FAIRA TRANSPARENCY REPORTS S 236th St, 10-5, Kent, WA 98032

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1 608 State St. South Kirkland, WA FAIR FAIRA TRANSPARENCY REPORTS 5427 S 236th St, 10-5, Kent, 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 Property Inspection Report Inspector: Robert Pickering, RW West Consultants, Inc. Cover Page Inspection prepared for: Faira.com Real Estate Agent: Faira.com - Faira Date of Inspection: 4/26/2018 Time: 10:00 AM Age of Home: 1995 Size: 1200 Order ID: 3594 Inspector: Robert Pickering License # rwwestconsultants@gmail.com

3 1. Exterior Note General Exterior Note Observations: 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 2 North Elevation 2 West Elevation 2 East Elevation 2 South Elevation Page 1 of 39

4 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Vinyl siding noted. 2. Gutters Gutters and downspouts appeared in good condition overall. 3. Driveway and Walkway Condition Concrete sidewalks appeared in good condition overall. Asphalt driveways appeared in good condition overall. Observations: Cracking at the driveway/sidewalk does not appear unusual. 4. Soffit Soffits and eaves appeared in good condition overall. 5. Door/Window Exterior doors appeared in operable condition, at time of inspection. Threshold and jambs appeared in good condition overall. Window frames and sills appeared in good condition overall. 6. Grading Grading appeared in good condition overall. 7. Exterior Faucet Condition Exterior faucets in garage were in operable condition overall. 8. Pressure 70 Page 2 of 39

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6 1. Deck1 South Deck 1 2. Deck Deck surface is covered with turf could not determine condition. Guardrail appeared secure. Underside of deck was covered and framing was not visible. Page 4 of 39

7 1. Roof Condition Roof Architectural Composition shingle. Inspected from ground level with binoculars. See Roofing Notes above, in blue. Due to property and roof configurations, some areas of the roof may be visually restricted from inspection Common area of home owners association. Recommend review your resale certificate or public offering Type Average life span 30 years for this type surface with proper maintenance and care. Page 5 of 39

8 2. Flashing Flashing appeared in good condition overall. 3. Vent Caps Observations: Harness boot cap missing in two areas. Recommend installing. Minor condition to correct. Page 6 of 39

9 4. Chimney Metal Chimney with wood enclosure Page 7 of 39

10 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. Observations: Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or have roofing contractor evaluate. Page 8 of 39

11 Southwest harness boot cap missing. 3. Ventilation Southwest harness Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Continuous Ridge Vent present. Page 9 of 39

12 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. Observations: Not All Bathroom fans exhaust completely to the exterior. Typically piping should actually connect to exterior vent, recommend correction. This condition can result in mold/fungal growth. 5. Insulation Condition Left near entry Left near entry Blown in fiberglass insulation noted. Depth: Insulation averages about inches in depth, estimated R value 49. Page 10 of 39

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14 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 12 of 39

15 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Tile Flooring is in good condition. 2. Window-Wall AC or Heat Observations: Electric baseboard heater operates. Page 13 of 39

16 1. Location Location South 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. Window-Wall AC or Heat Observations: Baseboard heater operates Page 14 of 39

17 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is linoleum. 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 counter tops are in good condition. 3. Cabinet Cabinet doors and drawers are in operable condition overall. 4. Dishwasher Dishwasher was in operable condition. 5. 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. 6. Stove/Oven Stove/oven were in operable condition overall. Page 15 of 39

18 7. Refrigerator Refrigerator was in operable condition. 8. Sinks Sinks are in operable condition overall. 9. Electrical Outlets are GFCI protected at the counters. 10. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. 11. Heating Electric baseboard heater operates. Shared family room. Page 16 of 39

19 1. Location Location Southwest Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. Ceiling fan operates. 3. Window Deficiencies Observations: Discoloration/condensation between the panes. This is an indication of a failed seal. Recommend conditions are corrected by licensed glass company. 4. Floor Observations: Burn marks on carpet noted Page 17 of 39

20 5. Window-Wall AC or Heat Observations: Electric baseboard heater operates. 6. Fireplace Fireplace was wood burning type. Damper is in place. Page 18 of 39

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22 1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Carpet floor covering is in good condition. 2. Window-Wall AC or Heat Observations: Electric baseboard heater operates. Page 20 of 39

23 1. Location Hallway Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. 3. 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. 4. Dryer Dryer appeared to exhaust to the exterior. Page 21 of 39

24 5. Floor Condition Linoleum Flooring is in good condition overall. 6. Heating There is no heat source in this room. 7. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 22 of 39

25 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Observations: Voids in grout between some tiles. Page 23 of 39

26 1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. 2. Window-Wall AC or Heat Observations: Electric baseboard heater operates. Page 24 of 39

27 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Accessible outlets operate. Observations: Indications of past patching to the wall. 2. Electrical Materials: Top halves of outlet on the west wall switch controlled. 3. Heating Electric baseboard heater operates. Page 25 of 39

28 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. Sinks Sinks are in operable condition overall. 4. Exhaust Fans Vent fan operates overall. 5. Floors Tile Flooring is in good condition overall. Carpet floor covering is in good condition. 6. Tub Tub and shower were in good condition overall. 7. Toilet Toilet was in operable condition overall. 8. Heating Electric baseboard heater operates. Page 26 of 39

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30 1. Location Materials: Hallway Hall Bathroom1 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Counters Tile counter tops are in good condition overall. 4. Exhaust Fans Vent fan operates overall. 5. Floors Tile Flooring is in good condition overall. Observations: Cracking noted in ceramic tiles. 6. Tub Tub and shower were in good condition overall. Page 28 of 39

31 7. Sinks Sinks are in operable condition overall. 8. Heating Heat lamp operates. Page 29 of 39

32 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. 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. 3. Doors Entry door is in operable condition overall. 4. Garage Doors Single garage door operates, was on auto opener. Photo cell safety returns operate overall. Tension safety returns operate overall. Page 30 of 39

33 Heat/AC 1. Heating Type Electric baseboard zone controlled heat in operable condition overall. 2. Heater Location Individual zone controlled located in each room. Page 31 of 39

34 1. Plumbing Plumbing/Water Heater1 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 8 years of age, average life span is 10 to 12 years Page 32 of 39

35 4. Condition Seismic straps are in place. Expansion tank is in place. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Page 33 of 39

36 1. Location Materials: Located in the Garage Electrical 1 2. Electrical 125 AMP service, 1/0 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. Page 34 of 39

37 1. Shutoff Locations Shutoffs 2 Main water shutoff is located on the south wall of the garage left of hot water heater. 2 Water heater water line shutoff is located above the water heater. Page 35 of 39

38 1. Appliances/Equipment Equipment 2 Water Heater 2 Microwave 2 Stove 2 Refrigerator Page 36 of 39

39 Dishwasher 2 Dryer 2 Washer Page 37 of 39

40 Glossary Glossary Term Expansion Tank GFCI TPR Valve Definition 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 38 of 39

41 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. Roof Page 6 Item: 3 Vent Caps Harness boot cap missing in two areas. Recommend installing. Minor condition to correct. Attic 1 Page 8 Item: 2 Framing Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or have roofing contractor evaluate. Page 39 of 39