FAIRA TRANSPARENCY REPORTS NE 108th St, Redmond, WA April 4 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 April 4 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 RW West Consultants Property Inspection Report Inspection prepared for: Christopher Ellis Real Estate Agent: - Date of Inspection: 4/5/2017 Time: 1:30 PM Age of Home: 2009 Size: 2561 Order ID: 1680 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 51

4 1. Exterior Note North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 South Elevation 2 East Elevation 2 North Elevation 2 West Elevation Page 2 of 51

5 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Cultured stone siding Paint flaking at south window trim 2. Gutters Gutters and downspouts appeared in good condition overall. 3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. Patio areas appeared in good condition overall. 4. Soffit Soffits and eaves appeared in good condition overall. Recommend installing flashing at exposed beams/corbels/rafters to prevent premature decay from occurring Page 3 of 51

6 5. 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. Yard very wet to the north day area Grade Slopes towards the house from South to north. Grade slopes toward the house from west east. Water entering through the crawlspace vent at the Westside, recommend re-grading. 1 Grade Slopes towards the house from South to north. Yard very wet to the north day area Crawlspace vent west side water entering 6. Electrical Exterior outlets operate. Exterior outlets are GFCI protected. 7. Cable Feeds Materials: Primary Service is Underground Service Lateral 8. Gas Condition Meter located at east side. Main Gas shutoff is located to the lower left of the meter. Page 4 of 51

7 9. Exterior Faucet Condition Exterior faucets were in operable condition overall. Hose bib at the northwest corner of the garage appear to be turned off at the shut off valve 10. Pressure 80 Page 5 of 51

8 1. Bees Rodents/Pests In attic #2 there are bees, recommend further investigation by licensed pest control company South live bee South Dead Bees Page 6 of 51

9 1. Roof Condition Roof Architectural Composition shingle. Roof surface is appeared in good condition overall. Type Average life span 30 years for this type surface with proper maintenance and care. Moss on roof at a few areas. 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. 2. Flashing Flashing appeared in good condition overall. Moss northeast area Page 7 of 51

10 1. Attic Master bedroom closet is location of access. Attic 1 2. Framing Framing appeared in good condition overall. There were no visible indications of decay. Over the master in the northeast area there is darkened coloration at the sheathing that possibly could be a fungal/mold growth at the northeast area. Conditions are generally a result of excessive moisture at some point or inadequate ventilation. There is only 1 roof surface vent over the master. Testing may include surface sampling and air quality testing. Treating/remediation and correction moisture conditions will help prevent future occurrences. Recommend conditions are investigated further and corrected North South Page 8 of 51

11 East West 3. Ventilation East fungal like North east corner fungal like Under eave soffit inlet vents noted. Roof surface vent present. Attic appeared inadequately vented over the master only 1 roof surface vent present. Normally vents should be placed equally at high and low areas so that cross ventilation is acheived. Recommend conditions are investigated further by licensed roofing contract and repair as necessary to ensure proper ventilation. Adding additional ventilation will help avoid premature aging of roof and help to maintain proper humidity and temperature control that could otherwise result in mold/fungus or wood decay. Page 9 of 51

12 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. Only surface vent near north side 5. Insulation Condition West Blown in fiberglass insulation noted. West 6. Rodent No visible indications of Rodent Activity. Page 10 of 51

13 1. Attic Laundry room is location of attic access Attic 2 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. 3. Ventilation South North Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Roof surface vents present. Eaves vents blocked with insulation/baffles, recommend conditions are corrected as they can result in condensate moisture and fungus/mold growth. Vent screens noted as restricted. Page 11 of 51

14 4. Fan/Duct Blocked soffit vents southeast Bathroom fans appeared to exhaust to the exterior overall. East East West Page 12 of 51

15 5. Electrical Recessed lighting in contact with insulation and no visible IC contact rating. This condition is a potential fire hazard, recommend minimum 3 inch clearance is acheived. 6. Rodent Indications of wasps nest construction. South Page 13 of 51

16 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 Cabinet doors and in the home are considered operational unless otherwise noted in each room section Ceiling and wall cracks did not appear unusual and are in several locations. Page 14 of 51

17 1. Den Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. Den Page 15 of 51

18 1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. 2. Fireplace Fireplace is a gas unit. Gas Shutoff is located inside access panel under glass. Pilot Controls are located inside access panel under glass. Page 16 of 51

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20 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is 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. 2. Counter Condition Granite tile counter tops are in good condition. Voids in the counter at the back splash, recommend resealing. Voids in the counter at the back splash, recommend resealing. Page 18 of 51

21 Left of window Near oven 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal Disposal operates overall. 5. Dishwasher Dishwasher was in operable condition. Dishwasher was in operable condition overall. 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 51

22 8. Refrigerator Refrigerator was in operable condition. Refrigerator was in operable condition overall. 9. Sinks Sinks are in operable condition overall. 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. 12. Heating Heat register operates. Page 20 of 51

23 1. Room 1st Floor Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of the sink. 3. Counters Tile counter tops are in good condition overall. 4. Sinks Sink was in operable condition overall. 5. Exhaust Fans Vent fan operates overall. 6. Floors Tile Flooring is in good condition overall. 7. Shower Shower is in good condition overall. Shower door is in operable condition overall. 8. Heating Heat register operates. Page 21 of 51

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25 1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Wood flooring is in good condition overall Page 23 of 51

26 1. Location Upstairs Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Windows are thermal pane, appeared sealed overall 3. Electrical GFI outlets within 6 feet of water sources overall 4. Exhaust Fans Vent fan operates overall. 5. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. Page 24 of 51

27 6. Floor Condition Linoleum Flooring is in good condition overall. 7. Heating Heat register operates. 8. Washer Materials: Washer appeared to be in operable condition. Page 25 of 51

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29 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Carpet staining Carpet staining Page 27 of 51

30 1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Page 28 of 51

31 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Light fixture operates. Cracking at the ceiling does not appear unusual. 2. Electrical Right window in sitting area Materials: Top halves of outlet on the north wall switch controlled Top halves of outlet on the east wall switch controlled. Top halves of outlet on the west wall switch controlled. Top halves of outlet on the south wall switch controlled. 3. Heating Heat register operates. 4. Window Deficiencies Page 29 of 51

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33 1. Room Master Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Windows are thermal pane, appeared sealed overall Entry door is in operable condition overall. 2. Electrical GFI outlets within 6 feet of the water sources. 3. Counters Tile counter tops are in good condition overall. 4. Cabinets Cabinet doors and drawers are in operable condition overall. 5. Sinks Sinks are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. Page 31 of 51

34 7. Floors Tile Flooring is in good condition overall. Voids in the caulking/grout where flooring butts against shower/tub, recommend resealing to prevent water penetration that can result in wood decay. 8. Tub Tub was in good condition overall. 9. Shower Shower door is in operable condition overall. Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout. Voids in the caulking/grout where shower walls rest on pan. Page 32 of 51

35 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. Page 33 of 51

36 1. Location Location 1st Left Northeast 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. Cracking at the ceiling and or walls does not appear unusual. 3. Heating Heat register operates. Bedroom 1 Page 34 of 51

37 1. Location Materials: Upstairs Jack & Jill Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Walls cracks did not appear unusual. 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. 7. Floors Linoleum Flooring is in good condition overall. Voids in the caulking/grout where flooring butts against shower/tub, recommend resealing to prevent water penetration that can result in wood decay. Page 35 of 51

38 8. Tub Tub was in good condition overall. Tub and shower were in good condition overall. 9. Shower Shower door is in operable condition overall. Voids in the caulking/grout recommend resealing. Paint chipping recommend correction. Above shower Page 36 of 51

39 10. Heating Heat register operates. Page 37 of 51

40 1. Location Location 2nd Left Southeast 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. Cracking at the ceiling and or walls does not appear unusual. 3. Electrical Materials: Top halves of outlet on the north wall switch controlled Bedroom 2 4. Heating Heat register operates. Page 38 of 51

41 1. Location Location Southwest Bonus Room 2. Bonus Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. Cracking at the ceiling does not appear unusual. Cracking at the walls does not appear unusual. 3. Cabinets Cabinet doors and drawers are in operable condition overall. 4. Floor Carpet staining. Staining Page 39 of 51

42 5. Counters Formica counter tops are in good condition overall. Page 40 of 51

43 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. Doors Entry door is in operable condition overall. Garage door leading to interior did not self close. Recommend adjustment or installing self closing hinge for fire protection and to prevent carbon monoxide from entering the living area. 3. Garage Doors Garage doors operate overall, were on auto openers. Safety return sensors operate overall. Photo cell safety returns operate overall. Tension safety returns operate overall. Page 41 of 51

44 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 Bryant Brand. 8 years of age approximately, average life span is 18 to 22 years. 3. Filters Page 42 of 51

45 1. Water Heater Condition Plumbing/Water Heater1 Recommend installing 90 degree return on TPRV Page 43 of 51

46 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. Arc Fault Circuits Arc Fault Circuits in the panel for bedroom lights and outlets. Page 44 of 51

47 1. Foundation Foundation/Crawlspaces Continuous concrete foundation visible portion appeared in good condition overall. 2. Drainage Crawlspace area was dry overall, there were no visible indications of standing water presently Water entering through crawl space vents west side, recommend regrading and installing vent well at the exterior, minor condition to correct. 3. Framing Visible framing appeared in good condition overall. Page 45 of 51

48 4. Ventilation Ventilation appeared adequate overall. 5. Insulation Condition No vents at south side due to front porch Unfinished fiberglass batts noted. Depth: Insulation averages approximately 10 inches in depth, estimated R value 30. Insulation damaged/missing in areas of the crawlspace, recommend conditions are corrected. Page 46 of 51

49 6. Vapor Barrier Vapor Barrier was in place. 7. Rodent Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Carcasses present. Urine present Page 47 of 51

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51 1. Appliances/Equipment Equipment/Appliances: Equipment 2 Microwave 2 Dryer 2 Washer 2 Water Heater Page 49 of 51

52 2 Furnace Stove 2 Disposal 2 Refrigerator 2 Gas Fireplaces 2 Network Wiring Panel Present. Page 50 of 51

53 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: 5 Grading Grade Slopes towards the house from South to north. Grade slopes toward the house from west east. Water entering through the crawlspace vent at the Westside, recommend re-grading. Rodents/Pests Page 6 Item: 1 Bees In attic #2 there are bees, recommend further investigation by licensed pest control company Attic 1 Page 8 Item: 2 Framing Over the master in the northeast area there is darkened coloration at the sheathing that possibly could be a fungal/mold growth at the northeast area. Conditions are generally a result of excessive moisture at some point or inadequate ventilation. There is only 1 roof surface vent over the master. Testing may include surface sampling and air quality testing. Treating/remediation and correction moisture conditions will help prevent future occurrences. Recommend conditions are investigated further and corrected Page 9 Item: 3 Ventilation Attic appeared inadequately vented over the master only 1 roof surface vent present. Normally vents should be placed equally at high and low areas so that cross ventilation is acheived. Recommend conditions are investigated further by licensed roofing contract and repair as necessary to ensure proper ventilation. Adding additional ventilation will help avoid premature aging of roof and help to maintain proper humidity and temperature control that could otherwise result in mold/fungus or wood decay. Garage Page 41 Item: 2 Doors Garage door leading to interior did not self close. Recommend adjustment or installing self closing hinge for fire protection and to prevent carbon monoxide from entering the living area. Foundation/Crawlspaces Page 47 Item: 7 Rodent Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Carcasses present. Urine present Page 51 of 51