FAIRA TRANSPARENCY REPORTS. June 7, 2016

Transcription

1 608 State St. South Kirkland, WA FAIR FAIRA TRANSPARENCY REPORTS nd Ave W, Bothell, WA June 7, 2016 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 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

2 Inspection Report nd Ave W Bothell, WA Company Information: Terra Building Inspection Phone: teresadarragh@gmail.com Inspector: Teresa Darragh WA State Home Inspector #: 1130 Client Name: Faira Date: 6/1/2016 Report #: A

3 nd Ave W, Bothell, 2 WA Inspection Overview How to Read This Report Chapters and Sections: This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. Most sections will contain some descriptive information done in black font. Observation narrative, done in colored font, will be included if a system or component is found to be significantly deficient in some way. If a system or component of the home was deemed to be in satisfactory or serviceable condition, there will often be no narrative observation comments in that section. Observation Labels: All narrative observations are colored, numbered and labeled to help you find, refer back to, and understand the severity of the observation. Observation colors and labels used in this report are: 1. Major Concern: Repair items that may cost significant money to correct now or in the near future, or items that require immediate attention to prevent additional damage or eliminate safety hazards. 2. Repair: Repair and maintenance items noted during inspection. 3. Improve: Observations that are not necessarily defects, but which could be improved for safety, efficiency, or reliability reasons. 4. Monitor: Items that should be watched to see if correction may be needed in the future. 5. Due Diligence: Observation such as a buried oil tank that may require further investigation 6. Future Project: A repair that may be deferred for some time but should be on the radar for repair or replacement in the near future. 7. Efficiency: Denotes observations that are needed to make the home more energy efficient as well as to bring the home up to modern insulation standards. This category typically includes windows and insulation. Other items, such as lighting and appliances, are not inspected for their energy status. 8. NOTE: Refers to aside information and /or any comments elaborating on descriptions of systems in the home. Further Evaluation: Whenever further evaluation of a system or component is recommended or whenever Due Diligence is recommended, this further evaluation or investigation should be done before closing as there is a chance of hidden costs or problems associated with the system or component in question. Summary Page: The Summary Page is designed as a bulleted overview of all the observations noted during inspection. This helpful overview is not a substitution for reading the entire inspection report. The entire report must be read to get a complete understanding of this inspection report as the Summary Page does not include photographs or photo captions. Moisture Meter Testing: Where moisture meter testing is indicated in this report a TRAMEX Moisture Encounter Plus for non destructive moisture detection was used.

4 nd Ave W, Bothell, 3 WA Repairs Summary Page Crawl Space: The crawl space access hatch does not look water proof. Rebuilding with a angle to shed water and installing a membrane over the plywood is recommended to protect this hatch. Crawl Space: The vapor barrier is done in old clear plastic. This has proven inadequate to control crawl space moisture. 6 mil black plastic is recommended to replace the old and inadequate vapor barrier. Crawl Space: No positive connections were noted connecting the posts to the beams in the frame of the house. This is a standard practice in older construction, but makes the home more susceptible to seismic damage. Positive connections are recommended. Hire a general contractor to further evaluate and repair. Crawl Space: Rodent traps were noted in the crawl space. This is evidence of prior rodent problems. I recommend inquiring with the seller to see the extent and scope of prior rodent control work. Unless noted elsewhere in this report, no fresh evidence of rodents was visible at the time of inspection. Electrical: Old and fraying insulation was noted on the electric service conductors. This is a safety hazard that should be further evaluated and repaired by a licensed electrician. Electrical: This home is under-wired by modern standards. This can present safety issues as it tends to encourage overloading of circuits and use of extension cords. I recommend hiring a licensed electrician to further evaluate the wiring in this home and add circuits as needed for improved safety, reliability and convenience. Consider adding receptacles for the kitchen, office and media areas as well as additional lighting. Plumbing: No main water shut off was found. There is typically a shut off at the meter in the street, but this can be a time-consuming and difficult shut-off to access in an emergency. Hire a licensed plumber to further evaluate and install. Plumbing: Inadequate support was noted for the supply pipe. Copper pipe should have supports every 6 feet. CPVC should be supported every 3 feet and PEX pipe should have supports every 32 inches. Plumbing: The supply pipe insulation is incomplete in the crawl space. Be sure all supply lines in un-heated spaces have been adequately insulated to protect from freezing conditions that could damage the pipes and to prevent heat loss. Plumbing: Install listed seismic straps to support the water heater in the event of an earthquake - the current tank has only one strap and tanks should have two straps at the upper and lower third of the tank. Plumbing: The leaky hose bib requires repair or replacement - it was at the NW corner and leaked from the faucet handle only when the faucet was turned on. Kitchen: Corrugated waste pipe was used to drain the kitchen sink. This in an unlisted plumbing product. Use smooth wall pipe only. Hire a licensed plumber to further evaluate and repair as needed. Kitchen: Crud and build-up was noted on the waste plumbing fittings below the kitchen sink. This can indicate weep leakage and could indicate a need for repair. No leaks were found during inspection but I recommend having these pipes inspected and tuned up by a licensed plumber for improved reliability. Kitchen: The spray attachment for the kitchen sink is leaking and requires immediate repair or replacement.

5 nd Ave W, Bothell, 4 WA Kitchen: An anti-tip device is needed to prevent this range from tipping during operation of the oven door. This is a small clip that secured the back adjustable feet of the range to the floor. Kitchen: An air gap is recommended to protect the dishwasher from accidental contamination if the sewer line were to back up. If an air gap cannot be installed, at least run the drain line above the level of the sink drain to create a high loop. This was an older way of protecting the dishwasher. Hire a licensed plumber to install an air gap. Roof/Attic: Deteriorated rubber vent boots at plumbing vents need to be replaced. Roof/Attic: The bath fan is ducting into the attic. This is non-standard and could contribute to condensation and mold problems in the attic. Repair all fans to be ducting to the exterior of the home. Best practices are to vent through the roof. Exterior/Garage: A hole was noted in the siding where the dryer vest passes through the siding. This should be repaired to prevent water, insect and rodent entry behind the siding. Exterior/Garage: A rain cap and spark arrestor is recommended for the chimney flue to prevent water damage inside the flue. Exterior/Garage: The overhead garage doors do not reverse under resistance to closing. Adjustment of the sensitivity is recommended for improved safety. An adjustment setting can often be found as a plastic screw on the opener - I recommend consulting with the owners' manual or looking up the manual on-line as needed. Exterior/Garage: The automatic garage door openers used in the home are older models that are not equipped with laser eyes for use as a safety feature. These are less safe than modern openers which will reverse when the laser beam is broken. This safety feature is especially important for children and pets. Updating these garage door openers is recommended for improved safety. Grounds: Localized areas of rot and loose and damaged fencing was noted. This is characteristic of older fencing. Updating the fence is recommended to repair the fence and eliminate conducive pest conditions. Monitoring Items Grounds: The downspouts on this home were noted to be discharging into old concrete storm drain pipe. No evidence of failure was noted, but these pipes are old and prone to clogging, backing up and below ground failure. Monitor after heavy rains and budget to update as soon as possible or when doing other landscape projects. Failing storm drains are one of the most common reasons for basement and crawl space moisture problems. Future Projects Electrical: This home has an old split bus load center. No significant red flags were noted during inspection but this is an older panel. In general this is an obsolete load center and the breakers are old and will be increasingly unreliable due to age. Updating this service equipment is recommended in the near term for improved reliability. Hire a licensed electrician to further evaluate and update as recommended. Plumbing: This water heater is 13 years old and likely close to the end of its useful service life. The average life of these water heaters is 8-12 years. Budget to replace this water heater at any time. The hot water was operating at the time of inspection.

6 nd Ave W, Bothell, 5 WA Efficiency Observations Roof/Attic: The attic insulation should be improved to modern standards or as close as possible for improved energy efficiency. Modern standards recommend R-49 on the floor and R-21 on walls. R-value is the measure of resistance to heat loss; the higher the R- value the better the insulation. During insulation repairs it is best practices to implement any air seal-up repairs to seal air leakage. Also, be sure you have completed any wiring or other projects that are needed in the attic. Then, hire an insulation contractor to improve thermal barriers. Notes Heating: This furnace is in the 2nd phase of its useful service life. The average life of these forced air furnaces is years and this unit appears to be roughly 8 years old. Moderate corrosion was noted around the outside of the heat exchanger and inside where visible. Plan on doing annual servicing for safe, reliable and efficient heat and change furnace filters every 90 days. Kitchen: No exhaust fan duct to the exterior was noted for the cook-top fan in the kitchen. Installation of a fan that ducts to the exterior is recommended to remove moist air to the exterior. Please note that if you switch to a gas range or cooktop in the future, a fan that ducts to the exterior is required. Interior/Fireplaces: Fire place noted in the garage as well at living room. Roof/Attic: The roofing material on this building is done in a three tab shingle that appears to be over 1/2 way into its useful service life. These are often rated as year roofs. In practice I find these last closer to 15 years depending on the steepness of the roof and the amount of exposure. The installation appears neat and professional but a few tune up items are in need of attention:. Inquire with the seller about any warranty information for this roof. Many professional roofing companies will offer limited workmanship warranties. Roof/Attic: Gutters that were accessible to inspection were mostly clean. Given this wooded setting, I would plan on regular gutter cleaning. Grounds: An arborist should be hired to further evaluate the large trees on the property and prune or remove as recommended. Whenever large trees are located near a house a higher level of maintenance should be expected to keep trees safe and healthy and to eliminate the risks of damage to the home or building materials and to eliminate rodent entry points. Please contact me directly with questions about this report. My cell phone number is (206) Thank you, Teresa Darragh

7 nd Ave W, Bothell, 6 WA Table of Contents Summary Page... 3 Structure and Basement... 8 Crawl Space... 9 Electrical Heating Cooling/ Fuel Storage/ Gas Distribution Plumbing Bathroom(s) Kitchen Interior/Fireplaces Roof/Attic Exterior/Garage Grounds... 27

8 nd Ave W, Bothell, 7 WA

9 nd Ave W, Bothell, 8 WA Foundation Floor, Wall and Ceiling Framing Structure and Basement Evidence of Seismic Protection: None noted Building Configuration: Crawl space Foundation Description: Poured concrete Wall Framing: Not visible Wall Insulation: Not visible Wall Sheathing: Not visible

10 nd Ave W, Bothell, 9 WA Crawl Space Access Crawl Space Method of Inspection: Crawled 1. Repair :> The crawl space access hatch does not look water proof. Rebuilding with a angle to shed water and installing a membrane over the plywood is recommended to protect this hatch. Vapor Barrier Vapor Barrier Material: Plastic 2. Repair :> The vapor barrier is done in old clear plastic. This has proven inadequate to control crawl space moisture. 6 mil black plastic is recommended to replace the old and inadequate vapor barrier. Crawl Space Ventilation Ventilation Method: Exterior wall vents

11 nd Ave W, Bothell, 10 WA Posts and Footings Standard 3. Repair :> No positive connections were noted connecting the posts to the beams in the frame of the house. This is a standard practice in older construction, but makes the home more susceptible to seismic damage. Positive connections are recommended. Hire a general contractor to further evaluate and repair. Insulation Insulation Type: Fiberglass Moisture Conditions None noted Rodents Some signs 4. Repair :> Rodent traps were noted in the crawl space. This is evidence of prior rodent problems. I recommend inquiring with the seller to see the extent and scope of prior rodent control work. Unless noted elsewhere in this report, no fresh evidence of rodents was visible at the time of inspection.

12 nd Ave W, Bothell, 11 WA Electrical Service Equipment Volts: 120/240 Service Drop: Overhead Meter Base Amperage: 200 Service Entrance (SE) conductor Size: Aluminum, 1/0, 125 amps Main Panel Amperage: 125 amps Electric Service Amperage: 125 amps Main Electric Panel Location: Garage 5. Future Project :> This home has an old split bus load center. No significant red flags were noted during inspection but this is an older panel. In general this is an obsolete load center and the breakers are old and will be increasingly unreliable due to age. Updating this service equipment is recommended in the near term for improved reliability. Hire a licensed electrician to further evaluate and update as recommended. 6. Repair :> Old and fraying insulation was noted on the electric service conductors. This is a safety hazard that should be further evaluated and repaired by a licensed electrician. Sub-Panel / 2nd Service None noted

13 nd Ave W, Bothell, 12 WA Branch Wiring Wire Material: Copper Wiring Method: Non-metallic sheathed cable 7. Repair :> This home is under-wired by modern standards. This can present safety issues as it tends to encourage overloading of circuits and use of extension cords. I recommend hiring a licensed electrician to further evaluate the wiring in this home and add circuits as needed for improved safety, reliability and convenience. Consider adding receptacles for the kitchen, office and media areas as well as additional lighting. Receptacles and Fixtures Inspection Method: Random Testing Outlets: Three wire outlets Smoke Detectors Present

14 nd Ave W, Bothell, 13 WA Heating System Heating Energy Source: Natural gas Heating Method: Forced air furnace Manufacturer: Payne Capacity: 66k btu Age: 2008 Last Service Record: 2014 Filtration System: Disposable 8. Note :> This furnace is in the 2nd phase of its useful service life. The average life of these forced air furnaces is years and this unit appears to be roughly 8 years old. Moderate corrosion was noted around the outside of the heat exchanger and inside where visible. Plan on doing annual servicing for safe, reliable and efficient heat and change furnace filters every 90 days. Heating Distribution System Heat Source in Each Room: Present Distribution Method: Ductwork Additional Heat Sources None noted

15 nd Ave W, Bothell, 14 WA Cooling/ Fuel Storage/ Gas Distribution Cooling/Heat Pumps None Noted Oil Storage None noted Propane Storage None noted Gas Meter and Gas Plumbing Present

16 nd Ave W, Bothell, 15 WA Water Service Supply Plumbing Pipe Material: Unknown Well or Public Supply: Public Water Pressure: 70 psi Pressure Reducing Valve: None noted Main Water Shut-off Location: Meter 9. Repair :> No main water shut off was found. There is typically a shut off at the meter in the street, but this can be a time-consuming and difficult shut-off to access in an emergency. Hire a licensed plumber to further evaluate and install. Distribution Pipe Circulation Pump: None noted Supply Pipe Materials: Copper Functional Flow: Average 10. Repair :> Inadequate support was noted for the supply pipe. Copper pipe should have supports every 6 feet. CPVC should be supported every 3 feet and PEX pipe should have supports every 32 inches. 11. Repair :> The supply pipe insulation is incomplete in the crawl space. Be sure all supply lines in unheated spaces have been adequately insulated to protect from freezing conditions that could damage the pipes and to prevent heat loss. Waste Pipe and Discharge Discharge Type: Public sewer Waste and Vent Pipe Materials: ABS plastic, Copper, Cast Iron Hot Water Heater System Type: Tank Size: 50 gal Age: 2003 Energy Source: Gas

17 nd Ave W, Bothell, 16 WA 12. Future Project :> This water heater is 13 years old and likely close to the end of its useful service life. The average life of these water heaters is 8-12 years. Budget to replace this water heater at any time. The hot water was operating at the time of inspection. 13. Repair :> Install listed seismic straps to support the water heater in the event of an earthquake - the current tank has only one strap and tanks should have two straps at the upper and lower third of the tank. Exterior Hose Bibs Operating 14. Repair :> The leaky hose bib requires repair or replacement - it was at the NW corner and leaked from the faucet handle only when the faucet was turned on.

18 nd Ave W, Bothell, 17 WA Additional Sinks None noted Sewage Ejector Pumps None noted Washer Tested Dryer Tested Power Source: Electric Duct to Exterior: Ducted Additional Plumbing None noted

19 nd Ave W, Bothell, 18 WA Sinks and Cabinets Bathroom(s) Tested Toilet Tested Bathtub / Shower Tested Bathroom Ventilation Type: Fan and window General Bath Condition Standard

20 nd Ave W, Bothell, 19 WA Sinks and Faucets Kitchen Tested 15. Repair :> Corrugated waste pipe was used to drain the kitchen sink. This in an unlisted plumbing product. Use smooth wall pipe only. Hire a licensed plumber to further evaluate and repair as needed. 16. Repair :> Crud and build-up was noted on the waste plumbing fittings below the kitchen sink. This can indicate weep leakage and could indicate a need for repair. No leaks were found during inspection but I recommend having these pipes inspected and tuned up by a licensed plumber for improved reliability. 17. Repair :> The spray attachment for the kitchen sink is leaking and requires immediate repair or replacement. Cabinets and Countertops Countertop Material: Plastic laminate Cabinet Material: Wood

21 nd Ave W, Bothell, 20 WA Ventilation Method None noted 18. Note :> No exhaust fan duct to the exterior was noted for the cook-top fan in the kitchen. Installation of a fan that ducts to the exterior is recommended to remove moist air to the exterior. Please note that if you switch to a gas range or cooktop in the future, a fan that ducts to the exterior is required. Appliances Refrigerator: None noted Dishwasher: Operated Dishwasher Air Gap: None noted Range/ Oven /Cook-tops: Electric Disposer: None noted 19. Repair :> An anti-tip device is needed to prevent this range from tipping during operation of the oven door. This is a small clip that secured the back adjustable feet of the range to the floor. 20. Repair :> An air gap is recommended to protect the dishwasher from accidental contamination if the sewer line were to back up. If an air gap cannot be installed, at least run the drain line above the level of the sink drain to create a high loop. This was an older way of protecting the dishwasher. Hire a licensed plumber to install an air gap. General Kitchen Condition Standard

22 nd Ave W, Bothell, 21 WA Floors Interior/Fireplaces Floor Materials: Hardwood, Plastic sheet goods, Tile Floor Settlement: Minor Walls, Ceilings and Closets Wall and Ceiling Materials: Drywall Interior Doors Solid Core Windows Window Glazing: Double pane Interior Window Frame: Vinyl Window Styles: Sliding Solid Fuel Fireplaces Present Fireplace Types: Masonry firebox 21. Note :> Fire place noted in the garage as well at living room.

23 nd Ave W, Bothell, 22 WA Roof Materials Roof/Attic Method of Roof Inspection: Walked on roof Roof Style: Hip Roof Materials: Three-tab composition shingle Approximate Age of Roof: 10 years 22. Repair :> Deteriorated rubber vent boots at plumbing vents need to be replaced. 23. Note :> The roofing material on this building is done in a three tab shingle that appears to be over 1/2 way into its useful service life. These are often rated as year roofs. In practice I find these last closer to 15 years depending on the steepness of the roof and the amount of exposure. The installation appears neat and professional but a few tune up items are in need of attention:. Inquire with the seller about any warranty information for this roof. Many professional roofing companies will offer limited workmanship warranties. Damaged shingle should be replaced. Gutters and Downspouts Seamless Aluminum 24. Note :> Gutters that were accessible to inspection were mostly clean. Given this wooded setting, I would plan on regular gutter cleaning.

24 nd Ave W, Bothell, 23 WA Attic Access Viewed at access Attic Rodent Activity None noted Roof Framing and Sheathing Rafters: 2x6 Sheathing: Plywood, OSB Attic Insulation Insulation Type: Fiberglass Approximate Insulation R-Value on Attic Floor: 20

25 nd Ave W, Bothell, 24 WA 25. Efficiency Observation :> The attic insulation should be improved to modern standards or as close as possible for improved energy efficiency. Modern standards recommend R-49 on the floor and R-21 on walls. R-value is the measure of resistance to heat loss; the higher the R-value the better the insulation. During insulation repairs it is best practices to implement any air seal-up repairs to seal air leakage. Also, be sure you have completed any wiring or other projects that are needed in the attic. Then, hire an insulation contractor to improve thermal barriers. Attic and House Ventilation Bath Fan Ducting: Ductwork not visible Attic Ventilation Method: Soffit vents, Roof jack vents 26. Repair :> The bath fan is ducting into the attic. This is non-standard and could contribute to condensation and mold problems in the attic. Repair all fans to be ducting to the exterior of the home. Best practices are to vent through the roof.

26 nd Ave W, Bothell, 25 WA Siding and Trim Exterior/Garage Trim Material: Wood Siding Material: Beveled cedar, Vertical siding 27. Repair :> A hole was noted in the siding where the dryer vest passes through the siding. This should be repaired to prevent water, insect and rodent entry behind the siding. Eaves Plywood Exterior Doors Solid core, Sliding glass Exterior Window Frames Vinyl Decks None noted Chimneys Present Chimney Material: Masonry Chimney Flue Liners: Present 28. Repair :> A rain cap and spark arrestor is recommended for the chimney flue to prevent water damage inside the flue.

27 nd Ave W, Bothell, 26 WA Garage Attached Automatic Garage Opener: Present Garage Door Type: Metal 29. Repair :> The overhead garage doors do not reverse under resistance to closing. Adjustment of the sensitivity is recommended for improved safety. An adjustment setting can often be found as a plastic screw on the opener - I recommend consulting with the owners' manual or looking up the manual on-line as needed. 30. Repair :> The automatic garage door openers used in the home are older models that are not equipped with laser eyes for use as a safety feature. These are less safe than modern openers which will reverse when the laser beam is broken. This safety feature is especially important for children and pets. Updating these garage door openers is recommended for improved safety.

28 nd Ave W, Bothell, 27 WA Drainage and Lot Location Grounds Clearance to Grade: Standard Downspout Discharge: Below grade Lot Description: Flat 31. Monitoring Item :> The downspouts on this home were noted to be discharging into old concrete storm drain pipe. No evidence of failure was noted, but these pipes are old and prone to clogging, backing up and below ground failure. Monitor after heavy rains and budget to update as soon as possible or when doing other landscape projects. Failing storm drains are one of the most common reasons for basement and crawl space moisture problems. Driveways/Walkways/Flatwork Driveway: Asphalt Walkways: Concrete Patios: Concrete Grounds, Trees and Vegetation Trees/Vegetation too near building: Yes 32. Note :> An arborist should be hired to further evaluate the large trees on the property and prune or remove as recommended. Whenever large trees are located near a house a higher level of maintenance should be expected to keep trees safe and healthy and to eliminate the risks of damage to the home or building materials and to eliminate rodent entry points.

29 nd Ave W, Bothell, 28 WA Exterior Stairs Standard Fences Present 33. Repair :> Localized areas of rot and loose and damaged fencing was noted. This is characteristic of older fencing. Updating the fence is recommended to repair the fence and eliminate conducive pest conditions.

30 nd Ave W, Bothell, 29 WA A 6/1/2016 Inspection Receipt REPORT NO: INSPECTION DATE: PROPERTIES INSPECTED FOR: Faira nd Ave W, Bothell, WA Qty Description Amount 1 Inspection with digital narrative report $ $ (PAID) Balance Due $ 0.00 Thank you for your business Terra Building Inspection C/O Teresa Darragh th Ave SW Seattle, WA 98116