FAIRA TRANSPARENCY REPORTS th Pl W, Lynnwood, WA 98087

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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 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 Property Inspection Report Inspector: David A Young, RW West Consultants Inc Cover Page Inspection prepared for: Faira.com Real Estate Agent: - Date of Inspection: 8/30/2018 Time: 4:00 PM Age of Home: 1994 Size: 1556 Order ID: 4330 Inspector: David A Young License # linden ave N, Apt #503, seattle, WA Phone: david@rwwestconsultants.com rwwestinspections.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 require further investigation Items denote minor or maintenance items Items denote locations and shutoff valves 1. Attendance In Attendance: Seller present No other parties present at inspection. 2. Home Type Home Type: Split Level Style 3. Occupancy Occupancy: Occupied - Furnished Page 1 of 50

4 1. Exterior Note General Exterior Note 2 South Elevation 2 East Elevation 2 West Elevation 2 North Elevation Page 2 of 50

5 1. Siding Condition Exterior Areas Siding appeared in good condition overall. LP Oriented Strand Board Siding Observations: There have been problems with LP siding prematurely failing. This material was subject of class action lawsuit. Siding must be kept properly painted and water diverted to help prevent failure from occurring. Surface nails should also be caulked. Foundation form wires protruding around foundation. These ends can cause injury. Recommend bending over or removal, minor condition to correct. 2. Gutters Form ties protruding at east exterior Gutters and downspouts appeared in good condition overall. Observations: Debris in gutters, recommend cleaning gutters. 3. Driveway and Walkway Condition Concrete sidewalks and/or driveways appeared in good condition overall. Page 3 of 50

6 South driveway North patio 4. Soffit North west pea gravel patio area 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. Observations: There was no visible flashing above the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material. Page 4 of 50

7 6. Grading Grading appeared in good condition overall. Observations: Earth close to base of the siding, recommend minimum 6 inch clearance is achieved where possible as this is a conducive condition for wood destroying organism activity. Foliage is touching the siding, recommend clearance is achieved as this is a conducive condition for wood destroying organisms and pests Foliage in contact with siding (east exterior) Foliage in contact with siding (south exterior) Page 5 of 50

8 Foliage siding contact (west exterior) South siding earth contact 7. Electrical Exterior outlets operate overall Exterior outlets are GFCI protected overall 8. Cable Feeds Materials: Primary Service is Underground Service Lateral 9. Gas Condition Meter located at east exterior Meter located at east side. Main Gas shutoff is located to the lower left of the meter. Page 6 of 50

9 10. Exterior Faucet Condition Exterior faucets were in operable condition overall. 11. Pressure 70 Page 7 of 50

10 1. Deck1 North Deck 1 2. Deck Decking and Visible framing appeared in good condition overall not all framing areas visible due to stored belongings underneath deck. Observations: Top side of decking boards covered and not visible No visible flashing present above the deck header to prevent moisture from becoming trapped between siding and header that could result in decay, recommend flashing is installed. Posts decayed at base, recommend conditions are repaired. Decay occurring to the base of stair stringers recommend conditions are repaired Base of stringer decay Deck open risers Improper joist in place Page 8 of 50

11 Page 9 of 50

12 1. Stair Exterior Stairs Steps appeared uniform. Handrail appeared secure. Observations: Decay to top of handrail, recommend repair. South steps Decay to top on handrail Page 10 of 50

13 1. Roof Condition Roof Architectural Composition shingle. Roof surface is appeared in good condition overall. Inspected from ladder. Roof was visually inspected from accessible points on the interior and/or exterior. If a roof is too high, is too steep, is wet, or is composed of materials which can be damaged if walked upon, the roof is not mounted. Therefore, client is advised that this is a limited review and a licensed roofer should be contacted if a more detailed report is desired. Type Average life span 30 years for this type surface with proper maintenance and care. Deck 1 Roof covering is composition shingle that has a 20 year life span. Observations: Deck 1 roof surface does not have correct slope for composition shingle and could result in water wicking back under shingles. Surface should have a minimum 3/12 pitch with double layers felt. Recommend further investigation by Licensed Roofing Contractor. North North Page 11 of 50

14 North South 2. Flashing Flashing appeared in good condition overall. 3. Chimney Gas B vent appeared in good condition overall, B vent height was adequate overall. Page 12 of 50

15 1. Attic Attic access is located in the upstairs hallway Attic 1 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Observations: 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 13 of 50

16 3. Ventilation Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Roof surface vents present. Gable louver vents noted. Page 14 of 50

17 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. Observations: Could not visibly see where all exhaust fans route to the exterior, recommend conditions are investigated further and corrected. 5. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages about inches in depth, estimated R value 38 Page 15 of 50

18 6. Rodent/Pests No visible indications of Rodent Activity. Page 16 of 50

19 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 Accessible Doors in the home are considered operational unless otherwise noted in each room section Accessible Cabinet doors and in the home are considered operational unless otherwise noted in each room section GFCI outlets present, Bathrooms, Kitchen areas overall. Page 17 of 50

20 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Marble Tile floor is in good condition. Windows are thermal pane, appeared sealed overall Page 18 of 50

21 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 19 of 50

22 1. Location Location North Living Room 2. Living Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Page 20 of 50

23 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is wood/tile 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 Stove/oven were in operable condition overall. Observations: Anti tip bracket/device missing at stove, recommend installation as a safety precaution. Should be installed. Page 21 of 50

24 7. Refrigerator Refrigerator was in operable condition. 8. Sinks Sink was in operable condition overall. 9. Electrical Outlets are GFCI protected at the counters. Observations: Outlet to the left of stove is not gfci protected, recommend correction. Page 22 of 50

25 Outlet not gfci protected 10. Vent Condition Vent fan appears to exhaust to the exterior. 11. Heating There is no heat source in this room. Page 23 of 50

26 1. Location Location 1st Right Upstairs 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. Windows are thermal pane. Light fixture operates. Page 24 of 50

27 1. Location Materials: Upstairs Master Bedroom Master Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Windows are thermal pane, appeared sealed overall There were no visible indications of plumbing deficiencies overall. 3. Counters Quartzite counter tops are in good condition overall. 4. Cabinets Cabinet doors and drawers are in operable condition overall. 5. Sinks Sink was in operable condition overall. 6. Exhaust Fans Vent fan operates overall. 7. Floors Tile Flooring is in good condition overall. 8. Tub Tub was in good condition overall. Access panel to tub equipment is located on the tub Tub and shower were in good condition overall. Observations: Tub stopper did not operate correctly and the tub was not able to be filled past the jets to test jetted tub. Page 25 of 50

28 9. Shower Shower door is in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Electrical GFI outlets within 6 feet of water sources. Page 26 of 50

29 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 Quartzite counter tops are in good condition overall. 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. 7. Floors Marble Tile Flooring is in good condition overall. 8. Shower Shower is in good condition overall. Shower door is in operable condition overall. 9. Sinks Sink was in operable condition overall. 10. Toilet Toilet was in operable condition overall. Page 27 of 50

30 1. Location Location 1st Left 2nd floor 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. Page 28 of 50

31 1. Stair Stairs Leading to Basement Page 29 of 50

32 1. Location Location Basement Den 2. Den 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 30 of 50

33 1. Location Materials: 1st Floor Basement 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. Counters Plastic laminate sinks and counters are in good condition overall.. Observations: Voids in the caulking at the back splash, recommend sealing. 4. Cabinets Cabinet doors and drawers are in operable condition overall. 5. Exhaust Fans Vent fan operates overall. Page 31 of 50

34 6. Floors Tile Flooring is in good condition overall. 7. Tub Tub and shower were in good condition overall. 8. Shower Shower door is in operable condition overall. 9. Sinks Sink was in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Electrical GFI outlets within 6 feet of water sources. Page 32 of 50

35 1. Location Location 1st Left Basement Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. Light fixture operates. 3. Window Deficiencies Observations: 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 33 of 50

36 1. Location 1st Floor Basement Laundry Room 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Windows are thermal pane, appeared sealed overall 3. Counters Formica counter tops are in good condition overall. 4. Cabinet Cabinet doors and drawers are in operable condition overall. 5. Electrical Observations: GFCI outlets have been required for Laundry and utility sinks (since 2005)No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution. 6. Exhaust Fans Vent fan operates overall. 7. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. Page 34 of 50

37 8. Floor Condition Wood flooring is in good condition. 9. Washer Page 35 of 50

38 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. Some areas of garage not visible die to stored personal belongings. Observations: Breaches in fire protect protection at ceiling, recommend sealing as a safety precaution. Minor condition to correct There is no protective bollard/pole in front of gas equipment, recommend conditions are corrected to prevent automobile from accidentally hitting. Cutouts at the wall/ceiling, recommend repair. 2. Floor Condition Breaches at east ceiling Materials: Flooring is concrete, appeared in good condition overall. Observations: Cracking at the floor does not appear unusual. Page 36 of 50

39 3. Electrical Cracking at the floor does not appear unusual. Observations: Improper use of extension cord observed. Extension cords should not be permanently installed or be routed through walls, floors or partitions. Improper use of extension cord observed. Extension cords should not be permanently installed or be routed through walls, floors or partitions. 4. Doors Entry door is in operable condition overall. 5. Garage Doors Single garage door operates, was on auto opener. Photo cell safety returns operate overall. Observations: Tension safety return did not operate on the garage doors, recommend adjustment. Garage vehicle door sensors mounted higher than the standard auto-reverse height. Maximum recommended height 6 inches. Recommend adjustment as a safety precaution. Page 37 of 50

40 Garage vehicle door sensors mounted higher than the standard auto-reverse height. Maximum recommended height 6 inches. Recommend adjustment as a safety precaution. Page 38 of 50

41 1. Heating Type Gas forced air furnace. Heat/AC 2. Heater Location The furnace is located in the garage Furnace is Payne brand 24 years of age approximately, average life span is 18 to 22 years. Observations: 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. Gas to furnace was turned off at time of inspection. Gas was turned on to test furnace and furnace did not operate, strongly recommend conditions are investigated further by licensed HVAC contractor. 3. Heating condition Observations: Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. 4. Filters Location: Filter located at bottom section of furnace Page 39 of 50

42 5. Fresh Air Furnace is equipped with timer operated fresh air exchange. This system should typically operate 15 minutes per hour for proper fresh air exchange. Page 40 of 50

43 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 garage. Observations: Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. 3. Age Approximately 8 years of age, average life span is 10 to 12 years 4. Condition Seismic straps are in place. Expansion tank is in place. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 41 of 50

44 1. Location Materials: Located in the Garage Electrical 1 2. Electrical 125 AMP service, 1/0 Aluminum service entrance wires. 3. Grounding Electrical service is grounded and bonded. Page 42 of 50

45 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Page 43 of 50

46 1. Shutoff Locations Shutoffs 2 Furnace disconnect is located to the right of the furnace. 2 Furnace gas shutoff is located to the left of the furnace. 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. Page 44 of 50

47 Main water shutoff located ar east wall of garage Page 45 of 50

48 1. Appliances/Equipment Equipment 2 Refrigerator Exhaust fan 2 Oven Disposal (data tag not visible) Page 46 of 50

49 2 Dishwasher 2 Washer 2 Dryer 2 Water Heater 2 Furnace Page 47 of 50

50 Glossary Glossary Term Expansion Tank GFCI TPR Valve Definition 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 Page 48 of 50

51 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 Foundation form wires protruding around foundation. These ends can cause injury. Recommend bending over or removal, minor condition to correct. Deck 1 Page 8 Item: 2 Deck Posts decayed at base, recommend conditions are repaired. Decay occurring to the base of stair stringers recommend conditions are repaired Exterior Stairs Page 10 Item: 1 Stair Decay to top of handrail, recommend repair. Roof Page 11 Item: 1 Roof Condition Deck 1 roof surface does not have correct slope for composition shingle and could result in water wicking back under shingles. Surface should have a minimum 3/12 pitch with double layers felt. Recommend further investigation by Licensed Roofing Contractor. Attic 1 Page 13 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 15 Item: 4 Fan/Duct Could not visibly see where all exhaust fans route to the exterior, recommend conditions are investigated further and corrected. Kitchen Page 21 Item: 6 Stove/Oven Anti tip bracket/device missing at stove, recommend installation as a safety precaution. Should be installed. Page 22 Item: 9 Electrical Outlet to the left of stove is not gfci protected, recommend correction. Master Bathroom Page 25 Item: 8 Tub Tub stopper did not operate correctly and the tub was not able to be filled past the jets to test jetted tub. Basement Bedroom 1 Page 49 of 50

52 Page 33 Item: 3 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. Basement Laundry Room Page 34 Item: 5 Electrical GFCI outlets have been required for Laundry and utility sinks (since 2005)No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution. Garage Page 36 Item: 1 Condition Breaches in fire protect protection at ceiling, recommend sealing as a safety precaution. Minor condition to correct There is no protective bollard/pole in front of gas equipment, recommend conditions are corrected to prevent automobile from accidentally hitting. Cutouts at the wall/ceiling, recommend repair. Page 37 Item: 3 Electrical Improper use of extension cord observed. Extension cords should not be permanently installed or be routed through walls, floors or partitions. Page 37 Item: 5 Garage Doors Tension safety return did not operate on the garage doors, recommend adjustment. Garage vehicle door sensors mounted higher than the standard auto-reverse height. Maximum recommended height 6 inches. Recommend adjustment as a safety precaution. Heat/AC Page 39 Item: 2 Heater Gas to furnace was turned off at time of inspection. Gas was turned on to test furnace and furnace did not operate, strongly recommend conditions are investigated further by licensed HVAC contractor. Page 39 Item: 3 Heating condition Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. Plumbing/Water Heater1 Page 41 Item: 2 Water Heater Condition Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Page 50 of 50