faira transparency reports 418 17th st se, #5d, auburn, … · faira transparency reports . 418...
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608 State St. South Kirkland, WA 98033
www.faira.com
[email protected] +1.800.571.FAIR
FAIRA TRANSPARENCY REPORTS
418 17th St SE, #5d, Auburn, WA 98002
May 8th, 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/11102 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 IncProperty Inspection Report
Cover Page
418 17th St SE, #5D, Auburn, WA 98002Inspection prepared for: Christopher Ellis
Real Estate Agent: Christopher Ellis - Faira
Date of Inspection: 6/21/2017 Time: 9:00 AM Age of Home: 1999 Size: 1220
Order ID: 2144
Inspector: Robert PickeringLicense #1807
Email: [email protected]
RW West Consultants Inc 418 17th St SE, Auburn, WA
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General Exterior Note 1. Exterior Note
||2||North Elevation ||2||East Elevation
||2||West Elevation ||2||South Elevation
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Exterior Areas 1. Siding ConditionSiding appeared in good condition overall. • EIFS - Exterior Insulation and Finish Systems- AKAsynthetic stucco. • Vinyl siding noted.Observations:• Foliage contact with siding, recommend pruning or removing any plants that are in contact orproximity to home to eliminate pathways of wood destroying insects.• Slight damage to siding near to the right of garage door noted.• Moderate damage to vinyl: The vinyl siding covering exterior walls had area of moderate damagewhich should be repaired to prevent moisture intrusion of the wall assembly.
• EIFS material was at the garage only. Garage header is protected by overhang. North and southsides of garage are the only areas that have possible exposure.
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2. GuttersGutters and downspouts appeared in good condition overall.
3. Driveway and Walkway ConditionConcrete sidewalks and driveways appeared in good condition overall.
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. • Threshold and jambs appeared in fair condition overall.
6. GradingGrading appeared in good condition overall.
7. ElectricalExterior outlets are GFCI protected.
8. Cable FeedsMaterials: Primary Service is Underground Service Lateral
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9. Gas ConditionMeter located at west side. Main Gas shutoff is located to the lower left of the meter. • Was not ableto determine which gas meter was for the unit. Recommend consulting with service provider.
10. Exterior Faucet ConditionThere was no exterior faucet for this unit.
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Decks 1. Deck1South
2. DeckConcrete patio surface appeared in good condition.
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Roof 1. Roof ConditionStanding seam metal roof surface, average life span is 40 years. • Inspected from ground level.See Roofing Notes above, in blue. Due to property and roof configurations, some areas of the roofmay be visually restricted from inspection • Some areas of roof are obscured from view.
2. FlashingFlashing appeared in good condition overall.
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Attic 1 1. AtticGarage is location of access.
2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.
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3. VentilationVentilation appeared adequate overall.
4. RodentNo visible indications of Rodent Activity.
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Attic 2 1. AtticAttic access is located in bedroom.
2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.
3. VentilationVentilation appeared adequate overall.
4. Fan/DuctObservations:• Appears the exhaust vent has been covered by roofing material. Recommend correction by alicensed roofing contractor.• Bathroom fans do not exhaust completely to the exterior, recommend correction. This conditioncan result in mold/fungal growth.
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5. Insulation ConditionBlown in fiberglass insulation noted.Depth: Insulation averages about 12-14 inches in depth, estimated R value 38
6. RodentNo visible indications of Rodent Activity.
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General Interior Note 1. General NotesMaterials: Windows in the home are Double panel insulated glass windows. Any deficiencies arenoted in each room section for accessible windows • Doors in the home are considered operationalunless otherwise noted in each room section • Cabinet doors and in the home are consideredoperational unless otherwise noted in each room section
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Entryway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. Entry door operates andlocks overall. • Laminate wood grain material is in good condition overall.
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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is laminate. Heat register present.Accessible outlets operate. Light fixture operates. Sink and faucets are in operable conditionoverall. Cabinet doors and drawers are in operable condition overall.
2. Counter ConditionGranite counter tops are in good condition.
3. DisposalDisposal operates overall.
4. MicrowaveObservations:• Built-in microwave ovens are tested using normal operating controls. Unit was tested andappeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scopeof this inspection. If concerned, client should seek further review by qualified technician prior toclosing.
5. Stove/OvenStove/oven were in operable condition overall.
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6. RefrigeratorRefrigerator was in operable condition.
7. SinksSinks are in operable condition overall.
8. ElectricalOutlets are GFCI protected at the counters.
9. HeatingHeat register operates.
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Family Room 1. LocationLocation South
2. Family RoomWalls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heatregister present. Accessible outlets operate. • Light fixture operates. • Ceiling fan operates.
3. FireplaceFireplace is a gas unit. • Insert present, appeared in operable condition.
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1/2 Bathroom 1. Location1st Floor
2. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.Toilet was in operable condition overall .
3. CounterFormica counter tops are in good condition overall.Observations:• Voids in the caulking at the back splash, recommend sealing.
4. CabinetCabinet doors are in operable condition overall.
5. SinksSinks are in operable condition overall.Observations:• Sink rusted. Monitor for developing leaks (none found during inspection).
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6. ElectricalGFI outlets within 6 feet of the sink.
7. Exhaust FansVent fan operates overall.
8. FloorsLaminate wood grain material is in good condition overall.
9. ToiletToilet was in operable condition overall.
10. HeatingHeat register operates.
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Laundry 1. Location1st Floor
2. ConditionCeiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates.
3. Exhaust FansVent fan operates overall.
4. DryerDryer appeared to exhaust to the exterior. • 220 volt electrical service for electric dryer.Observations:• Control panel was loose were the housing connects to the body of the dryer. Recommendcontacting a qualified appliance repair technician to evaluate/repair.
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5. Floor ConditionFlooring is in good condition overall.
6. WasherMaterials: Washer appeared to be in operable condition. • Washer faucets were in operablecondition, no visible leakage.
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Stairs Leading to 2nd Floor 1. StairSteps appeared uniform. • Handrail appeared secure.
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Upstairs Hallway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. • Carpet floor covering is ingood condition.
2. DoorsObservations:• Closet door drags carpet recommend adjustment.
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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. • Light fixture operates.
2. Window DeficienciesObservations:• Sealant cracked at window casing recommend resealing.
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Master Bathroom 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.Observations:• Nail pops at the ceiling does not appear unusual.
2. ElectricalGFI outlets within 6 feet of the water sources.
3. CountersCounter tops are in good condition overall.
4. CabinetsCabinet doors and drawers are in operable condition overall.
5. SinksSinks are in operable condition overall.Observations:• Sink rusted. Monitor for developing leaks (none found during inspection).
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6. Exhaust FansVent fan operates overall.
7. FloorsLinoleum Flooring is in good condition overall.
8. TubTub was in good condition overall.Observations:• Stopper does not operate correctly.
9. ShowerShower is in good condition overall.Observations:• Faucet is loose at wall. Recommend securing and caulking.
10. ToiletToilet was in operable condition overall.Observations:• Toilet valve loose at wall recommend tightening.
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Loose at wall11. HeatingHeat register operates.
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Bedroom 1 1. LocationLocation North
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
3. Ceiling FanMaterials: Ceiling Fan was in operable condition overall
4. HeatingHeat register operates.
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Bathroom This Room 1. LocationMaterials: Upstairs • Bedroom
2. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.Observations:• Nail pops at the ceiling does not appear unusual.
3. ElectricalGFI outlets within 6 feet of water sources.
4. CountersFormica counter tops are in good condition overall.
5. CabinetsCabinet doors are in operable condition overall.
6. Exhaust FansVent fan operates overall.
7. FloorsLinoleum Flooring is in good condition overall.
8. TubTub was in good condition overall.
9. ShowerShower is in good condition overall.Observations:• Faucet is loose at wall. Recommend securing and caulking
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10. SinksSinks are in operable condition overall.
11. ToiletToilet was in operable condition overall.
12. HeatingHeat register 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. Floor ConditionMaterials: Flooring is concrete, appeared in good condition overall.Observations:• Cracking at the floor does not appear unusual.
3. DoorsEntry door is in operable condition overall.
4. Garage DoorsPhoto cell safety returns operate overall. • Tension safety returns operate overall.
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Heat/AC 1. Heating TypeGas forced air furnace. There was good air flow at the heat registers and cold air returns overall.
2. Heater Location The furnace is located in the garageFurnace is York Brand • 19 years of age approximately, average life span is 18 to 22 years.
3. Heating conditionObservations:• Furnace was serviced within the last year according to service sticker. Furnace should beserviced annually.
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4. FiltersLocation: Filter located above furnace. • Right side of furnace filter location
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Plumbing/Water Heater1 1. PlumbingWater lines were CPVC plastic. • Drain and waste lines were plastic.
2. Water Heater ConditionHeater Type: 50 gallonsObservations:• Water heater temperature is in excess of 120 degrees, recommend adjustment to preventaccidental scalding.
3. AgeApproximately 5 years of age, average life span is 10 to 12 years.
4. ConditionSeismic straps are in place. • Expansion tank is in place.
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5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.Observations:• Temperature and pressure relief valve has been down sized, this is not an allowable installation,recommend further investigation and correction by licensed HVAC contractor
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Electrical 1 1. LocationMaterials: Located in the Garage
2. Electrical200 AMP service, 4/0 Aluminum service entrance wires.
3. GroundingObservations:• Grounding not visible is a common condition in condominiums and town homes.
4. Wiring TypeBreaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiringis copper.
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Foundation/Crawlspaces 1. LocationEntryway closet.
2. FoundationConcrete slab foundation, no visible indications of unusual settling or damage.
3. DrainageCrawlspace area was dry, there were no visible indications of standing water presently
4. FramingVisible framing appeared in good condition overall.
5. VentilationVentilation appeared adequate.
6. Insulation ConditionEncapsulated fiberglass batts noted.Depth: Insulation averages approximately 10 inches in depth, estimated R value 30.
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7. DuctsDucts appeared securely attached and insulated overall.
8. Vapor BarrierVapor Barrier was in place.
9. RodentIndications of Rodent activity.Observations:• Indications of Rodent activity,some rodent droppings can carry disease, recommend conditionsare investigated further by licensed Pest Control Company.• Droppings present.• Carcasses present.
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Shutoffs 1. Shutoff Locations
Main water shutoff located in half bath under sink. Gas shutoff is located at the wall adjacent to thefireplace.
Water heater water line shutoff is located abovethe water heater.
Water Heater gas shutoff is located to the left ofthe water heater.
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Furnace gas shutoff is located to the right of theFurnace.
Furnace disconnect is located to the left of thefurnace.
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Equipment 1. Appliances/Equipment
||2||Stove ||2||Microwave
||2||Refrigerator ||2||Dishwasher
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||2||Dryer ||2||Washer
Water Heater Furnace
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GlossaryGlossary
Term DefinitionEIFS Exterior insulation and finishing system (EIFS) is a type of
building exterior wall cladding system that provides exterior wallswith an insulated finished surface and waterproofing in anintegrated composite material system. For more informationplease visithttp://en.wikipedia.org/wiki/Exterior_insulation_finishing_system
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
The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues. All repairs should be done by a licensed & bonded tradesman or qualified professional. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.Attic 2Page 9 Item: 4 Fan/Duct • Bathroom fans do not exhaust completely to the exterior,
recommend correction. This condition can result inmold/fungal growth.
Plumbing/Water Heater1Page 32 Item: 2 Water Heater
Condition• Water heater temperature is in excess of 120 degrees,recommend adjustment to prevent accidental scalding.
Page 33 Item: 5 TPRV Condition • Temperature and pressure relief valve has been down sized,this is not an allowable installation, recommend furtherinvestigation and correction by licensed HVAC contractor
Foundation/CrawlspacesPage 36 Item: 9 Rodent • Indications of Rodent activity,some rodent droppings can
carry disease, recommend conditions are investigated furtherby licensed Pest Control Company.• Droppings present.• Carcasses present.