faira transparency reports 9630 12th pl se, …...9630 12th pl se, lake stevens, wa 98258 september...
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608 State St. South Kirkland, WA 98033
www.faira.com
[email protected] +1.800.571.FAIR
FAIRA TRANSPARENCY REPORTS
9630 12th Pl SE, Lake Stevens, WA 98258
September 27, 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/11500 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
9630 12th Pl SE, Lake Stevens, WA 98258Inspection prepared for: FAIRAReal Estate Agent: Faira .com -
Date of Inspection: 9/26/2017 Time: 1:30 PM Age of Home: 1994 Size: 1320
Weather: Sunny 70 degreesOrder ID: 2678
Front door faces North for orientation purposes only.
Inspector: Dee Robert InmanLicense #1459 UAS Pilots Lic. No. 3976466
Email: [email protected]
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Inspection Details INTRODUCTION: 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 recommend thatyou or your representative carry out a final walk-through inspection immediately before closing tocheck 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
1. AttendanceIn Attendance: Seller present
2. Home TypeHome Type: Two Story
3. OccupancyOccupancy:• Occupied - 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 ||2||East Elevation
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Exterior Areas 1. Siding ConditionSiding appeared in fair condition overall. • Oriented Strand Board Siding • OSB T111 sidingObservations:• Paint finish fading/chalking indicating paint has lost its effectiveness, recommend repainting.• Tree branches overhanging roof and/or against siding. Trim trees that are in contact or proximityto home, as branches can abrade siding and damage roofing.• There have been problems with OSB siding prematurely failing. Recommend frequentmaintenance of caulk and paint.• LP siding shows signs of water damage/swelling/Failing. Recommend conditions are investigatedfurther and corrected by licensed Siding Contractor.
Swelling and delamination noted
Tree touching siding and roof2. GuttersGutters and downspouts appeared in good condition overall.
3. Driveway and Walkway ConditionConcrete sidewalks and driveways appeared in good condition overall.Observations:• Cracking at the driveway/sidewalk does not appear unusual.
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South patio4. SoffitSoffits and eaves appeared in fair condition overall.Observations:• Fascia tails decaying/peeling, recommend repair.
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Fascia tails peeling5. 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.Observations:• Foliage is touching the siding, recommend clearance is achieved as this is a conducive conditionfor wood destroying organisms and pests
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North yard South yard
East yard Foliage touching siding7. ElectricalExterior outlets operate overall • Exterior outlets are GFCI protected overall • Exterior lightsattached to the house operate overall.
8. Cable FeedsMaterials: Primary Service is Underground Service Lateral
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9. Gas ConditionMeter located at west side. Main Gas shutoff is located to the lower left of the meter.
Main Gas Shutoff10. Exterior Faucet ConditionExterior faucets were in operable condition overall.
11. Pressure60 psi
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60 psi12. Gate ConditionMaterials: WoodObservations:• Fences are NOT INCLUDED as part of a home inspection.
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Porches 1. Porch1North
2. PorchPorch surface and Visible framing appeared in good condition overall. • Trex type deck materialappeared in good condition overall. • Guardrail appeared secure. • Handrail appeared secure.
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Deck 1 1. Deck1South
2. DeckGuardrail appeared secure. • Handrail appeared secure.Observations:• No visible flashing present above the deck header to prevent moisture from becoming trappedbetween siding and header that could result in decay, recommend flashing is installed.• Ledger board secures deck to the house with nails instead of lag bolts. Nails loosen withtemperature/moisture and humidity changes and can result in deck collapsing. Stronglyrecommend lag bolts are installed as a safety precaution.• Decking boards decayed, recommend investigation of extent of damage and repair.• Recommend additional support at stair jacks• Some decay noted at stair jacks and treads. Recommend further investigation and corrections.
Recommend additional support at stair jacks
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Some decay noted at stair jacks
Decay at deck boards noted
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Deck 2 1. Deck1South lower
2. DeckDeck surface appeared in good condition, framing was not visible due to ground proximity. •Handrail appeared secure.Observations:• Recommend sealing deck wood surfaces.
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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. FlashingObservations:• Incorrect flashing at siding at north lower. This application will trap moisture against siding.Recommend further investigation and corrections
Incorrect flashing at siding3. SkylightsSkylights appeared sealed, no visible indications of leakage.
4. ChimneyGas B vent appeared in good condition overall, B vent height was adequate overall.
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Attic 1 1. Attic
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.Treating/remediation and correction moisture conditions will help prevent future occurrences.Testing would need to be performed to determine the presence or absence of Mold. Testing mayinclude surface sampling and air quality testing.
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3. VentilationObservations:• Eaves vents blocked with insulation/baffles, recommend conditions are corrected as they canresult in condensate moisture and fungus/mold growth.• Attic appeared inadequately vented. Normally vents should be placed equally at high and lowareas so that cross ventilation is acheived. Recommend conditions are investigated further bylicensed roofing contract and repair as necessary to ensure proper ventilation. Adding additionalventilation will help avoid premature aging of roof and help to maintain proper humidity andtemperature control that could otherwise result in mold/fungus or wood decay.
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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General Interior Note 1. General NotesMaterials: Windows in the home are Double pane 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 sectionObservations:• Many of the windows throughout the house have failed glass pane seals. Windows get theirinsulating value by trapping air between two well-sealed panes of glass. Some insulated windowsare actually filled with argon gas which provides a higher insulating value. When the seals break,moist air enters the space and causes fogging of the glass.
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Entryway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. Entry door operates andlocks overall. • Tile floor is in good condition.
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Living Room 1. LocationLocation Northeast
2. Living RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.
3. Window DeficienciesObservations:• Discoloration/condensation between the panes. This is an indication of a failed seal. Recommendconditions are corrected by licensed glass company.
Failed seals
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4. FireplaceFireplace is a gas unit.Observations:• Pilot Controls are located inside access panel under glass.• Gas shutoff is located at the floor adjacent to the fireplace.• Fireplace is equipped with a blower.• Fireplace did not operate, recommend conditions are investigated further by licensed HVACcontractor.
Pilot controls
Gas shutoff
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Dining Room 1. LocationLocation South
2. Dining RoomWalls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heatregister 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 ConditionGranite counter tops are in good condition.
3. CabinetCabinet doors and drawers are in operable condition overall.
4. DisposalObservations:• Disposal did not operate, recommend conditions are investigated further and corrected
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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Stove is operational Oven is operational8. RefrigeratorRefrigerator was in operable condition.
Refrigerator temp Freezer temp9. SinksSink was in operable condition overall.Observations:• Quest type shutoff valves have a high failure rate resulting is leakage, recommend upgrading to amore reliable shutoff valve at some point.
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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.
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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.
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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.
4. Window DeficienciesObservations:• Discoloration/condensation between the panes. This is an indication of a failed seal. Recommendconditions are corrected by licensed glass company.
Failed seal5. Ceiling FanMaterials: Ceiling Fan was in operable condition overall
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Master Bathroom 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 the water sources.
4. CountersGranite counter tops are in good condition.
5. CabinetsCabinet doors and drawers are in operable condition overall.
6. SinksSinks are in operable condition overall.
7. Exhaust FansVent fan operates overall.
8. FloorsLinoleum Flooring is in good condition overall.
9. TubTub and shower were in good condition overall.
10. ToiletToilet was in operable condition overall.
11. HeatingHeat register operates.
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12. WindowsObservations:• Discoloration/condensation between the panes. This is an indication of a failed seal. Recommendconditions are corrected by licensed glass company.
Failed seal
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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. CountersGranite counter tops are in good condition.
5. CabinetsCabinet doors are in operable condition overall.
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. FloorsLinoleum Flooring is in good condition overall.
8. TubTub and shower were in good condition overall.
9. SinksSink was in operable condition overall.Observations:• Quest type shutoff valves have a high failure rate resulting is leakage, recommend upgrading to amore reliable shutoff valve at some point.
10. ToiletToilet was in operable condition overall.
11. HeatingHeat lamp operates.
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Bedroom 1 1. LocationLocation 1st Right
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.
3. HeatingHeat register operates.
4. DoorsObservations:• Guides missing at the base of closet door.• Door stop missing at entry door
5. Window DeficienciesObservations:• Discoloration/condensation between the panes. This is an indication of a failed seal. Recommendconditions are corrected by licensed glass company.
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Failed seal
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Bedroom 2 1. LocationLocation Northwest
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.
3. DoorsObservations:• Door stop missing at door
4. Window DeficienciesObservations:• Discoloration/condensation between the panes. This is an indication of a failed seal. Recommendconditions are corrected by licensed glass company.
Failed seal
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Stairs Leading to Basement 1. StairSteps appeared uniform. • Handrail appeared secure.
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Basement Family Room 1. LocationLocation South
2. Family RoomWalls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heatregister present. Accessible outlets operate. • Light fixture operates.
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Basement Bathroom 1. LocationMaterials: Basement
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. CountersEngineered Composite Vanity Top with Basin
5. CabinetsCabinet doors are in operable condition overall.
6. Exhaust FansVent fan operates overall.
7. FloorsTile Flooring is in good condition overall.
8. SinksSink was in operable condition overall.
9. ToiletToilet was in operable condition overall.
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Basement Laundry Room 1. LocationBasement bathroom
2. ConditionCeiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates.
3. Exhaust FansVent fan operates overall.
4. DryerDryer appeared to exhaust to the exterior. • Dryer is electric Unit • 220 volt electrical service forelectric dryer.
5. Floor ConditionTile Flooring is in good condition overall.
6. WasherMaterials: Washer appeared to be in operable condition. • 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.
2. Floor ConditionMaterials: Flooring is concrete, appeared in good condition overall.Observations:• Cracking at the floor does not appear unusual.
3. DoorsEntry door is in operable condition overall.
4. Garage DoorsGarage doors operate overall, were on auto openers. • Photo cell safety returns operate overall. • Tension safety returns operate overall.
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Heat/AC 1. Heating TypeGas forced air furnace.
2. Heater Location The furnace is located in the garageFurnace is Rheem Brand • 22 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 orestimation as to the remaining useful life of this unit.
3. Heating conditionObservations:• Last service date is over one year ago, or is unable to be determined. Unit appears to beoperating properly from controls, there are areas which cannot be seen without specializedequipment and training. One such area is the combustion chamber / heat exchanger where cold airblows across the "fire box", becoming the hot air that circulates throughout your home. During thelife span of any furnace, this metal wall may develop a crack or a broken weld, allowing carbonmonoxide to circulate throughout the home. Recommend service and inspection by licensed HVACcontractor prior to closing
All heat registers tested and have heat
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4. FiltersLocation: Located in a filter grill in an interior area wall.
Filter location
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Plumbing/Water Heater1 1. PlumbingWater lines were copper. • Drain and waste lines were plastic.
2. Water Heater ConditionHeater Type: Gas Water heater. • 50 gallons
Water temp at kitchen sink
3. AgeApproximately 8 years of age, average life span is 10 to 12 years
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4. ConditionSeismic straps are in place. • Expansion tank is in place.
5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.
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Foundation/Crawlspaces 1. LocationGarage
2. FoundationContinuous concrete foundation visible portion appeared in good condition overall. • Basement andconcrete slab foundation.
3. DrainageCrawlspace area was dry, there were no visible indications of standing water presently
4. FramingVisible framing appeared in good condition overall.
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5. VentilationVentilation appeared adequate.
6. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages approximately 10 inches in depth, estimated R value 30.
7. DuctsDucts appeared securely attached and insulated overall.
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8. Vapor BarrierVapor Barrier was in place.
9. RodentNo visible indications of Rodent Activity.Observations:• Bait traps present.
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Shutoffs 1. Shutoff LocationsObservations:• Water Heater gas shutoff is located to the left of the water heater.• Water heater water line shutoff is located above the water heater.• Furnace gas shutoff is located to the right of the Furnace.• Main water shutoff is located on the northwest corner of the garage.
||2||Furnace gas shutoff is located to the right ofthe Furnace.
||2||Water Heater gas shutoff is located to the leftof the water heater.
||2||Water heater water line shutoff is locatedabove the water heater.
||2||Main water shutoff is located on the northwestcorner of the garage.
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Equipment 1. Appliances/EquipmentObservations:• Stove• Oven• Refrigerator• Dishwasher• Microwave• Disposal
||2||Refrigerator ||2||Stove
||2||Disposal ||2||Dishwasher
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||2||Microwave ||2||Washer
||2||Dryer ||2||Furnace
||2||Water Heater
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GlossaryGlossary
Term DefinitionExpansion Tank An expansion tank or expansion vessel is a small tank used to
protect closed (not open to atmospheric pressure) water heatingsystems and domestic hot water systems from excessivepressure. The tank is partially filled with air, whosecompressibility cushions shock caused by water hammer andabsorbs excess water pressure caused by thermal expansion.
GFCI A special device that is intended for the protection of personnelby de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.
TPR Valve The thermostat in a water heater shuts off the heating sourcewhen the set temperature is reached. If the thermostat fails, thewater heater could have a continuous rise in temperature andpressure (from expansion of the water). The temperature andpressure could continue to rise until the pressure exceeds thepressure capacity of the tank (300 psi). If this should happen, thesuper-heated water would boil and expand with explosive force,and the tank would burst. The super-heated water turns to steamand turns the water heater into an unguided missile. To preventthese catastrophic failures, water heaters are required to beprotected for both excess temperature and pressure. Usually, themeans of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Mostof these devices are set to operate at a water temperature above200° F and/or a pressure above 150 psi. Do not attempt to testthe TPR valve yourself! Most water heating systems should beserviced once a year as a part of an annual preventivemaintenance inspection by a professional heating and coolingcontractor. From Plumbing: Water Heater TPR Valves
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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 3 Item: 1 Siding Condition • LP siding shows signs of water damage/swelling/Failing.
Recommend conditions are investigated further and correctedby licensed Siding Contractor.
Page 4 Item: 4 Soffit • Fascia tails decaying/peeling, recommend repair.Deck 1Page 10 Item: 2 Deck • Ledger board secures deck to the house with nails instead of
lag bolts. Nails loosen with temperature/moisture and humiditychanges and can result in deck collapsing. Stronglyrecommend lag bolts are installed as a safety precaution.• Decking boards decayed, recommend investigation of extentof damage and repair.• Recommend additional support at stair jacks• Some decay noted at stair jacks and treads. Recommendfurther investigation and corrections.
RoofPage 14 Item: 2 Flashing • Incorrect flashing at siding at north lower. This application
will trap moisture against siding. Recommend furtherinvestigation and corrections
Attic 1Page 16 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. Treating/remediation and correction moistureconditions will help prevent future occurrences. Testingwould need to be performed to determine the presence orabsence of Mold. Testing may include surface sampling andair quality testing.
Page 17 Item: 3 Ventilation • Eaves vents blocked with insulation/baffles, recommendconditions are corrected as they can result in condensatemoisture and fungus/mold growth.• Attic appeared inadequately vented. Normally vents shouldbe placed equally at high and low areas so that crossventilation is acheived. Recommend conditions areinvestigated further by licensed roofing contract and repair asnecessary to ensure proper ventilation. Adding additionalventilation will help avoid premature aging of roof and help tomaintain proper humidity and temperature control that couldotherwise result in mold/fungus or wood decay.
General Interior Note
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Page 19 Item: 1 General Notes • Many of the windows throughout the house have failed glasspane seals. Windows get theirinsulating value by trapping air between two well-sealedpanes of glass. Some insulated windowsare actually filled with argon gas which provides a higherinsulating value. When the seals break,moist air enters the space and causes fogging of the glass.
Living RoomPage 21 Item: 3 Window
Deficiencies• Discoloration/condensation between the panes. This is anindication of a failed seal. Recommend conditions arecorrected by licensed glass company.
Page 22 Item: 4 Fireplace • Fireplace did not operate, recommend conditions areinvestigated further by licensed HVAC contractor.
KitchenPage 24 Item: 4 Disposal • Disposal did not operate, recommend conditions are
investigated further and correctedMaster BedroomPage 29 Item: 4 Window
Deficiencies• Discoloration/condensation between the panes. This is anindication of a failed seal. Recommend conditions arecorrected by licensed glass company.
Master BathroomPage 31 Item: 12 Windows • Discoloration/condensation between the panes. This is an
indication of a failed seal. Recommend conditions arecorrected by licensed glass company.
Bedroom 1Page 34 Item: 5 Window
Deficiencies• Discoloration/condensation between the panes. This is anindication of a failed seal. Recommend conditions arecorrected by licensed glass company.
Bedroom 2Page 36 Item: 4 Window
Deficiencies• Discoloration/condensation between the panes. This is anindication of a failed seal. Recommend conditions arecorrected by licensed glass company.
Heat/ACPage 43 Item: 2 Heater • The heating unit has exceeded its designed life expectancy.
We make no warranty, guarantee or estimation as to theremaining useful life of this unit.
Page 43 Item: 3 Heating condition • Last service date is over one year ago, or is unable to bedetermined. Unit appears to be operating properly fromcontrols, there are areas which cannot be seen withoutspecialized equipment and training. One such area is thecombustion chamber / heat exchanger where cold air blowsacross the "fire box", becoming the hot air that circulatesthroughout your home. During the life span of any furnace,this metal wall may develop a crack or a broken weld, allowingcarbon monoxide to circulate throughout the home.Recommend service and inspection by licensed HVACcontractor prior to closing