FAIRA TRANSPARENCY REPORTS 25341 117th Pl SE, Kent, …...RW West Consultants, Inc. 25341 117th Pl...
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608 State St. South Kirkland, WA 98033 www.faira.com [email protected] +1.800.571.FAIR FAIRA TRANSPARENCY REPORTS 25341 117th Pl SE, Kent, WA 98030 June 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/11072 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
Transcript of FAIRA TRANSPARENCY REPORTS 25341 117th Pl SE, Kent, …...RW West Consultants, Inc. 25341 117th Pl...
608 State St. South Kirkland, WA 98033
www.faira.com
[email protected] +1.800.571.FAIR
FAIRA TRANSPARENCY REPORTS
25341 117th Pl SE, Kent, WA 98030
June 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/11072 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
25341 117th Pl SE, Kent, WA 98030Inspection prepared for: Christopher Ellis
Real Estate Agent: Christopher Ellis - Faira
Date of Inspection: 6/7/2017 Time: 9:00 AM Age of Home: 1977 Size: 1200Order ID: 2120 Front faces East
Inspector: Clifton Moody (Skip)License # 957
P.O. BOX 214, Redmond, WA 98073Phone: 206.650.4035
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 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 ConditionVinyl siding noted.Observations:• Paint finish fading indicating paint has lost its effectiveness, recommend repainting.• Damage to SE siding. Recommend repair.• Vinyl siding loose at a few areas. Recommend repair.
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2. GuttersGutters and downspouts appeared in good condition overall.Observations:• Debris in gutters, recommend cleaning gutters.
3. Driveway and Walkway ConditionAsphalt driveways appeared in good condition overall.
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4. SoffitSoffits and eaves appeared in good condition overall.Observations:• Fungal growth at the soffit, areas would need to be cleaned, sealed and repainted.
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.• Northwest window/siding installation incomplete. Recommend conditions are investigated furtherand corrected by licensed contractor.
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6. GradingGrading appeared in good condition overall.Observations:• Grade Slopes towards the house from South to north.
7. ElectricalExterior outlets operate.Observations:• Exterior covers missing/damaged, recommend conditions are repaired as a safety precaution• Exposed wiring at south exterior lighting. Recommend conditions are investigated further andcorrected by licensed electrical contractor.• Cover missing at exterior light correction. Recommend conditions are corrected by licensedelectrical contractor.
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West
8. Gas ConditionMeter located at South side. Main Gas shutoff is located to the lower left of the meter.Observations:• There is a gas smell present at the main valve. We recommend contacting the Puget SoundEnergy to repair.
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9. Exterior Faucet ConditionExterior faucets were in operable condition overall.
10. Gate ConditionMaterials: WoodObservations:• Fences are NOT INCLUDED as part of a home inspection.
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Exterior Stairs 1. StairSteps appeared uniform.Observations:• Settling at entry walkway and steps. Recommend conditions are investigated further andcorrected by licensed contractor.
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Roof 1. Roof ConditionComposition shingle roof surface. • Walked on roof surface.Type Average life span 20 years for this type surface with proper maintenance and care.Observations:• Moss on roof. This can lead to the premature failure of the roof and subsequent leaks.Recommend treating moss with a moss retarding chemical. Pressure washing is not recommendedas it can damage surface and lessen life span.• Recommend following conditions are investigated further by licensed roofing contractor andconditions corrected as required.• Some shingles damaged.• Patching present
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2. ChimneyGas B vent appeared in good condition overall, B vent height was adequate overall.Observations:• Moss on chimney recommend alleviating to prevent spalling• Flaking, spalling brick observed, recommend sealing brick with water proof chemical to preventcontinued damage.• Cracking in the crown of the chimney, recommend resealing.
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Attic 1 1. FramingObservations:• Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or haveroofing contractor evaluate. West
2. VentilationUnder eave soffit inlet vents noted. • Roof surface vents present.
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Staining3. Fan/DuctObservations:• Bathroom fans do not exhaust completely to the exterior, recommend correction. This conditioncan result in mold/fungal growth.• Kitchen fans do not exhaust completely to the exterior, recommend correction. This condition canresult in mold/fungal growth.
Kitchen4. ElectricalObservations:• Wire ends are outside of a Junction Box, which is a potential shock hazard, recommend junctionboxes with covers be installed by licensed electrical contractor. South
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5. Insulation ConditionBlown in fiberglass insulation noted. • Unfinished fiberglass batts noted.Depth: Insulation averages approximately 6 inches in depth;estimated R value 19. Newerrequirements are R49 insulation content.
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 sectionObservations:• House was not completely visible or accessible. Stored items blocking. Noted
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Entryway 1. ConditionsLight fixture operates. Entry door operates and locks overall.Observations:• Damage to wall at door. Noted
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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.
2. FireplaceFireplace was wood burning type.Observations:• Fireplace not accessible not accessible recommend further investigation.
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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is vinyl. 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. • Ceiling fan operates.Observations:• Paint blemishes at wall.• Room not fully visible noted.
2. Counter ConditionWood butcher block counter is in good condition overall.
3. CabinetObservations:• Cabinet doors are out of alignment, recommend adjustment• Drawer missing. Right of sink.• Wall fungal growth. Some forms of fungus/mold can be health risks, analysis is not within thescope of this inspection recommend further investigation. Under sink
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4. DishwasherDishwasher was in operable condition.Observations:• Lack of a proper air gap noted at dishwasher drain line. In the event of a sewer backup this deviceprevents sewer matter from entering into dishwasher. Recommend having a licensed plumberinstall a air gap or drip loop to prevent possible contamination to water supply. Minor condition tocorrect
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5. 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.
6. FloorObservations:• Floor slopes from north to south• Damage to the floor.
7. Stove/OvenStove/oven were in operable condition overall.
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8. RefrigeratorRefrigerator was in operable condition.
9. ElectricalObservations:• GFCI protected receptacles may not have been required when the house was built. , stronglyrecommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources.
10. Vent ConditionVent fan appears to exhaust to the exterior, part of microwave.
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11. 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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Laundry 1. LocationGarage
2. Condition
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.
5. 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.Observations:• Damage behind door at wall.
2. FloorObservations:• Damage to carpet• Damage to the carpet.
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3. DoorsObservations:• Damage to the door.
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. 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. SinksSink was in operable condition overall.Observations:• Stopper did not seal tight or function correctly.
4. Exhaust FansWindow only, no vent fan.
5. FloorsVinyl Flooring appeared in good condition overall.
6. 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. Exhaust FansVent fan operates overall.
4. FloorsVinyl Flooring appeared in good condition overall.
5. TubTub was in good condition overall.
6. ShowerObservations:• Shower in repair at time of inspection. Noted
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7. SinksSink was in operable condition overall.Observations:• Stopper did not seal tight or function correctly.
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Bedroom 1 1. LocationLocation 1st Left
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.Observations:• Ceiling fan did not operate.
3. ElectricalObservations:• Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further andcorrect as required.
4. DoorsObservations:• Damage to door.
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Bedroom 2 1. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
2. FloorObservations:• Carpet staining.
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3. DoorsObservations:• Closet doors not installed.
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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:• Garage was not fully accessible, or visible. Noted
2. DoorsObservations:• Garage door leading to interior did not self close. Recommend adjustment or installing self closinghinge for fire protection and to prevent carbon monoxide from entering the living area.
3. Garage DoorsSingle garage door operates, was on auto opener. • Photo cell safety returns operate overall.Observations:• Damage to the garage door. Noted.
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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 hall closet upstairs.Furnace is Trane brandObservations:• Automatic disconnect button taped over. This condition will not allow the furnace to turn off ifdoors are removed. Recommend conditions are investigated further and corrected by licensedHVAC contractor.• Staining present. Recommend conditions are investigated further and corrected by licensedHVAC contractor.• Age of furnace was indeterminate, recommend consulting with licensed heating contractor.
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3. Heating conditionObservations:• Service does not appear to have been performed within the last year, recommend serviced bylicensed HVAC contractor.
4. VentingObservations:• Staining at venting. Recommend conditions are investigated further and corrected by licensedcontractor.
5. FiltersLocation: Filter located above furnace. • Electronic air cleaner present.
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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.Location: The heater is located in the garage.Observations:• Insulation blanket - Water heater casing was not visible due to insulation blanket. There is thepossibility that problems or defects with the casing were concealed; concealed defects are notwithin the scope of the home inspection. Age, manufacturer’s information, and any safety concernsunknown. Modern water heaters typically are double-walled, and insulation blankets typically serveno useful purpose, particularly in an enclosed space. Additionally, some manufacturers void theirwarranties when important operation and safety information is not visible. Recommend furtherevaluation once insulation blanket has been removed.
3. AgeObservations:• Data tag not visible. Age could not be verified.
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4. ConditionObservations:• Seismic straps are not in place/ improperly installed. Normally there should be seismic strapsinstalled at the upper and lower one thirds of the tank.• Expansion tank is not in place. This is a hazardous condition on closed water systems.Recommend conditions are investigated further and corrected as required by licensed plumbingcontractor.
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 bonded.
3. Wiring TypeBreaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiringis copper.
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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 unusualObservations:• Efflorescence observed; this is a mineral deposit left behind from previous exterior waterinfiltration.
2. DrainageObservations:• Small amount of standing water in the crawlspace and staining present. Recommend conditionsare investigated further and corrected by licensed drainage contractor.• Water entering through some crawl space vent at some point. East, SW
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SW staining
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.• Staining and white fungus under bathroom area. Recommend conditions are investigated furtherand corrected by licensed contractor.• Cut floor joist under toilet, recommend conditions are repaired.
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4. VentilationVentilation appeared adequate.
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5. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages approximately 10 inches in depth, estimated R value 30.Observations:• Insulation damaged/missing in areas of the crawlspace, recommend conditions are corrected.
6. DuctsObservations:• Insulation loose/missing at heating ducts. Recommend insulating ducts to prevent heat loss.
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. RodentNo visible indications of active Rodent Activity.
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Shutoffs 1. Shutoff LocationsObservations:• Water Heater gas shutoff is located to the left of the water heater.
||2||Water Heater gas shutoff is located to the leftof the water heater.
||2||Water heater water line shutoff is locatedabove the water heater.
Furnace gas shutoff is located to the left of the furnace.
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Equipment 1. Appliances/EquipmentObservations:• Water Heater• Washer• Dryer• Oven• Refrigerator• Dishwasher• Microwave• Water Heater• Furnace
Dryer ||2||Washer
||2||Dishwasher Refrigerator
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Microwave Oven
Furnace
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Carbon Monoxide Detectors 1. Carbon MonoxideObservations:• As of April 1st 2012 it is required that Carbon monoxide detectors are installed on each level andoutside of bedroom areas. Recommend conditions are corrected.
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GlossaryGlossary
Term DefinitionAir Gap Air gap (drainage): The unobstructed vertical distance through
free atmosphere between the outlet of the waste pipe and theflood-level rim of the receptacle into which the waste pipe isdischarged.
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 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. Exterior AreasPage 6 Item: 7 Electrical • Exterior covers missing/damaged, recommend conditions
are repaired as a safety precaution• Exposed wiring at south exterior lighting. Recommendconditions are investigated further and corrected by licensedelectrical contractor.• Cover missing at exterior light correction. Recommendconditions are corrected by licensed electrical contractor.
Page 7 Item: 8 Gas Condition • There is a gas smell present at the main valve. Werecommend contacting the Puget Sound Energy to repair.
RoofPage 10 Item: 1 Roof Condition • Recommend following conditions are investigated further by
licensed roofing contractor and conditions corrected asrequired.• Some shingles damaged.• Patching present
Attic 1Page 13 Item: 1 Framing • Evidence of past or present leaks, dry at time of the
inspection. Monitor for leaks &/or have roofing contractorevaluate. West
Page 14 Item: 3 Fan/Duct • Bathroom fans do not exhaust completely to the exterior,recommend correction. This condition can result inmold/fungal growth.• Kitchen fans do not exhaust completely to the exterior,recommend correction. This condition can result inmold/fungal growth.
Page 14 Item: 4 Electrical • Wire ends are outside of a Junction Box, which is a potentialshock hazard, recommend junction boxes with covers beinstalled by licensed electrical contractor. South
Kitchen
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Page 19 Item: 3 Cabinet • Wall fungal growth. Some forms of fungus/mold can behealth risks, analysis is not within the scope of this inspectionrecommend further investigation. Under sink
Page 20 Item: 4 Dishwasher • Lack of a proper air gap noted at dishwasher drain line. Inthe event of a sewer backup this device prevents sewermatter from entering into dishwasher. Recommend having alicensed plumber install a air gap or drip loop to preventpossible contamination to water supply. Minor condition tocorrect
Page 22 Item: 9 Electrical • GFCI protected receptacles may not have been requiredwhen the house was built. , strongly recommend licensedelectrical contractor installing GFCI outlets within 6 feet ofwater sources.
Bedroom 1Page 31 Item: 3 Electrical • Ungrounded outlets, recommend a licensed electrical
contractor investigate conditions further and correct asrequired.
GaragePage 35 Item: 2 Doors • Garage door leading to interior did not self close.
Recommend adjustment or installing self closing hinge for fireprotection and to prevent carbon monoxide from entering theliving area.
Heat/ACPage 37 Item: 2 Heater • Automatic disconnect button taped over. This condition will
not allow the furnace to turn off if doors are removed.Recommend conditions are investigated further and correctedby licensed HVAC contractor.• Staining present. Recommend conditions are investigatedfurther and corrected by licensed HVAC contractor.• Age of furnace was indeterminate, recommend consultingwith licensed heating contractor.
Plumbing/Water Heater1Page 41 Item: 4 Condition • Seismic straps are not in place/ improperly installed.
Normally there should be seismic straps installed at the upperand lower one thirds of the tank.• Expansion tank is not in place. This is a hazardous conditionon closed water systems. Recommend conditions areinvestigated further and corrected as required by licensedplumbing contractor.
Foundation/CrawlspacesPage 43 Item: 2 Drainage • Small amount of standing water in the crawlspace and
staining present. Recommend conditions are investigatedfurther and corrected by licensed drainage contractor.• Water entering through some crawl space vent at somepoint. East, SW
Page 44 Item: 3 Framing • Staining and white fungus under bathroom area.Recommend conditions are investigated further and correctedby licensed contractor.• Cut floor joist under toilet, recommend conditions arerepaired.
Carbon Monoxide Detectors
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Page 51 Item: 1 Carbon Monoxide • As of April 1st 2012 it is required that Carbon monoxidedetectors are installed on each level and outside of bedroomareas. Recommend conditions are corrected.
