FAIRA TRANSPARENCY REPORTS th Ave S, A304, Des Moines, WA March 13, 2018

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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 th Ave S, A304, Des Moines, WA March 13, 2018 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: 3/16/2018 Time: 4:00 PM Age of Home: 1984 Size: 466 Order ID: 3426 Inspector: Robert Pickering License # rwwestconsultants@gmail.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 East Elevation 2 South Elevation 2 North Elevation 2 West Elevation Page 1 of 26

4 1. Siding Condition Wood siding. Exterior Areas 2. Electrical Exterior outlets operate overall Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. Page 2 of 26

5 1. Deck1 West Deck 1 2. Deck Decking appeared in good condition overall. Underside of deck was not visible at close proximity due to property layout. Guard rail capping is slightly decayed. Recommend further investigation and correction. Page 3 of 26

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7 1. Roof Condition Roof Composition shingle roof surface. Common area of home owners association. Recommend review your resale certificate or public offering statement. Type Average life span 20 years for this type surface with proper maintenance and care. Page 5 of 26

8 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 6 of 26

9 1. Kitchen Room Kitchen Walls 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 condition overall. Cabinet doors and drawers are in operable condition overall. 2. Counter Condition Counter tops are in good condition. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Disposal Disposal operates overall. Rubber splash guard is missing, recommend replacing. 5. Dishwasher Dishwasher was in operable condition. Page 7 of 26

10 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. The microwave unit is missing a door handle. We recommend contacting a qualified appliance repair technician to evaluate/repair. 7. Stove/Oven Stove/oven were in operable condition overall. 8. Refrigerator Refrigerator was in operable condition. Page 8 of 26

11 9. Sinks Sinks are in operable condition overall. 10. Electrical Outlets are GFCI protected at the counters. 11. Vent Condition Vent fan appears to exhaust to the exterior. 12. Heating Electric Convector heater operates. Page 9 of 26

12 1. Location Location West Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate. 3. Electrical Materials: Top/Bottom halves of outlet on the east wall switch controlled. 4. Fireplace Fireplace was wood burning type. Damper is in place. Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. 5. Window-Wall AC or Heat Electric baseboard heater operates. Page 10 of 26

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14 1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Laminate wood grain material is in good condition overall. Page 12 of 26

15 1. Location Kitchen Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Page 13 of 26

16 1. Location Materials: Hallway 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. Voids in the caulking at the back splash, recommend sealing. 5. Cabinets Cabinet doors are in operable condition overall. Page 14 of 26

17 6. Exhaust Fans Vent fan operates overall. Exhaust fan vibrates or is excessively noisy. The fan may eventually need to be replaced to correct this condition. 7. Floors Flooring is in good condition overall. 8. Tub Tub and shower were in good condition overall. 9. Sinks Sinks are in operable condition overall. 10. Toilet Toilet was in operable condition overall. The toilet bowl is loose at floor anchor bolts. The wax ring inside the unit must have a snug, secure fit in order to keep from leaking. Properly resealing and re-securing this unit is suggested to prevent water leakage and damage to the sub-floor area. This type of damage is not always visible or accessible to the inspector at time of inspection. 11. Heating Heat lamp operates. Page 15 of 26

18 1. Location Location Northeast Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate. Light fixture operates. 3. Floor Carpet Wrinkled, recommend restretching. 4. Heating Electric baseboard heater operates. Page 16 of 26

19 5. Doors Entry door sticks, recommend adjustment. Guides damaged at the base of closet door. Page 17 of 26

20 1. Heating Type Heat/AC Electric convector King Electric zone controlled system in operable condition. Bathroom has radiant electric coil floor heat. 2. Heater Location Thermostat located on the east wall of the family room. Individual zone controlled located in each room. Page 18 of 26

21 1. Plumbing Plumbing/Water Heater1 Water lines were copper Drain and waste lines were plastic. 2. Water Heater Condition Water heater water line shutoff is located above the water heater. Heater Type: Electric water heater. 50 gallons Location: The heater is located in the bedroom. 3. Age Approximately 15 years of age, average life span is 10 to 12 years. Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. Approximately 15 years of age, average life span is 10 to 12 years. Page 19 of 26

22 4. Condition Seismic straps are in place. Water heater does not have a drip pan, at a minimum, recommend installing leak alarm sensor at the base of the water heater. 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 20 of 26

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24 1. Location Materials: Located in the Entry 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 22 of 26

25 1. Appliances/Equipment Equipment 2 Dishwasher 2 Washer/Dryer 2 Refrigerator Page 23 of 26

26 2 Stove 2 Microwave Page 24 of 26

27 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 25 of 26

28 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. Exterior Areas Page 2 Item: 2 Electrical Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. Kitchen Page 8 Item: 6 Microwave The microwave unit is missing a door handle. We recommend contacting a qualified appliance repair technician to evaluate/repair. Hall Bathroom1 Page 15 Item: 10 Toilet The toilet bowl is loose at floor anchor bolts. The wax ring inside the unit must have a snug, secure fit in order to keep from leaking. Properly resealing and re-securing this unit is suggested to prevent water leakage and damage to the subfloor area. This type of damage is not always visible or accessible to the inspector at time of inspection. Plumbing/Water Heater1 Page 20 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. Page 26 of 26