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 1840 S 284th Ln, #H204, Federal Way, WA 98003 March 12, 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 http://www.faira.com/listings/11855 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, Inc. Property Inspection Report 98003 Inspection prepared for: Faira.com Real Estate Agent: - Date of Inspection: 3/13/2018 Time: 11:00 AM Age of Home: 1990 Size: 784 Order ID: 3411 Inspector: Robert Pickering License #1807 Email: rwwestconsultants@gmail.com
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 North Elevation 2 West Elevation 2 South Elevation Page 1 of 34
1. Siding Condition Exterior Areas Siding appeared in good condition overall. Cement fiber board siding shake Page 2 of 34
1. Deck1 West Upper Deck 1 2. Deck Deck surface is covered with water proof membrane. Underside of deck was covered and framing was not visible. Water proof membrane is lifting at the west side. Recommend further investigation and correction. Guard rail capping is decayed. Recommend further investigation and correction by a licensed contractor. Guardrail capping is loose, strongly recommend correction as a safety precaution. Posts at guard rail are decayed. Strongly recommend further investigation and correction by a licensed contractor. Membrane lifting Page 3 of 34
East West Page 4 of 34
1. Roof Condition Roof Architectural Composition shingle. Common area of home owners association. Recommend review your resale certificate or public offering statement. Type Average life span 30 years for this type surface with proper maintenance and care. Page 5 of 34
1. Attic Attic 1 Attic access is located at the entry Fire sprinkler system piping located in attic. Some areas of the attic could not be entered as stepping on piping can cause piping to rupture resulting in water damage 2. Framing Framing appeared in good condition overall. There were no visible indications of decay. Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or have roofing contractor evaluate. 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. Page 6 of 34
West 3. Ventilation East above laundry Ventilation appeared adequate overall. Continuous Ridge Vent present. Gable louver vents noted. Page 7 of 34
4. Fan/Duct Laundry fans do not exhaust completely to the exterior. Typically piping should actually connect to exterior vent, recommend correction. This condition can result in mold/fungal growth. Could not visibly see where exhaust fans route to the exterior, recommend conditions are investigated further and corrected. 5. Electrical Wire nutted electrical connections not in junction boxes, is a potential shock hazard. Recommend installing cover plates 6. Insulation Condition Blown in fiberglass insulation noted. Unfinished fiberglass batts noted. Depth: Insulation averages about 16-18 inches in depth, estimated R value 49. Page 8 of 34
7. Rodent/Pests Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Droppings present. Insulation tunneling. Page 9 of 34
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 10 of 34
1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Laminate wood grain material is in good condition overall. Page 11 of 34
1. Location Location Northwest Dining Room 2. Dining Room Walls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate. Light fixture operates. 3. Window-Wall AC or Heat Electric Convector heater operates. Page 12 of 34
1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is laminate. 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 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 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 13 of 34
8. Refrigerator Refrigerator was in operable condition. 9. Sinks Sinks are in operable condition overall. 10. Electrical Outlets are GFCI protected at the counters. 11. Vent Condition Vent fan is part of microwave and is Recirculating Type 12. Heating Electric Convector heater operates. Shared with dinning room. Page 14 of 34
1. Location Location Southwest Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate. Nail pops at ceiling do not appear unusual 3. Window-Wall AC or Heat Electric Convector heater operates 4. Fireplace Fireplace was wood burning type. Damper is in place. Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Page 15 of 34
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1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Carpet floor covering is in good condition. Page 17 of 34
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. Could not visibly see where exhaust fans route to the exterior, recommend conditions are investigated further and corrected. 4. Dryer Dryer appeared to exhaust to the exterior. Page 18 of 34
5. Floor Condition Linoleum 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 19 of 34
1. Location Materials: Hallway Hall Bathroom1 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Walls cracks above shower enclosure. Moisture meter did not indicate abnormal moisture content presently. 3. Electrical GFI outlets within 6 feet of water sources. 4. Counters Granite tile counter tops are in good condition overall. Voids in the caulking at the back splash, recommend sealing. Page 20 of 34
5. Cabinets Cabinet doors and drawers are in operable condition overall. 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. Could not visibly see where exhaust fans route to the exterior, recommend conditions are investigated further and corrected. 7. Floors Linoleum Flooring is in good condition overall. 8. Tub Tub and shower were in good condition overall. 9. Shower Voids in the caulking/grout where tub rests on floor, recommend resealing. Page 21 of 34
10. Sinks Sinks are in operable condition overall. 11. Toilet Toilet was in operable condition overall. 12. Heating Heat lamp. Heat lamp not installed. Recommend installing. Page 22 of 34
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. Heating Electric baseboard heater operates. 4. Window Deficiencies Fungal growth at window frames, recommend cleaning. Indication of present/past moisture penetration at some point. Recommend further investigation or monitoring Voids in sealant at window casing, recommend sealing. Page 23 of 34
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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 Thermostat located on the west wall of the family room. Individual zone controlled located in each room. Page 25 of 34
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 12 years of age, average life span is 10 to 12 years. Water heater is near end of useful life span, recommend monitoring. Approximately 12 years of age, average life span is 10 to 12 years. Page 26 of 34
4. Condition Seismic straps are in place. Water heater has drip pan in place. Drip pan does not have outlet drain to exterior, recommend outlet drain be installed or leak alarm sensor 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 27 of 34
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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 29 of 34
1. Shutoff Locations Shutoffs Could not locate main water shutoff, recommend consulting with owner. 2 Water heater water line shutoff is located above the water heater. Page 30 of 34
1. Appliances/Equipment Equipment 2 Water Heater 2 Dryer 2 Washer 2 Stove Page 31 of 34
2 Refrigerator 2 Microwave 2 Dishwasher Page 32 of 34
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 33 of 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. Deck 1 Page 3 Item: 2 Deck Guardrail capping is loose, strongly recommend correction as a safety precaution. Posts at guard rail are decayed. Strongly recommend further investigation and correction by a licensed contractor. Attic 1 Page 6 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. Page 8 Item: 5 Electrical Wire nutted electrical connections not in junction boxes, is a potential shock hazard. Recommend installing cover plates Page 9 Item: 7 Rodent/Pests Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Droppings present. Insulation tunneling. Plumbing/Water Heater1 Page 27 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 34 of 34