FAIRA TRANSPARENCY REPORTS 1622 21st St NE, Auburn, WA … · • Indications of siding repair/patching noted. RW West Consultants Inc 1622 21st St NE, Auburn, WA Page 3 of 57 East

608 State St. South Kirkland, WA 98033

www.faira.com

[email protected] +1.800.571.FAIR

FAIRA TRANSPARENCY REPORTS

1622 21st St NE, Auburn, WA 98002

February 25th, 2018 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

http://www.faira.com/listings/1181 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

http://www.faira.com/listings/11813

RW West Consultants IncProperty Inspection Report

Cover Page

1622 21st St NE, Auburn, WA 98002Inspection prepared for: Faira .com

Real Estate Agent: Faira -

Date of Inspection: 2/23/2018 Time: 1:30 PM Age of Home: 1967 Size: 1480

Order ID: 3319

Inspector: Robert PickeringLicense #1807

Phone: 425-885-0722Email: [email protected]

RW West Consultants Inc 1622 21st St NE, Auburn, WA

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General Exterior Note 1. Exterior Note

||2||North Elevation ||2||East Elevation

||2||South Elevation West Elevation


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Exterior Areas 1. Siding ConditionSiding appeared in good condition overall. • Wood siding.Observations:• Paint flaking at the siding, recommend loose paint is removed, barewood areas primed andrepainted.• Voids in the caulking around some of the windows/doors and corner areas, recommendrecaulking..• Small foundation crack South/West/East side. Recommend sealing with Hydraulic cement andmonitoring.• Maintain all exterior finishes, caulking, and other sealants at any dissimilar material abutmentsand all penetrations to the walls and roof. This inexpensive task aids in the prevention of moistureintrusion and saves on costly repairs.• Siding metal flashing missing southeast corner. Recommend replacing.• Indications of siding repair/patching noted.


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East

North2. GuttersGutters and downspouts appeared in good condition overall.Observations:• Missing sections of downspouts; recommend missing sections are installed for proper function.• Recommend installing splashblocks or extensions to divert water minimum 3 feet away from thefoundation. Extensions longer than 3 feet may be required if grade slopes toward the house whereslpash blocks or extension end.• Debris in gutters, recommend cleaning gutters.


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3. Driveway and Walkway ConditionConcrete sidewalks and driveways appeared in good condition overall.Observations:• Cracking at the driveway/sidewalk does not appear unusual.


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4. SoffitSoffits and eaves appeared in good condition overall.Observations:• Fungal growth at the soffit, areas would need to be cleaned, sealed and repainted.

5. Door/WindowExterior doors appeared in operable condition, at time of inspection. • Window frames and sillsappeared in good condition overall. • Threshold and jambs appeared in fair condition overall.Observations:• There was no visible flashing above the windows and or doors. Windows and or doors withoutflashing require periodic maintenance of caulking material.• Voids in the caulking around some of the windows/doors and corner areas, recommendrecaulking..• Paint flaking and peeling at garage entry door south side, recommend repainting to preventdamage from occurring


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6. GradingGrading appeared in good condition overall.

7. ElectricalObservations:• GFCI did not trip with tester GFCI trip test, strongly recommend conditions are investigated furtherand corrected by licensed electrical contractor as a safety precaution.


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8. Cable FeedsMaterials: Primary Service is Underground Service Lateral

9. Gas ConditionMeter located at east side. Main Gas shutoff is located to the lower left of the meter.Observations:• Combustible gas leak detector indicates gas leak at the meter. Puget Sound Energy was calledand investigated further and corrected as required.


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After PSE repair10. Exterior Faucet ConditionExterior faucets were in operable condition overall.Observations:• Hose bib at south side of house leaks.


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11. Pressure80

12. Gate ConditionMaterials: Wood • Chain linkObservations:• Fences are NOT INCLUDED as part of a home inspection.


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Deck 1 1. Deck1South

2. DeckDeck surface appeared in good condition, framing was not visible due to ground proximity.


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Roof 1. Roof ConditionArchitectural Composition shingle. • Walked on roof surface.Type Average life span 30 years for this type surface with proper maintenance and care.Observations:• Roof Deck Sagging. Recommend conditions are investigated further and corrected as required bylicensed contractor.

Sagging


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Sagging2. FlashingFlashing appeared in good condition overall.

3. Spark ArrestorObservations:• Heater B vent cap is severely rusted and deteriorated, suggest painting to preserve its remaininglife.• Water heater B vent is not secured and is lifting. Recommend securing.


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Attic 1 1. AtticAttic access is located in bedroom closet

2. FramingFraming appeared in good condition overall. There were no visible indications of decay.Observations:• East side there is areas of whitish and or darkened coloration that possibly could be a fungal/moldgrowth. Conditions are generally a result of excessive moisture at some point or inadequateventilation. Treating/remediation and correction moisture conditions will help prevent futureoccurrences. Testing would need to be performed to determine the presence or absence of Mold.Testing may include surface sampling and air quality testing.


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3. VentilationVentilation appeared adequate overall. • Under eave soffit inlet vents noted. • Continuous RidgeVent present. • Gable louver vents noted. • When there are eaves vents and continuous ridge vent,gable vent should be covered as elements can be drawn in through the gable vents and result inexcessive moisture. Recommend covering gable vents, minor condition to correct


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4. Fan/DuctObservations:• Bathroom fans do not exhaust completely to the exterior. Typically piping should actually connectto exterior vent, recommend correction. This condition can result in mold/fungal growth.


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5. ElectricalObservations:• Wire nutted electrical connections not in junction boxes, is a potential shock hazard.Recommend installing cover plates

6. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages approximately 4 inches, estimated R value 13. Newer requirements areR49 insulation content.


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7. Rodent/PestsNo visible indications of Rodent Activity.


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General Interior Note 1. General NotesMaterials: Windows in the home are Double pane insulated glass windows. Any deficiencies arenoted in each room section for accessible windows • Doors in the home are considered operationalunless otherwise noted in each room section • Cabinet doors and in the home are consideredoperational unless otherwise noted in each room sectionObservations:• Home contains popcorn ceilings. This material could contain asbestos, testing is not within thescope of this inspection


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Entryway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. Entry door operates andlocks overall. • Wood flooring is in good condition overall. • Heat register operates overall.


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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is wood. Heat register present.Accessible outlets operate. Light fixture operates. Sink and faucets are in operable conditionoverall. Cabinet doors and drawers are in operable condition overall.

2. Counter ConditionGranite counter tops are in good condition.Observations:• Voids in the counter at the back splash, recommend resealing.

3. CabinetCabinet doors and drawers are in operable condition overall.

4. DisposalDisposal operates overall.

5. DishwasherDishwasher was in operable condition.


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6. MicrowaveObservations:• Built-in microwave ovens are tested using normal operating controls. Unit was tested andappeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scopeof this inspection. If concerned, client should seek further review by qualified technician prior toclosing.

7. Stove/OvenStove/oven were in operable condition overall.

8. RefrigeratorRefrigerator was in operable condition.

9. SinksSinks are in operable condition overall.Observations:• faucet handle loose


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10. ElectricalObservations:• No GFCI protection present, strongly recommend conditions are investigated further andcorrected as required by licensed electrical contractor.• GFCI protected receptacles may not have been required when the house was built. , stronglyrecommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources.

11. Vent ConditionVent fan is part of microwave and is Recirculating Type

12. HeatingHeat register operates


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Family Room 1. LocationLocation Northwest

2. Family RoomWalls and ceilings appear in good condition overall. Flooring is wood. Heat register present.Accessible outlets operate.

3. ElectricalMaterials: Top halves of outlet on the north wall switch controlled • Top/Bottom halves of outlet onthe west wall switch controlled.Observations:• North loose outlets present, recommend securing.

Loose outlet


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Hallway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates.

2. DoorsObservations:• Door is missing doorknob & hardware. At HVAC closet

Missing door handle to HVAC


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Laundry 1. LocationGarage

2. ConditionCeiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates.

3. Exhaust FansNo vent fan.

4. DryerDryer appeared to exhaust to the exterior. • 220 volt electrical service for electric dryer.

5. Floor ConditionFlooring is in good condition overall.

6. HeatingThere is no heat source in this room.


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7. WasherMaterials: Washer appeared to be in operable condition. • Washer faucets were in operablecondition, no visible leakage.


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Master Bedroom 1. BedroomWalls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heatregister present. Accessible outlets operate.

2. ElectricalMaterials: Bottom/Top halves of outlet on the north wall switch controlled.

3. HeatingHeat register operates.


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Master Bathroom 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.

2. ElectricalObservations:• Outlets are not GFCI protected. Strongly recommend conditions are investigated further andcorrected by licensed electrical contractor as a safety precaution.• GFCI protected receptacles may not have been required when the house was built. Recommendupgrading with GFCI's at all receptacles near water sources as a safety precaution

3. SinksSinks are in operable condition overall.Observations:• Stopper is missing• Missing shutoff valve handle. Recommend correction

4. Exhaust FansWindow only, no vent fan.


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5. ShowerShower is in good condition overall.Observations:• Voids in the grout between some of the tile, recommend resealing.• Voids in the caulking/grout where shower walls rest on pan.• Faucet is loose in the wall.• Active leaking occurrence in the crawlspace at drain pipe. Recommend further investigation by alicensed plumbing contractor.

Master shower6. ToiletToilet was in operable condition overall.



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Hall Bathroom1 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.

2. ElectricalObservations:• GFCI did not trip with tester GFCI trip test, strongly recommend conditions are investigated furtherand corrected by licensed electrical contractor as a safety precaution.

3. CountersCounter tops are in good condition.

4. CabinetsCabinet doors are in operable condition overall.

5. Exhaust FansVent fan operates overall.

6. FloorsTile Flooring is in good condition overall.

7. TubTub and shower were in good condition overall.Observations:• Staining at tub noted.• Voids in the caulking/grout where shower walls rest on tub, recommend resealing.


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8. SinksSinks are in operable condition overall.Observations:• Stopper is missing

9. ToiletToilet was in operable condition overall.


11. DoorsObservations:• Entry door does not catch, minor adjustment to strike plate may remedy this condition.• Entry door has delamination at bottom of door. Recommend further investigation.• Staining at door moisture meter did not indicate abnormal levels of moisture at this time.


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Bedroom 1 1. LocationLocation East

2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.



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Bedroom 2 1. LocationLocation Southwest

2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.

3. ElectricalMaterials: Top/bottom halves of outlet on the west wall switch controlled.Observations:• Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further andcorrect as required.

East and south ungrounded4. HeatingHeat register operates.


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5. Window DeficienciesObservations:• Voids in sealant at window casing. Recommend sealing.


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Storage Room 1. Storage RoomWalls and ceilings appear in good condition overall.Observations:• Delamination occurring to the base of the siding southwest corner, recommend repair.• Damaged siding West side. Recommend repair.


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Garage 1. ConditionWalls and ceilings appeared in good condition overall. Accessible outlets operate. Light fixturesoperate overall. Flooring is concrete, visible portions in good condition overall.Observations:• Breaches in fire protect protection at ceiling, recommend sealing as a safety precaution. Minorcondition to correct• There is no protective bollard/pole in front of gas equipment, recommend conditions are correctedto prevent automobile from accidentally hitting.

2. Floor ConditionMaterials: Flooring is concrete, appeared in good condition overall.


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3. ElectricalObservations:• Outlet and or Switch cover plates missing, recommend correction as a safety precaution.• Light Fixture did not operate, possible blown bulb, recommend further investigation.• Outlet and or Switch cover plates missing, recommend correction as a safety precaution.

• Surface mount wiring, normally wiring in living area should be in conduit or secured to wall in thegarage.• Improper use of extension cord observed. Extension cords should not be permanently installed orbe routed through walls, floors or partitions.


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4. DoorsEntry door is in operable condition overall.Observations:• Garage door leading to interior did not self close. Recommend adjustment or installing self closinghinge for fire protection and to prevent carbon monoxide from entering the living area.• Animal door present in the garage door leading to the interior. This condition breaches fireprotection, recommend conditions are corrected.

5. Garage DoorsManual garage door operates and locks.


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Heat/AC 1. Heating TypeGas forced air furnace.

2. Heater Location The furnace is located in the hall closet upstairs.15 years of age approximately, average life span is 18 to 22 years.

3. Heating conditionObservations:• Last service date is over one year ago, or is unable to be determined. Unit appears to beoperating properly from controls, there are areas which cannot be seen without specializedequipment and training. One such area is the combustion chamber / heat exchanger where cold airblows across the "fire box", becoming the hot air that circulates throughout your home. During thelife span of any furnace, this metal wall may develop a crack or a broken weld, allowing carbonmonoxide to circulate throughout the home. Recommend service and inspection by licensed HVACcontractor prior to closing


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4. FiltersLocation: Filter located at bottom section of furnace • Electronic air cleaner present.


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Plumbing/Water Heater1 1. PlumbingWater lines were copper • Drain and waste lines were plastic.

2. Water Heater ConditionHeater Type: Gas Water heater. • 50 gallonsLocation: The heater is located in the garage.Observations:• Water heater temperature is in excess of 120 degrees, recommend adjustment to preventaccidental scalding.

3. AgeApproximately 14 years of age, average life span is 10 to 12 years.Observations:• Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring orreplacement.• Approximately 14 years of age, average life span is 10 to 12 years.

4. ConditionSeismic straps are in place. • Expansion tank is in place.


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5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.


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Electrical 1 1. LocationMaterials: Located in the Garage

2. Electrical200 AMP service, 4/0 Aluminum service entrance wires.

3. GroundingElectrical service is grounded and bonded.

4. Wiring TypeBreaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiringis copper.


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Foundation/Crawlspaces 1. LocationBedroom 1 Closet

2. FoundationContinuous concrete foundation visible portion appeared in good condition overall. • Post & Pierfoundation appeared in good condition overall.Observations:• Evidence of repairs observed to foundation, unable to determine the effectiveness of theserepairs. Recommend monitoring.


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East

South West

West


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3. DrainageCrawlspace was dry overall.Observations:• Small area of standing water in the crawlspace. Recommend further investigation.

East side right of crawl entry4. FramingVisible framing appeared in good condition overall.Observations:• There is a small area of whitish and or darkened coloration that possibly could be a fungal/moldgrowth. Conditions are generally a result of excessive moisture at some point or inadequateventilation. Testing may include surface sampling and air quality testing. Treating/remediation andcorrection moisture conditions will help prevent future occurrences. Recommend testing beperformed.

Near HVAC in hallway Near HVAC Master bedroom


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5. Insulation ConditionObservations:• No insulation present, newer requirements are R30 insulation content.

6. Vapor BarrierVapor Barrier was in place.

7. RodentNo visible indications of Rodent Activity.

8. ElectricalObservations:• Low voltage wiring on the floor of the crawlspace. Recommend wiring is secured to the base ofthe framing as a safety precaution


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9. PlumbingObservations:• Water lines are not insulated or completely insulated, recommend insulating water lines to preventfreezing.• Active leaking occurring at drain, recommend conditions are investigated further and corrected bylicensed plumbing contractor

Master shower Master shower


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Shutoffs 1. Shutoff LocationsObservations:• Main water shutoff is located on the north of the family room..

Water heater water line shutoff is located abovethe water heater.

Water Heater gas shutoff is located to the right ofthe water heater.

Furnace disconnect is located to the left of thefurnace.

Furnace gas shutoff is located to the left of thefurnace.


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Equipment 1. Appliances/Equipment

||2||Dishwasher ||2||Refrigerator

||2||Stove ||2||Microwave


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Dryer Washer

Water Heater Furnace


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GlossaryGlossary

Term DefinitionExpansion Tank An expansion tank or expansion vessel is a small tank used to

protect closed (not open to atmospheric pressure) water heatingsystems and domestic hot water systems from excessivepressure. The tank is partially filled with air, whosecompressibility cushions shock caused by water hammer andabsorbs excess water pressure caused by thermal expansion.

GFCI A special device that is intended for the protection of personnelby de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

TPR Valve The thermostat in a water heater shuts off the heating sourcewhen the set temperature is reached. If the thermostat fails, thewater heater could have a continuous rise in temperature andpressure (from expansion of the water). The temperature andpressure could continue to rise until the pressure exceeds thepressure capacity of the tank (300 psi). If this should happen, thesuper-heated water would boil and expand with explosive force,and the tank would burst. The super-heated water turns to steamand turns the water heater into an unguided missile. To preventthese catastrophic failures, water heaters are required to beprotected for both excess temperature and pressure. Usually, themeans of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Mostof these devices are set to operate at a water temperature above200° F and/or a pressure above 150 psi. Do not attempt to testthe TPR valve yourself! Most water heating systems should beserviced once a year as a part of an annual preventivemaintenance inspection by a professional heating and coolingcontractor. From Plumbing: Water Heater TPR Valves


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Report SummaryReport Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues. All repairs should be done by a licensed & bonded tradesman or qualified professional. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.Exterior AreasPage 6 Item: 7 Electrical • GFCI did not trip with tester GFCI trip test, strongly

recommend conditions are investigated further and correctedby licensed electrical contractor as a safety precaution.

Page 7 Item: 9 Gas Condition • Combustible gas leak detector indicates gas leak at themeter. Puget Sound Energy was called and investigatedfurther and corrected as required.

Attic 1Page 13 Item: 2 Framing • East side there is areas of whitish and or darkened

coloration that possibly could be a fungal/mold growth.Conditions are generally a result of excessive moisture atsome point or inadequate ventilation. Treating/remediationand correction moisture conditions will help prevent futureoccurrences. Testing would need to be performed todetermine the presence or absence of Mold. Testing mayinclude surface sampling and air quality testing.

Page 16 Item: 5 Electrical • Wire nutted electrical connections not in junction boxes, is apotential shock hazard. Recommend installing cover plates

General Interior NotePage 18 Item: 1 General Notes • Home contains popcorn ceilings. This material could contain

asbestos, testing is not within the scope of this inspectionKitchenPage 22 Item: 10 Electrical • No GFCI protection present, strongly recommend conditions

are investigated further and corrected as required by licensedelectrical contractor.• GFCI protected receptacles may not have been requiredwhen the house was built. , strongly recommend licensedelectrical contractor installing GFCI outlets within 6 feet ofwater sources.

Family RoomPage 23 Item: 3 Electrical • North loose outlets present, recommend securing.Master BathroomPage 28 Item: 2 Electrical • Outlets are not GFCI protected. Strongly recommend

conditions are investigated further and corrected by licensedelectrical contractor as a safety precaution.• GFCI protected receptacles may not have been requiredwhen the house was built. Recommend upgrading withGFCI's at all receptacles near water sources as a safetyprecaution

Page 29 Item: 5 Shower • Faucet is loose in the wall.• Active leaking occurrence in the crawlspace at drain pipe.Recommend further investigation by a licensed plumbingcontractor.


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Hall Bathroom1Page 30 Item: 2 Electrical • GFCI did not trip with tester GFCI trip test, strongly

recommend conditions are investigated further and correctedby licensed electrical contractor as a safety precaution.

Bedroom 2Page 33 Item: 3 Electrical • Ungrounded outlets, recommend a licensed electrical

contractor investigate conditions further and correct asrequired.

GaragePage 37 Item: 1 Condition • There is no protective bollard/pole in front of gas equipment,

recommend conditions are corrected to prevent automobilefrom accidentally hitting.

Page 38 Item: 3 Electrical • Outlet and or Switch cover plates missing, recommendcorrection as a safety precaution.

• Surface mount wiring, normally wiring in living area shouldbe in conduit or secured to wall in the garage.• Improper use of extension cord observed. Extension cordsshould not be permanently installed or be routed throughwalls, floors or partitions.

Page 39 Item: 4 Doors • Garage door leading to interior did not self close.Recommend adjustment or installing self closing hinge for fireprotection and to prevent carbon monoxide from entering theliving area.• Animal door present in the garage door leading to theinterior. This condition breaches fire protection, recommendconditions are corrected.

Heat/ACPage 40 Item: 3 Heating condition • Last service date is over one year ago, or is unable to be

determined. Unit appears to be operating properly fromcontrols, there are areas which cannot be seen withoutspecialized equipment and training. One such area is thecombustion chamber / heat exchanger where cold air blowsacross the "fire box", becoming the hot air that circulatesthroughout your home. During the life span of any furnace,this metal wall may develop a crack or a broken weld, allowingcarbon monoxide to circulate throughout the home.Recommend service and inspection by licensed HVACcontractor prior to closing

Plumbing/Water Heater1Page 42 Item: 2 Water Heater

Condition• Water heater temperature is in excess of 120 degrees,recommend adjustment to prevent accidental scalding.

Foundation/CrawlspacesPage 47 Item: 4 Framing • There is a small area of whitish and or darkened coloration

that possibly could be a fungal/mold growth. Conditions aregenerally a result of excessive moisture at some point orinadequate ventilation. Testing may include surface samplingand air quality testing. Treating/remediation and correctionmoisture conditions will help prevent future occurrences.Recommend testing be performed.

Page 48 Item: 8 Electrical • Low voltage wiring on the floor of the crawlspace.Recommend wiring is secured to the base of the framing as asafety precaution


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Page 49 Item: 9 Plumbing • Active leaking occurring at drain, recommend conditions areinvestigated further and corrected by licensed plumbingcontractor

Documents

FAIRA TRANSPARENCY REPORTS 1622 21st St NE, Auburn, WA … · • Indications of siding repair/patching noted. RW West Consultants Inc 1622 21st St NE, Auburn, WA Page 3 of 57 East