608 State St. South Kirkland, WA 98033 www.faira.com
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FAIRA TRANSPARENCY REPORTS 6756 10th Ave NW, Seattle, WA 98117 October 10, 2016 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/10767 All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We’re happy you’ve chosen a Faira Certified home and look forward to the opportunity of working with you!
The Faira Team
RW West Consultants Cover Page
Property Inspection Report
6756 10th Ave NW, Seattle, WA 98117 Inspection prepared for: Faira Real Estate Agent: Date of Inspection: 11/16/2016 Time: 9:00 AM Age of Home: 1924 Size: 1240 Weather: 49 cloudy Order ID: 1211 Front door faces West for orientation purposes only. Inspector: Dee Robert Inman License #1459 Email:
[email protected] www.rwwestinspections.com
RW West Consultants
6756 10th Ave NW, Seattle, WA
Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available 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 inspection of 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; this report 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 repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. Red Notes Denote serious, safety or items that require further investigation Blue notes denote minor or maintenance item Green note denote locations and shutoff valves 1. Attendance In Attendance: Seller present 2. Home Type Home Type: Basement One Story 3. Occupancy Occupancy: • Occupied - Furnished • The utilities were on at the time of inspection.
Page 1 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Exterior Areas 1. Siding Condition Siding appeared in good condition overall. Observations: • Paint flaking at the siding, recommend loose paint is removed, barewood areas primed and repainted. • Paint finish fading/chalking indicating paint has lost its effectiveness, recommend repainting. • 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.
West Elevation
South Elevation
East Elevation
North Elevation
Page 2 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Paint chalking and peeling
Damaged vent South side
Dryer vent missing louver 2. Gutters Gutters and downspouts appeared in good condition overall. Observations: • Recommend installing splashblocks or extensions to divert water minimum 3 feet away from the foundation. Extensions longer than 3 feet may be required if grade slopes toward the house where slpash blocks or extension end.
Page 3 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Recommend extension and splashblock 3. Soffit Soffits and eaves appeared in good condition overall.
4. Door/Window Exterior doors appeared in operable condition, at time of inspection. • Threshold and jambs appeared in good condition overall. Observations: • Paint flaking at window sills/frames, recommend repainting to prevent premature decay from occurring.
Page 4 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Flashings in place 5. Grading Grading appeared in good condition overall. Observations: • Foliage is touching the siding, recommend clearance is achieved as this is a conducive condition for wood destroying organisms and pests
Page 5 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Foliage touching siding 6. Electrical Observations: • No visible exterior outlets. Normally there should be exterior outlets. • Conduit damaged at East side. Recommend repairs To prevent wire damage and shorting.
Conduit damaged 7. Cable Feeds Materials: Primary Service is Overhead Service Drop
Page 6 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
8. Gas Condition Meter located at South side. Main Gas shutoff is located to the lower left of the meter.
Main Gas Shutoff 9. Exterior Faucet Condition Exterior faucets were in operable condition overall. 10. Pressure 95 Observations: • Water pressure is in excess of 80 PSI. Water pressure above 80 PSI can result in plumbing leaks and cause plumbing appliances to wear more quickly, recommend adjusting water pressure.
Page 7 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
95 psi 11. Gate Condition Materials: Wood Observations: • Fences are NOT INCLUDED as part of a home inspection.
Page 8 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Exterior Stairs 1. Stair Observations: • Steps were not uniform height, normally there should be no more that a 3/8th inch variance between riser heights. Recommend using caution. • There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. Lower stairs
Page 9 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Roof 1. Roof Condition Architectural Composition shingle. • Inspected from ladder. Type Average life span 30 years for this type surface with proper maintenance and care. Observations: • Moss on roof. This can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss with a moss retarding chemical. Pressure washing is not recommended as it can damage surface and lessen life span.
One layer noted with drip edge
Page 10 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
2. Flashing Flashing appeared in good condition overall. 3. Spark Arrestor Observations: • No chimney rain cap observed, suggest installing a chimney raincap to prevent the entrance of the elements and local wildlife and to preserve the life of the chimney as well as minimize maintenance. 4. Chimney Brick masonry chimney appeared in good condition overall, chimney height was adequate overall.
Page 11 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Attic 1. Attic Attic access is located in bedroom closet
2. Framing Observations: • Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or have roofing contractor evaluate.
Page 12 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Previous water penetration 3. Ventilation Ventilation appeared adequate overall. • Under eave soffit inlet vents noted. • Continuous Ridge Vent present. Observations: • Unscreened area at eaves. Recommend screening to prevent pest entry
Unscreened area at eaves 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall.
Page 13 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
5. Electrical Observations: • Insulation has been installed over knob and tube wiring at various locations. This is a fire "Safety Concern". Strongly recommend conditions are investigated further by licensed electrical contractor prior to closing to ensure safety.
Live knob and tube 6. Insulation Condition Rock wool fiberglass insulation present. Depth: Insulation averages approximately 4 inches, estimated R value 13. Newer requirements are R49 insulation content.
Page 14 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
7. Rodent No visible indications of Rodent Activity.
Page 15 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
General Interior Note 1. General Notes Materials: Windows in the home are Double panel insulated glass windows. Any deficiencies are noted in each room section • Doors in the home are considered operational unless otherwise noted in each room section
Page 16 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Living Room 1. Location Location Southwest 2. Living Room Walls and ceilings appear in good condition overall. Flooring is bamboo. Heat register present. Accessible outlets operate. • Light fixture operates.
3. Ceiling Fan Materials: Ceiling Fan was in operable condition overall
Page 17 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
4. Fireplace Fireplace is a gas unit. Observations: • Gas shutoff is located at the wall adjacent to the fireplace. • Pilot Controls are located inside access panel under glass. • Blacken at fireplace gas can be an indication of improper air fuel mixture. recommend fireplace be serviced by licensed HVAC contractor.
Page 18 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Kitchen 1. Kitchen Room Walls and ceilings appear in good condition overall. Flooring is bamboo. Heat register present. Accessible outlets operate. Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doors and drawers are in operable condition overall.
2. Counter Condition Quartz counter tops are in good condition. 3. Cabinet Cabinet doors and drawers are in operable condition overall. Observations: • Cabinet doors are out of alignment, recommend adjustment 4. Disposal There is no disposal. 5. Dishwasher Dishwasher was in operable condition. Observations: • Lack of a proper air gap noted at dishwasher drain line. In the event of a sewer backup this device prevents sewer matter from entering into dishwasher. Recommend having a licensed plumber install a air gap or drip loop to prevent possible contamination to water supply. Minor condition to correct
Page 19 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Needs high loop 6. Stove/Oven Stove/oven were in operable condition overall.
7. Refrigerator Refrigerator was in operable condition. 8. Sinks Sink was in operable condition overall. 9. Electrical Observations: • GFCI protected receptacles may not have been required when the house was built. , strongly recommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources. • Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. At North wall
Page 20 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Ungrounded outlet at North wall 10. Vent Condition Observations: • There is no exhaust fan present, recommend installing exhaust fan. If stove is gas unit fan with exterior exhaust is highly recommended 11. Heating Heat register operates. 12. Doors Observations: • Double keyed deadbolt is a safety egress concern in case of fire. Recommend installing lever type
Double keyed deadbolt
Page 21 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Upstairs Hallway 1. Conditions Ceiling and walls are in good condition overall. Light fixture operates. • Bamboo flooring is in good condition overall.
2. Doors Observations: • Closet door sticks, recommend adjustment.
Page 22 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Hall Bathroom1 1. Location Materials: 1st Floor 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. • There were no visible indications of plumbing deficiencies overall.
3. Electrical Observations: • Light Fixture did not operate, possible blown bulb, recommend further investigation. • GFCI protected receptacles may not have been required when the house was built. Recommend upgrading with GFCI's at all receptacles near water sources as a safety precaution
Light did not operate 4. Cabinets Cabinet doors are in operable condition overall. 5. Exhaust Fans Vent fan operates overall. Page 23 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
6. Floors Linoleum Flooring is in fair condition overall. Observations: • Flooring is delaminating. Recommend repairs
Flooring is delaminating 7. Tub Tub and shower were in good condition overall. 8. Sinks Sink was in operable condition overall. 9. Toilet Toilet was in operable condition overall. 10. Heating Heat register operates. 11. Doors Observations: • Entry door sticks, recommend adjustment.
Page 24 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Bedroom1 1. Location Location Northeast 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is bamboo. Heat register present. Accessible outlets operate. • Light fixture operates. Observations: • Cracking at the ceiling does not appear unusual.
3. Doors Observations: • Closet door difficult to operate, recommend adjustment. • Entry door sticks, recommend adjustment. 4. Heating Heat register operates.
Page 25 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Bedroom 2 1. Location Location Northwest 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is bamboo. Heat register present. Accessible outlets operate. Observations: • Cracking at the ceiling does not appear unusual.
3. Doors Observations: • Entry door sticks, recommend adjustment. • Closet door difficult to operate, recommend adjustment. 4. Window Deficiencies Observations: • Balancing spring disconnected. Recommend repairs by licensed window contractor
Balancing spring disconnected Page 26 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
5. Heating Heat register operates.
Page 27 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Stairs Leading to Basement 1. Stair Observations: • There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. • Chipped step. Recommend repairs for safety
Page 28 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Basement Laundry Room 1. Location Basement 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates.
3. Dryer Dryer appeared to exhaust to the exterior. • Dryer is electric Unit • 220 volt electrical service for electric dryer.
4. Floor Condition Concrete Flooring is in good condition overall. 5. Sink Sink is in operable condition overall. Observations: • Supply line leaks. Recommend repair by licensed plumber.
Page 29 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Supply line leaks 6. Washer Materials: Washer appeared to be in operable condition. • Washer drains into sink. • Washer faucets were in operable condition, no visible leakage.
Page 30 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Heat/AC 1. Heating Type Gas 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 basement Furnace is Payne brand • 36 years of age approximately, average life span is 18 to 22 years. Observations: • The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. 3. Heating condition Observations: • Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor.
All heat registers tested and have heat
Page 31 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
4. Filters Location: Left side of furnace filter location Observations: • Filter installed incorrectly. Recommend corrections
Filter location
Filter installed incorrectly
Page 32 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
5. Oil Tank Observations: • Oil lines/oil vent pipe present indicating there may be an underground oil storage tank. If there is a tank should be checked to see that all oil has been drained from the tank and checked to ensure that no leaking has occurred. Generally municipalities will either require, triple rinsing, filling the tank with a slurry type material, or removal of the tank if it will not undermine the foundation. This jurisdiction generally falls under the local fire department. Strongly recommend conditions be investigated further and corrected as required as a leaking tank could result in hazardous waste cleanup. If the tank has been decommissioned there should be documentation.
Page 33 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Plumbing/Water Heater1 1. Plumbing Water lines were PEX plastic. • Drain and waste lines are cast iron and plastic Observations: • Sewer scoping is recommended by licensed company due to age of home or trees in proximity of drain line. 2. Water Heater Condition Heater Type: Electric water heater. • 50 gallons Observations: • Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. 125 degrees
3. Age Approximately 1 year of age, average life span is 10 to 12 years.
2016
Page 34 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
4. Condition Observations: • Seismic straps are not in place/ improperly installed. Normally there should be seismic straps installed at the upper and lower one thirds of the tank. • Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed electrical contractor. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present.
Page 35 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Electrical 1 1. Location Materials: Located in the Basement 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. Observations: • Panel cover screw(s) missing. • Circuit breakers missing exposing live electrical conductors. Electrocution hazard. strongly recommend snap in filler bars are installed. Minor condition to correct
Missing panel cover screws
Missing snap in covers
Double tap neutral 3. Grounding Electrical service is grounded and bonded.
Page 36 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Observations: • Knob and tube wiring present. Some insurance companies will not insure homes with knob and tube wiring. Recommend consulting with your insurance provider.
Page 37 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Foundation/Crawlspaces 1. Location Basement 2. Foundation Continuous concrete foundation visible portion appeared in good condition overall. • Basement and concrete slab foundation. Observations: • Efflorescence observed; this is a mineral deposit left behind from previous exterior water infiltration.
3. Drainage Crawlspace area was dry, there were no visible indications of standing water presently 4. Framing Visible framing appeared in good condition overall. Observations: • Post and beam connections not gusseted or strapped, recommend conditions are corrected. • The builder used masonry or "cut" nails to attach the bottom plates to the foundation wall. We recommend adding retrofit style anchor bolts as necessary. Page 38 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
5. Insulation Condition Observations: • No insulation present, newer requirements are R30 insulation content. 6. Ducts Ducts appeared securely attached and insulated overall. Observations: • No insulating at heating ducts. This condition can result in up to 25% heat loss. Recommend insulating ducts to prevent heat loss.
Page 39 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
7. Electrical Observations: • Live knob and tube wiring present.
Live knob and tube
Page 40 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Shutoffs 1. Shutoff Locations Observations: • Water heater water line shutoff is located above the water heater. • Furnace gas shutoff is located to the left of the furnace. • Furnace disconnect is located to the left of the furnace. • Gas fireplace gas shutoff is located at the floor to the left of the fireplace. • Gas Meter shutoff is located on the south side to the lower left of the meter. • Could not locate main water shutoff, recommend consulting with owner.
Gas main shutoff
||2||Furnace gas shutoff is located to the left of the furnace.
||2||Furnace disconnect is located to the left of the furnace.
||2||Water heater water line shutoff is located above the water heater.
Page 41 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Equipment 1. Appliances/Equipment Observations: • Stove • Refrigerator • Dishwasher • Water Heater • Furnace • Washer • Dryer
||2||Stove
||2||Refrigerator
||2||Dishwasher
||2||Washer
Page 42 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
||2||Dryer
||2||Water Heater
||2||Furnace
Page 43 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Exterior Areas Page 6 Item: 6 Electrical • Conduit damaged at East side. Recommend repairs To prevent wire damage and shorting. Page 7 Item: 10 Pressure • Water pressure is in excess of 80 PSI. Water pressure above 80 PSI can result in plumbing leaks and cause plumbing appliances to wear more quickly, recommend adjusting water pressure. Exterior Stairs Page 9 Item: 1 Stair • Steps were not uniform height, normally there should be no more that a 3/8th inch variance between riser heights. Recommend using caution. • There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. Lower stairs Attic Page 12 Item: 2 Framing • Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or have roofing contractor evaluate. Page 13 Item: 3 Ventilation • Unscreened area at eaves. Recommend screening to prevent pest entry Page 14 Item: 5 Electrical • Insulation has been installed over knob and tube wiring at various locations. This is a fire "Safety Concern". Strongly recommend conditions are investigated further by licensed electrical contractor prior to closing to ensure safety. Kitchen Page 20 Item: 9 Electrical • GFCI protected receptacles may not have been required when the house was built. , strongly recommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources. • Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. At North wall Page 21 Item: 10 Vent Condition • There is no exhaust fan present, recommend installing exhaust fan. If stove is gas unit fan with exterior exhaust is highly recommended Page 21 Item: 12 Doors • Double keyed deadbolt is a safety egress concern in case of fire. Recommend installing lever type Hall Bathroom1 Page 23 Item: 3 Electrical • GFCI protected receptacles may not have been required when the house was built. Recommend upgrading with GFCI's at all receptacles near water sources as a safety precaution Stairs Leading to Basement Page 44 of 45
RW West Consultants
6756 10th Ave NW, Seattle, WA
Page 28 Item: 1
Stair
• There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. • Chipped step. Recommend repairs for safety
Heat/AC Page 31 Item: 2
Heater
Page 31 Item: 3
Heating condition
Page 33 Item: 5
Oil Tank
• The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. • Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. • Oil lines/oil vent pipe present indicating there may be an underground oil storage tank. If there is a tank should be checked to see that all oil has been drained from the tank and checked to ensure that no leaking has occurred. Generally municipalities will either require, triple rinsing, filling the tank with a slurry type material, or removal of the tank if it will not undermine the foundation. This jurisdiction generally falls under the local fire department. Strongly recommend conditions be investigated further and corrected as required as a leaking tank could result in hazardous waste cleanup. If the tank has been decommissioned there should be documentation.
Plumbing/Water Heater1 Page 34 Item: 2 Water Heater Condition Page 35 Item: 4
Condition
Electrical 1 Page 36 Item: 2
Electrical
Page 37 Item: 4
Wiring Type
Foundation/Crawlspaces Page 39 Item: 4 Framing Page 40 Item: 7
Electrical
• Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. 125 degrees • Seismic straps are not in place/ improperly installed. Normally there should be seismic straps installed at the upper and lower one thirds of the tank. • Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed electrical contractor. • Circuit breakers missing exposing live electrical conductors. Electrocution hazard. strongly recommend snap in filler bars are installed. Minor condition to correct • Knob and tube wiring present. Some insurance companies will not insure homes with knob and tube wiring. Recommend consulting with your insurance provider. • The builder used masonry or "cut" nails to attach the bottom plates to the foundation wall. We recommend adding retrofit style anchor bolts as necessary. • Live knob and tube wiring present.
Page 45 of 45
