608 State St. South Kirkland, WA 98033 www.faira.com hello@faira.com +1.800.571.FAIR FAIRA TRANSPARENCY REPORTS 98006 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/11955 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, Inc. Property Inspection Report Inspection prepared for: Faira.com Real Estate Agent: - Date of Inspection: 4/11/2018 Time: 11:00 AM Age of Home: 1978 Size: 3740 Order ID: 3586 Inspector: Robert Pickering License #1807 Email: rwwestconsultants@gmail.com
1. Exterior Note General Exterior Note 2 East Elevation 2 South Elevation 2 North Elevation 2 West Elevation Page 1 of 74
1. Siding Condition Exterior Areas Siding appeared in good condition overall. Wood siding. Paint flaking at the siding, recommend loose paint is removed, barewood areas primed and repainted. 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. Foundation cracks do not appear unusual Foundation form wires protruding around foundation. These ends can cause injury. Recommend bending over or removal, minor condition to correct. East right of garage North Page 2 of 74
2. Gutters Gutters and downspouts appeared in good condition overall. 3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. Cracking at the driveway/sidewalk does not appear unusual. Page 3 of 74
4. Soffit Soffits and eaves appeared in good condition overall. 5. Grading Grading appeared in good condition overall. Grade slopes toward the house from east to west. Page 4 of 74
6. Electrical Exterior outlets operate overall Exterior outlets are GFCI protected overall No power to outlet, recommend further investigation and correction. Outlet fixture improperly size for box, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. At deck near family room did not operate 7. Cable Feeds Materials: Primary Service is Underground Service Lateral Page 5 of 74
8. Gas Condition Meter located at South side. Main Gas shutoff is located to the lower left of the meter. 9. Exterior Faucet Condition Exterior faucets were in operable condition overall. Hose bib at east side of house leaks. Page 6 of 74
10. Pressure 85 Page 7 of 74
1. Deck1 West Deck 1 2. Deck Decking and Visible framing appeared in good condition overall. Guardrail appeared secure. Handrail appeared secure. Deck surface covered with water proof coating Voids in sealant at top rail. Recommend sealing. Ledger board secures deck to the house with nails instead of lag bolts. Nails loosen with temperature/moisture and humidity changes and can result in deck collapsing. Strongly recommend lag bolts are installed as a safety precaution. Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Page 8 of 74
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1. Stair Exterior Stairs Steps appeared uniform. Handrail appeared secure. Page 10 of 74
1. Roof Condition Roof Architectural Composition shingle. Type Average life span 30 years for this type surface with proper maintenance and care. Trace amount of Moss on roof. Recommend treating moss with a moss retarding chemical. Pressure washing is not recommended as it can damage surface and lessen life span. Recommend following conditions are investigated further by licensed roofing contractor. Some granular surfacing deteriorated. Recommend further investigation by licensed roofing contractor Page 11 of 74
2. Flashing Flashing appeared in good condition overall. Flashing lifting at south chimney, recommend additionally securing. Page 12 of 74
3. Skylights Skylights appeared sealed, no visible indications of leakage. 4. Spark Arrestor Page 13 of 74
5. Vent Caps Recommend additionally securing vent caps west side 6. Chimney Brick masonry Chimney Metal Chimney with wood enclosure Brick and mortar deterioration observed; recommend conditions are repaired by licensed chimney sweep or masonry contractor. Cracking in the crown of the chimney, recommend resealing. Ponding on chimney crown northwest side. Recommend monitoring Page 14 of 74
South Page 15 of 74
1. Attic Garage is location of access. Attic 1 2. Framing Framing appeared in good condition overall. There were no visible indications of decay. Page 16 of 74
3. Ventilation Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Roof surface vents present. Gable louver vents noted. Page 17 of 74
4. Electrical Wire ends are outside of a Junction Box, which is a potential shock hazard, recommend junction boxes with covers be installed by licensed electrical contractor 5. Insulation Condition Left of entry Right of entry north Rock wool fiberglass insulation present. Depth: Insulation averages approximately 10-12 inches in depth, estimated R value 30 Page 18 of 74
1. Attic Master bedroom closet is location of access. Attic 2 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Page 19 of 74
3. Ventilation Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Roof surface vents present. Gable louver vents noted. Page 20 of 74
4. Fan/Duct Bathroom fans do not exhaust completely to the exterior. Typically piping should actually connect to exterior vent, recommend correction. This condition can result in mold/fungal growth. Furnace exhaust vent decayed recommend further investigation by a licensed HVAC contractor. Furnace vent Furnace vent Page 21 of 74
5. Electrical Furnace vent Wire nutted electrical connections not in junction boxes, is a potential shock hazard. Recommend installing cover plates South near hall bathroom Page 22 of 74
6. Insulation Condition Rock wool fiberglass insulation present. 7. Rodent/Pests No visible indications of Rodent Activity. Page 23 of 74
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 24 of 74
1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Laminate wood grain material is in good condition overall. Windows are thermal pane, appeared sealed overall Heat register operates overall. Accessible outlets operate. 2. Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. 3. Floor Wood floor finish sun bleached. Page 25 of 74
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1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 2. Electrical Materials: Top halves of outlet on the west wall switch controlled. 3. Fireplace Fireplace is a gas unit. Damper is in place. Gas Shutoff is located inside access panel under glass. Page 27 of 74
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. 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 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 Wood floor finish sun bleached. Page 28 of 74
8. Stove/Oven Cook top was in operable condition overall. Oven was in operable condition overall. 9. Refrigerator Refrigerator was in operable condition. Page 29 of 74
10. Sinks Sink was in operable condition overall. 11. Electrical Outlets are GFI protected with exception of outlets for refrigerator, disposal and microwave. Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Underneath Cabinets 12. Vent Condition Vent fan appears to exhaust to the exterior. 13. Heating Heat register operates. Page 30 of 74
1. Location Location South Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. 3. Floor Wood floor finish sun bleached. 4. Fireplace Fireplace is a gas unit. Gas shutoff is located at the wall adjacent to the fireplace. Page 31 of 74
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1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Accessible outlets operate. Wood flooring in good condition overall Page 33 of 74
1. Location Location 1st Left Master Bedroom 2. Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Windows are thermal pane. Light fixture operates. 3. Electrical West wall outlet has lost it s integrity, strongly recommend further investigation and correction by licensed electrical contractor. 4. Heating Heat register operates. 5. Window Deficiencies Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. Page 34 of 74
6. Ceiling Fan Materials: Ceiling Fan was in operable condition overall 7. Doors Entry door sticks, recommend adjustment. Page 35 of 74
1. Location Materials: 1st Floor Bedroom Master Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. There were no visible indications of plumbing deficiencies overall. 3. Electrical GFI outlets within 6 feet of the water sources. North wall Outlet is not GFCI protected. Strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. 4. Counters Granite counter tops are in good condition. 5. Cabinets Cabinet doors and drawers are in operable condition overall. Page 36 of 74
6. Sinks Sink was in operable condition overall. Overflows at sink did not operate. Recommend conditions are corrected. 7. Exhaust Fans Vent fan operates overall. 8. Floors Tile Flooring is in good condition overall. Carpet floor covering is in good condition. 9. Shower Shower is in good condition overall. Shower door is in operable condition overall. Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout. Voids in the grout between some of the tile, recommend resealing. 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. Page 37 of 74
1. Location Materials: 1st Floor Hall Bathroom1 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. There were no visible indications of plumbing deficiencies overall. 3. Counters Granite counter tops are in good condition. 4. Cabinets Cabinet doors and drawers are in operable condition overall. 5. Exhaust Fans Vent fan operates overall. 6. Floors Tile Flooring is in good condition overall. 7. Tub Tub and shower were in good condition overall. 8. Sinks Sink was in operable condition overall. 9. Toilet Toilet was in operable condition overall. 10. Heating There is no heat source in this room. Page 38 of 74
11. Doors Entry door sticks, recommend adjustment. Page 39 of 74
1. Location Location 1st Right 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. Electrical Reversed polarity at west and south wall outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. 4. Heating Heat register operates. Page 40 of 74
1. Location Location 2nd 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. 3. Heating Heat register operates. Page 41 of 74
1. Stair Stairs Leading to Basement Steps appeared uniform. Handrail appeared secure. Page 42 of 74
1. Conditions Basement Hallway Ceiling and walls are in good condition overall. Light fixture operates. 2. Doors Closet door are missing bottom guides, recommend installing. Page 43 of 74
1. Family Room Basement Family Room Walls and ceilings appear in good condition overall. Flooring is wood in good condition. Heat register present. Accessible outlets operate. Windows are thermal pane. Light fixture operates. Sliding glass door operates overall. Staining at the ceiling, moisture meter indicated no abnormal moisture content presently. 2. Electrical Reversed polarity at south wall outlet, recommend a licensed electrical contractor investigate conditions further and correct as required. 3. Floor Page 44 of 74
4. Fireplace Fireplace is a gas unit. Gas shutoff is located at the wall adjacent to the fireplace. Pilot Controls are located inside access panel under glass. 5. Counter Condition Formica counter is in good condition overall. Voids in the counter at the back splash, recommend resealing. Page 45 of 74
6. Stove/Oven Cook top was in operable condition overall. 7. Doors Sliding glass door difficult to operate, recommend adjustment Page 46 of 74
1. Location Materials: Basement Hallway Basement Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. There were no visible indications of plumbing deficiencies overall. 3. Electrical GFI outlets within 6 feet of water sources. 4. Counters Granite counter tops are in good condition. Voids in the caulking at the back splash, recommend sealing. 5. Cabinets Cabinet doors and drawers are in operable condition overall. Page 47 of 74
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. Shower Voids in the grout between some of the tile, recommend resealing. 10. Sinks Sink was in operable condition overall. 11. Toilet Toilet was in operable condition overall. 12. Heating Heat register operates. 13. Windows Tempered glass stamps not visible on the windows. Normally windows in this location should be tempered glass in case one slips and has to brace themselves on the glass. recommend conditions are investigated further and corrected by licensed glass contractor. Page 48 of 74
Tempered glass stamps not visible on the windows. Normally windows in this location should be tempered glass in case one slips and has to brace themselves on the glass. recommend conditions are investigated further and corrected by licensed glass contractor. Page 49 of 74
1. Location Location South Basement 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 50 of 74
1. Location Location Southwest Basement 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 51 of 74
1. Location Basement Basement Laundry Room 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. No machines installed in home at time of inspection. 3. Cabinet Cabinet doors are in operable condition overall. 4. Electrical GFCI outlets have been required for Laundry and utility sinks (since 2005)No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution. No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution. 5. Exhaust Fans Vent fan operates overall. 6. Dryer There is a place for dryer to exhaust to the exterior. 220 volt electrical service for electric dryer. Page 52 of 74
7. Floor Condition Laminate wood grain material is in good condition overall. 8. Sink Sink is in operable condition overall. 9. Heating Heat register operates. 10. Washer Right hose bib leaks, recommend repair Page 53 of 74
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1. Utility Room Utility Room Walls and ceilings appear in good condition overall. Flooring is concrete in good condition. Accessible outlets operate. 2. Electrical Outlet cover plates missing, recommend cover plates are installed. 3. Floor Cracking to the concrete floor does not appear unusual. Page 55 of 74
4. Window Deficiencies Indication of moisture intrusion at some point. Recommend monitoring. Page 56 of 74
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. Wood frame walls appeared in good condition overall. Indications of past leaking dry at time of inspection, recommend further investigation 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. Cracking at the floor does not appear unusual. Page 57 of 74
3. Electrical Improper use of extension cord observed. Extension cords should not be permanently installed or be routed through walls, floors or partitions. Outlet did not operate, recommend further investigation. Page 58 of 74
4. Doors Entry door is in operable condition overall. 5. Garage Doors Did not operate Double garage door was in operable condition, was on auto opener. Photo cell safety returns operate overall. Tension safety returns operate overall. 6. Stair Steps appeared uniform. Handrail appeared secure. Page 59 of 74
1. Heating Type Gas forced air furnace. Heat/AC 2. Heater Location Furnace is located in the utility room Furnace is Bryant Brand. 18 years of age approximately, average life span is 18 to 22 years. 3. Heating condition Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. Page 60 of 74
4. Venting Efflorescence observed on vent pipe at joints, Corrosion observed at the vent pipe, recommend further investigation Page 61 of 74
5. Filters Location: Filter located at bottom section of furnace Electronic air cleaner present. Washable aluminum mesh and flanged filters in the electronic air filter should be routinely checked and cleaned approximately once every 2 months. 6. AC Condition Location: The compressor is located on the exterior east. 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 62 of 74
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 bedroom. 3. Age Approximately 3 years of age, average life span is 10 to 12 years. Page 63 of 74
4. Condition Seismic straps are in place. Expansion tank is in place. Water heater has drip pan in place. Drip pan does not have outlet drain to exterior, recommend outlet drain be installed or leak alarm sensor Drip pan does not have outlet drain to exterior, recommend outlet drain be installed or leak alarm sensor 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 64 of 74
6. Venting Page 65 of 74
1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Generator backup system. Testing of this system is not within the scope of this inspection Generator breaker typically would require lockout. Recommend further investigation by electrical contractor. Generator breaker typically would require lockout. Recommend further investigation by electrical contractor. 3. Grounding Electrical service is bonded. 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Page 66 of 74
1. Foundation Foundation/Crawlspaces Basement and concrete slab foundation. No visible indications of unusual settling or damage. Page 67 of 74
1. Shutoff Locations Shutoffs 2 Air Conditioner disconnect is located adjacent to exterior portion of the air conditioner. 2 Hot tub disconnect is located adjacent to exterior portion of the air conditioner. 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. Page 68 of 74
2 Furnace gas shutoff is located to the left of the furnace. 2 Furnace disconnect is located to the left of the furnace. 2 Main water shutoff is located on the south wall of the garage. Page 69 of 74
1. Appliances/Equipment Equipment 2 AC 2 Water Heater 2 Furnace 2 Refrigerator Page 70 of 74
2 Microwave 2 Oven 2 Dishwasher 2 Disposal 2 Stove Basement family microwave Page 71 of 74
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 72 of 74
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 2 Item: 1 Siding Condition Foundation form wires protruding around foundation. These ends can cause injury. Recommend bending over or removal, minor condition to correct. Page 5 Item: 6 Electrical No power to outlet, recommend further investigation and correction. Outlet fixture improperly size for box, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. Deck 1 Page 8 Item: 2 Deck Ledger board secures deck to the house with nails instead of lag bolts. Nails loosen with temperature/moisture and humidity changes and can result in deck collapsing. Strongly recommend lag bolts are installed as a safety precaution. Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Roof Page 11 Item: 1 Roof Condition Recommend following conditions are investigated further by licensed roofing contractor. Some granular surfacing deteriorated. Recommend further investigation by licensed roofing contractor Attic 1 Page 18 Item: 4 Electrical Wire ends are outside of a Junction Box, which is a potential shock hazard, recommend junction boxes with covers be installed by licensed electrical contractor Attic 2 Page 21 Item: 4 Fan/Duct Furnace exhaust vent decayed recommend further investigation by a licensed HVAC contractor. Entryway Page 25 Item: 2 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Master Bedroom Page 34 Item: 3 Electrical West wall outlet has lost it s integrity, strongly recommend further investigation and correction by licensed electrical contractor. Master Bathroom Page 36 Item: 3 Electrical North wall Outlet is not GFCI protected. Strongly recommend conditions are investigated further and corrected by licensed electrical contractor as a safety precaution. Bedroom 1 Page 73 of 74
Page 40 Item: 3 Electrical Reversed polarity at west and south wall outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Basement Family Room Page 44 Item: 2 Electrical Reversed polarity at south wall outlet, recommend a licensed electrical contractor investigate conditions further and correct as required. Basement Bathroom Page 48 Item: 13 Windows Tempered glass stamps not visible on the windows. Normally windows in this location should be tempered glass in case one slips and has to brace themselves on the glass. recommend conditions are investigated further and corrected by licensed glass contractor. Basement Laundry Room Page 52 Item: 4 Electrical No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution. Page 53 Item: 10 Washer Right hose bib leaks, recommend repair Utility Room Page 55 Item: 2 Electrical Outlet cover plates missing, recommend cover plates are installed. Garage Page 58 Item: 3 Electrical Improper use of extension cord observed. Extension cords should not be permanently installed or be routed through walls, floors or partitions. Outlet did not operate, recommend further investigation. Heat/AC Page 61 Item: 4 Venting Corrosion observed at the vent pipe, recommend further investigation Electrical 1 Page 66 Item: 2 Electrical Generator breaker typically would require lockout. Recommend further investigation by electrical contractor. Page 74 of 74