FAIRA TRANSPARENCY REPORTS st Pl SE, Sammamish, WA May 18 th, 2017

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1 608 State St. South Kirkland, WA FAIR FAIRA TRANSPARENCY REPORTS May 18 th, 2017 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

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3 Cover Page RW West Consultants Property Inspection Report Inspection prepared for: FAIRA Real Estate Agent: - Date of Inspection: 5/17/2017 Time: 1:30 PM Age of Home: 1997 Size: 2560 Weather: Cloudy 55 degrees Order ID: 1996 Front door faces West for orientation purposes only. Inspector: Dee Robert Inman Wa. St. Home Inspector License #1459, FAA UAS Pilot License # dee@rwwestconsultants.com

4 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. Red Notes Denote serious, safety or items that require further investigation Blue notes denote minor or maintenance item Green note denote locations and shutoff valves 1. Attendance In Attendance: Seller present 2. Home Type Home Type: Two Story 3. Occupancy Occupancy: Occupied - Furnished The utilities were on at the time of inspection. Page 1 of 56

5 1. Exterior Note Observations: North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 West Elevation 2 South Elevation 2 East Elevation 2 North Elevation Page 2 of 56

6 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Cement fiber board siding shake Cultured stone siding Plywood batten LP panels Observations: Voids in the caulking around some of the windows/doors and corner areas, recommend recaulking.. Newer requirements for cement fiberboard siding are that flashing be installed between butt joints. No flashing in place. Recommend caulking at next paint job to prevent water intrusion. Voids in caulk Voids in caulk 2. Gutters Gutters and downspouts appeared in good condition overall. Recommend caulking butt seams. No flashing in place Page 3 of 56

7 Roof granules in gutter 3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. Observations: Cracking at the driveway/sidewalk does not appear unusual. Page 4 of 56

8 4. Soffit East patio Soffits and eaves appeared in good condition overall. Page 5 of 56

9 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. 6. Grading Window flashings are in place Grading appeared in good condition overall. Observations: Foliage is touching the siding, recommend clearance is achieved as this is a conducive condition for wood destroying organisms and pests Foliage touching siding Foliage touching siding and roof. Page 6 of 56

10 West yard South yard 7. Electrical East yard North yard Exterior outlets operate. Exterior outlets are GFCI protected. Exterior lights attached to the house operate overall. Page 7 of 56

11 8. Cable Feeds Materials: Primary Service is Underground Service Lateral 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 south side Exterior faucets were in operable condition overall. Observations: Hose bib at south side of house leaks. Sometimes tightening packing nut will remedy this condition. 11. Pressure 65 psi Page 8 of 56

12 65 psi Page 9 of 56

13 1. Roof Condition Roof Architectural Composition shingle. Roof surface is appeared in serviceable condition overall. Inspected from Drone. Type Average life span 30 years for this type surface with proper maintenance and care. Observations: Indicating of past pressure washing. Granular surfacing deteriorated in some areas Missing ridge cap above saftey anchor. Recommend repairs Safety anchor boot is loose. Recommend placement to prevent corrosion and leakage. Ridge cap missing and safety anchor boot loose Page 10 of 56

14 2. Flashing Flashing appeared in good condition overall. 3. Skylights Skylights appeared sealed, no visible indications of leakage. Page 11 of 56

15 1. Attic Attic access is located in bedroom closet Attic 1 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Observations: Recommend sealing gaps at west gable to prevent pest entry Slight water penetration at roof anchor Painting in attic is an indication of mold remediation. Recommend obtaining receipts and warranty from seller. Remediation work appeared in good condition. Page 12 of 56

16 Recommend sealing gaps at west gable 3. Ventilation Slight water penetration at roof anchor Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Roof surface vents present. Page 13 of 56

17 4. Fan/Duct Bathroom fans are connected to a whole house fan located in the garage. Observations: All bath fans connected to whole house ventilation system. 5. Insulation Condition Blown in cellulose insulation noted. Depth: Insulation averages about inches in depth, estimated R value Rodent No visible indications of Rodent Activity. Page 14 of 56

18 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 Page 15 of 56

19 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Wood flooring is in good condition overall. Page 16 of 56

20 1. Location Location Southeast Den 2. Den Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. Page 17 of 56

21 1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Page 18 of 56

22 1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Page 19 of 56

23 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 Tile counter tops are in good condition. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal Disposal operates overall. 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 20 of 56

24 Gas shutoff Oven is in operable condition 8. Refrigerator Refrigerator was in operable condition. Cooktop is in operable condition Refrigerator temp Freezer temp Page 21 of 56

25 9. Sinks Sinks are 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. Downdraft in operable condition Page 22 of 56

26 1. Location Location Southeast Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. Cabinet doors are in operable condition overall. 3. Fireplace Fireplace is a gas unit. Fireplace appeared in operable condition. Observations: Gas Shutoff is located inside access panel under glass. Pilot Controls are located inside access panel under glass. Gas shutoff is located at the floor adjacent to the fireplace. Fireplace is in operable condition Pilot controls Page 23 of 56

27 Gas shutoff Additional gas shutoff at floor Page 24 of 56

28 1. Location 1st Floor 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 Tile counter tops are in good condition overall. 4. Cabinet Cabinet doors are in operable condition overall. 5. Sinks Sink was in operable condition overall. 6. Electrical GFI outlets within 6 feet of the sink. 7. Exhaust Fans Vent fan operates overall. Page 25 of 56

29 Whole house ventilation 8. Floors Wood flooring is in good condition overall 9. Toilet Toilet was in operable condition overall. 10. Heating Heat register operates. Page 26 of 56

30 1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Wood flooring is in good condition overall Page 27 of 56

31 1. Location 1st Floor Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Counters Formica counter tops are in good condition overall. 4. Cabinet Cabinet doors are in operable condition overall. 5. Electrical GFI outlets within 6 feet of water sources overall 6. Exhaust Fans Vent fan operates overall. 7. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. Page 28 of 56

32 8. Floor Condition Linoleum Flooring is in good condition overall. 9. Sink Sink is in operable condition overall. 10. Heating Heat register operates. 11. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 29 of 56

33 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 30 of 56

34 1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Carpet floor covering is in good condition. Guardrail appeared secure. Page 31 of 56

35 1. Location Location Northeast Master Bedroom 2. Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. Page 32 of 56

36 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 Tile counter tops are in good condition overall. 5. Cabinets Cabinet doors and drawers 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. Tub Tub was in good condition overall. 10. Shower Shower is in good condition overall. Shower door is in operable condition overall. 11. Toilet Toilet was in operable condition overall. Page 33 of 56

37 12. Heating Heat register operates. Radiant floor heat operates. Page 34 of 56

38 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 Tile 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 Tile Flooring is in good condition overall. 8. Tub Tub and shower were in good condition overall. 9. Sinks Sinks are in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. Page 35 of 56

39 1. Location Location 1st Right 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. 3. Heating Heat register operates. Page 36 of 56

40 1. Location Location 2nd Right Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. Page 37 of 56

41 1. Location Location Southwest Bedroom 3 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. 3. Heating Heat register operates. Page 38 of 56

42 1. Condition Garage 2. Doors Entry door is in operable condition overall. 3. Garage Doors Double garage door was in operable condition, was on auto opener. Photo cell safety returns operate overall. Observations: Tension safety return did not operate on the garage doors, recommend adjustment. Page 39 of 56

43 1. Heater Heat/AC Location The furnace is located in the garage Furnace is Bryant Brand. 6 years of age approximately, average life span is 18 to 22 years. 2. Heating condition Observations: Furnace was serviced within the last year according to service sticker. Furnace should be serviced annually. Page 40 of 56

44 3. Filters Location: Filter located above furnace. Filter is clean. 4. Fresh Air 20 x 25 x 4 Observations: House is equipped with a whole house fan located in the garage. This unit also operates the bath fans Page 41 of 56

45 Page 42 of 56

46 1. Plumbing Plumbing/Water Heater1 Water lines were copper. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Gas Water heater. 50 gallons Location: The heater is located in the garage. Observations: Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. 134 degree at kitchen sink 3. Age Approximately 6 years of age, average life span is 10 to 12 years. 4. Condition Seismic straps are in place. Expansion tank is in place. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 43 of 56

47 1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Double tap neutrals Page 44 of 56

48 3. Grounding Electrical service is grounded and bonded. 4. Wiring Type Double tap neutrals Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Observations: Neutral busbar double taps were not allowable after Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque-- especially if two different size conductors are used. Conditions can result in the breaker tripping because of the loose connection [current exceeding the rating of the breaker]. Conditions can result in over heating and possible fire. Strongly recommend conditions are investigated further corrected as required by licensed electrical contractor. Page 45 of 56

49 1. Location Entryway closet. Foundation/Crawlspaces 2. Foundation Continuous concrete foundation visible portion appeared in good condition overall. 3. Drainage Crawlspace was dry overall. Small area of water at East side Observations: Small area of Standing water in the crawlspace at east side. Coming through vents. Recommend installing vent wells to prevent water intrusion. Page 46 of 56

50 4. Framing Water entering vent Visible framing appeared in good condition overall. TJI joists noted Page 47 of 56

51 5. Ventilation Ventilation appeared adequate. 6. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages about 6 inches in depth; estimated R value 19, newer requirements are R30 insulation content. 7. Ducts Ducts appeared securely attached and insulated overall. 8. Vapor Barrier Vapor Barrier was in place. Page 48 of 56

52 9. Rodent Observations: Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. 10. Plumbing Droppings Observations: Water pipe at pressure regulating valve needs insulating. All other areas are insulated. Page 49 of 56

53 Pressures regulator noted Page 50 of 56

54 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 right of the Furnace. Furnace disconnect is located to the right of the furnace. Gas fireplace gas shutoff is located inside access panel under glass. Gas fireplace gas shutoff is located at the floor to the right of the fireplace. Gas Stove Shutoff is under stove. Main water shutoff is located in the entry closet Pressure regulating valve is located in the Crawlspace near the access. 2 Furnace gas shutoff is located to the right of the Furnace. 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 disconnect is located to the right of the furnace. Page 51 of 56

55 2 Main water shutoff is located in the laundry closet Page 52 of 56

56 1. Appliances/Equipment Observations: Stove Micro/Oven Refrigerator Dishwasher Disposal Water Heater Furnace Gas Fireplaces Washer Dryer Equipment Micro/oven combo 2 Dishwasher 2 Disposal 2 Refrigerator Page 53 of 56

57 Cooktop 2 Gas Fireplaces 2 Washer 2 Dryer 2 Furnace Whole house fan Page 54 of 56

58 2 Water Heater Page 55 of 56

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. Roof Page 10 Item: 1 Roof Condition Safety anchor boot is loose. Recommend placement to prevent corrosion and leakage. Garage Page 39 Item: 3 Garage Doors Tension safety return did not operate on the garage doors, recommend adjustment. Plumbing/Water Heater1 Page 43 Item: 2 Water Heater Condition Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Foundation/Crawlspaces Page 49 Item: 9 Rodent Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Page 56 of 56