FAIRA TRANSPARENCY REPORTS. February 28 th, 2018

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1 608 State St. South Kirkland, WA FAIR FAIRA TRANSPARENCY REPORTS th Ave NW, #407, Seattle, WA February 28 th, 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 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

2 Cover Page RW West Consultants, Inc. Property Inspection Report th Ave NW, #407, Seattle, WA Inspection prepared for: Faira.com Real Estate Agent: Faira - Date of Inspection: 2/23/2018 Time: 9:00 AM Age of Home: 2007 Size: 698 This is an inspection of this unit only. Exterior conditions and common areas are generally the responsibility of the condominium association. Recommend you review your resale certificate or public offering statement. Inspector: Clifton Moody (Skip) License # rwwestconsultants@gmail.com

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4 Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available 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 inspection of 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 repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. Items denote serious, safety or items that required further investigation Items denote minor or maintenance items Green notes denote locations and shutoff valves Page 2 of 22

5 1. Deck Deck 1 Framing was not visible due to ground proximity. Guardrail appeared secure. Page 3 of 22

6 1. General Notes General Interior Note Materials: Windows in the home are Double pane insulated glass windows. Any deficiencies are noted in each room section for accessible windows Doors in the home are considered operational unless otherwise noted in each room section Cabinet doors and in the home are considered operational unless otherwise noted in each room section Page 4 of 22

7 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Laminate wood grain material is in good condition overall. Observations: Walls cracks did not appear unusual. Page 5 of 22

8 1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate. Electric convector heat. 2. Fireplace Fireplace is a electric unit. Page 6 of 22

9 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is laminate. Accessible outlets operate. Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doors and drawers are in operable condition overall. 2. Counter Condition Granite tile counter tops are in good condition. 3. Dishwasher Dishwasher was in operable condition. 4. Microwave Observations: Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, client should seek further review by qualified technician prior to closing. 5. Stove/Oven Stove/oven were in operable condition overall. Page 7 of 22

10 6. Refrigerator Refrigerator was in operable condition. Observations: Refrigerator water dispenser did not operate, recommend conditions are investigated further and corrected as required. Page 8 of 22

11 7. Sinks Sink was in operable condition overall. 8. Electrical Outlets are GFCI protected at the counters. 9. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. Page 9 of 22

12 1. Condition Laundry Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Exhaust Fans Vent fan operates overall. 3. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. 4. Floor Condition Vinyl flooring appeared in good condition overall. 5. Washer Materials: Washer appeared to be in operable condition. Page 10 of 22

13 1. Room Hall Bathroom1 Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of water sources. 3. Counters Granite tile counter tops are in good condition overall. 4. Exhaust Fans Vent fan operates overall. 5. Floors Tile Flooring is in good condition overall. 6. Shower Shower is in good condition overall. Observations: Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout. Page 11 of 22

14 7. Sinks Sink was in operable condition overall. 8. Toilet Toilet was in operable condition overall. Page 12 of 22

15 1. Bedroom Room Bedroom 1 Walls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate. 2. Heating Electric Convector heater operates. Page 13 of 22

16 Heat/AC 1. Heating Type Electric convector zone controlled system in operable condition. 2. AC Condition Air condition appeared in operable condition overall. Page 14 of 22

17 Plumbing/Water Heater1 1. Plumbing Water lines were PEX plastic. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Electric water heater. 50 gallons 3. Age Approximately 11 years of age, average life span is 10 to 12 years. 4. Condition Seismic straps are in place. Water heater has drip pan in place. Observations: 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 plumbing contractor. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 15 of 22

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19 1. Electrical Electrical AMP service, 1/0 Aluminum service entrance wires. 2. Grounding Electrical service is bonded. Observations: Grounding not visible is a common condition in condominiums and town homes. 3. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Observations: Neutral busbar double taps were not allowable after Double tapping and lugging can create hot 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 tripping because of the loose connection [current exceeding the rating of the breaker]. Conditions can result in over heating and possible fire. Strongly recommend conditions are investigated further corrected as required by licensed electrical contractor. Page 17 of 22

20 1. Shutoff Locations Shutoffs 2 Water heater water line shutoff is located above the water heater. 2 Main water shutoff is located above water heater. Page 18 of 22

21 1. Appliances/Equipment Equipment Observations: Oven Refrigerator Dishwasher Microwave Water Heater Washer Dryer Fire sprinkler system present. Testing and inspection of this system is not within the scope of inspection. System should typically be back flow tested on an annual basis. Fire Sprinkler 2 Dryer 2 Washer Page 19 of 22

22 2 Dishwasher 2 Refrigerator 2 Microwave Page 20 of 22

23 Glossary Term Double Tap Expansion Tank GFCI TPR Valve Definition Glossary A double tap occurs when two conductors are connected under one screw inside a panelboard. Most circuit breakers do not support double tapping, although some manufacturers, such as like Cutler Hammer, make hardware specially designed for this purpose. Double tapping is a defect when it is used on incompatible devices. If the conductors come loose, they cause overheating and electrical arcing, and the risk of fire is also present. A double tap can be accommodated by installing a new circuit board compatible with double tapping. It is also possible to add another circuit breaker or install a tandem breaker to the existing breaker box. An expansion tank or expansion vessel is a small tank used to protect closed (not open to atmospheric pressure) water heating systems and domestic hot water systems from excessive pressure. The tank is partially filled with air, whose compressibility cushions shock caused by water hammer and absorbs excess water pressure caused by thermal expansion. A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system. The thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressurerelief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200 F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves Page 21 of 22

24 Report Summary Report Summary This is a visual inspection. No destructive testing is performed. This is not a soil inspection nor do we inspect for formaldehyde, radon, asbestos, Chinese drywall, lead paint, mold, hazardous materials/substances, landscape lighting, sprinkler systems, septic systems/drain fields, smoke alarms or recreational equipment such as Jacuzzis etc.. It is recommended that noted deficiencies be investigated further by licensed companies specializing in those disciplines. Inspection is subject to 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 make no guarantees for expected life. It is impossible to verify conditions of places inaccessible in walls under and in between floors, behind furniture appliances etc., and we assume no responsibility for those items as such. Estimates for repairs are approximations and we do not guarantee their accuracy. Possible solutions for problems are solely opinions based on conditions at the time of the inspection and are not to be assumed as being totally conclusive The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses or further investigation to correct or items I would like 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 summary alone does not explain all the issues. We recommend repairs should be done by licensed &bonded contractors. We also recommend obtaining a copy of all receipts, warranties and permits for the work done. Plumbing/Water Heater1 Page 15 Item: 4 Condition 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 plumbing contractor. Electrical 1 Page 17 Item: 2 Grounding Grounding not visible is a common condition in condominiums and town homes. Page 17 Item: 3 Wiring Type Neutral busbar double taps were not allowable after Double tapping and lugging can create hot 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 tripping because of the loose connection [current exceeding the rating of the breaker]. Conditions can result in over heating and possible fire. Strongly recommend conditions are investigated further corrected as required by licensed electrical contractor. Page 22 of 22