FAIRA TRANSPARENCY REPORTS th Ave NW, Seattle, WA 98107

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1 608 State St. South Kirkland, WA FAIR FAIRA TRANSPARENCY REPORTS Thank you for your interest in this Faira Certified home. We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property. You may view more detailed information for this home and can make an offer at All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We re happy you ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team

2 Property Inspection Report Inspector: Clifton Moody (Skip), RW West Consultants, Inc. Cover Page Inspection prepared for: Faira.com Real Estate Agent: Faira - Date of Inspection: 7/2/2018 Time: 9:00 AM Age of Home: 1925 Size: 1460 Order ID: 4000 Front faces West Inspector: Clifton Moody (Skip) License # rwwestconsultants@gmail.com

3 Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail. - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. Items denote serious, safety or items that required further investigation Items denote minor or maintenance items Green notes denote locations and shutoff valves 1. Attendance In Attendance: Seller present 2. Home Type Home Type: Single Family Home 3. Occupancy Occupancy: Vacant Page 1 of 51

4 1. Exterior Note North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 West Elevation 2 North Elevation 2 East Elevation 2 South Elevation Page 2 of 51

5 1. Siding Condition Exterior Areas Siding appeared in fair condition overall. Wood siding. Paint flaking at the siding, recommend loose paint is removed, barewood areas primed and repainted. 2. Gutters Downspout does not fully connect into drain tile. West Page 3 of 51

6 3. Soffit Soffits and eaves appeared in good condition overall. 4. Door/Window Exterior doors appeared in operable condition, at time of inspection. Window frames and sills appeared in good condition overall. There was no visible flashing above the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material. Patching to multiple window frames typically indicating previous damage. Noted 5. Grading Grading appeared in good condition overall. Foliage is touching the siding, recommend clearance is achieved as this is a conducive condition for wood destroying organisms and pests Page 4 of 51

7 6. Cable Feeds Materials: Primary Service is Overhead Service Drop 7. Gas Condition Meter located at South side. Main Gas shutoff is located to the lower left of the meter. Corrosion to gas piping, recommend painting with a rust retarding paint as continued corrosion can result in gas leaks Page 5 of 51

8 8. Exterior Faucet Condition Exterior faucets were in operable condition overall. 9. Pressure 95 Water pressure is in excess of 80 PSI. Water pressure above 80 PSI can result in plumbing leaks and cause plumbing appliances to wear more quickly, recommend adjusting water pressure or installing pressure reducing valve. 10. Gate Condition Materials: Wood Fences are NOT INCLUDED as part of a home inspection. Page 6 of 51

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10 1. Porch Porches Porch surface appeared in good condition, framing was not visible due to ground proximity. Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Decay to base of SW post. Recommend conditions are investigated further and corrected by licensed contractor. Steps are not uniform. Recommend using caution. Page 8 of 51

11 1. Deck Deck 1 Decking and Visible framing appeared in good condition overall. Recommend following conditions are investigated further and corrected as required by licensed contractor. 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. Ledger board secures deck to the house with nails instead of lag bolts. Nails loosen with temperature/moisture and humidity changes and can result in deck collapsing. Strongly recommend lag bolts are installed as a safety precaution. Handrail not present, normally there should be a handrail when there are 4 or more stairs as a safety precaution. Page 9 of 51

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13 1. Stair Exterior Stairs Steps appeared uniform. There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. East Page 11 of 51

14 1. Roof Condition Roof Composition shingle roof surface. Inspected from ground level with binoculars. Inspected from ladder. 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. Page 12 of 51

15 2. Flashing Return flashing not installed where roof butts into siding above gutters. This condition cause water to run downs face of siding and can also result in water penetration behind the siding. recommend conditions are corrected by licensed roofing contractor. 3. Chimney Masonry chimney appeared in good condition overall, chimney height was adequate overall. Page 13 of 51

16 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. 3. Ventilation Roof surface vents present. Gable louver vents noted. 4. Fan/Duct Kitchen fans do not exhaust completely to the exterior, and damaged. Typically piping should actually connect to exterior vent, recommend correction. This condition can result in mold/fungal growth. Page 14 of 51

17 5. Electrical Bathroom fan Knob and tube wiring present, cannot be sure if it has been disconnected. In some Jurisdictions insulation can be installed over knob and tube wiring. The wiring must be surveyed by an appropriately licensed electrical contractor who must certify in writing to the that the wiring is in good condition with no evidence of improper overcurrent protection, conductor insulation failure or deterioration, and with no improper connections or splices. The electrical inspector must inspect all repairs, alterations, or extensions to the electrical system. Foam or combustible insulation may not be used with knob-and-tube wiring. The insulation must meet Class I specifications as identified in the International Building Code, with a flame spread index of twentyfive or less as tested using ASTM E84 or UL 723. All knob-and-tube circuits must have overcurrent protection. Recommend further investigation by licensed electrical contractor. Page 15 of 51

18 6. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages approximately inches in depth, estimated R value Rodent/Pests Droppings present. Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Page 16 of 51

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20 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 18 of 51

21 1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. 2. Fireplace Fireplace is a gas unit. Gas shutoff is located at the wall adjacent to the fireplace. Pilot Controls are located inside firebox area. Damper blocked off, no test of fireplace, recommend conditions are investigated further and corrected. 2 Pilot Controls are located inside firebox area. Page 19 of 51

22 2 Gas shutoff is located at the wall adjacent to the fireplace. Page 20 of 51

23 1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. 2. Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. East Blackening to outlet in closet. Recommend further investigation. Page 21 of 51

24 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is vinyl. Heat register present. Accessible outlets operate. Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doors and drawers are in operable condition overall. 2. Counter Condition counter tops are in good condition. 3. Disposal Disposal operates overall. Disposal uses unprotected romex wire for power. We recommend routing the cable out of harms way and or protecting it in a conduit. Page 22 of 51

25 4. Dishwasher Dishwasher was in operable condition. 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 5. 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. 6. Stove/Oven Stove/oven were in operable condition overall. Anti tip bracket/device missing at stove, recommend installation as a safety precaution. Should be installed. Page 23 of 51

26 7. Refrigerator Refrigerator was in operable condition. 8. Sinks Sink was in operable condition overall. 9. Electrical Outlets are GFCI protected at the counters. 10. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. Page 24 of 51

27 1. Room Hall Bathroom1 Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of water sources. 3. Exhaust Fans Vent fan operates overall. 4. Floors Tile Flooring is in good condition overall. 5. Tub Tub was in good condition overall. 6. Shower Shower is in good condition overall. Page 25 of 51

28 7. Sinks Sink was in operable condition overall. 8. Toilet Toilet was in operable condition overall. Page 26 of 51

29 1. Bedroom Room Bedroom 1 Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. 2. Doors Closet doors not installed. Page 27 of 51

30 1. Stair Stairs Leading to Basement Steps appeared uniform. Guardrail has space further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail. Page 28 of 51

31 1. Family Room Basement Family Room Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Accessible outlets operate. 2. Floor Floor slope from west to east 3. Window-Wall AC or Heat There is no visible heat source in this room. Page 29 of 51

32 1. Room Basement Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. There were no visible indications of plumbing deficiencies overall. 2. Electrical GFI outlets within 6 feet of water sources. 3. Exhaust Fans Vent fan operates overall. 4. Floors Tile Flooring is in good condition overall. Floor slopes from north to south. 5. Shower Shower is in good condition overall. 6. Heating Electric Convector heater operates. Page 30 of 51

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34 1. Location Location Southwest Basement Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Page 32 of 51

35 1. Bedroom Room Basement Bedroom 2 Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. 2. Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. North 3. Heating Heat register operates. Electric baseboard heater operates. Page 33 of 51

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37 1. Condition Basement Laundry Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Exhaust Fans Current guidelines state that either exhaust fan or window should be in laundry Room to ensure ventilation of moisture. 3. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. 4. Washer Materials: Washer appeared to be in operable condition. Page 35 of 51

38 1. Condition Garage Wood frame walls appeared in good condition overall. Paint flaking at the siding, recommend loose paint is removed, barewood areas primed and repainted. Garage Multiple cracks at foundation. Recommend conditions are investigated further and corrected by licensed contractor. 2. Electrical Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Ceiling Open junction boxes were observed, which is a safety concern. Recommend installing proper covers, as needed, for safety. Ceiling Page 36 of 51

39 3. Garage Doors Single garage door operates, was on auto opener. Photo cell safety returns operate overall. Tension safety return did not operate on the garage doors, recommend adjustment. Page 37 of 51

40 1. Heating Type Heat/AC Gas forced air furnace. There was good air flow at the heat registers and cold air returns. 2. Heater Location The furnace is located in the basement Furnace is Lennox Brand 13 years of age approximately, average life span is 18 to 22 years. 3. Heating condition Furnace disconnect switch Furnace was serviced within the last year according to service sticker. Furnace should be serviced annually. Page 38 of 51

41 4. Venting service record 5. Filters Location: Located below heater in a slot cut into the ductwork. Page 39 of 51

42 1. Plumbing Plumbing/Water Heater1 Water lines were copper Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Electric water heater. 50 gallons Location: The heater is located in the basement bedroom. Cover plate not installed over electrical wires at time of inspection. Recommend correction. 3. Age Approximately 14 years of age, average life span is 10 to 12 years. Page 40 of 51

43 4. Condition Water heater does not have a drip pan, at a minimum, recommend installing leak alarm sensor at the base of the water heater. Seismic straps are not in place/ improperly installed. Normally there should be seismic straps installed at the upper and lower one thirds of the tank. Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed plumbing contractor. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Temperature and pressure relief valve ends on to top of the tank. Strongly recommend at a minimum it be routed to within 6 inches of the floor or routed to the exterior. Page 41 of 51

44 1. Electrical Electrical AMP service, 2/0 Copper service entrance wires. Electrical tape covering gap at breaker. Recommend conditions are corrected. 2. Grounding Electrical service is grounded and bonded. 3. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. White neutral wires connected to circuit breakers should be black or red taped to designate they are hot, recommend further investigation and correction by licensed electrical contractor. Page 42 of 51

45 1. Foundation Foundation/Crawlspaces Continuous concrete foundation visible portion appeared in good condition overall. Indications of some settling at the foundation, which may be consistent with the age of the home, recommend conditions are investigated further by licensed contractor. Page 43 of 51

46 1. Shutoff Locations Shutoffs Main water shutoff located in SW basement bedroom. 2 Water heater water line shutoff is located above the water heater. 2 Furnace gas shutoff is located to the left of the furnace. Page 44 of 51

47 1. Appliances/Equipment Equipment Oven Refrigerator Dishwasher Microwave Water Heater Furnace Washer Dryer Alarm control panel, testing of this system is not within the scope of this inspection. Water heater Furnace 2 Refrigerator 2 Oven Page 45 of 51

48 2 Dishwasher 2 Microwave 2 Washer Alarm panel Page 46 of 51

49 1. Carbon Monoxide Carbon Monoxide Detectors Materials: Carbon monoxide detectors were in place. Page 47 of 51

50 Glossary Glossary Term Air Gap Expansion Tank GFCI TPR Valve Definition Air gap (drainage): The unobstructed vertical distance through free atmosphere between the outlet of the waste pipe and the flood-level rim of the receptacle into which the waste pipe is discharged. 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 51

51 Report Summary Report Summary This is a visual inspection. No destructive testing is performed. This is not a soil inspection nor do we inspect for formaldehyde, radon, asbestos, Chinese drywall, lead paint, mold, hazardous materials/substances, landscape lighting, sprinkler systems, septic systems/drain fields, smoke alarms or recreational equipment such as Jacuzzis etc.. It is recommended that noted deficiencies be investigated further by licensed companies specializing in those disciplines. Inspection is subject to conditions at the time of inspection. Appliances are checked to see if they're in operable condition. This is not a code inspection as codes change frequently and vary between municipalities. We make no guarantees for expected life. It is impossible to verify conditions of places inaccessible in walls under and in between floors, behind furniture appliances etc., and we assume no responsibility for those items as such. Estimates for repairs are approximations and we do not guarantee their accuracy. Possible solutions for problems are solely opinions based on conditions at the time of the inspection and are not to be assumed as being totally conclusive The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses or further investigation to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all of the pages of the report as the summary alone does not explain all the issues. We recommend repairs should be done by licensed &bonded contractors. We also recommend obtaining a copy of all receipts, warranties and permits for the work done. Exterior Areas Page 5 Item: 7 Gas Condition Corrosion to gas piping, recommend painting with a rust retarding paint as continued corrosion can result in gas leaks Porches Page 8 Item: 1 Porch Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Decay to base of SW post. Recommend conditions are investigated further and corrected by licensed contractor. Steps are not uniform. Recommend using caution. Deck 1 Page 9 Item: 1 Deck Recommend following conditions are investigated further and corrected as required by licensed contractor. 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. Ledger board secures deck to the house with nails instead of lag bolts. Nails loosen with temperature/moisture and humidity changes and can result in deck collapsing. Strongly recommend lag bolts are installed as a safety precaution. Handrail not present, normally there should be a handrail when there are 4 or more stairs as a safety precaution. Exterior Stairs Page 11 Item: 1 Stair There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. East Roof Page 13 Item: 2 Flashing Return flashing not installed where roof butts into siding above gutters. This condition cause water to run downs face of siding and can also result in water penetration behind the siding. recommend conditions are corrected by licensed roofing contractor. Page 49 of 51

52 Attic 1 Page 15 Item: 5 Electrical Knob and tube wiring present, cannot be sure if it has been disconnected. In some Jurisdictions insulation can be installed over knob and tube wiring. The wiring must be surveyed by an appropriately licensed electrical contractor who must certify in writing to the that the wiring is in good condition with no evidence of improper overcurrent protection, conductor insulation failure or deterioration, and with no improper connections or splices. The electrical inspector must inspect all repairs, alterations, or extensions to the electrical system. Foam or combustible insulation may not be used with knoband-tube wiring. The insulation must meet Class I specifications as identified in the International Building Code, with a flame spread index of twenty-five or less as tested using ASTM E84 or UL 723. All knob-and-tube circuits must have overcurrent protection. Recommend further investigation by licensed electrical contractor. Page 16 Item: 7 Rodent/Pests Droppings present. Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Dining Room Page 21 Item: 2 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. East Blackening to outlet in closet. Recommend further investigation. Kitchen Page 22 Item: 3 Disposal Disposal uses unprotected romex wire for power. We recommend routing the cable out of harms way and or protecting it in a conduit. Page 23 Item: 6 Stove/Oven Anti tip bracket/device missing at stove, recommend installation as a safety precaution. Should be installed. Stairs Leading to Basement Page 28 Item: 1 Stair Guardrail has space further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail. Basement Bedroom 2 Page 33 Item: 2 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. North Garage Page 36 Item: 2 Electrical Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Ceiling Open junction boxes were observed, which is a safety concern. Recommend installing proper covers, as needed, for safety. Ceiling Page 37 Item: 3 Garage Doors Tension safety return did not operate on the garage doors, recommend adjustment. Page 50 of 51

53 Plumbing/Water Heater1 Page 40 Item: 2 Water Heater Condition Cover plate not installed over electrical wires at time of inspection. Recommend correction. Page 40 Item: 3 Age Approximately 14 years of age, average life span is 10 to 12 years. Page 41 Item: 4 Condition Seismic straps are not in place/ improperly installed. Normally there should be seismic straps installed at the upper and lower one thirds of the tank. Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed plumbing contractor. Page 41 Item: 5 TPRV Condition Temperature and pressure relief valve ends on to top of the tank. Strongly recommend at a minimum it be routed to within 6 inches of the floor or routed to the exterior. Electrical 1 Page 42 Item: 1 Electrical Electrical tape covering gap at breaker. Recommend conditions are corrected. Page 51 of 51