FAIRA TRANSPARENCY REPORTS. January 27 th, 2017

Transcription

1 608 State St. South Kirkland, WA FAIR Thank you for your interest in this Faira Certified home. FAIRA TRANSPARENCY REPORTS th Pl SE, Everett, WA January 27 th, 2017 We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property. You may view more detailed information for this home and can make an offer at All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We re happy you ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team

2 Cover Page Property Inspection Report Inspection prepared for: Faira Real Estate Agent: - Date of Inspection: 1/23/2017 Time: 3:00 PM Age of Home: 17 Size: 2670 Weather: Sunny 40 degrees Order ID: 1405 Front door faces North for orientation purposes only. Inspector: Dee Robert Inman License # dee@rwwestconsultants.com

3 Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail. - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. 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. Red Notes Denote serious, safety or items that require further investigation Blue notes denote minor or maintenance item Green note denote locations and shutoff valves 1. Attendance In Attendance: Client present No other parties present at inspection. 2. Home Type Home Type: Two Story 3. Occupancy Occupancy: Vacant The utilities were on at the time of inspection. Page 1 of 54

4 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Vinyl siding noted. Dryer vent cover stays in the open position, normally should only open when dryer is in operation. Recommend conditions are corrected to prevent animal entry and air infiltration. North Elevation West Elevation East Elevation South Elevation Page 2 of 54

5 2. Gutters Dryer vent stays in open position Gutters and downspouts appeared in good condition overall. 3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. Paver patio appeared in good condition overall. Cracking at the driveway/sidewalk does not appear unusual. Beam at canopy is undersized. Considerable sag at beam noted. Recommend further investigation and repairs by licensed contractor. Incorrect flashing procedure at patio canopy. Recommend further investigation and repairs by licensed contractor. Page 3 of 54

6 Beam at canopy undersized Incorrect flashing procedure. Page 4 of 54

7 4. Soffit Soffits and eaves appeared in fair condition overall. Fascia tails peeling, recommend repair. Rafters decaying, recommend extent of damage is investigated further and repaired. West side Decay noted at rafter tails West side Water running behind gutter at West side Page 5 of 54

8 5. Door/Window Fascia tails peeling Exterior doors appeared in operable condition, at time of inspection. Threshold and jambs appeared in good condition overall. Window frames and sills appeared in good condition overall. 6. Grading Grading appeared in good condition overall. Page 6 of 54

9 7. Electrical South yard Exterior outlets operate. Exterior outlets are GFCI protected. North Yard 8. Cable Feeds Materials: Primary Service is Underground Service Lateral Page 7 of 54

10 9. Gas Condition Meter located at east side. Main Gas shutoff is located to the lower left of the meter. 10. Exterior Faucet Condition Main Gas Shutoff Exterior faucets were in operable condition overall. Hose bib at west side of house leaks from packing nut. Sometimes tightening packing nut will remedy this condition. 11. Pressure 55 psi Page 8 of 54

11 12. Gate Condition 55 psi Materials: Wood Fences are NOT INCLUDED as part of a home inspection. Page 9 of 54

12 1. Stair Exterior Stairs Original deck has been removed leaving the deck ledger in place. Some siding missing at each end. Recommend further evaluation and repairs. Stairs appear to have some settling. Recommend further evaluation by licensed contractor. Steps were not uniform height, normally there should be no more that a 3/8th inch variance between riser heights. Recommend using caution. There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. Page 10 of 54

13 1. Roof Condition Roof Architectural Composition shingle. Roof surface is appeared in good condition overall. Inspected from ground level with binoculars. Due to property and roof configurations, some areas of the roof may be visually restricted from inspection Inspected from ladder. Type Average life span 30 years for this type surface with proper maintenance and care. Moss on roof. This can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss with a moss retarding chemical. Pressure washing is not recommended as it can damage surface and lessen life span. Weather boot missing at roof anchor. Recommend replacement to prevent water penetration. Solar panels at West slope 2. Flashing Flashing appeared in good condition overall. Weather boot missing at roof anchor 3. Chimney Gas B vent appeared in good condition overall, B vent height was adequate overall. Page 11 of 54

14 1. Attic Attic access is located in the hallway Attic 1 2. Framing Visible framing appeared in good condition overall. Leaks/Water Penetration at roof anchor Page 12 of 54

15 3. Ventilation Slight leakage at roof anchor Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Roof surface vents present. Gable louver vents noted. Roof Surface Vent Eave Vents Page 13 of 54

16 4. Fan/Duct Gable End Vent Bathroom fans appeared to exhaust to the exterior overall. 5. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages about inches in depth, estimated R value 38 Page 14 of 54

17 6. Rodent No visible indications of Rodent Activity. Page 15 of 54

18 1. General Notes General Interior Note Materials: Windows in the home are Double panel insulated glass windows. Any deficiencies are noted in each room section for accessible windows Doors in the home are considered operational unless otherwise noted in each room section Many of the windows throughout the house have failed glass pane seals. Windows get their insulating value by trapping air between two well-sealed panes of glass. Some insulated windows are actually filled with argon gas which provides a higher insulating value. When the seals break, moist air enters the space and causes fogging of the glass. Page 16 of 54

19 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Laminate wood grain material is in good condition overall. Page 17 of 54

20 1. Location Location Northwest Living Room 2. Living Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. 3. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Failed seals Page 18 of 54

21 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is laminate. 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 Granite counter tops are in good condition. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal Disposal operates overall. 5. Dishwasher Dishwasher was in operable condition. 6. Microwave Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, client should seek further review by qualified technician prior to closing. 7. Stove/Oven Stove/oven were in operable condition overall. Page 19 of 54

22 8. Refrigerator Refrigerator was in operable condition. 9. Sinks Sink was in operable condition overall. 10. Electrical Outlets are GFCI protected at the counters. 11. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. 12. Window Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. 13. Heating Heat register operates. Failed seal Failed seal Page 20 of 54

23 1. Location Location South Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. 3. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. 4. Fireplace Failed seal Fireplace is a gas unit. Fireplace appeared in operable condition. Gas Shutoff is located inside access panel under glass. Pilot Controls are located inside access panel under glass. Page 21 of 54

24 Pilot controls Fireplace gas shutoff Page 22 of 54

25 1. Location 1st Floor 1/2 Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Toilet was in operable condition overall. 3. Sinks Sink was in operable condition overall. Stopper did not seal tight or function correctly. 4. Electrical GFI outlets within 6 feet of the sink. 5. Exhaust Fans Vent fan operates overall. 6. Floors Laminate wood grain material is in good condition overall. 7. Toilet Toilet was in operable condition overall. 8. Heating Heat register operates. Page 23 of 54

26 1. Location 1st Floor Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. There were no visible indications of plumbing deficiencies overall. 3. Exhaust Fans Vent fan operates overall. 4. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. 5. Floor Condition Linoleum Flooring is in fair condition overall. Damaged vinyl flooring noted Page 24 of 54

27 6. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 25 of 54

28 1. Stair Stairs Leading to 2nd Floor Handrail appeared secure. Steps were not uniform height, normally there should be no more that a 3/8th inch variance between riser heights. Recommend using caution. Top stair has larger rise Gap at floor seam at landing Page 26 of 54

29 1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Laminate wood grain material is in good condition overall. Guardrail appeared secure. Page 27 of 54

30 1. Location Location Southeast Master Bedroom 2. Bedroom Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material in good condition. Heat register present. Accessible outlets operate. Light fixture operates. 3. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Failed seals Page 28 of 54

31 1. Location Materials: Bedroom Master Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. There were no visible indications of plumbing deficiencies overall. 3. Electrical GFI outlets within 6 feet of the water sources. 4. Counters Tile counter tops are in good condition overall. 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Sinks Sinks are in operable condition overall. 7. Exhaust Fans Vent fan operates overall. 8. Floors Tile Flooring is in good condition overall. 9. Tub Tub was in good condition overall. 10. Shower Shower is in good condition overall. Shower door is in operable condition overall. 11. Toilet Toilet was in operable condition overall. Page 29 of 54

32 12. Heating Heat register operates. Radiant floor heat operates. 13. Windows Radiant floor heat is operational Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Failed seal Page 30 of 54

33 1. Location Materials: Upstairs Hall Bathroom1 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Electrical GFI outlets within 6 feet of water sources. 4. Counters Engineered Composite Vanity Top with Basin 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. 7. Floors Tile Flooring is in good condition overall. 8. Tub Tub and shower were in good condition overall. 9. Sinks Sinks are in operable condition overall. Stopper did not seal tight or function correctly. Left sink only 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. Page 31 of 54

34 1. Location Location 1st Left Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. 4. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Failed seals Page 32 of 54

35 1. Location Location 2nd Left Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. Light fixture operates. 3. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Failed seal Page 33 of 54

36 1. Location Location 3rd Left Bedroom 3 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. 4. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Failed seals Page 34 of 54

37 1. Location Location 1st Right Bedroom 4 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. 4. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Failed seals Page 35 of 54

38 1. Condition Garage Walls and ceilings appeared in good condition overall. Accessible outlets operate. Light fixtures operate overall. Flooring is concrete, visible portions in good condition overall. Outlets are GFI protected at walls. Steps appeared uniform.. Handrail appeared secure. 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. Cracking at the floor does not appear unusual. 3. Doors Entry door is in operable condition overall. 4. Garage Doors Double garage door was in operable condition, was on auto opener. Photo cell safety returns operate overall. Tension safety returns operate overall. Garage vehicle door sensors mounted higher than the standard auto-reverse height. Maximum recommended height 6 inches. Recommend adjustment as a safety precaution. Page 36 of 54

39 1. Heating Type Heat/AC Gas forced air furnace. There was good air flow at the heat registers and cold air returns overall. 2. Heater Location The furnace is located in the garage Furnace is Payne brand 18 years of age approximately, average life span is 18 to 22 years. The heating unit is approaching its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. 3. Heating condition Last service date is over one year ago, or is unable to be determined. Unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. One such area is the combustion chamber / heat exchanger where cold air blows across the "fire box", becoming the hot air that circulates throughout your home. During the life span of any furnace, this metal wall may develop a crack or a broken weld, allowing carbon monoxide to circulate throughout the home. Recommend service and inspection by licensed HVAC contractor prior to closing All heat registers tested and have heat Page 37 of 54

40 4. Filters Location: Located inside heater cabinet. Page 38 of 54

41 1. Plumbing Plumbing/Water Heater1 Water lines were copper. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Gas Water heater. 50 gallons Location: The heater is located in the garage. Leak at top of tank. Recommend further valuation by licensed plumbing contractor. Leak at top of water heater Corrosion at top of tank Page 39 of 54

42 3. Age Water heater set to vacation mode. No test of water temperature was conducted Water heater end of life span, recommend replacement. Approximately 17 years of age, average life span is 10 to 12 years. 4. Condition Seismic straps are in place. Expansion tank is in place. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 40 of 54

43 1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Photovoltaic system in place. Testing of this system is not within the scope of this inspection Page 41 of 54

44 Page 42 of 54

45 3. Grounding Electrical service is grounded and bonded. 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Page 43 of 54

46 1. Location Entryway closet. Foundation/Crawlspaces 2. Foundation Continuous concrete foundation visible portion appeared in good condition overall. 3. Drainage Crawlspace area was dry, there were no visible indications of standing water presently 4. Framing Visible framing appeared in good condition overall. Page 44 of 54

47 5. Ventilation Ventilation appeared adequate. 6. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages about 6 inches in depth; estimated R value 19, newer requirements are R30 insulation content. 7. Ducts Ducts appeared securely attached and insulated overall. Page 45 of 54

48 8. Vapor Barrier Vapor Barrier was in place. 9. Rodent Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Carcasses present. Page 46 of 54

49 Carcasses Page 47 of 54

50 1. Shutoff Locations Shutoffs Water Heater gas shutoff is located to the right of the water heater. Water heater water line shutoff is located above the water heater. Furnace gas shutoff is located to the left of the furnace. Furnace disconnect is located to the right of the furnace. Gas fireplace gas shutoff is located inside access panel under glass. Gas Meter shutoff is located at the east side to the lower left of the meter. Main water shutoff is located in the under stair closet Photovoltaic disconnect east side Gas main shutoff East side 2 Furnace gas shutoff is located to the left of the furnace. 2 Water Heater gas shutoff is located to the right of the water heater. Page 48 of 54

51 2 Water heater water line shutoff is located above the water heater. 2 Furnace disconnect is located to the right of the furnace. Water main shutoff in the under stair closet Page 49 of 54

52 1. Appliances/Equipment Stove Refrigerator Dishwasher Microwave Disposal Water Heater Gas Fireplaces Washer Dryer Equipment 2 Dishwasher 2 Stove 2 Microwave 2 Refrigerator Page 50 of 54

53 2 Gas Fireplaces 2 Disposal 2 Gas Fireplaces 2 Water Heater Page 51 of 54

54 Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Exterior Areas Page 3 Item: 3 Driveway and Walkway Condition Beam at canopy is undersized. Considerable sag at beam noted. Recommend further investigation and repairs by licensed contractor. Incorrect flashing procedure at patio canopy. Recommend further investigation and repairs by licensed contractor. Page 5 Item: 4 Soffit Rafters decaying, recommend extent of damage is investigated further and repaired. West side Exterior Stairs Page 10 Item: 1 Stair Steps were not uniform height, normally there should be no more that a 3/8th inch variance between riser heights. Recommend using caution. There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. Roof Page 11 Item: 1 Roof Condition Weather boot missing at roof anchor. Recommend replacement to prevent water penetration. Attic 1 Page 12 Item: 2 Framing Leaks/Water Penetration at roof anchor General Interior Note Page 16 Item: 1 General Notes Many of the windows throughout the house have failed glass pane seals. Windows get their insulating value by trapping air between two well-sealed panes of glass. Some insulated windows are actually filled with argon gas which provides a higher insulating value. When the seals break, moist air enters the space and causes fogging of the glass. Living Room Page 18 Item: 3 Window Deficiencies Kitchen Page 20 Item: 12 Window Family Room Page 21 Item: 3 Window Deficiencies Stairs Leading to 2nd Floor Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Page 52 of 54

55 Page 26 Item: 1 Stair Steps were not uniform height, normally there should be no more that a 3/8th inch variance between riser heights. Recommend using caution. Top stair has larger rise Master Bedroom Page 28 Item: 3 Window Deficiencies Master Bathroom Page 30 Item: 13 Windows Bedroom 1 Page 32 Item: 4 Bedroom 2 Page 33 Item: 3 Bedroom 3 Page 34 Item: 4 Bedroom 4 Page 35 Item: 4 Window Deficiencies Window Deficiencies Window Deficiencies Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Garage Page 36 Item: 4 Garage Doors Garage vehicle door sensors mounted higher than the standard auto-reverse height. Maximum recommended height 6 inches. Recommend adjustment as a safety precaution. Heat/AC Page 37 Item: 3 Heating condition Last service date is over one year ago, or is unable to be determined. Unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. One such area is the combustion chamber / heat exchanger where cold air blows across the "fire box", becoming the hot air that circulates throughout your home. During the life span of any furnace, this metal wall may develop a crack or a broken weld, allowing carbon monoxide to circulate throughout the home. Recommend service and inspection by licensed HVAC contractor prior to closing Plumbing/Water Heater1 Page 39 Item: 2 Water Heater Condition Leak at top of tank. Recommend further valuation by licensed plumbing contractor. Page 40 Item: 3 Age Water heater end of life span, recommend replacement. Approximately 17 years of age, average life span is 10 to 12 years. Foundation/Crawlspaces Page 53 of 54

56 Page 46 Item: 9 Rodent Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Carcasses present. Page 54 of 54