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 98270 June 14 th, 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 http://www.faira.com/listings/11227 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 98270 Inspection prepared for: FAIRA/ Chris Ellis Real Estate Agent: - Date of Inspection: 6/13/2017 Time: 12:00 PM Age of Home: 1993 Size: 1650 Weather: Cloudy 54 degrees Order ID: 2158 Front door faces east for orientation purposes only. Inspector: Dee Robert Inman Wa. St. Home Inspector License #1459, FAA UAS Pilot License #3976466 Email: dee@rwwestconsultants.com www.rwwestinspections.com
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: Split Level Style 3. Occupancy Occupancy: Occupied - Furnished The utilities were on at the time of inspection. Page 1 of 54
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 54
1. Siding Condition Exterior Areas Siding and paint appeared in good condition overall. LP Oriented Strand Board Siding LP T111 siding Vent cover stays in the open position, normally should only open when fan is in operation. Recommend conditions are corrected to prevent animal entry and air infiltration. There have been problems with LP siding prematurely failing. This material was subject of class action lawsuit. Some voids in caulk LP T-111 2. Gutters Siding repair made at garage Gutters and downspouts appeared in good condition overall. Downspout needs strapping at SW corner Vent stays open. Missing louver Page 3 of 54
Downspout needs strapping 3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. Cracking at the driveway/sidewalk does not appear unusual. Page 4 of 54
4. Soffit West patio, stamped concrete Soffits and eaves appeared in good condition overall. Fascia board decayed at east upper roofline. Recommend further investigation and repairs 5. Door/Window Fascia board decayed at east upper roofline 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. There was no visible flashing above the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material. Page 5 of 54
6. Grading Grading appeared in good condition overall. Foliage is touching the siding, recommend clearance is achieved as this is a conducive condition for wood destroying organisms and pests Foliage touching siding East yard Page 6 of 54
South yard West yard 7. Electrical North yard Exterior outlets operate. Exterior outlets are GFCI protected. Exterior lights attached to the house operate overall. Exterior covers missing/damaged, recommend conditions are repaired as a safety precaution Page 7 of 54
8. Cable Feeds Missing cover Materials: Primary Service is Overhead Service Drop 9. Gas Condition Meter located at North side. Main Gas shutoff is located to the lower left of the meter. Page 8 of 54
Main Gas Shutoff 10. Exterior Faucet Condition Exterior faucets were in operable condition overall. 11. Pressure 55 psi 12. Gate Condition 55 psi Materials: Wood Fences are NOT INCLUDED as part of a home inspection. Page 9 of 54
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1. Roof Condition Roof Architectural Composition shingle. Walked on roof surface. Type Average life span 30 years for this type surface with proper maintenance and care. 2. Flashing Flashing appeared in good condition overall. Return flashing not installed where roof butts into siding above gutters. This condition cause water to run downs face of siding and can also result in water penetration behind the siding. recommend conditions are corrected by licensed roofing contractor. Page 11 of 54
3. Chimney Kick out flashings not in place Gas B vent appeared in good condition overall, B vent height was adequate overall. Metal Chimney with wood enclosure Page 12 of 54
1. Attic Attic access is located in bedroom closet Attic 1 Page 13 of 54
2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. 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. 5. Insulation Condition Blown in cellulose insulation noted. Depth: Insulation averages about 14-16 inches in depth, estimated R value 38 Page 14 of 54
6. Rodent No visible indications of Rodent Activity. Page 15 of 54
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 Some of the windows throughout the house have failed glass pane seals. Windows get their insulating value by trapping air between two well-sealed panes of glass. Some insulated windows are actually filled with argon gas which provides a higher insulating value. When the seals break, moist air enters the space and causes fogging of the glass. Page 16 of 54
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. Accessible outlets operate. 2. Doors Entry door sticks, recommend adjustment. Ceiling fan is operational Page 17 of 54
1. Location Location Southeast Living Room 2. Living Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Page 18 of 54
1. Location Location Southwest Dining Room 2. Dining Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. 3. Window Deficiencies Cracked or broken window glass was observed. Injury could occur. Recommend repair or replacement of the damaged glass. Broken window Page 19 of 54
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. Guardrail appeared secure. 2. Counter Condition Formica counter is in good condition overall. 3. Cabinet Cabinet doors and drawers are in operable condition overall. Cabinet doors are out of alignment, recommend adjustment 4. Disposal Disposal operates overall. Door out of alignment 5. Dishwasher Dishwasher was in operable condition. Page 20 of 54
6. Microwave 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. 8. Refrigerator Refrigerator was in operable condition. 9. Sinks Sinks are in operable condition overall. Quest type shutoff valves have a high failure rate resulting is leakage, recommend upgrading to a more reliable shutoff valve at some point. Quest valves Page 21 of 54
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 22 of 54
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. 4. Cabinet Cabinet doors and drawers are in operable condition overall. 5. Sinks Sinks are in operable condition overall. Quest type shutoff valves have a high failure rate resulting is leakage, recommend upgrading to a more reliable shutoff valve at some point. Quest valves Page 23 of 54
6. Electrical GFI outlets within 6 feet of the sink. 7. Exhaust Fans Vent fan operates overall. 8. Floors Wood flooring is in good condition overall 9. Toilet Toilet was in operable condition overall. 10. Doors Door damage Page 24 of 54
1. Condition Laundry Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Exhaust Fans Vent fan operates overall. 3. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. 4. Floor Condition Tile Flooring is in good condition overall. 5. Heating Heat register operates. 6. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 25 of 54
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1. Stair Steps appeared uniform. Stairs Leading to 2nd Floor Page 27 of 54
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. Page 28 of 54
1. Location Location Northwest Master Bedroom 2. Bedroom Walls and ceilings appear in good condition overall. Flooring is bamboo in good condition overall. Heat register present. Accessible outlets operate. 3. Heating Heat register operates. 4. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Failed seal Page 29 of 54
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 Sinks are in operable condition overall. Quest type shutoff valves have a high failure rate resulting is leakage, recommend upgrading to a more reliable shutoff valve at some point. 7. Exhaust Fans Vent fan operates overall. 8. Floors Tile 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. Page 30 of 54
11. Heating Heat register operates. Page 31 of 54
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. Cabinets Cabinet doors and drawers are in operable condition overall. 5. Exhaust Fans Vent fan operates overall. 6. Floors Individual vinyl square Flooring is in good condition overall. Voids in the caulking/grout where flooring butts against shower/tub, recommend resealing to prevent water penetration that can result in wood decay. Page 32 of 54
7. Tub Tub and shower were in good condition overall. 8. Sinks Sink was in operable condition overall. Stopper did not seal tight or function correctly. Quest type shutoff valves have a high failure rate resulting is leakage, recommend upgrading to a more reliable shutoff valve at some point. 9. Toilet Toilet was in operable condition overall. 10. Heating Heat register operates. Page 33 of 54
1. Location Location Southeast 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. 4. Doors Guides missing at the base of closet door. Page 34 of 54
1. Location Location Northeast 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. 4. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Failed seal Page 35 of 54
1. Stair Stairs Leading to Basement Steps appeared uniform. Handrail appeared secure. Page 36 of 54
1. Location Location Northwest Basement Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. 3. Fireplace Fireplace is a gas unit. Fireplace appeared in operable condition. Gas shutoff is located at the wall adjacent to the fireplace. Manual light fireplace Page 37 of 54
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 Screws missing at coverplate Entry door is in operable condition overall. Garage door leading to interior did not self close. Recommend adjustment or installing self closing hinge for fire protection and to prevent carbon monoxide from entering the living area. 4. Garage Doors Garage doors operate overall, were on auto openers. Photo cell safety returns operate overall. Tension safety returns operate overall. Manual garage door operates and locks. North door. Page 38 of 54
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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 garage Furnace is Payne brand 25 years of age approximately, average life span is 18 to 22 years. The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. 3. Heating condition 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 Page 40 of 54
4. Filters Location: Filter located above furnace. All heat registers tested and have heat 5. Fresh Air Filter location Furnace is equipped with timer operated fresh air exchange. This system should typically operate 15 minutes per hour for proper fresh air exchange. Page 41 of 54
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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. Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. 3. Age Approximately 1 year of age, average life span is 10 to 12 years. Page 43 of 54
4. Condition Seismic straps are not in place/ improperly installed. Normally there should be seismic straps installed at the upper and lower one thirds of the tank. Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed plumbing contractor. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 44 of 54
1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 2/0 Copper service entrance wires. Panel cover screw(s) missing. Circuit breakers missing exposing live electrical conductors. Electrocution hazard. strongly recommend snap in filler bars are installed. Minor condition to correct Missing breaker Page 45 of 54
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. Page 46 of 54
1. Location Garage Foundation/Crawlspaces 2. Foundation Continuous concrete foundation visible portion appeared in good condition overall. Basement and concrete slab foundation. 3. Drainage Crawlspace area was dry, there were no visible indications of standing water presently 4. Framing Visible framing appeared in good condition overall. 5. Ventilation Ventilation appeared adequate. Page 47 of 54
6. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages 4 inches, estimated R value 13. Newer requirements are R30 Insulation content. Missing insulation Page 48 of 54
7. Ducts Ducts appeared securely attached and insulated overall. 8. Vapor Barrier Vapor Barrier was in place. 9. Rodent No visible indications of Rodent Activity. Page 49 of 54
1. Shutoff Locations Shutoffs 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 to the left of the furnace. Main water shutoff is located on the south wall of the garage. 2 Water Heater gas shutoff is located to the right of the water heater. 2 Water heater water line shutoff is located above the water heater. 2 Furnace gas shutoff is located to the left of the furnace. 2 Main water shutoff is located on the south wall of the garage. Page 50 of 54
1. Appliances/Equipment Stove Refrigerator Dishwasher Microwave Disposal Water Heater Furnace Washer Dryer Equipment 2 Water Heater 2 Furnace 2 Washer 2 Dryer Page 51 of 54
2 Refrigerator 2 Dishwasher 2 Stove 2 Microwave 2 Disposal Page 52 of 54
1. Carbon Monoxide Carbon Monoxide Detectors Carbon monoxide detectors not visible on all levels. As of April 1st 2012 it is required that Carbon monoxide detectors are installed on each level and outside of bedroom areas. Recommend conditions are corrected. Page 53 of 54
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 7 Item: 7 Electrical Exterior covers missing/damaged, recommend conditions are repaired as a safety precaution Dining Room Page 19 Item: 3 Window Deficiencies Cracked or broken window glass was observed. Injury could occur. Recommend repair or replacement of the damaged glass. Garage Page 38 Item: 3 Doors Garage door leading to interior did not self close. Recommend adjustment or installing self closing hinge for fire protection and to prevent carbon monoxide from entering the living area. Heat/AC Page 40 Item: 2 Heater The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. Page 40 Item: 3 Heating condition 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 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. Page 44 Item: 4 Condition Seismic straps are not in place/ improperly installed. Normally there should be seismic straps installed at the upper and lower one thirds of the tank. Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed plumbing contractor. Electrical 1 Page 45 Item: 2 Electrical Circuit breakers missing exposing live electrical conductors. Electrocution hazard. strongly recommend snap in filler bars are installed. Minor condition to correct Page 54 of 54