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 98258 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/11243 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 98258 Inspection prepared for: Faira Faira Real Estate Agent: Christopher Ellis - Faira Date of Inspection: 6/13/2017 Time: 12:15 PM Age of Home: 2008 Size: 2700 Order ID: 2163 Front faces South Inspector: Clifton Moody (Skip) License # 957 P.O. BOX 214, Redmond, WA 98073 Phone: 206.650.4035 Email: skip@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 Green notes denote locations and shutoff valves Page 1 of 48
1. Exterior Note Observations: North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 South Elevation 2 West Elevation 2 North Elevation 2 East Elevation Page 2 of 48
1. Siding Condition Exterior Areas Siding appeared in good condition overall. Cement fiberboard siding. Stone siding Observations: Butt joints should be caulked or flashed. 2. Gutters Gutters and downspouts appeared in good condition overall. Page 3 of 48
3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. Patio areas appeared in good condition overall. 4. Soffit Soffits and eaves appeared in good condition overall. Page 4 of 48
5. Door/Window Exterior doors appeared in operable condition, at time of inspection. Window frames and sills appeared in good condition overall. Observations: There was no visible flashing above the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material. A few windows 6. Grading Grading appeared in good condition overall. Observations: Foliage is touching the siding, recommend clearance is achieved as this is a conducive condition for wood destroying organisms and pests Grade slopes toward the house from north to south. Page 5 of 48
7. Electrical Exterior outlets operate. Exterior outlets are GFCI protected. 8. Gas Condition Meter located at east side. Main Gas shutoff is located to the lower left of the meter. 9. Exterior Faucet Condition Exterior faucets were in operable condition overall. 10. Pressure 60 Page 6 of 48
11. Gate Condition Materials: Wood Observations: Fences are NOT INCLUDED as part of a home inspection. Page 7 of 48
1. Stair Steps appeared uniform. Exterior Stairs Page 8 of 48
1. Roof Condition Roof Composition shingle roof surface. Architectural Composition shingle. Roof was visually inspected from accessible points on the interior and/or exterior. If a roof is too high, is too steep, is wet, or is composed of materials which can be damaged if walked upon, the roof is not mounted. Therefore, client is advised that this is a limited review and a licensed roofer should be contacted if a more detailed report is desired. Type Average life span 30 years for this type surface with proper maintenance and care. Observations: Recommend following conditions are investigated further by licensed roofing contractor and conditions corrected as required. 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. Page 9 of 48
2. Chimney Gas B vent appeared in good condition overall, B vent height was adequate overall. Page 10 of 48
1. Attic Attic access is located in bedroom 1st left. Attic 1 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. 3. Ventilation Under eave soffit inlet vents noted. Roof surface vents present. Gable louver vents noted. Page 11 of 48
4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. Page 12 of 48
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 13 of 48
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 Cabinet doors and in the home are considered operational unless otherwise noted in each room section Page 14 of 48
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. Page 15 of 48
1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Page 16 of 48
1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Page 17 of 48
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. 2. Counter Condition Granite counter tops are in good condition. 3. Disposal Disposal operates overall. 4. 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. 5. Stove/Oven Stove/oven were in operable condition overall. Page 18 of 48
6. Refrigerator Refrigerator was in operable condition. 7. Electrical Outlets are GFCI protected at the counters. 8. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. Page 19 of 48
1. Fireplace Family Room Fireplace is a gas unit. Observations: Gas Shutoff is located inside access panel under glass. Gas Shutoff is located inside access panel under glass. Page 20 of 48
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. Electrical GFI outlets within 6 feet of the sink. 3. Exhaust Fans Vent fan operates overall. 4. Floors Wood flooring is in good condition overall 5. Toilet Toilet was in operable condition overall. Page 21 of 48
1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 22 of 48
1. Condition Upstairs 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 Vinyl flooring appeared in good condition overall. 5. Washer Materials: Washer appeared to be in operable condition. Page 23 of 48
1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Page 24 of 48
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. 4. Sinks Sinks are in operable condition overall. 5. Floors Tile Flooring is in good condition overall. 6. Shower Shower is in good condition overall. Observations: Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout. Page 25 of 48
7. Toilet Toilet was in operable condition overall. Page 26 of 48
1. Room Hall Bathroom1 Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of water sources. 3. Counters Tile counter tops are in good condition overall. 4. Exhaust Fans Vent fan operates overall. 5. Floors Vinyl Flooring appeared in good condition overall. 6. Shower Shower is in good condition overall. Page 27 of 48
7. Sinks Sinks are in operable condition overall. 8. Toilet Toilet was in operable condition overall. 9. Heating Heat register operates. Page 28 of 48
1. Den Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Den Page 29 of 48
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. Ceiling fan operates. Page 30 of 48
1. Location Location North Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Ceiling fan operates. Page 31 of 48
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. Observations: Cracking at the floor does not appear unusual. 3. Garage Doors Single garage door operates, was on auto opener. Photo cell safety returns operate overall. Tension safety returns operate overall. Page 32 of 48
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 Rheem Brand 10 years of age approximately, average life span is 18 to 22 years. 3. Heating condition Observations: Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. 4. Filters Location: Located inside heater cabinet. Page 33 of 48
5. AC Condition Observations: Could not test the air conditioning portion of unit due to outside air temperature being below 62 degrees as it will damage compressor. Recommend system be serviced by licensed HVAC contractor. Page 34 of 48
1. Plumbing Plumbing/Water Heater1 Water lines were copper. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Gas Water heater. 50 gallons Location: The heater is located in the garage. 3. Age Approximately 1 year of age, average life span is 10 to 12 years. 4. Condition Seismic straps are in place. Expansion tank is in place. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 35 of 48
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1. Electrical Electrical 1 200 AMP service, 4/0 Aluminum service entrance wires. 2. Grounding Electrical service is grounded and bonded. 3. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. 4. Arc Fault Circuits Arc Fault Circuits in the panel for bedroom lights and outlets. Page 37 of 48
1. Foundation Foundation/Crawlspaces Continuous concrete foundation visible portion appeared in good condition overall. 2. Drainage Crawlspace was dry overall. 3. Framing Visible framing appeared in good condition overall. 4. Ventilation Ventilation appeared adequate. Page 38 of 48
5. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages about 6 inches in depth; estimated R value 19, newer requirements are R30 insulation content. 6. Ducts Ducts appeared securely attached and insulated overall. Page 39 of 48
7. Vapor Barrier Vapor Barrier was in place. 8. Rodent Observations: Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Droppings present near access. Page 40 of 48
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1. Shutoff Locations Shutoffs 2 Furnace gas shutoff is located to the left of the Furnace. 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 Main water shutoff is located on the north of the garage. Page 42 of 48
2 Pressure regulating valve is located above main water shutoff. Page 43 of 48
1. Appliances/Equipment Observations: Oven Refrigerator Dishwasher Hot Water Dispenser Water Heater Furnace Washer Dryer Equipment Water heater Furnace 2 Oven 2 Refrigerator Page 44 of 48
2 Microwave 2 Dishwasher 2 Dryer 2 Washer Network panel Page 45 of 48
1. Carbon Monoxide Carbon Monoxide Detectors Materials: Carbon monoxide detectors were in place. Page 46 of 48
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 47 of 48
Report Summary Report Summary This is a visual inspection. No destructive testing is performed. This is not a soil inspection nor do we inspect for formaldehyde, radon, asbestos, Chinese drywall, lead paint, mold, hazardous materials/substances, landscape lighting, sprinkler systems, septic systems/drain fields, smoke alarms or recreational equipment such as Jacuzzis etc.. It is recommended that noted deficiencies be investigated further by licensed companies specializing in those disciplines. Inspection is subject to conditions at the time of inspection. Appliances are checked to see if they're in operable condition. This is not a code inspection as codes change frequently and vary between municipalities. We make no guarantees for expected life. It is impossible to verify conditions of places inaccessible in walls under and in between floors, behind furniture appliances etc., and we assume no responsibility for those items as such. Estimates for repairs are approximations and we do not guarantee their accuracy. Possible solutions for problems are solely opinions based on conditions at the time of the inspection and are not to be assumed as being totally conclusive The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses or further investigation 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 of the pages of the report as the summary alone does not explain all the issues. We recommend repairs should be done by licensed &bonded contractors. We also recommend obtaining a copy of all receipts, warranties and permits for the work done. Heat/AC Page 34 Item: 5 AC Condition 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. Foundation/Crawlspaces Page 40 Item: 8 Rodent Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Droppings present near access. Page 48 of 48