FAIRA TRANSPARENCY REPORTS 18617 126th Pl 1616 E Lake … · 2017. 5. 31. · 608 State St. South...
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608 State St. South Kirkland, WA 98033 www.faira.com [email protected] +1.800.571.FAIR FAIRA TRANSPARENCY REPORTS 18617 126th Pl 1616 E Lake Sammamish Pl SE, Sammamish, WA 98075 SE, Renton, WA 98058 May 31 st , 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/11154 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
Transcript of FAIRA TRANSPARENCY REPORTS 18617 126th Pl 1616 E Lake … · 2017. 5. 31. · 608 State St. South...
608 State St. South Kirkland, WA 98033
www.faira.com
[email protected] +1.800.571.FAIR
FAIRA TRANSPARENCY REPORTS
18617 126th Pl 1616 E Lake Sammamish Pl SE, Sammamish, WA 98075 SE, Renton, WA 98058
May 31st, 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/11154
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
1616 E Lake Sammamish Pl SE, Sammamish, WA 98075Inspection prepared for: FAIRA / Chris Ellis
Real Estate Agent: -
Date of Inspection: 5/30/2017 Time: 1:30 PM Age of Home: 1997 Size: 1915 Weather: Cloudy 60 degrees
Order ID: 2063Garage door faces North for orientation purposes only.
Inspector: Dee Robert InmanWa. St. Home Inspector License #1459, FAA UAS Pilot License #3976466
Email: [email protected]
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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 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 recommendthat you or your representative carry out a final walk-through inspection immediately beforeclosing to check the condition of the property, using this report as a guide. Red Notes Denote serious, safety or items that require further investigationBlue notes denote minor or maintenance itemGreen note denote locations and shutoff valves
1. AttendanceIn Attendance: Seller present
2. Home TypeHome Type: Townhouse
3. OccupancyOccupancy:• Vacant - 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
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Exterior Areas 1. Siding ConditionSiding appeared in good condition overall. • Vinyl siding noted.Observations:• Dryer vent cover stays in the open position, normally should only open when dryer is in operation.Recommend conditions are corrected to prevent animal entry and air infiltration.
Vinyl appeared in good condition Dryer vent stays open2. GuttersGutters and downspouts appeared in good condition overall.
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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.
6. GradingGrading appeared in good condition overall.
North yard West yard7. ElectricalExterior outlets operate. • Exterior outlets are GFCI protected. • Exterior lights attached to thehouse operate overall.
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8. Cable FeedsMaterials: Primary Service is Underground Service Lateral
9. Gas ConditionMeter located at east side. Main Gas shutoff is located to the lower left of the meter.
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Main Gas Shutoff10. Exterior Faucet ConditionExterior faucets were in operable condition overall.
11. Pressure75 psi
75 psi12. Retaining WallRockery retaining wall. • Retaining Walls appeared in good condition overall.
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Rockery at south yard
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Porches 1. Porch1West
2. PorchPorch surface is covered with water proof membrane, appeared in good condition overall. •Guardrail appeared secure. • Handrail appeared secure. • Underside of Porch was covered andframing was not visible.Observations:• Post buried in soil can result in decay to base of posts, recommend correction.
Soil against posts
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Decks 1. Deck1North
2. DeckDeck surface is covered with water proof membrane, appeared in good condition overall. •Guardrail appeared secure. • Underside of deck was covered and framing was not visible.
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Roof 1. Roof ConditionArchitectural Composition shingle. • Roof surface is appeared in good condition overall. •Inspected from Drone.Type Average life span 30 years for this type surface with proper maintenance and care.
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2. FlashingFlashing appeared in good condition overall.
3. ChimneyGas B vent appeared in poor condition overall, B vent height was adequate overall.Observations:• B vent for furnace is corroded. Recommend further investigation and repairs by licensed HVACcontractor.
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Attic 1 1. AtticAttic access is located in bedroom.
2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.
3. VentilationVentilation appeared adequate overall. • Under eave soffit inlet vents noted.
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 12-14 inches in depth, estimated R value 38
6. RodentNo visible indications of Rodent Activity.
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Attic 2 1. AtticAttic access is located in the hall bathroom
2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.Observations:• There is a whitish and or darkened coloration that possibly could be a fungal/mold growth.Conditions are generally a result of excessive moisture at some point or inadequate ventilation.Testing may include surface sampling and air quality testing. Treating/remediation and correctionmoisture conditions will help prevent future occurrences. Recommend testing be performed.Primarily north slope.
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Fungal growth at north slope Fungal growth at north slope
Conditions are currently dry3. VentilationVentilation appeared adequate overall. • Under eave soffit inlet vents noted. • Continuous RidgeVent present.
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4. Fan/DuctBathroom fans appeared to exhaust to the exterior overall.
5. Insulation ConditionBlown in fiberglass insulation noted.Depth: Insulation averages about 12-14 inches in depth, estimated R value 38
6. RodentNo visible indications of Rodent Activity.
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Entryway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. Entry door operates andlocks overall. • Laminate wood grain material is in good condition overall.
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Living Room 1. LocationLocation Northwest
2. Living RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
3. Window-Wall AC or HeatObservations:• Register did not operate, recommend conditions are investigated further and corrected.
Register inoperable4. FireplaceFireplace is a gas unit. • Fireplace appeared in operable condition.Observations:• Pilot Controls are located inside access panel under glass.• Gas shutoff is located at the wall adjacent to the fireplace.
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Pilot controls
Gas shutoff
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Dining Room 1. LocationLocation Northeast
2. Dining RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.
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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is laminate. 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 ConditionQuartzite 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. Stove/OvenStove/oven were in operable condition overall.
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Oven is operational8. RefrigeratorRefrigerator was in operable condition.
Refrigerator temp, recommend lowering Freezer temp9. SinksSink was in operable condition overall.
10. ElectricalOutlets are GFCI protected at the counters.
11. Vent ConditionVent fan appears to exhaust to the exterior, part of microwave.
12. HeatingHeat register operates.
13. Hot Water DispenserMaterials: Hot water dispenser was in operable condition overall.
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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. CounterQuartzite counter tops are in good condition overall.
4. CabinetCabinet doors and drawers are in operable condition overall.
5. SinksSink was in operable condition overall.
6. ElectricalGFI outlets within 6 feet of the sink.
7. Exhaust FansVent fan operates overall.
8. FloorsTile Flooring is in good condition overall.
9. ToiletToilet was in operable condition overall.
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Hallway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. • Accessible outlets operate.
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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.
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Master Bedroom 1. LocationLocation Southwest
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.Observations:• Poor flow at heat register
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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. CountersStile stone counter tops are in good condition overall.
5. CabinetsCabinet doors and drawers are in operable condition overall.
6. SinksSinks are 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. • Jetted tub was in good condition overall.Observations:• GFCI for spa tub not visible, strongly recommend conditions are investigated further andcorrected as required as this is a hazardous condition.• Access panel not visible for tub equipment. Normally there should be an access panel for tubequipment.
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10. ShowerShower is in good condition overall. • Shower door is in operable condition overall.
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. CountersQuartzite counter tops are in good condition overall.
5. CabinetsCabinet doors and drawers 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 lamp operates.
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Bedroom 1 1. LocationLocation Northwest
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
3. ElectricalMaterials: Top halves of outlet on the south wall switch controlled.
4. HeatingHeat register operates.
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Bedroom 2 1. LocationLocation Southwest
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
3. ElectricalMaterials: Top halves of outlet on the north wall switch controlled
4. HeatingHeat register operates.
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Stairs Leading to Basement 1. StairSteps appeared uniform. • Handrail appeared secure.
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Basement Hallway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. • Accessible outlets operate.• Individual vinyl squares flooring is in good condition overall.
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Basement Family Room 1. Family RoomWalls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heatregister present. Accessible outlets operate.
Rough in for bar sink noted
Door missing at closet2. Window-Wall AC or HeatObservations:• Missing heat register at ceiling
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Missing heat register at ceiling3. SinksObservations:• Rough in plumbing for bar sink noted
4. DoorsObservations:• Missing door at closet
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Basement Laundry Room 1. LocationBasement
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
6. Exhaust FansVent fan operates overall. • Vent fan is part of fresh air exchange system. Fan should typicallyoperate 15 minutes per hour for proper fresh air exchange.
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7. DryerDryer appeared to exhaust to the exterior. • Dryer is electric Unit • 220 volt electrical service forelectric dryer.
8. Floor ConditionIndividual vinyl square 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.
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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.
Internally insulated heat ducts, 26 GA2. Floor ConditionMaterials: Flooring is concrete, appeared in good condition overall.
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Epoxy coated floor3. DoorsEntry door is in operable condition overall.Observations:• Garage door leading to interior did not self close. Recommend adjustment or installing self closinghinge for fire protection and to prevent carbon monoxide from entering the living area.
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. Heater Location The furnace is located in the garageFurnace is Carrier brand • 13 years of age approximately, average life span is 18 to 22 years.
2. Heating conditionObservations:• Furnace was serviced within the last year according to service sticker. Furnace should beserviced annually.
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All heat registers tested and have heat except living room adjacent to fireplace3. VentingObservations:• Recommend using approved metallic tape at vent cap. Duct tape has come loose. This couldpotentially introduce carbon monoxide into the garage area
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Recommend using approved metallic tape at vent cap.4. FiltersLocation: Electronic air cleaner present. • Right side of furnace filter locationObservations:• Washable aluminum mesh and flanged filters in the electronic air filter should be routinelychecked and cleaned approximately once every 2 months.• Electronic air cleaner did not operate, recommend conditions are investigated further andcorrected as required by licensed HVAC contractor.
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Filter location5. AC ConditionLocation: The compressor is located on the exterior south.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.
R-22 refrigerant
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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: Tankless gas water heaterLocation: The heater is located in the garage.
Water temp at kitchen sink
3. AgeTankless water heater average life span is 15 to 20 years.
4. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.Observations:• Temperature and pressure relief valve routes at an upward angle. This condition can cause waterto set in the outlet drain resulting in corrosion to the temperature and pressure relief valve andcause it not to engage when needed. This is an extremely hazardous condition, stronglyrecommend conditions are corrected by licensed HVAC contractor.
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Electrical 1 1. LocationMaterials: Located in the laundry room.
2. Electrical100 AMP Service, #2 Aluminum service entrance wiring.
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3. GroundingObservations:• Grounding not visible is a common condition in condominiums and town homes.
4. Wiring TypeObservations:• White neutral wires connected to circuit breakers should be black or red taped to designate theyare hot, recommend further investigation and correction by licensed electrical contractor.
5. SubpanelMaterials: Subpanel appeared in good condition. Wiring sizes conform to breaker sizes.
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Foundation/Crawlspaces 1. FoundationContinuous concrete foundation visible portion appeared in good condition overall. • Basement andconcrete slab foundation.
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Shutoffs 1. Shutoff LocationsObservations:• Water Heater gas shutoff is located below the water heater.• Water heater water line shutoffs located below the water heater• Furnace gas shutoff is located to the right of the Furnace.• Furnace disconnect is located to the left of the furnace.• Air Conditioner disconnect is located adjacent to exterior portion of the air conditioner.• Main Water Shutoff is located in the laundry room• Hose bib water shutoff is located in the laundry
AC electrical disconnect Gas stove shutoff
Main water shut off in laundry Hose bib shutoff in laundry
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||2||Furnace gas shutoff is located to the right ofthe Furnace.
||2||Furnace disconnect is located to the left of thefurnace.
||2||Water Heater gas shutoff is located below thewater heater.
||2||Water heater water line shutoffs located belowthe water heater
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Equipment 1. Appliances/EquipmentObservations:• Stove• Refrigerator• Dishwasher• Microwave• Disposal• Water Heater• Furnace• Gas Fireplaces• Washer• Dryer
||2||Dishwasher ||2||Refrigerator
||2||Disposal ||2||Microwave
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||2||Gas Fireplaces ||2||Dryer
||2||Washer ||2||Furnace
||2||Water Heater ||2||Water Heater
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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: 3 Chimney • B vent for furnace is corroded. Recommend further
investigation and repairs by licensed HVAC contractor.Attic 2Page 15 Item: 2 Framing • There is a whitish and or darkened coloration that possibly
could be a fungal/mold growth. Conditions are generally aresult of excessive moisture at some point or inadequateventilation. Testing may include surface sampling and airquality testing. Treating/remediation and correction moistureconditions will help prevent future occurrences. Recommendtesting be performed. Primarily north slope.
Living RoomPage 19 Item: 3 Window-Wall AC or
Heat• Register did not operate, recommend conditions areinvestigated further and corrected.
Master BathroomPage 29 Item: 9 Tub • GFCI for spa tub not visible, strongly recommend conditions
are investigated further and corrected as required as this is ahazardous condition.• Access panel not visible for tub equipment. Normally thereshould be an access panel for tub equipment.
GaragePage 41 Item: 3 Doors • Garage door leading to interior did not self close.
Recommend adjustment or installing self closing hinge for fireprotection and to prevent carbon monoxide from entering theliving area.
Heat/ACPage 43 Item: 3 Venting • Recommend using approved metallic tape at vent cap. Duct
tape has come loose. This could potentially introduce carbonmonoxide into the garage area
Plumbing/Water Heater1Page 48 Item: 4 TPRV Condition • Temperature and pressure relief valve routes at an upward
angle. This condition can cause water to set in the outlet drainresulting in corrosion to the temperature and pressure reliefvalve and cause it not to engage when needed. This is anextremely hazardous condition, strongly recommendconditions are corrected by licensed HVAC contractor.
