608 State St. South Kirkland, WA 98033 www.faira.com hello@faira.com +1.800.571.FAIR FAIRA TRANSPARENCY REPORTS 98065 Thank you for your interest in this Faira Certified home. October 12, 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/11562 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 RW West Consultants Property Inspection Report 98065 Inspection prepared for: Christopher Ellis Real Estate Agent: Faira.com - Faira Date of Inspection: 10/20/2017 Time: 9:00 AM Age of Home: 2004 Size: 2430 Order ID: 2784 Inspector: Ronald W West License #565 PO Box 214, Redmond, WA 98073 Phone: 425-885-0722 Fax: 206-674-0111 Email: ron@rwwestconsultants.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 GFI outlets may not be installed; 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 Page 1 of 51
1. Exterior Note Observations: North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 South Elevation 2 East Elevation 2 East Elevation 2 North Elevation Page 2 of 51
2 West Elevation Page 3 of 51
1. Siding Condition Exterior Areas Siding appeared in good condition overall. Vinyl siding noted. Observations: Decay occurring to base of trim at the north side at sides of patio, recommend repair 2. Gutters Gutters and downspouts appeared in good condition overall. 3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. 4. Soffit Soffits and eaves appeared in good condition overall. Observations: Fungal growth at the soffit, areas would need to be cleaned, sealed and repainted. 5. Door/Window Window frames and sills appeared in good condition overall. Page 4 of 51
6. Grading Grading appeared in good condition overall. Pavers but it tight to the base of siding create a monster trap, recommend Clearance to be achieved Northyard Page 5 of 51
7. Electrical West Yard Exterior outlets operate overall Exterior outlets are GFCI protected overall 8. Cable Feeds Materials: Primary Service is Underground Service Lateral 9. Gas Condition Meter located at west side. Main Gas shutoff is located to the lower left of the meter. Gas service available for additional gas appliance (BBQ/Patio heater) Page 6 of 51
10. Exterior Faucet Condition Exterior faucets were in operable condition overall. Observations: Hose bib at south side of house leaks when in operation, recommend repair 11. Pressure 80 Page 7 of 51
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1. Porch Porches Concrete porch/porches appeared in good condition Page 9 of 51
1. Roof Condition Roof Architectural Composition shingle. 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. 2. Flashing Flashing appeared in good condition overall. 3. Vent Caps Page 10 of 51
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1. Attic Attic access is located in the bonus room Attic 1 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. Gable louver vents noted. Page 12 of 51
4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. 5. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages about 14-16 inches in depth, estimated R value 38 Observations: Insulation not uniform, recommend correction Page 13 of 51
6. Rodent No visible indications of Rodent Activity. Page 14 of 51
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 Cabinet doors and in the home are considered operational unless otherwise noted in each room section Page 15 of 51
1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. Light fixture operates. 2. Electrical Materials: Top halves of outlet on the south wall switch controlled. 3. Fireplace Fireplace is a gas unit. Fireplace is equipped with a blower in operable condition. Observations: Gas Shutoff is located inside access panel under glass. Pilot Controls are located inside access panel under glass. Recommend cleaning fireplace glass, if discoloration is left for long periods it can become etched in the glass. Blower did not operate after approximately 40 minutes of operation, recommend further investigation 2 Pilot Controls are located inside access panel under glass. 2 Gas Shutoff is located inside access panel under glass. Page 16 of 51
Blower control On/off switch located to the right of the fireplace Page 17 of 51
1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. Light fixture operates. Page 18 of 51
1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is laminate. 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 Tile counter tops are in good condition. Observations: Slight paint flaking at back splash behind sink 3. Disposal Disposal operates overall. 4. Dishwasher Dishwasher was in operable condition overall. Page 19 of 51
5. 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. 6. Stove/Oven Stove/oven were in operable condition overall. Observations: Lower oven that operated because of sticker affixed to the pan 7. Refrigerator Refrigerator was in operable condition. Page 20 of 51
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1. Room 1/2 Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Toilet was in operable condition overall. 2. Counter Engineered Composite Vanity Top with Basin 3. Sinks Sink was in operable condition overall. 4. Electrical GFI outlets within 6 feet of the sink. 5. Exhaust Fans Vent fan operates overall. 6. Floors Timer control Laminate wood grain material is in good condition overall. Page 22 of 51
7. Toilet Toilet was in operable condition overall. 8. Heating Heat register operates. Page 23 of 51
1. Condition Laundry Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of water sources overall Observations: GFCI outlets have been required for Laundry and utility sinks (since 2005)No GFCI protection present, recommend GFCI outlets are installed as a safety precaution. 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 Page 24 of 51
5. Floor Condition Laminate wood grain material is in good condition overall. 6. Heating Heat register operates. 7. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 25 of 51
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1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 27 of 51
1. Bonus Room Bonus Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. Furnace filter Page 28 of 51
1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Light fixture operates. 2. Electrical Materials: Top halves of outlet on the west wall switch controlled. 3. Doors Observations: Entry door does not catch, minor adjustment to strike plate may remedy this condition. Page 29 of 51
1. Room Master Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of the water sources. 3. Counters Tile counter tops are in good condition overall. Observations: Slight fading at the counter edge trim 4. Sinks Sinks are in operable condition overall. 5. Exhaust Fans Vent fan operates overall. Page 30 of 51
6. Floors Linoleum Flooring is in good condition overall. Observations: Voids in the caulking/grout where flooring butts against shower/tub, recommend resealing to prevent water penetration that can result in wood decay. 7. Tub Tub was in good condition overall. 8. Shower Shower is in good condition overall. Shower door is in operable condition overall. Observations: Fungal growth in the caulking where the shower walls rest on the pan, recommend removal and recaulking, routine maintenance 9. Toilet Toilet was in operable condition overall. 10. Heating Heat register operates. Page 31 of 51
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 Linoleum Flooring is in good condition overall. Observations: Voids in the caulking/grout where flooring butts against shower/tub, recommend resealing to prevent water penetration that can result in wood decay. Linoleum slightly loose against tub, recommend regluing Page 32 of 51
7. Tub Tub was in good condition overall. Observations: Stopper is missing. 8. Shower Shower is in good condition overall. 9. Sinks Sinks are in operable condition overall. Page 33 of 51
10. Toilet Toilet was in operable condition overall. Page 34 of 51
1. Location Location 1st Left 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. Ceiling fan operates. 3. Electrical Materials: Top halves of outlet on the east wall switch controlled. Page 35 of 51
1. Location Location 1st Right 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. Ceiling fan operates. 3. Electrical Materials: Top halves of outlet on the west wall switch controlled. 4. Window Deficiencies Observations: Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Page 36 of 51
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. Doors Entry door is in operable condition overall. Observations: Animal door present in the garage door leading to the interior. This condition breaches fire protection, recommend conditions are corrected. Page 37 of 51
1. Heating Type Heat/AC Gas forced air furnace. There was good air flow at the heat registers and cold air returns. 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: Drip leg/sediment trap not installed. Recommend conditions are investigated further by licensed HVAC contractor and conditions corrected as required. Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. Drip leg/sediment trap not installed. Recommend conditions are investigated further by licensed HVAC contractor and conditions corrected as required. 4. Filters Location: Located inside a filter grill in the hall ceiling. Page 38 of 51
5. Fresh Air Furnace is equipped with timer operated fresh air exchange. This system should typically operate 15 minutes per hour for proper fresh air exchange. Observations: Fan for the Fresh air exchange is located in the upstairs hall bathroom Page 39 of 51
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. Observations: Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding, minor condition to correct Page 40 of 51
1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. 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 41 of 51
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1. Location Living room closet. Foundation/Crawlspaces 2. Foundation Continuous concrete foundation visible portion appeared in good condition overall. 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 43 of 51
5. Ventilation Ventilation appeared adequate. 6. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages approximately 10 inches in depth, estimated R value 30. 7. Vapor Barrier Vapor Barrier was in place. 8. Rodent No visible indications of Rodent Activity. 9. Plumbing Observations: Water lines are not insulated or completely insulated, recommend insulating water lines to prevent freezing. Page 44 of 51
Water line not completely insulated under half bath Page 45 of 51
1. Shutoff Locations Materials: Shutoffs 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. Furnace gas shutoff located in front of furnace Furnace gas shutoff located above furnace Page 46 of 51
1. Appliances/Equipment Equipment/Appliances: Equipment Dishwasher Microwave Refrigeratorï ¼ Clothes Washer Page 47 of 51
Clothes Dryer 2 Gas Fireplaces 2 Stove 2 Water Heater 2 Furnace Page 48 of 51
1. Carbon Monoxide Carbon Monoxide Detectors Materials: Carbon monoxide detectors were in place. Page 49 of 51
Glossary Term GFCI Definition Glossary 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. Page 50 of 51
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. Laundry Page 24 Item: 2 Electrical GFCI outlets have been required for Laundry and utility sinks (since 2005)No GFCI protection present, recommend GFCI outlets are installed as a safety precaution. Garage Page 37 Item: 2 Doors Animal door present in the garage door leading to the interior. This condition breaches fire protection, recommend conditions are corrected. Plumbing/Water Heater1 Page 40 Item: 2 Water Heater Condition Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding, minor condition to correct Page 51 of 51