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608 State St. South Kirkland, WA 98033
www.faira.com
[email protected] +1.800.571.FAIR
FAIRA TRANSPARENCY REPORTS
2107 29th Ln NE, Issaquah, WA 98029
February 1, 2018 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/11723 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
RW West ConsultantsProperty Inspection Report
Cover Page
2107 29th Ln NE, Issaquah, WA 98029Inspection prepared for: Faira .com
Real Estate Agent: Faira -
Date of Inspection: 1/31/2018 Time: 3:00 PM Age of Home: 2005 Size: 2295 Weather: Cloudy 43 degrees
Order ID: 3197Front door faces North for orientetion purposes only.
Inspector: Dee Robert InmanLicense #1459 UAS Pilots Lic. No. 3976466
Email: [email protected]
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Inspection Details INTRODUCTION: We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable 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 inspectionof 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; thisreport 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 repairany critical concerns and defects. Note that this report is a snapshot in time. We recommend thatyou or your representative carry out a final walk-through inspection immediately before closing tocheck the condition of the property, using this report as a guide. Items denote serious, safety or items that required further investigationItems denote minor or maintenance itemsItems denote locations and shutoff valves
1. AttendanceIn Attendance: Seller present
2. Home TypeHome Type: Two Story
3. OccupancyOccupancy:• Occupied - Furnished• The utilities were on at the time of inspection.
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General Exterior Note 1. Exterior NoteObservations:• North Elevation• South Elevation• East Elevation• West Elevation
||2||North Elevation ||2||West Elevation
||2||South Elevation ||2||East Elevation
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Exterior Areas 1. Siding ConditionSiding appeared in good condition overall. • Cement fiberboard siding. • Wood siding shake •Cultured stone sidingObservations:• Paint finish fading/chalking indicating paint has lost its effectiveness, recommend repainting.• Voids in the caulking around some of the windows/doors and corner areas, recommendrecaulking..• Tree branches overhanging roof and/or against siding. Trim trees that are in contact or proximityto home, as branches can abrade siding and damage roofing.• Newer requirements for cement horizontal siding is flashing be installed between the butt joints• Voids in the caulking at some of the siding butt joints, recommend resealing• Bird activity at west upper soffit noted
Bird activity at west upper soffit noted Trees overhang roof2. GuttersGutters and downspouts appeared in good condition overall.Observations:• Debris in gutters, recommend cleaning gutters.
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3. Driveway and Walkway ConditionConcrete sidewalks and driveways appeared in good condition overall.
4. SoffitSoffits and eaves appeared in good condition overall.
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5. Door/WindowExterior doors appeared in operable condition, at time of inspection. • Threshold and jambsappeared 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 withoutflashing require periodic maintenance of caulking material.
6. GradingGrading appeared in good condition overall.
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North yard East yard
West yard South yard7. ElectricalExterior outlets operate overall • Exterior outlets are GFCI protected overall • Exterior lightsattached to the house operate overall.
8. Cable FeedsMaterials: Primary Service is Underground Service Lateral
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9. Gas ConditionMeter located at east side. Main Gas shutoff is located to the lower left of the meter.
Main Gas Shutoff10. Exterior Faucet ConditionExterior faucets were in operable condition overall.
11. Pressure45 psi
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45 psi12. Gate ConditionMaterials: WoodObservations:• Fences are NOT INCLUDED as part of a home inspection.
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Porches 1. Porch1North
2. PorchConcrete porch/porches appeared in good condition
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Deck 1 1. Deck1South
2. DeckDecking and Visible framing appeared in good condition overall. • Guardrail appeared secure. •Handrail appeared secure.
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Roof 1. Roof ConditionArchitectural Composition shingle. • Inspected from Drone.Type Average life span 30 years for this type surface with proper maintenance and care.Observations:• Granular surfacing deteriorated. Recommend further evaluation by licensed roofing contractor.
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2. FlashingFlashing appeared in good condition overall.
3. ChimneyGas B vent appeared in good condition overall, B vent height was adequate overall.
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Attic 1 1. AtticAttic access is located in bedroom closet
2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.
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3. VentilationVentilation appeared adequate overall. • Under eave soffit inlet vents noted. • Roof surface ventspresent.
4. Fan/DuctBathroom fans appeared to exhaust to the exterior overall.
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5. Insulation ConditionBlown in fiberglass insulation noted.Depth: Insulation averages about 14-16 inches in depth, estimated R value 38
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6. RodentNo visible indications of Rodent Activity.Observations:• Birds nest Noted. Appears to be an older nest. Adjacent screen is in place and appears to havebeen repaired.
Birds nest noted
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Entryway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. Entry door operates andlocks overall. • Engineered wood flooring is in good condition overall.
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Den 1. LocationLocation Northwest
2. Den RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.
3. HeatingHeat register operates.
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Hallway 1. RoomWalls and ceilings appear in good condition overall. Flooring is engineered wood material. Heatregister present. Accessible outlets operate.
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Dining Room 1. LocationLocation West
2. Dining RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.
3. HeatingHeat register operates.
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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is Engineered wood. Heat registerpresent. Accessible outlets operate. Light fixture operates. Sink and faucets are in operablecondition overall. Cabinet doors and drawers are in operable condition overall.
2. Counter ConditionGranite counter tops are in good condition.
3. CabinetCabinet doors and drawers are in operable condition overall.
4. DisposalDisposal operates overall.
5. DishwasherDishwasher was in operable condition.
6. MicrowaveObservations:• Built-in microwave ovens are tested using normal operating controls. Unit was tested andappeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scopeof this inspection. If concerned, client should seek further review by qualified technician prior toclosing.
7. FloorObservations:• Damage to floor near table
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8. Stove/OvenStove/oven were in operable condition overall.
9. RefrigeratorRefrigerator was in operable condition.
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Refrigerator temp Freezer temp10. SinksSinks are in operable condition overall.
11. ElectricalOutlets are GFCI protected at the counters.
12. Vent ConditionVent fan appears to exhaust to the exterior, part of microwave.
13. FireplaceFireplace is a gas unit. • Fireplace appeared in operable condition.Observations:• Gas Shutoff is located inside access panel under glass.• Pilot Controls are located inside access panel under glass.
Pilot Controls are located inside access panelunder glass.
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Gas Shutoff is located inside access panel underglass.
Battery backup. Batteries are corroded. Storebatteries only during power outage
14. HeatingHeat register operates.
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Family Room 1. LocationLocation Southwest
2. Family RoomWalls and ceilings appear in good condition overall. Flooring is engineered wood material. Heatregister present. Accessible outlets operate. • Light fixture operates. • Ceiling fan operates.
3. HeatingHeat register operates.
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1/2 Bathroom 1. Location1st Floor
2. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.Toilet was in operable condition overall .
3. CounterTile counter tops are in good condition overall.
4. CabinetCabinet doors are in operable condition overall.
5. SinksSink was in operable condition overall.Observations:• Stopper did not seal tight or function correctly.
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Stairs Leading to 2nd Floor 1. StairSteps appeared uniform. • Handrail appeared secure.
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Upstairs Hallway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. • Carpet floor covering is ingood condition. • Accessible outlets operate. • Guardrail appeared secure.Observations:• Ceiling cracks did not appear unusual.
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Upstairs Laundry 1. LocationUpstairs
2. ConditionCeiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates.
3. CountersFormica counter tops are in good condition overall.
4. CabinetCabinet doors are in operable condition overall.
5. ElectricalGFI outlets within 6 feet of water sources overall
6. Exhaust FansVent fan operates overall.
7. DryerDryer appeared to exhaust to the exterior. • Dryer is electric Unit • 220 volt electrical service forelectric dryer.
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8. Floor ConditionLinoleum Flooring is in good condition overall.
9. SinkSink is in operable condition overall.
10. WasherMaterials: Washer appeared to be in operable condition. • Washer faucets were in operablecondition, no visible leakage.
11. HeatingHeat register operates.
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Master Bedroom 1. LocationLocation Northeast
2. BedroomWalls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heatregister present. Accessible outlets operate. • Light fixture operates.
3. HeatingHeat register operates.
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Master Bathroom 1. LocationMaterials: Bedroom
2. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.
3. ElectricalGFI outlets within 6 feet of the water sources.
4. CountersTile counter tops are in good condition overall.
5. CabinetsCabinet doors and drawers are in operable condition overall.
6. SinksSink was in operable condition overall.
7. Exhaust FansVent fan operates overall.
8. FloorsTile Flooring is in good condition overall.
9. TubTub was in good condition overall.
10. ShowerShower is in good condition overall. • Shower door is in operable condition overall.Observations:• Fungal growth noted at caulking. Recommend treating with fungicidal treatment
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11. ToiletToilet was in operable condition overall.
12. HeatingHeat register operates.
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Hall Bathroom1 1. LocationMaterials: Upstairs
2. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.
3. ElectricalGFI outlets within 6 feet of water sources.
4. CountersFormica counter tops are in good condition overall.
5. CabinetsCabinet doors are in operable condition overall.
6. Exhaust FansVent fan operates overall.
7. FloorsLinoleum Flooring is in good condition overall.
8. TubTub and shower were in good condition overall.
9. SinksSink was in operable condition overall.
10. ToiletToilet was in operable condition overall.
11. HeatingHeat register operates.
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Bedroom 1 1. LocationLocation West
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.
3. Ceiling FanMaterials: Ceiling Fan was in operable condition overall
4. HeatingHeat register operates.
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Bedroom 2 1. LocationLocation North
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.
3. Ceiling FanMaterials: Ceiling Fan was in operable condition overall
4. HeatingHeat register operates.
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Bedroom 3 1. LocationLocation Southeast
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.
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Garage 1. ConditionWalls and ceilings appeared in good condition overall. Accessible outlets operate. Light fixturesoperate overall. Flooring is concrete, visible portions in good condition overall. • Outlets are GFIprotected at walls.
2. Floor ConditionMaterials: Flooring is concrete, appeared in good condition overall.
3. DoorsEntry door is in operable condition overall.
4. Garage DoorsDouble garage door was in operable condition, was on auto opener. • Photo cell safety returnsoperate overall. • Tension safety returns operate overall.
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Heat/AC 1. Heating TypeGas forced air furnace.
2. Heater Location The furnace is located in the garageFurnace is Bryant Brand. • 14 years of age approximately, average life span is 18 to 22 years.
3. Heating conditionObservations:• Last service date is over one year ago, or is unable to be determined. Unit appears to beoperating properly from controls, there are areas which cannot be seen without specializedequipment and training. One such area is the combustion chamber / heat exchanger where cold airblows across the "fire box", becoming the hot air that circulates throughout your home. During thelife span of any furnace, this metal wall may develop a crack or a broken weld, allowing carbonmonoxide to circulate throughout the home. Recommend service and inspection by licensed HVACcontractor prior to closing
All heat registers tested and have heat
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4. FiltersLocation: Filter located above furnace.Observations:• The furnace filter is dirty. Filters clean the air before it passes through the blower and heatexchanger. This helps to keep these furnace components working efficiently. Dirty Filters lessen lifespan of the Heating/AC equipment. It is recommended to change the filter and then regularinspection & maintenance is advised.
Filter location
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5. AC ConditionLocation: The compressor is located on the exterior west.Observations:• Could not test the air conditioning portion of unit due to outside air temperature being below 62degrees as it will damage compressor. Recommend system be serviced by licensed HVACcontractor.
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6. Refrigerant LinesObservations:• No defects found.
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Plumbing/Water Heater1 1. PlumbingWater lines were copper. • Drain and waste lines were plastic.
2. Water Heater ConditionHeater Type: Gas Water heater. • 50 gallonsLocation: The heater is located in the garage.
3. AgeObservations:• Approximately 14 years of age, average life span is 10 to 12 years.• Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring orreplacement.
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4. ConditionSeismic straps are in place. • Expansion tank is in place.
5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.
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Electrical 1 1. LocationMaterials: Located in the Garage
2. Electrical200 AMP service, 4/0 Aluminum service entrance wires.
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3. GroundingElectrical service is grounded and bonded.
4. Wiring TypeBreaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiringis copper.
5. Arc Fault CircuitsArc Fault Circuits in the panel for bedroom lights and outlets.
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Foundation/Crawlspaces 1. LocationEntryway closet.
2. FoundationConcrete slab foundation, no visible indications of unusual settling or damage.
3. DrainageCrawlspace area was dry, there were no visible indications of standing water presently
4. FramingVisible framing appeared in good condition overall.
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5. VentilationVentilation appeared adequate.
6. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages approximately 10 inches in depth, estimated R value 30.
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7. DuctsDucts appeared securely attached and insulated overall.
8. Vapor BarrierVapor Barrier was in place.
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9. RodentNo visible indications of Rodent Activity.
10. PlumbingObservations:• Water lines are not insulated or completely insulated, recommend insulating water lines to preventfreezing.
Uninsulated watermain
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Shutoffs 1. Shutoff LocationsObservations:• Water Heater gas shutoff is located to the left of the water heater.• Water heater water line shutoff is located above the water heater.• Furnace gas shutoff is located to the right of the Furnace.• Furnace disconnect is located to the right of the furnace.• Gas fireplace gas shutoff is located inside access panel under glass.• Air Conditioner disconnect is located adjacent to exterior portion of the air conditioner.• Arc Fault circuits are located in the electrical panel.
||2||Air Conditioner disconnect is located adjacentto exterior portion of the air conditioner.
||2||Water Heater gas shutoff is located to the leftof the water heater.
||2||Water heater water line shutoff is locatedabove the water heater.
||2||Furnace disconnect is located to the right ofthe furnace.
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||2||Furnace disconnect is located to the right ofthe furnace.
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Equipment 1. Appliances/Equipment
||2||AC ||2||Refrigerator
||2||Stove ||2||Microwave
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||2||Dishwasher ||2||Furnace
||2||AC ||2||Water Heater
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Inspection Agreement 1. Inspection AgreementMaterials: Inspection Agreement Signed
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GlossaryGlossary
Term DefinitionExpansion Tank An expansion tank or expansion vessel is a small tank used to
protect closed (not open to atmospheric pressure) water heatingsystems and domestic hot water systems from excessivepressure. The tank is partially filled with air, whosecompressibility cushions shock caused by water hammer andabsorbs excess water pressure caused by thermal expansion.
GFCI A special device that is intended for the protection of personnelby de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.
TPR Valve The thermostat in a water heater shuts off the heating sourcewhen the set temperature is reached. If the thermostat fails, thewater heater could have a continuous rise in temperature andpressure (from expansion of the water). The temperature andpressure could continue to rise until the pressure exceeds thepressure capacity of the tank (300 psi). If this should happen, thesuper-heated water would boil and expand with explosive force,and the tank would burst. The super-heated water turns to steamand turns the water heater into an unguided missile. To preventthese catastrophic failures, water heaters are required to beprotected for both excess temperature and pressure. Usually, themeans of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Mostof these devices are set to operate at a water temperature above200° F and/or a pressure above 150 psi. Do not attempt to testthe TPR valve yourself! Most water heating systems should beserviced once a year as a part of an annual preventivemaintenance inspection by a professional heating and coolingcontractor. From Plumbing: Water Heater TPR Valves
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Report SummaryReport Summary
The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues. All repairs should be done by a licensed & bonded tradesman or qualified professional. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.RoofPage 12 Item: 1 Roof Condition • Granular surfacing deteriorated. Recommend further
evaluation by licensed roofing contractor.