faira transparency reports 24256 ne 108th st, redmond, … · 2017. 4. 10. · 608 state st. south...

608 State St. South Kirkland, WA 98033

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FAIRA TRANSPARENCY REPORTS

24256 NE 108th St, Redmond, WA 98053

April 4th 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/10929 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/10929

RW West ConsultantsProperty Inspection Report

Cover Page

24256 NE 108th St, Redmond, WA 98053Inspection prepared for: Christopher Ellis

Real Estate Agent: -

Date of Inspection: 4/5/2017 Time: 1:30 PM Age of Home: 2009 Size: 2561

Order ID: 1680

Inspector: Ronald W WestLicense #565

PO Box 214, Redmond, WA 98073Phone: 425-885-0722 Fax: 206-674-0111

Email: [email protected]

RW West Consultants 24256 NE 108th St, Redmond, WA

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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 GFI outlets may not be installed;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. Items denote serious, safety or items that required further investigationItems denote minor or maintenance itemsItems denote locations and shutoff valves


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General Exterior Note 1. Exterior NoteObservations:• North Elevation• South Elevation• East Elevation• West Elevation

||2||South Elevation ||2||East Elevation

||2||North Elevation ||2||West Elevation


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Exterior Areas 1. Siding ConditionSiding appeared in good condition overall. • Cultured stone sidingObservations:• Paint flaking at south window trim

2. GuttersGutters and downspouts appeared in good condition overall.

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 installing flashing at exposed beams/corbels/rafters to prevent premature decayfrom occurring


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5. GradingObservations:• 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.• Yard very wet to the north day area• Grade Slopes towards the house from South to north.• Grade slopes toward the house from west east.• Water entering through the crawlspace vent at the Westside, recommend re-grading.

||1||Grade Slopes towards the house from Southto north.

Yard very wet to the north day area Crawlspace vent west side water entering6. ElectricalExterior outlets operate. • Exterior outlets are GFCI protected.

7. Cable FeedsMaterials: Primary Service is Underground Service Lateral

8. Gas ConditionMeter located at east side. Main Gas shutoff is located to the lower left of the meter.


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9. Exterior Faucet ConditionExterior faucets were in operable condition overall.Observations:• Hose bib at the northwest corner of the garage appear to be turned off at the shut off valve

10. Pressure80


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Rodents/Pests 1. BeesObservations:• In attic #2 there are bees, recommend further investigation by licensed pest control company

South live bee South Dead Bees


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Roof 1. Roof ConditionArchitectural Composition shingle. • Roof surface is appeared in good condition overall.Type Average life span 30 years for this type surface with proper maintenance and care.Observations:• Moss on roof at a few areas. This can lead to the premature failure of the roof and subsequentleaks. Recommend treating moss with a moss retarding chemical. Pressure washing is notrecommended as it can damage surface and lessen life span.

Moss northeast area2. FlashingFlashing appeared in good condition overall.


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Attic 1 1. AtticMaster bedroom closet is location of access.

2. FramingFraming appeared in good condition overall. There were no visible indications of decay.Observations:• Over the master in the northeast area there is darkened coloration at the sheathing that possiblycould be a fungal/mold growth at the northeast area. Conditions are generally a result of excessivemoisture at some point or inadequate ventilation. There is only 1 roof surface vent over the master.Testing may include surface sampling and air quality testing. Treating/remediation and correctionmoisture conditions will help prevent future occurrences. Recommend conditions are investigatedfurther and corrected

North South


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East West

East fungal like North east corner fungal like3. VentilationUnder eave soffit inlet vents noted. • Roof surface vent present.Observations:• Attic appeared inadequately vented over the master only 1 roof surface vent present. Normallyvents should be placed equally at high and low areas so that cross ventilation is acheived.Recommend conditions are investigated further by licensed roofing contract and repair asnecessary to ensure proper ventilation. Adding additional ventilation will help avoid premature agingof roof and help to maintain proper humidity and temperature control that could otherwise result inmold/fungus or wood decay.


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Only surface vent near north side4. Fan/DuctBathroom fans appeared to exhaust to the exterior overall.

West West5. Insulation ConditionBlown in fiberglass insulation noted.

6. RodentNo visible indications of Rodent Activity.


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Attic 2 1. AtticLaundry room is location of attic access

2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.

South North3. VentilationVentilation appeared adequate overall. • Under eave soffit inlet vents noted. • Roof surface ventspresent.Observations:• Eaves vents blocked with insulation/baffles, recommend conditions are corrected as they canresult in condensate moisture and fungus/mold growth.• Vent screens noted as restricted.


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Blocked soffit vents southeast4. Fan/DuctBathroom fans appeared to exhaust to the exterior overall.

East East

West


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5. ElectricalObservations:• Recessed lighting in contact with insulation and no visible IC contact rating. This condition is apotential fire hazard, recommend minimum 3 inch clearance is acheived.

6. RodentObservations:• Indications of wasps nest construction.

South


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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 sectionObservations:• Ceiling and wall cracks did not appear unusual and are in several locations.


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Den 1. Den RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.


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Living Room 1. Living RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.

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.


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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is wood. 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 tile counter tops are in good condition.Observations:• Voids in the counter at the back splash, recommend resealing.• Voids in the counter at the back splash, recommend resealing.


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Left of window Near oven

3. CabinetCabinet doors and drawers are in operable condition overall.

4. DisposalDisposal operates overall.

5. DishwasherDishwasher was in operable condition. • Dishwasher was in operable condition overall.

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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8. RefrigeratorRefrigerator was in operable condition. • Refrigerator was in operable condition overall.

9. SinksSinks are in operable condition overall. • Sink was in operable condition overall.

10. ElectricalOutlets are GFCI protected at the counters.

11. Vent ConditionVent fan appears to exhaust to the exterior.

12. HeatingHeat register operates.


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1st Floor Bathroom 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.

2. ElectricalGFI outlets within 6 feet of the sink.

3. CountersTile counter tops are in good condition overall.

4. SinksSink was in operable condition overall.

5. Exhaust FansVent fan operates overall.

6. FloorsTile Flooring is in good condition overall.

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



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Hallway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. • Wood flooring is in goodcondition overall


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Laundry 1. LocationUpstairs

2. ConditionCeiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates. •Windows are thermal pane, appeared sealed overall

3. ElectricalGFI outlets within 6 feet of water sources overall


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


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6. Floor ConditionLinoleum Flooring is in good condition overall.


8. WasherMaterials: Washer appeared to be in operable condition.


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Stairs Leading to 2nd Floor 1. StairSteps appeared uniform. • Handrail appeared secure.Observations:• Carpet staining

Carpet staining


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Upstairs Hallway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates.


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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.Observations:• Cracking at the ceiling does not appear unusual.

Right window in sitting area2. ElectricalMaterials: Top halves of outlet on the north wall switch controlled • Top halves of outlet on the eastwall switch controlled. • Top halves of outlet on the west wall switch controlled. • Top halves ofoutlet on the south wall switch controlled.


4. Window Deficiencies


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Master Bathroom 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. •Windows are thermal pane, appeared sealed overall • Entry door is in operable condition overall.

2. ElectricalGFI outlets within 6 feet of the water sources.

3. CountersTile counter tops are in good condition overall.

4. CabinetsCabinet doors and drawers are in operable condition overall.

5. SinksSinks are in operable condition overall.



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7. FloorsTile Flooring is in good condition overall.Observations:• Voids in the caulking/grout where flooring butts against shower/tub, recommend resealing toprevent water penetration that can result in wood decay.

8. TubTub was in good condition overall.

9. ShowerShower door is in operable condition overall.Observations:• Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout.• Voids in the caulking/grout where shower walls rest on pan.


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10. ToiletToilet was in operable condition overall.



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Bedroom 1 1. LocationLocation 1st Left • Northeast

2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.Observations:• Cracking at the ceiling and or walls does not appear unusual.

Bedroom 13. HeatingHeat register operates.


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Jack & Jill Bathroom 1. LocationMaterials: Upstairs

2. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.Observations:• Walls cracks did not appear unusual.

3. ElectricalGFI outlets within 6 feet of water sources.

4. CountersFormica counter tops are in good condition overall.



7. FloorsLinoleum Flooring is in good condition overall.Observations:• Voids in the caulking/grout where flooring butts against shower/tub, recommend resealing toprevent water penetration that can result in wood decay.


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8. TubTub was in good condition overall. • Tub and shower were in good condition overall.

9. ShowerShower door is in operable condition overall.Observations:• Voids in the caulking/grout recommend resealing.• Paint chipping recommend correction.

Above shower


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Bedroom 2 1. LocationLocation 2nd Left • Southeast

2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.Observations:• Cracking at the ceiling and or walls does not appear unusual.

Bedroom 23. ElectricalMaterials: Top halves of outlet on the north wall switch controlled



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Bonus Room 1. LocationLocation Southwest

2. Bonus RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.Observations:• Cracking at the ceiling does not appear unusual.• Cracking at the walls does not appear unusual.


4. FloorObservations:• Carpet staining.

Staining


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5. CountersFormica counter tops are in good condition overall.


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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.

2. 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.

3. Garage DoorsGarage doors operate overall, were on auto openers. • Safety return sensors operate overall. • Photo cell safety returns operate overall. • Tension safety returns operate overall.


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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 Bryant Brand. • 8 years of age approximately, average life span is 18 to 22 years.

3. Filters


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Plumbing/Water Heater1 1. Water Heater ConditionObservations:• Recommend installing 90 degree return on TPRV


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Electrical 1 1. LocationMaterials: Located in the Garage

2. Electrical200 AMP service, 4/0 Aluminum service entrance wires.

3. GroundingElectrical service is grounded and bonded.

4. Wiring TypeBreaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiringis copper.

5. Arc Fault CircuitsArc Fault Circuits in the panel for bedroom lights and outlets.


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Foundation/Crawlspaces 1. FoundationContinuous concrete foundation visible portion appeared in good condition overall.

2. DrainageCrawlspace area was dry overall, there were no visible indications of standing water presentlyObservations:• Water entering through crawl space vents west side, recommend regrading and installing ventwell at the exterior, minor condition to correct.

3. FramingVisible framing appeared in good condition overall.


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4. VentilationVentilation appeared adequate overall.

No vents at south side due to front porch5. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages approximately 10 inches in depth, estimated R value 30.Observations:• Insulation damaged/missing in areas of the crawlspace, recommend conditions are corrected.


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6. Vapor BarrierVapor Barrier was in place.

7. RodentObservations:• Indications of Rodent activity,some rodent droppings can carry disease, recommend conditionsare investigated further by licensed Pest Control Company.• Carcasses present.• Urine present


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Equipment 1. Appliances/EquipmentEquipment/Appliances:

||2||Microwave ||2||Dryer

||2||Washer ||2||Water Heater


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||2||Furnace Stove

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

||2||Gas Fireplaces ||2||Network Wiring Panel Present.


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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.Exterior AreasPage 4 Item: 5 Grading • Grade Slopes towards the house from South to north.

• Grade slopes toward the house from west east.• Water entering through the crawlspace vent at the Westside,recommend re-grading.

Rodents/PestsPage 6 Item: 1 Bees • In attic #2 there are bees, recommend further investigation

by licensed pest control companyAttic 1Page 8 Item: 2 Framing • Over the master in the northeast area there is darkened

coloration at the sheathing that possibly could be afungal/mold growth at the northeast area. Conditions aregenerally a result of excessive moisture at some point orinadequate ventilation. There is only 1 roof surface vent overthe master. Testing may include surface sampling and airquality testing. Treating/remediation and correction moistureconditions will help prevent future occurrences. Recommendconditions are investigated further and corrected

Page 9 Item: 3 Ventilation • Attic appeared inadequately vented over the master only 1roof surface vent present. Normally vents should be placedequally at high and low areas so that cross ventilation isacheived. Recommend conditions are investigated further bylicensed roofing contract and repair as necessary to ensureproper ventilation. Adding additional ventilation will help avoidpremature aging of roof and help to maintain proper humidityand temperature control that could otherwise result inmold/fungus or wood decay.

GaragePage 41 Item: 2 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.

Foundation/CrawlspacesPage 47 Item: 7 Rodent • Indications of Rodent activity,some rodent droppings can

carry disease, recommend conditions are investigated furtherby licensed Pest Control Company.• Carcasses present.• Urine present

faira transparency reports 24256 ne 108th st, redmond, … · 2017. 4. 10. · 608 state st. south...

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