FAIRA TRANSPARENCY REPORTS th Ave NE, Seattle, WA August 23 rd, 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 August 23 rd, 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: Faira.com Real Estate Agent: Faira.com - Date of Inspection: 8/22/2017 Time: 12:00 PM Age of Home: 1920 Size: 1250 Weather: Sunny Dry Order ID: 2532 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 49

4 1. Exterior Note North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 East Elevation 2 South Elevation 2 West Elevation 2 North Elevation Page 2 of 49

5 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Brick siding appeared in good condition. Voids/missing caulking where piping route to the siding, recommend sealing Bricks loose/concave north east corner northside by gas meter, recommend further investigation by licensed contractor 2. Gutters Gutters and downspouts appeared in good condition overall. Debris in gutters, recommend cleaning gutters. 3. Driveway and Walkway Condition Uneven surfaces at sidewalks or, driveways/patios are potential tripping hazards, recommend conditions are corrected. Page 3 of 49

6 4. Soffit Soffits and eaves appeared in good condition overall. 5. Grading Grade slopes toward the house from west east. 1 Grade slopes toward the house from west east. 1 Grade slopes toward the house from north to south. Page 4 of 49

7 6. Electrical 1 Grade slopes toward the house from north to south. Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. 7. Cable Feeds Materials: Primary Service is Overhead Service Drop Masthead Wires are too low, this is a serious safety concern. Recommend review by a licensed electrician for repair or replacement, as necessary 8. Gas Condition Meter located at North side. Main Gas shutoff is located to the lower left of the meter. Page 5 of 49

8 9. Exterior Faucet Condition Exterior faucets were in operable condition overall. 10. Pressure 80 Page 6 of 49

9 1. Porch Porches Concrete porch/porches appeared in good condition Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is to prevent small children from fitting through guardrail. Handrail not present, normally there should be a handrail when there are 4 or more stairs as a safety precaution. Page 7 of 49

10 1. Stair Exterior Stairs Steps appeared uniform. There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. Page 8 of 49

11 1. Roof Condition Roof Architectural Composition shingle. Roof shingles appeared in good condition overall. Walked on roof surface. Type Average life span 30 years for this type surface with proper maintenance and care. Sagging / buckling on roof decking. Recommend conditions are investigated further and corrected as required by licensed contractor. 2. Flashing Flashing appeared in good condition overall. Rake flashing loose northside my chimney Counter flashing on the lower portion of chimney not correctly installed there is an opening, recommend correction by chimney sweep or Masonary contractor Page 9 of 49

12 3. Chimney Brick masonry chimney appeared in good condition overall, chimney height was adequate overall. Gas B vent appeared in good condition overall, B vent height was adequate overall. Page 10 of 49

13 1. Attic Attic 1 Attic access is located in bedroom Size of access and knob and tube wiring in front of access prevents access to the attic Size of access and knob and tube wiring in front of access prevents access to the attic 2. Framing Only small portion of framing was visible dues to access limitations Section of roof over the living room sagging visible from the exterior. Strongly recommend further investigation by licensed contractor. Page 11 of 49

14 3. Ventilation Roof surface vents present. No eaves vents installed, recommend conditions are corrected. 4. Fan/Duct Kitchen fan appeared to exhaust to the exterior overall. Page 12 of 49

15 5. Electrical Insulation has been installed over knob and tube wiring at various locations. This is a fire "Safety Concern". Strongly recommend conditions are investigated further by licensed electrical contractor prior to closing to ensure safety. 6. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages approximately inches in depth, estimated R value Rodent Could not be determined due to limited access Page 13 of 49

16 1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is til and carpet. Heat register present. Accessible outlets operate. Sagging/cracking at the beam this is very close to the area of roof that is sagging, strongly recommend further investigation by licensed contractor 2. Window Deficiencies Five of the windows are single pane Paint flaking at window frame right of the entry door 3. Fireplace Fireplace is a gas unit. Pilot Controls are located inside access panel under glass. Could not get the fireplace to operate, recommend further investigation by licensed HVAC contractor. Page 14 of 49

17 Pilot controls it located inside access panel below glass front of fireplace Gas shut off located behind the fireplace On/off switch located at the upper back right side Page 15 of 49

18 1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 2. Electrical 2-prong outlets present, some modern appliances require 3 prong grounded outlets, consider upgrading to 3 prong grounded outlets. Page 16 of 49

19 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 Tile counter tops are in good condition. 3. Disposal There is no disposal. 4. Dishwasher Dishwasher was in operable condition overall. Lack of a proper air gap noted at dishwasher drain line. In the event of a sewer backup this device prevents sewer matter from entering into dishwasher. Recommend having a licensed plumber install a air gap or drip loop to prevent possible contamination to water supply. Minor condition to correct Page 17 of 49

20 5. Stove/Oven Stove/oven were in operable condition overall. Some of the indicator knobs worn 6. Refrigerator Refrigerator was in operable condition overall. Gap at the refrigerator door seal Page 18 of 49

21 7. Sinks Sink was in operable condition overall. Leaking occurs at sink sink sprayer, recommend correction/repair, minor condition to correct. Page 19 of 49

22 8. Electrical GFCI protected receptacles may not have been required when the house was built., strongly recommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources. Page 20 of 49

23 1. Location Location Northeast Den 2. Den Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Electrical 2-prong outlets present, some modern appliances require 3 prong grounded outlets, consider upgrading to 3 prong grounded outlets. 4. Window Deficiencies Windows are single pane in this room 5. Floor Floor slopes from south to north, this is area where settling has occurred Page 21 of 49

24 1. Room Hall Bathroom1 Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. There were no visible indications of plumbing deficiencies overall. Skylight in the bathroom is opening type 2. Electrical GFI outlets within 6 feet of water sources. 3. Counters Tile counter tops are in good condition overall. 4. Exhaust Fans Vent fan operates overall. 5. Floors Tile Flooring is in good condition overall. 6. Tub Tub and shower were in good condition overall. 7. Shower Leaking occurs at the shower diverter valve, recommend repair by licensed plumbing contractor Page 22 of 49

25 8. Sinks Sink was in operable condition overall. 9. Toilet Toilet was in operable condition overall. 10. Heating Heat register operates. 11. Doors Entry door sticks, recommend adjustment. Page 23 of 49

26 1. Location Location Middle north 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. Electrical Ironing board Caddie Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. 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 Outlet west wall reversed Page 24 of 49

27 4. Floor Floor slopes from north to south 5. Window Deficiencies Windows single pane in this room Page 25 of 49

28 1. Location Location West 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 26 of 49

29 1. Condition Laundry Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFCI outlets have been required for Laundry and utility sinks (since 2005)No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution. 3. Exhaust Fans Vent fan operates overall. 4. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit Page 27 of 49

30 1. Utility Room Utility Room Walls and ceilings appear in good condition overall. Flooring is concrete in good condition. Page 28 of 49

31 1. Condition Detached Structure Structure was locked and not accessible No gutters, recommend installing gutters to prevent deterioration Granular loss at the roof surface, recommend further investigation by licensed roofing contractor Spalling at brick areas Wood below grade at the east side could be resulting in decay to interior framing Wood below grade Locked, no access Page 29 of 49

32 Roof Roof No gutters No gutters Spalling bricks Page 30 of 49

33 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 basement Furnace is Trane brand 6 years of age approximately, average life span is 18 to 22 years. Den Electric Baseboard heater 3. Heating condition Gas furnace heat Furnace was serviced within the last year according to service sticker. Furnace should be serviced annually. Drip leg/sediment trap not installed. Recommend conditions are investigated further by licensed HVAC contractor and conditions corrected as required. 4. Venting Recommend screening vents at the exterior to prevent birds from entering. Page 31 of 49

34 5. Filters Location: Located below heater in a slot cut into the ductwork. Right side of furnace filter location Filter dirty, recommend replacing 6. Oil Tank Oil lines/oil vent pipe present indicating there may be an underground oil storage tank. If there is a tank should be checked to see that all oil has been drained from the tank and checked to ensure that no leaking has occurred. Generally municipalities will either require, triple rinsing, filling the tank with a slurry type material, or removal of the tank if it will not undermine the foundation. This jurisdiction generally falls under the local fire department. Strongly recommend conditions be investigated further and corrected as required as a leaking tank could result in hazardous waste cleanup. If the tank has been decommissioned there should be documentation. Page 32 of 49

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36 1. Plumbing Plumbing/Water Heater1 Water lines were copper. Drain and waste lines are cast iron and plastic Slight Pressure drops when more than one fixture operating. Recommend conditions are investigated further by licensed plumbing contractor. 2. Water Heater Condition Heater Type: Tankless gas water heater Location: The heater is located in the basement. Drip leg/sediment trap not installed. Recommend conditions are investigated further by licensed HVAC contractor and conditions corrected as required. 3. Age Tankless water heater average life span is 15 to 20 years. Age of water heater was indeterminate 4. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 34 of 49

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38 1. Location Materials: Located in the laundry room. Electrical 1 2. Electrical 125 AMP service, #2 Copper service entrance wires. Electrical panel cover does not fit tightly, recommend conditions are corrected as this is a hazardous condition 3. Grounding Electrical service is grounded and bonded. Page 36 of 49

39 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. 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 49

40 1. Foundation Foundation/Crawlspaces Continuous concrete foundation visible portion appeared in good condition overall. Post & Pier foundation appeared in good condition overall. Brick foundation Indications of settling at the foundation in the northeast corner, strongly recommend conditions are investigated further and corrected as required by licensed contractor. Light visible from the exterior and post does not have contact with pier. Settling Light visible from settling 2. Drainage Indications of settling at the foundation in the northeast corner, strongly recommend conditions are investigated further and corrected as required by licensed contractor. Light visible from the exterior and post does not have contact with pier. Crawlspace area was dry, there were no visible indications of standing water presently 3. Framing Visible framing appeared in good condition overall. Page 38 of 49

41 Framing strapped and secured Page 39 of 49

42 4. Ventilation Inadequate ventilation. Normally there should be 1 square foot of venting for each 150 square feet of crawlspace surface area placed so that cross ventilation is achieved. Inadequate ventilation is a conducive condition for wood decay and mold growth, recommend conditions are corrected 5. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages 4 inches, estimated R value 11. Newer requirements are R30 Insulation content. Damaged insulation northwest area, recommend repair 6. Ducts Ducts appeared securely attached and insulated overall. 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. Page 40 of 49

43 9. Plumbing Open plumbing vent northwest area. Recommend sealing with approved cap to prevent sewer gas from entering the basement area and home Page 41 of 49

44 1. Shutoff Locations Materials: Shutoffs Water heater water shut off located to the left of the water heater Water heater gas shut off located to the lower right of the water heater Furnace and gas shut off located to the left of the furnace Find us disconnect located to the right of the furnace Page 42 of 49

45 Main water shutoff located south side of crawlspace Page 43 of 49

46 1. Appliances/Equipment Equipment/Appliances: Equipment 2 Dishwasher Refrigerator no visible data tag Stove data tag illegible 2 Stove Page 44 of 49

47 Clothes washer Clothes dryer Alarm control panel Gas fireplace 2 Furnace Tankless gas water heater Page 45 of 49

48 Glossary Term Air Gap GFCI TPR Valve Definition Glossary Air gap (drainage): The unobstructed vertical distance through free atmosphere between the outlet of the waste pipe and the flood-level rim of the receptacle into which the waste pipe is discharged. 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 46 of 49

49 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: 1 Siding Condition Bricks loose/concave north east corner northside by gas meter, recommend further investigation by licensed contractor Page 3 Item: 3 Driveway and Walkway Condition Uneven surfaces at sidewalks or, driveways/patios are potential tripping hazards, recommend conditions are corrected. Page 4 Item: 5 Grading Grade slopes toward the house from west east. Page 5 Item: 6 Electrical Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. Page 5 Item: 7 Cable Feeds Masthead Wires are too low, this is a serious safety concern. Recommend review by a licensed electrician for repair or replacement, as necessary Porches Page 7 Item: 1 Porch Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is to prevent small children from fitting through guardrail. Handrail not present, normally there should be a handrail when there are 4 or more stairs as a safety precaution. Exterior Stairs Page 8 Item: 1 Stair There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. Roof Page 9 Item: 1 Roof Condition Sagging / buckling on roof decking. Recommend conditions are investigated further and corrected as required by licensed contractor. Page 9 Item: 2 Flashing Counter flashing on the lower portion of chimney not correctly installed there is an opening, recommend correction by chimney sweep or Masonary contractor Attic 1 Page 11 Item: 1 Attic Size of access and knob and tube wiring in front of access prevents access to the attic Page 11 Item: 2 Framing Section of roof over the living room sagging visible from the exterior. Strongly recommend further investigation by licensed contractor. Page 13 Item: 5 Electrical Insulation has been installed over knob and tube wiring at various locations. This is a fire "Safety Concern". Strongly recommend conditions are investigated further by licensed electrical contractor prior to closing to ensure safety. Living Room Page 47 of 49

50 Page 14 Item: 1 Living Room Sagging/cracking at the beam this is very close to the area of roof that is sagging, strongly recommend further investigation by licensed contractor Page 15 Item: 3 Fireplace Could not get the fireplace to operate, recommend further investigation by licensed HVAC contractor. Kitchen Page 20 Item: 8 Electrical GFCI protected receptacles may not have been required when the house was built., strongly recommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources. Den Page 21 Item: 5 Floor Floor slopes from south to north, this is area where settling has occurred Hall Bathroom1 Page 22 Item: 7 Shower Leaking occurs at the shower diverter valve, recommend repair by licensed plumbing contractor Bedroom 1 Page 24 Item: 3 Electrical Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. 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 Laundry Page 27 Item: 2 Electrical GFCI outlets have been required for Laundry and utility sinks (since 2005)No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution. Detached Structure Page 29 Item: 1 Condition Granular loss at the roof surface, recommend further investigation by licensed roofing contractor Spalling at brick areas Wood below grade at the east side could be resulting in decay to interior framing Heat/AC Page 32 Item: 6 Oil Tank Oil lines/oil vent pipe present indicating there may be an underground oil storage tank. If there is a tank should be checked to see that all oil has been drained from the tank and checked to ensure that no leaking has occurred. Generally municipalities will either require, triple rinsing, filling the tank with a slurry type material, or removal of the tank if it will not undermine the foundation. This jurisdiction generally falls under the local fire department. Strongly recommend conditions be investigated further and corrected as required as a leaking tank could result in hazardous waste cleanup. If the tank has been decommissioned there should be documentation. Electrical 1 Page 36 Item: 2 Electrical Electrical panel cover does not fit tightly, recommend conditions are corrected as this is a hazardous condition Foundation/Crawlspaces Page 48 of 49

51 Page 38 Item: 1 Foundation Indications of settling at the foundation in the northeast corner, strongly recommend conditions are investigated further and corrected as required by licensed contractor. Light visible from the exterior and post does not have contact with pier. 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. Page 41 Item: 9 Plumbing Open plumbing vent northwest area. Recommend sealing with approved cap to prevent sewer gas from entering the basement area and home Page 49 of 49