608 State St. South Kirkland, WA 98033 www.faira.com hello@faira.com +1.800.571.FAIR FAIRA TRANSPARENCY REPORTS 16506 SE 262 nd Place, Covington, WA 98042 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/11882 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
Inspection items that have been remedied Fixed the gutter clips. Replaced the missing safety anchor boot. Cleaned the gutters. Spread moss killer over the roof. Sealed the sink in the second bath. Replaced the drain stopper in the bathtub.
Cover Page Property Inspection Report 98042 Inspection prepared for: Faira.com Real Estate Agent: Faira.com - Faira Date of Inspection: 3/23/2018 Time: 1:00 PM Age of Home: 2004 Size: 3370 Weather: Partly cloudy 40 degrees Order ID: 3475 Front door faces south for orientation purposes only. Inspector: Dee Robert Inman License #1459 UAS Pilots Lic. No. 3976466 Email: Dee@rwwestconsultants.com www.rwwestconsultants.com
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 required further investigation Items denote minor or maintenance items Items 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 57
1. Exterior Note Observations: North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 South Elevation 2 East Elevation 2 West Elevation 2 North Elevation Page 2 of 57
1. Siding Condition Exterior Areas Siding appeared in good condition overall. Cement fiberboard siding. Wood siding shake Cultured stone siding Observations: Paint finish fading/chalking indicating paint has lost its effectiveness, recommend repainting. Dryer vent cover stays in the open position, normally should only open when dryer is in operation. Recommend conditions are corrected to prevent animal entry and air infiltration. Newer requirements for cement horizontal siding is flashing be installed between the butt joints Voids in the caulking at some of the siding butt joints south side, recommend resealing Fungal growth at east side. Recommend treating with fungicidal treatment and paint 2. Gutters Fungal growth at east side Dryer vent stays in open position Gutters and downspouts appeared in good condition overall. Observations: Debris in gutters, recommend cleaning gutters. Gutter is loose low at south side. Recommend securing. Holding water and overflowing at the time of inspection Gutter is loose at south side Page 3 of 57
3. Driveway and Walkway Condition Gutter needs securing 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. South patio in good condition Page 4 of 57
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. Observations: There was no visible flashing above the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material. 6. Grading Grading appeared in good condition overall. Page 5 of 57
South yard East yard 7. Electrical West yard North yard Exterior outlets operate overall Exterior outlets are GFCI protected overall Exterior lights attached to the house operate overall. 8. Cable Feeds Materials: Primary Service is Underground Service Lateral Page 6 of 57
9. Gas Condition Meter located at west side. Main Gas shutoff is located to the lower left of the meter. 10. Exterior Faucet Condition Main Gas Shutoff Exterior faucets were in operable condition overall. Observations: Hose bib at west side of house leaks from packing nut. Sometimes tightening packing nut will remedy this condition. 11. Pressure 65 Page 7 of 57
12. Gate Condition 65 psi Materials: Wood Observations: Fences are NOT INCLUDED as part of a home inspection. Page 8 of 57
1. Porch1 South Porches 2. Porch Concrete porch/porches appeared in good condition Page 9 of 57
1. Roof Condition Roof Architectural Composition shingle. Roof surface is appeared in fair condition overall. Inspected with Drone Type Average life span 30 years for this type surface with proper maintenance and care. Observations: Moss on roof. 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. Safety anchor boot is missing. Recommend replacement to prevent water intrusion and corrosion (see attic notes) Safety anchor boot is missing. Recommend replacement Page 10 of 57
2. Flashing Flashing appeared in good condition overall. 3. Chimney Gas B vent appeared in good condition overall, B vent height was adequate overall. Page 11 of 57
1. Attic Laundry room is location of attic access Attic 1 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Observations: Some leakage noted at roof anchor. Recommend further investigation and corrections Page 12 of 57
Some leakage noted at roof anchor 3. Ventilation Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Roof surface vents present. 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. Observations: Laundry fan does not exhaust completely to the exterior. Typically piping should actually connect to exterior vent, recommend correction. This condition can result in mold/fungal growth. Page 13 of 57
Laundry duct disconnected 5. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages about 14-16 inches in depth, estimated R value 38 Page 14 of 57
6. Rodent/Pests No visible indications of Rodent Activity. Page 15 of 57
1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. Page 16 of 57
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 counter tops are in good condition. Observations: Voids in the counter at the back splash, recommend resealing. Page 17 of 57
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. Induction stove was operational Oven was operational Page 18 of 57
8. Refrigerator Refrigerator was in operable condition. 9. Sinks Refrigerator temp Sink was in operable condition overall. Freezer temp 10. Electrical Outlets are GFCI protected at the counters. 11. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. 12. Heating Heat register operates. Page 19 of 57
1. Location Location Northwest Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. 3. Fireplace Fireplace is a gas unit. Observations: Gas Shutoff is located inside access panel under glass. Pilot Controls are located inside access panel under glass. Fireplace is equipped with a blower in operable condition. 2 Pilot Controls are located inside access panel under glass. Page 20 of 57
Gas shutoff Page 21 of 57
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 Formica counter tops are in good condition overall. Observations: Voids in the caulking at the back splash, recommend sealing. 4. Cabinet Cabinet doors are in operable condition overall. 5. Sinks Sink was in operable condition overall. Observations: Stopper did not seal tight or function correctly. Page 22 of 57
6. Electrical GFI outlets within 6 feet of the sink. 7. Exhaust Fans Vent fan operates overall. 8. Floors Linoleum Flooring is in good condition overall. 9. Toilet Toilet was in operable condition overall. 10. Heating Heat register operates. Page 23 of 57
1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Carpet and wood floor covering is in good condition. Accessible outlets operate. Page 24 of 57
1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 25 of 57
1. Location Upstairs Upstairs Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Exhaust Fans Vent fan operates overall. Vent fan is part of fresh air exchange system. Fan should typically operate 15 minutes per hour for proper fresh air exchange. 4. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. Page 26 of 57
5. Floor Condition Linoleum Flooring is in good condition overall. 6. Sink 7. Washer Rough in plumbing for sink Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 27 of 57
Page 28 of 57
1. Location Location North 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. 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. Fireplace is equipped with a blower in operable condition. Pilot controls Page 29 of 57
4. Heating Heat register operates. Gas shutoff 5. Ceiling Fan Page 30 of 57
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 Formica counter tops are in good condition overall. 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Sinks Sinks are in operable condition overall. 7. Exhaust Fans Vent fan operates overall. 8. Floors Linoleum Flooring is in good condition overall. 9. Shower Shower is in good condition overall. Shower door is in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. Page 31 of 57
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 Granite counter tops are in good condition. 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. 8. Tub Tub and shower were in good condition overall. Observations: Stopper is inoperable. 9. Sinks Sink was in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. Page 32 of 57
1. Location Location Southwest 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 33 of 57
1. Location Location South 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 34 of 57
1. Location Location Southeast Bedroom 3 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 35 of 57
1. Location Location Northeast Bedroom 4 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 57
1. Location Location West 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. Guardrail Appeared secure Page 37 of 57
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. Outlets are GFI protected at walls. 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. Observations: Cracking at the floor does not appear unusual. 3. Doors Entry door is in operable condition overall. 4. Garage Doors Double garage door was in operable condition, was on auto opener. Photo cell safety returns operate overall. Tension safety returns operate overall. Page 38 of 57
1. Heating Type Gas forced air furnace. Heat/AC 2. Heater Location The furnace is located in the attic Furnace is Bryant Brand. 14 years of age approximately, average life span is 18 to 22 years. 3. Heating condition Observations: Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. All heat registers tested and have heat 4. Venting Page 39 of 57
5. Filters Location: Located inside a filter grill in the hall ceiling. 6. AC Condition Location: The compressor is located on the exterior north. Observations: Could not test the air conditioning portion of unit due to outside air temperature being below 62 degrees as it will damage compressor. Recommend system be serviced by licensed HVAC contractor. Page 40 of 57
7. Refrigerant Lines Observations: No defects found. Page 41 of 57
1. Plumbing Plumbing/Water Heater1 Water lines were CPVC plastic. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Gas Water heater. 50 gallons Observations: Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Leak below expansion tank. Recommend further investigation and corrections by licensed plumbing contractor Water temp at kitchen sink Page 42 of 57
3. Age Leak below expansion tank Observations: Approximately 14 years of age, average life span is 10 to 12 years. Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. 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 57
1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Page 44 of 57
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 45 of 57
1. Location Entryway closet. Foundation/Crawlspaces 2. Foundation Continuous concrete foundation visible portion appeared in good condition overall. 3. Drainage Observations: Areas of small amounts of standing water in the crawlspace, primarily north side. Recommend further investigation by drainage contractor. Page 46 of 57
4. Framing Visible framing appeared in good condition overall. 5. Ventilation Ventilation appeared adequate. Page 47 of 57
6. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages approximately 10 inches in depth, estimated R value 30. Observations: Insulation damaged/missing in areas of the crawlspace, recommend conditions are corrected. 7. Vapor Barrier Vapor Barrier was in place. Page 48 of 57
8. Rodent No visible indications of Rodent Activity. Page 49 of 57
1. Shutoff Locations Shutoffs Observations: Water Heater gas shutoff is located to the right of the water heater. Water heater water line shutoff is located above the water heater. Furnace gas shutoff is located below the furnace. Air Conditioner disconnect is located adjacent to exterior portion of the air conditioner. Furnace electrical disconnect adjacent to access Could not locate main water shutoff, recommend consulting with owner. 2 Air Conditioner disconnect is located adjacent to exterior portion of the air conditioner. 2 Water heater water line shutoff is located above the water heater. 2 Water Heater gas shutoff is located to the right of the water heater. 2 Furnace gas shutoff is located below the furnace. Page 50 of 57
Furnace electrical disconnect adjacent to access Page 51 of 57
1. Appliances/Equipment Observations: Stove Refrigerator Dishwasher Microwave Disposal Water Heater Furnace Washer Dryer Equipment 2 AC 2 Refrigerator 2 Microwave 2 Stove Page 52 of 57
2 Dishwasher 2 Disposal 2 Water Heater 2 Dryer 2 Washer 2 Furnace Page 53 of 57
2 AC Page 54 of 57
1. Carbon Monoxide Carbon Monoxide Detectors Page 55 of 57
Glossary Term Expansion Tank GFCI TPR Valve Definition Glossary 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 56 of 57
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 missing. Recommend replacement to prevent water intrusion and corrosion (see attic notes) Attic 1 Page 12 Item: 2 Framing Some leakage noted at roof anchor. Recommend further investigation and corrections Page 13 Item: 4 Fan/Duct Laundry fan does not exhaust completely to the exterior. Typically piping should actually connect to exterior vent, recommend correction. This condition can result in mold/fungal growth. Plumbing/Water Heater1 Page 42 Item: 2 Water Heater Condition Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Leak below expansion tank. Recommend further investigation and corrections by licensed plumbing contractor Page 43 Item: 3 Age Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. Foundation/Crawlspaces Page 46 Item: 3 Drainage Areas of small amounts of standing water in the crawlspace, primarily north side. Recommend further investigation by drainage contractor. Page 57 of 57