Embed Size (px)
Citation preview
608 State St. South Kirkland, WA 98033
www.faira.com
[email protected] +1.800.571.FAIR
FAIRA TRANSPARENCY REPORTS
11817 108th St NE, Lake Stevens, WA 98258
March 22, 2017 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/10934 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 Consultants, Inc.Property Inspection Report
Cover Page
11817 108th St NE, Lake Stevens, WA 98258Inspection prepared for: Paul Liu
Real Estate Agent: Christopher Ellis - Faira
Date of Inspection: 3/22/2017 Time: 9:00 AM Age of Home: 2005 Size: 2504
Order ID: 1652 Front faces South
Inspector: Clifton Moody (Skip)License # 957
P.O. BOX 214, Redmond, WA 98073Phone: 206.650.4035
Email: [email protected]
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 1 of 49
Inspection Details 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 questions you mayhave. Remember, when the inspection is completed and the report is delivered, we are still available to youfor 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 thevisible portion of the structure; inspection may be limited by vegetation and possessions. Depending uponthe 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 anycritical concerns and defects. Note that this report is a snapshot in time. We recommend that you or yourrepresentative carry out a final walk-through inspection immediately before closing to check the conditionof the property, using this report as a guide. Items denote serious, safety or items that required further investigationItems denote minor or maintenance itemsGreen notes denote locations and shutoff valves
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 2 of 49
General Exterior Note 1. Exterior NoteObservations:• North Elevation• South Elevation• East Elevation• West Elevation
South Elevation West Elevation
North Elevation East Elevation
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 3 of 49
Exterior Areas 1. Siding ConditionSiding appeared in good condition overall. • Cement fiberboard siding. • Cement fiber board sidingshake • Brick siding appeared in good condition.Observations:• A few small chips and cracks at siding. Noted
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 4 of 49
2. GuttersGutters and downspouts appeared in good condition overall.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 5 of 49
3. Driveway and Walkway ConditionConcrete sidewalks and driveways appeared in good condition overall. • Patio areas appeared ingood condition overall.
4. SoffitSoffits and eaves appeared in good condition overall.Observations:• Recommend caulking at butt joints.• Water staining at eaves west side. Recommend further investigation.
West5. Door/WindowExterior doors appeared in operable condition, at time of inspection. • Window frames and sillsappeared 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.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 6 of 49
6. GradingGrading appeared in good condition overall.Observations:• Earth close to base of the siding, recommend minimum 6 inch clearance is achieved wherepossible as this is a conducive condition for wood destroying organism activity.
7. ElectricalExterior outlets operate. • Exterior outlets are GFCI protected.Observations:• East outlet cover is damaged. Recommend repair
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 7 of 49
8. Gas ConditionMeter located at east side. Main Gas shutoff is located to the lower left of the meter.
9. Exterior Faucet ConditionExterior faucets were in operable condition overall.
10. Pressure60
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 8 of 49
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 9 of 49
Roof 1. Roof ConditionComposition shingle roof surface. • Architectural Composition shingle. • Walked on roof surface.Type Average life span 30 years for this type surface with proper maintenance and care.Observations:• Moss on 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 recommendedas it can damage surface and lessen life span.• Recommend following conditions are investigated further by licensed roofing contractor andconditions corrected as required.• Granular surfacing deteriorated. East
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 10 of 49
2. ChimneyGas B vent appeared in good condition overall, B vent height was adequate overall.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 11 of 49
Attic 1 1. AtticGarage is location of access.
2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.Observations:• Slight whitish and or darkened coloration that possibly could be a fungal/mold growth neardisconnected fans. Conditions are generally a result of excessive moisture at some point orinadequate ventilation. Testing may include surface sampling and air quality testing.Treating/remediation and correction moisture conditions will help prevent future occurrences.Recommend testing be performed.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 12 of 49
Fungus3. VentilationVentilation appeared adequate overall. • Under eave soffit inlet vents noted.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 13 of 49
4. Fan/DuctObservations:• Bathroom fans do not exhaust completely to the exterior, recommend correction. This conditioncan result in mold/fungal growth.
5. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages approximately 10-12 inches in depth, estimated R value 30
6. RodentNo visible indications of Rodent Activity.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 14 of 49
General Interior Note 1. General NotesMaterials: Windows in the home are Double panel insulated glass windows. Any deficiencies arenoted in each room section for accessible windows • Doors in the home are considered operationalunless otherwise noted in each room section • Cabinet doors and in the home are consideredoperational unless otherwise noted in each room section
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 15 of 49
Entryway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. Entry door operates andlocks overall. • Tile floor is in good condition.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 16 of 49
Den 1. Den RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 17 of 49
Living Room 1. Living RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Ceiling fan operates.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 18 of 49
Dining Room 1. Dining RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 19 of 49
Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is Tile. Heat register present.Accessible outlets operate. Light fixture operates. Sink and faucets are in operable conditionoverall. Cabinet doors and drawers are in operable condition overall.
2. Counter ConditionGranite counter tops are in good condition.
3. DisposalDisposal operates overall.
4. DishwasherDishwasher was in operable condition.
5. 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.
6. Stove/OvenStove/oven were in operable condition overall.Observations:• No Visible LP conversion sticker. Recommend conditions are investigated further and correctedby licensed HVAC contractor. Gas Stove
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 20 of 49
7. RefrigeratorRefrigerator was in operable condition.
8. ElectricalOutlets are GFCI protected at the counters.
9. Vent ConditionVent fan appears to exhaust to the exterior.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 21 of 49
Family Room 1. Family RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Ceiling fan operates.
2. FireplaceFireplace is a gas unit.Observations:• Gas Shutoff is located inside access panel under glass.• Pilot Controls are located inside access panel under glass.• Recommend cleaning fireplace glass, if discoloration is left for long periods it can become etchedin the glass.• No Visible LP conversion sticker. Recommend conditions are investigated further and correctedby licensed HVAC contractor.• Carbon monoxide detector indicated 2ppm after 21 minutes of operation. Recommend servicingthe unit by licensed HVAC contractor.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 22 of 49
||2||Gas Shutoff is located inside access panelunder glass.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 23 of 49
1/2 Bathroom 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.Toilet was in operable condition overall .
2. CounterGranite counter tops are in good condition.
3. SinksSink was in operable condition overall.
4. ElectricalGFI outlets within 6 feet of the sink.
5. Exhaust FansVent fan operates overall.
6. FloorsTile Flooring is in good condition overall.
7. ToiletToilet was in operable condition overall.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 24 of 49
Laundry 1. ConditionCeiling and walls are in good condition overall. Accessible outlets operate.
2. CountersTile counter tops are in good condition overall.
3. Exhaust FansVent fan operates overall.
4. DryerDryer appeared to exhaust to the exterior. • Dryer is electric Unit • 220 volt electrical service forelectric dryer.
5. Floor ConditionTile Flooring is in good condition overall.
6. WasherMaterials: Washer appeared to be in operable condition.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 25 of 49
Master Bedroom 1. BedroomWalls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heatregister present. Accessible outlets operate. • Light fixture operates.
2. Ceiling FanMaterials: Ceiling Fan was in operable condition overall
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 26 of 49
Master Bathroom 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.
2. ElectricalGFI outlets within 6 feet of the water sources.
3. CountersTile counter tops are in good condition overall.
4. SinksSinks are in operable condition overall.
5. Exhaust FansVent fan operates overall.
6. TubTub was in good condition overall.
7. ShowerShower is in good condition overall. • Shower door is in operable condition overall.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 27 of 49
8. ToiletToilet was in operable condition overall.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 28 of 49
Bedroom 1 1. LocationLocation 1st Left
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Ceiling fan operates.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 29 of 49
Jack & Jill Bathroom 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.
2. ElectricalGFI outlets within 6 feet of water sources.
3. CountersTile counter tops are in good condition overall.
4. Exhaust FansVent fan operates overall.
5. FloorsTile Flooring is in good condition overall.
6. TubTub was in good condition overall.
7. ShowerShower is in good condition overall.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 30 of 49
8. SinksSinks are in operable condition overall.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 31 of 49
Bedroom 2 1. LocationLocation 2nd Left
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Ceiling fan operates.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 32 of 49
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.Observations:• Garage not fully visible. Noted
2. Floor ConditionMaterials: Flooring is concrete, appeared in good condition overall.
3. Garage DoorsSingle garage door operates, was on auto opener. • Photo cell safety returns operate overall. •Tension safety returns operate overall.Observations:• Button had to be kept in the depressed position to get the door to close completely, recommendadjustment. East door
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 33 of 49
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 34 of 49
Heat/AC 1. Heating TypeGas 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 garageFurnace is Lennox Brand • 12 years of age approximately, average life span is 18 to 22 years.Observations:• No Visible LP conversion sticker. Recommend conditions are investigated further and correctedby licensed HVAC contractor.• Staining inside heater cabinet and exhaust vent. Recommend conditions are investigated furtherand corrected by licensed HVAC contractor.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 35 of 49
No LP sticker3. Heating conditionObservations:• Service does not appear to have been performed within the last year, recommend serviced bylicensed HVAC contractor.
4. Venting
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 36 of 49
5. FiltersLocation: Filter located above furnace.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 37 of 49
Plumbing/Water Heater1 1. PlumbingWater lines were copper. • Drain and waste lines were plastic. • House on well system noted.
2. Water Heater ConditionHeater Type: Gas Water heater. • 50 gallonsLocation: The heater is located in the garage.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 38 of 49
3. AgeApproximately 2 years of age, average life span is 10 to 12 years.
4. ConditionSeismic straps are in place.Observations:• 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 electricalcontractor.
5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 39 of 49
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 40 of 49
Electrical 1 1. Electrical200 AMP service, 2/0 Copper service entrance wires. • Generator backup system. Testing of thissystem is not within the scope of this inspection
Observations:• Panel cover screw(s) missing.
2. GroundingElectrical service is grounded and bonded.
3. Wiring TypeBreaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiringis copper.
4. Arc Fault CircuitsArc Fault Circuits in the panel for bedroom lights and outlets.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 41 of 49
Foundation/Crawlspaces 1. FoundationConcrete slab foundation, no visible indications of unusual settling or damage. • Continuousconcrete foundation visible portion appeared in good condition overall.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 42 of 49
Shutoffs 1. Shutoff Locations
Gas BBQ shutoff located at patio ||2||Main water shutoff is located on the north ofthe garage.
||2||Furnace gas shutoff is located to the right ofthe furnace.
||2||Water Heater gas shutoff is located to the leftof the water heater.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 43 of 49
||2||Water heater water line shutoff is located above the water heater.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 44 of 49
Equipment 1. Appliances/EquipmentObservations:• Oven• Refrigerator• Dishwasher• Water Heater• Furnace
Water heater Well Tank
Furnace ||2||Refrigerator
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 45 of 49
||2||Microwave Stove
||2||Washer ||2||Dryer
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 46 of 49
Carbon Monoxide Detectors 1. Carbon MonoxideMaterials: Carbon monoxide detectors were in place.
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 47 of 49
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
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 48 of 49
Report SummaryReport Summary
This is a visual inspection. No destructive testing is performed. This is not a soil inspection nor do weinspect for formaldehyde, radon, asbestos, Chinese drywall, lead paint, mold, hazardousmaterials/substances, landscape lighting, sprinkler systems, septic systems/drain fields, smoke alarmsor recreational equipment such as Jacuzzis etc.. It is recommended that noted deficiencies beinvestigated further by licensed companies specializing in those disciplines. Inspection is subject toconditions at the time of inspection. Appliances are checked to see if they're in operable condition. Thisis not a code inspection as codes change frequently and vary between municipalities. We make noguarantees for expected life. It is impossible to verify conditions of places inaccessible in walls under andin between floors, behind furniture appliances etc., and we assume no responsibility for those items assuch. Estimates for repairs are approximations and we do not guarantee their accuracy. Possiblesolutions for problems are solely opinions based on conditions at the time of the inspection and are notto be assumed as being totally conclusiveThe summary below consists of potentially significant findings. These findings can be a safety hazard, adeficiency requiring a major expenses or further investigation to correct or items I would like to drawextra attention to. The summary is not a complete listing of all the findings in the report, and reflects theopinion of the inspector. Please review all of the pages of the report as the summary alone does notexplain all the issues. We recommend repairs should be done by licensed &bonded contractors. We alsorecommend obtaining a copy of all receipts, warranties and permits for the work done. Exterior AreasPage 5 Item: 4 Soffit • Water staining at eaves west side. Recommend further
investigation.RoofPage 9 Item: 1 Roof Condition • Recommend following conditions are investigated further by
licensed roofing contractor and conditions corrected asrequired.• Granular surfacing deteriorated. East
Attic 1Page 11 Item: 2 Framing • Slight whitish and or darkened coloration that possibly could
be a fungal/mold growth near disconnected fans. Conditionsare generally a result of excessive moisture at some point orinadequate ventilation. Testing may include surface samplingand air quality testing. Treating/remediation and correctionmoisture conditions will help prevent future occurrences.Recommend testing be performed.
Page 13 Item: 4 Fan/Duct • Bathroom fans do not exhaust completely to the exterior,recommend correction. This condition can result inmold/fungal growth.
KitchenPage 19 Item: 6 Stove/Oven • No Visible LP conversion sticker. Recommend conditions
are investigated further and corrected by licensed HVACcontractor. Gas Stove
Family RoomPage 21 Item: 2 Fireplace • No Visible LP conversion sticker. Recommend conditions
are investigated further and corrected by licensed HVACcontractor.• Carbon monoxide detector indicated 2ppm after 21 minutesof operation. Recommend servicing the unit by licensedHVAC contractor.
Heat/AC
RW West Consultants, Inc. 11817 108th St NE, Lake Stevens, WA
Page 49 of 49
Page 34 Item: 2 Heater • No Visible LP conversion sticker. Recommend conditionsare investigated further and corrected by licensed HVACcontractor.• Staining inside heater cabinet and exhaust vent.Recommend conditions are investigated further and correctedby licensed HVAC contractor.
Plumbing/Water Heater1Page 38 Item: 4 Condition • Expansion tank is not in place. This is a hazardous condition
on closed water systems. Recommend conditions areinvestigated further and corrected as required by licensedelectrical contractor.
