FAIRA TRANSPARENCY REPORTS

Transcription

1 608 State St. South Kirkland, WA (800) 571 FAIR FAIRA TRANSPARENCY REPORTS NE 40th St, Unit C4, Bellevue, WA April 15, 2016 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 /listings/10558 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! Sincerely, The Faira Team

2 Inspection Report NE 40th St, Unit C4, Bellevue, WA Prepared By Lasswell Home Inspection LLC

3 REPORT LIMITATIONS ALL INSPECTIONS ARE PERFORMED IN ACCORDANCE WITH THE WASHINGTON STATE STANDARDS OF PRACTICE FOR HOME INSPECTORS Inspector: Jerome Kukowski - Washington Home Inspector License # WSDA License #86268 This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection. The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct. Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency. Page 2

4 INSPECTION CONDITIONS Inspection Date: 04/14/2016. Inspection Time: Client Name: 1:00 PM. FAIRA. Inspection Address: NE 40th St, Unit C4. City, State, Zip: Bellevue, WA Weather: Soil Condition: Clear. Damp. Outside Temp. in F: Year Built: Building Type: Stories: 1 Orientation: Water Source: Sewage Disposal: Condo. The home faces South. Public. Public. CLIENT & SITE INFORMATION CLIMATIC CONDITIONS BUILDING CHARACTERISTICS UTILITY SERVICES Underground sewer lines are not inspected as part of a home inspection. If you would like the sewer lines inspected or "scoped" you should contact a firm that specializes in sewer line inspections. These companies will run a video camera down the line to check for crushed or broken pipes and infiltration by tree roots. Utilities Status: House Occupied? Comments: All utilities on. Yes. OTHER INFORMATION Because the home was occupied there is a chance there are problems that were not visible due to furniture and other possessions of the current resident. The roof, exterior and common areas of the building were not inspected. Page 3

5 Total Fee: $ Paid By: Check. PAYMENT INFORMATION Page 4

6 KITCHEN - APPLIANCES Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they require connection to facilitate testing. Sink KITCHEN The kitchen sink does not have a P-trap installed. Without a trap sewer gases can backup through the drain and into the house. I recommend contacting a licensed plumber for repairs. The kitchen sink drain has a u-bend in the drain line. This will make it prone to clogging. I recommend contacting a licensed plumber for repairs. Range/Cooktop & Oven Electric, Appears to operate correctly. There is no anti-tip bracket installed on the range. This is a safety device that prevents the range from tipping if a heavy load is placed on the open door. Page 5

7 Ventilation External, Fan/Hood operational. A vinyl duct has been used to connect the range hood to the vent. This is not an appropriate material for ducting a range hood. The range hood should be vented through a smooth single wall metal duct constructed from either galvanized steel, stainless steel or copper. Refrigerator Dishwasher Garbage Disposal Microwave: Counters & Cabinets: The refrigerator was inspected and appears operational. The dishwasher was inspected appears to operate properly. Appears to operate correctly, no visible defects were found. Appears to operated correctly, no visible defects were found. Stone counters. The backsplash tiles are not grouted. There is no caulking where the counter meets the backsplash. This seam should be caulked to prevent water from leaking behind the cabinets. Loose cabinet hinges are noted. Page 6

8 Switches, Fixtures & Outlets: The outlet to the right of the sink is not GFCI protected. I recommend contacting a licensed electrician to install a GFCI outlet. GFCI or Ground Fault Circuit Interrupt outlets are a safety device that can prevent a life threatening shock by immediately shutting off power to an outlet. When many older homes were built GFCI outlets were not required. They are required on all new construction around sinks in kitchens and bathrooms and on outdoor outlets. It is easy and relatively inexpensive to upgrade to GFCI outlets and could possible save your life. However, like all electrical work if you don't know what you are doing, leave it to the professionals. Page 7

9 LAUNDRY Laundry appliances are not moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned. Location: LAUNDRY Utility room. Condition: Washing Machine: Dryer: Plumbing appears serviceable, Electrical outlet is grounded, 240 Volt outlet is present. Dryer venting is provided. Appears to operate correctly, no visible defects were found. Electric, Appears to operate correctly, no visible defects were found. Page 8

10 INTERIOR The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. Main Entry Door: INTERIOR There is no door stop. Without this the door can strike the drywall causing damage. The door is sagging and rubs against the jamb. This can sometimes be corrected by installing a long screw into the top hinge that catches the wall framing and pulls the door back up. Other Exterior Doors: Interior Doors: All exterior doors were inspected and no visible defects were found. The latch plate is missing on the following door(s): bedrooms, hall bathroom. Door stops are missing on the following doors: bedrooms. I recommend adding door stops to prevent damage to the drywall. Windows: The lifts that hold the windows open needs to be repaired or replaced on the following windows: bedroom. The vent cover on the master bedroom window is missing. Interior Walls: Ceilings: Drywall, General condition appears good. Drywall, General condition appears good. Page 9

11 Floors: Tile, Laminate, A transition strip is missing at the hall kitchen intersection. Fireplace/Wood Burning Devices Masonry, Deteriorated mortar and cracked fire brick are noted. I recommend contacting a licensed mason for further evaluation and repairs. Smoke/Fire & CO Detectors: Smoke alarms were present in all locations required by current safety standards. Smoke alarms are not tested during the course of a home inspection. Carbon monoxide alarms were present on every floor of the home. Page 10

12 BATHROOMS HALL BATHROOM Condition of Sink: The drain line has an S-trap. This trap configuration is prone to siphoning which drains the water from the trap. The water in the trap prevents sewer gases from entering the house through the drain line. A conventional P-trap should be installed. I recommend contacting a licensed plumber for repairs. The sink is slow to drain. This may be due in part to the S-trap and flexible connector. Condition of Toilet: Tub, Shower, Plumbing Fixtures: Tub, Shower & Walls: Operation appears normal, no visible defects were found. No visible defects were found. Drain appears to operate correctly. Shower head appears to operate correctly. No visible defects found in tub or shower enclosure. I recommend using a grout sealer on the tile. This will prevent water from seeping through the grout and damaging the wall. It will also prevent the grout from staining. Page 11

13 Bath Ventilation Appears adequate. Page 12

14 MASTER BATHROOM Condition of Sink: Condition of Toilet: Tub, Shower, Plumbing Fixtures: Tub, Shower & Walls: The drain stopper is not working properly. Operation appears normal, no visible defects were found. No visible defects were found. Drain appears to operate correctly. Shower head appears to operate correctly. There are voids in the grout in the corner of the shower wall. I recommend caulking the corner to prevent water from getting behind the tiles. I recommend using a grout sealer on the tile. This will prevent water from seeping through the grout and damaging the wall. It will also prevent the grout from staining. Bath Ventilation Appears adequate. Page 13

15 HEATING - AIR CONDITIONING The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector. NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy. Location of Primary Unit: System Type: Fuel Type & Notes: Primary Unit: Normal Controls: Wall. HEATING SYSTEM DESCRIPTION Baseboard, Forced air wall heaters. Electric. HEATING SYSTEM CONDITION All baseboards & wall heaters were tested and were working at the time of the inspection. Operation appears normal. Electric wall heater require very little maintenance, however annually your should remove the front grill and vacuum any dust or debris from the inside of the heaters. This is important and should not be overlooked. A buildup of dust and debris within the heater could lead to a fire. Before removing the front grill be sure to shut off the power to the heaters at the breaker panel. It is important to never place anything in front of the heaters that will block the flow of air. This could cause the heater to overheat and catch fire. You should maintain a minimum of three feet of clearance in front of the heaters. Combustible materials should never be placed in front of the heaters. Page 14

16 ELECTRICAL SYSTEM Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly. Type & Condition: Main Panel Location SERVICE Underground service, 150 Amps. Circuit breakers, No visible defects. ELECTRICAL PANELS Utility Area. Inspector Notes: Grounding Entrance Cables: Branch Wiring: Condition: Circuit and wire sizing correct so far as visible. Grounding system is present. Exterior grounding rod is present. Grounding to the supply plumbing is present. Aluminum- OK. Copper, Appears serviceable. CONDUCTORS SWITCHES, OUTLETS & FIXTURES All accessible switches and outlets were tested and no visible problems were found. Page 15

17 PLUMBING Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve which should be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor a catch pan should be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improper installations should be corrected. Material: Condition: Material: Condition: The main line was not visible. MAIN LINE I was not able to locate a main shut off in the unit. I recommend inquiring with the HOA or current owner as to its location. Being able to shut off the water quickly in the event of a leak can dramatically reduce the level of damage. Copper. SUPPLY LINES Most of the supply plumbing is not visible because of the ceiling and wall finish. No visible defects could be found. Water Pressure The water pressure was tested at 65 psi. Normal household water pressure should be between 40 and 80 psi. Material: Condition: Type: Plastic. WASTE LINES Most of the waste plumbing is not visible because of the ceiling and wall finish. No visible defects could be found. WATER HEATER Electric. Page 16

18 Size: Location: Water Temp. Condition 50 Gallons. Closet. 120 Degrees. The generally accepted maximum safe water temperature is 120 degrees. The water heater was manufactured in Water heaters typically have a life expectancy of years. A temperature and pressure relief valve is present at the water heater. The TPR drain line runs up hill which is not allowed because it will leave water trapped against the outside of the valve. This can cause the valve to fail creating a serious safety hazard. The drain line should be repaired. I recommend installing a flood alarm for the water heater. These can be purchased in most hardware stores for less than $20 and can save you thousands in damages if the water heater leaks. Page 17

19 Jerome Kukowski, Inspector April 14, 2016 FAIRA. Re NE 40th St, Unit C4 Bellevue, WA Dear FAIRA : At your request a visual inspection of the above referenced property was conducted on 04/14/2016. This inspection report reflects the visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report. No warranty is either expressed or implied. This report is not an insurance policy, nor a warranty service. An earnest effort was made on your behalf to discover all visible defects, however, in the event of an oversight, maximum liability must be limited to the fee paid. The following is an opinion report, expressed as a result of the inspection. Please take time to review limitations contained in the inspection agreement. REPORT SUMMARY During the inspection of this property I discovered the following problems: KITCHEN - APPLIANCES KITCHEN Sink The kitchen sink does not have a P-trap installed. Without a trap sewer gases can backup through the drain and into the house. I recommend contacting a licensed plumber for repairs. The kitchen sink drain has a u-bend in the drain line. This will make it prone to clogging. I recommend contacting a licensed plumber for repairs. Range/Cooktop & Oven There is no anti-tip bracket installed on the range. This is a safety device that prevents the range from tipping if a heavy load is placed on the open door. Ventilation A vinyl duct has been used to connect the range hood to the vent. This is not an appropriate material for ducting a range hood. The range hood should be vented through a smooth single wall metal duct constructed from either galvanized steel, stainless steel or copper. Counters & Cabinets: The backsplash tiles are not grouted. There is no caulking where the counter meets the backsplash. This seam should be caulked to prevent water from leaking behind the cabinets. Loose cabinet hinges are noted. Switches, Fixtures & Outlets: The outlet to the right of the sink is not GFCI protected. I recommend contacting a licensed electrician to install a GFCI outlet. Phone: (253) Jerome@LasswellHomeInspection.com

20 Jerome Kukowski, Inspector INTERIOR INTERIOR Main Entry Door: There is no door stop. Without this the door can strike the drywall causing damage. The door is sagging and rubs against the jamb. This can sometimes be corrected by installing a long screw into the top hinge that catches the wall framing and pulls the door back up. Interior Doors: The latch plate is missing on the following door(s): bedrooms, hall bathroom. Door stops are missing on the following doors: bedrooms. I recommend adding door stops to prevent damage to the drywall. Windows: The lifts that hold the windows open needs to be repaired or replaced on the following windows: bedroom. The vent cover on the master bedroom window is missing. Floors: A transition strip is missing at the hall kitchen intersection. Fireplace/Wood Burning Devices Deteriorated mortar and cracked fire brick are noted. I recommend contacting a licensed mason for further evaluation and repairs. BATHROOMS HALL BATHROOM Condition of Sink: The drain line has an S-trap. This trap configuration is prone to siphoning which drains the water from the trap. The water in the trap prevents sewer gases from entering the house through the drain line. A conventional P-trap should be installed. I recommend contacting a licensed plumber for repairs. The sink is slow to drain. This may be due in part to the S-trap and flexible connector. MASTER BATHROOM Condition of Sink: The drain stopper is not working properly. Tub, Shower & Walls: There are voids in the grout in the corner of the shower wall. I recommend caulking the corner to prevent water from getting behind the tiles. Phone: (253) Jerome@LasswellHomeInspection.com

21 Jerome Kukowski, Inspector PLUMBING WATER HEATER Condition The TPR drain line runs up hill which is not allowed because it will leave water trapped against the outside of the valve. This can cause the valve to fail creating a serious safety hazard. The drain line should be repaired. Each of these items will likely require further evaluation and repair by licensed trades people. Thank you for selecting me to do your home inspection. If you have any questions regarding the inspection report or the home, please feel free to call me. Sincerely, Jerome Kukowsk Inspector Phone: (253) Jerome@LasswellHomeInspection.com