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 98038 June 5th, 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/10933 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 98038 Inspection prepared for: Christopher Ellis Real Estate Agent: Christopher Ellis - Faira Date of Inspection: 6/2/2017 Time: 9:00 AM Age of Home: 2009 Size: 1890 Order ID: 2091 Inspector: Robert Pickering License 1807 Email: Ron@rwwestconsultants.com
1. Exterior Note General Exterior Note 2 East Elevation 2 North Elevation 2 West Elevation 2 South Elevation Page 1 of 48
1. Siding Condition Exterior Areas Siding appeared in good condition overall. Cement fiberboard siding. Wood siding shake Observations: Newer requirements for cement fiberboard siding are that flashing be installed between butt joints. Maintain all exterior finishes, caulking, and other sealants at any dissimilar material abutments and all penetrations to the walls and roof. This inexpensive task aids in the prevention of moisture intrusion and saves on costly repairs. 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. Siding shake areas have nails that are pushed out, Recommend re-securing nails. Page 2 of 48
2. Gutters Gutters and downspouts appeared in good condition overall. 3. Driveway and Walkway Condition Concrete sidewalks and driveways appeared in good condition overall. Observations: Cracking at the driveway/sidewalk does not appear unusual. 4. Soffit Soffits and eaves appeared in good condition overall. 5. Door/Window Exterior doors appeared in operable condition, at time of inspection. Window frames and sills appeared in good condition overall. Threshold and jambs appeared in fair condition overall. Observations: There was no visible flashing above some windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material. Page 3 of 48
6. Grading Grading appeared in good condition overall. 7. Electrical Exterior outlets operate. Exterior outlets are GFCI protected. 8. Cable Feeds Materials: Primary Service is Underground Service Lateral 9. Exterior Faucet Condition Exterior faucets were in operable condition overall. 10. Pressure 120 Observations: Water pressure is in excess of 80 PSI. Water pressure above 80 PSI can result in plumbing leaks and cause plumbing appliances to wear more quickly, recommend adjusting water pressure or installing pressure reducing valve. Page 4 of 48
Page 5 of 48
1. Roof Condition Roof Architectural Composition shingle. Walked on roof surface. Type Average life span 25 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 Page 6 of 48
3. Vent Caps Page 7 of 48
1. Attic Attic access is located in the hallway 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. Page 8 of 48
4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. 5. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages about 16-18 inches in depth, estimated R value 49. Page 9 of 48
Page 10 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 There are nail pops at the ceiling that do not appear unusual throughout the upstairs area. GFCI outlets present, Bathrooms, Kitchen areas overall. Page 11 of 48
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 12 of 48
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 Formica counter is in good condition overall. 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. Page 13 of 48
8. Refrigerator Refrigerator was in operable condition. 9. Sinks Sinks are in operable condition overall. 10. Electrical Outlets are GFCI protected at the counters. 11. Vent Condition Vent fan appears to exhaust to the exterior. 12. Heating Heat register operates. Page 14 of 48
1. Location Location Northwest Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. 3. Fireplace Electric fireplace appeared in operable condition. Page 15 of 48
1. Location 1st Floor 1/2 Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Toilet was in operable condition overall. Entry door is in operable condition overall. 3. Sinks Sinks are in operable condition overall. 4. Electrical GFI outlets within 6 feet of the sink. 5. Exhaust Fans Vent fan operates overall. 6. Floors Laminate wood grain material is in good condition overall. 7. Toilet Toilet was in operable condition overall. 8. Heating Heat register operates. Page 16 of 48
1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Carpet floor covering is in good condition. Closet door is in operable condition overall. Page 17 of 48
1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 18 of 48
1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Observations: Nail pops at the ceiling does not appear unusual. 2. Electrical Observations: Light fixture did not operate. Possible blown bulb. Recommend further investigation. Page 19 of 48
Page 20 of 48
1. Location Upstairs Upstairs Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Observations: Nail pops at the ceiling does not appear unusual. 3. Electrical GFI outlets within 6 feet of water sources overall 4. Exhaust Fans Vent fan operates overall. 5. Dryer Dryer appeared to exhaust to the exterior. 220 volt electrical service for electric dryer. 6. Floor Condition Linoleum Flooring is in good condition overall. Page 21 of 48
7. Heating Heat register operates. 8. Doors Observations: Entry door does not catch, minor adjustment to strike plate may remedy this condition. 9. Washer Materials: Washer appeared to be in operable condition. Page 22 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. Observations: Nail pops at ceiling do not appear unusual 2. Electrical Materials: Bottom halves of outlet on the north wall switch controlled. 3. Heating Heat register operates. Page 23 of 48
1. Location Materials: Upstairs Master Bathroom 2. Room Observations: Ceiling cracks did not appear unusual. Nail pops at the ceiling does not appear unusual. Nail pop repairs noted. 3. Electrical GFI outlets within 6 feet of the water sources. 4. Counters Formica counter tops are in good condition overall. 5. Cabinets Cabinet doors and drawers are in operable condition overall. Page 24 of 48
6. Sinks Sinks are in operable condition overall. 7. Exhaust Fans Vent fan operates overall. 8. Floors Flooring is in good condition overall. 9. Tub Tub was in good condition overall. Observations: Voids in the grout between some of the tile, recommend resealing. Voids in the caulk were the tub rests on floor, recommend resealing. 10. Shower Shower is in good condition overall. Observations: Flaking and swelling of trim from presumed past leaks noted. Recommend further investigation and monitoring. Page 25 of 48
11. Toilet Toilet was in operable condition overall. 12. Heating Heat register operates. Page 26 of 48
1. Location Materials: Upstairs Hall Bathroom1 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Observations: Ceiling cracks did not appear unusual. Nail pops at the ceiling does not appear unusual. 3. Electrical GFI outlets within 6 feet of water sources. 4. Counters Formica counter tops are in good condition overall. 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. 7. Floors Linoleum Flooring is in good condition overall. 8. Tub Tub was in good condition overall. 9. Shower Shower is in good condition overall. Observations: Voids in the caulking/grout where shower walls rest on pan. Flaking and swelling of trim from presumed past leaks noted. Recommend further investigation and monitoring. Page 27 of 48
10. Sinks Sinks are in operable condition overall. 11. Toilet Toilet was in operable condition overall. 12. Heating Heat register operates. Page 28 of 48
1. Location Location 1st Left Northeast Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Observations: Nail pops at the ceiling does not appear unusual. 3. Electrical Materials: Top halves of outlet on the south wall switch controlled. 4. Heating Heat register operates. Page 29 of 48
1. Location Location Southeast Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Observations: Nail pops at the ceiling does not appear unusual. 3. Electrical Materials: Top halves of outlet on the east wall switch controlled. 4. Heating Heat register operates. Page 30 of 48
1. Location Location South 1st Right Bedroom 3 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Observations: Cracking at the ceiling and or walls does not appear unusual. Nail pops at the ceiling does not appear unusual. 3. Electrical Materials: Bottom halves of outlet on the south wall switch controlled. Lower right of closet 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. Observations: Breaches in fire protect protection at walls, recommend sealing as a safety precaution. Minor condition to correct 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. 3. Doors Entry door is in operable condition overall. 4. 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 Electric forced air furnace. there was good air flow at the heat registers and cold air return overall. 2. Heater Location The furnace is located in the garage Furnace is Lennox Brand 3 years of age approximately, average life span is 18 to 22 years. Observations: Electric Furnace: Last service date is over one year ago, or is unable to be determined. Although this unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. Furnace specialists recommend a complete inspection annually; consider having unit inspected by certified HVAC technician. 3. Filters Location: Filter located above furnace. Observations: The furnace filter is dirty. Filters clean the air before it passes through the blower and heat exchanger. This helps to keep these furnace components working efficiently. Dirty Filters lessen life span of the Heating/AC equipment. It is recommended to change the filter and then regular inspection & maintenance is advised. Page 33 of 48
4. 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. 5. AC Condition Air condition appeared in operable condition overall. Location: The compressor is located on the exterior west. Page 34 of 48
Page 35 of 48
1. Plumbing Plumbing/Water Heater1 Water lines were PEX plastic. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Electric water heater. 50 gallons Observations: Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. 3. Age Approximately 9 years of age, average life span is 10 to 12 years. Page 36 of 48
4. Condition Seismic straps are in place. Expansion tank is in place. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 37 of 48
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. Page 38 of 48
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 39 of 48
1. Location Entryway 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 40 of 48
5. Ventilation Ventilation appeared adequate. 6. Insulation Condition Unfinished fiberglass batts noted. 7. Ducts Ducts appeared securely attached and insulated overall. Page 41 of 48
8. Vapor Barrier Vapor Barrier was in place. 9. Rodent No visible indications of Rodent Activity. 10. Plumbing Page 42 of 48
Page 43 of 48
1. Shutoff Locations Shutoffs Main water shutoff is located on the north of the garage. Water heater water line shutoff is located above the water heater. Air Conditioner disconnect is located adjacent to exterior portion of the air conditioner. Page 44 of 48
1. Appliances/Equipment Equipment Water Heater Furnace AC 2 Microwave Page 45 of 48
2 Stove 2 Dishwasher 2 Refrigerator 2 Dryer 2 Washer 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 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 4 Item: 10 Pressure Water pressure is in excess of 80 PSI. Water pressure above 80 PSI can result in plumbing leaks and cause plumbing appliances to wear more quickly, recommend adjusting water pressure or installing pressure reducing valve. Plumbing/Water Heater1 Page 36 Item: 2 Water Heater Condition Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Page 48 of 48