26632 Timberlane Dr SE, Covington, WA 98042

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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 RW West Consultants, Inc. Property Inspection Report Inspection prepared for: Faira.com Real Estate Agent: - Date of Inspection: 5/30/2018 Time: 1:00 PM Age of Home: 1977 Size: 1470 Order ID: 3836 Front faces North 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: Seller present 2. Home Type Home Type: Two Story 3. Occupancy Occupancy: Occupied - Furnished Page 1 of 44

4 1. Exterior Note North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 North Elevation 2 East Elevation 2 South Elevation 2 West Elevation Page 2 of 44

5 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Wood siding. 2. Gutters Gutters and downspouts appeared in good condition overall. Old metal chimney removed. East 3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. Page 3 of 44

6 4. Soffit Soffits and eaves appeared in good condition overall. 5. Door/Window Exterior doors appeared in operable condition, at time of inspection. Window frames and sills appeared in good condition overall. 6. Grading Grading appeared in good condition overall. Grade slopes toward the house from east to west. Foliage is touching the siding, recommend clearance is achieved as this is a conducive condition for wood destroying organisms and pests Page 4 of 44

7 7. Electrical Exterior outlets operate overall Exterior outlets are GFCI protected overall 8. Cable Feeds Materials: Primary Service is Underground Service Lateral 9. Exterior Faucet Condition Exterior faucets were in operable condition overall. Page 5 of 44

8 1. Deck Deck 1 Recommend following conditions are investigated further and corrected as required by licensed contractor. Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is to prevent small children from fitting through guardrail. Ladder-type guardrail infill are easy for children to climb over. Recommend using caution or correcting Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Cantilevered joists extend more than 25% total joist length. strongly recommend conditions are repaired. Southeast section. Joist hangers to small. Steps are not level. Decking boards not staggered. Page 6 of 44

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11 1. Stair Steps appeared uniform. Loose guardrail/handrail, recommend securing. Exterior Stairs Page 9 of 44

12 1. Roof Condition Roof Composition shingle roof surface. Architectural Composition shingle. Roof surface is appeared in good condition overall. Walked on roof surface. Type Average life span 30 years for this type surface with proper maintenance and care. Page 10 of 44

13 2. Flashing Return flashing not installed where roof butts into siding above gutters. This condition cause water to run downs face of siding and can also result in water penetration behind the siding. recommend conditions are corrected by licensed roofing contractor. 3. Chimney Metal Chimney with wood enclosure Corrosion to metal chimney crown, recommend painting with a rust retardant Page 11 of 44

14 1. Attic Attic access is located in the hallway Attic 1 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. Page 12 of 44

15 3. Ventilation Roof surface vents present. Gable louver vents noted. Page 13 of 44

16 4. Insulation Condition Blown in fiberglass insulation noted. Fiberglass batts with kraft paper facing noted. Depth: Insulation averages about 8 inches in depth over the living area estimated R value 19 to 25. Newer requirements are R49 insulation content. Insulation improperly installed, vapor barrier does not face the living area. This condition can result in condensate moisture and fungal growth. recommend conditions are corrected. 5. Rodent/Pests No visible indications of Rodent Activity. Page 14 of 44

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 Home contains popcorn ceilings. This material could contain asbestos, testing is not within the scope of this inspection Page 15 of 44

18 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. Ceiling fan operate. Page 16 of 44

19 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail. Handrail does not extend full length of stairs. Page 17 of 44

20 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. Fireplace Fireplace was wood burning type. Damper sticks Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Page 18 of 44

21 1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. Page 19 of 44

22 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is Vinyl. 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 Tile counter tops are in good condition. 3. Dishwasher Dishwasher was in operable condition. 4. Stove/Oven Stove/oven were in operable condition overall. 5. Refrigerator Refrigerator was in operable condition. Refrigerator was in operable condition overall. 6. Sinks Sink was in operable condition overall. Page 20 of 44

23 7. 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. 8. Vent Condition Vent fan appears to exhaust to the exterior. Page 21 of 44

24 1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Laminate wood grain material is in good condition overall. Page 22 of 44

25 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Page 23 of 44

26 1. Room Hall Bathroom1 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. Exhaust Fans Window only, no vent fan. 4. Floors Vinyl Flooring appeared in good condition overall. 5. Tub Tub was in good condition overall. 6. Shower Shower is in good condition overall. Shower door is in operable condition overall. 7. Toilet Toilet was in operable condition overall. Page 24 of 44

27 1. Location Location 1st Right Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Page 25 of 44

28 1. Stair Stairs Leading to Basement Steps appeared uniform. Handrail appeared secure. Page 26 of 44

29 1. Family Room Basement Family Room Walls and ceilings appear in good condition overall. Flooring is tile in good condition. Heat register present. Accessible outlets operate. 2. Fireplace Wood stove not connected to flue/chimney. Unit is inoperable until the chimney conditions is corrected. Recommend correction by licensed chimney sweep. Page 27 of 44

30 1. Room Basement 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. Exhaust Fans Window only, no vent fan. 4. Tub Tub was in good condition overall. 5. Shower Shower is in good condition overall. 6. Sinks Sink was in operable condition overall. Page 28 of 44

31 7. Toilet Toilet was in operable condition overall. Page 29 of 44

32 1. Location Location 1st Left Basement Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is tile. Heat register present. Accessible outlets operate. 3. Electrical Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. All outlets in this room. Page 30 of 44

33 1. Bedroom Room Basement Bedroom 2 Walls and ceilings appear in good condition overall. Flooring is tile. Heat register present. Accessible outlets operate. 2. Window Deficiencies Window sill height appears to be over 44 inches which is the maximum height for egress from a bedroom according to current building standards. Recommend review of current egress and upgrade as needed to enhance the safety to occupants. Page 31 of 44

34 1. Condition Basement Laundry Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Exhaust Fans Current guidelines state that either exhaust fan or window should be in laundry Room to ensure ventilation of moisture. 3. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. 4. Floor Condition Vinyl flooring appeared in good condition overall. 5. Washer Materials: Washer appeared to be in operable condition. Page 32 of 44

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. Garage not fully visible or accessible. Noted. 2. Garage Doors Single garage door operates, was on auto opener. Photo cell safety returns operate overall. Tension safety return did not operate on the garage doors, recommend adjustment. Photos sensors are too high. Sensors should be mounted 6 inches from garage floor. Recommend correction. Page 33 of 44

36 1. Heating Type Heat/AC Electric forced air furnace. there was good air flow at the heat registers and cold air return overall. 2. Heater Location The furnace is located in the basement Furnace is Wesco Brand. 40 years of age approximately, average life span is years. The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. 3. Heating condition Last service date is over one year ago, or is unable to be determined. Recommend service and inspection by licensed HVAC contractor. 4. Filters Location: Filter located at bottom section of furnace Page 34 of 44

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38 1. Plumbing Plumbing/Water Heater1 Water lines were copper Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Electric water heater. 65 gallons Location: The heater is located in the basement. 3. Age Approximately 19 years of age, average life span is 10 to 12 years. 4. Condition Water heater does not have a drip pan, at a minimum, recommend installing leak alarm sensor at the base of the water heater. 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. Page 36 of 44

39 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. TPRV pipe type: be constructed of an approved material, such as CPVC, copper, polyethylene, galvanized steel, polypropylene, or stainless steel. PVC and other non-approved plastics should not be used since they can easily melt. Recommend correction Page 37 of 44

40 1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Panel circuit breakers are not labeled and listed. 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. 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. Page 38 of 44

41 1. Foundation Foundation/Crawlspaces Concrete slab foundation, no visible indications of unusual settling or damage. Page 39 of 44

42 1. Appliances/Equipment Oven Refrigerator Dishwasher Water Heater Furnace Washer Dryer Equipment 2 Washer 2 Dryer 2 Dishwasher 2 Oven Page 40 of 44

43 Glossary Term Expansion Tank GFCI PVC TPR Valve Definition Glossary 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. Polyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines. 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 41 of 44

44 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. Deck 1 Page 6 Item: 1 Deck Recommend following conditions are investigated further and corrected as required by licensed contractor. Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is to prevent small children from fitting through guardrail. Ladder-type guardrail infill are easy for children to climb over. Recommend using caution or correcting Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Cantilevered joists extend more than 25% total joist length. strongly recommend conditions are repaired. Southeast section. Joist hangers to small. Steps are not level. Decking boards not staggered. Exterior Stairs Page 9 Item: 1 Stair Loose guardrail/handrail, recommend securing. Roof Page 11 Item: 2 Flashing Return flashing not installed where roof butts into siding above gutters. This condition cause water to run downs face of siding and can also result in water penetration behind the siding. recommend conditions are corrected by licensed roofing contractor. Attic 1 Page 42 of 44

45 Page 12 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. Page 14 Item: 4 Insulation Condition Insulation improperly installed, vapor barrier does not face the living area. This condition can result in condensate moisture and fungal growth. recommend conditions are corrected. General Interior Note Page 15 Item: 1 General Notes Home contains popcorn ceilings. This material could contain asbestos, testing is not within the scope of this inspection Stairs Leading to 2nd Floor Page 17 Item: 1 Stair Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail. Handrail does not extend full length of stairs. Living Room Page 18 Item: 2 Fireplace Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Kitchen Page 21 Item: 7 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. Basement Family Room Page 27 Item: 2 Fireplace Wood stove not connected to flue/chimney. Unit is inoperable until the chimney conditions is corrected. Recommend correction by licensed chimney sweep. Basement Bedroom 1 Page 30 Item: 3 Electrical Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. All outlets in this room. Basement Bedroom 2 Page 31 Item: 2 Window Deficiencies Window sill height appears to be over 44 inches which is the maximum height for egress from a bedroom according to current building standards. Recommend review of current egress and upgrade as needed to enhance the safety to occupants. Garage Page 33 Item: 2 Garage Doors Tension safety return did not operate on the garage doors, recommend adjustment. Photos sensors are too high. Sensors should be mounted 6 inches from garage floor. Recommend correction. Heat/AC Page 34 Item: 2 Heater The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. Page 43 of 44

46 Page 34 Item: 3 Heating condition Last service date is over one year ago, or is unable to be determined. Recommend service and inspection by licensed HVAC contractor. Plumbing/Water Heater1 Page 36 Item: 3 Age Approximately 19 years of age, average life span is 10 to 12 years. Page 36 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. Page 37 Item: 5 TPRV Condition TPRV pipe type: be constructed of an approved material, such as CPVC, copper, polyethylene, galvanized steel, polypropylene, or stainless steel. PVC and other nonapproved plastics should not be used since they can easily melt. Recommend correction Page 44 of 44