FAIRA TRANSPARENCY REPORTS. August 26, 2016

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1 608 State St. South Kirkland, WA FAIR FAIRA TRANSPARENCY REPORTS 408 NW 70 th St, Seattle, WA August 26, 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 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 Inspection Report 408 NW 70th St, Seattle, WA ICN : 4688BA005 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: 08/24/2016. Inspection Time: Client Name: Inspection Address: 10:00 AM. FAIRA. 408 NW 70th St. City, State, Zip: Seattle, WA Weather: Soil Clear. Dry. Outside Temp. in F: Year Built: Building Type: Stories: 1 Space Below Grade: Orientation: Water Source: Sewage Disposal: 1 family. Basement. 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? WSDA Inspection Control Number All utilities on. No. 4688BA005. OTHER INFORMATION Page 3

5 Comments: Renovations were ongoing at the time of inspection. Some areas could not be inspected because of this. Because the home was staged there is a chance that there are problems that were not visible due to furniture and other items in the home. Total Fee: $ Paid By: Check. PAYMENT INFORMATION Page 4

6 ROOF SYSTEM The foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection. Style: ROOF Gable. Covering Type: Roof Access: Composition shingles. Walked on roof. Roof Covering Status: The roofing appears to be new. This type of roofing typically has a 30 year life expectancy. There appears to be 1 layers of roofing installed. No visible defects were found with the roofing. Type & EXPOSED FLASHINGS Metal, Rubber, Diverter (kick out) flashings are missing at the lower edge of the roof where it terminates against the side walls. Diverter flashings direct water into the gutters at the lower edge of the roof where it terminates against the wall of the house. These are very important to prevent damage to the siding and water intrusion into the wall. I recommend contacting a licensed contractor to install flashings in these locations. Drip edge flashings were not installed along the bottom edge of the roof. Drip edge flashings protect the Page 5

7 edge of the roof sheathing from water damage by directing water running off the roof into the gutters. I recommend contacting a licensed contractor to install these flashings. Type & Metal. GUTTERS & DOWNSPOUT The gutters were not installed at the time of inspection. Accessibility & Conditions: ATTIC AND INSULATION The attic space was fully accessible. The roof is built using conventional framing. The duct for the bathroom fan discharges into a soffit vent. The soffit vents are designed to draw air into the attic so much of the air discharged by the fan may be drawn back into the attic. This fan when running can discharge a large volume of moist air into the attic. In the winter this may cause condensation on the underside of the roof sheathing which will lead to mold/mildew growth and in severe cases rot. The duct should be connected to a dedicated vent that discharges above the roofs surface. Evidence of rodent activity is present in the attic. I recommend contacting a licensed exterminator to determine if this is from a current infestation. Insulation Type & Fiberglass bats, Cellulose- Blown, There are areas where there is currently no insulation. This was most likely moved during renovation and then never replaced. I recommend adding additional insulation in these areas. Page 6

8 Venting The attic is vented by air flowing in through vents at the soffit and out through a continuous ridge vent. The roof sheathing along the ridge was not trimmed back the correct distance for the ridge vent to work correctly. There should be a 1-5/8" gap at either side of the ridge board. I recommend contacting a licensed roofing contractor for repairs. Page 7

9 EXTERIOR - FOUNDATION - BASEMENT An inspection of the exterior includes the visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies, handrails, guardrails, carports, eaves, soffits, fascias and visible exterior portions of chimneys. The following items are outside the scope of a home inspection. Buildings, decks, patios, fences, retaining walls, and other structures detached from the dwelling. Safety type glass or the integrity of thermal window seals. Verifying the presence of flue liners or condition of the flue beyond what can be safely and readily seen from the roof or the firebox of a stove or fireplace. Testing or evaluation of the operation of security locks, devices or systems..areas beneath decks with less than five feet of clearance from the underside of joists to grade. Evaluation of the function or condition of shutters, awnings, storm doors, storm windows, screens, and similar accessories. Area obscured vegetation or personal property of the current resident. Material: Condition Wood. Aluminum. WALLS Insufficient clearance between the roofing and siding was found. This can cause premature failure of the siding. I recommend contacting a licensed contractor to cut back the siding so there is a minimum of 1" of clearance from the roofing. Soil is in contact with the siding east side. This will cause the siding to deteriorate and can potentially provide an access point for wood destroying insects. You should have 3-6 inches of clearance between the siding and soil. Page 8

10 Material: Wood. TRIM Soil is in contact with the basement window sill. This will cause the trim to rot and can potentially provide an access point for wood destroying insects. There should have 3-6 inches of clearance between the wood and soil. Material: Brick. CHIMNEY The chimney crown is cracked/deteriorated. The crown should be repaired because this will allow water into the chimney causing the brick and mortar to deteriorate. Over time this can cause serous damage to the chimney. Accessibility: BASEMENT/CRAWL SPACE The basement is fully accessible. The basement is finished. Because of this, the foundation walls, framing, plumbing and electrical wiring are obscured by wall and ceiling finish and can not be inspected. Page 9

11 Basement Walls - Type: Beams: Floor Joists: Columns/Supports: Basement Floor & Drainage: Poured concrete. Very little of the basement walls are visible because the basement is finished. Beams are not visible due to ceiling and/or wall finish in the basement. Dimensional Lumber. The floor joist were not visible to inspect due to the ceiling finish. The columns and supports could not be seen due to the finished walls in the basement. The floor slab is not visible due to carpet and/or floor covering. No readily visible problem were found. Page 10

12 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 sink drain was not installed at the time of inspection so the sink faucet and drain could not be tested. Range/Cooktop & Oven Gas, Unit was not tested for gas leaks. 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 Refrigerator External, Fan/Hood operational. The refrigerator was inspected and appears operational. The ice and water dispenser did not appear to work. This could be due to no water line being connected to the refrigerator, a clogged water filter or other internal problems. Dishwasher Garbage Disposal The dishwasher drain was not installed at the time of inspection so dishwasher could not be tested. None installed. Page 11

13 Microwave: No microwave was installed. Counters & Cabinets: Stone counters. No visible defects were found. The sink cabinet doors were not installed at the time of inspection. Switches, Fixtures & Outlets: Sink Operation appears normal, no visible defects were found. KITCHEN BASEMENT Stainless Steel, Appears serviceable, Faucet appears to operate correctly. Hand sprayer is operational. Range/Cooktop & Oven Ventilation Refrigerator Dishwasher Garbage Disposal Microwave: Cook top, Electric, Appears to operate correctly. The range hood/microwave is vented internally. The air drawn in is filter and expelled back into the room through the grill at the top. Fan/Hood operational. The refrigerator was inspected and appears operational. None installed. None installed. No microwave was installed. Counters & Cabinets: Counters are Formica (plastic laminate), Grout has been used to fill the seam between the counter and the backsplash. Grout will almost always crack when used to fill this seam because the cabinets and counter will move slightly in relation to the walls as the temperature and humidity fluctuates in the home. This seam should be filled with caulking Page 12

14 that matches the grout color. All cabinet drawers and doors were opened and no visible defects were found. Switches, Fixtures & Outlets: Operation appears normal, no visible defects were found. Page 13

15 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 Basement Closet. Electrical outlet is grounded, 240 Volt outlet is present. There are no opening to allow make up air for the dryer. When a dryer is installed in a closet louvered doors or other ventilation must be installed to provide sufficient airflow for proper operation. Insufficient airflow will cause the dryer to overheat and may lead to a fire. I recommend reviewing the dryers installation instructions to determine the ventilation requirements. The laundry drain does not appear to be properly vented. Proper venting is important for the trap to work correctly and prevent sewer gases from entering the house. I recommend contacting a licensed plumber for repairs. Washing Machine: Dryer: Washer was not operated at the time of inspection because it was filled with laundry. Electric, Appears to operate correctly, no visible defects were found. Page 14

16 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: No visible defects. INTERIOR Other Exterior Doors: All exterior doors were inspected and no visible defects were found. Interior Doors: The stairway door opens into the stairway. Doors are required to open onto a landing area. I recommend reversing the swing of the door. The following doors rub against the jamb making them difficult to close: north bedroom closet. I recommend adjusting the doors so they close properly. Door stops are missing on the following doors: hall. I recommend adding door stops to prevent damage to the drywall. Windows: Interior Walls: Ceilings: Vinyl clad, double pane construction. No visible defects were found with the windows. Plaster, Drywall, General condition appears good. Drywall, Plaster, General condition appears good. Page 15

17 Floors: Carpet, Wood, Tile. General condition appears good. Some areas of the floor were not visible due to furniture and other personal possessions of the current occupants. Stairs & Handrails: Fireplace/Wood Burning Devices Smoke/Fire & CO Detectors: Interior stairs serviceable, Stair handrail serviceable. Masonry, Mortar joints are deteriorated, Damper is operational. 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 16

18 BATHROOMS MAIN FLOOR BATHROOM Condition of Sink: The bathroom sink drain was not installed at the time of inspection. Condition of Toilet: Tub, Shower, Plumbing Fixtures: Tub, Shower & Walls: Bath Ventilation 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. Appears adequate. Page 17

19 BASEMENT BATHROOM Condition of Sink: Condition of Toilet: Tub, Shower, Plumbing Fixtures: Tub, Shower & Walls: Bath Ventilation The sink drain was not installed at the time of inspection. 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. Appears adequate. Page 18

20 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: HEATING SYSTEM DESCRIPTION Basement, Closet. System Type: Fuel Type & Notes: Capacity of Unit: Approximate Age in Years: Additional Heating Systems: Forced Air. Natural Gas. 110,000 BTU per hour. The furnace was manufactured in Gas furnaces have a typical life expectancy of years. Electric forced air wall heater, Electric radiant floor. Page 19

21 Primary Unit: HEATING SYSTEM CONDITION The thermostat was not installed so the furnace could not be turned on. There is no sediment trap on the gas line to the furnace. The sediment trap is important to prevent debris in the gas line from possibly clogging the gas valve in the furnace. I recommend contacting a licensed HVAC contractor for repairs. Burners/Heat Exchangers: Combustion Air: Venting: Air Plenum: Air Filters: The heat exchanger portion of a gas or oil fired heater is difficult to access without disassembly, and cannot be adequately checked during a visual inspection. I recommend a heating contractor be called to verify the condition of the heat exchanger. If the heat exchanger has failed in most cases the whole furnace will need to be replaced. The furnace is located in an enclosed area with no vents to provide air to the furnace for combustion and the flow of exhaust up the chimney. Without sufficient combustion air the furnace will run poorly and exhaust gases may be drawn into the home. The furnace should have 1 square inch of venting at the top and bottom of the space for every 1000 BTU's of output. No visible defects. No visible defects. The furnace is equipped with an electrostatic filter system. These are extremely efficient filtering systems and can filters as much as 94% of the dust and allergens from the air passing through the furnace. The filters were not installed at the time of inspection. General Suggestions: Additional Heating Units: Type: Ducts/Air Supply: The furnace does not appear to have been serviced for several years and I was not able to locate any recent service tags. I recommend inquiring with the current owner regarding the service records for the furnace and if it has not been serviced recently it should be serviced and inspected by a licensed heating contractor. The radiant floor and wall heaters were tested and appeared to be working correctly. Sheet metal. Appears serviceable. DUCTWORK Page 20

22 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 21

23 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 & SERVICE Overhead service, 200 Amps, Circuit breakers. The service feed cables bringing power into the panel are too small for the size of the main breaker. This cables are only sized for a 150 amp breaker. This could allow the cables to be overloaded without tripping the breaker. I recommend contacting a licensed electrician for repairs. Main Panel Location ELECTRICAL PANELS Basement. Page 22

24 Inspector Notes: Grounding system is present, Multiple neutral wire are connected to a single terminal on the neutral ground bar. Electrical codes permit only one neutral per lug. I recommend contacting a licensed electrician for repairs. The sheathing has not been stripped off one or more of the cables in the panel. The sheathing should be stripped back to within an inch of where the cables enter the panel box. One or more of the panel cover screws are missing. I recommend replacing the missing panel cover screws with screws designed for this brand of panel. The wrong type of screws have been used to attach the panel cover. Screws with sharp points can pierce the insulation on the wiring creating a dangerous short. I recommend replacing the panel cover screws with screws designed for this brand of panel. The electrical panel cover does not fit tightly against the box because the box is set too far back into the wall. Electrical panels should be installed flush with the surface of the wall. I recommend contacting a licensed electrician for repairs. Grounding Exterior grounding rod is present. I was not able to find a ground connection to the gas piping or water piping. The supply piping should be bonded to the service ground in the electrical panel. This is important because it will prevent you from being shocked should a live wire come in contact with the piping. It is also important for the gas piping to be grounded should the house be struck by lightning. Page 23

25 Entrance Cables: Branch Wiring: Aluminum- OK. CONDUCTORS Copper, Aluminum (220 volt OK) Electrical connections made outside of a junction box were found in the attic. All electrical connections should be made in an approved junction box. These are important because they protect the splices from damage which could result in a fire. I recommend contacting a licensed electrician for further evaluation and repair recommendations. SWITCHES, OUTLETS & FIXTURES Electrical switches and outlets are not installed in their electrical boxes in the garage. The GFCI outlet next to the basement sink is not tripping. I recommend contacting a licensed electrician for further evaluation and repair. The double outlet to left of the cook top does not have any power. I recommend contacting a licensed electrician for further evaluation and repair. The following GFCI outlets would not trip when tested: wall at bottom of stairway. I recommend contacting a licensed electrician for further evaluation and repair. Page 24

26 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. GROUNDING EXPLAINED - Grounding is a safety feature that prevents people form receive a shock if an appliance has an electrical short. The grounding prong is the third round prong on the plug and it is connected to the body of electrical appliances. If there is a short in the appliance this connection removes the electricity from the outside of the appliance so someone touching it won't be shocked. The ground prong is also used by computer, televisions, and other electronics to dissipate static charges and these devices may not work properly if plugged into an ungrounded outlet. Page 25

27 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: Copper. MAIN LINE Material: The main shut off is located in the basement bedroom. The main line is 1/2" in diameter. The main shut off valve was not tested. No visible defects. 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 60 psi. Normal household water pressure should be between 40 and 80 psi. Material: Plastic. WASTE LINES Page 26

28 The air admittance valve (AAV) for the basement bathroom hidden behind an access panel in a closet. AAVs are required to be in a ventilated space. I recommend adding ventilation holes to the cover. Type: HOSE FAUCETS Sample operated, operation appears normal. WATER HEATER Gas. Size: Location: Water Temp. 40 Gallons. Closet. 115 Degrees. The generally accepted maximum safe water temperature is 120 degrees. Page 27

29 Condition The water heater was manufactured in Water heaters typically have a life expectancy of years. The water heater is near the end of its life and will need to be replaced soon. A temperature and pressure relief valve is present at the water heater. A slight smell of gas was detected around the water heater. I recommend contacting PSE for further evaluation. 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. Inadequate earth quake strapping. The water heater when full weighs approximately 500 pounds and during a severe earth quake can do significant damage if it is not properly secured to the building. The water heater should have straps in both the top and bottom third of the tank. There is no sediment trap on the gas line to the water heater. The sediment trap is important to prevent debris in the gas line from possibly clogging the gas valve. I recommend contacting a licensed plumber for repairs. The water heater is located in a closet without sufficient venting for combustion air. The closet should have 1 square inch of venting at the top and bottom of the space for every 1000 BTU's of input in the water heater. TPR Valve - The temperature and pressure relief valve (TPR) is an important safety device that is designed to prevent the water heater from exploding if the thermostat malfunctions and fails to shut down the heating elements. If this occurs the valve will open and discharge water to maintain a safe pressure within the tank. The water discharged will be very hot and under high pressure so it is important a drain line be connected to the valve and that it terminates in a location where it won't cause injury. Most jurisdictions in Washington State require the drain line to terminate on the exterior of the building. Page 28

30 GARAGE - CARPORT Notice: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should not be stored within closed garage areas. Location: Detached. Same as house. TYPE ROOF FLOOR No visible defects. Floor is not fully visible, due to stored items. GARAGE DOOR(S) Automatic door opener(s)- not operational, The garage door opener does not have a photo electric eye to sense an obstruction in the path of the door. MISCELLANEOUS Stored items restrict viewing of the garage area. Page 29

31 GROUNDS This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping or septic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well as others too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. Type: Site: Type: DRIVEWAY Concrete, No visible defects were found. LANDSCAPING Landscaping appears to be well maintained. Concrete. No visible defects were found. RETAINING WALLS GRADING Gentle slope, Grade at foundation appears serviceable. Wood. BACK PORCH Rot was found in the riser where it meets the soil at the back porch. Rotting wood can attract wood destroying insects to the home. I recommend replacing all rotting wood. Page 30

32 Type: Wood. FRONT PORCH The front porch floor framing is face nailed to the support posts. Attaching the framing to the posts in this way relies on the strength of the fasteners and the surrounding wood in tension to support the load. This can lead to failure of the porch floor. The proper way is to place the posts under the framing so that the floor structure is fully supported by the posts. Two joist hangers are missing from the front porch joists. This could lead to failure of the joists. I recommend having the joist hangers installed. The flashings are missing where the ledger board meets the wall. A flashing was installed on top of the decking however this can still allow water to get under the flashing and behind the ledger board. I recommend installing a flashing on the top side of the ledger board to prevent water from being trapped between the ledger board and wall. Type: Waterproof coating. FRONT DECK Page 31

33 No visible defects were found. EXTERIOR STAIRS/STOOPS The handrails are missing from the lower stairs. These are important because they allow someone to catch themselves if they trip on the stairs. Page 32

34 WASHINGTON WOOD DESTROYING ORGANISM INSPECTION REPORT This report is prepared from an inspection conducted by a Washington State Department of Agriculture licensed Structural Pest Inspector in accordance with Washington Administrative Code. Opinions contained herein are based on conditions visible and evident at the time of the inspection. This report does not warrant, represent, or guarantee that the structure reported on is free from evidence of WDOs (Wood destroying organisms), their damage or conditions conductive to WDOs, nor does it represent or guarantee that the total damage, infestation or infection is limited to that disclosed in this report. INSPECTION PROCEEDURES A thorough visual inspection will be made using accepted methods and practices, of the subject structure to render and opinion on the presence of or damage from WDOs as well as the conditions conductive to WDOs. Areas inspected include: structural exterior (accessible visually and physically to an inspector at ground level); accessible interior; accessible crawlspace(s); garages, carports and decks which are attached to the structure. Deck inspections include railings, wooden steps and accessible wooden surface materials, as well as, deck framing which is accessible (minimum 5' soil to joist clearance or those that can be reached using a 6' step ladder). Wood destroying organisms include subterranean termites, dampwood termites, carpenter ants, moisture ants, wood boring beetles, and damp wood decay fungus (rot). The inspector will not assume any responsibility for WDOs that were not detected during their dormant season. Conductive conditions include but not to be limited to inadequate clearance or structural members, earth wood contact, conductive debris in the crawlspace or basement, inadequate ventilation, excessive moisture, vegetation contact with the structure, bare ground in the crawlspace, existing or seasonal standing water in the crawlspace, failed caulking or grout in water splash areas, and/or inadequate or non-functioning gutter system. LIMITATIONS OF INSPECTION Inaccessible areas: Certain areas of a structure, which are inaccessible by their nature, may be subject to infestation by WDOs yet cannot be inspected without excavation, removal of finished surfaces or unless physical obstructions are removed. Examples of these areas are wall voids, spaces between floors, substructures concealed by sub-floor insulation or those with inadequate clearance, floors beneath coverings, sleeper floors, areas concealed by furniture, appliances or personal possessions, and deck substructures with less than 5' clearance. Sheds and outbuildings: Sheds garages, carports or other structures, which are not attached to the main structure by roof system or foundation, are excluded from this report unless specifically requested and noted. The inspector reserves the right to charge additionally to inspect any unattached structures. Climatic Conditions: In certain geographical areas of Washington State where wet climate is common and due to their construction and materials, structures may be subject to conditions from normal weathering. Such conditions as cracking, checking, and/or warping of doors, window casings, siding, and non-structural wooden members shall not be reported on the inspection report except at the discretion of the inspector. Inspectors are not required to report on any WDOs or other conditions that might be subject to seasonal constraints or environmental conditions if evidence of those constraints or conditions is not visible a the time of the inspections. Mold: Molds, mildews and other fungal growth (except wood rot) shall be reported on only to the extent that they indicate an excessive moisture condition which may be conductive to WDOs. Structural Assesment: While it may be possible for the inspector to note damaged materials, neither the inspector nor the inspection firm is liable or responsible in any way to determine the structural integrity of any building materials. If a more qualified opinion is desired, the services of a licensed, qualified contractor or structural engineer should be obtained. Page 33

35 Type of Insect: Location & Description: Type of Insect: Location & Description: EVIDENCE OF ACTIVE WOOD DESTROYING INSECTS No evidence of wood destroying insects were found. EVIDENCE OF ACTIVE WOOD DECAY FUNGI Rot was found in the back porch stairway riser. EVIDENCE OF PRIOR INSECT INFESTATION No damage from wood destroying organisms was found. CONDITIONS CONDUCTIVE TO WOOD DESTROYING ORGANISMS EW - Soil is in contact with the basement window wood trim. This will cause the wood to rot and can potentially provide an access point for wood destroying insects. You should have 3-6 inches of clearance between the wood and soil. EW - Soil is in contact with the siding. This will cause the siding to rot and can potentially provide an access point for wood destroying insects. You should have 3-6 inches of clearance between the siding and soil. Inaccessible areas OTHER INFORMATION The underside of the back porches was inaccessible because it is built within 18 inches of ground level. Page 34

36 Site Sketch: Page 35

37 Jerome Kukowski, Inspector August 24, 2016 FAIRA. Re 408 NW 70th St Seattle, WA Dear FAIRA: At your request a visual inspection of the above referenced property was conducted on 08/24/2016. 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: ROOF SYSTEM EXPOSED FLASHINGS Type & Diverter (kick out) flashings are missing at the lower edge of the roof where it terminates against the side walls. Diverter flashings direct water into the gutters at the lower edge of the roof where it terminates against the wall of the house. These are very important to prevent damage to the siding and water intrusion into the wall. I recommend contacting a licensed contractor to install flashings in these locations. Drip edge flashings were not installed along the bottom edge of the roof. Drip edge flashings protect the edge of the roof sheathing from water damage by directing water running off the roof into the gutters. I recommend contacting a licensed contractor to install these flashings. ATTIC AND INSULATION Accessibility & Conditions: The duct for the bathroom fan discharges into a soffit vent. The soffit vents are designed to draw air into the attic so much of the air discharged by the fan may be drawn back into the attic. This fan when running can discharge a large volume of moist air into the attic. In the winter this may cause condensation on the underside of the roof sheathing which will lead to mold/mildew growth and in severe cases rot. The duct should be connected to a dedicated vent that discharges above the roofs surface. Evidence of rodent activity is present in the attic. I recommend contacting a licensed exterminator to determine if this is from a current infestation. Venting The roof sheathing along the ridge was not trimmed back the correct distance for the ridge vent to work correctly. There should be a 1-5/8" gap at either side of the ridge board. I recommend contacting a licensed roofing contractor for repairs. Phone: (253) Jerome@LasswellHomeInspection.com

38 Jerome Kukowski, Inspector EXTERIOR - FOUNDATION - BASEMENT WALLS Condition Insufficient clearance between the roofing and siding was found. This can cause premature failure of the siding. I recommend contacting a licensed contractor to cut back the siding so there is a minimum of 1" of clearance from the roofing. Soil is in contact with the siding east side. This will cause the siding to deteriorate and can potentially provide an access point for wood destroying insects. You should have 3-6 inches of clearance between the siding and soil. TRIM Soil is in contact with the basement window sill. This will cause the trim to rot and can potentially provide an access point for wood destroying insects. There should have 3-6 inches of clearance between the wood and soil. CHIMNEY The chimney crown is cracked/deteriorated. The crown should be repaired because this will allow water into the chimney causing the brick and mortar to deteriorate. Over time this can cause serous damage to the chimney. KITCHEN - APPLIANCES KITCHEN 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. Refrigerator The ice and water dispenser did not appear to work. This could be due to no water line being connected to the refrigerator, a clogged water filter or other internal problems. KITCHEN BASEMENT Counters & Cabinets: Grout has been used to fill the seam between the counter and the backsplash. Grout will almost always crack when used to fill this seam because the cabinets and counter will move slightly in relation to the walls as the temperature and humidity fluctuates in the home. This seam should be filled with caulking that matches the grout color. LAUNDRY LAUNDRY There are no opening to allow make up air for the dryer. When a dryer is installed in a closet louvered doors or other ventilation must be installed to provide sufficient airflow for proper operation. Insufficient airflow will cause the dryer to overheat and may lead to a fire. I recommend reviewing the dryers installation instructions to determine the ventilation requirements. The laundry drain does not appear to be properly vented. Proper venting is important for the trap to work correctly and prevent sewer gases from entering the house. I recommend contacting a licensed plumber for repairs. INTERIOR INTERIOR Interior Doors: The stairway door opens into the stairway. Doors are required to open onto a landing area. I recommend reversing the swing of the door. Phone: (253) Jerome@LasswellHomeInspection.com

39 Jerome Kukowski, Inspector The following doors rub against the jamb making them difficult to close: north bedroom closet. I recommend adjusting the doors so they close properly. Door stops are missing on the following doors: hall. I recommend adding door stops to prevent damage to the drywall. HEATING - AIR CONDITIONING HEATING SYSTEM CONDITION Primary Unit: There is no sediment trap on the gas line to the furnace. The sediment trap is important to prevent debris in the gas line from possibly clogging the gas valve in the furnace. I recommend contacting a licensed HVAC contractor for repairs. Combustion Air: The furnace is located in an enclosed area with no vents to provide air to the furnace for combustion and the flow of exhaust up the chimney. Without sufficient combustion air the furnace will run poorly and exhaust gases may be drawn into the home. The furnace should have 1 square inch of venting at the top and bottom of the space for every 1000 BTU's of output. General Suggestions: The furnace does not appear to have been serviced for several years and I was not able to locate any recent service tags. I recommend inquiring with the current owner regarding the service records for the furnace and if it has not been serviced recently it should be serviced and inspected by a licensed heating contractor. ELECTRICAL SYSTEM SERVICE Type & The service feed cables bringing power into the panel are too small for the size of the main breaker. This cables are only sized for a 150 amp breaker. This could allow the cables to be overloaded without tripping the breaker. I recommend contacting a licensed electrician for repairs. ELECTRICAL PANELS Inspector Notes: Multiple neutral wire are connected to a single terminal on the neutral ground bar. Electrical codes permit only one neutral per lug. I recommend contacting a licensed electrician for repairs. The sheathing has not been stripped off one or more of the cables in the panel. The sheathing should be stripped back to within an inch of where the cables enter the panel box. One or more of the panel cover screws are missing. I recommend replacing the missing panel cover screws with screws designed for this brand of panel. The wrong type of screws have been used to attach the panel cover. Screws with sharp points can pierce the insulation on the wiring creating a dangerous short. I recommend replacing the panel cover screws with screws designed for this brand of panel. The electrical panel cover does not fit tightly against the box because the box is set too far back into the wall. Electrical panels should be installed flush with the surface of the wall. I recommend contacting a licensed electrician for repairs. Grounding I was not able to find a ground connection to the gas piping or water piping. The supply piping should be bonded to the service ground in the electrical panel. This is important because it will prevent you from being shocked should a live wire come in contact with the piping. It is also important for the gas piping to be grounded should the house be struck by lightning. Phone: (253) Jerome@LasswellHomeInspection.com

40 Jerome Kukowski, Inspector CONDUCTORS Branch Wiring: Electrical connections made outside of a junction box were found in the attic. All electrical connections should be made in an approved junction box. These are important because they protect the splices from damage which could result in a fire. I recommend contacting a licensed electrician for further evaluation and repair recommendations. SWITCHES, OUTLETS & FIXTURES Electrical switches and outlets are not installed in their electrical boxes in the garage. The GFCI outlet next to the basement sink is not tripping. I recommend contacting a licensed electrician for further evaluation and repair. The double outlet to left of the cook top does not have any power. I recommend contacting a licensed electrician for further evaluation and repair. The following GFCI outlets would not trip when tested: wall at bottom of stairway. I recommend contacting a licensed electrician for further evaluation and repair. PLUMBING WASTE LINES The air admittance valve (AAV) for the basement bathroom hidden behind an access panel in a closet. AAVs are required to be in a ventilated space. I recommend adding ventilation holes to the cover. WATER HEATER Condition The water heater was manufactured in Water heaters typically have a life expectancy of years. The water heater is near the end of its life and will need to be replaced soon. A slight smell of gas was detected around the water heater. I recommend contacting PSE for further evaluation. 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. Inadequate earth quake strapping. The water heater when full weighs approximately 500 pounds and during a severe earth quake can do significant damage if it is not properly secured to the building. The water heater should have straps in both the top and bottom third of the tank. There is no sediment trap on the gas line to the water heater. The sediment trap is important to prevent debris in the gas line from possibly clogging the gas valve. I recommend contacting a licensed plumber for repairs. The water heater is located in a closet without sufficient venting for combustion air. The closet should have 1 square inch of venting at the top and bottom of the space for every 1000 BTU's of input in the water heater. GARAGE - CARPORT GARAGE DOOR(S) Automatic door opener(s)- not operational, The garage door opener does not have a photo electric eye to sense an obstruction in the path of the door. Phone: (253) Jerome@LasswellHomeInspection.com