FAIRA TRANSPARENCY REPORTS NE 178th St, Lake Forest Park, WA May 2 nd, 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 May 2 nd, 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: 5/15/2017 Time: 9:00 AM Age of Home: 1961 Size: 3760 Order ID: 1907 Inspector: Ronald W West License #565 PO Box 214, Redmond, WA Phone: Fax: ron@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 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 Items denote locations and shutoff valves Page 1 of 56

4 1. Exterior Note North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 West Elevation 2 East Elevation 2 South Elevation 2 East Elevation Page 2 of 56

5 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Wood siding. 2. Gutters Gutters and downspouts appeared in good condition overall. Debris in gutters, recommend cleaning gutters. 3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. Asphalt driveways appeared in good condition overall. 4. Soffit Soffits and eaves appeared in good condition overall. 5. Door/Window There was no visible flashing above the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material. Page 3 of 56

6 6. Grading Grade slopes toward the house from north to south. Firewood stacked close proximity to the house. Present location invites animal/insect infestation and damage to property, recommend removal. 1 Grade slopes toward the house from north to south. 7. Electrical Exterior outlets operate. Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. 8. Cable Feeds Materials: Primary Service is Underground Service Lateral 9. Gas Condition Meter located at South side. Main Gas shutoff is located to the lower left of the meter. Page 4 of 56

7 10. Exterior Faucet Condition Exterior faucets were in operable condition overall. 11. Pressure Retaining Wall Concrete block retaining wall. Concrete retaining walls. Retaining Walls appeared in good condition overall. Page 5 of 56

8 1. Deck Decks Decking and Visible framing appeared in good condition overall. Recommend additional supporting the outer West joist Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Page 6 of 56

9 1. Deck1 Deck 2 2. Deck Deck surface appeared in good condition, framing was not visible due to ground proximity. Page 7 of 56

10 1. Roof Condition Roof 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. Moss on roof. This can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss with a moss retarding chemical. Pressure washing is not recommended as it can damage surface and lessen life span. 2. Flashing Flashing appeared in good condition overall. 3. Chimney Chimney/Chimneys appeared in good condition overall. Moss on chimney recommend alleviating to prevent spalling Page 8 of 56

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12 1. Attic Attic 1 Attic access is located in the carport at the exterior 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Page 10 of 56

13 3. Ventilation Roof surface vents present. Gable louver vents noted. 4. Fan/Duct 1 of the fan exhausted to the exterior. Could not visibly see where 1 fan exhaust fan routes to the exterior, recommend conditions are investigated further and corrected. Page 11 of 56

14 5. Insulation Condition Page 12 of 56

15 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 Cabinet doors and in the home are considered operational unless otherwise noted in each room section Page 13 of 56

16 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Quarry stone floor is in good condition. 2. Doors Closet door does not stay in the complete close position 3. Guardrails Guardrail balusters are spaced further than newer required 4 inches. This requirement is to prevent small children from fitting through guardrail Page 14 of 56

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18 1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Windows single pane 2. Electrical Materials: Outlet on the east wall switch controlled. 3. Fireplace Fireplace was wood burning type. Damper is in place. Page 16 of 56

19 1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. 2. Floor Wood floor finish sun bleached. 3. Fireplace Fireplace was wood burning type. Damper is in place. Wood stove present. Damage to baffle in fire, recommend further investigation and repair Page 17 of 56

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21 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doors and drawers are in operable condition overall. 2. Dishwasher Dishwasher was in operable condition overall. Lack of a proper air gap noted at dishwasher drain line. In the event of a sewer backup this device prevents sewer matter from entering into dishwasher. Recommend having a licensed plumber install a air gap or drip loop to prevent possible contamination to water supply. Minor condition to correct 3. Stove/Oven Stove/oven were in operable condition overall. Page 19 of 56

22 4. Refrigerator Refrigerator was in operable condition. 5. Electrical Outlets are GFCI protected at the counters immediate rift and left of the sink GFCI protected receptacles may not have been required when the house was built., strongly recommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources. Page 20 of 56

23 Not gfci Page 21 of 56

24 1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Wood flooring is in good condition overall Page 22 of 56

25 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is wood in good condition overall. Heat register present. Accessible outlets operate. Page 23 of 56

26 1. Room Master Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Windows are glass block 2. Electrical GFI outlets within 6 feet of the water sources. 3. Counters Marble tile counter tops are in good condition overall. 4. Sinks Sink was in operable condition overall. 5. Exhaust Fans Vent fan operates overall. 6. Floors Marble tile flooring in good condition overall. 7. Shower Shower is in good condition overall. Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout. Loose faucet handles loose, recommend tightening Page 24 of 56

27 Page 25 of 56

28 1. Room Hall Bathroom1 Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Windows are glass block 2. Electrical GFI outlets within 6 feet of water sources. 3. Counters Marble tile counter tops are in good condition overall. 4. Exhaust Fans Vent fan operates overall. 5. Floors Marble tile flooring in good condition overall. 6. Tub Tub and shower were in good condition overall. 7. Sinks Sinks are in operable condition overall. Stopper did not seal tight or function correctly. Pressure drop when running several fixtures in one area. Both sinks Page 26 of 56

29 8. Toilet Toilet was in operable condition overall. Toilet bowl loose at floor, recommend tightening floor bolts Page 27 of 56

30 1. Location Location 1st Right Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. Page 28 of 56

31 1. Location Location 1st Left Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. Page 29 of 56

32 1. Stair Stairs Leading to Basement Steps appeared uniform. Handrail appeared secure. Handrail does not extend the complete length of the stairs, recommend conditions are corrected as a safety precaution Page 30 of 56

33 1. Conditions Basement Hallway Ceiling and walls are in good condition overall. Light fixture operates. 2. Electrical Storage closet not accessible Lights with exposed bulbs are no longer allowable in closet areas. This can be a potential fire hazard if clothing/stored material comes in contact with an exposed light bulb. Page 31 of 56

34 1. Family Room Basement Family Room Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Staining at the ceiling, moisture meter indicated no abnormal moisture content presently. Buckling to a few of the ceiling tiles to the right of the fireplace, recommend additionally securing 2. Window-Wall AC or Heat baseboard heater did not operate. Forced air heat register operated however Page 32 of 56

35 3. Window Deficiencies Water staining at the west window sill, moisture meter indicated no abnormal monster content presently 4. Floor Carpet staining. Page 33 of 56

36 5. Fireplace Fireplace was wood burning type. Damper is in place. Normally there should be 16 inch non combustible hearth in front of wood burning fireplace as a fire precaution Damper would not open, recommend further investigation and correction Page 34 of 56

37 1. Room Basement Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical Outlet right of sink GFCI protected but no equipment ground Outlets is not GFCI protected. Strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. 3. Exhaust Fans Vent fan operates overall. 4. Floors Linoleum Flooring is in good condition overall. 5. Shower Shower is in good condition overall. Shower door is in operable condition overall. Faucet difficult to operate, recommend correction Page 35 of 56

38 6. Sinks Sink was in operable condition overall. Pressure drop when running several fixtures in one area. 7. Toilet Toilet bowl loose at floor, recommend tightening floor bolts Page 36 of 56

39 1. Location Location 1st Right Basement 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. Individual vinyl square Flooring in the closet is in good condition. 3. Electrical Tester indicated no power to outlet on the west wall, recommend further investigation by licensed electrical contractor 4. Heating Heat register operates. Electric baseboard heater operates. Page 37 of 56

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41 1. Location Location 1st Left Basement 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. Electrical Tester indicated no power to outlet on the east wall, recommend further investigation by licensed electrical contractor 4. Heating Heat register operates. Electric baseboard heater operates. Page 39 of 56

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43 1. Condition Basement Laundry Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Counters Formica counter tops are in good condition overall. 3. Electrical GFCI protected receptacles may not have been required when the house was built. Recommend consider upgrading with GFCI's at all receptacles near water sources. 4. Exhaust Fans Window only, no vent fan. 5. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 6. Floor Condition Individual vinyl square Flooring is in good condition overall. Page 41 of 56

44 7. Sink Sink is in operable condition overall. 8. Heating Heat register operates. Baseboard heat did not operate but forced air heat register operates 9. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 42 of 56

45 1. Utility Room Utility Room Walls and ceilings appear in good condition overall. Flooring is concrete in good condition. Accessible outlets operate. Recommend sealing crack at the concrete block chimney Page 43 of 56

46 1. Storage Room Storage Room Walls and ceilings appear in good condition overall. Flooring is concrete in good condition overall. Light fixture operates. Staining at the ceiling, moisture meter indicated no abnormal moisture content presently. Loose paneling Water staining at the ceiling moisture meter indicates higher than normal moisture content, recommend further investigation Page 44 of 56

47 1. Heating Type Heat/AC Gas forced air furnace. There was good air flow at the heat registers and cold air returns overall. 2. Heater Location Furnace is located in the utility room Furnace is Rheem Brand 17 years of age approximately, average life span is 18 to 22 years. 3. Heating condition Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. There was no visible disconnect/kill switch, recommend conditions are investigated further and corrected as required by licensed HVAC contractor 4. Filters Location: Right side of furnace filter location 5. Oil Tank Oil lines/oil vent pipe present indicating there may be an underground oil storage tank. If there is a tank should be checked to see that all oil has been drained from the tank and checked to ensure that no leaking has occurred. Generally municipalities will either require, triple rinsing, filling the tank with a slurry type material, or removal of the tank if it will not undermine the foundation. This jurisdiction generally falls under the local fire department. Strongly recommend conditions be investigated further and corrected as required as a leaking tank could result in hazardous waste cleanup. If the tank has been decommissioned there should be documentation. Page 45 of 56

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49 1. Plumbing Plumbing/Water Heater1 Water lines were CPVC plastic. Water lines were Galvanized water lines rust from the inside out and restrict water flow. Average life span for galvanized water lines and 50 years. Drain and waste lines are cast iron and plastic 2. Water Heater Condition Heater Type: Gas Water heater. 50 gallons Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Corrosion around the connections in the anode to the water heater, typical indications of water heater being at end of useful life. Recommend water heater be replaced. 3. Age Approximately 17 years of age, average life span is 10 to 12 years. 4. Condition 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. Seismic straps do not wrap around the water heater, newer requirements are that seismic straps wrapped completely around the water heater at the upper and lower 1/3's of the tank Page 47 of 56

50 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 48 of 56

51 1. Location Materials: Located in the laundry room. Electrical 1 2. Electrical 125 AMP service, #2 Copper service entrance wires. Circuit breakers missing exposing live electrical conductors. Electrocution hazard. strongly recommend snap in filler bars are installed. Minor condition to correct Circuit breakers missing exposing live electrical conductors. Electrocution hazard. strongly recommend snap in filler bars are installed. Minor condition to correct 3. Grounding Electrical service is bonded. Grounding is not visible/cannot be traced to source and cannot be verified. Strongly recommend conditions investigated further are corrected by licensed electrical contractor. Page 49 of 56

52 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. 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 50 of 56

53 1. Foundation Foundation/Crawlspaces Continuous concrete foundation visible portion appeared in good condition overall. Basement and concrete slab foundation. Page 51 of 56

54 1. Shutoff Locations Materials: Recommend identifying main water shutoff. Shutoffs Water heater gas shut off located to the right of the water heater 2 Water heater water line shutoffs are located above the water heater. 2 Furnace gas shutoff is located to the left of the furnace. Page 52 of 56

55 1. Appliances/Equipment Equipment/Appliances: Equipment 2 Disposal 2 Stove 2 Disposal 2 Refrigerator Page 53 of 56

56 2 Water Heater 2 Furnace 2 Washer 2 Dryer Irrigation sprinkler system present. Testing and inspection of this system is not within the scope of this inspection. Recommend further investigation by licensed landscape contractor. Page 54 of 56

57 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 4 Item: 7 Electrical Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. Decks Page 6 Item: 1 Deck Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Entryway Page 14 Item: 3 Guardrails Guardrail balusters are spaced further than newer required 4 inches. This requirement is to prevent small children from fitting through guardrail Kitchen Page 20 Item: 5 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. Stairs Leading to Basement Page 30 Item: 1 Stair Handrail does not extend the complete length of the stairs, recommend conditions are corrected as a safety precaution Basement Hallway Page 31 Item: 2 Electrical Lights with exposed bulbs are no longer allowable in closet areas. This can be a potential fire hazard if clothing/stored material comes in contact with an exposed light bulb. Basement Family Room Page 34 Item: 5 Fireplace Normally there should be 16 inch non combustible hearth in front of wood burning fireplace as a fire precaution Damper would not open, recommend further investigation and correction Basement Bathroom Page 35 Item: 2 Electrical Outlets is not GFCI protected. Strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. Basement Bedroom 1 Page 37 Item: 3 Electrical Tester indicated no power to outlet on the west wall, recommend further investigation by licensed electrical contractor Basement Bedroom 2 Page 39 Item: 3 Electrical Tester indicated no power to outlet on the east wall, recommend further investigation by licensed electrical contractor Page 55 of 56

58 Basement Laundry Room Page 41 Item: 3 Electrical GFCI protected receptacles may not have been required when the house was built. Recommend consider upgrading with GFCI's at all receptacles near water sources. Storage Room Page 44 Item: 1 Storage Room Water staining at the ceiling moisture meter indicates higher than normal moisture content, recommend further investigation Heat/AC Page 45 Item: 3 Heating condition There was no visible disconnect/kill switch, recommend conditions are investigated further and corrected as required by licensed HVAC contractor Page 45 Item: 5 Oil Tank Oil lines/oil vent pipe present indicating there may be an underground oil storage tank. If there is a tank should be checked to see that all oil has been drained from the tank and checked to ensure that no leaking has occurred. Generally municipalities will either require, triple rinsing, filling the tank with a slurry type material, or removal of the tank if it will not undermine the foundation. This jurisdiction generally falls under the local fire department. Strongly recommend conditions be investigated further and corrected as required as a leaking tank could result in hazardous waste cleanup. If the tank has been decommissioned there should be documentation. Plumbing/Water Heater1 Page 47 Item: 2 Water Heater Condition Corrosion around the connections in the anode to the water heater, typical indications of water heater being at end of useful life. Recommend water heater be replaced. Page 47 Item: 4 Condition 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. Seismic straps do not wrap around the water heater, newer requirements are that seismic straps wrapped completely around the water heater at the upper and lower 1/3's of the tank Electrical 1 Page 49 Item: 2 Electrical Circuit breakers missing exposing live electrical conductors. Electrocution hazard. strongly recommend snap in filler bars are installed. Minor condition to correct Page 49 Item: 3 Grounding Grounding is not visible/cannot be traced to source and cannot be verified. Strongly recommend conditions investigated further are corrected by licensed electrical contractor. Shutoffs Page 52 Item: 1 Shutoff Locations Recommend identifying main water shutoff. Page 56 of 56