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 98020 January 19 th, 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/11643 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 98020 Inspection prepared for: Faira.com Real Estate Agent: Faira - Date of Inspection: 1/22/2018 Time: 9:00 AM Age of Home: 1951 Size: 2948 Weather: Cloudy 44 degrees Order ID: 3121 Front door faces West 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: Basement One Story 3. Occupancy Occupancy: Occupied - Furnished The utilities were on at the time of inspection. Page 1 of 55
1. Exterior Note North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 West Elevation 2 North Elevation 2 South Elevation 2 East Elevation Page 2 of 55
2 East Elevation cont Page 3 of 55
1. Siding Condition Exterior Areas Siding appeared in good condition overall. Cedar Bevel and vertical T&G Siding Stone siding material. Paint flaking at the siding, recommend loose paint is removed, barewood areas primed and repainted. South side Soil contact or proximity. This may provide entrance of moisture or insects to siding. Recommend grading soil so there is at least 6" of space (where practical) between the siding and the soil below. Recommend checking for any damaged trim and siding materials. At carport Cedar bevel and vertical T&G siding in good condition Stone siding in good condition Ship lap siding in good condition Some paint peeling at south lower side Page 4 of 55
2. Gutters Soil contact at siding at carport Gutters and downspouts appeared in good condition overall. Debris in gutters, recommend cleaning gutters. Page 5 of 55
3. Driveway and Walkway Condition Debris at north gutter Concrete sidewalks and driveways appeared in good condition overall. Patio areas appeared in good condition overall. Cracking at the driveway/sidewalk and stamped concrete patio does not appear unusual. 4. Soffit Soffits and eaves appeared in good condition overall. East patio area Page 6 of 55
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 Grading appeared in good condition overall. Page 7 of 55
West yard North yard 7. Electrical South yard East yard Exterior outlets operate overall Exterior outlets are GFCI protected overall Exterior lights attached to the house operate overall. Page 8 of 55
8. Cable Feeds Materials: Primary Service is Overhead Service Drop 9. Gas Condition Meter located at west 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 60 psi Page 9 of 55
12. Fireplace Fireplace was wood burning type. Fireplace appeared in operable condition. Page 10 of 55
1. Roof Condition Roof Architectural Composition shingle. Roof surface is appeared in good condition overall. 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. 3. Chimney Brick masonry chimney appeared in good condition overall, chimney height was adequate overall. Mortar deterioration observed; recommend conditions are repaired by licensed chimney sweep or masonry contractor. Page 11 of 55
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1. Attic Garage is location of access. Attic 1 2. Framing Framing appeared in good condition overall. There were no visible indications of decay. Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or have roofing contractor evaluate. Page 13 of 55
Previous water penetration. Dry at the time of inspection 3. Ventilation Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Continuous Ridge Vent present. 4. Fan/Duct Continuous Ridge Vent Bathroom fans appeared to exhaust to the exterior overall. Kitchen fan appeared to exhaust to the exterior overall. Page 14 of 55
5. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages about 12-14 inches in depth, estimated R value 38 6. Rodent No visible indications of Rodent Activity. Page 15 of 55
1. General Notes General Interior Note Materials: Windows in the home are Double pane 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 2-prong outlets present, some modern appliances require 3 prong grounded outlets, consider upgrading to 3 prong grounded outlets. Page 16 of 55
1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Tile floor is in good condition. Page 17 of 55
1. Location Location West Living Room 2. Living Room Walls and ceilings appear in good condition overall. Flooring is wood. Accessible outlets operate. Light fixture operates. 3. Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. 4. Fireplace Fireplace was wood burning type. Damper is in place. Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. 5. Heating Radiant ceiling heat operates. Page 18 of 55
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1. Location Location East Dining Room 2. Dining Room Walls and ceilings appear in good condition overall. Flooring is wood. Accessible outlets operate. 3. Heating Radiant ceiling heat operates. Page 20 of 55
1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is wood. 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. Disposal Disposal operates overall. 4. Dishwasher Dishwasher was in operable condition. 5. 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. 6. Stove/Oven Stove/oven were in operable condition overall. Page 21 of 55
7. Refrigerator Refrigerator was in operable condition. 8. Sinks Refrigerator temp Sink was in operable condition overall. Freezer temp 9. Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Page 22 of 55
Ungrounded outlet 10. Vent Condition Vent fan appears to exhaust to the exterior. 11. Heating Radiant ceiling heat operates. Page 23 of 55
1. Location 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 fair condition overall. 4. Cabinet Formica damage at sink Cabinet doors and drawers are in operable condition overall. 5. Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Page 24 of 55
6. Exhaust Fans Window only, no vent fan. 7. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. 8. Floor Condition Tile 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 Electric Convector heater operates. Page 25 of 55
1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Accessible outlets operate. 2. Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. 3. Window-Wall AC or Heat Radiant ceiling heat is operational Page 26 of 55
1. Location Location Northwest Southwest Master Bedroom 2. Bedroom Walls and ceilings appear in good condition overall. Flooring is wood in good condition overall. Accessible outlets operate. 3. Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. 4. Heating Radiant ceiling heat operates. Page 27 of 55
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 Granite counter tops are in good condition. 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. Shower Shower is in good condition overall. Shower door is in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating Radiant ceiling heat operates. Page 28 of 55
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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 Tile 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 Radiant ceiling heat operates. Page 30 of 55
1. Location Location 1st Left Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate. Light fixture operates. 3. Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. 4. Doors Entry door does not catch, minor adjustment to strike plate may remedy this condition. 5. Heating Radiant ceiling heat operates. Page 31 of 55
1. Location Location 1st Right Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is wood. Accessible outlets operate. 3. Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. 4. Heating Radiant ceiling heat operates. Page 32 of 55
1. Stair Stairs Leading to Basement Steps appeared uniform. Handrail appeared secure. Bottom cable rail is spaced further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail. Page 33 of 55
1. Location Location West Basement Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is bamboo in good condition. Accessible outlets operate. 3. Fireplace Fireplace was wood burning type. Damper is in place. Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. 4. Counter Condition Wood counter tops are in good condition. 5. Refrigerator Refrigerator was in operable condition. Page 34 of 55
6. Heating Radiant floor heat operates. Page 35 of 55
1. Location Location North Basement Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is bamboo. Accessible outlets operate. Light fixture operates. 3. Heating There is no heat source in this room. Page 36 of 55
1. Location Materials: Bedroom Basement 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 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 Tile Flooring is in good condition overall. 8. Shower Shower is in good condition overall. Shower door is in operable condition overall. 9. Sinks Sink was in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating There is no heat source in this room. Page 37 of 55
1. Location Location East Basement Den 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is bamboo. Accessible outlets operate. Light fixture operates. 3. Doors Entry door does not catch, minor adjustment to strike plate may remedy this condition. 4. Heating Radiant floor heat operates. Page 38 of 55
1. Location Location East Basement Media Room 2. Room Walls and ceilings appear in good condition overall. Flooring is bamboo. Accessible outlets operate. Light fixture operates. 3. Heating Radiant floor heat operates. Page 39 of 55
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. 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. Cracking at the floor does not appear unusual. 3. Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. 4. Doors Entry door is in operable condition overall. 5. Garage Doors Single garage door operates, was on auto opener. Photo cell safety returns operate overall. Tension safety returns operate overall. Page 40 of 55
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1. Heating Type Heat/AC Radiant hot water with gas-fired boiler. Ceiling radiant heat at main floor, radiant floor heat at basement rooms. Tubing is soft copper. 2. Heater Location The furnace is located in the basement Furnace is Burnham Brand. Heating system is less than 1 year of age, average life span is 18 to 22 years. 3. Heating condition Boiler should be serviced annually. Page 42 of 55
4. Venting A mid or high efficiency gas furnace has been installed and vented through the existing masonry chimney. Furnace flue gas temperatures are lower with these units causing condensate to collect on the chimney walls. This condensate contains acids which corrode, damage, and deteriorate the chimney masonry. Proper sizing of the chimney is extremely important for venting with this type of heating system. To prevent damage/deterioration to the masonry chimney we recommend further review by a licensed HVAC contractor to determine the proper sizing of the chimney for this type of heating system and that safe/proper venting is occurring. Page 43 of 55
1. Plumbing Plumbing/Water Heater1 Water lines were copper. Water lines were PEX plastic. Drain and waste lines were plastic. Sewer scoping is recommended by licensed company due to age of home or trees in proximity of drain line. 2. Water Heater Condition Heater Type: Gas Water heater. 50 gallons Location: The heater is located in the hall closet. Water temp at kitchen sink 3. Age Approximately 3 years of age 4. Condition Seismic straps are in place. Expansion tank is in place. Water heater has drip pan in place. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 44 of 55
1. Location Materials: Located in the laundry room. Electrical 1 2. Electrical 125 AMP service, #2 Copper service entrance wires. Page 45 of 55
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. Neutral busbar double taps were not allowable after 2002. 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. 5. Arc Fault Circuits Arc Fault Circuits in the panel for bedroom, kitchen, dining, family light fixtures and outlets. Page 46 of 55
1. Foundation Foundation/Crawlspaces Continuous concrete foundation visible portion appeared in good condition overall. Basement and concrete slab foundation. Page 47 of 55
1. Shutoff Locations Shutoffs 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 in front of the Furnace. Furnace disconnect is located to the right of the furnace. Main water shutoff is located on the west wall of the basement family room Arc Fault circuits are located in the electrical panel. 2 Main water shutoff is located on the west wall of the basement family room 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 Furnace gas shutoff is located in front of the Furnace. Page 48 of 55
2 Furnace disconnect is located to the right of the furnace. Page 49 of 55
1. Appliances/Equipment Stove Oven Refrigerator Dishwasher Microwave Disposal Water Heater Furnace Washer Dryer Equipment 2 Dishwasher 2 Disposal 2 Refrigerator 2 Microwave Page 50 of 55
2 Stove 2 Water Heater 2 Washer 2 Dryer Page 51 of 55
1. Inspection Agreement Materials: Inspection Agreement Signed Inspection Agreement Page 52 of 55
Glossary Term Double Tap Expansion Tank GFCI TPR Valve Definition Glossary A double tap occurs when two conductors are connected under one screw inside a panelboard. Most circuit breakers do not support double tapping, although some manufacturers, such as like Cutler Hammer, make hardware specially designed for this purpose. Double tapping is a defect when it is used on incompatible devices. If the conductors come loose, they cause overheating and electrical arcing, and the risk of fire is also present. A double tap can be accommodated by installing a new circuit board compatible with double tapping. It is also possible to add another circuit breaker or install a tandem breaker to the existing breaker box. 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 53 of 55
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. General Interior Note Page 16 Item: 1 General Notes 2-prong outlets present, some modern appliances require 3 prong grounded outlets, consider upgrading to 3 prong grounded outlets. Living Room Page 18 Item: 3 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Page 18 Item: 4 Fireplace Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Kitchen Page 22 Item: 9 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Laundry Page 24 Item: 5 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Upstairs Hallway Page 26 Item: 2 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Master Bedroom Page 27 Item: 3 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Bedroom 1 Page 31 Item: 3 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Bedroom 2 Page 32 Item: 3 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Stairs Leading to Basement Page 33 Item: 1 Stair Bottom cable rail is spaced further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail. Basement Family Room Page 34 Item: 3 Fireplace Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Page 54 of 55
Basement Bedroom 1 Page 36 Item: 3 Heating There is no heat source in this room. Basement Bathroom Page 38 Item: 11 Heating There is no heat source in this room. Garage Page 40 Item: 3 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Heat/AC Page 43 Item: 4 Venting A mid or high efficiency gas furnace has been installed and vented through the existing masonry chimney. Furnace flue gas temperatures are lower with these units causing condensate to collect on the chimney walls. This condensate contains acids which corrode, damage, and deteriorate the chimney masonry. Proper sizing of the chimney is extremely important for venting with this type of heating system. To prevent damage/deterioration to the masonry chimney we recommend further review by a licensed HVAC contractor to determine the proper sizing of the chimney for this type of heating system and that safe/proper venting is occurring. Plumbing/Water Heater1 Page 44 Item: 1 Plumbing Sewer scoping is recommended by licensed company due to age of home or trees in proximity of drain line. Electrical 1 Page 46 Item: 4 Wiring Type Neutral busbar double taps were not allowable after 2002. 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 55 of 55