608 State St. South Kirkland, WA 98033 www.faira.com hello@faira.com 1 (800) 571 FAIR FAIRA TRANSPARENCY REPORTS 410 W Roy St APT E106, Seattle, WA 98119 April 27, 2016 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 http://www.faira.com/listings/10544 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! Sincerely, The Faira Team
John Lasswell, Owner May 6, 2016 FAIRA. Re 410 W Roy St., E106 Seattle, WA 98119 Dear FAIRA : At your request a visual inspection of the above referenced property was conducted on 04/20/2016.. This inspection report reflects the visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report. No warranty is either expressed or implied. This report is not an insurance policy, nor a warranty service. An earnest effort was made on your behalf to discover all visible defects, however, in the event of an oversight, maximum liability must be limited to the fee paid. The following is an opinion report, expressed as a result of the inspection. Please take time to review limitations contained in the inspection agreement. REPORT SUMMARY During the inspection of this property I discovered the following problems: KITCHEN - APPLIANCES KITCHEN Range/Cooktop & Oven There is no anti-tip bracket installed on the range. This is a safety device that prevents the range from tipping if a heavy load is placed on the open door. Dishwasher The air gap is missing from the dishwasher drain line. The air gap prevents drain water from backing up into the dishwasher and possibly contaminating clean dishes. LAUNDRY LAUNDRY Dryer: The dryer makes an unusual rattling sound while operating. I recommend contacting an appliance repair service for further evaluation and repairs. INTERIOR INTERIOR Interior Doors: The right hand door on the closet to the north wall of the master bedroom has separated at the top corner and needs to be glued back together. The following doors rub against the jamb making them difficult to close: master bedroom. I recommend adjusting the doors so they close properly. Windows: The seals between the panes have failed on the following window(s): master bedroom. I recommend replacing these panes of glass. Smoke/Fire & CO Detectors: I recommend adding additional smoke alarms. Current codes call for smoke alarms in all sleeping areas and adjoining rooms. There should be a minimum of one smoke alarm per floor. Phone: (206) 793-0118 Email: John@LasswellHomeInspection.com
John Lasswell, Owner BATHROOMS HALL BATHROOM Tub, Shower, Plumbing Fixtures: I recommend sealing where the tub spout meets the wall with caulking. This will prevent water leaking into the wall through opening around the supply plumbing. Tub, Shower & Walls: The tub has damage to its finish. MASTER BATHROOM Bath Ventilation The cover is missing from the fan. ELECTRICAL SYSTEM ELECTRICAL PANELS Inspector Notes: Missing 240 volt handle tie(s). Handle ties insure that both sides of the 240 volt circuit shut off when the breaker trips. Without these one side could trip shutting off the appliance giving it the appearance of being safe to work on, however there still would be power provided by the other half of the circuit. These should be replaced immediately. This is a safety hazard. SWITCHES, OUTLETS & FIXTURES Condition: The outlets in the following locations have reversed polarity: The NW corner of the dining area. PLUMBING WATER HEATER Condition No earthquake strapping. The water heater when full weighs approximately 500 pounds and during a severe earth quake can do significant damage if it is not properly secured to the building. Adding earthquake strapping is an easy do-it-yourself project and all of the supplies should be available at any hardware store. Each of these items will likely require further evaluation and repair by licensed trades people. Thank you for selecting me to do your home inspection. If you have any questions regarding the inspection report or the home, please feel free to call me. Sincerely, John Lasswell Chief Inspector Enclosure Phone: (206) 793-0118 Email: John@LasswellHomeInspection.com
Inspection Report 410 W Roy St., E106, Seattle, WA 98119 Prepared By Lasswell Home Inspection LLC
REPORT LIMITATIONS ALL INSPECTIONS ARE PERFORMED IN ACCORDANCE WITH THE WASHINGTON STATE STANDARDS OF PRACTICE FOR HOME INSPECTORS Inspector: John Lasswell - Washington Home Inspector License #341 - WSDA License #68317. This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection. The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct. Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency. Page 2
INSPECTION CONDITIONS Inspection Date: 04/20/2016. Inspection Time: Client Name: 2:00 PM. FAIRA. Inspection Address: 410 W Roy St., E106. City, State, Zip: Seattle, WA 98119. Weather: Clear. Outside Temp. in F: 70-80. Year Built: 1982. Building Type: Stories: 1 Water Source: Sewage Disposal: Utilities Status: House Occupied? Comments: Condo. Public. Public. All utilities on. Yes. CLIENT & SITE INFORMATION CLIMATIC CONDITIONS BUILDING CHARACTERISTICS UTILITY SERVICES OTHER INFORMATION The roof, exterior and common areas of the building were not inspected. Because the home was occupied there is a chance there are problems that were not visible due to furniture and other possessions of the current resident. Total Fee: $275. PAYMENT INFORMATION Page 3
EXTERIOR - FOUNDATION - BASEMENT An inspection of the exterior includes the visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies, handrails, guardrails, carports, eaves, soffits, fascias and visible exterior portions of chimneys. The following items are outside the scope of a home inspection. Buildings, decks, patios, fences, retaining walls, and other structures detached from the dwelling. Safety type glass or the integrity of thermal window seals. Verifying the presence of flue liners or condition of the flue beyond what can be safely and readily seen from the roof or the firebox of a stove or fireplace. Testing or evaluation of the operation of security locks, devices or systems..areas beneath decks with less than five feet of clearance from the underside of joists to grade. Evaluation of the function or condition of shutters, awnings, storm doors, storm windows, screens, and similar accessories. Area obscured vegetation or personal property of the current resident. Material: Condition Stucco. WALLS I did not complete a full inspection of the exterior but I did notice small cracks in the stucco visible from the deck of this unit. Small cracks in stucco do not necessarily indicate a major problems however they do need to be repaired. I recommend contacting the HOA to determine if these cracks are part of a wider problem or something that should be addressed as routine maintenance. Page 4
KITCHEN - APPLIANCES Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they require connection to facilitate testing. Sink Range/Cooktop & Oven KITCHEN Stainless Steel, Appears serviceable, Faucet appears to operate correctly. Electric, Appears to operate correctly. There is no anti-tip bracket installed on the range. This is a safety device that prevents the range from tipping if a heavy load is placed on the open door. Ventilation Refrigerator Dishwasher External, Fan/Hood operational. The refrigerator was inspected and appears operational. The dishwasher was inspected appears to operate properly. The air gap is missing from the dishwasher drain line. The air gap prevents drain water from backing up into the dishwasher and possibly contaminating clean dishes. Garbage Disposal Microwave: Appears to operate correctly, no visible defects were found. Appears to operated correctly, no visible defects were found. Counters & Cabinets: Stone counters. No visible defects were found. All cabinet drawers and doors were opened and no visible defects were found Switches, Fixtures & Outlets: The kitchen counter outlets are not GFCI protected. While this was not required at the time the house was built it is an easy safety upgrade which can prevent a life threatening shock. Page 5
LAUNDRY Laundry appliances are not moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned. Location: Condition: Washing Machine: Dryer: Kitchen. LAUNDRY The electrical and plumbing connections were behind the stacked washer/dryer and were not visible for inspection. Appears to operate correctly, no visible defects were found. The dryer makes an unusual rattling sound while operating. I recommend contacting an appliance repair service for further evaluation and repairs. Page 6
INTERIOR The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. Main Entry Door: Other Exterior Doors: Interior Doors: No visible defects. INTERIOR All exterior doors were inspected and no visible defects were found. All interior doors were inspected and the following problem(s) were found: The right hand door to the closet on the north wall of the master bedroom has separated at the top corner and needs to be glued back together. The following doors rub against the jamb making them difficult to close: master bedroom. I recommend adjusting the doors so they close properly. Windows: Aluminum, double pane construction. The seals between the panes have failed on the following window(s): master bedroom. I recommend replacing these panes of glass. Interior Walls: Ceilings: Floors: Fireplace/Wood Burning Devices Smoke/Fire & CO Detectors: Drywall, General condition appears good. Drywall, General condition appears good. Wood, Tile, General condition appears good. Prefabricated metal, Wood burning. The fireplace was inspected an no visible defects were found. I recommend adding additional smoke alarms. Current codes call for smoke alarms in all sleeping areas and adjoining rooms. There should be a minimum of one smoke alarm per floor. Carbon monoxide alarms were present on every floor of the home. Page 7
BATHROOMS Condition of Sink: Condition of Toilet: Tub, Shower, Plumbing Fixtures: HALL BATHROOM No visible defects were found. Counters/cabinets appear serviceable. Operation appears normal, no visible defects were found. I recommend sealing where the tub spout meets the wall with caulking. This will prevent water leaking into the wall through opening around the supply plumbing. Tub, Shower & Walls: The tub has damage to its finish. Page 8
Bath Ventilation Condition of Sink: Condition of Toilet: Tub, Shower, Plumbing Fixtures: Tub, Shower & Walls: Bath Ventilation Appears adequate. No visible defects were found. MASTER BATHROOM Operation appears normal, no visible defects were found. No visible defects were found. No visible defects found in tub or shower enclosure. The cover is missing from the fan. Page 9
HEATING - AIR CONDITIONING The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector. NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy. System Type: Fuel Type & Notes: Secondary Heating System: Primary Unit: Normal Controls: Secondary Heating Unit: HEATING SYSTEM DESCRIPTION Forced air wall heaters. Electric. Electric radiant heat in the kitchen. HEATING SYSTEM CONDITION All wall heaters were tested and were working at the time of the inspection. Operation appears normal. The radiant heat in the kitchen was tested and appears to be working. Page 10
ELECTRICAL SYSTEM Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly. Type & Condition: Main Panel Location Inspector Notes: SERVICE 150 Amps. 120/240 Volt, Circuit breakers. Bedroom. ELECTRICAL PANELS Circuit and wire sizing correct so far as visible. Grounding system is present. Missing 240 volt handle tie(s). Handle ties insure that both sides of the 240 volt circuit shut off when the breaker trips. Without these one side could trip shutting off the appliance giving it the appearance of being safe to work on, however there still would be power provided by the other half of the circuit. These should be replaced immediately. This is a safety hazard. Grounding A ground conductor was present in the panel but I was not able to confirm the existence of an exterior grounding rod or ground connection to the plumbing. Page 11
Entrance Cables: Branch Wiring: Condition: Aluminum- OK. Copper, Appears serviceable. CONDUCTORS SWITCHES, OUTLETS & FIXTURES All accessible switches and outlets were tested and the following problems were found: The outlets in the following locations have reversed polarity: The NW corner of the dining area. Page 12
PLUMBING Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve which should be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor a catch pan should be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improper installations should be corrected. Material: Condition: Material: Condition: Water Pressure Material: Condition: Type: Location: Water Temp. Condition The main line was not visible. MAIN LINE I was not able to locate a main shut off in the unit. I recommend inquiring with the HOA or current owner as to its location. Being able to shut off the water quickly in the event of a leak can dramatically reduce the level of damage. Copper. SUPPLY LINES Most of the supply plumbing is not visible because of the ceiling and wall finish. No visible defects could be found. The water pressure was not tested because there was not an accessible hose faucet where I could attach a pressure gauge. Plastic. WASTE LINES Most of the waste plumbing is not visible because of the ceiling and wall finish. No visible defects could be found. Electric. Bathroom. WATER HEATER 120 Degrees. The generally accepted maximum safe water temperature is 120 degrees. The water heater was manufactured in 2009. No visible problems were found with the water heater. A temperature and pressure relief valve is present at the water heater. No earthquake strapping. The water heater when full weighs approximately 500 pounds and during a severe earth quake can do significant damage if it is not properly secured to the building. Adding earthquake strapping is an easy do-it-yourself project and all of the supplies should be available at any hardware store. Page 13