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608 State St. South Kirkland, WA 98033
www.faira.com
[email protected] +1.800.571.FAIR
FAIRA TRANSPARENCY REPORTS
12109 26th St NE, Lake Stevens, WA 98258
January 26, 2018 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/11649 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, Inc.Property Inspection Report
Cover Page
12109 26th St NE, Lake Stevens, WA 98258Inspection prepared for: Faira .com
Real Estate Agent: Faira -
Date of Inspection: 2/7/2018 Time: 12:00 PM Age of Home: 1983 Size: 1455
Order ID: 3180 Front faces South
Inspector: Clifton Moody (Skip)License #
Email: [email protected]
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Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable to you for any questions you may have, throughout the entire closing process.Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed;For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommendthat you or your representative carry out a final walk-through inspection immediately beforeclosing to check the condition of the property, using this report as a guide. Items denote serious, safety or items that required further investigationItems denote minor or maintenance itemsGreen notes denote locations and shutoff valves
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General Exterior Note 1. Exterior Note
||2||East Elevation ||2||West Elevation
||2||North Elevation ||2||South Elevation
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Exterior Areas 1. Siding ConditionSiding appeared in good condition overall. • Wood siding.Observations:• Decay to garage trim. Recommend repair.
2. GuttersGutters and downspouts appeared in good condition overall.Observations:• Recommend installing splashblocks or extensions to divert water minimum 3 feet away from thefoundation. Extensions longer than 3 feet may be required if grade slopes toward the house whereslpash blocks or extension end.
East3. Driveway and Walkway ConditionAsphalt driveways appeared in good condition overall.Observations:• Uneven surfaces at sidewalks or, driveways/patios are potential tripping hazards, recommendconditions are corrected.
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4. SoffitSoffits and eaves appeared in good condition overall.
5. Door/WindowExterior doors appeared in operable condition, at time of inspection. • Window frames and sillsappeared in good condition overall.Observations:• There was no visible flashing above the windows and or doors. Windows and or doors withoutflashing require periodic maintenance of caulking material.
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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
7. Gas ConditionMeter located at east side. Main Gas shutoff is located to the lower left of the meter.
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8. Exterior Faucet ConditionExterior faucets were in operable condition overall.
9. Gate ConditionMaterials: WoodObservations:• Fences are NOT INCLUDED as part of a home inspection.
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Porches 1. PorchPorch surface appeared in good condition, framing was not visible due to ground proximity.Observations:• Staining present at soffit. Moisture meter did not indicate high moisture conditions at time ofinspection.• Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is toprevent small children from fitting through guardrail.
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Deck 1 1. DeckDeck surface appeared in good condition, framing was not visible.Observations:• Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is toprevent small children from fitting through guardrail.
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Roof 1. Roof ConditionStanding seam metal roof surface, average life span is 40 years. • Roof was visually inspected fromaccessible points on the interior and/or exterior. If a roof is too high, is too steep, is wet, or iscomposed of materials which can be damaged if walked upon, the roof is not mounted. Therefore,client is advised that this is a limited review and a licensed roofer should be contacted if a moredetailed report is desired.Type Average life span 40 years for this type surface with proper maintenance and care.
2. ChimneyBrick masonry chimney appeared in good condition overall, chimney height was adequate overall.Observations:• Moss on chimney recommend alleviating to prevent spalling
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Attic 1 1. AtticAttic access is located in bedroom. Upstairs
2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.
3. VentilationUnder eave soffit inlet vents noted. • Continuous Ridge Vent present.
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4. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages about 8 inches in depth over the living area estimated R value 19 to 25.Newer requirements are R49 insulation content.
5. RodentNo visible indications of Rodent Activity.
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Attic 2 1. AtticGarage is location of access.
2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.
3. VentilationUnder eave soffit inlet vents noted.
4. RodentNo visible indications of Rodent Activity.
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Attic 3 1. AtticLaundry room is location of attic access
2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.
3. VentilationObservations:• 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. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages approximately 10-12 inches in depth, estimated R value 30
5. RodentNo visible indications of Rodent Activity.
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Attic 4 1. AtticAttic access is located in bedroom closet. Upstairs
2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.
3. VentilationObservations:• 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. Insulation ConditionEncapsulated fiberglass batts noted.Depth: Insulation averages approximately 6 inches in depth;estimated R value 19. Newerrequirements are R49 insulation content.
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Entryway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. Entry door operates andlocks overall.
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Living Room 1. Living RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate.• Ceiling fan operates.
2. FireplaceFireplace is a gas unit.Observations:• Gas Shutoff is located inside access panel under glass.• Gas shutoff is located at the floor adjacent to the fireplace.
||2||Gas shutoff is located at the floor adjacent tothe fireplace.
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||2||Gas Shutoff is located inside access panelunder glass.
Pilot Controls are located inside access panelunder glass.
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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is laminate. Accessible outletsoperate. Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doorsand drawers are in operable condition overall.
2. DishwasherDishwasher was in operable condition.
3. Stove/OvenStove/oven were in operable condition overall.
4. RefrigeratorRefrigerator was in operable condition.
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5. ElectricalObservations:• No GFCI protection present, strongly recommend conditions are investigated further andcorrected as required by licensed electrical contractor.
6. Vent ConditionVent fan is recirculating type.Observations:• Recirculator only. Exterior vented fans are generally required when gas range in place.
7. WindowObservations:• Discoloration/condensation between the panes. This is an indication of a failed seal. Recommendconditions are corrected by licensed glass company.
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RW West Consultants, Inc. 12109 26th St NE, Lake Stevens, WA
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Family Room 1. Family RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate.
2. Window DeficienciesObservations:• Discoloration/condensation between the panes. This is an indication of a failed seal. Recommendconditions are corrected by licensed glass company.
3. Ceiling FanMaterials: Ceiling Fan was in operable condition overall
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4. HeatingElectric Convector heater operates.
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1st Floor Bedroom 1. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate.
2. Ceiling FanMaterials: Ceiling Fan was in operable condition overall
3. 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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4. HeatingElectric Convector heater operates.
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Laundry 1. ConditionCeiling and walls are in good condition overall. Accessible outlets operate. Shower was in operablecondition. • Toilet is in operable condition.
2. Exhaust FansVent fan operates overall.
3. DryerDryer appeared to exhaust to the exterior. • Dryer is electric Unit • 220 volt electrical service forelectric dryer.
4. SinkSink is in operable condition overall.
5. WasherObservations:• Clothes in washer. Did not operate the unit.
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6. HeatingElectric Convector heater operates.
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Hallway 1. RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
2. ElectricalObservations:• Lights with exposed bulbs in closet/storage areas can be a potential fire hazard if clothing/storedmaterial comes in contact with an exposed light bulb. Recommend using caution or installing afixture with a cover
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Stairs Leading to 2nd Floor 1. StairSteps appeared uniform.Observations:• Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is sosmall children cannot fit through the guardrail.
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Hall Bathroom1 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.
2. ElectricalGFI outlets within 6 feet of water sources.
3. Exhaust FansWindow only, no vent fan.
4. FloorsIndividual vinyl square Flooring is in good condition overall.
5. SinksObservations:• Sink drains slow, recommend conditions are corrected.
6. ToiletToilet was in operable condition overall.
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7. WindowsObservations:• Discoloration/condensation between the panes. This is an indication of a failed seal. Recommendconditions are corrected by licensed glass company.
8. HeatingHeat lamp operates.
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Bedroom 1 1. LocationLocation 1st Left
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate.
3. Ceiling FanMaterials: Ceiling Fan was in operable condition overall
4. HeatingElectric Convector heater operates.
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Bedroom 2 1. LocationLocation 1st Right
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate.
3. Ceiling FanMaterials: Ceiling Fan was in operable condition overall
4. 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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5. HeatingElectric Convector heater operates.
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Garage 1. ConditionWalls and ceilings appeared in good condition overall. Accessible outlets operate. Light fixturesoperate overall. Flooring is concrete, visible portions in good condition overall.
2. ElectricalObservations:• Outlet and or Switch cover plates missing, recommend correction as a safety precaution.
3. Garage DoorsSingle garage door operates, was on auto opener. • Photo cell safety returns operate overall.Observations:• Tension safety return did not operate on the garage doors, recommend adjustment.
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Heat/AC 1. Heating TypeElectric convector zone controlled system in operable condition.
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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.Observations:• Water heater temperature is in excess of 120 degrees, recommend adjustment to preventaccidental scalding.
3. AgeApproximately 7 years of age
4. ConditionSeismic straps are in place. • Expansion tank is in place.
5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.
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RW West Consultants, Inc. 12109 26th St NE, Lake Stevens, WA
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Electrical 1 1. Electrical200 AMP service, 4/0 Aluminum service entrance wires. • Generator backup system. Testing of thissystem is not within the scope of this inspection
2. GroundingElectrical service is grounded and bonded.
3. Wiring TypeBreaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiringis copper.Observations:• White neutral wires connected to circuit breakers should be black or red taped to designate theyare hot, recommend further investigation and correction by licensed electrical contractor.• Neutral busbar double taps were not allowable after 2002. Double tapping and lugging can createhot spots on breakers and neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Conditions can result in the breaker trippingbecause of the loose connection [current exceeding the rating of the breaker]. Conditions can resultin over heating and possible fire. Strongly recommend conditions are investigated further correctedas required by licensed electrical contractor.
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4. SubpanelMaterials: Subpanel appeared in good condition. Wiring sizes conform to breaker sizes.Observations:• Could not remove panel cover. Partially framed in. Recommend further investigation.
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Foundation/Crawlspaces 1. FoundationContinuous concrete foundation visible portion appeared in good condition overall. • VerticalCracking at concrete foundation 1/8th inch or less is typically not unusual
2. DrainageObservations:• Standing water in the crawlspace. SW, and near access. Recommend conditions are investigatedfurther and corrected by licensed drainage contractor.
3. FramingVisible framing appeared in good condition overall.
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4. VentilationVentilation appeared adequate.
5. Insulation ConditionDepth: Insulation averages about 6 inches in depth; estimated R value 19, newer requirements areR30 insulation content.Observations:• Insulation damaged/missing in areas of the crawlspace, recommend conditions are corrected.• Vapor retarder/barrier installed wrong side up. This condition can result in condensate moistureand cause mold and fungus. Recommend conditions are corrected.
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6. Vapor BarrierVapor barrier was mostly in place.Observations:• Missing incomplete/vapor barrier, recommend 6 mil black plastic vapor barrier is installed withminimum 12 inch lap. This is a conducive condition for wood decay and mold growth
7. RodentObservations:• Indications of Rodent activity,some rodent droppings can carry disease, recommend conditionsare investigated further by licensed Pest Control Company.• Droppings present.
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8. ElectricalObservations:• Electrical wiring on the floor of the crawlspace. Recommend wiring is secured to the base of theframing as a safety precaution.
9. PlumbingObservations:• Water lines are not insulated or completely insulated, recommend insulating water lines to preventfreezing.• Active leaking occurring at drain, recommend conditions are investigated further and corrected bylicensed plumbing contractor. In front of access.
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RW West Consultants, Inc. 12109 26th St NE, Lake Stevens, WA
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Shutoffs 1. Shutoff Locations
||2||Water heater water line shutoff is locatedabove the water heater.
||2||Water Heater gas shutoff is located to the leftof the water heater.
Main water shutoff located in hall closet.
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Equipment 1. Appliances/EquipmentObservations:• Oven• Refrigerator• Dishwasher• Water Heater• Washer• Dryer• Irrigation sprinkler system present. Testing and inspection of this system is not within the scope ofthis inspection. Recommend further investigation by licensed landscape contractor.
Sprinkler Water heater
||2||Oven ||2||Dishwasher
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||2||Washer ||2||Dryer
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GlossaryGlossary
Term Definition
Double Tap A double tap occurs when two conductors are connected underone screw inside a panelboard. Most circuit breakers do notsupport double tapping, although some manufacturers, such aslike Cutler Hammer, make hardware specially designed for thispurpose.
Double tapping is a defect when it is used on incompatibledevices. If the conductors come loose, they cause overheatingand electrical arcing, and the risk of fire is also present. A doubletap can be accommodated by installing a new circuit boardcompatible with double tapping. It is also possible to add anothercircuit breaker or install a tandem breaker to the existing breakerbox.
Expansion Tank An expansion tank or expansion vessel is a small tank used toprotect 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
This is a visual inspection. No destructive testing is performed. This is not a soil inspection nor dowe inspect for formaldehyde, radon, asbestos, Chinese drywall, lead paint, mold, hazardousmaterials/substances, landscape lighting, sprinkler systems, septic systems/drain fields, smokealarms or recreational equipment such as Jacuzzis etc.. It is recommended that noted deficienciesbe investigated further by licensed companies specializing in those disciplines. Inspection is subjectto conditions at the time of inspection. Appliances are checked to see if they're in operable condition.This is not a code inspection as codes change frequently and vary between municipalities. We makeno guarantees for expected life. It is impossible to verify conditions of places inaccessible in wallsunder and in between floors, behind furniture appliances etc., and we assume no responsibility forthose items as such. Estimates for repairs are approximations and we do not guarantee theiraccuracy. Possible solutions for problems are solely opinions based on conditions at the time of theinspection and are not to be assumed as being totally conclusiveThe summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expenses or further investigation to correct or items I wouldlike 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 of the pages of the report as the summaryalone does not explain all the issues. We recommend repairs should be done by licensed &bondedcontractors. We also recommend obtaining a copy of all receipts, warranties and permits for the workdone. Exterior AreasPage 4 Item: 3 Driveway and
Walkway Condition• Uneven surfaces at sidewalks or, driveways/patios arepotential tripping hazards, recommend conditions arecorrected.
PorchesPage 7 Item: 1 Porch • Guardrail balusters/spindles are spaced further than the
maximum 4 inches, this requirement is to prevent smallchildren from fitting through guardrail.
Deck 1Page 8 Item: 1 Deck • Guardrail balusters/spindles are spaced further than the
maximum 4 inches, this requirement is to prevent smallchildren from fitting through guardrail.
Attic 3Page 13 Item: 3 Ventilation • Attic appeared inadequately vented. Normally vents should
be 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.
Attic 4Page 14 Item: 3 Ventilation • Attic appeared inadequately vented. Normally vents should
be 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.
Kitchen
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Page 19 Item: 5 Electrical • No GFCI protection present, strongly recommend conditionsare investigated further and corrected as required by licensedelectrical contractor.
Page 19 Item: 6 Vent Condition • Recirculator only. Exterior vented fans are generallyrequired when gas range in place.
HallwayPage 27 Item: 2 Electrical • Lights with exposed bulbs in closet/storage areas can be a
potential fire hazard if clothing/stored material comes incontact with an exposed light bulb. Recommend using cautionor installing a fixture with a cover
Stairs Leading to 2nd FloorPage 28 Item: 1 Stair • Guardrail balusters are spaced further than newer required 4
inches. 4 inch requirement is so small children cannot fitthrough the guardrail.
Bedroom 2Page 33 Item: 4 Window
Deficiencies• Discoloration/condensation between the panes. This is anindication of a failed seal. Recommend conditions arecorrected by licensed glass company.
GaragePage 35 Item: 2 Electrical • Outlet and or Switch cover plates missing, recommend
correction as a safety precaution.Page 35 Item: 3 Garage Doors • Tension safety return did not operate on the garage doors,
recommend adjustment.Plumbing/Water Heater1Page 38 Item: 2 Water Heater
Condition• Water heater temperature is in excess of 120 degrees,recommend adjustment to prevent accidental scalding.
Electrical 1Page 40 Item: 3 Wiring Type • Neutral busbar double taps were not allowable after 2002.
Double tapping and lugging can create hot spots on breakersand neutral bars because they are not tightened to the correcttorque--especially if two different size conductors are used.Conditions can result in the breaker tripping because of theloose connection [current exceeding the rating of the breaker].Conditions can result in over heating and possible fire.Strongly recommend conditions are investigated furthercorrected as required by licensed electrical contractor.
Page 41 Item: 4 Subpanel • Could not remove panel cover. Partially framed in.Recommend further investigation.
Foundation/CrawlspacesPage 42 Item: 2 Drainage • Standing water in the crawlspace. SW, and near access.
Recommend conditions are investigated further and correctedby licensed drainage contractor.
Page 43 Item: 5 InsulationCondition
• Vapor retarder/barrier installed wrong side up. This conditioncan result in condensate moisture and cause mold andfungus. Recommend conditions are corrected.
Page 44 Item: 7 Rodent • Indications of Rodent activity,some rodent droppings cancarry disease, recommend conditions are investigated furtherby licensed Pest Control Company.• Droppings present.
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Page 45 Item: 8 Electrical • Electrical wiring on the floor of the crawlspace. Recommendwiring is secured to the base of the framing as a safetyprecaution.
Page 45 Item: 9 Plumbing • Active leaking occurring at drain, recommend conditions areinvestigated further and corrected by licensed plumbingcontractor. In front of access.
