FAIRA TRANSPARENCY REPORTS Alaskan Way, 514, Seattle, WA 98101

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1 608 State St. South Kirkland, WA FAIR FAIRA TRANSPARENCY REPORTS 1900 Alaskan Way, 514, Seattle, WA 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 Inspection prepared for: Faira.com Real Estate Agent: Faira.com - Faira Date of Inspection: 4/25/2018 Time: 2:00 PM Age of Home: 1997 Size: 1000 Weather: Sunny 66 degrees Order ID: 3647 This inspection report is for the interior of unit 514 only. Exterior is maintained by the HOA. Inspector: Dee Robert Inman License # rwwestconsultants@gmail.com

3 INTRODUCTION: 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 GFCI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. 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 Items denote locations and shutoff valves 1. Attendance In Attendance: Seller present 2. Home Type Home Type: Condominium 3. Occupancy Occupancy: Vacant The utilities were on at the time of inspection. Page 1 of 32

4 1. Electrical Exterior Areas Exterior outlets operate overall Exterior outlets are GFCI protected overall Exterior lights attached to the unit operate overall. Page 2 of 32

5 1. Deck1 Northwest Deck 1 2. Deck Deck surface is covered with water proof membrane, appeared in good condition overall. Guardrail appeared secure. Underside of deck was covered and framing was not visible. Page 3 of 32

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 Page 4 of 32

7 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Engineered wood flooring is in good condition overall. Page 5 of 32

8 1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is engineered wood material. Heat register present. Accessible outlets operate. Light fixture operates. 2. Fireplace Fireplace is a gas unit. Fireplace appeared in operable condition. Observations: Gas Shutoff is located inside access panel under glass. Pilot Controls are located inside access panel under glass. 2 Pilot Controls are located inside access panel under glass. Page 6 of 32

9 Gas shutoff Page 7 of 32

10 1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is engineered wood material. Accessible outlets operate. Light fixture operates. Page 8 of 32

11 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is Engineered wood. 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 Tile counter tops are in good condition. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal Disposal operates overall. 5. Dishwasher Dishwasher was in operable condition. 6. 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. 7. Stove/Oven Stove/oven were in operable condition overall. Page 9 of 32

12 8. Refrigerator Refrigerator was in operable condition. 9. Sinks Refrigerator temp Sink was in operable condition overall. Freezer temp 10. Electrical Outlets are GFCI protected at the counters. 11. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. Page 10 of 32

13 1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Accessible outlets operate. Page 11 of 32

14 1. Location Adjacent to kitchen Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Exhaust Fans Vent fan operates overall. 4. Dryer Dryer appeared to exhaust to the exterior. Page 12 of 32

15 5. Floor Condition Wood flooring is in good condition overall 6. Washer Dryer is operational Materials: Washer appeared to be in operable condition. Observations: Unable to access washer connections. No inspection was conducted Page 13 of 32

16 1. Location Location Southwest Master Bedroom 2. Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. 3. Electrical Materials: Top halves of outlet on the south wall switch controlled. 4. Heating Heat register operates. Page 14 of 32

17 1. Location Materials: Bedroom Master Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Electrical GFI outlets within 6 feet of the water sources. 4. Counters Tile counter tops are in good condition overall. 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Sinks Sinks are in operable condition overall. 7. Exhaust Fans Vent fan operates overall. 8. Floors Tile and carpet Flooring is in good condition overall. Observations: Carpet is not recommended in bathrooms due to potential to harbor moisture, which could lead to unwanted mold issues. 9. Tub Tub was in good condition overall. 10. Shower Shower is in good condition overall. Page 15 of 32

18 11. Toilet Toilet was in operable condition overall. 12. Heating Heat lamp operates. Page 16 of 32

19 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 Tile counter tops are in good condition overall. 4. Cabinets Cabinet doors are in operable condition overall. 5. Exhaust Fans Vent fan operates overall. 6. Floors Tile Flooring is in good condition overall. 7. Shower Shower is in good condition overall. Shower door is in operable condition overall. 8. Sinks Sink was in operable condition overall. 9. Toilet Toilet was in operable condition overall. 10. Heating Heat lamp operates. Page 17 of 32

20 1. Location Location North Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. Page 18 of 32

21 1. Storage Room Storage Room Walls and ceilings appear in good condition overall. Flooring is concrete in good condition overall. Light fixture operates. Page 19 of 32

22 1. Condition Garage 2. Floor Condition E6 Materials: Flooring is concrete, appeared in good condition overall. D1 Page 20 of 32

23 1. Heating Type Heat/AC Electric forced air furnace. there was good air flow at the heat registers and cold air return overall. 2. Heater Location The furnace is located in the hall closet upstairs. Furnace is Carrier brand 22 years of age approximately, average life span is 28 to 32 years. 3. Heating condition Observations: Furnace was serviced within the last year according to service sticker. Furnace should be serviced annually. 4. Filters All registers tested and have heat Location: Filter located at bottom section of furnace Observations: There was no filter installed in the system, recommend filter is installed. Page 21 of 32

24 5. AC Condition No filter in place Filter location Air condition appeared in operable condition overall. The typical temperature differential split between supply and return air in an air conditioner of this type is degrees F. This system responded and achieved an acceptable differential temperature 18 degree differential 18 degree differential Page 22 of 32

25 6. Refrigerant Lines Observations: No defects found. Page 23 of 32

26 1. Plumbing Plumbing/Water Heater1 Water lines were copper Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Electric water heater. 50 gallons Location: The heater is located in the hall closet. 3. Age Approximately 8 years of age, average life span is 10 to 12 years Page 24 of 32

27 4. Condition Seismic straps are in place. Expansion tank is in place. Water heater has drip pan in place. Observations: Drip pan does not have outlet drain to exterior, recommend outlet drain be installed or leak alarm sensor 5. TPRV Condition Leak sensor is in place Temperature Pressure Relief Valve (TPR Valve) present. Observations: Temperature and pressure relief valve routes at an upward angle. This condition can cause water to set in the outlet drain resulting in corrosion to the temperature and pressure relief valve and cause it not to engage when needed. This is an extremely hazardous condition, strongly recommend conditions are corrected by licensed HVAC contractor. Page 25 of 32

28 Routes at an upward angle Page 26 of 32

29 1. Location Materials: Located in the Bedroom Electrical 1 2. Electrical 150 AMP service, 2/0 Aluminum service entrance wires. 3. Grounding Observations: Grounding not visible is a common condition in condominiums and town homes. 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Observations: White neutral wires connected to circuit breakers should be black or red taped to designate they are hot, recommend further investigation and correction by licensed electrical contractor. Page 27 of 32

30 1. Shutoff Locations Shutoffs Observations: Water heater water line shutoff is located above the water heater. Furnace disconnect is located at the front panel of the furnace. Main water shutoff is located above the water heater. 2 Water heater water line shutoff is located above the water heater. 2 Furnace disconnect is located at the front panel of the furnace. 2 Main water shutoff is located above the water heater. Page 28 of 32

31 1. Appliances/Equipment Equipment Observations: Stove Refrigerator Dishwasher Microwave Disposal Water Heater Furnace Washer Dryer AC 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. 2 Dishwasher 2 Refrigerator 2 Stove 2 Microwave Page 29 of 32

32 Washer/dryer combo 2 Furnace 2 Water Heater Page 30 of 32

33 Glossary Term Expansion Tank GFCI TPR Valve Definition Glossary 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 31 of 32

34 Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense 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 pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Heat/AC Page 21 Item: 4 Filters There was no filter installed in the system, recommend filter is installed. Plumbing/Water Heater1 Page 25 Item: 5 TPRV Condition Temperature and pressure relief valve routes at an upward angle. This condition can cause water to set in the outlet drain resulting in corrosion to the temperature and pressure relief valve and cause it not to engage when needed. This is an extremely hazardous condition, strongly recommend conditions are corrected by licensed HVAC contractor. Page 32 of 32

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