Tankless water heater and manifolds are located in the utility room Individual zone controlled located in each room. Furnace is Navien Brand. 7 years of age approximately, average life span is 18 to 22 years. 3. Heating condition Observations: Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. Radiant floor heat is operational throughout Page 47 of 61

50 4. Venting Page 48 of 61

51 1. Plumbing Plumbing/Water Heater1 Water lines were copper. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Gas Water heater. 50 gallons Location: The heater is located in the laundry room. Observations: Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. 3. Age Observations: Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. Approximately 19 years of age, average life span is 10 to 12 years. Page 49 of 61

52 4. Condition Observations: Seismic straps are not in place/ improperly installed. Normally there should be seismic straps installed at the upper and lower one thirds of the tank. Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed plumbing contractor. Water heater does not have a drip pan, at a minimum, recommend installing leak alarm sensor at the base of the water heater. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Observations: Temperature and pressure relief valve ends on the side of the tank, at a minimum it should route to within 6 inches of the floor or to the exterior as a safety precaution to prevent accidental scalding from occurring. Page 50 of 61

53 1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Double tap neutrals Page 51 of 61

54 Double tap neutrals 3. Grounding Electrical service is grounded and bonded. 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Observations: White neutral wires connected to circuit breakers should be black or red taped to designate they are hot, recommend further investigation and correction by licensed electrical contractor. Neutral busbar double taps were not allowable after Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque-- especially if two different size conductors are used. Conditions can result in the breaker tripping because of the loose connection [current exceeding the rating of the breaker]. Conditions can result in over heating and possible fire. Strongly recommend conditions are investigated further corrected as required by licensed electrical contractor. Page 52 of 61

55 1. Location Bedroom 2 1st floor Foundation/Crawlspaces 2. Foundation Continuous concrete foundation visible portion appeared in good condition overall. 3. Drainage Crawlspace area was dry, there were no visible indications of standing water presently 4. Framing Visible framing appeared in good condition overall. Page 53 of 61

56 5. Ventilation Ventilation appeared adequate. 6. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages about 6 inches in depth; estimated R value 19, newer requirements are R30 insulation content. Observations: Vapor retarder/barrier installed wrong side up. This condition can result in condensate moisture and cause mold and fungus. Recommend conditions are corrected. Spot checking areas no visible fungus found Page 54 of 61

57 7. Vapor Barrier Vapor Barrier was in place. Incorrect installation 8. Rodent No visible indications of Rodent Activity. Page 55 of 61

58 1. Shutoff Locations Shutoffs Observations: Water Heater gas shutoff is located to the left of the water heater. Water heater water line shutoff is located above the water heater. Tankless radiant gas shutoff is located below the heater. Could not locate main water shutoff, recommend consulting with owner. 2 Water Heater gas shutoff is located to the left of the water heater. 2 Water heater water line shutoff is located above the water heater. Water heater gas shutoff is located below the unit. 2 Furnace disconnect is located to the right of the furnace. Page 56 of 61

59 1. Appliances/Equipment Observations: Stove Oven Refrigerator Dishwasher Water Heater Tankless heating unit Washer Dryer Equipment 2 Washer 2 Dryer 2 Refrigerator 2 Oven Page 57 of 61

60 Cooktop 2 Dryer main house 2 Washer main house 2 Water Heater Tankless heating unit Page 58 of 61

61 1. Water Heater Condition Heater Type: Tankless gas water heater Plumbing/Water Heater 2 2. Age Approximately 7 years of age, average life span is 15 to 20 years. Tankless water heater average life span is 15 to 20 years. 3. Condition Expansion tank is in place. 4. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 59 of 61

62 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 2 Item: 1 Siding Condition Stucco is in ground contact at several areas, garage front and various areas. Recommend further investigation by licensed stucco inspector into moisture intrusion. Recommend verification of stucco technique used (see above description) by licensed stucco inspector. Exterior Stairs Page 11 Item: 1 Stair There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. Living Room Page 18 Item: 3 Fireplace There was no visible gas shutoff, strongly recommend conditions are investigated further and corrected as required by licensed HVAC contractor. Kitchen Page 22 Item: 9 Electrical Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. East wall Master Bedroom Page 28 Item: 3 Electrical Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Media Room Page 34 Item: 3 Electrical Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. ADU Kitchen and Living Room Page 38 Item: 7 Stove/Oven No vent hood installed. Recommend installation to prevent excess moisture and cooking greases in unit ADU Bathroom Page 40 Item: 9 Toilet Leaks at shutoff valve. Recommend further investigation and corrections ADU Loft Page 42 Item: 1 Bedroom Room Recommend railing for safety Garage Page 45 Item: 1 Condition Breaches in fire protect protection at ceiling and wall, recommend sealing as a safety precaution. Minor condition to correct Plumbing/Water Heater1 Page 49 Item: 2 Water Heater Condition Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Page 60 of 61

63 Page 49 Item: 3 Age Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. Approximately 19 years of age, average life span is 10 to 12 years. Page 50 Item: 4 Condition Seismic straps are not in place/ improperly installed. Normally there should be seismic straps installed at the upper and lower one thirds of the tank. Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed plumbing contractor. Water heater does not have a drip pan, at a minimum, recommend installing leak alarm sensor at the base of the water heater. Page 50 Item: 5 TPRV Condition Temperature and pressure relief valve ends on the side of the tank, at a minimum it should route to within 6 inches of the floor or to the exterior as a safety precaution to prevent accidental scalding from occurring. Foundation/Crawlspaces Page 54 Item: 6 Insulation Condition Vapor retarder/barrier installed wrong side up. This condition can result in condensate moisture and cause mold and fungus. Recommend conditions are corrected. Shutoffs Page 56 Item: 1 Shutoff Locations Could not locate main water shutoff, recommend consulting with owner. Page 61 of 61