608 State St. South Kirkland, WA 98033 www.faira.com hello@faira.com +1.800.571.FAIR Thank you for your interest in this Faira Certified home. FAIRA TRANSPARENCY REPORTS 98029 February 1, 2018 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/11723 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
Cover Page Property Inspection Report 98029 Inspection prepared for: Faira.com Real Estate Agent: Faira - Date of Inspection: 1/31/2018 Time: 3:00 PM Age of Home: 2005 Size: 2295 Weather: Cloudy 43 degrees Order ID: 3197 Front door faces North for orientetion 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 58
1. Exterior Note Observations: North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 North Elevation 2 West Elevation 2 South Elevation 2 East Elevation Page 2 of 58
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. Voids in the caulking around some of the windows/doors and corner areas, recommend recaulking.. Tree branches overhanging roof and/or against siding. Trim trees that are in contact or proximity to home, as branches can abrade siding and damage roofing. 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, recommend resealing Bird activity at west upper soffit noted 2. Gutters Bird activity at west upper soffit noted Gutters and downspouts appeared in good condition overall. Observations: Debris in gutters, recommend cleaning gutters. Trees overhang roof Page 3 of 58
3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. 4. Soffit Soffits and eaves appeared in good condition overall. Page 4 of 58
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 58
North yard East yard 7. Electrical West yard South 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 58
9. Gas Condition Meter located at east side. Main Gas shutoff is located to the lower left of the meter. Main Gas Shutoff 10. Exterior Faucet Condition Exterior faucets were in operable condition overall. 11. Pressure 45 psi Page 7 of 58
12. Gate Condition 45 psi Materials: Wood Observations: Fences are NOT INCLUDED as part of a home inspection. Page 8 of 58
1. Porch1 North Porches 2. Porch Concrete porch/porches appeared in good condition Page 9 of 58
1. Deck1 South Deck 1 2. Deck Decking and Visible framing appeared in good condition overall. Guardrail appeared secure. Handrail appeared secure. Page 10 of 58
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1. Roof Condition Roof Architectural Composition shingle. Inspected from Drone. Type Average life span 30 years for this type surface with proper maintenance and care. Observations: Granular surfacing deteriorated. Recommend further evaluation by licensed roofing contractor. Page 12 of 58
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 13 of 58
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. Page 14 of 58
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. Page 15 of 58
5. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages about 14-16 inches in depth, estimated R value 38 Page 16 of 58
6. Rodent No visible indications of Rodent Activity. Observations: Birds nest Noted. Appears to be an older nest. Adjacent screen is in place and appears to have been repaired. Birds nest noted Page 17 of 58
1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Engineered wood flooring is in good condition overall. Page 18 of 58
1. Location Location Northwest 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. Heating Heat register operates. Page 19 of 58
1. Room Hallway Walls and ceilings appear in good condition overall. Flooring is engineered wood material. Heat register present. Accessible outlets operate. Page 20 of 58
1. Location Location West Dining Room 2. Dining 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 21 of 58
1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is Engineered 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. 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. Floor Observations: Damage to floor near table Page 22 of 58
8. Stove/Oven Stove/oven were in operable condition overall. 9. Refrigerator Refrigerator was in operable condition. Page 23 of 58
10. Sinks Refrigerator temp Sinks are in operable condition overall. Freezer temp 11. Electrical Outlets are GFCI protected at the counters. 12. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. 13. 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. Pilot Controls are located inside access panel under glass. Page 24 of 58
Gas Shutoff is located inside access panel under glass. 14. Heating Heat register operates. Battery backup. Batteries are corroded. Store batteries only during power outage Page 25 of 58
1. Location Location Southwest Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is engineered wood material. Heat register present. Accessible outlets operate. Light fixture operates. Ceiling fan operates. 3. Heating Heat register operates. Page 26 of 58
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. Observations: Stopper did not seal tight or function correctly. Page 27 of 58
1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 28 of 58
1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Carpet floor covering is in good condition. Accessible outlets operate. Guardrail appeared secure. Observations: Ceiling cracks did not appear unusual. Page 29 of 58
1. Location Upstairs Upstairs 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 30 of 58
8. Floor Condition Linoleum Flooring is in good condition overall. 9. Sink Sink is in operable condition overall. 10. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. 11. Heating Heat register operates. Page 31 of 58
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 58
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. Observations: Fungal growth noted at caulking. Recommend treating with fungicidal treatment Page 33 of 58
11. Toilet Toilet was in operable condition overall. 12. Heating Heat register operates. Page 34 of 58
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 Formica counter tops are in good condition overall. 5. Cabinets Cabinet doors 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. 9. Sinks Sink was in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. Page 35 of 58
1. Location Location West 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. Ceiling Fan Materials: Ceiling Fan was in operable condition overall 4. Heating Heat register operates. Page 36 of 58
1. Location Location North 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. Ceiling Fan Materials: Ceiling Fan was in operable condition overall 4. Heating Heat register operates. Page 37 of 58
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. Page 38 of 58
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. 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 39 of 58
1. Heating Type Gas forced air furnace. Heat/AC 2. Heater Location The furnace is located in the garage Furnace is Bryant Brand. 14 years of age approximately, average life span is 18 to 22 years. 3. Heating condition Observations: Last service date is over one year ago, or is unable to be determined. Unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. One such area is the combustion chamber / heat exchanger where cold air blows across the "fire box", becoming the hot air that circulates throughout your home. During the life span of any furnace, this metal wall may develop a crack or a broken weld, allowing carbon monoxide to circulate throughout the home. Recommend service and inspection by licensed HVAC contractor prior to closing All heat registers tested and have heat Page 40 of 58
4. Filters Location: Filter located above furnace. Observations: The furnace filter is dirty. Filters clean the air before it passes through the blower and heat exchanger. This helps to keep these furnace components working efficiently. Dirty Filters lessen life span of the Heating/AC equipment. It is recommended to change the filter and then regular inspection & maintenance is advised. Filter location Page 41 of 58
5. AC Condition Location: The compressor is located on the exterior west. 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 42 of 58
6. Refrigerant Lines Observations: No defects found. Page 43 of 58
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. 3. Age 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. Page 44 of 58
4. Condition Seismic straps are in place. Expansion tank is in place. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 45 of 58
1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Page 46 of 58
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 47 of 58
1. Location Entryway closet. Foundation/Crawlspaces 2. Foundation Concrete slab foundation, no visible indications of unusual settling or damage. 3. Drainage Crawlspace area was dry, there were no visible indications of standing water presently 4. Framing Visible framing appeared in good condition overall. Page 48 of 58
5. Ventilation Ventilation appeared adequate. 6. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages approximately 10 inches in depth, estimated R value 30. Page 49 of 58
7. Ducts Ducts appeared securely attached and insulated overall. 8. Vapor Barrier Vapor Barrier was in place. Page 50 of 58
9. Rodent No visible indications of Rodent Activity. 10. Plumbing Observations: Water lines are not insulated or completely insulated, recommend insulating water lines to prevent freezing. Uninsulated watermain Page 51 of 58
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. Air Conditioner disconnect is located adjacent to exterior portion of the air conditioner. Arc Fault circuits are located in the electrical panel. 2 Air Conditioner disconnect is located adjacent to exterior portion of the air conditioner. 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 52 of 58
2 Furnace disconnect is located to the right of the furnace. Page 53 of 58
1. Appliances/Equipment Equipment 2 AC 2 Refrigerator 2 Stove 2 Microwave Page 54 of 58
2 Dishwasher 2 Furnace 2 AC 2 Water Heater Page 55 of 58
1. Inspection Agreement Materials: Inspection Agreement Signed Inspection Agreement Page 56 of 58
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 57 of 58
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 12 Item: 1 Roof Condition Granular surfacing deteriorated. Recommend further evaluation by licensed roofing contractor. Page 58 of 58