FAIRA TRANSPARENCY REPORTS S 237th St, Kent, WA November 28, 2017

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1 608 State St. South Kirkland, WA FAIR Thank you for your interest in this Faira Certified home. FAIRA TRANSPARENCY REPORTS November 28, 2017 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 5628 S 237th St, #18-3, Kent, WA Inspection prepared for: Faira.com Real Estate Agent: Faira.com - Faira Date of Inspection: 12/8/2017 Time: 3:00 PM Age of Home: 1995 Size: 1384 Order ID: 2963 Inspector: Robert Pickering License #1807 Phone: ron@rwwestconsultants.com

3 1. Exterior Note General Exterior Note This is an inspection of this unit only. Exterior conditions and common areas are generally the responsibility of the condominium association. Recommend review your resale certificate or public offering statement 2 South Elevation 2 West Elevation 2 East Elevation 2 North Elevation Page 1 of 50

4 1. Deck1 North Deck 1 2. Deck Deck surface appeared in good condition, framing was not visible. Earth to wood contact at the base of deck. Recommend soil to wood contact is alleviated as it will cause decay to occur Page 2 of 50

5 1. Roof Condition Roof Exterior conditions and common areas are generally the responsibility of the condominium association. Recommend review your resale certificate or public offering statement Page 3 of 50

6 1. Attic Master bedroom closet is location of access. Attic 1 2. Framing Framing appeared in good condition overall. There were no visible indications of decay. There is a whitish and or darkened coloration that possibly could be a fungal/mold growth. Conditions are generally a result of excessive moisture at some point or inadequate ventilation. Treating/remediation and correction moisture conditions will help prevent future occurrences. Testing would need to be performed to determine the presence or absence of Mold. Testing may include surface sampling and air quality testing. Active water penetration occurring at the sheathing, strongly recommend conditions are investigated further by licensed roofing contractor and corrected as required. Right of attic entry Page 4 of 50

7 3. Ventilation Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Continuous Ridge Vent present. 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. Page 5 of 50

8 5. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages about inches in depth, estimated R value Rodent Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Droppings present. Tunneling in insulation noted. Page 6 of 50

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10 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 There are several windows throughout the home that have voids in sealant at the window casing. Recommend sealing. Page 8 of 50

11 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Tile floor is in good condition. Indications of past patching to the ceiling and or wall. 2. Window-Wall AC or Heat Electric Convector heater operates. 3. Doors Weather stripping damaged entry door, recommend correction. Weather stripping at bottom of entry/garage door has been removed. Recommend reinstalling. Bottom of entry door left side has a small rust spot. Recommend cleaning sealing and repainting to prevent further damage. Page 9 of 50

12 4. Floor Entry Voids in grout between some tile recommend ceiling Garage entry Page 10 of 50

13 Entry Page 11 of 50

14 1. Location Location Northwest Living Room 2. Living Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. 3. Fireplace Fireplace was wood burning type. Damper is in place. 4. Heating Electric Convector heater operates. Page 12 of 50

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16 1. Location Location Northeast Dining Room 2. Dining Room Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. Light fixture operates. 3. Floor Damage to laminate flooring noted. Voids in laminate flooring at right wall noted. 4. Heating Electric Convector heater operates. Page 14 of 50

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18 1. Kitchen Room Kitchen Walls 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 condition overall. Cabinet doors and drawers are in operable condition overall. Indications of past patching to wall right of sink 2. Counter Condition Counter tops are in good condition. Voids in the counter at the back splash, recommend resealing. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal Disposal operates overall. Page 16 of 50

19 5. Dishwasher Dishwasher was in operable condition. 6. Microwave 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. Induction cook top requires specific vessel for cooking, recommend cross referencing owners manual. 8. Refrigerator Refrigerator was in operable condition. 9. Sinks Sinks are in operable condition overall. Page 17 of 50

20 10. Electrical Outlets are GFCI protected at the counters. Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Right of refrigerator 11. Vent Condition Vent fan is part of microwave and is Recirculating Type 12. Heating Radiant floor heat operates. Page 18 of 50

21 1. Location 1st Floor 1/2 Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Toilet was in operable condition overall. 3. Counter Granite counter tops are in good condition. 4. Cabinet Cabinet doors are in operable condition overall. 5. Sinks Sinks are in operable condition overall. Flex drain observed, these are subject to frequent clogging. Sink chipped/cracked recommend further investigation/monitoring. Page 19 of 50

22 6. Electrical GFI outlets within 6 feet of the sink. 7. Exhaust Fans Vent fan operates overall. 8. Floors Tile Flooring is in good condition overall. Voids in the caulking/grout. Recommend resealing. 9. Toilet Toilet was in operable condition overall. 10. Heating Heat lamp operates. Page 20 of 50

23 1. Location 1/2 bathroom 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. 220 volt electrical service for electric dryer. 5. Floor Condition Tile Flooring is in good condition overall. 6. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 21 of 50

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25 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 23 of 50

26 1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. Carpet floor covering is in good condition. Page 24 of 50

27 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Windows are thermal pane. Entry door/doors are in good operable condition overall. 2. Electrical Materials: Bottom halves of outlet on the west wall switch controlled. Outlet and or Switch cover plates missing screw, recommend correction. 3. Window Deficiencies Void in sealant at window casing. Recommend sealing. 4. Heating Electric baseboard heater operates. Page 25 of 50

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29 1. Room Master Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of the water sources. 3. Counters Formica counter tops are in good condition overall. 4. Cabinets Cabinet doors and drawers are in operable condition overall. 5. Sinks Sinks are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. 7. Floors Linoleum Flooring is in good condition overall. 8. Tub Tub was in good condition overall. 9. Shower Shower is in good condition overall. Voids in the caulking/grout where shower walls rest on tub, recommend resealing. Page 27 of 50

30 10. Toilet Toilet was in operable condition overall. 11. Windows Void in sealant at window casing. Recommend sealing. Fungal growth at window frames, recommend cleaning. 12. Heating Heat lamp operates. Page 28 of 50

31 1. Location Materials: Upstairs Bedroom Hall Bathroom1 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Electrical GFI outlets within 6 feet of water sources. 4. Counters Formica counter tops are in good condition overall. 5. Exhaust Fans Vent fan operates overall. Vent fan is part of fresh air exchange system. Fan should typically operate 15 minutes per hour for proper fresh air exchange. Page 29 of 50

32 6. Floors Linoleum Flooring is in good condition overall. 7. Tub Tub was in good condition overall. 8. Shower Shower is in good condition overall. 9. Sinks Sinks are in operable condition overall. Sink rusted. Monitor for developing leaks (none found during inspection). 10. Toilet Toilet was in operable condition overall. 11. Heating Heat lamp operates. Page 30 of 50

33 1. Location Location Southwest 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. Indications of past patching to the ceiling and or wall. 3. Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Switch cover plates missing screws, recommend correction. Page 31 of 50

34 4. Ceiling Fan Materials: Ceiling Fan was in operable condition overall Screws missing 5. Window Deficiencies Void in sealant at window casing. Recommend sealing. 6. Heating Page 32 of 50

35 1. Location Location Southeast Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Electrical Loose outlets present, recommend securing. 4. Window Deficiencies South Fungal growth at window frames, recommend cleaning. Void in sealant at window casing. Recommend sealing. Page 33 of 50

36 5. Heating Electric baseboard heater operates. Page 34 of 50

37 1. Condition Garage Walls and ceilings appeared in good condition overall. Accessible outlets operate. Light fixtures operate overall. Flooring is concrete, visible portions in good condition overall. Outlets are GFI protected at walls. 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. 3. Electrical Light Fixture did not operate, possible blown bulb, recommend further investigation. Improper use of extension cord observed. Extension cords should not be permanently installed or be routed through walls, floors or partitions. 4. Doors Entry door is in operable condition overall. Page 35 of 50

38 5. Garage Doors Single garage door operates, was on auto opener. Photo cell safety returns operate overall. Tension safety returns operate overall. Light Fixture did not operate, possible blown bulb, recommend further investigation. Page 36 of 50

39 1. Heating Type Heat/AC Electric convector zone controlled system in operable condition. Electric baseboard zone controlled heat in operable condition overall. 2. Heater Location Individual zone controlled located in each room. Page 37 of 50

40 1. Plumbing Plumbing/Water Heater1 Water lines were copper. Drain and waste lines were plastic. Main water shutoff is located on the north of the garage. 2. Water Heater Condition Heater Type: Electric water heater. 50 gallons Location: The heater is located in the garage. The tank is leaking at the top of the tank is rusting & corroding. Damage can occur to the tank. Recommend further investigation by a licensed contractor. Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Page 38 of 50

41 3. Age Approximately 22 years of age Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. 4. Condition Expansion tank is in place. [Seismic Straps Not Wrapped]Seismic straps screwed into sheet metal, normally should be wrapped around the tank and installed at upper and lower 1/3rd's of the tank Page 39 of 50

42 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 40 of 50

43 1. Location Materials: Located in the Bedroom Electrical 1 2. Electrical 125 AMP service, 1/0 Aluminum service entrance wires. 3. Grounding 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. Page 41 of 50

44 1. Location Entryway closet. Foundation/Crawlspaces 2. Foundation Continuous concrete foundation visible portion appeared in good condition overall. 3. Drainage Crawlspace area was dry, there were no visible indications of standing water presently 4. Framing Visible framing appeared in good condition overall. Page 42 of 50

45 5. Ventilation Ventilation appeared adequate. 6. Insulation Condition Unfinished fiberglass batts noted. Insulation damaged/missing in areas of the crawlspace, recommend conditions are corrected. 7. Ducts Ducts appeared securely attached and insulated overall. 8. Vapor Barrier Vapor Barrier was in place. Page 43 of 50

46 9. Rodent Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Droppings present. 10. Plumbing Water lines are not insulated or completely insulated, recommend insulating water lines to prevent freezing. Page 44 of 50

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48 1. Appliances/Equipment Equipment Water Heater 2 Microwave 2 Stove 2 Dishwasher Page 46 of 50

49 Washer Dryer Page 47 of 50

50 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 48 of 50

51 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. Attic 1 Page 4 Item: 2 Framing There is a whitish and or darkened coloration that possibly could be a fungal/mold growth. Conditions are generally a result of excessive moisture at some point or inadequate ventilation. Treating/remediation and correction moisture conditions will help prevent future occurrences. Testing would need to be performed to determine the presence or absence of Mold. Testing may include surface sampling and air quality testing. Active water penetration occurring at the sheathing, strongly recommend conditions are investigated further by licensed roofing contractor and corrected as required. Page 6 Item: 6 Rodent Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Droppings present. Tunneling in insulation noted. Kitchen Page 18 Item: 10 Electrical Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. 1/2 Bathroom Page 19 Item: 5 Sinks Sink chipped/cracked recommend further investigation/monitoring. Master Bedroom Page 25 Item: 2 Electrical Outlet and or Switch cover plates missing screw, recommend correction. Bedroom 1 Page 31 Item: 3 Electrical Outlet and or Switch cover plates missing, recommend correction as a safety precaution. Switch cover plates missing screws, recommend correction. Bedroom 2 Page 33 Item: 3 Electrical Loose outlets present, recommend securing. Garage Page 35 Item: 3 Electrical Improper use of extension cord observed. Extension cords should not be permanently installed or be routed through walls, floors or partitions. Plumbing/Water Heater1 Page 49 of 50

52 Page 38 Item: 2 Water Heater Condition The tank is leaking at the top of the tank is rusting & corroding. Damage can occur to the tank. Recommend further investigation by a licensed contractor. Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Page 39 Item: 4 Condition [Seismic Straps Not Wrapped]Seismic straps screwed into sheet metal, normally should be wrapped around the tank and installed at upper and lower 1/3rd's of the tank Foundation/Crawlspaces Page 44 Item: 9 Rodent Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Droppings present. Page 50 of 50