faira transparency reports 10111 181st ave ne, … · 608 state st. south kirkland, wa 98033...

608 State St. South

Kirkland, WA 98033

www.faira.com

[email protected]

+1.800.571.FAIR

FAIRA TRANSPARENCY REPORTS

10111 181st Ave NE, Redmond, WA 98052

June 30, 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

http://www.faira.com/listings/10631

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

http://www.faira.com/listings/10631

RW West Consultants Property Inspection Report

10111 181st Ave NE, Redmond, WA 98052 Inspection prepared for: Jeff and Tracy Deleeuw

Real Estate Agent: -

Date of Inspection: 6/8/2016 Time: 10:00 AM Age of Home: 1986 Size: 2080

Weather: Sunny 63 degrees Order ID: 611

House faces East for orientation purposes

Inspector: Dee Robert Inman License # 1459

Email: [email protected] www.rwwestconsultants.com

mailto:[email protected]

http://www.rwwestconsultants.com/

RW West Consultants 10111 181st Ave NE, Redmond, WA

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. Red Notes Denote serious, safety or items that require further investigation

Blue notes denote minor or maintenance item Green note denote locations and shutoff valves

1. Attendance

In Attendance: Client present

2. Home Type

Home Type: Two Story

3. Occupancy

Occupancy: • Occupied - Furnished • The utilities were on at the time of inspection.

Page 1 of 53


Exterior Areas

1. Siding Condition

Siding appeared in good condition overall. • Cedar Bevel Siding Observations: • No flashing at bellyband. Without flashing regular caulking and maintenance is required • Voids in caulking at bellyband and some trim. Recommend sealing • Hole at siding South side. Recommend cover. • Soil contact or proximity. This may provide entrance of moisture or insects to siding. Recommend grading soil so there is at least 6" of space (where practical) between the siding and the soil below and checking for any damaged trim and siding materials.

East Elevation South Elevation

West Elevation North Elevation

Page 2 of 53


No flashing at bellyband Voids in caulk at trim East side

Caulk voids at bellyband Landscape against siding

Hole at siding South side. Recommend cover

2. Gutters

Gutters and downspouts appeared in good condition overall.

Page 3 of 53


3. Driveway and Walkway Condition

Concrete sidewalks and driveways appeared in good condition overall. Observations: • Cracking at the driveway/sidewalk does not appear unusual. • Front stoop has erosion at the soil and has settled

Erosion under front stoop

4. Soffit

Soffits and eaves appeared in good condition overall. Observations: • Fascia tails decaying, recommend repair.

Page 4 of 53


Fascia tail decay. East upper

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. Observations: • 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

Grading appeared in good condition overall. Observations: • Earth close to base of the siding, recommend minimum 6 inch clearance is achieved where possible as this is a conducive condition for wood destroying organism activity.

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7. Electrical

Exterior outlets operate. 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 South side. Main Gas shutoff is located to the lower left of the meter.

Page 6 of 53


Main Gas Shutoff

10. Exterior Faucet Condition

Exterior faucets were in operable condition overall.

11. Pressure

75

12. Gate Condition

Materials: Wood Observations: • Fences are NOT INCLUDED as part of a home inspection.

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Page 8 of 53


Decks 1. Deck1

West

2. Deck

Decking and Visible framing appeared in good condition overall.

Page 9 of 53


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Roof

1. Roof Condition

Architectural Composition shingle. • Roof surface is appeared in good condition overall. • Inspected from ground level with drone and ladder • Single layer of roofing noted Type Average life span 30 years for this type surface with proper maintenance and care. Observations: • Maintenance Tip: Weather permitting, keep debris cleared from roof valleys to extend life of roof. • Incorrect flashing at garage. Typically this area should have step flashing. Recommend further investigation by licensed roofing contractor.

Incorrect flashing at garage roof

Roof overview

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2. Flashing

Flashing appeared in good condition overall. Observations: • Return flashing not installed where roof butts into siding above gutters. This condition cause water to run downs face of siding and can also result in water penetration behind the siding. recommend conditions are corrected by licensed roofing contractor. SOUTH SIDE

3. Skylights

Skylights appeared sealed, no visible indications of leakage.

4. Chimney

Chimney appeared in good condition overall. Observations: • Chimney cap rusted. Recommend painting with rust inhibitor paint to prevent further corrosion

Chimney cap very rusty

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Attic

1. Attic

Attic access is located in the hallway

2. Framing

Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Observations: • Whitish darkened coloration that may be Mold/fungus like growth. Some forms of mold/fungus can be toxic or cause allergic reactions If you have sensitivities to molds/fungus. This is not a condition associated all forms of fungus/mold. There are now Mold Bomb Canisters that can be employed to treat these conditions. Recommend conditions are investigated further and corrected by licensed company specializing in mold analysis and abatement

Page 13 of 53


3. Ventilation

Under eave soffit inlet vents noted. • Roof surface vents present. • Gable louver vents noted. Observations: • Attic was inadequately vented. Normally vents should be placed equally at high and low areas so that cross ventilation is acheived. Recommend conditions are investigated further by licensed roofing contract 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.

Roof Surface Vent Gable End Vent

Page 14 of 53


Eave Vents

4. Fan/Duct

Bathroom fans appeared to exhaust to the exterior overall.

5. Insulation Condition

Blown in fiberglass insulation noted. Depth: Insulation averages approximately 10-12 inches in depth, estimated R value 30

Page 15 of 53


6. Rodent

No visible indications of Rodent Activity.

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Entryway

1. Conditions

Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. • Wood flooring is in good condition overall.

Page 17 of 53


Living Room

1. Location

Location East

2. Living Room

Walls and ceilings appear in good condition overall. Flooring is carpet in good condition overall. Heat register present. Accessible outlets operate. • Windows are thermal pane.

Page 18 of 53


Kitchen

1. Condition

Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doors and drawers are in operable condition overall. • Windows are thermal pane, appeared sealed overall

2. Floors

Linoleum Flooring is in good condition overall.

3. Counter Condition

Miracle method acrylic counters

4. Cabinet

Cabinet doors and drawers are in operable condition overall.

5. Disposal

Disposal operates overall.

6. Dishwasher

Dishwasher was in operable condition.

7. Stove/Oven

Stove/oven were in operable condition overall.

Page 19 of 53


8. Refrigerator

Refrigerator was in operable condition overall.

9. Electrical

Outlets are GFCI protected at the counters.

10. Vent Condition

Vent fan appears to exhaust to the exterior.

11. Heating

Heat register operates.

Page 20 of 53


Dining Room

1. Dining Room

Walls and ceilings appear in good condition overall. Flooring is carpet in good condition overall. Heat register present. Accessible outlets operate. • Light fixture operates.

2. Electrical

Materials: Outlets are GFCI protected overall

Page 21 of 53


1/2 Bathroom

1st Floor

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. • There were no visible indications of plumbing deficiencies overall.

Tile counter tops are in good condition overall.

Cabinet doors are in operable condition overall.

Sink was in operable condition overall.

GFI outlets within 6 feet of the sink.

Vent fan operates overall.

Wood flooring is in good condition overall

Toilet was in operable condition overall.


Page 22 of 53

10. Heating

9. Toilet

8. Floors

7. Exhaust Fans

6. Electrical

5. Sinks

4. Cabinet

3. Counter

2. Room

1. Location


Family Room

1. Location

Location Southwest

2. Family Room

Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. • Windows are thermal pane. • 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 in the firebox area, strongly recommend resealing.

Page 23 of 53


Page 24 of 53


Laundry

1st Floor

Ceiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates. • Entry door/doors are in operable condition overall. • There were no visible indications of plumbing deficiencies overall.

Acrylic counters in good condition

Cabinet doors are in operable condition overall.

Observations: • No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution.


Dryer appeared to exhaust to the exterior. • Dryer is electric Unit • 220 volt electrical service for electric dryer.

Page 25 of 53

7. Dryer

6. Exhaust Fans

5. Electrical

4. Cabinet

3. Counters

2. Condition

1. Location


8. Floor Condition


9. Sink

Sink is in operable condition overall.

10. Heating


11. Washer

Materials: Washer appeared to be in operable condition. • Washer faucets were in operable condition, no visible leakage.

Page 26 of 53


Stairs Leading to 2nd Floor 1. Stair

Steps appeared uniform. • Handrail appeared secure. Observations: • Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail.

Page 27 of 53


Upstairs Hallway

1. Conditions

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 28 of 53


Master Bedroom

1. Location

Location Southwest

2. Bedroom

Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. • Windows are thermal pane. • Light fixture operates. • Entry door is in good operable condition overall. • Closet door/doors are in good operable condition overall.

3. Heating


Page 29 of 53


Master Bathroom

1. Location

Materials: Upstairs

2. Room

Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. • Skylight is thermal pane, appeared sealed overall • Entry door is in operable condition overall. • There were no visible indications of plumbing deficiencies overall.

3. Electrical

GFI outlets within 6 feet of the water sources.

4. Counters

Acrylic counter tops are in good condition.

5. Cabinets


Out of alignment

Page 30 of 53




Tub was in good condition overall.

Shower is in good condition overall. • Shower door is in operable condition overall.

Sinks are in operable condition overall.



Page 31 of 53

12. Heating

11. Toilet

10. Sinks

9. Shower

8. Tub

7. Floors

6. Exhaust Fans


Hall Bathroom1

Materials: Upstairs

Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. • Skylight is thermal pane, appeared sealed overall

GFI outlets within 6 feet of water sources.

Acrylic counter tops are in good condition overall.




Tub and shower were in good condition overall.

Sink was in operable condition overall.



Page 32 of 53

11. Heating

10. Toilet

9. Sinks

8. Tub

7. Floors

6. Exhaust Fans

5. Cabinets

4. Counters

3. Electrical

2. Room

1. Location


Bedroom1

1. Location

Location 1st Right

2. Bedroom


3. Heating


Page 33 of 53


Bedroom2

1. Location

Location 1st Left

2. Bedroom


3. Ceiling Fan

Materials: Ceiling Fan was in operable condition overall

4. Heating


Page 34 of 53


Bedroom3

1. Location

Location 2nd Left

2. Bedroom

Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. • Windows are thermal pane. • Light fixture operates. • Entry door is in good operable condition overall.

3. Doors

Observations: • Closet doors not installed. Seller has doors

4. Ceiling Fan

Materials: Ceiling Fan was in operable condition overall

5. Heating


Page 35 of 53


Garage

1. Condition

Walls and ceilings appeared in good condition overall. Accessible outlets operate. Light fixtures operate overall. Flooring is concrete, visible portions in good condition overall. • Wood frame ceilings appeared in good condition overall. Observations: • Breaches in fire protect protection at ceiling, recommend sealing.

Breach in fire rating

2. Floor Condition

Materials: Flooring is concrete, appeared in good condition overall. Observations: • Cracking at the floor does not appear unusual.

3. Doors

Entry door is in operable condition overall. • Exterior door operates and locks overall.

Page 36 of 53


4. Garage Doors

Garage doors operate overall, were on auto openers. • Tension safety returns operate.

Observations: • No vehicle sensors mounted. Recommend corrections for safety

No vehicle sensors installed

5. Electrical

Observations: • No GFI protection for outlets, recommend GFI protecting.

Page 37 of 53


Heat/AC

1. Heating Type

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 garage Furnace is Trane brand • 8 years of age approximately, average life span is 18 to 22 years.

3. Heating condition

Observations: • Last service date is over one year ago, or is unable to be determined. Unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. One such area is the combustion chamber / heat exchanger where cold air blows across the "fire box", becoming the hot air that circulates throughout your home. During the life span of any furnace, this metal wall may develop a crack or a broken weld, allowing carbon monoxide to circulate throughout the home. This is why furnace specialists recommend a complete inspection annually; recommend having unit inspected by certified HVAC technician.

Page 38 of 53


All registers were tested and have heat

4. Filters

Location: Located inside a filter grill in the hall ceiling.

Page 39 of 53


Plumbing/Water Heater1

1. Plumbing

Water lines were copper. • Drain and waste lines were plastic.

2. Water Heater Condition

Heater Type: Gas Water heater. • 50 gallons Location: The heater is located in the garage.

3. Age

Approximately 10 years of age, average life span is 10 to 12 years.

Page 40 of 53


4. Condition

Seismic straps are in place. Observations: • Expansion tank is not in place."Closed" water systems such as a water heater with a check valve, temperature and pressure relief valve (pressure regulator and the like) ahead of the heater. When the water gets heated it expands and that extra volume has to go someplace. Without an expansion tank the pressure could rise to a dangerous level in a closed system. A diaphragm type of expansion tank is a pressure vessel that contains a flexible membrane totally separating the water from a captive volume of air. Air compresses and as the water temperature rises, creating extra pressure/space, the air in the vessel accommodates that increase. Thereby preventing a potentially dangerous pressure rise.

5. TPRV Condition

Temperature Pressure Relief Valve (TPR Valve) present.

Page 41 of 53


Electrical

1. Location

Materials: Located in the Garage

2. Electrical

200 AMP service, 4/0 Aluminum service entrance wires. Observations: • Panel cover screw(s) missing.

Missing panel screws

Neutral double tap

3. Grounding

Electrical service is grounded and bonded.

Page 42 of 53


4. Wiring Type

Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Observations: • Neutral busbar double taps. This is not standard practice, and may cause overheating or even an electrical fire. 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. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. Strongly recommend conditions are corrected by licensed electrical contractor.

Page 43 of 53


Foundation/Crawlspaces

1. Location

Kitchen closet.

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.

5. Ventilation

Ventilation appeared adequate.

Page 44 of 53


6. Insulation Condition

Unfinished fiberglass batts noted. Depth: Insulation averages about 6 inches in depth; estimated R value 19, newer requirements are R30 insulation content.

7. Ducts

Ducts appeared securely attached and insulated overall.

Lint from previous dryer duct leak

Page 45 of 53


8. Vapor Barrier

Vapor Barrier was in place. Observations: • Vapor barrier wrapped up onto the concrete foundation, recommend removal. • Clear plastic vapor barrier, newer requirements are 6 mil black plastic vapor barrier.

9. Rodent

Observations: • Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company.

Page 46 of 53


Rodent droppings

10. Plumbing

Observations: • Water lines are not insulated or completely insulated, recommend insulating water lines to prevent freezing and reduce water temperature loss.

Page 47 of 53


Shutoffs 1. Shutoff Locations

Observations: • Water Heater gas shutoff is located to the right of the water heater. • Water heater water line shutoff is located above the water heater. • Furnace gas shutoff is located to the left of the furnace. • Furnace disconnect is located to the left of the furnace. • Gas Meter is located shutoff is located to the lower left of the meter. • Main water shutoff is located on the west wall of the garage.

Gas Main Shutoff Furnace Gas Shutoff

Furnace Electrical Disconnect Water Heater Gas Shutoff

Page 48 of 53


Water Heater Line Shutoff Water Main Shutoff

Page 49 of 53


Equipment 1. Appliances/Equipment

Observations: • Stove • Refrigerator • Dishwasher • Disposal • Water Heater • Furnace

• Washer • Dryer

||2||Furnace ||2||Water Heater

||2||Dishwasher ||2||Stove

Page 50 of 53


||2||Refrigerator ||2||Disposal

||2||Dryer

Page 51 of 53


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.

Attic

Page 13 Item: 2 Framing • Whitish darkened coloration that may be Mold/fungus like growth. Some forms of mold/fungus can be toxic or cause allergic reactions If you have sensitivities to molds/fungus. This is not a condition associated all forms of fungus/mold. There are now Mold Bomb Canisters that can be employed to treat these conditions. Recommend conditions are investigated further and corrected by licensed company specializing in mold analysis and abatement

Family Room

Page 23 Item: 3 Fireplace • Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. • Cracking in the firebox area, strongly recommend resealing.

Laundry

Page 25 Item: 5 Electrical • No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution.

Stairs Leading to 2nd Floor

Page 27 Item: 1 Stair • Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail.

Garage

Page 36 Item: 1 Condition • Breaches in fire protect protection at ceiling, recommend sealing.

Page 37 Item: 4 Garage Doors • No vehicle sensors mounted. Recommend corrections for safety

Page 37 Item: 5 Electrical • No GFI protection for outlets, recommend GFI protecting.

Plumbing/Water Heater1


Page 41 Item: 4 Condition • Expansion tank is not in place."Closed" water systems such as a water heater with a check valve, temperature and pressure relief valve (pressure regulator and the like) ahead of the heater. When the water gets heated it expands and that extra volume has to go someplace. Without an expansion tank the pressure could rise to a dangerous level in a closed system. A diaphragm type of expansion tank is a pressure vessel that contains a flexible membrane totally separating the water from a captive volume of air. Air compresses and as the water temperature rises, creating extra pressure/space, the air in the vessel accommodates that increase. Thereby preventing a potentially dangerous pressure rise.

Electrical

Page 43 Item: 4 Wiring Type • Neutral busbar double taps. This is not standard practice, and may cause overheating or even an electrical fire. 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. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. Strongly recommend conditions are corrected by licensed electrical contractor.

Foundation/Crawlspaces

Page 46 Item: 9 Rodent • Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company.

Page 47 Item: 10 Plumbing • Water lines are not insulated or completely insulated, recommend insulating water lines to prevent freezing and reduce water temperature loss.

Page 53 of 53

faira transparency reports 10111 181st ave ne, … · 608 state st. south kirkland, wa 98033...

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