faira transparency reports 28329 185th ave se, kent, wa ... · rw west consultants, inc. 28329...
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608 State St. South Kirkland, WA 98033
www.faira.com
[email protected] +1.800.571.FAIR
FAIRA TRANSPARENCY REPORTS
28329 185th Ave SE, Kent, WA 98042
August 1st, 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/11295 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
28329 185th Ave SE, Kent, WA 98042Inspection prepared for: Christopher Ellis
Real Estate Agent: Christopher Ellis - Faira
Date of Inspection: 7/31/2017 Time: 9:00 AM Age of Home: 1986 Size: 2730Order ID: 2403 Front faces East
Inspector: Clifton MoodyLicense # 957
Phone: 425.885.0722Email: [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 questions you mayhave. Remember, when the inspection is completed and the report is delivered, we are still available to youfor any questions you may have, throughout the entire closing process.Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspection of thevisible portion of the structure; inspection may be limited by vegetation and possessions. Depending uponthe 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 repair anycritical concerns and defects. Note that this report is a snapshot in time. We recommend that you or yourrepresentative carry out a final walk-through inspection immediately before closing to check the conditionof 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 NoteObservations:• North Elevation• South Elevation• East Elevation• West Elevation
||2||East Elevation ||2||South Elevation
||2||West Elevation ||2||North Elevation
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Exterior Areas 1. Siding ConditionSiding appeared in good condition overall. • Wood siding. • Brick siding appeared in good condition.
2. GuttersGutters and downspouts appeared in good condition overall.
3. Driveway and Walkway ConditionConcrete sidewalks and driveways appeared in good condition overall. • Asphalt drivewaysappeared in good condition overall.
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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.
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6. GradingGrading appeared in good condition overall. • Collection drains present to help control runoff.
7. ElectricalExterior outlets operate. • Exterior outlets are GFCI protected.
8. Cable FeedsMaterials: Primary Service is Underground Service Lateral
9. Gas ConditionMeter located at South side. Main Gas shutoff is located to the lower left of the meter.
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10. Exterior Faucet ConditionExterior faucets were in operable condition overall.
11. Pressure55
12. Gate ConditionMaterials: WoodObservations:• Fences are NOT INCLUDED as part of a home inspection.
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Decks 1. DeckFraming was not visible due to ground proximity. • Trex type deck material appeared in goodcondition overall.
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Exterior Stairs 1. StairSteps appeared uniform.
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Roof 1. Roof ConditionComposition shingle roof surface. • Architectural Composition shingle. • Roof surface is appearedin good condition overall. • Walked on roof surface.Type Average life span 30 years for this type surface with proper maintenance and care.
2. ChimneyBrick masonry chimney appeared in good condition overall, chimney height was adequate overall. •Gas B vent appeared in good condition overall, B vent height was adequate overall.Observations:• Moss on chimney recommend alleviating to prevent spalling• Cracking in the crown of the chimney, recommend resealing.
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Attic 1 1. AtticAttic access is located in the hallway
2. FramingObservations:• Slight whitish and or darkened coloration that possibly could be a fungal/mold growth near vaultedareas by skylights. Conditions are generally a result of excessive moisture at some point orinadequate ventilation. Treating/remediation and correction moisture conditions will help preventfuture occurrences. Testing would need to be performed to determine the presence or absence ofMold. Testing may include surface sampling and air quality testing.• Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or haveroofing contractor evaluate. North
Staining
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Fungus3. VentilationUnder eave soffit inlet vents noted. • Roof surface vents present. • Gable louver vents noted.
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4. Fan/DuctObservations:• Bathroom fans do not exhaust completely to the exterior. Typically piping should actually connectto exterior vent, recommend correction. This condition can result in mold/fungal growth.
5. ElectricalObservations:• Recessed lighting in contact with insulation and no visible IC contact rating. This condition is apotential fire hazard, recommend minimum 3 inch clearance is acheived.
6. Insulation ConditionBlown in fiberglass insulation noted.Depth: Insulation averages approximately 10-12 inches in depth, estimated R value 30
7. 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.Observations:• Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or haveroofing contractor evaluate.
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3. VentilationUnder eave soffit inlet vents noted. • Roof surface vents present.
4. RodentNo visible indications of Rodent Activity.
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Entryway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. Entry door operates andlocks overall. • Wood flooring is in good condition overall.
2. DoorsObservations:• Entry door sticks, recommend adjustment.
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Living Room 1. Living RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
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Dining Room 1. Dining RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Ceiling fan operates.
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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is Tile. 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.Observations:• Ceiling fan is out of balance, recommend conditions are corrected.
2. Counter ConditionFormica counter is in good condition overall.
3. DishwasherDishwasher was in operable condition.
4. Stove/OvenStove/oven were in operable condition overall.
5. RefrigeratorRefrigerator was in operable condition.
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6. Vent ConditionVent fan appears to exhaust to the exterior.
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Family Room 1. Family RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
2. FireplaceFireplace was wood burning type. • Damper is in place.Observations:• Efflorescence observed; this is a mineral deposit left behind from previous exterior waterinfiltration.
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Laundry 1. ConditionCeiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates.
2. ElectricalGFI outlets within 6 feet of water sources overall
3. Exhaust FansWindow only, no vent fan.
4. DryerDryer appeared to exhaust to the exterior. • Dryer is electric Unit • 220 volt electrical service forelectric dryer.
Dryer5. Floor ConditionTile Flooring is in good condition overall.
6. SinkSink is in operable condition overall.
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7. WasherObservations:• Clothes in washer. Did not operate the unit.
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Master Bedroom 1. BedroomWalls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heatregister present. Accessible outlets operate.
2. Ceiling FanMaterials: Ceiling Fan was in operable condition overall
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Master Bathroom 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.
2. ElectricalGFI outlets within 6 feet of the water sources.
3. CountersTile counter tops are in good condition overall.
4. Exhaust FansVent fan operates overall.
5. FloorsCarpet floor covering is in good condition.
6. TubTub was in good condition overall.
7. ShowerShower is in good condition overall. • Shower door is in operable condition overall.Observations:• Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout.
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8. ToiletToilet was in operable condition overall.
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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. CountersObservations:• Cracking to one tile. Noted.
4. Exhaust FansVent fan operates overall.
5. FloorsCarpet floor covering is in good condition.
6. TubTub was in good condition overall.
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7. ShowerShower is in good condition overall.Observations:• Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout.
8. SinksSinks are in operable condition overall.Observations:• Stopper did not seal tight or function correctly. Left
9. ToiletToilet was in operable condition overall.
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Bedroom 1 1. LocationLocation Southwest
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
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Bedroom 2 1. LocationLocation Southeast
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
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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.Observations:• Water staining at the ceiling/walls, moisture meter indicated no abnormal moisture contentpresently.• There is no protective bollard/pole in front of gas equipment, recommend conditions are correctedto prevent automobile from accidentally hitting.
2. DoorsEntry door is in operable condition overall.
3. Garage DoorsSingle garage door operates, was on auto opener. • 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 Whirlpool • 31 years of age approximately, average life span is 18 to 22 years.Observations:• Corrosion to electric connection in top compartment. Recommend conditions are investigatedfurther and corrected by licensed HVAC contractor.• The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee orestimation as to the remaining useful life of this unit.
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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• Furnace did not operate properly. Flames did not operate. Recommend conditions areinvestigated further and corrected by licensed HVAC contractor.
Service Record4. FiltersLocation: Filter located above furnace. • Electronic air cleaner present.Observations:• Electronic air cleaner did not operate, recommend conditions are investigated further andcorrected as required by licensed HVAC contractor.
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Plumbing/Water Heater1 1. PlumbingWater lines were copper. • Drain and waste lines were plastic.Observations:• Septic system noted. Client is advised to seek the services of a licensed specialist in evaluatingthis system.
2. Water Heater ConditionHeater Type: Gas Water heater. • 50 gallonsLocation: The heater is located in the hall closet.
3. AgeApproximately 9 years of age, average life span is 10 to 12 years.
4. ConditionSeismic straps are in place. • Expansion tank is in place.Observations:• Water heater does not have a drip pan, at a minimum, recommend installing leak alarm sensor atthe base of the water heater.
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5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.
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Electrical 1 1. Electrical200 AMP service, 4/0 Aluminum service entrance wires.
2. GroundingElectrical service is grounded and bonded.
3. Wiring TypeBreaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiringis copper.
4. SubpanelMaterials: Subpanel appeared in good condition. Wiring sizes conform to breaker sizes.
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Foundation/Crawlspaces 1. FoundationContinuous concrete foundation visible portion appeared in good condition overall.
2. DrainageObservations:• Small area of standing water at west side. Staining to support post and vapor barrier noted.Typically this condition is remedied by installation of a drainage system. Downspout draintile should1st be dye tested to determine if they are depositing water into the crawlspace. Trenches are dug atthe perimeter within 2 feet of the foundation. Trenches are lined with gravel, perforated pipe andmore gravel and sloped to a central collection area where water is then routed out of thecrawlspace via gravity or sump pump. Strongly recommend conditions are investigated further bylicensed drainage contractor and conditions corrected as required. West side
West
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3. FramingVisible framing appeared in good condition overall.Observations:• Cardboard forms still attached to individual concrete piers, typically this material should beremoved as it is a conducive condition for wood destroying organism activity.• Pier settling at west side. Recommend conditions are investigated further and corrected bylicensed contractor.
West
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4. VentilationVentilation appeared adequate.
5. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages 4 inches, estimated R value 13. Newer requirements are R30Insulation content.Observations:• Insulation damaged/missing in areas of the crawlspace, recommend conditions are corrected.
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6. DuctsDucts appeared securely attached and insulated overall.
7. 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
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8. RodentObservations:• Indications of Rodent activity,some rodent droppings can carry disease, recommend conditionsare investigated further by licensed Pest Control Company.• Droppings present.• Carcasses present.
9. PlumbingObservations:• Water lines are not insulated or completely insulated, recommend insulating water lines to preventfreezing.
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Shutoffs 1. Shutoff Locations
||2||Furnace gas shutoff is located to the left of theFurnace.
Furnace disconnect switch
||2||Water Heater gas shutoff is located to the leftof the water heater.
||2||Water heater water line shutoff is locatedabove the water heater.
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Main water shutoff located under sink in laundry room.
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Equipment 1. Appliances/EquipmentObservations:• Oven• Water Heater• Furnace• Washer• Dryer• Refrigerator• Dishwasher
Water heater Furnace
Dryer Washer
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||2||Oven ||2||Refrigerator
||2||Dishwasher
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Carbon Monoxide Detectors 1. Carbon MonoxideMaterials: Carbon monoxide detectors were in place.
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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
This is a visual inspection. No destructive testing is performed. This is not a soil inspection nor do weinspect for formaldehyde, radon, asbestos, Chinese drywall, lead paint, mold, hazardousmaterials/substances, landscape lighting, sprinkler systems, septic systems/drain fields, smoke alarmsor recreational equipment such as Jacuzzis etc.. It is recommended that noted deficiencies beinvestigated further by licensed companies specializing in those disciplines. Inspection is subject toconditions at the time of inspection. Appliances are checked to see if they're in operable condition. Thisis not a code inspection as codes change frequently and vary between municipalities. We make noguarantees for expected life. It is impossible to verify conditions of places inaccessible in walls under andin between floors, behind furniture appliances etc., and we assume no responsibility for those items assuch. Estimates for repairs are approximations and we do not guarantee their accuracy. Possiblesolutions for problems are solely opinions based on conditions at the time of the inspection and are notto be assumed as being totally conclusiveThe summary below consists of potentially significant findings. These findings can be a safety hazard, adeficiency requiring a major expenses or further investigation to correct or items I would like to drawextra attention to. The summary is not a complete listing of all the findings in the report, and reflects theopinion of the inspector. Please review all of the pages of the report as the summary alone does notexplain all the issues. We recommend repairs should be done by licensed &bonded contractors. We alsorecommend obtaining a copy of all receipts, warranties and permits for the work done. Attic 1Page 12 Item: 2 Framing • Slight whitish and or darkened coloration that possibly could
be a fungal/mold growth near vaulted areas by skylights.Conditions are generally a result of excessive moisture atsome point or inadequate ventilation. Treating/remediationand correction moisture conditions will help prevent futureoccurrences. Testing would need to be performed todetermine the presence or absence of Mold. Testing mayinclude surface sampling and air quality testing.• Evidence of past or present leaks, dry at time of theinspection. Monitor for leaks &/or have roofing contractorevaluate. North
Page 14 Item: 4 Fan/Duct • Bathroom fans do not exhaust completely to the exterior.Typically piping should actually connect to exterior vent,recommend correction. This condition can result inmold/fungal growth.
Page 14 Item: 5 Electrical • Recessed lighting in contact with insulation and no visible ICcontact rating. This condition is a potential fire hazard,recommend minimum 3 inch clearance is acheived.
Attic 2Page 15 Item: 2 Framing • Evidence of past or present leaks, dry at time of the
inspection. Monitor for leaks &/or have roofing contractorevaluate.
GaragePage 32 Item: 1 Condition • Water staining at the ceiling/walls, moisture meter indicated
no abnormal moisture content presently.• There is no protective bollard/pole in front of gas equipment,recommend conditions are corrected to prevent automobilefrom accidentally hitting.
Heat/AC
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Page 33 Item: 2 Heater • Corrosion to electric connection in top compartment.Recommend conditions are investigated further and correctedby licensed HVAC contractor.• 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 34 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• Furnace did not operate properly. Flames did not operate.Recommend conditions are investigated further and correctedby licensed HVAC contractor.
Plumbing/Water Heater1Page 35 Item: 1 Plumbing • Septic system noted. Client is advised to seek the services
of a licensed specialist in evaluating this system.Foundation/CrawlspacesPage 38 Item: 2 Drainage • Small area of standing water at west side. Staining to
support post and vapor barrier noted. Typically this conditionis remedied by installation of a drainage system. Downspoutdraintile should 1st be dye tested to determine if they aredepositing water into the crawlspace. Trenches are dug at theperimeter within 2 feet of the foundation. Trenches are linedwith gravel, perforated pipe and more gravel and sloped to acentral collection area where water is then routed out of thecrawlspace via gravity or sump pump. Strongly recommendconditions are investigated further by licensed drainagecontractor and conditions corrected as required. West side
Page 39 Item: 3 Framing • Pier settling at west side. Recommend conditions areinvestigated further and corrected by licensed contractor.
Page 42 Item: 8 Rodent • Indications of Rodent activity,some rodent droppings cancarry disease, recommend conditions are investigated furtherby licensed Pest Control Company.• Droppings present.• Carcasses present.