FAIRA TRANSPARENCY REPORTS SW 100th St, Seattle, WA June 15 th, 2017

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1 608 State St. South Kirkland, WA FAIR Thank you for your interest in this Faira Certified home. FAIRA TRANSPARENCY REPORTS June 15 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 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 Cover Page RW West Consultants Property Inspection Report Inspection prepared for: Faira Faira Real Estate Agent: Christopher Ellis - Faira Date of Inspection: 6/14/2017 Time: 0:00 PM Age of Home: 1942 Size: 1110 Weather: Dry/Sunny Order ID: 2162 Inspector: Ronald W West License #565 PO Box 214, Redmond, WA Phone: Fax: ron@rwwestconsultants.com

3 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 Items denote locations and shutoff valves Page 1 of 39

4 1. Exterior Note North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 North Elevation 2 South Elevation 2 East Elevation 2 West Elevation Page 2 of 39

5 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Wood siding. Cracked siding board at the Eastside outside of kitchen at a minimum recommend caulking 2. Gutters Gutters and downspouts appeared in good condition overall. Debris in gutters, recommend cleaning gutters. Recommend installing splashblocks or extensions to divert water minimum 3 feet away from the foundation. Extensions longer than 3 feet may be required if grade slopes toward the house where slpash blocks or extension end. No gutters at garage roof. Gutters are recommended to keep water away from structure. Water can weaken the foundation and deteriorate the siding. Be sure to install splashblocks or extensions to carry water away, and keep water from areas such as driveways or walks where it can be an ice hazard in winter. 3. Driveway and Walkway Condition Sidewalks appeared in good condition Page 3 of 39

6 4. Soffit Soffits and eaves appeared in good condition overall. Some staining/delamination at the north side, moisture meter indicated no abnormal moisture content presently 5. Door/Window There was no visible flashing above the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material. 6. Grading Grade slopes toward the house from west east. 7. Electrical Exterior lights attached to the house operate overall. Electrical wiring at the southwest corner not in complete conduit recommend further investigation by licensed electrical contractor Page 4 of 39

7 8. Cable Feeds Materials: Primary Service is Overhead Service Drop Main service entrance wires in contact with the roof surface normally should be elevated above the roof surface of minimum 2 feet recommend further investigation by licensed electrical contractor. 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 100 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 5 of 39

8 Page 6 of 39

9 1. Deck1 South Decks 2. Deck Deck surface appeared in good condition, framing was not visible due to ground proximity. Page 7 of 39

10 1. Roof Condition Roof Composition shingle roof surface at garage, average life span 20 years Architectural Composition shingle. Roof surface is appeared in good condition overall. Walked on roof surface. Type Average life span 30 years for this type surface with proper maintenance and care. Moss on garage 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 8 of 39

11 2. Vent Caps Garage roof Page 9 of 39

12 1. Attic Attic 1 Attic access is located at the exterior southside Area over kitchen was partly visible but not accessible due to knob and tube wiring strung across the access to this area. Could not visible see kitchen fan exhaust due to this condition 2. Framing Wiring over access to kitchen area Framing appeared in good condition overall. There were no visible indications of decay. There is a whitish and or darkened coloration that possibly could be a fungal/mold growth. Conditions are generally a result of excessive moisture at some point or inadequate ventilation. Recommend further investigation by licensed company specializing in mold analysis and or treatment Page 10 of 39

13 3. Ventilation Continuous Ridge Vent present. Gable louver vents noted. Attic appeared inadequately vented at eaves. Normally vents should be placed equally at high and low areas so that cross ventilation is acheived. Recommend conditions are investigated further by licensed contractor and repair as necessary to ensure proper ventilation. Adding additional ventilation will help avoid premature aging of roof and help to maintain proper humidity and temperature control that could otherwise result in mold/fungus or wood decay. Page 11 of 39

14 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. Page 12 of 39

15 5. 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 Insulation has been installed over knob and tube wiring at various locations. This is a fire "Safety Concern". Strongly recommend conditions are investigated further by licensed electrical contractor prior to closing to ensure safety. 6. Insulation Condition Blown in fiberglass insulation noted. Fiberglass batts with kraft paper facing noted. Fiberglass batts with foil facing noted. Depth: Insulation averages about 8 inches in depth over the living area estimated R value 27. Newer requirements are R49 insulation content. Page 13 of 39

16 7. Rodent Droppings present. Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Page 14 of 39

17 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 15 of 39

18 1. Kitchen Room Kitchen 2. Counter Condition Quartzite counter tops are in good condition. 3. Disposal There is no disposal. 4. Dishwasher Dishwasher was in operable condition overall. 5. Microwave Electrical outlets not GFCI 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. 6. Stove/Oven Stove/oven were in operable condition overall. Page 16 of 39

19 7. Refrigerator Refrigerator was in operable condition overall. Icemaker did not operate, recommend conditions are investigated further and corrected as required. 8. Electrical Outlets are GFCI protected at the counters overall GFCI protected receptacles may not have been required when the house was built., strongly recommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources. 9. Vent Condition Vent fan appears to exhaust to the exterior. Page 17 of 39

20 1. Den Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. Den 2. Electrical Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Upper outlet Southwall Page 18 of 39

21 1. Family Room Family Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Light fixture operates. 2. Fireplace Fireplace is a gas unit. Fireplace appeared in operable condition. Fireplace gas shutoff Page 19 of 39

22 Pilot controls Page 20 of 39

23 1. Condition Laundry Ceiling and walls are in good condition overall. Accessible outlets operate. 2. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 3. Washer Materials: Washer appeared to be in operable condition. Page 21 of 39

24 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. Outlet is controlled by the light switch. GFCI is not grounded, does not have equipment ground 3. Counters Engineered Composite Vanity Top with Basin 4. Exhaust Fans Vent fan operates overall. 5. Floors Tile Flooring is in good condition overall. 6. Tub Tub and shower were in good condition overall. Page 22 of 39

25 7. Sinks Sink was in operable condition overall. Sink drains slow, recommend conditions are corrected. 8. Doors Entry door does not catch, cylinder installed incorrectly, minor condition to correct. Page 23 of 39

26 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. 3. Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Lights with exposed bulbs are no longer allowable in closet areas. This can be a potential fire hazard if clothing/stored material comes in contact with an exposed light bulb. 4. Doors Closet doors not installed. Page 24 of 39

27 1. Location Location 1st Left 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. Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Page 25 of 39

28 1. Condition Garage Decay occurring to the sill plate at numerous areas, recommend extent of damage is investigated further and repaired by licensed contractor Decay to the south wall sheathing Decay to sill plate Decay to south wall Decay to sill plate Page 26 of 39

29 2. Floor Condition Decay to sill plate Materials: Flooring is concrete, appeared in good condition overall. 3. Electrical Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. 4. Doors Exterior door operates and locks overall. 5. Garage Doors Garage door operates, was on auto opener. Photo cell safety returns operate overall. Tension safety returns operate overall. Page 27 of 39

30 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 Furnace is Carrier brand 30 years of age approximately, average life span is 18 to 22 years. 3. Heating condition Furnace was serviced within the last year according to service sticker. Furnace should be serviced annually. There was no visible disconnect/kill switch, recommend conditions are investigated further and corrected as required by licensed HVAC contractor 4. Venting Vent pipe from the natural draft gas water heater fails to rise 1/4" per foot and may need relocating or a power vent be installed. Recommend a licensed HVAC contractor inspect further and repair as needed. Improper slope Page 28 of 39

31 5. Filters Location: Located inside heater upper cabinet. Page 29 of 39

32 1. Plumbing Plumbing/Water Heater1 Water lines were copper. Water lines were Galvanized water lines rust from the inside out and restrict water flow. Average life span for galvanized water lines and 50 years. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Gas Water heater. 40 gallons 3. Age Approximately 10 years of age, average life span is 10 to 12 years. 4. Condition Seismic straps are not in place/ improperly installed. Normally there should be seismic straps installed at the upper and lower one thirds of the tank. Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed plumbing contractor. Page 30 of 39

33 1. Location Materials: Located inside hall closet Electrical 1 2. Electrical 200 AMP service, 2/0 Copper service entrance wires. 3. Grounding Grounding was visible in the panel but could not be traced to source and cannot be verified. Recommend conditions investigated further are corrected by licensed electrical contractor. Typically in this age home panel is grounded to the water line. 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Knob and Tube wiring present. Page 31 of 39

34 1. Location Bedroom Foundation/Crawlspaces 2. Foundation Continuous concrete foundation visible portion appeared in good condition overall. North section of crawlspace was partially visible but not entered due to size of access and water puddled. Exterior foundation at the west side of this area is covered with cement board and foundation was not visible 3. Drainage Sump Pump system. There are 2 sump pumps in the crawlspace, 1 is not operational Sump pump does not plug into GFCI protected outlet. Recommend conditions are investigated further and corrected. There was water puddled in the north section of crawlspace. Could not determine if there were collection drains in this area Sump pump connected to sanitary drain, this is not an allowable installation. Recommend further investigation by licensed drainage contractor Sump pump connected to sanitary drain Page 32 of 39

35 Water puddled 4. Framing Old sump pump Visible framing appeared in good condition overall. Sump pump does not plug into GFCI protected outlet. Recommend conditions are investigated further and corrected. Page 33 of 39

36 5. Ventilation Ventilation appeared adequate overall. 6. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages approximately 10 inches in depth, estimated R value Ducts Ducts appeared securely attached and insulated overall. 8. Vapor Barrier Vapor Barrier was in place. 9. Rodent No visible indications of Rodent Activity. 10. Plumbing Drain from the kitchen has and proper slope, recommend conditions are corrected by licensed contractor Page 34 of 39

37 1. Shutoff Locations Materials: Shutoffs Water heater gas shutoff located in front of the water heater Water heater water line shutoff located to the left of the water heater Furnace gas shutoff is located to the left of the furnace. Page 35 of 39

38 1. Appliances/Equipment Equipment/Appliances: Equipment 2 Microwave 2 Dishwasher 2 Stove Water Heater Page 36 of 39

39 Furnace Gas fireplace Page 37 of 39

40 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: 6 Grading Grade slopes toward the house from west east. Page 5 Item: 7 Electrical Electrical wiring at the southwest corner not in complete conduit recommend further investigation by licensed electrical contractor Page 5 Item: 8 Cable Feeds Main service entrance wires in contact with the roof surface normally should be elevated above the roof surface of minimum 2 feet recommend further investigation by licensed electrical contractor. Attic 1 Page 10 Item: 2 Framing There is a whitish and or darkened coloration that possibly could be a fungal/mold growth. Conditions are generally a result of excessive moisture at some point or inadequate ventilation. Recommend further investigation by licensed company specializing in mold analysis and or treatment Page 11 Item: 3 Ventilation Attic appeared inadequately vented at eaves. Normally vents should be placed equally at high and low areas so that cross ventilation is acheived. Recommend conditions are investigated further by licensed contractor and repair as necessary to ensure proper ventilation. Adding additional ventilation will help avoid premature aging of roof and help to maintain proper humidity and temperature control that could otherwise result in mold/fungus or wood decay. Page 13 Item: 5 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 Insulation has been installed over knob and tube wiring at various locations. This is a fire "Safety Concern". Strongly recommend conditions are investigated further by licensed electrical contractor prior to closing to ensure safety. Page 14 Item: 7 Rodent Droppings present. Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Kitchen Page 17 Item: 8 Electrical GFCI protected receptacles may not have been required when the house was built., strongly recommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources. Den Page 18 Item: 2 Electrical Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Page 38 of 39

41 Bedroom 1 Page 24 Item: 3 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Lights with exposed bulbs are no longer allowable in closet areas. This can be a potential fire hazard if clothing/stored material comes in contact with an exposed light bulb. Bedroom 2 Page 25 Item: 3 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Garage Page 26 Item: 1 Condition Decay occurring to the sill plate at numerous areas, recommend extent of damage is investigated further and repaired by licensed contractor Decay to the south wall sheathing Page 27 Item: 3 Electrical Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Heat/AC Page 28 Item: 3 Heating condition There was no visible disconnect/kill switch, recommend conditions are investigated further and corrected as required by licensed HVAC contractor Page 28 Item: 4 Venting Vent pipe from the natural draft gas water heater fails to rise 1/4" per foot and may need re-locating or a power vent be installed. Recommend a licensed HVAC contractor inspect further and repair as needed. Plumbing/Water Heater1 Page 30 Item: 4 Condition Seismic straps are not in place/ improperly installed. Normally there should be seismic straps installed at the upper and lower one thirds of the tank. Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed plumbing contractor. Electrical 1 Page 31 Item: 3 Grounding Grounding was visible in the panel but could not be traced to source and cannot be verified. Recommend conditions investigated further are corrected by licensed electrical contractor. Typically in this age home panel is grounded to the water line. Foundation/Crawlspaces Page 32 Item: 2 Foundation North section of crawlspace was partially visible but not entered due to size of access and water puddled. Exterior foundation at the west side of this area is covered with cement board and foundation was not visible Page 39 of 39

42 Page 32 Item: 3 Drainage Sump pump does not plug into GFCI protected outlet. Recommend conditions are investigated further and corrected. There was water puddled in the north section of crawlspace. Could not determine if there were collection drains in this area Sump pump connected to sanitary drain, this is not an allowable installation. Recommend further investigation by licensed drainage contractor Page 34 Item: 10 Plumbing Drain from the kitchen has and proper slope, recommend conditions are corrected by licensed contractor Page 40 of 39