FAIRA TRANSPARENCY REPORTS Waverly Dr, Snohomish, WA May 10 th, 2017

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1 608 State St. South Kirkland, WA FAIR Thank you for your interest in this Faira Certified home. FAIRA TRANSPARENCY REPORTS May 10 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: Christopher Ellis Real Estate Agent: - Date of Inspection: 5/23/2017 Time: 3:00 PM Age of Home: 1985 Size: 1500 Order ID: 1984 Inspector: Ronald W West License #565 PO Box 214, Redmond, WA Phone: Fax: ron@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 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 Items denote locations and shutoff valves Page 1 of 46

4 1. Exterior Note North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 East Elevation 2 North Elevation 2 West Elevation 2 South Elevation Page 2 of 46

5 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Plywood batten Brick siding appeared in good condition. Decay the base of the siding near the entrance at the northside, recommend repair Moss growth on the bricks sill 2. Gutters Gutters and downspouts appeared in good condition overall. Debris in gutters, recommend cleaning gutters. 3. Driveway and Walkway Condition Driveway and or sidewalk spacers missing, uneven surface. These conditions are potential tripping hazard. Recommend conditions are repaired as a safety precaution Page 3 of 46

6 4. Soffit Soffits and eaves appeared in good condition overall. 5. Door/Window There was no visible flashing above the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material. 6. Grading Foliage is touching the siding, recommend clearance is achieved as this is a conducive condition for wood destroying organisms and pests Decay to base of privacy wall from earth to wood contact, recommend repair Earth close to base of the siding, recommend minimum 6 inch clearance is achieved where possible as this is a conducive condition for wood destroying organism activity. Grade slopes toward the house from east to west. 1 Grade slopes toward the house from east to west. Page 4 of 46

7 7. Electrical Exterior outlets operate. Exterior outlets are GFCI protected. Doorbell did not operate, recommend further investigation by licensed electrical contractor No visible disconnect for the hot tub in the line of sight, recommend further investigation by licensed electrical contractor 8. Cable Feeds Materials: Primary Service is Overhead Service Drop 9. Exterior Faucet Condition Exterior faucets were in operable condition overall. No water supply the freestanding hose bib northwest corner Page 5 of 46

8 10. Retaining Wall Brick Retaining wall Page 6 of 46

9 1. Deck1 Decks 2. Deck Deck surface appeared in good condition, framing was not visible due to ground proximity. Page 7 of 46

10 1. Roof Condition Roof Architectural Composition shingle. 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. Some of the can vents lifting at the roof surface, recommend additionally nailing Page 8 of 46

11 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 9 of 46

12 3. Vent Caps 4. Chimney Page 10 of 46

13 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 Under eave soffit inlet vents noted. Roof surface vents present. Gable louver vents noted. Page 11 of 46

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15 4. Fan/Duct [[Bath Fans[[Note]]]]Bathroom fans do not exhaust completely to the exterior, recommend correction. This condition can result in mold/fungal growth. Kitchen fans do not exhaust completely to the exterior, recommend correction. This condition can result in mold/fungal growth. Master bath fan exhausts out [[Bath Fans[[Note]]]]Bathroom fans do not exhaust completely to the exterior, recommend correction. This condition can result in mold/fungal growth. Kitchen fans do not exhaust completely to the exterior, recommend correction. This condition can result in mold/fungal growth. 5. Insulation Condition Blown in fiberglass insulation noted. Fiberglass batts with kraft paper facing noted. Insulation not uniform, recommend correction Page 13 of 46

16 6. Rodent Old bird nest near kitchen west side Carcasses present. Burrowing in the insulation Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Page 14 of 46

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18 1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. Slight discoloration in one spot on the ceiling, moisture meter indicated no abnormal moisture content presently. 2. Fireplace Fireplace was wood burning type. Damper is in place. Page 16 of 46

19 1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. Page 17 of 46

20 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 Granite counter tops are in good condition. 3. Disposal There is no disposal. 4. Dishwasher Dishwasher was in operable condition. 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. Page 18 of 46

21 7. Refrigerator Refrigerator was in operable condition overall. 8. Electrical No GFCI protection present, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. 9. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. Page 19 of 46

22 1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Page 20 of 46

23 1. Condition Laundry Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFCI protected receptacles may not have been required when the house was built. Recommend upgrading with GFCI's at all receptacles near water sources as a safety precaution. 3. Exhaust Fans Current guidelines state that either exhaust fan or window should be in laundry Room to ensure ventilation of moisture. 4. Dryer There is a place for dryer to exhaust to the exterior. Dryer is electric Unit 5. Floor Condition Vinyl flooring appeared in good condition overall. 6. Washer Materials: Washer faucets were in operable condition, no visible leakage. Washer unusually loud Page 21 of 46

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25 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. 2. Window Deficiencies Fungal growth at sliding door frames, recommend cleaning. Page 23 of 46

26 1. Room Master Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Ceiling fungal growth. This condition is typical from not running exhaust fan long enough to extract moisture Recommend cleaning 2. Exhaust Fans Vent fan operates overall. 3. Floors Tile Flooring is in good condition overall. 4. Tub Tub was in good condition overall. 5. Shower Shower is in good condition overall. Shower door is in operable condition overall. Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout. Fungal growth at some of the grout areas, recommend cleaning and resealing Page 24 of 46

27 6. Heating Heat lamp operates. 7. Windows Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Page 25 of 46

28 1. Room Hall Bathroom1 Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Discoloration to the wall by the mirror, moisture meter indicated no abnormal moisture content present 2. Electrical Outlets are not GFCI protected. Strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. 3. Counters Tile counter tops are in good condition overall. 4. Exhaust Fans Vent fan operates overall. 5. Floors Vinyl Flooring appeared in good condition overall. 6. Tub Tub and shower were in good condition overall. 7. Shower Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout. Page 26 of 46

29 8. Sinks Sink was in operable condition overall. 9. Toilet Toilet was in operable condition overall. 10. Heating Heat register operates. Page 27 of 46

30 1. Location Location 1st Left Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. Page 28 of 46

31 1. Location Location 1st Right Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. Page 29 of 46

32 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. Breaches in fire protect protection at walls, recommend sealing as a safety precaution. Minor condition to correct 2. Electrical Breaches in fire protect protection at walls, recommend sealing as a safety precaution. Minor condition to correct Outlet and or Switch cover plates missing, recommend correction as a safety precaution. 3. Doors Entry door is in operable condition overall. Animal door present in the garage door leading to the interior. This condition breaches fire protection, recommend conditions are corrected. Page 30 of 46

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34 1. Heating Type Heat/AC Heat Pump with electric forced air furnace backup. There was good air flow at the heat registers and cold air returns. 2. Heater Location The furnace is located in the garage Age of furnace was indeterminate, recommend consulting with licensed heating contractor. 3. Heating condition Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. 4. Filters Location: Filter located above furnace. 5. AC Condition Location: The compressor is located on the exterior south. Could not test the air conditioning portion of unit due to outside air temperature being below 62 degrees as it will damage compressor. Recommend system be serviced by licensed HVAC contractor. Page 32 of 46

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36 1. Plumbing Plumbing/Water Heater1 Water lines were copper. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Electric water heater. 40 gallons 3. Age Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. Approximately 22 years of age, average life span is 10 to 12 years. 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 34 of 46

37 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 35 of 46

38 1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. 3. Grounding Electrical service is grounded and bonded. Page 36 of 46

39 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Neutral busbar double taps were not allowable after Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque-- especially if two different size conductors are used. Conditions can result in the breaker tripping because of the loose connection [current exceeding the rating of the breaker]. Conditions can result in over heating and possible fire. Strongly recommend conditions are investigated further corrected as required by licensed electrical contractor. 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 37 of 46

40 1. Location Exterior north side Foundation/Crawlspaces 2. Foundation Exterior north side 3. Drainage Crawlspace was dry overall. Staining on plastic vapor barrier, recommend monitoring 4. Ventilation Ventilation appeared adequate. 5. Insulation Condition Fiberglass batts with kraft paper facing noted. Insulation damaged/missing in areas of the crawlspace, recommend conditions are corrected. Page 38 of 46

41 6. Ducts Heating ducts appeared securely attached overall. Insulation loose/missing at heating ducts. Recommend insulating ducts to prevent heat loss. Page 39 of 46

42 7. Vapor Barrier Vapor Barrier was in place. 8. Rodent Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Droppings present. Urine present 9. Plumbing Water lines are not insulated or completely insulated, recommend insulating water lines to prevent freezing. Page 40 of 46

43 1. Shutoff Locations Shutoffs Materials: Air Conditioner disconnect is located adjacent to exterior portion of the air conditioner. 2 Air Conditioner disconnect is located adjacent to exterior portion of the air conditioner. Water heater water line shutoff is located above the water heater. 2 Water heater water line shutoff is located above the water heater. Main water shutoff is located on the north of the garage. Page 41 of 46

44 Pressure regulating valve is located above main water shutoff. Page 42 of 46

45 1. Appliances/Equipment Equipment/Appliances: Equipment 2 AC 2 Microwave 2 Refrigerator 2 Stove Page 43 of 46

46 2 Dishwasher 2 Water Heater 2 Furnace 2 Central Vacuum System present. Page 44 of 46

47 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 Driveway and or sidewalk spacers missing, uneven surface. These conditions are potential tripping hazard. Recommend conditions are repaired as a safety precaution Page 4 Item: 6 Grading Earth close to base of the siding, recommend minimum 6 inch clearance is achieved where possible as this is a conducive condition for wood destroying organism activity. Grade slopes toward the house from east to west. Page 5 Item: 7 Electrical No visible disconnect for the hot tub in the line of sight, recommend further investigation by licensed electrical contractor Attic 1 Page 14 Item: 6 Rodent Carcasses present. Burrowing in the insulation Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Kitchen Page 19 Item: 8 Electrical No GFCI protection present, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. Laundry Page 21 Item: 2 Electrical GFCI protected receptacles may not have been required when the house was built. Recommend upgrading with GFCI's at all receptacles near water sources as a safety precaution. Hall Bathroom1 Page 26 Item: 2 Electrical Outlets are not GFCI protected. Strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. Garage Page 30 Item: 1 Condition Breaches in fire protect protection at walls, recommend sealing as a safety precaution. Minor condition to correct Page 30 Item: 2 Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Page 31 Item: 3 Doors Animal door present in the garage door leading to the interior. This condition breaches fire protection, recommend conditions are corrected. Heat/AC Page 45 of 46

48 Page 32 Item: 5 AC Condition Could not test the air conditioning portion of unit due to outside air temperature being below 62 degrees as it will damage compressor. Recommend system be serviced by licensed HVAC contractor. Plumbing/Water Heater1 Page 35 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. Foundation/Crawlspaces Page 39 Item: 5 Insulation Condition Insulation damaged/missing in areas of the crawlspace, recommend conditions are corrected. Page 40 Item: 8 Rodent Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Droppings present. Urine present Page 46 of 46