FAIRA TRANSPARENCY REPORTS th St SE, #13A, Auburn, WA January 25, 2018

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1 608 State St. South Kirkland, WA FAIR Thank you for your interest in this Faira Certified home. FAIRA TRANSPARENCY REPORTS th St SE, #13A, Auburn, WA January 25, 2018 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: Faira - Date of Inspection: 2/19/2018 Time: 1:30 PM Age of Home: 1999 Size: 1650 Order ID: 3261 Inspector: Robert Pickering License #1807 Phone: ron@rwwestconsultants.com

3 1. Exterior Note General Exterior Note This is an inspection of this unit only. Exterior conditions and common areas are generally the responsibility of the condominium association. Recommend review your resale certificate or public offering statement 2 North Elevation 2 East Elevation 2 West Elevation 2 South Elevation Page 1 of 43

4 Exterior Areas 1. Electrical Exterior outlets operate overall Exterior outlets are GFCI protected overall 2. Cable Feeds Materials: Primary Service is Underground Service Lateral 3. Gas Condition Meter located at east side. Main Gas shutoff is located to the lower left of the meter. 4. Exterior Faucet Condition Exterior faucets were in operable condition overall. Hose bib at south side of house leaks. Page 2 of 43

5 5. Pressure 60 Page 3 of 43

6 1. Roof Condition Roof Standing seam metal roof surface, average life span is 40 years. Common area of home owners association. Type Average life span 40 years for this type surface with proper maintenance and care. Page 4 of 43

7 1. Attic Attic access is located in the hallway Attic 1 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Page 5 of 43

8 3. Ventilation Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Continuous Ridge Vent present. 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. Page 6 of 43

9 5. Insulation Condition Blown in cellulose insulation 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. 6. Rodent/Pests No visible indications of Rodent Activity. Page 7 of 43

10 1. Attic Attic 2 Garage is location of access. Sealed entry prohibits access to areas of the attic. Connected to other condo units. Page 8 of 43

11 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 Page 9 of 43

12 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. 2. Window Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. 3. Floor Voids between some tile recommend sealing Page 10 of 43

13 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is linoleum. 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 Formica counter is in good condition overall. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal Disposal operates overall. 5. Dishwasher Dishwasher was in operable condition. 6. Microwave Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, client should seek further review by qualified technician prior to closing. The microwave unit made an irregular noise when tested. We recommend contacting a qualified appliance repair technician to evaluate/repair. 7. Stove/Oven Stove/oven were in operable condition overall. Page 11 of 43

14 8. Refrigerator Refrigerator was in operable condition. 9. Sinks Sinks are in operable condition overall. 10. Electrical Outlets are GFCI protected at the counters. GFCI, Family room west wall on same circuit Page 12 of 43

15 11. Vent Condition Vent fan appears to exhaust to the exterior. 12. Heating Heat register operates. Page 13 of 43

16 1. Location Location Southwest Family Room 2. Family 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. Fireplace Fireplace is a gas unit. Fireplace appeared in operable condition. Pilot Controls are located inside access panel under glass. Gas shutoff is located at the wall adjacent to the fireplace. Recommend cleaning fireplace glass, if discoloration is left for long periods it can become etched in the glass. Page 14 of 43

17 1. Location 1st Floor 1/2 Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Toilet was in operable condition overall. 3. Counter Formica counter tops are in good condition overall. 4. Cabinet Cabinet doors are in operable condition overall. 5. Sinks Sinks are in operable condition overall. 6. Electrical GFI outlets within 6 feet of the sink. 7. Exhaust Fans Vent fan operates overall. 8. Floors Linoleum Flooring is in good condition overall. 9. Toilet Toilet was in operable condition overall. 10. Heating There is no heat source in this room. Page 15 of 43

18 1. Location 1st Floor Family room Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Exhaust Fans Vent fan operates overall. 4. Dryer Dryer appeared to exhaust to the exterior. 5. Floor Condition Linoleum Flooring is in good condition overall. 6. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 16 of 43

19 Page 17 of 43

20 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Repair at wall noted Page 18 of 43

21 1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Carpet floor covering is in good condition. Accessible outlets operate. Bubbling paint is an indication of moisture penetration at some point. Moisture meter indicated no abnormal moisture content at time of inspection. Page 19 of 43

22 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Light fixture operates. Bubbling paint at the ceiling master closet, moisture meter indicated no abnormal moisture content presently. Nail pops at ceiling/wall do not appear unusual. 2. Heating Heat register operates. Page 20 of 43

23 1. Room Master Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of the water sources. 3. Counters Formica counter tops are in good condition overall. 4. Cabinets Cabinet doors are in operable condition overall. 5. Sinks Sinks are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. 7. Floors Flooring is in good condition overall. 8. Tub Tub was in good condition overall. 9. Shower Shower is in good condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. Page 21 of 43

24 1. Location Materials: Upstairs Hall Bathroom1 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Electrical GFI outlets within 6 feet of water sources. 4. Counters Formica 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 Flooring is in good condition overall. 8. Tub Tub was in good condition overall. 9. Shower Shower is in good condition overall. Voids in the caulking where shower walls rest on tub. Page 22 of 43

25 10. Sinks Sinks are in operable condition overall. 11. Toilet Toilet was in operable condition overall. 12. Heating Heat register operates. Page 23 of 43

26 1. Location Location Southwest 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 Heat register operates. 4. Window Deficiencies Voids in sealant at window casing. Recommend sealing. Page 24 of 43

27 1. Location Location Southeast 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. Nail pops at Wall do not appear on unusual 3. Electrical Light Fixture did not operate, possible blown bulb, recommend further investigation. Light cover missing 4. Heating Heat register operates. Page 25 of 43

28 5. Window Deficiencies Voids in sealant at window casing. Recommend sealing. Page 26 of 43

29 1. Location Location Northwest Bedroom 3 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 Heat register operates. 4. Window Deficiencies Voids in sealant at window casing. Recommend sealing. Page 27 of 43

30 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. 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. Cracking at the floor does not appear unusual. 3. Electrical Loose cracked outlets present, recommend replacement. Page 28 of 43

31 4. Doors Entry door is in operable condition overall. 5. Garage Doors Double garage door was in operable condition, was on auto opener. Photo cell safety returns operate overall. Tension safety return did not operate on the garage doors, recommend adjustment. Page 29 of 43

32 1. Heating Type Gas forced air furnace. Heat/AC 2. Heater Location The furnace is located in the garage Furnace is York Brand 20 years of age approximately, average life span is 18 to 22 years. The heating unit is approaching 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. Unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. One such area is the combustion chamber / heat exchanger where cold air blows across the "fire box", becoming the hot air that circulates throughout your home. During the life span of any furnace, this metal wall may develop a crack or a broken weld, allowing carbon monoxide to circulate throughout the home. Recommend service and inspection by licensed HVAC contractor prior to closing Page 30 of 43

33 4. Venting Efflorescence observed on vent pipe at joints, Page 31 of 43

34 5. Filters Location: Filter located above furnace. Left side of furnace filter location The furnace filter is dirty. Filters clean the air before it passes through the blower and heat exchanger. This helps to keep these furnace components working efficiently. Dirty Filters lessen life span of the Heating/AC equipment. It is recommended to change the filter and then regular inspection & maintenance is advised. Page 32 of 43

35 Plumbing/Water Heater1 1. Plumbing Water lines were CPVC plastic. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Gas Water heater. 40 gallons 3. Age Approximately 8 years of age, average life span is 10 to 12 years 4. Condition Expansion tank is in place. 1 seismic strap, 2 are required. Page 33 of 43

36 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 34 of 43

37 1. Location Materials: Located in the Garage Electrical 1 2. Electrical Panel inacessible to inspect due to furnishings/storage. Normally should be a minimum 3 feet of clearance in front of electrical panel so it can be inspected 3. Grounding Grounding not visible is a common condition in condominiums and town homes. Page 35 of 43

38 1. Location Entryway closet. 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 36 of 43

39 5. Ventilation Ventilation appeared adequate. 6. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages 4 inches, estimated R value 13. Newer requirements are R30 Insulation content. 7. Ducts Ducts appeared securely attached and insulated overall. Page 37 of 43

40 8. Vapor Barrier Vapor Barrier was in place. 9. Rodent No visible indications of Rodent Activity. Page 38 of 43

41 1. Shutoff Locations Shutoffs Could not locate main water shutoff, recommend consulting with owner. Furnace gas shutoff is located to the left of the furnace. Water heater water line shutoff is located above the water heater. Water Heater gas shutoff is located to the right of the water heater. Page 39 of 43

42 1. Appliances/Equipment Equipment 2 Dishwasher 2 Microwave 2 Refrigerator Dryer Page 40 of 43

43 Washer Furnace Page 41 of 43

44 Glossary Term Cellulose Expansion Tank GFCI TPR Valve Definition Glossary Cellulose insulation: Ground-up newspaper that is treated with fire-retardant. 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 42 of 43

45 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. Kitchen Page 11 Item: 6 Microwave The microwave unit made an irregular noise when tested. We recommend contacting a qualified appliance repair technician to evaluate/repair. Garage Page 28 Item: 3 Electrical Loose cracked outlets present, recommend replacement. Plumbing/Water Heater1 Page 33 Item: 4 Condition 1 seismic strap, 2 are required. Page 43 of 43