FAIRA TRANSPARENCY REPORTS W James St, 8, Kent, WA 98032

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1 608 State St. South Kirkland, WA FAIR FAIRA TRANSPARENCY REPORTS 1313 W James St, 8, Kent, WA Thank you for your interest in this Faira Certified home. We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property. You may view more detailed information for this home and can make an offer at All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We re happy you ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team

2 Property Inspection Report Inspector: Robert Pickering, Cover Page Inspection prepared for: Faira.com Real Estate Agent: - Date of Inspection: 6/7/2018 Time: 9:00 AM Age of Home: 1980 Size: 904 Order ID: 3899 Inspector: Robert Pickering License # rwwestconsultants@gmail.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 require further investigation Investigation items denote minor or maintenance items Items denote locations and shutoff valves 1. Attendance In Attendance: Client not present 2. Home Type Home Type: Condominium/Townhouse 3. Occupancy Occupancy: Vacant Page 1 of 51

4 1. Exterior Note General Exterior Note This is an inspection of this unit only. Exterior conditions and common areas are generally the responsibility of the condominium association. Recommend review your resale certificate or public offering 2 West Elevation 2 North Elevation 2 South Elevation 2 East Elevation Page 2 of 51

5 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Vinyl siding noted. Paint flaking at the siding, recommend loose paint is removed, barewood areas primed and repainted. 2. Gutters Gutters and downspouts appeared in good condition overall. 3. Driveway and Walkway Condition Concrete sidewalks and/or driveways appeared in good condition overall. 4. Soffit Soffits and eaves appeared in good condition overall. 5. 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. Page 3 of 51

6 6. Grading Grading appeared in good condition overall. 7. Electrical Exterior outlets operate overall Missing light cover Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. Reversed polarity at exterior outlets, recommend further investigation correction by licensed electrical contractor North 8. Exterior Faucet Condition Near basement sliding door. Exterior faucets were in operable condition overall. Page 4 of 51

7 9. Pressure 95 Water pressure is in excess of 80 PSI. Water pressure above 80 PSI can result in plumbing leaks and cause plumbing appliances to wear more quickly, recommend adjusting water pressure or installing pressure reducing valve. Page 5 of 51

8 1. Deck1 East Upper Deck 1 2. Deck Slightly loose Guardrail, strongly recommend correction as a safety precaution. There's wood decay occurring to the deck guardrail, strongly recommend conditions are correct it as a safety precaution Northeast corner Page 6 of 51

9 Northeast corner Slightly loose Page 7 of 51

10 1. Stair Exterior Stairs Steps appeared uniform. Handrail appeared secure. Damaged steps recommend conditions are corrected. Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail. Page 8 of 51

11 1. Roof Condition Roof Architectural Composition shingle. Common area of home owners association. Recommend review your resale certificate or public offering Type Average life span 30 years for this type surface with proper maintenance and care. 2. Flashing Flashing appeared in good condition overall. Page 9 of 51

12 3. Chimney Metal chimney appeared in good condition overall, chimney height appeared adequate. Page 10 of 51

13 1. General Notes General Interior Note Materials: Windows in the home are Double pane insulated glass windows. Any deficiencies are noted in each room section for accessible windows Doors in the home are considered operational unless otherwise noted in each room section Cabinet doors and in the home are considered operational unless otherwise noted in each room section Page 11 of 51

14 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Engineered wood flooring is in good condition overall. 2. Window Voids in sealant at window casing recommend sealing. 3. Doors Weather stripping does not completely seal door entry door, recommend correction. Page 12 of 51

15 Page 13 of 51

16 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is Engineered wood. 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. Voids between some tile at backsplash near ceiling 2. Counter Condition Quartzite counter tops are in good condition. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal Disposal operates overall. The unit makes irregular noise, there may be something stuck in the disposal, recommend correction. Page 14 of 51

17 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. Floor Wood floor finish scratched 7. Stove/Oven Stove/oven were in operable condition overall. Top of control panel is bent. Anti tip bracket/device missing at stove, recommend installation as a safety precaution. Should be installed. Damaged Page 15 of 51

18 8. Refrigerator Damaged Refrigerator was in operable condition overall. Page 16 of 51

19 9. Sinks Sinks are in operable condition overall. Flex drain observed, these are subject to frequent clogging. Stains from presumed past leaks noted. 10. Electrical One Outlets are GFCI protected at the counters. GFCI outlets have been required for Kitchens (since 1987) No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution. No GFCI protection present, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. 11. Vent Condition No GFCI Vent fan is part of microwave and is Recirculating Type No GFCI Page 17 of 51

20 12. Window Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Page 18 of 51

21 1. Location Location East Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is engineered wood material. Heat register present. Accessible outlets operate. Light fixture operates. Cracking at the walls does not appear unusual. Indications of past patching to the walls. 3. Window-Wall AC or Heat Page 19 of 51

22 4. Fireplace Left Fireplace was wood burning type. Damper is in place. Cracks in the hearth stone work Corrosion to fireplace firebox/flue Right Page 20 of 51

23 Page 21 of 51

24 1. Location Upstairs 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. Counter Quartzite counter tops are in good condition overall. 4. Cabinet Cabinet doors are in operable condition overall. Cabinet and drawer pulls not installed Page 22 of 51

25 5. Sinks Sinks are in operable condition overall. Sink drains slow, recommend conditions are corrected. Flex drain observed, these are subject to frequent clogging. Improper "S" trap noted. This trap configuration may cause the trap to siphon dry, allowing sewer gas and odour to enter the dwelling. Recommend conditions are investigated further and required by licensed plumbing contractor. 6. Exhaust Fans Vent fan operates overall. 7. Floors Engineered wood flooring is in good condition overall. Voids in the flooring 8. Toilet Toilet was in operable condition overall. Behind toilet Page 23 of 51

26 9. Heating There is no heat source in this room. Page 24 of 51

27 1. Location Basement bathroom Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Electrical GFI outlets within 6 feet of water sources overall No power to outlet. Recommend further investigation by licensed electrical contractor. 4. Exhaust Fans Vent fan operates overall. 5. Dryer Dryer appeared to exhaust to the exterior. Page 25 of 51

28 6. Washer Hose bibs not visible or accessible due to configuration Page 26 of 51

29 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail. Page 27 of 51

30 1. Stair Stairs Leading to Basement Steps appeared uniform. Handrail appeared secure. Indications of past patching to the walls. Page 28 of 51

31 1. Conditions Basement Hallway Ceiling and walls are in good condition overall. Light fixture operates. Carpet floor covering is in good condition. 2. Electrical Lights with exposed bulbs are no longer allowable in closet areas. This can be a potential fire hazard if clothing/stored material comes in contact with an exposed light bulb. Page 29 of 51

32 1. Location Location Northeast Basement Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. 3. Electrical Lights with exposed bulbs in closet/storage areas can be a potential fire hazard if clothing/stored material comes in contact with an exposed light bulb. Recommend using caution or installing a fixture with a cover Page 30 of 51

33 1. Location Materials: Basement Basement Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Cabinets Cabinet doors are in operable condition overall. 4. Exhaust Fans Vent fan operates overall. 5. Floors Laminate wood grain material is in good condition overall. 6. Tub Tub was in good condition overall. Tub s finish has been touched up with epoxy. Could not test due to epoxy touchup. Page 31 of 51

34 7. Shower Voids in the grout between some of the tile, recommend resealing. Page 32 of 51

35 8. Sinks Sinks are in operable condition overall. Flex drain observed, these are subject to frequent clogging. 9. Toilet Toilet was in operable condition overall. Moisture meter indicated abnormal moisture content at the wall to the left of toilet. Recommend conditions are investigated further and corrected by licensed plumbing contractor. Baseline Page 33 of 51

36 10. Heating There is no heat source in this room. Recommend installing heat lamp 11. Electrical Lights flicker when ceiling fan is turned off. Recommend further investigation by licensed electrical contractor. Page 34 of 51

37 1. Location Location Northwest Basement Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Indications of past patching to the walls. 3. Heating Electric baseboard heater operates. Page 35 of 51

38 Page 36 of 51

39 1. Heating Type Heat/AC Electric baseboard zone controlled heat in operable condition overall. 2. Heater Location Thermostat located on the south wall of the family room. Individual zone controlled located in each room. Page 37 of 51

40 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 Location: The heater is located in the basement hall closet. Indications of past leaking at hot water side. Recommend monitoring. Dry at time of inspection. Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. 3. Age Approximately 10 years of age, average life span is 10 to 12 years. Water heater is near end of useful life span, recommend monitoring. Page 38 of 51

41 4. Condition 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. 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. Temperature and pressure relief valve routes at an upward angle. This condition can cause water to set in the outlet drain resulting in corrosion to the temperature and pressure relief valve and cause it not to engage when needed. This is an extremely hazardous condition, strongly recommend conditions are corrected by licensed HVAC contractor. Page 39 of 51

42 Page 40 of 51

43 1. Location Materials: Located in the Basement Hallway 2. Electrical Electrical AMP service, 1/0 Aluminum service entrance wires. White wires connected to breakers. 3. Grounding Grounding not visible is a common condition in condominiums and town homes. 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Page 41 of 51

44 1. Location Exterior Foundation/Crawlspaces 1 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. Evidence of past repair to toilet flooring. Decay below basement bathroom near shutoff valve, recommend conditions are further investigated and repaired. Page 42 of 51

45 Basement bathroom Decay 5. Ventilation Ventilation appeared adequate. 6. Ducts Dryer duct appeared securely attached. Page 43 of 51

46 7. Vapor Barrier Vapor Barrier was in place. 8. Insulation Condition Unfinished fiberglass batts noted. Page 44 of 51

47 9. Rodent/Pests Indications of Rodent activity. Some rodent droppings can carry disease. rodents can also cause damage to insulation. Recommend conditions are investigated further by licensed Pest Control Company. Droppings present. Bait traps present. Page 45 of 51

48 1. Shutoff Locations Shutoffs Could not locate main water shutoff, recommend consulting with owner. 2 Water heater water line shutoff is located above the water heater. Page 46 of 51

49 1. Appliances/Equipment Equipment 2 Refrigerator 2 Stove 2 Microwave 2 Dishwasher Page 47 of 51

50 Washer/Dryer combo 2 Hot Water Dispenser Page 48 of 51

51 Glossary Glossary Term Expansion Tank GFCI TPR Valve Definition 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 49 of 51

52 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 4 Item: 7 Electrical Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. Reversed polarity at exterior outlets, recommend further investigation correction by licensed electrical contractor Deck 1 Page 6 Item: 2 Deck Slightly loose Guardrail, strongly recommend correction as a safety precaution. There's wood decay occurring to the deck guardrail, strongly recommend conditions are correct it as a safety precaution Exterior Stairs Page 8 Item: 1 Stair Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail. Kitchen Page 15 Item: 7 Stove/Oven Anti tip bracket/device missing at stove, recommend installation as a safety precaution. Should be installed. Page 17 Item: 10 Electrical GFCI outlets have been required for Kitchens (since 1987) No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution. No GFCI protection present, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. 1/2 Bathroom Page 23 Item: 5 Sinks Improper "S" trap noted. This trap configuration may cause the trap to siphon dry, allowing sewer gas and odour to enter the dwelling. Recommend conditions are investigated further and required by licensed plumbing contractor. Stairs Leading to 2nd Floor Page 27 Item: 1 Stair Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail. Basement Hallway Page 29 Item: 2 Electrical Lights with exposed bulbs are no longer allowable in closet areas. This can be a potential fire hazard if clothing/stored material comes in contact with an exposed light bulb. Basement Family Room Page 50 of 51

53 Page 30 Item: 3 Electrical Lights with exposed bulbs in closet/storage areas can be a potential fire hazard if clothing/stored material comes in contact with an exposed light bulb. Recommend using caution or installing a fixture with a cover Basement Bathroom Page 33 Item: 9 Toilet Moisture meter indicated abnormal moisture content at the wall to the left of toilet. Recommend conditions are investigated further and corrected by licensed plumbing contractor. Page 34 Item: 11 Electrical Lights flicker when ceiling fan is turned off. Recommend further investigation by licensed electrical contractor. Plumbing/Water Heater1 Page 38 Item: 2 Water Heater Condition Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Page 39 Item: 4 Condition 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. Water heater does not have a drip pan, at a minimum, recommend installing leak alarm sensor at the base of the water heater. Page 39 Item: 5 TPRV Condition Temperature and pressure relief valve routes at an upward angle. This condition can cause water to set in the outlet drain resulting in corrosion to the temperature and pressure relief valve and cause it not to engage when needed. This is an extremely hazardous condition, strongly recommend conditions are corrected by licensed HVAC contractor. Foundation/Crawlspaces 1 Page 42 Item: 4 Framing Decay below basement bathroom near shutoff valve, recommend conditions are further investigated and repaired. Page 45 Item: 9 Rodent/Pests Indications of Rodent activity. Some rodent droppings can carry disease. rodents can also cause damage to insulation. Recommend conditions are investigated further by licensed Pest Control Company. Droppings present. Bait traps present. Page 51 of 51

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