FAIRA TRANSPARENCY REPORTS. December 1, 2016

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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 th Ave E, #110, Seattle, WA December 1, 2016 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 th Ave E, #110, Seattle, WA ICN : 10561AQ005 Prepared By Lasswell Home Inspection LLC

3 REPORT LIMITATIONS ALL INSPECTIONS ARE PERFORMED IN ACCORDANCE WITH THE WASHINGTON STATE STANDARDS OF PRACTICE FOR HOME INSPECTORS Inspector: John Lasswell - Washington Home Inspector License #341 - WSDA License # This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection. The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct. Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency. Page 2

4 INSPECTION CONDITIONS Inspection Date: 11/30/2016. Inspection Time: Client Name: 11:00 AM. FAIRA. Inspection Address: th Ave E, #110. City, State, Zip: Seattle, WA Weather: Soil Condition: Overcast. Very wet. Outside Temp. in F: Year Built: Building Type: Stories: 1 Space Below Grade: Orientation: Water Source: Sewage Disposal: Utilities Status: House Occupied? WSDA Inspection Control Number Comments: Condo. Ground floor living area. The home faces West. Public. Public. All utilities on. Yes AQ005. CLIENT & SITE INFORMATION CLIMATIC CONDITIONS BUILDING CHARACTERISTICS UTILITY SERVICES OTHER INFORMATION Because the home was occupied there is a chance there are problems that were not visible due to furniture and other possessions of the current resident. The roof, exterior and common areas of the building were not inspected. Page 3

5 Total Fee: $275. PAYMENT INFORMATION Page 4

6 KITCHEN - APPLIANCES Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they require connection to facilitate testing. Sink Range/Cooktop & Oven KITCHEN Stainless Steel, Appears serviceable, Faucet appears to operate correctly. Electric, Appears to operate correctly. The outlet for the range is not attached to the wall. It is laying behind the range at the end of a length of flexible conduit. I recommend contacting a licensed electrician for repairs. There is no anti-tip bracket installed on the range. This is a safety device that prevents the range from tipping if a heavy load is placed on the open door. Ventilation Refrigerator Dishwasher The range hood/microwave is vented internally. The air drawn in is filter and expelled back into the room through the grill at the top. Fan/Hood operational. The refrigerator was inspected and appears operational. The dishwasher was inspected appears to operate properly. The air gap is missing from the dishwasher drain line. The air gap prevents drain water from backing up into the dishwasher and possibly contaminating clean dishes. Page 5

7 Garbage Disposal Microwave: Appears to operate correctly, no visible defects were found. Appears to operated correctly, no visible defects were found. Counters & Cabinets: Stone counters. No visible defects were found. All cabinet drawers and doors were opened and no visible defects were found Switches, Fixtures & Outlets: Operation appears normal, no visible defects were found. The kitchen counter outlets are not GFCI protected. While this was not required at the time the house was built it is an easy safety upgrade which can prevent a life threatening shock. Page 6

8 LAUNDRY Laundry appliances are not moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned. Location: LAUNDRY Closet. Condition: Washing Machine: Dryer: The electrical and plumbing connections were behind the stacked washer/dryer and were not visible for inspection. Washer was not operated at the time of inspection because it was filled with laundry. Electric, Appears to operate correctly, no visible defects were found. Page 7

9 INTERIOR The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. Main Entry Door: Other Exterior Doors: Interior Doors: Windows: Interior Walls: Ceilings: Floors: Smoke/Fire & CO Detectors: No visible defects. INTERIOR All exterior doors were inspected and no visible defects were found. All interior doors were inspected and no visible defects were found. Vinyl clad, double pane construction. No visible defects were found with the windows. Drywall, General condition appears good. Drywall, General condition appears good. Vinyl, Wood & Tile. General condition appears good. I recommend adding additional smoke alarms. Current codes call for smoke alarms in all sleeping areas and adjoining rooms. There should be a minimum of one smoke alarm per floor. Missing carbon monoxide alarms - As of April 1, 2012 Washington State law requires the seller to install carbon monoxide alarms. These should be installed outside sleeping areas, on each level of the home and in accordance with the manufacturers recommendations. Page 8

10 BATHROOMS BATHROOM Condition of Sink: Condition of Toilet: Tub, Shower, Plumbing Fixtures: The drain stopper is not working properly. Operation appears normal, no visible defects were found. The showerhead is leaking where it connects to the supply plumbing. Tub, Shower & Walls: Bath Ventilation No visible defects found in tub or shower enclosure. Exhaust fan did not operate. Repairs or replacement needed. Page 9

11 HEATING - AIR CONDITIONING The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector. NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy. System Type: Fuel Type & Notes: Primary Unit: Normal Controls: HEATING SYSTEM DESCRIPTION In ceiling radiant panels. Electric. HEATING SYSTEM CONDITION All heaters were tested and were working at the time of the inspection. Operation appears normal. Page 10

12 ELECTRICAL SYSTEM Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly. Type & Condition: Main Panel Location Inspector Notes: SERVICE 150 Amps. 120/240 Volt, Circuit breakers. Bedroom. ELECTRICAL PANELS Circuit and wire sizing correct so far as visible. Grounding system is present. There are unused openings in the panel box. I recommend sealing all unused openings. Page 11

13 Grounding Entrance Cables: Branch Wiring: Condition: A ground conductor was present in the panel but I was not able to confirm the existence of an exterior grounding rod or ground connection to the plumbing. Aluminum- OK. Copper, Appears serviceable. CONDUCTORS SWITCHES, OUTLETS & FIXTURES All accessible switches and outlets were tested and no visible problems were found. Page 12

14 PLUMBING Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve which should be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor a catch pan should be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improper installations should be corrected. Material: Condition: Material: Condition: The main line was not visible. MAIN LINE I was not able to locate a main shut off in the unit. I recommend inquiring with the HOA or current owner as to its location. Being able to shut off the water quickly in the event of a leak can dramatically reduce the level of damage. Copper. SUPPLY LINES Most of the supply plumbing is not visible because of the ceiling and wall finish. No visible defects could be found. Water Pressure The water pressure was tested at 60 psi. Normal household water pressure should be between 40 and 80 psi. Material: Condition: Condition: Type: Size: Location: Water Temp. Plastic. WASTE LINES Most of the waste plumbing is not visible because of the ceiling and wall finish. No visible defects could be found. HOSE FAUCETS Sample operated, operation appears normal. Electric. 50 Gallons. Closet. WATER HEATER 120 Degrees. The generally accepted maximum safe water temperature is 120 degrees. Page 13

15 Condition The water heater was manufactured in Water heaters typically have a life expectancy of years. A temperature and pressure relief valve is present at the water heater. No earthquake strapping. The water heater when full weighs approximately 500 pounds and during a severe earth quake can do significant damage if it is not properly secured to the building. Adding earthquake strapping is an easy do-it-yourself project and all of the supplies should be available at any hardware store. A flexible connector designed to connect the water heater to the supply plumbing has been used to connect the temperature and pressure relief drain. These can become kinked or bent and have a smaller diameter than the discharge port on the valve. This will restrict the flow from the valve and restrictions in the drain line are prohibited. Page 14

16 WASHINGTON WOOD DESTROYING ORGANISM INSPECTION REPORT This report is prepared from an inspection conducted by a Washington State Department of Agriculture licensed Structural Pest Inspector in accordance with Washington Administrative Code. Opinions contained herein are based on conditions visible and evident at the time of the inspection. This report does not warrant, represent, or guarantee that the structure reported on is free from evidence of WDOs (Wood destroying organisms), their damage or conditions conductive to WDOs, nor does it represent or guarantee that the total damage, infestation or infection is limited to that disclosed in this report. INSPECTION PROCEEDURES A thorough visual inspection will be made using accepted methods and practices, of the subject structure to render and opinion on the presence of or damage from WDOs as well as the conditions conductive to WDOs. Areas inspected include: structural exterior (accessible visually and physically to an inspector at ground level); accessible interior; accessible crawlspace(s); garages, carports and decks which are attached to the structure. Deck inspections include railings, wooden steps and accessible wooden surface materials, as well as, deck framing which is accessible (minimum 5' soil to joist clearance or those that can be reached using a 6' step ladder). Wood destroying organisms include subterranean termites, dampwood termites, carpenter ants, moisture ants, wood boring beetles, and damp wood decay fungus (rot). The inspector will not assume any responsibility for WDOs that were not detected during their dormant season. Conductive conditions include but not to be limited to inadequate clearance or structural members, earth wood contact, conductive debris in the crawlspace or basement, inadequate ventilation, excessive moisture, vegetation contact with the structure, bare ground in the crawlspace, existing or seasonal standing water in the crawlspace, failed caulking or grout in water splash areas, and/or inadequate or non-functioning gutter system. LIMITATIONS OF INSPECTION Inaccessible areas: Certain areas of a structure, which are inaccessible by their nature, may be subject to infestation by WDOs yet cannot be inspected without excavation, removal of finished surfaces or unless physical obstructions are removed. Examples of these areas are wall voids, spaces between floors, substructures concealed by sub-floor insulation or those with inadequate clearance, floors beneath coverings, sleeper floors, areas concealed by furniture, appliances or personal possessions, and deck substructures with less than 5' clearance. Sheds and outbuildings: Sheds garages, carports or other structures, which are not attached to the main structure by roof system or foundation, are excluded from this report unless specifically requested and noted. The inspector reserves the right to charge additionally to inspect any unattached structures. Climatic Conditions: In certain geographical areas of Washington State where wet climate is common and due to their construction and materials, structures may be subject to conditions from normal weathering. Such conditions as cracking, checking, and/or warping of doors, window casings, siding, and non-structural wooden members shall not be reported on the inspection report except at the discretion of the inspector. Inspectors are not required to report on any WDOs or other conditions that might be subject to seasonal constraints or environmental conditions if evidence of those constraints or conditions is not visible a the time of the inspections. Mold: Molds, mildews and other fungal growth (except wood rot) shall be reported on only to the extent that they indicate an excessive moisture condition which may be conductive to WDOs. Structural Assesment: While it may be possible for the inspector to note damaged materials, neither the inspector nor the inspection firm is liable or responsible in any way to determine the structural integrity of any building materials. If a more qualified opinion is desired, the services of a licensed, qualified contractor or structural engineer should be obtained. Page 15

17 Type of Insect: Location & Description: Type of Insect: Location & Description: Inaccessible areas EVIDENCE OF ACTIVE WOOD DESTROYING INSECTS No evidence of wood destroying insects were found. EVIDENCE OF ACTIVE WOOD DECAY FUNGI No evidence of wood decay was found. EVIDENCE OF PRIOR INSECT INFESTATION No damage from wood destroying organisms was found. CONDITIONS CONDUCTIVE TO WOOD DESTROYING ORGANISMS No conductive conditions were found. There were no inaccessible areas. OTHER INFORMATION Page 16