FAIRA TRANSPARENCY REPORTS nd Ave SE, Renton, WA March 21, 2018

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1 608 State St. South Kirkland, WA FAIR FAIRA TRANSPARENCY REPORTS March 21, 2018 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 duediligence 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.com Real Estate Agent: Faira.com - Faira Date of Inspection: 4/3/2018 Time: 10:00 AM Age of Home: 1968 Size: 1980 Weather: Cloudy 49 degrees Order ID: 3461 Front door faces West for orientation purposes only. Inspector: Dee Robert Inman License #1459 UAS Pilots Lic. No Dee@rwwestconsultants.com

3 INTRODUCTION: 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. Items denote serious, safety or items that required further investigation Items denote minor or maintenance items Items denote locations and shutoff valves 1. Attendance In Attendance: Seller present 2. Home Type Home Type: Split Foyer Style - Two Levels 3. Occupancy Occupancy: Occupied - Furnished The utilities were on at the time of inspection. Page 1 of 58

4 1. Exterior Note Observations: North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 West Elevation 2 North Elevation 2 South Elevation 2 East Elevation Page 2 of 58

5 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Cedar Bevel Siding 2. Gutters Cedar bevel siding in good condition Gutters and downspouts appeared in good condition overall. Observations: Debris in gutters, recommend cleaning gutters. 3. Driveway and Walkway Condition Concrete sidewalks appeared in good condition overall. Gravel driveway appeared in good condition. Observations: 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 58

6 East patio 4. Soffit Soffits and eaves appeared in good condition overall. Observations: Some blistering of paint at soffits noted recommend scraping, prime and paint Page 4 of 58

7 5. Door/Window Some bolstering noted at soffits 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 5 of 58

8 West yard South yard 7. Electrical East yard Exterior outlets operate overall Exterior outlets are GFCI protected overall Exterior lights attached to the house operate overall. 8. Cable Feeds Materials: Primary Service is Overhead Service Drop Observations: Wires are touching trees, recommend review by the local utility company for repair as necessary. Page 6 of 58

9 9. Gas Condition Meter located at South 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. Observations: West hose bib is not frost free type. Recommend winterizing during the cold months. 11. Pressure 70 psi Page 7 of 58

10 12. Gate Condition 70 psi Materials: Chain link Observations: Fences are NOT INCLUDED as part of a home inspection. Page 8 of 58

11 1. Deck1 East Deck 1 2. Deck Decking and Visible framing appeared in good condition overall. Deck surface is covered with water proof membrane, appeared in good condition overall. Guardrail appeared secure. Handrail appeared secure. Observations: Guardrail not present at stairway, recommend installing guardrail to prevent accidental falling. South deck is not designed for a hot tub load. Recommend further investigation by licensed deck contractor No guardrail in place Page 9 of 58

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13 1. Roof Condition Roof Composition shingle roof surface. Roof surface is appeared in fair condition overall. Walked on roof surface. Type Average life span 20 years for this type surface with proper maintenance and care. Observations: Some granular loss at the west slope noted. 2. Chimney Some granular loss at the west slope Brick masonry chimney appeared in good condition overall, chimney height was adequate overall. Page 11 of 58

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15 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. Page 13 of 58

16 3. Ventilation Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Roof surface vents present. 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. Kitchen fan appeared to exhaust to the exterior overall. Page 14 of 58

17 5. Insulation Condition Blown in cellulose insulation noted. Depth: Insulation averages about inches in depth, estimated R value Rodent/Pests No visible indications of Rodent Activity. Page 15 of 58

18 1. General Notes General Interior Note Materials: Windows in the home are Double pane insulated glass windows. Any deficiencies are noted in each room section for accessible windows Doors in the home are considered operational unless otherwise noted in each room section Page 16 of 58

19 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Tile floor is in good condition. Page 17 of 58

20 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 18 of 58

21 1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. 2. Fireplace Fireplace was wood burning type. Damper is in place. Observations: Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Cracking/voids in the firebox area, strongly recommend resealing. Page 19 of 58

22 1. Location Location Northeast Dining Room 2. Dining Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. 3. Doors Observations: Sliding door missing door lock. Recommend repairs 4. Floor Observations: Wood floor finish sun bleached. 5. Ceiling Fan Materials: Ceiling Fan was in operable condition overall Page 20 of 58

23 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is Tile. 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 There is no disposal. 5. Dishwasher Dishwasher was in operable condition. 6. Microwave Observations: 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 21 of 58

24 8. Refrigerator Refrigerator was in operable condition. 9. Sinks Refrigerator temp Sink was in operable condition overall. Observations: Flex drain observed, these are subject to frequent clogging. Freezer temp Page 22 of 58

25 10. Electrical Outlets are GFCI protected at the counters. Flex drain 11. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. 12. Heating Heat register operates. Page 23 of 58

26 1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Accessible outlets operate. Page 24 of 58

27 1. Location Location South Master Bedroom 2. Bedroom Walls and ceilings appear in good condition overall. Flooring is wood in good condition overall. Heat register present. Accessible outlets operate. 3. Heating Heat register operates. 4. Ceiling Fan Materials: Ceiling Fan was in operable condition overall Page 25 of 58

28 1. Location Materials: Bedroom Master Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Electrical GFI outlets within 6 feet of the water sources. 4. Counters Formica counter tops are in good condition overall. 5. Cabinets Cabinet doors are in operable condition overall. 6. Sinks Sink was in operable condition overall. 7. Exhaust Fans Vent fan operates overall. 8. Floors Tile Flooring is in good condition overall. 9. Shower Shower is in good condition overall. Shower door is in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. Page 26 of 58

29 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 Formica counter tops are in good condition overall. 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. Observations: Exhaust fan vibrates or is excessively noisy. The fan may eventually need to be replaced to correct this condition. 7. Floors Tile Flooring is in good condition overall. 8. Tub Tub and shower were in good condition overall. 9. Shower Shower door is in operable condition overall. 10. Sinks Sink was in operable condition overall. Observations: Stopper did not seal tight or function correctly. Page 27 of 58

30 11. Toilet Toilet was in operable condition overall. 12. Heating Heat register operates. Page 28 of 58

31 1. Location Location 1st Right Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. Page 29 of 58

32 1. Stair Stairs Leading to Basement Steps appeared uniform. Handrail appeared secure. Page 30 of 58

33 1. Conditions Basement Hallway Ceiling and walls are in good condition overall. Light fixture operates. Tile flooring is in good condition. Accessible outlets operate. Page 31 of 58

34 1. Family Room Basement Family Room Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Light fixture operates. 2. Fireplace Fireplace is a gas unit. Fireplace appeared in operable condition. Observations: Gas shutoff is located at the wall adjacent to the fireplace. Pilot Controls are located inside access panel under glass. Recommend cleaning fireplace glass, if discoloration is left for long periods it can become etched in the glass. 2 Pilot Controls are located inside access panel under glass. Page 32 of 58

35 3. Doors Gas shutoff at adjacent wall Observations: Entry door does not catch, minor adjustment to strike plate may remedy this condition. Sliding door is difficult to operate Page 33 of 58

36 1. Location Materials: Basement Basement Bathroom 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 Formica counter tops are in good condition overall. 5. Cabinets Cabinet doors are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. 7. Floors Tile Flooring is in good condition overall. 8. Shower Shower is in good condition overall. Shower door is in operable condition overall. 9. Sinks Sink was in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating Heat lamp operates. Ceiling electric convector heater operates. Page 34 of 58

37 1. Bedroom Room Basement Bedroom 1 Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 2. Heating Heat register operates. Page 35 of 58

38 1. Condition Basement Laundry Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Exhaust Fans Window only, no vent fan. 3. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. Page 36 of 58

39 4. Floor Condition Tile Flooring is in good condition overall. 5. Washer Dryer is operational Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 37 of 58

40 1. Mud Room Mud Room Walls and ceilings appear in good condition overall. Flooring is tile in good condition overall. Light fixture operates. Heat Register present. Page 38 of 58

41 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. 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. 3. Electrical Observations: Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution 4. Doors Entry door is in operable condition overall. 5. Garage Doors Single garage door operates, was on auto opener. Photo cell safety returns operate overall. Tension safety returns operate overall. Page 39 of 58

42 1. Condition Garage 2 Wood frame walls and ceilings appeared in good condition overall. Outlets are GFI protected at walls. Page 40 of 58

43 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. Observations: 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. Tension safety returns operate. 5. Stair Observations: There is no guardrail on one side of the stairs. Recommend using caution. Stair rise and run is non conforming. Recommend using caution. Page 41 of 58

44 1. Siding Condition Garage 2 Exterior Siding appeared in good condition overall. Plywood T111 siding 2. Gutters Gutters and downspouts appeared in good condition overall. 3. Soffit Soffits and eaves appeared in good condition overall. 4. Door/Window 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. 5. Electrical Exterior outlets operate overall Exterior outlets are GFCI protected overall Exterior lights attached to the garage operate overall. Page 42 of 58

45 1. Heating Type Gas forced air furnace. Heat/AC 2. Heater Location The furnace is located in the laundry room Furnace is Payne brand 2 years of age approximately, average life span is 18 to 22 years. 3. Heating condition Observations: Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. Drip leg/sediment trap not installed. Recommend conditions are investigated further by licensed HVAC contractor and conditions corrected as required. All heat registers tested and have heat Page 43 of 58

46 4. Venting Observations: Water stains observed at the furnace draft inducer fan. Repair as needed. 5. Filters Location: Right side of furnace filter location Leakage from inducer Page 44 of 58

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48 1. Plumbing Plumbing/Water Heater1 Water lines were copper Drain and waste lines were plastic. Observations: Sewer scoping is recommended by licensed company due to age of home or trees in proximity of drain line. 2. Water Heater Condition Heater Type: Gas Water heater. 50 gallons Location: The heater is located in the laundry room. Observations: Drip leg/sediment trap not installed. Recommend conditions are investigated further by licensed HVAC contractor and conditions corrected as required. Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. 3. Age Approximately 4 years of age, average life span is 10 to 12 years. Page 46 of 58

49 4. Condition Expansion tank is in place. Observations: 1 seismic strap, 2 are required. Water heater does not have a drip pan, at a minimum, recommend installing leak alarm sensor at the base of the water heater. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 47 of 58

50 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. 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. 5. Subpanel Page 48 of 58

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52 1. Location Materials: Located in the Garage 2 Electrical Panel 2 2. Electrical 100 AMP service #4 Copper service entrance wires. Observations: Circuit breakers missing exposing live electrical conductors. Electrocution hazard. strongly recommend spacer bars are installed. 3. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Page 50 of 58

53 1. Shutoff Locations Shutoffs Observations: Water Heater gas shutoff is located to the left 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 left of the furnace. Main water shutoff is located on the south wall of the garage. 2 Main water shutoff is located on the south wall of the garage. 2 Water Heater gas shutoff is located to the left of the water heater. 2 Water heater water line shutoff is located above the water heater. 2 Furnace gas shutoff is located to the left of the furnace. Page 51 of 58

54 2 Furnace disconnect is located to the left of the furnace. Page 52 of 58

55 1. Appliances/Equipment Observations: Stove Refrigerator Dishwasher Microwave Water Heater Furnace Washer Dryer Equipment 2 Dishwasher 2 Refrigerator 2 Stove 2 Microwave Page 53 of 58

56 2 Washer 2 Dryer 2 Water Heater 2 Furnace Page 54 of 58

57 1. Carbon Monoxide Carbon Monoxide Detectors Observations: As of April 1st 2012 it is required that Carbon monoxide detectors are installed on each level and outside of bedroom areas. Recommend conditions are corrected. Page 55 of 58

58 Glossary Term Cellulose Expansion Tank GFCI TPR Valve Definition Glossary Cellulose insulation: Ground-up newspaper that is treated with fire-retardant. An expansion tank or expansion vessel is a small tank used to protect closed (not open to atmospheric pressure) water heating systems and domestic hot water systems from excessive pressure. The tank is partially filled with air, whose compressibility cushions shock caused by water hammer and absorbs excess water pressure caused by thermal expansion. A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system. The thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressurerelief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200 F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves Page 56 of 58

59 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 6 Item: 8 Cable Feeds Wires are touching trees, recommend review by the local utility company for repair as necessary. Deck 1 Page 9 Item: 2 Deck Guardrail not present at stairway, recommend installing guardrail to prevent accidental falling. South deck is not designed for a hot tub load. Recommend further investigation by licensed deck contractor Living Room Page 19 Item: 2 Fireplace Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Cracking/voids in the firebox area, strongly recommend resealing. Garage Page 39 Item: 3 Electrical Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution Garage 2 Page 41 Item: 5 Stair There is no guardrail on one side of the stairs. Recommend using caution. Stair rise and run is non conforming. Recommend using caution. Heat/AC Page 44 Item: 4 Venting Water stains observed at the furnace draft inducer fan. Repair as needed. Plumbing/Water Heater1 Page 46 Item: 2 Water Heater Condition Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Page 47 Item: 4 Condition 1 seismic strap, 2 are required. Water heater does not have a drip pan, at a minimum, recommend installing leak alarm sensor at the base of the water heater. Electrical Panel 2 Page 50 Item: 2 Electrical Circuit breakers missing exposing live electrical conductors. Electrocution hazard. strongly recommend spacer bars are installed. Carbon Monoxide Detectors Page 57 of 58

60 Page 55 Item: 1 Carbon Monoxide As of April 1st 2012 it is required that Carbon monoxide detectors are installed on each level and outside of bedroom areas. Recommend conditions are corrected. Page 58 of 58