FAIRA TRANSPARENCY REPORTS 13606 SE 53 PLACE BELLEVUE WA 98006 JULY 16th, 2015 · 2015. 7. 17. ·...

608 State St. South Kirkland, WA 98033

www.faira.com [email protected]

+1.425.284.3315

FAIRA TRANSPARENCY REPORTS

13606 SE 53rd PLACE BELLEVUE WA 98006

JULY 16th, 2015 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 v iew more detai led information for th is home and can make an offer at

http://www.faira.com/l ist ings/352 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. 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

Lasswell Home Inspection, LLCJerome Kukowski, Inspector

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

July 13, 2015

Faira

Re 13606 SE 53rd Pl Bellevue, WA 98006

Faira:

At your request a visual inspection of the above referenced property was conducted on 07/13/2015. . This inspection report reflectsthe visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report.No warranty is either expressed or implied. This report is not an insurance policy, nor a warranty service.

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

REPORT SUMMARY

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

ROOF SYSTEMATTIC AND INSULATIONAccessibility & Conditions:The duct for the bathroom fan discharges into the attic above that garage. This fan when running can discharge a largevolume of moist air into the attic. In the winter this may cause condensation on the underside of the roof sheathing which willlead to mold/mildew growth and in severe cases rot. The duct should be connected to a dedicated vent that discharges abovethe roofs surface.

Evidence of rodent activity is present in the attic. I recommend contacting a licensed exterminator to determine if this is froma current infestation.

Insulation Type & Condition:The insulation has fallen off the vertical wall that separates the attic from the interior living space. The insulation should bereplaced to prevent excessive heat loss.

The insulation is compacted in areas due activity in the attic. I recommend adding additional insulation to prevent excessiveheat loss.

EXTERIOR - FOUNDATION - BASEMENTWALLSConditionThe paint is bubbled and cracking in spots around the house. I recommend contacting a licensed painting contractor toremove all loose paint and repaint the house.

Cap flashings were not installed over the windows so the caulking above the windows will need to be maintained to preventwater intrusion. I recommend checking the caulking annually and repairing any cracks or openings.

TRIMCondition:Rotten trim was found in the following locations: bottom trim board on south side of garage and north side of the house abovethe back patio. I recommend replacing all rotten trim and any damage concealed behind the trim.



BASEMENT/CRAWL SPACECondition:The foundation has minor cracks south side , these are small and there is no visible structural movement associated with thecracks. Small cracks in concrete foundations are not uncommon and are usually not a concern. They should however bemonitored for signs of additional movement. It is beyond the scope of a home inspection to determine if there is going to beongoing movement associated with the cracks. If you would like further evaluations I recommend contacting a licensedfoundation repair contractor.

KITCHEN - APPLIANCESKITCHENDishwasherThe air gap is missing from the dishwasher drain line. The air gap prevents drain water from backing up into the dishwasherand possibly contaminating clean dishes.

Garbage DisposalThe flexible conduit protecting the wiring to the disposal is missing the clamp that secures it to the bottom of the disposal.

Counters & Cabinets:The hinge on the east corner cabinet is broken. I recommend replacing the hinge to prevent damage to the cabinet.

Switches, Fixtures & Outlets:The kitchen counter outlets are not GFCI protected. While this was not required at the time the house was built it is an easysafety upgrade which can prevent a life threatening shock.

LAUNDRYLAUNDRYCondition:The laundry sink is not attached to the wall. If the sink is moved it could damage the plumbing connections causing them toleak. I recommend securing the sink to the wall or floor.

INTERIORINTERIORInterior Doors:The following doors rub against the jamb making them difficult to close: master bathroom, garage, garage storage room.Cutting or sanding a little material off of the door should correct this.

Door stops are missing/broken on the following doors: master bathroom, middle bedroom. I recommend adding door stops toprevent damage to the drywall.

Windows:The seals between the panes have failed on the following window(s): above front door (2). I recommend replacing thesepanes of glass.

Smoke/Fire & CO Detectors:I recommend adding additional smoke alarms. Current codes call for smoke alarms in all sleeping areas and adjoining rooms. There should be a minimum of one smoke alarm per floor.

Missing carbon monoxide alarms - As of April 1, 2012 Washington State law requires the seller to install carbon monoxidealarms. These should be installed outside each separate sleeping area in the immediate vicinity of each bedroom, on eachlevel of the home and in accordance with the manufacturers recommendations.



HEATING - AIR CONDITIONINGHEATING SYSTEM CONDITIONGeneral Suggestions:The furnace does not appear to have been serviced for several years and I was not able to locate any recent service tags. Irecommend inquiring with the current owner regarding the service records for the furnace and if it has not been servicedrecently it should be serviced and inspected by a licensed heating contractor.

ELECTRICAL SYSTEMELECTRICAL PANELSInspector Notes:Drywall has been installed over the front of the electrical panel cover. This makes removing the cover very difficult. Irecommend trimming the drywall so that the panel cover can be removed easily.

Breaker # 28 has too high of a rating for the circuit wiring. This could allow the circuit to be overloaded without tripping thebreaker. I recommend contacting a licensed electrician for repairs.

One or more of the panel cover screws are missing. I recommend replacing the missing panel cover screws with screwsdesigned for this brand of panel.

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

CONDUCTORSBranch Wiring:Open junction boxes were found in the attic . All open junction boxes should have covers installed. These prevent foreignobjects from coming into contact with the electrical connections.

SWITCHES, OUTLETS & FIXTURESCondition:Ground Fault Circuit Interrupter (GFCI) outlets are required by current safety codes for kitchen counters, bathrooms, exteriorlocations and garages. While this may not have been required when the home was built I recommend the installation of GFCIprotections in the following locations: exterior, kitchen, laundry room, garage, exterior.

GFCI outlets in the following location(s) are faulty and either would not trip of did not shut off power when tripped: first floorhall bathroom. I recommend replacing all faulty outlets.

The basement under stairway closet light does not have a cover glass. This is a fire hazard as stored items may come incontact with the exposed bulb catching fire. I recommend replacing these light fixtures.

The cover glass is missing from the following fixtures: garage

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

PLUMBINGHOSE FAUCETSCondition:The handle is loose at the hose faucet at the back of the house

The hose faucet on the front of the home is not secured to the building. Repeated movement can cause the supply plumbingto leak.



WATER HEATERWater Temp.130 Degrees. The generally accepted maximum safe water temperature is 120 degrees. Water temperature in excess of 120degrees can cause scalding. I recommend resetting the thermostat on the water heater so the temperature is 120 degrees orbelow.

ConditionThe TPR valve has threads and a plastic bushing on the east end of it. Threads are not allowed to be on the end of the TPRvalve discharge pipe and the plastic cap reduces the size of the pipe diameter which is also not allowed. I recommendcontacting a licensed plumber for repairs

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

There is no sediment trap on the gas line to the water heater. The sediment trap is important to prevent debris in the gas linefrom possibly clogging the gas valve. I recommend contacting a licensed plumber for repairs.

GARAGE - CARPORTFIRE WALLCondition:There is a hole in the ceiling of the garage which voids the garage firewall. Repair any openings with approved materials torestore its fire rating.

GARAGE DOOR(S)Condition:The garage door failed to reverse when it hit a 2x4 block at the bottom of its travel. This simulates a body part being trappedunder the door. The automatic opener should be adjusted.

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

Sincerely,

Jerome KukowskInspector

Inspection Report13606 SE 53rd Pl, Bellevue, WA 98006

ICN : 10097BA044

Prepared By

Lasswell Home Inspection LLC

Lasswell Home Inspection, LLC253-905-4273

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REPORT LIMITATIONS

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

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

This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and isnot intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expressesthe personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspectiononly. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or thatevery possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or storeditems, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflagedor difficult to inspect are excluded from the report.

Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, leadpaint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiencymeasurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which areshut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heatsensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational onlyand do not represent an inspection.

The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes orregulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of thestructure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability orfitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regardingadequacy, capacity, or expected life of components are general estimates based on information about similar components andoccasional wide variations are to be expected between such estimates and actual experience.

We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement withtradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements andinformation in this report are true and correct.

Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall besubmitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its ConstructionIndustry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allowthe Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb orrepair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.


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INSPECTION CONDITIONS

CLIENT & SITE INFORMATIONInspection Date: 07/13/2015.

Inspection Time: 09:00 AM.

Client Name: Faira.

Inspection Address: 13606 SE 53rd Pl.

City, State, Zip: Bellevue, WA 98006.

CLIMATIC CONDITIONSWeather: Overcast.

Soil Condition: Dry.

Outside Temp. in F: 60-70.

BUILDING CHARACTERISTICSYear Built: 1980.

Building Type: 1 family.

Stories: 2

Space Below Grade: Basement.

Orientation: The home faces East.

UTILITY SERVICESWater Source: Public.

Sewage Disposal: Public.

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

Utilities Status: All utilities on.

OTHER INFORMATIONHouse Occupied? No.

WSDA InspectionControl Number

10097BA044.


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Comments: Because the home was staged there is a chance that there are problems that were not visible due tofurniture and other items in the home.

PAYMENT INFORMATIONTotal Fee: $450.00.

Paid By: Paypal.


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ROOF SYSTEM

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

ROOFStyle:

Hip.

Covering Type: Composition shingles.

Roof Access: Walked on roof.

Roof CoveringStatus:

The roofing appears to be new. This type of roofing typically has a 50 year life expectancy. No visibledefects were found with the roofing.

Skylights: All skylights and their associated flashings were inspected an no visible defects were found.

EXPOSED FLASHINGSType & Condition: Metal, Rubber, No visible defects.

GUTTERS & DOWNSPOUTType & Condition: Metal, No visible defects.

The downspouts are connected to a subterranean drain system. This was not tested during the inspectionand very little of it is visible for inspection.


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ATTIC AND INSULATIONAccessibility &Conditions:

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

The duct for the bathroom fan discharges into the attic above that garage. This fan when running candischarge a large volume of moist air into the attic. In the winter this may cause condensation on theunderside of the roof sheathing which will lead to mold/mildew growth and in severe cases rot. The ductshould be connected to a dedicated vent that discharges above the roofs surface.

Evidence of rodent activity is present in the attic. I recommend contacting a licensed exterminator todetermine if this is from a current infestation.

Insulation Type &Condition:

Fiberglass- Blown,

The insulation has fallen off the vertical wall that separates the attic from the interior living space. Theinsulation should be replaced to prevent excessive heat loss.

The insulation is compacted in areas due activity in the attic. I recommend adding additional insulation toprevent excessive heat loss.


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Venting The attic is vented by air flowing in through vents at the soffit and out through roof top vents near theridge. Attic venting appears adequate and no visible problems were found.


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EXTERIOR - FOUNDATION - BASEMENT

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

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

WALLSMaterial: Wood siding.

Condition

The paint is bubbled and cracking in spots around the house. I recommend contacting a licensed paintingcontractor to remove all loose paint and repaint the house.

Cap flashings were not installed over the windows so the caulking above the windows will need to bemaintained to prevent water intrusion. I recommend checking the caulking annually and repairing anycracks or openings.


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TRIMMaterial: Wood.

Condition:

Rotten trim was found in the following locations: bottom trim board on south side of garage and north sideof the house above the back patio. I recommend replacing all rotten trim and any damage concealedbehind the trim.

CHIMNEYMaterial: Metal.

Condition: No visible defects were found with the chimney or its flashing.

BASEMENT/CRAWL SPACEAccessibility: The basement is fully accessible. The basement is finished. Because of this, the foundation walls, framing,

plumbing and electrical wiring are obscured by wall and ceiling finish and can not be inspected.

Basement Walls -Type:

Poured concrete.

Condition:

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


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Beams: Beams are not visible due to ceiling and/or wall finish in the basement.

Floor Joists: The floor joist were not visible to inspect due to the ceiling finish.

Columns/Supports: The columns and supports could not be seen due to the finished walls in the basement.

Basement Floor &Drainage:

The floor slab is not visible due to carpet and/or floor covering. No readily visible problem were found.


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KITCHEN - APPLIANCES

Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to theadequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lightsand thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwashersare not inspected, as they require connection to facilitate testing.

KITCHENSink

Stainless Steel, Appears serviceable, Faucet appears to operate correctly. Hand sprayer is operational.

Range/Cooktop &Oven

Combination, Appears to operate correctly, no visible defects found.

Ventilation Downdraft, Fan/Hood operational.

Refrigerator Unit appears operational, no visible defects were found.

Dishwasher The air gap is missing from the dishwasher drain line. The air gapprevents drain water from backing up into the dishwasher andpossibly contaminating clean dishes.


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Garbage Disposal

The flexible conduit protecting the wiring to the disposal is missing the clamp that secures it to the bottomof the disposal.

Microwave: Portable, Appears to operated correctly, no visible defects were found.

Counters & Cabinets:

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

The hinge on the east corner cabinet is broken. I recommend replacing the hinge to prevent damage to thecabinet.

Switches, Fixtures &Outlets:

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


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LAUNDRY

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

LAUNDRYLocation:

Basement, Utility room.

Condition: Plumbing appears serviceable, Electrical outlet is grounded, 220 Volt outlet is present. Dryer venting isprovided, Laundry sink is provided.

The laundry sink is not attached to the wall. If the sink is moved it could damage the plumbingconnections causing them to leak. I recommend securing the sink to the wall or floor.

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

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


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INTERIOR

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

All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in thefirebox can overheat the firebox and flue liners, sometimes resulting in internal damage.

INTERIORMain Entry Door: No visible defects.

Other ExteriorDoors:

All exterior doors were inspected and no visible defects were found.

Interior Doors: The following doors rub against the jamb making them difficult to close: master bathroom, garage, garagestorage room. Cutting or sanding a little material off of the door should correct this.

Door stops are missing/broken on the following doors: master bathroom, middle bedroom. I recommendadding door stops to prevent damage to the drywall.

Windows: Aluminum, double pane construction.

The seals between the panes have failed on the following window(s): above front door (2). I recommendreplacing these panes of glass.

Interior Walls: Drywall, General condition appears good.

Ceilings: Drywall, General condition appears good.

Floors: Carpet, Vinyl, Wood, Tile, General condition appears good.

Stairs & Handrails: Interior stairs serviceable, Stair handrail serviceable.

Fireplace/WoodBurning Devices

An insert is installed, wood burning.All fireplaces appear serviceable.

Smoke/Fire & CODetectors:

I recommend adding additional smoke alarms. Current codes call for smoke alarms in all sleeping areasand adjoining rooms. There should be a minimum of one smoke alarm per floor.

Missing carbon monoxide alarms - As of April 1, 2012 Washington State law requires the seller to installcarbon monoxide alarms. These should be installed outside each separate sleeping area in the immediatevicinity of each bedroom, on each level of the home and in accordance with the manufacturersrecommendations.


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BATHROOMS

FIRST FLOOR BATHROOM

Condition of Sink: No visible defects were found. Drain appears serviceable,

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

Bath Ventilation Appears adequate.


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BASEMENT BATHROOM

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


Tub, Shower,Plumbing Fixtures:

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

Tub, Shower &Walls:

No visible defects found in tub or shower enclosure.

I recommend using a grout sealer on the tile. This will prevent water from seeping through the grout anddamaging the wall. It will also prevent the grout from staining.



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MASTER BATHROOM

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


Tub, Shower,Plumbing Fixtures:

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

Tub, Shower &Walls:

No visible defects found in tub or shower enclosure.



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HEATING - AIR CONDITIONING

The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done bydismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almostimpossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector.NOTE: Asbestos materials have been commonly used in heating systems.Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout abuilding cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope ofthis inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolantsystems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is nota part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks,whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which issometimes costly to remedy.

HEATING SYSTEM DESCRIPTIONLocation of PrimaryUnit:

Basement Closet.

System Type: Forced Air.

Fuel Type & Notes: Natural Gas.

Capacity of Unit: 100,000 BTU per hour.

Approximate Age inYears:

The furnace was manufactured in 1994. Gas furnaces have a typical life expectancy of 20-25 years.

HEATING SYSTEM CONDITIONPrimary Unit: Operation appears normal.

Burners/HeatExchangers:

Burner Flame(s) appear typical.

The heat exchanger portion of a gas or oil fired heater is difficult to access without disassembly, andcannot be adequately checked during a visual inspection. I recommend a heating contractor be called toverify the condition of the heat exchanger. If the heat exchanger has failed in most cases the whole furnacewill need to be replaced.


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PUMP/BLOWERFAN:

Operation appears normal.

Combustion Air: Appears adequate.

Venting: No visible defects.

Air Plenum: No visible defects.

Air Filters:

Filter is present and in good condition. Furnace filters should be replaced every 3 months. A cloggedfilter will reduce the efficiency of the heating system and can cause damage to the furnace.

Normal Controls: Operation appears normal.

General Suggestions: The furnace does not appear to have been serviced for several years and I was not able to locate any recentservice tags. I recommend inquiring with the current owner regarding the service records for the furnaceand if it has not been serviced recently it should be serviced and inspected by a licensed heating contractor.

DUCTWORKType: Sheet metal.

Ducts/Air Supply: Appears serviceable.


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ELECTRICAL SYSTEM

Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to theentire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiringrequires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperativelight fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints.Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly.

SERVICEType & Condition: Underground service, 200 Amps, Circuit breakers, No visible defects.

ELECTRICAL PANELSMain Panel Location

Garage.

Inspector Notes:

Grounding system is present,

Drywall has been installed over the front of the electrical panel cover. This makes removing the cover verydifficult. I recommend trimming the drywall so that the panel cover can be removed easily.

Breaker # 28 has too high of a rating for the circuit wiring. This could allow the circuit to be overloadedwithout tripping the breaker. I recommend contacting a licensed electrician for repairs.

One or more of the panel cover screws are missing. I recommend replacing the missing panel coverscrews with screws designed for this brand of panel.


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Grounding Exterior grounding rod is present.

Grounding to the water supply plumbing is present.

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

CONDUCTORSEntrance Cables: Aluminum- OK.

Branch Wiring:

Copper, Aluminum (220 volt OK), Appears serviceable,

Open junction boxes were found in the attic . All open junction boxes should have covers installed. Theseprevent foreign objects from coming into contact with the electrical connections.

SWITCHES, OUTLETS & FIXTURESCondition: Ground Fault Circuit Interrupter (GFCI) outlets are required by current safety codes for kitchen counters,

bathrooms, exterior locations and garages. While this may not have been required when the home wasbuilt I recommend the installation of GFCI protections in the following locations: exterior, kitchen,laundry room, garage, exterior.

GFCI outlets in the following location(s) are faulty and either would not trip of did not shut off powerwhen tripped: first floor hall bathroom. I recommend replacing all faulty outlets.

The basement under stairway closet light does not have a cover glass. This is a fire hazard as stored itemsmay come in contact with the exposed bulb catching fire. I recommend replacing these light fixtures.

The cover glass is missing from the following fixtures: garage

Outlets/Switches are missing cover plates in the garage . All outlets and switches should have cover platesinstalled to prevent someone from accidentally touching the live electrical connections.


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


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PLUMBING

Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to watersupply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected bya visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve whichshould be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor a catch panshould be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improperinstallations should be corrected.

MAIN LINEMaterial: Copper.

Condition:

The main shut off is located in the garage. The main line is 1" in diameter.

The main shut off valve was not tested. No visible defects.

SUPPLY LINESMaterial: Copper.

Condition: Most of the supply plumbing is not visible because of the ceiling and wall finish. No visible defects couldbe found.

Water Pressure The water pressure was tested at 70 psi. Normal household water pressure should be between 40 and 80psi.

WASTE LINESMaterial: Plastic.

Condition: Most of the waste plumbing is not visible because of the ceiling and wall finish. No visible defects couldbe found.


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HOSE FAUCETSCondition:

The handle is loose at the hose faucet at the back of the house

The hose faucet on the front of the home is not secured to the building. Repeated movement can cause thesupply plumbing to leak.

WATER HEATERType:

Gas.

Size: 50 Gallons.

Location: Basement Closet.

Water Temp. 130 Degrees. The generally accepted maximum safe water temperature is 120 degrees. Water temperaturein excess of 120 degrees can cause scalding. I recommend resetting the thermostat on the water heater sothe temperature is 120 degrees or below.


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Condition

The water heater was manufactured in 2010. Water heaters typically have a life expectancy of 10-15 years. A temperature and pressure relief valve is present at the water heater.

The TPR valve has threads and a plastic bushing on the east end of it. Threads are not allowed to be on theend of the TPR valve discharge pipe and the plastic cap reduces the size of the pipe diameter which is alsonot allowed. I recommend contacting a licensed plumber for repairs

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

There is no sediment trap on the gas line to the water heater. The sediment trap is important to preventdebris in the gas line from possibly clogging the gas valve. I recommend contacting a licensed plumberfor repairs.

I recommend installing a flood alarm for the water heater. These can be purchased in most hardware storesfor less than $20 and can save you thousands in damages if the water heater leaks.


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GARAGE - CARPORT

Notice: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should not bestored within closed garage areas.

TYPELocation: Under main house roof, Three car.

ROOFCondition: Same as house.

FLOORCondition:

Typical cracks noted.

FIRE WALLCondition:

There is a hole in the ceiling of the garage which voids the garage firewall. Repair any openings withapproved materials to restore its fire rating.


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GARAGE DOOR(S)Condition: The garage door failed to reverse when it hit a 2x4 block at the bottom of its travel. This simulates a body

part being trapped under the door. The automatic opener should be adjusted.

FIRE WALL EXPLAINED - The firewall is an important safety feature in a home. It prevents a fire that startsin the garage from rapidly spreading to the living space of the house. The firewall is created by installingdrywall that is taped on all wall surfaces adjacent to the living area. All openings in the drywall should besealed and a fire rated/exterior door with weather stripping should be installed between the garage and thehouse.


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GROUNDS

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

DRIVEWAYCondition:

Concrete, Cracks noted are major.

SIDEWALKSType: Concrete.

Condition:

Cracks noted are typical.


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LANDSCAPINGCondition: Landscaping appears to be well maintained.

RETAINING WALLSType: Stone.

Condition:

No visible defects were found.

GRADINGSite: Steep slope, Grade at foundation appears serviceable.

PORCHType: Wood.

Condition: No visible defects were found.

PATIOType: Concrete.

Condition:



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DECKType: Wood.

Condition:



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WASHINGTON WOOD DESTROYING ORGANISMINSPECTION REPORT

This report is prepared from an inspection conducted by a Washington State Department of Agriculture licensed Structural PestInspector in accordance with Washington Administrative Code. Opinions contained herein are based on conditions visible andevident at the time of the inspection. This report does not warrant, represent, or guarantee that the structure reported on is free fromevidence of WDOs (Wood destroying organisms), their damage or conditions conductive to WDOs, nor does it represent or guaranteethat the total damage, infestation or infection is limited to that disclosed in this report.

INSPECTION PROCEEDURES

A thorough visual inspection will be made using accepted methods and practices, of the subject structure to render and opinion on thepresence of or damage from WDOs as well as the conditions conductive to WDOs.

Areas inspected include: structural exterior (accessible visually and physically to an inspector at ground level); accessible interior;accessible crawlspace(s); garages, carports and decks which are attached to the structure. Deck inspections include railings, woodensteps and accessible wooden surface materials, as well as, deck framing which is accessible (minimum 5' soil to joist clearance orthose that can be reached using a 6' step ladder).Wood destroying organisms include subterranean termites, dampwood termites, carpenter ants, moisture ants, wood boring beetles,and damp wood decay fungus (rot). The inspector will not assume any responsibility for WDOs that were not detected during theirdormant season. Conductive conditions include but not to be limited to inadequate clearance or structural members, earth wood contact, conductivedebris in the crawlspace or basement, inadequate ventilation, excessive moisture, vegetation contact with the structure, bare ground inthe crawlspace, existing or seasonal standing water in the crawlspace, failed caulking or grout in water splash areas, and/or inadequateor non-functioning gutter system.

LIMITATIONS OF INSPECTION

Inaccessible areas: Certain areas of a structure, which are inaccessible by their nature, may be subject to infestation by WDOs yetcannot be inspected without excavation, removal of finished surfaces or unless physical obstructions are removed. Examples of theseareas are wall voids, spaces between floors, substructures concealed by sub-floor insulation or those with inadequate clearance, floorsbeneath coverings, sleeper floors, areas concealed by furniture, appliances or personal possessions, and deck substructures with lessthan 5' clearance.Sheds and outbuildings: Sheds garages, carports or other structures, which are not attached to the main structure by roof system orfoundation, are excluded from this report unless specifically requested and noted. The inspector reserves the right to chargeadditionally to inspect any unattached structures.Climatic Conditions: In certain geographical areas of Washington State where wet climate is common and due to their constructionand materials, structures may be subject to conditions from normal weathering. Such conditions as cracking, checking, and/orwarping of doors, window casings, siding, and non-structural wooden members shall not be reported on the inspection report exceptat the discretion of the inspector. Inspectors are not required to report on any WDOs or other conditions that might be subject toseasonal constraints or environmental conditions if evidence of those constraints or conditions is not visible a the time of theinspections.Mold: Molds, mildews and other fungal growth (except wood rot) shall be reported on only to the extent that they indicate anexcessive moisture condition which may be conductive to WDOs. Structural Assesment: While it may be possible for the inspector to note damaged materials, neither the inspector nor the inspectionfirm is liable or responsible in any way to determine the structural integrity of any building materials. If a more qualified opinion isdesired, the services of a licensed, qualified contractor or structural engineer should be obtained.


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

EVIDENCE OF ACTIVE WOOD DECAY FUNGILocation &Description:

Rotten trim was found in the following locations: bottom trim board on south side of garage and north sideof the house above the back patio.

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

CONDITIONS CONDUCTIVE TO WOOD DESTROYING ORGANISMSLocation &Description:

Form wood was left in the driveway which can attract wood destroying insects.

OTHER INFORMATIONInaccessible areas The underside of the front porch was inaccessible because it is built within 18 inches of ground level.


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Site Sketch:

FAIRA TRANSPARENCY REPORTS 13606 SE 53 PLACE BELLEVUE WA 98006 JULY 16th, 2015 · 2015. 7. 17. ·...

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Transcript of FAIRA TRANSPARENCY REPORTS 13606 SE 53 PLACE BELLEVUE WA 98006 JULY 16th, 2015 · 2015. 7. 17. ·...