608 State St. South Kirkland, WA 98033 www.faira.com hello@faira.com +1.800.571.FAIR Thank you for your interest in this Faira Certified home. FAIRA TRANSPARENCY REPORTS 2312 W Crockett St., Seattle, WA 98199 September 5 th, 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 http://www.faira.com/listings/114803 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
Cover Page RW West Consultants Property Inspection Report 98199 Inspection prepared for: FAIRA Real Estate Agent: Faira.com - Date of Inspection: 9/8/2017 Time: 1:30 PM Age of Home: 1969 Size: 1120 Weather: Cloudy 68 degrees Order ID: 2615 This inspection is for unit 2312 only. This is a lower floor unit with a unit above. Inspector: Dee Robert Inman License #1459 UAS Pilots Lic. No. 3976466 Email: Dee@rwwestconsultants.com www.rwwestinspections.com
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/Townhouse 3. Occupancy Occupancy: Occupied - Furnished The utilities were on at the time of inspection. Page 1 of 42
1. Exterior Note North Elevation South Elevation East Elevation General Exterior Note 2 South Elevation 2 East Elevation 2 North Elevation Page 2 of 42
1. Siding Condition Exterior Areas Siding appeared in good condition overall. Wood siding shake Siding shake areas need restaining, or priming and repainting, bare wood visible. Soil contact or proximity. This may provide entrance of moisture or insects to siding. Recommend grading soil so there is at least 6" of space (where practical) between the siding and the soil below. Recommend checking for any damaged trim and siding materials. Recommend caulking at arbor rafters to prevent moisture intrusion Recommend evaluation of arbor by licensed contractor. Upper rafters need positive attachment hardware. Recommend evaluation of lower 2x6 rafters bearing weight of upper arbor on non pressure treated lower rafters. Recommend caulking at arbor rafters Siding close to soil Recommend evaluation of arbor Page 3 of 42
2. Gutters downspouts appeared in good condition overall. Debris in gutters, recommend cleaning gutters. Recommend installing splashblocks or extensions to divert water minimum 3 feet away from the foundation. Extensions longer than 3 feet may be required if grade slopes toward the house where slpash blocks or extension end. Recommend splashblocks 3. Driveway and Walkway Condition Debris in scuppers Concrete sidewalks and driveways appeared in fair condition overall. Uneven surfaces at sidewalks or, driveways/patios are potential tripping hazards, recommend conditions are corrected. Sidewalk spacers missing, uneven surface. These conditions are potential tripping hazard. Recommend conditions are repaired as a safety precaution Page 4 of 42
Cracking and settling at front walkway SE patio Page 5 of 42
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. All windows are sealed shut. There are no openable windows in this unit. Page 6 of 42
6. Grading Grading appeared in good condition overall. Earth close to base of the siding, recommend minimum 6 inch clearance is achieved where possible as this is a conducive condition for wood destroying organism activity. Foliage is touching the siding, recommend clearance is achieved as this is a conducive condition for wood destroying organisms and pests Foliage touching siding. All sides Foliage touching siding all sides Page 7 of 42
7. Electrical North yard Exterior outlets operate. Exterior outlets are GFCI protected. Exterior lights attached to the house operate overall. 8. Cable Feeds Materials: Primary Service is Underground Service Lateral Page 8 of 42
9. Exterior Faucet Condition Exterior faucets were in operable condition overall. 10. Pressure 80 psi 80 psi Page 9 of 42
1. Roof Condition Roof EPDM rubberized roofing material, average life span of this surface is 15 to 40 years dependant on mil thickness. Roof surface is appeared in good condition overall. Inspected from drone. Scupper plugged, roof holding water. Recommend further investigation and corrections Scupper plugged, roof holding water 2. Flashing Flashing appeared in good condition overall. 3. Skylights Skylights appeared sealed, no visible indications of leakage. Page 10 of 42
4. Chimney Brick masonry chimney appeared in good condition overall, chimney height was adequate overall. Page 11 of 42
1. General Notes General Interior Note Materials: Windows in the home are single pane glass Doors in the home are considered operational unless otherwise noted in each room section Page 12 of 42
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. Accessible outlets operate. Page 13 of 42
1. Location Location Southeast Living Room 2. Living Room Walls and ceilings appear in good condition overall. Flooring is tile. Accessible outlets operate. Cracking at the ceiling and or walls does not appear unusual. 3. Window-Wall AC or Heat 4. Fireplace Ceiling radiant is operational Fireplace was wood burning type. Damper is in place. Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Cracking/voids in the firebox area, strongly recommend resealing. Page 14 of 42
1. Location Location Northeast Dining Room 2. Dining Room Walls and ceilings appear in good condition overall. Flooring is Tile. Accessible outlets operate. Light fixture operates. 3. Window-Wall AC or Heat 4. Doors Ceiling heat is operational Emergency Egress Concern. This door has a double-sided keyed dead bolt lock set. This type of lock requires a key to unlock the door from the inside and can present an obstacle to anyone trying to evacuate the home in the event of a fire. Recommend a locksmith replace rear exterior door lock set with an inside lever-type dead bolt. -- This is a safety/home egress concern. Page 15 of 42
1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is Tile. 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 Quartzite 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 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 16 of 42
8. Refrigerator Refrigerator was in operable condition. 9. Sinks Sinks are in operable condition overall. Flex drain observed, these are subject to frequent clogging. Improper "S" trap noted. This trap configuration may cause the trap to siphon dry, allowing sewer gas and odour to enter the dwelling. Recommend conditions are investigated further and required by licensed plumbing contractor. 10. Electrical GFCI protected receptacles may not have been required when the house was built., strongly recommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources. 11. Vent Condition Vent fan appears to exhaust to the exterior, part of microwave. 12. Heating Radiant ceiling heat operates. Page 17 of 42
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1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Tile flooring is in good condition overall Ceiling radiant heat is operational Page 19 of 42
1. Location Hallway Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. 4. Floor Condition Tile Flooring is in good condition overall. 5. Washer Materials: Washer appeared to be in operable condition. Washer faucets were in operable condition, no visible leakage. Page 20 of 42
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1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is tile in good condition. Accessible outlets operate. Light fixture operates. 2. Doors Emergency Egress Concern. This door has a double-sided keyed dead bolt lock set. This type of lock requires a key to unlock the door from the inside and can present an obstacle to anyone trying to evacuate the home in the event of a fire. Recommend a locksmith replace rear exterior door lock set with an inside lever-type dead bolt. -- This is a safety/home egress concern. 3. Heating Radiant ceiling heat operates. Double keyed Page 22 of 42
4. Ceiling Fan Materials: Ceiling Fan was in operable condition overall Page 23 of 42
1. Location Materials: 1st Floor 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 Quartzite counter tops are in good condition overall. 5. Cabinets Cabinet doors and drawers are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. 7. Floors Linoleum Flooring is in good condition overall. 8. Tub Tub and shower were in good condition overall. 9. Sinks Sink was in operable condition overall. 10. Toilet Toilet was in operable condition overall. 11. Heating Radiant ceiling heat operates. Page 24 of 42
Ceiling radiant heat is operational Page 25 of 42
1. Bedroom Room Bedroom 1 Walls and ceilings appear in good condition overall. Flooring is tile. Heat register present. Accessible outlets operate. 2. Ceiling Fan Materials: Ceiling Fan was in operable condition overall 3. Heating Page 26 of 42
4. Doors Ceiling radiant heat is operational Emergency Egress Concern. This door has a double-sided keyed dead bolt lock set. This type of lock requires a key to unlock the door from the inside and can present an obstacle to anyone trying to evacuate the home in the event of a fire. Recommend a locksmith replace rear exterior door lock set with an inside lever-type dead bolt. -- This is a safety/home egress concern. Page 27 of 42
1. Storage Room Storage Room South storage area North storage area Page 28 of 42
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. Cracking at the floor does not appear unusual. 3. Electrical Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution 4. Garage Doors Single garage door operates, was on auto opener. There appears to be an older model garage door opener without safety features, recommend upgrading to a newer model that has safety return features. Page 29 of 42
1. Plumbing Plumbing/Water Heater1 Drain and waste lines were galvanized and cast iron. Drain and waste lines are cast iron and plastic Sewer scoping is recommended by licensed company due to age of home or trees in proximity of drain line. 2. Water Heater Condition Heater Type: Electric water heater. 50 gallons Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. 3. Age Water temp at kitchen sink 129.5 Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. Approximately 13 years of age, average life span is 10 to 12 years. Page 30 of 42
4. Condition Seismic straps are in place. 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. Water heater does not have a drip pan, at a minimum, recommend installing leak alarm sensor at the base of the water heater. 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. The discharge tube discharges above six inches from slab, this should be lowered due to the possibility of scalding should a discharge situation happen. Page 31 of 42
1. Location Materials: Located in the Hallway Electrical 1 2. Electrical 150 AMP service, 2/0 Aluminum service entrance wires. Page 32 of 42
3. Grounding Electrical service is grounded and bonded. 4. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. 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 33 of 42
1. Foundation Foundation/Crawlspaces Continuous concrete foundation with concrete slab floor, visible portion appeared in good condition overall. Page 34 of 42
1. Shutoff Locations Shutoffs Water heater water line shutoff is located above the water heater. Main water shutoff is located in the neighbors garage. 2 Water heater water line shutoff is located above the water heater. Water shutoff in neighbors garage Page 35 of 42
1. Appliances/Equipment Stove Refrigerator Dishwasher Microwave Disposal Water Heater Washer Dryer Equipment 2 Dishwasher Washer/dryer combo 2 Water Heater 2 Microwave Page 36 of 42
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1. Carbon Monoxide Carbon Monoxide Detectors Materials: Carbon monoxide detectors were in place. Page 38 of 42
1. Inspection Agreement Materials: Inspection Agreement Signed Inspection Agreement Page 39 of 42
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 40 of 42
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 3 Item: 1 Siding Condition Recommend evaluation of arbor by licensed contractor. Upper rafters need positive attachment hardware. Recommend evaluation of lower 2x6 rafters bearing weight of upper arbor on non pressure treated lower rafters. Page 4 Item: 3 Driveway and Walkway Condition Uneven surfaces at sidewalks or, driveways/patios are potential tripping hazards, recommend conditions are corrected. Sidewalk spacers missing, uneven surface. These conditions are potential tripping hazard. Recommend conditions are repaired as a safety precaution Page 6 Item: 5 Door/Window All windows are sealed shut. There are no openable windows in this unit. Roof Page 10 Item: 1 Roof Condition Scupper plugged, roof holding water. Recommend further investigation and corrections Living Room Page 14 Item: 4 Fireplace Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Cracking/voids in the firebox area, strongly recommend resealing. Dining Room Page 15 Item: 4 Doors Emergency Egress Concern. This door has a double-sided keyed dead bolt lock set. This type of lock requires a key to unlock the door from the inside and can present an obstacle to anyone trying to evacuate the home in the event of a fire. Recommend a locksmith replace rear exterior door lock set with an inside lever-type dead bolt. -- This is a safety/home egress concern. Kitchen Page 17 Item: 9 Sinks Improper "S" trap noted. This trap configuration may cause the trap to siphon dry, allowing sewer gas and odour to enter the dwelling. Recommend conditions are investigated further and required by licensed plumbing contractor. Page 17 Item: 10 Electrical GFCI protected receptacles may not have been required when the house was built., strongly recommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources. Master Bedroom Page 41 of 42
Page 22 Item: 2 Doors Emergency Egress Concern. This door has a double-sided keyed dead bolt lock set. This type of lock requires a key to unlock the door from the inside and can present an obstacle to anyone trying to evacuate the home in the event of a fire. Recommend a locksmith replace rear exterior door lock set with an inside lever-type dead bolt. -- This is a safety/home egress concern. Bedroom 1 Page 27 Item: 4 Doors Emergency Egress Concern. This door has a double-sided keyed dead bolt lock set. This type of lock requires a key to unlock the door from the inside and can present an obstacle to anyone trying to evacuate the home in the event of a fire. Recommend a locksmith replace rear exterior door lock set with an inside lever-type dead bolt. -- This is a safety/home egress concern. Garage Page 29 Item: 3 Electrical Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution Page 29 Item: 4 Garage Doors There appears to be an older model garage door opener without safety features, recommend upgrading to a newer model that has safety return features. Plumbing/Water Heater1 Page 30 Item: 1 Plumbing Sewer scoping is recommended by licensed company due to age of home or trees in proximity of drain line. Page 30 Item: 2 Water Heater Condition Water heater temperature is in excess of 120 degrees, recommend adjustment to prevent accidental scalding. Page 31 Item: 3 Age Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring or replacement. Approximately 13 years of age, average life span is 10 to 12 years. Page 31 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. Water heater does not have a drip pan, at a minimum, recommend installing leak alarm sensor at the base of the water heater. Page 31 Item: 5 TPRV Condition The discharge tube discharges above six inches from slab, this should be lowered due to the possibility of scalding should a discharge situation happen. Page 42 of 42