FAIRA TRANSPARENCY REPORTS 1718 Kirkland Ave NE ......608 State St. South Kirkland, WA 98033 [email protected] +1.800.571.FAIR FAIRA TRANSPARENCY REPORTS 1718 Kirkland Ave NE, Renton,

608 State St. South Kirkland, WA 98033

www.faira.com

[email protected] +1.800.571.FAIR

FAIRA TRANSPARENCY REPORTS

1718 Kirkland Ave NE, Renton, WA 98056

April 25th, 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/11064 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/11064

Inspection Report1718 Kirkland Ave NE, Renton, WA 98056

ICN : 10635BA002

Prepared By

Lasswell Home Inspection LLC

Lasswell Home Inspection, LLC253-905-4273

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REPORT LIMITATIONS

ALL INSPECTIONS ARE PERFORMED IN ACCORDANCE WITH THEWASHINGTON STATE STANDARDS OF PRACTICE FOR HOME INSPECTORS

Inspector: Jerome Kukowski - Washington Home Inspector License #1013 - WSDA License #86268

This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, andis not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The reportexpresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of theinspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component wasinspected, 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 areconcealed, 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, leadpaint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiencymeasurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems whichare shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heatsensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational onlyand do not represent an inspection.

The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes orregulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of thestructure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantabilityor fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressedregarding adequacy, capacity, or expected life of components are general estimates based on information about similar componentsand 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 involvementwith tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements andinformation 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 besubmitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its ConstructionIndustry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allowthe Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturbor repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.


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INSPECTION CONDITIONS

CLIENT & SITE INFORMATIONInspection Date: 04/25/2017.

Inspection Time: 11:00 AM.

Client Name: FAIRA.

Inspection Address: 1718 Kirkland Ave NE.

City, State, Zip: Renton, WA 98056.

CLIMATIC CONDITIONSWeather: Overcast.

Soil Condition: Wet.

Outside Temp. in F: 50-60.

BUILDING CHARACTERISTICSYear Built: 1947.

Building Type: Duplex.

Stories: 1

Space Below Grade: Crawl space.

Orientation: The home faces West.

UTILITY SERVICESWater Source: Public.

Sewage Disposal: Public.

Underground sewer lines are not inspected as part of a home inspection. If you would like the sewerlines inspected or "scoped" you should contact a firm that specializes in sewer line inspections. Thesecompanies will run a video camera down the line to check for crushed or broken pipes and infiltration bytree roots.

Utilities Status: All utilities on.

OTHER INFORMATIONHouse Occupied? Yes.

WSDA InspectionControl Number

10635BA002


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Comments: Because the home was occupied there is a chance there are problems that were not visible due to furnitureand other possessions of the current resident.

PAYMENT INFORMATIONTotal Fee: $425.00.


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ROOF SYSTEM

The foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer anopinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of theforegoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolongedrainfall. Many times, this situation is not present during the inspection.

ROOFStyle:

Gable.

Covering Type: Composition shingles.

Roof Access: Walked on roof.

Roof Covering Status:

The roofing appears to be 15-20 years old. This type of roofing typically has a 30 year life expectancy. There appears to be 1 layers of roofing installed.

Moss growth is present on the roof surface. This should be treated with a moss killer to prevent buildupand damage to the roofing.

A repaired area of the roof was noted on the back roof of Unit 1718. No visual defects were found withthis repaired area.


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EXPOSED FLASHINGSType & Condition: Rubber, No visible defects.

GUTTERS & DOWNSPOUTType & Condition:

Metal,

One or more downspout terminations are missing splash blocks. I recommend installing splash blocks todirect the water away from the foundation.

ATTIC AND INSULATIONAccessibility &Conditions:

The attic space was fully accessible. The roof is built using conventional framing.

The duct for the Unit 1720 bathroom fan is disconnected in the attic. This fan when running candischarge a large volume of moist air into the attic. In the winter this may cause condensation on theunderside of the roof sheathing which will lead to mold/mildew growth and in severe cases rot. The ductshould be re-connected.

I recommend either insulating the existing duct(s) for the bathroom ventilation fan(s) or installinginsulated ducts to prevent condensation from forming inside the ducts which can cause damage to thefan(s).

The insulation is in contact with the exhaust vent for the water heater. This type of vent pipe requires a 1inch clearance from all combustible material and insulation is considered combustible. The insulationshould be removed from around the vent pipe.


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Insulation Type &Condition:

Fiberglass bats, Fiberglass- Blown, Mineral wool, Cellulose- Blown

There are areas where there is currently no insulation. This was most likely moved during renovationand then never replaced. I recommend adding additional insulation in these areas.

Venting The attic is vented by air flowing in through vents at the soffit and out through a continuous ridge vent. Attic venting appears adequate and no visible problems were found.


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EXTERIOR - FOUNDATION - BASEMENT

An inspection of the exterior includes the visible wall coverings, trim, protective coatings and sealants, windows and doors,attached porches, decks, steps, balconies, handrails, guardrails, carports, eaves, soffits, fascias and visible exterior portions ofchimneys.

The following items are outside the scope of a home inspection. Buildings, decks, patios, fences, retaining walls, and otherstructures detached from the dwelling. Safety type glass or the integrity of thermal window seals. Verifying the presence of flueliners or condition of the flue beyond what can be safely and readily seen from the roof or the firebox of a stove or fireplace. Testing or evaluation of the operation of security locks, devices or systems. .Areas beneath decks with less than five feet ofclearance from the underside of joists to grade. Evaluation of the function or condition of shutters, awnings, storm doors, stormwindows, screens, and similar accessories. Area obscured vegetation or personal property of the current resident.

WALLSMaterial: Wood.

Condition

The sill plate at the northwest corner of the house is beginning to rot. I recommend contact any licensedcontractor for further evaluation and repair.

I recommend additional caulking to seal penetrations through the siding for the following: gas lines,wiring.

The back porch windows are not installed correctly. They are installed on the exterior of the sidinginstead of behind it. This makes it difficult for the windows to be sealed. I recommend contactinglicensed contractor for further evaluation and repairs

The paint is cracked and peeling in areas. These areas should be scraped clean and re-painted to preventdamage to the siding.


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TRIMMaterial: Wood.

Condition:

Rotten trim was found in the following locations: back porch Unit 1720. I recommend replacing allrotten trim and any damage concealed behind the trim.

BASEMENT/CRAWL SPACEAccessibility: The crawl space is fully accessible.

Crawl Space:

The subfloor insulation is falling down from between the joists at various places throughout thecrawlspace. This should be put back in place to prevent cold spots and heat loss.

Crawlspace vents have been partially blocked by boards installed in front of them to hold the soil back. Proper airflow is important to keep moisture levels down in the crawlspace and prevent infestation bywood destroying organisms. The boards should be removed and vent wells installed to allow properairflow.

Rodents have tunneled under the foundation on the south end of the house. Continual undermining ofthe foundation could cause it to settle. I recommend contacting a licensed pest control operator forfurther evaluation.


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Evidence of rodent activity is present in the crawlspace. I recommend contacting a licensed pest controloperator to determine if this is from a current infestation.

The vapor barrier is contaminated with dead rodents, feces and urine I recommend replacing the vaporbarrier.

The vapor barrier has tears and rodent damage throughout the crawlspace. The vapor barrier should becontinuous across the soil in the crawlspace without cuts or tears. Openings in the vapor barrier willallow water vapor to pass through and could allow ground water to collect on top of the vapor barrier. Irecommend replacing the vapor barrier.

Basement Walls -Type:

Poured concrete.

Condition:

The foundation has minor cracks north end, these are small and there is no visible structural movementassociated with the cracks. Small cracks in concrete foundations are not uncommon and are usually not aconcern. They should however be monitored for signs of additional movement. It is beyond the scope ofa home inspection to determine if there is going to be ongoing movement associated with the cracks. Ifyou would like further evaluations I recommend contacting a licensed foundation repair contractor.

Beams: No major defects were found with the beams.

Floor Joists:

The header that supports the end of a cut floor joist has been notched for the toilet drain line. This maynot allow the header to properly support the joist and could allow the floor to sag. I recommendcontacting a licensed contractor for further evaluation and repairs.


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Columns/Supports: No Visible Defects.

Other Observations:

Rotten floor sheathing and water stains were noted under the bathroom of Unit 1720. This appears to bepast damage and the area was dry at the time of inspection. For further evaluation I recommendcontacting a licensed contractor.


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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 theadequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lightsand thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portabledishwashers are not inspected, as they require connection to facilitate testing.

KITCHEN UNIT 1718Sink Stainless Steel, Appears serviceable, Faucet appears to operate correctly.

Range/Cooktop &Oven

Gas, Unit was not tested for gas leaks.

The door seal is worn. I recommend contacting an appliance repair service for further evaluation andrepairs.

Burners in the following locations were inoperable: right front. The igniter was not working. Irecommend contacting an appliance repair service to repair all inoperable burners.

There is no anti-tip bracket installed on the range. This is a safety device that prevents the range fromtipping if a heavy load is placed on the open door.

Ventilation The range hood/microwave is vented internally. The air drawn in is filter and expelled back into theroom through the grill at the top. Fan/Hood operational.

Refrigerator The refrigerator was inspected and appears operational.

The ice and water dispenser did not appear to work. This could be due to no water line being connectedto the refrigerator, a clogged water filter or other internal problems.

Dishwasher None installed.


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Garbage Disposal None installed.

Microwave: Portable, Not tested.

Counters & Cabinets: Counters are Formica (plastic laminate), No visible defects were found.

All cabinet drawers and doors were opened and no visible defects were found

Switches, Fixtures &Outlets:

GFCI outlets in the following location(s) are faulty and would not reset when tripped: next to sink. Irecommend replacing all faulty outlets.

The kitchen counter outlets are not all GFCI protected. While this was not required at the time the housewas built it is an easy safety upgrade which can prevent a life threatening shock.

KITCHEN UNIT 1720Sink

Stainless Steel,

The faucet head will not stay in place and leaks around the base of the lever. I recommend contacting alicensed plumber to repair or replace the faucet.

Range/Cooktop &Oven

Gas, Unit was not tested for gas leaks. Appears to operate correctly.

There is no anti-tip bracket installed on the range. This is a safetydevice that prevents the range from tipping if a heavy load is placedon the open door.

Ventilation The range hood/microwave is vented internally. The air drawn in is filter and expelled back into theroom through the grill at the top. Fan/Hood operational.

Refrigerator The refrigerator was inspected and appears operational.

Dishwasher None installed.


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Garbage Disposal None installed.

Microwave: Portable, Not tested.

Counters & Cabinets: Counters are Formica (plastic laminate), 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.


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LAUNDRY

Laundry appliances are not moved during the inspection and the condition of any walls or flooring hidden by them cannot bejudged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject toleaking if turned.

LAUNDRY UNIT 1718Location:

Rear porch.

Condition: Plumbing appears serviceable, Electrical outlet is grounded, 240 Volt outlet is present. Dryer venting isprovided.

Washing Machine: Appears to operate correctly, no visible defects were found.

Dryer: Electric, Appears to operate correctly, no visible defects were found.

LAUNDRY UNIT 1720Location:

Rear porch.


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Condition: Plumbing appears serviceable, 240 Volt outlet is present. Dryer venting is provided.

The electrical connections were behind the washer/dryer and were not accessible for testing.

Washing Machine: Appears to operate correctly, no visible defects were found.

Dryer: Electric, Appears to operate correctly, no visible defects were found.


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INTERIOR

The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visibleportions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear andare not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage orstains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the conditionof insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners forfurther 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.

INTERIOR UNIT 1718Main Entry Door: No visible defects.

Other Exterior Doors:

The weather stripping is worn on the rear door. I recommend replacing the weather stripping to preventdrafts and heat loss.

Interior Doors:

Doors in the following rooms are damaged and will need to be repaired or replaced: master bedroomcloset.

Door stops are missing on many of the doors. I recommend adding door stops to prevent damage to thedrywall.

The guides are broken or missing at the bottom of the following closet doors: master bedroom.


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Windows: Aluminum, single pane construction. No visible defects were found with the windows.

Interior Walls: Drywall, General condition appears good.

Ceilings:

Drywall,

The ceiling has water stains in the following area(s) indicating past leaks: master bedroom. The areawas dry at the time of inspection.

Floors: Vinyl, Wood. General condition appears good.

Some areas of the floor were not visible due to furniture and other personal possessions of the currentoccupants.

Smoke/Fire & CODetectors:

Smoke alarms were present in all locations required by current safety standards. Smoke alarms are nottested during the course of a home inspection.

Missing carbon monoxide alarms - As of April 1, 2012 Washington State law requires the seller to installcarbon monoxide alarms. These should be installed outside sleeping areas, on each level of the home andin accordance with the manufacturers recommendations.

INTERIOR UNIT 1720Main Entry Door:

The weather stripping is worn on the front door. I recommend replacing the weather stripping to preventdrafts and heat loss.


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Other Exterior Doors:

The weather stripping is worn on the back door. I recommend replacing the weather stripping to preventdrafts and heat loss.

Interior Doors: Doors are missing in the following location(s): west bedroom closets.

Windows: Aluminum, single pane construction. No visible defects were found with the windows.

Interior Walls: Drywall, General condition appears good.

Ceilings: Drywall, General condition appears good.

Floors:

Carpet, Vinyl.

The carpet is heavily worn in areas and will need to be replace.


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Fireplace/WoodBurning Devices

Gas stove.

The gas stove was not working at the time of inspection. This is the primary heat source for thekitchen/living room. I recommend contacting a licensed fireplace service for further evaluation and anyrepairs necessary.

The gas stove flue is missing a trim ring at the ceiling. This leaves an open hole into the attic. Irecommend contacting a licensed fireplace service to install the proper trim ring to prevent heat loss.

Smoke/Fire & CODetectors:

Smoke alarms were present in all locations required by current safety standards. Smoke alarms are nottested during the course of a home inspection.

Missing carbon monoxide alarms - As of April 1, 2012 Washington State law requires the seller to installcarbon monoxide alarms. These should be installed outside sleeping areas, on each level of the home andin accordance with the manufacturers recommendations.


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BATHROOMS

BATHROOM UNIT 1718

Condition of Sink: No visible defects were found. Drain appears serviceable, Counters/cabinets appear serviceable.

Condition of Toilet: Operation appears normal, no visible defects were found.

Tub, Shower,Plumbing Fixtures:

The drain line is leaking from the trap connections. I recommend contacting a licensed plumbingcontractor for repairs.

The tub spout is loose. I recommend contracting a licensed plumber for repairs.


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Tub, Shower &Walls:

The strip that seals the shower surround panels together is loose/missing. I recommend replacing thestrip to prevent water from getting behind the walls.

The caulking has cracked/failed where the tub meets the flooring. This should be re-caulked to preventwater from getting underneath the flooring.

Miscellaneous

The wall above the shower surround appears to have been repaired with drywall mud but not painted. This is causing mold/mildew growth. Mold/mildew is also noted on the ceiling. The wall should befinished. For cleanup procedures I recommend contacting a licensed mold abatement contractor.

Bath Ventilation The exhaust fan is unusually noisy. I recommend having the fan either repaired or replaced.


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BATHROOM UNIT 1720

Condition of Sink: The drain stopper is missing.

Condition of Toilet: Operation appears normal, no visible defects were found.

Tub, Shower,Plumbing Fixtures:

No visible defects were found. Drain appears to operate correctly. Shower head appears to operatecorrectly.

Tub, Shower &Walls:

The strip that seals the shower surround panels together is loose/missing. I recommend replacing thestrip to prevent water from getting behind the walls.

Bath Ventilation Appears adequate.


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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 bydismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection isalmost 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 abuilding cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope ofthis inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolantsystems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity isnot a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oiltanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazardwhich is sometimes costly to remedy.

HEATING SYSTEM DESCRIPTIONLocation of PrimaryUnit:

Living room wall in UNIT 1718.

Unit 1720 is heated with the gas fireplace. See Interior section.

System Type: Forced air wall heaters.

Fuel Type & Notes: Natural Gas.

Capacity of Unit: 55,000 BTU per hour.

Approximate Age inYears:

25+ Years old. Gas furnaces have a typical life expectancy of 20-25 years.

Secondary HeatingSystem:

Electric forced air wall heaters.


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HEATING SYSTEM CONDITIONPrimary Unit: Operation appears normal.

Burners/HeatExchangers:

This furnace has a sealed combustion chamber so the heat exchanger can not be visually inspectedwithout disassembly of the furnace.

PUMP/BLOWERFAN:

Operation appears normal.

Combustion Air: Appears adequate.

Venting: No visible defects.

Normal Controls: Operation appears normal.

Secondary HeatingUnit:

All wall heater were tested and working at the time of inspection.

Electric wall heater require very little maintenance, however annually your should remove the front grill andvacuum any dust or debris from the inside of the heaters. This is important and should not be overlooked. Abuildup of dust and debris within the heater could lead to a fire. Before removing the front grill be sure to shut offthe power to the heaters at the breaker panel.

It is important to never place anything in front of the heaters that will block the flow of air. This could cause theheater to overheat and catch fire. You should maintain a minimum of three feet of clearance in front of the heaters. Combustible materials should never be placed in front of the heaters.


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ELECTRICAL SYSTEM

Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to theentire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminumwiring 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 totime constraints. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly.

SERVICEType & Condition: Overhead service, 100 Amps, Circuit breakers, No visible defects.

ELECTRICAL PANELSMain Panel Location Exterior of house.

Inspector Notes:

Circuit and wire sizing correct so far as visible. Grounding system is present.

Grounding Exterior grounding rod is present. Grounding to the supply plumbing is present.

I was not able to find a ground connection to the gas piping. The gas supply pipe should be bonded tothe service ground in the electrical panel. This is important because it will prevent you from beingshocked should a live wire come in contact with the gas piping. It is also important for the gas piping tobe grounded should the house be struck by lightning.

Sub panel Location: Bedrooms.

Sub panel Notes: Unit1718

The wrong type of screws have been used to attach the panel cover. Screws with sharp points can piercethe insulation on the wiring creating a dangerous short. I recommend replacing the panel cover screwswith screws designed for this brand of panel.


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There is no grounding bond to the panel box enclosure. This should be grounded to prevent it frombeing energized should a live wire come in contact with the metal enclosure.

There are one or more opening(s) in the panel cover where breakers were removed that need blankcover(s) installed to prevent accidental contact with the energized bus bars.

There are unused openings in the panel box. I recommend sealing all unused openings.

The neutral and ground conductors have been connected to the same terminal bar. These should never beconnected outside of the main panel.

Sub panel Notes: Unit1720

Circuit and wire sizing correct so far as visible, Grounding system is present.

CONDUCTORSEntrance Cables: Aluminum- OK.

Branch Wiring:

Copper,

Open junction boxes were found above gas stove in unit 1720. All open junction boxes should havecovers installed. These prevent foreign objects from coming into contact with the electrical connections.


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SWITCHES, OUTLETS & FIXTURESCondition: The cover glass is missing from the following fixtures: front porch 1720, back porch 1718

Outlets/Switches are missing cover plates. All outlets and switches should have cover plates installed toprevent someone from accidentally touching the live electrical connections.

Ground Fault Circuit Interrupter (GFCI) outlets are required by current safety codes for kitchen counters,bathrooms, exterior locations and garages. While this may not have been required when the home wasbuilt I recommend the installation of GFCI protections in the following locations: kitchen.

GFCI or Ground Fault Circuit Interrupt outlets are a safety device that can prevent a life threatening shock byimmediately shutting off power to an outlet. When many older homes were built GFCI outlets were not required. They are required on all new construction around sinks in kitchens and bathrooms and on outdoor outlets. It iseasy and relatively inexpensive to upgrade to GFCI outlets and could possible save your life. However, like allelectrical work if you don't know what you are doing, leave it to the professionals.


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PLUMBING

Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to watersupply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detectedby a visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valvewhich should be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor acatch 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.

MAIN LINEMaterial: Copper.

Condition:

The main water lines are un-insulated in the unheated crawlspace. I recommend insulating the waterlines to prevent freezing.

SUPPLY LINESMaterial: Copper, Galvanized steel.

Condition:

The copper and steel pipe are in contact in the following location(s): under Unit 1720. The contact ofdissimilar metals creates a reaction which causes the pipe to corrode at an accelerated rate. A dielectricconnector should be used any time galvanized steel and copper pipe are connected.

The insulation has been chewed off or is missing off some of the supply plumbing in an unheatedcrawlspace and may be prone to freezing..


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Water Pressure The water pressure was tested at 75 psi. Normal household water pressure should be between 40 and 80psi.

WASTE LINESMaterial: Cast Iron, Galvanized steel, Plastic.

Condition:

The shower drain line under unit 1718 has a old piece of galvanized drain line with rust stains on thebottom. This is an indication that the drain line has leaked and is at the end of its useful life. Irecommend contacting a licensed plumber for further evaluation and repairs.

The washing machine drain for unit 1720 is not plumbed correctly. The trap is too far from thestandpipe and is below the floor level. I recommend contacting a licensed plumber for further evaluationand repairs.

The shower drain line for unit 1720 is poorly connected to the old galvanized drain line. It has a sharpedge and flow slightly up hill. This may make the drain prone to clogging. I recommend contacting alicensed plumber for further evaluation and repairs.

Old galvanized drain pipes form rust nodules on the inside of the pipe as they age and will be more proneto clogging than modern plastic pipe.

HOSE FAUCETSCondition: Sample operated, operation appears normal.


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WATER HEATER UNIT 1718Type:

Electric.

Size: 50 Gallons.

Location: Closet.

Water Temp. 135 Degrees. The generally accepted maximum safe water temperature is 120 degrees. Watertemperature in excess of 120 degrees can cause scalding. I recommend resetting the thermostat on thewater heater so the temperature is 120 degrees or below.

Condition

The water heater was manufactured in 2003. Water heaters typically have a life expectancy of 10-15years. The water heater is near the end of its life and will need to be replaced soon.

A temperature and pressure relief valve is present at the water heater.

The TPR, temperature and pressure relief, valve drain line is missing or ends prematurely. This is aSAFETY HAZARD. Most jurisdictions in Washington require this line to be run to the outside of theliving space. At a very minimum it should be run down to discharge within 6 inches of the floor.

No earthquake strapping. The water heater when full weighs approximately 500 pounds and during asevere earth quake can do significant damage if it is not properly secured to the building. Addingearthquake strapping is an easy do-it-yourself project and all of the supplies should be available at anyhardware store.


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WATER HEATER UNIT 1720Type:

Gas.

Size: 50 Gallons.

Location: Closet.

Water Temp. 120 Degrees. The generally accepted maximum safe water temperature is 120 degrees.

Condition

The water heater was manufactured in 2015. Water heaters typically have a life expectancy of 10-15years.

A temperature and pressure relief valve is present at the water heater.

The TPR, temperature and pressure relief, valve drain line is missing or ends prematurely. This is aSAFETY HAZARD. Most jurisdictions in Washington require this line to be run to the outside of theliving space. At a very minimum it should be run down to discharge within 6 inches of the floor.


Page 33

TPR Valve - The temperature and pressure relief valve (TPR) is an important safety device that is designed toprevent the water heater from exploding if the thermostat malfunctions and fails to shut down the heating elements.If this occurs the valve will open and discharge water to maintain a safe pressure within the tank. The water

discharged will be very hot and under high pressure so it is important a drain line be connected to the valve andthat it terminates in a location where it won't cause injury. Most jurisdictions in Washington State require thedrain line to terminate on the exterior of the building.


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GROUNDS

This inspection is not intended to address or include any geological conditions or site stability information. For informationconcerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areasaround the exterior of the exposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt todetermine drainage performance of the site or the condition of any underground piping, including municipal water and sewerservice piping or septic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well as others too low to enter, or in some other manner not accessible, are excluded from the inspection and are notaddressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation orstructural repairs.

DRIVEWAYCondition: Gravel, No visible defects were found.

SIDEWALKSType: Concrete.

Condition: Cracks noted are typical.

LANDSCAPINGCondition: Vegetation is in contact with the siding which can cause damage to the siding and provide a path for

wood destroying insects to enter the house. I recommend cutting back all vegetation so there is at least 6inches clearance.

GRADINGSite:

Flat site,

Grade at front foundation needs correction, Pitch slope of soils away from foundation. Slope should fallaway from the foundation at a minimum of 1/2 inch per foot and extend at least 10 feet away from thefoundation.


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PORCHType: Wood.

Condition:

The wood wrapping the base of the front porches is in contact with the soil and is rotting. I recommendcontacting a licensed contractor for repairs.

The wood wrapping the base of the back porches is in contact with the soil and is rotting in spots. Irecommend contacting a licensed contractor for repairs.

PATIO/PORCH COVERType: Open design.

Condition:

The back porch roofs have a pitch of 1 in 12. This type of roofing installed should not be installed on aroof of less than 2 in 12. On slopes of less than 2 in 12 the roofing may allow leaks. Water stains arenoted on the underside of the roof on unit 1718 and a piece of plywood has been installed. I recommendcontacting a licensed roofing contractor for further evaluation and repairs.


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WASHINGTON WOOD DESTROYING ORGANISMINSPECTION REPORT

This report is prepared from an inspection conducted by a Washington State Department of Agriculture licensed Structural PestInspector in accordance with Washington Administrative Code. Opinions contained herein are based on conditions visible andevident at the time of the inspection. This report does not warrant, represent, or guarantee that the structure reported on is freefrom evidence of WDOs (Wood destroying organisms), their damage or conditions conductive to WDOs, nor does it represent orguarantee 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 onthe 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 joistclearance or those that can be reached using a 6' step ladder).Wood destroying organisms include subterranean termites, dampwood termites, carpenter ants, moisture ants, wood boringbeetles, and damp wood decay fungus (rot). The inspector will not assume any responsibility for WDOs that were not detectedduring their dormant season. Conductive conditions include but not to be limited to inadequate clearance or structural members, earth wood contact, conductivedebris in the crawlspace or basement, inadequate ventilation, excessive moisture, vegetation contact with the structure, bare groundin the crawlspace, existing or seasonal standing water in the crawlspace, failed caulking or grout in water splash areas, and/orinadequate 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 yetcannot be inspected without excavation, removal of finished surfaces or unless physical obstructions are removed. Examples ofthese areas are wall voids, spaces between floors, substructures concealed by sub-floor insulation or those with inadequateclearance, floors beneath coverings, sleeper floors, areas concealed by furniture, appliances or personal possessions, and decksubstructures with less than 5' clearance.Sheds and outbuildings: Sheds garages, carports or other structures, which are not attached to the main structure by roof systemor foundation, are excluded from this report unless specifically requested and noted. The inspector reserves the right to chargeadditionally to inspect any unattached structures.Climatic Conditions: In certain geographical areas of Washington State where wet climate is common and due to theirconstruction 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 theinspection report except at the discretion of the inspector. Inspectors are not required to report on any WDOs or other conditionsthat might be subject to seasonal constraints or environmental conditions if evidence of those constraints or conditions is not visiblea 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 anexcessive 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 theinspection firm is liable or responsible in any way to determine the structural integrity of any building materials. If a morequalified opinion is desired, the services of a licensed, qualified contractor or structural engineer should be obtained.


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EVIDENCE OF ACTIVE WOOD DESTROYING INSECTSType of Insect: No evidence of wood destroying insects were found.

EVIDENCE OF ACTIVE WOOD DECAY FUNGILocation &Description:

Rot was found at the front porch trim and deck boards.

Rot was found in the trim wood around the back porches.

Rot was found in the exterior sill plate at the NW corner of the house.

EVIDENCE OF PRIOR INSECT INFESTATIONType of Insect: No damage from wood destroying organisms was found.

CONDITIONS CONDUCTIVE TO WOOD DESTROYING ORGANISMSLocation &Description:

BCV - Blocked crawlspace vents were found on the sides of the house. Proper airflow is important tokeep moisture levels down in the crawlspace and prevent infestation by wood destroying organisms. Allblocked vents should be cleared.

Vegetation is in contact with the siding which can cause damage to the siding and provide a path forwood destroying insects to enter the house. I recommend cutting back all vegetation so there is at least 6inches clearance.

SW - The crawlspace has standing water on the vapor barrier. This will increase the moisture level inthe crawlspace and can lead to infestation by wood destroying organisms. All standing water should beeliminated from the crawlspace.

BG - The vapor barrier has been disturbed in several areas exposing the dirt below. This will increasethe moisture level in the crawlspace which can cause the subfloor framing to rot and attract wooddestroying insects like carpenter ants and termites. The vapor barrier should be repaired so that it iscontinuous across the floor of the entire crawlspace.

Soil is in contact with the wood of the front and back porches. Soil in contact with wood will cause thewood to rot and can attract wood destroying insects.

Soil is in contact with the wood blocking the crawlspace vents. Soil in contact with wood will cause thewood to rot and can attract wood destroying insects.

OTHER INFORMATIONInaccessible areas The underside of the front and back porches were inaccessible because they are built within 18 inches of

ground level.


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Site Sketch:

Lasswell Home Inspection, LLCJerome Kukowski, Inspector

Phone: (253) 905-4273 Email: [email protected]

April 25, 2017

FAIRA.

Re 1718 Kirkland Ave NERenton, WA 98056

Dear FAIRA :

At your request a visual inspection of the above referenced property was conducted on 04/25/2017. This inspection report reflectsthe visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report. No warranty is either expressed or implied. This report is not an insurance policy, nor a warranty service.

An earnest effort was made on your behalf to discover all visible defects, however, in the event of an oversight, maximum liabilitymust be limited to the fee paid. The following is an opinion report, expressed as a result of the inspection. Please take time toreview limitations contained in the inspection agreement.

REPORT SUMMARY

During the inspection of this property I discovered the following problems:

ROOF SYSTEMROOFRoof Covering Status:Moss growth is present on the roof surface. This should be treated with a moss killer to prevent buildup and damage to theroofing.

GUTTERS & DOWNSPOUTType & Condition:One or more downspout terminations are missing splash blocks. I recommend installing splash blocks to direct the wateraway from the foundation.

ATTIC AND INSULATIONAccessibility & Conditions:The duct for the Unit 1720 bathroom fan is disconnected in the attic. This fan when running can discharge a large volumeof moist air into the attic. In the winter this may cause condensation on the underside of the roof sheathing which will leadto mold/mildew growth and in severe cases rot. The duct should be re-connected.

I recommend either insulating the existing duct(s) for the bathroom ventilation fan(s) or installing insulated ducts toprevent condensation from forming inside the ducts which can cause damage to the fan(s).

The insulation is in contact with the exhaust vent for the water heater. This type of vent pipe requires a 1 inch clearancefrom all combustible material and insulation is considered combustible. The insulation should be removed from around thevent pipe.

Insulation Type & Condition:There are areas where there is currently no insulation. This was most likely moved during renovation and then neverreplaced. I recommend adding additional insulation in these areas.



EXTERIOR - FOUNDATION - BASEMENTWALLSConditionThe sill plate at the northwest corner of the house is beginning to rot. I recommend contact any licensed contractor forfurther evaluation and repair.

I recommend additional caulking to seal penetrations through the siding for the following: gas lines, wiring.

The back porch windows are not installed correctly. They are installed on the exterior of the siding instead of behind it.This makes it difficult for the windows to be sealed. I recommend contacting licensed contractor for further evaluation andrepairs

The paint is cracked and peeling in areas. These areas should be scraped clean and re-painted to prevent damage to thesiding.

TRIMCondition:Rotten trim was found in the following locations: back porch Unit 1720. I recommend replacing all rotten trim and anydamage concealed behind the trim.

BASEMENT/CRAWL SPACECrawl Space:The subfloor insulation is falling down from between the joists at various places throughout the crawlspace. This should beput back in place to prevent cold spots and heat loss.

Crawlspace vents have been partially blocked by boards installed in front of them to hold the soil back. Proper airflow isimportant to keep moisture levels down in the crawlspace and prevent infestation by wood destroying organisms. Theboards should be removed and vent wells installed to allow proper airflow.

Rodents have tunneled under the foundation on the south end of the house. Continual undermining of the foundation couldcause it to settle. I recommend contacting a licensed pest control operator for further evaluation.

Evidence of rodent activity is present in the crawlspace. I recommend contacting a licensed pest control operator todetermine if this is from a current infestation.

The vapor barrier is contaminated with dead rodents, feces and urine I recommend replacing the vapor barrier.

The vapor barrier has tears and rodent damage throughout the crawlspace. The vapor barrier should be continuous acrossthe soil in the crawlspace without cuts or tears. Openings in the vapor barrier will allow water vapor to pass through andcould allow ground water to collect on top of the vapor barrier. I recommend replacing the vapor barrier.

Floor Joists:The header that supports the end of a cut floor joist has been notched for the toilet drain line. This may not allow theheader to properly support the joist and could allow the floor to sag. I recommend contacting a licensed contractor forfurther evaluation and repairs.

Other Observations:Rotten floor sheathing and water stains were noted under the bathroom of Unit 1720. This appears to be past damage andthe area was dry at the time of inspection. For further evaluation I recommend contacting a licensed contractor.



KITCHEN - APPLIANCESKITCHEN UNIT 1718Range/Cooktop & OvenThe door seal is worn. I recommend contacting an appliance repair service for further evaluation and repairs.

Burners in the following locations were inoperable: right front. The igniter was not working. I recommend contacting anappliance repair service to repair all inoperable burners.

There is no anti-tip bracket installed on the range. This is a safety device that prevents the range from tipping if a heavyload is placed on the open door.

RefrigeratorThe ice and water dispenser did not appear to work. This could be due to no water line being connected to the refrigerator,a clogged water filter or other internal problems.

Switches, Fixtures & Outlets:GFCI outlets in the following location(s) are faulty and would not reset when tripped: next to sink. I recommend replacingall faulty outlets.

KITCHEN UNIT 1720SinkThe faucet head will not stay in place and leaks around the base of the lever. I recommend contacting a licensed plumber torepair or replace the faucet.

Range/Cooktop & OvenThere is no anti-tip bracket installed on the range. This is a safety device that prevents the range from tipping if a heavyload is placed on the open door.

INTERIORINTERIOR UNIT 1718Other Exterior Doors:The weather stripping is worn on the rear door. I recommend replacing the weather stripping to prevent drafts and heatloss.

Interior Doors:Doors in the following rooms are damaged and will need to be repaired or replaced: master bedroom closet.

Door stops are missing on many of the doors. I recommend adding door stops to prevent damage to the drywall.

The guides are broken or missing at the bottom of the following closet doors: master bedroom.

Ceilings:The ceiling has water stains in the following area(s) indicating past leaks: master bedroom. The area was dry at the time ofinspection.

Smoke/Fire & CO Detectors:Missing carbon monoxide alarms - As of April 1, 2012 Washington State law requires the seller to install carbon monoxidealarms. These should be installed outside sleeping areas, on each level of the home and in accordance with themanufacturers recommendations.



INTERIOR UNIT 1720Main Entry Door:The weather stripping is worn on the front door. I recommend replacing the weather stripping to prevent drafts and heatloss.

Other Exterior Doors:The weather stripping is worn on the back door. I recommend replacing the weather stripping to prevent drafts and heatloss.

Interior Doors:Doors are missing in the following location(s): west bedroom closets.

Floors:The carpet is heavily worn in areas and will need to be replace.

Fireplace/Wood Burning DevicesThe gas stove was not working at the time of inspection. This is the primary heat source for the kitchen/living room. Irecommend contacting a licensed fireplace service for further evaluation and any repairs necessary.

The gas stove flue is missing a trim ring at the ceiling. This leaves an open hole into the attic. I recommend contacting alicensed fireplace service to install the proper trim ring to prevent heat loss.

Smoke/Fire & CO Detectors:Missing carbon monoxide alarms - As of April 1, 2012 Washington State law requires the seller to install carbon monoxidealarms. These should be installed outside sleeping areas, on each level of the home and in accordance with themanufacturers recommendations.

BATHROOMSBATHROOM UNIT 1718Tub, Shower, Plumbing Fixtures:The drain line is leaking from the trap connections. I recommend contacting a licensed plumbing contractor for repairs.

The tub spout is loose. I recommend contracting a licensed plumber for repairs.

Tub, Shower & Walls:The strip that seals the shower surround panels together is loose/missing. I recommend replacing the strip to prevent waterfrom getting behind the walls.

The caulking has cracked/failed where the tub meets the flooring. This should be re-caulked to prevent water from gettingunderneath the flooring.

MiscellaneousThe wall above the shower surround appears to have been repaired with drywall mud but not painted. This is causingmold/mildew growth. Mold/mildew is also noted on the ceiling. The wall should be finished. For cleanup procedures Irecommend contacting a licensed mold abatement contractor.

Bath VentilationThe exhaust fan is unusually noisy. I recommend having the fan either repaired or replaced.



BATHROOM UNIT 1720Condition of Sink:The drain stopper is missing.

Tub, Shower & Walls:The strip that seals the shower surround panels together is loose/missing. I recommend replacing the strip to prevent waterfrom getting behind the walls.

ELECTRICAL SYSTEMELECTRICAL PANELSGroundingI was not able to find a ground connection to the gas piping. The gas supply pipe should be bonded to the service ground inthe electrical panel. This is important because it will prevent you from being shocked should a live wire come in contactwith the gas piping. It is also important for the gas piping to be grounded should the house be struck by lightning.

Sub panel Notes: Unit 1718The wrong type of screws have been used to attach the panel cover. Screws with sharp points can pierce the insulation onthe wiring creating a dangerous short. I recommend replacing the panel cover screws with screws designed for this brandof panel.

There is no grounding bond to the panel box enclosure. This should be grounded to prevent it from being energized shoulda live wire come in contact with the metal enclosure.

There are one or more opening(s) in the panel cover where breakers were removed that need blank cover(s) installed toprevent accidental contact with the energized bus bars.

There are unused openings in the panel box. I recommend sealing all unused openings.

The neutral and ground conductors have been connected to the same terminal bar. These should never be connected outsideof the main panel.

CONDUCTORSBranch Wiring:Open junction boxes were found above gas stove in unit 1720. All open junction boxes should have covers installed. Theseprevent foreign objects from coming into contact with the electrical connections.

SWITCHES, OUTLETS & FIXTURESCondition:The cover glass is missing from the following fixtures: front porch 1720, back porch 1718

Outlets/Switches are missing cover plates. All outlets and switches should have cover plates installed to prevent someonefrom accidentally touching the live electrical connections.

PLUMBINGMAIN LINECondition:The main water lines are un-insulated in the unheated crawlspace. I recommend insulating the water lines to preventfreezing.



SUPPLY LINESCondition:The copper and steel pipe are in contact in the following location(s): under Unit 1720. The contact of dissimilar metalscreates a reaction which causes the pipe to corrode at an accelerated rate. A dielectric connector should be used any timegalvanized steel and copper pipe are connected.

The insulation has been chewed off or is missing off some of the supply plumbing in an unheated crawlspace and may beprone to freezing..

WASTE LINESCondition:The shower drain line under unit 1718 has a old piece of galvanized drain line with rust stains on the bottom. This is anindication that the drain line has leaked and is at the end of its useful life. I recommend contacting a licensed plumber forfurther evaluation and repairs.

The washing machine drain for unit 1720 is not plumbed correctly. The trap is too far from the standpipe and is below thefloor level. I recommend contacting a licensed plumber for further evaluation and repairs.

The shower drain line for unit 1720 is poorly connected to the old galvanized drain line. It has a sharp edge and flowslightly up hill. This may make the drain prone to clogging. I recommend contacting a licensed plumber for furtherevaluation and repairs.

WATER HEATER UNIT 1718Water Temp.135 Degrees. The generally accepted maximum safe water temperature is 120 degrees. Water temperature in excess of120 degrees can cause scalding. I recommend resetting the thermostat on the water heater so the temperature is 120degrees or below.

ConditionThe water heater was manufactured in 2003. Water heaters typically have a life expectancy of 10-15 years. The waterheater is near the end of its life and will need to be replaced soon.

The TPR, temperature and pressure relief, valve drain line is missing or ends prematurely. This is a SAFETY HAZARD.Most jurisdictions in Washington require this line to be run to the outside of the living space. At a very minimum it shouldbe run down to discharge within 6 inches of the floor.

No earthquake strapping. The water heater when full weighs approximately 500 pounds and during a severe earth quakecan do significant damage if it is not properly secured to the building. Adding earthquake strapping is an easydo-it-yourself project and all of the supplies should be available at any hardware store.

WATER HEATER UNIT 1720ConditionThe TPR, temperature and pressure relief, valve drain line is missing or ends prematurely. This is a SAFETY HAZARD.Most jurisdictions in Washington require this line to be run to the outside of the living space. At a very minimum it shouldbe run down to discharge within 6 inches of the floor.

GROUNDSLANDSCAPINGCondition:Vegetation is in contact with the siding which can cause damage to the siding and provide a path for wood destroyinginsects to enter the house. I recommend cutting back all vegetation so there is at least 6 inches clearance.



GRADINGSite:Grade at front foundation needs correction, Pitch slope of soils away from foundation. Slope should fall away from thefoundation at a minimum of 1/2 inch per foot and extend at least 10 feet away from the foundation.

PORCHCondition:The wood wrapping the base of the front porches is in contact with the soil and is rotting. I recommend contacting alicensed contractor for repairs.

The wood wrapping the base of the back porches is in contact with the soil and is rotting in spots. I recommend contactinga licensed contractor for repairs.

PATIO/PORCH COVERCondition:The back porch roofs have a pitch of 1 in 12. This type of roofing installed should not be installed on a roof of less than 2in 12. On slopes of less than 2 in 12 the roofing may allow leaks. Water stains are noted on the underside of the roof onunit 1718 and a piece of plywood has been installed. I recommend contacting a licensed roofing contractor for furtherevaluation and repairs.

Each of these items will likely require further evaluation and repair by licensed trades people. Thank you for selecting me to do yourhome inspection. If you have any questions regarding the inspection report or the home, please feel free to call me.

Sincerely,

Jerome KukowskInspector

Documents

FAIRA TRANSPARENCY REPORTS 1718 Kirkland Ave NE ......608 State St. South Kirkland, WA 98033 [email protected] +1.800.571.FAIR FAIRA TRANSPARENCY REPORTS 1718 Kirkland Ave NE, Renton,