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 98133 August 14, 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/11429 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 98133 Inspection prepared for: FAIRA/ Christopher Ellis Real Estate Agent: - Date of Inspection: 8/11/2017 Time: 9:00 AM Age of Home: 1918 Size: 1120 Weather: Sunny 68 degrees Order ID: 2488 Front door faces South for orientation purposes only. Inspector: Dee Robert Inman License #1459 UAS Pilots Lic. No. 3976466 Email: Dee@rwwestconsultants.com www.rwwestinspections.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: One Story Craftsman 3. Occupancy Occupancy: Occupied - Furnished The utilities were on at the time of inspection. Page 1 of 45
1. Exterior Note Observations: North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 South Elevation 2 East Elevation 2 West Elevation 2 North Elevation Page 2 of 45
Exterior Areas 1. Siding Condition Siding appeared in good condition overall. Cement fiberboard siding. 2. Gutters Gutters and downspouts appeared in good condition overall. 3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. Paver sidewalk appeared in good condition overall. Gravel driveway appeared in good condition. Page 3 of 45
4. Soffit East walkway Soffits and eaves appeared in good condition overall. 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. Page 4 of 45
6. Grading Grading appeared in good condition overall. South yard East yard West yard North yard Page 5 of 45
7. Electrical Exterior outlets operate. Exterior lights attached to the house operate overall. Observations: Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. 8. Cable Feeds Materials: Primary Service is Underground Service Lateral 9. Gas Condition Meter located at east side. Main Gas shutoff is located to the lower left of the meter. 10. Exterior Faucet Condition Exterior faucets were in operable condition overall. 11. Pressure 75 psi Page 6 of 45
12. Gate Condition 75 psi Materials: Wood Observations: Fences are NOT INCLUDED as part of a home inspection. Page 7 of 45
1. Porch Porches Porch surface and Visible framing appeared in good condition overall. Page 8 of 45
1. Deck1 Back porch Decks 2. Deck Decking and Visible framing appeared in good condition overall. Guardrail appeared secure. Observations: Earth to wood contact at the base of some of the support post recommend of wood contact is alleviated as it will cause decay to occur Page 9 of 45
1. Roof Condition Roof Architectural Composition shingle. Roof surface is appeared in good condition overall. Inspected from drone. Type Average life span 30 years for this type surface with proper maintenance and care. Observations: 2 layers of roofing noted. 2 is the maximum allowed. 2 layers roofing noted Page 10 of 45
2. Flashing Flashing appeared in good condition overall. 3. Chimney Brick masonry chimney, chimney height was adequate overall. Observations: 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. B vent for water heater is leaning. Recommend supporting. Page 11 of 45
1. Attic Attic access is located in bedroom 2 Attic 1 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Page 12 of 45
3. Ventilation Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Roof surface vents present. Gable louver vents noted. Eave Vents Roof Surface Vent Page 13 of 45
4. Fan/Duct Gable End Vent Bathroom fans appeared to exhaust to the exterior overall. Observations: 2 fans duct into 1. Recommend verifying backdraft damper is in place at both fans. If not the fan will vent into the room not running. 5. Electrical Observations: Knob and tube wiring appears to have been disconnected (not live). Recommend removal of all knob and tube wiring to ensure reconnection does not occur. Page 14 of 45
6. Insulation Condition Knob and tube is disconnected (not live). Recommend removal Blown in fiberglass insulation noted. Depth: Insulation averages approximately 10-12 inches in depth, estimated R value 30 7. Rodent No visible indications of Rodent Activity. Page 15 of 45
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 Page 16 of 45
1. Location Location West Living Room 2. Living Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. 3. Fireplace Fireplace was wood burning type. Damper is in place. Observations: Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Cracking/voids in the firebox area, strongly recommend resealing. Page 17 of 45
1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is tile. Heat register present. Accessible outlets operate. Light fixture operates. Page 18 of 45
1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is Tile. 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. 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 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. 7. Stove/Oven Stove/oven were in operable condition overall. 8. Refrigerator Refrigerator was in operable condition. Page 19 of 45
9. Sinks Refrigerator temp Sink was in operable condition overall. Freezer temp 10. Electrical Outlets are GFCI protected at the counters. 11. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. 12. Heating Heat register operates. Page 20 of 45
1. Location Adjacent to kitchen Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Exhaust Fans Vent fan operates overall. 4. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. 5. Floor Condition Tile Flooring is in good condition overall. 6. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 21 of 45
1. Location Location Southwest Master Bedroom 2. Bedroom Walls and ceilings appear in good condition overall. Flooring is wood in good condition overall. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. Page 22 of 45
Hall Bathroom1 1. Room 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 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 Electric Convector heater operates. Page 23 of 45
1. Location Location West 1st Floor Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. 3. Heating Heat register operates. Page 24 of 45
1. Location Location Northwest Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. Page 25 of 45
1. Mud Room Mud Room Walls and ceilings appear in good condition overall. Flooring is tile in good condition overall. Light fixture operates. Page 26 of 45
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 crawlspace Furnace is Payne brand 8 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. All registers tested and have heat. 4. Filters Location: Left side of furnace filter location Page 27 of 45
Filter location Page 28 of 45
1. Plumbing Plumbing/Water Heater1 Water lines were copper. Water lines were PEX plastic. Water lines were Galvanized. Drain and waste lines were galvanized and cast iron and plastic. Observations: Galvanized water lines rust from the inside out and restrict water flow. recommend further investigation by licensed plumbing contractor. 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. 40 gallons Location: The heater is located in the laundry room. 3. Age Approximately 2 years of age, average life span is 10 to 12 years. Page 29 of 45
4. Condition Seismic straps are in place. Expansion tank is in place. Water heater has drip pan in place. Observations: 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 30 of 45
1. Location Materials: Located in the Mud Room. Electrical 1 2. Electrical 200 AMP service, 2/0 Copper service entrance wires. Page 31 of 45
3. Grounding Electrical service is grounded and bonded. Page 32 of 45
4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Observations: 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 33 of 45
1. Location Exterior Foundation/Crawlspaces 2. Foundation Post & Pier foundation with concrete ribbon skirting poured, appeared in good condition overall. Observations: Recommend removal of all form boards as this is conducive to wood destroying organisms. Page 34 of 45
3. Drainage Crawlspace area was dry, there were no visible indications of standing water presently 4. Framing Visible framing appeared in good condition overall. Observations: Post and beam connections not gusseted or strapped, recommend conditions are corrected. Page 35 of 45
5. Ventilation Ventilation appeared adequate. 6. Insulation Condition Fiberglass batts with kraft paper facing noted. Depth: Insulation averages 4 inches, estimated R value 13. Newer requirements are R30 Insulation content. Observations: Insulation damaged/missing in areas of the crawlspace, recommend conditions are corrected. Page 36 of 45
7. Ducts Ducts appeared securely attached and insulated overall. 8. Vapor Barrier Vapor Barrier was partly in place. Observations: Missing incomplete/vapor barrier, recommend 6 mil black plastic vapor barrier is installed with minimum 12 inch lap. This is a conducive condition for wood decay and mold growth Page 37 of 45
9. Rodent No visible indications of Rodent Activity. No vapor barrier under north area 10. Plumbing Observations: Water lines are not insulated or completely insulated, recommend insulating water lines to prevent freezing. Active leaking occurring at drain, recommend conditions are investigated further and corrected by licensed plumbing contractor. NW area Uninsulated water lines Drain leak Page 38 of 45
Drain leak Page 39 of 45
1. Shutoff Locations Shutoffs Observations: Water heater water line shutoff is located above the water heater. Furnace gas shutoff is located above the Furnace. Furnace disconnect is located on top of the furnace. Main water shutoff is located under the front porch. 2 Furnace disconnect is located on top of the furnace 2 Furnace gas shutoff is located above the Furnace. Water main shutoff under front porch 2 Water heater water line shutoff is located above the water heater. Page 40 of 45
1. Appliances/Equipment Observations: Stove Refrigerator data tag missing Dishwasher data tag missing Microwave Disposal Water Heater Furnace Washer Dryer Equipment 2 Stove 2 Microwave 2 Disposal Dryer Page 41 of 45
2 Washer 2 Furnace 2 Water Heater Page 42 of 45
1. Carbon Monoxide Carbon Monoxide Detectors Materials: Carbon monoxide detectors were in place. Page 43 of 45
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 44 of 45
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 6 Item: 7 Electrical Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. Roof Page 11 Item: 3 Chimney 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. B vent for water heater is leaning. Recommend supporting. Living Room Page 17 Item: 3 Fireplace Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Cracking/voids in the firebox area, strongly recommend resealing. Plumbing/Water Heater1 Page 29 Item: 1 Plumbing Sewer scoping is recommended by licensed company due to age of home or trees in proximity of drain line. Foundation/Crawlspaces Page 37 Item: 8 Vapor Barrier Missing incomplete/vapor barrier, recommend 6 mil black plastic vapor barrier is installed with minimum 12 inch lap. This is a conducive condition for wood decay and mold growth Page 38 Item: 10 Plumbing Active leaking occurring at drain, recommend conditions are investigated further and corrected by licensed plumbing contractor. NW area Page 45 of 45