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608 State St. South Kirkland, WA 98033
www.faira.com
[email protected] +1.800.571.FAIR
FAIRA TRANSPARENCY REPORTS
23926 84th Ave W, Edmonds, WA 98026
December 15, 2017 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/11618 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
RW West Consultants, Inc.Property Inspection Report
Cover Page
23926 84th Ave W, Edmonds, WA 98026Inspection prepared for: Faira .com
Real Estate Agent: -
Date of Inspection: 12/18/2017 Time: 12:00 PM Age of Home: 1950 Size: 2034Order ID: 3017 Front faces East
Inspector: Clifton MoodyLicense # 957
Email: [email protected]
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable 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 inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed;For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommendthat you or your representative carry out a final walk-through inspection immediately beforeclosing to check the condition of the property, using this report as a guide. Items denote serious, safety or items that required further investigationItems denote minor or maintenance itemsGreen notes denote locations and shutoff valves
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General Exterior Note 1. Exterior NoteObservations:• North Elevation• South Elevation• East Elevation• West Elevation
||2||East Elevation ||2||South Elevation
||2||West Elevation ||2||North Elevation
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Exterior Areas 1. Siding ConditionWood siding. Garage • Brick siding appeared in good condition.Observations:• Paint flaking at the siding, recommend loose paint is removed, barewood areas primed andrepainted. Garage
2. GuttersObservations:• Debris in gutters, recommend cleaning gutters.• Sagging gutters; recommend rescuring gutters.• Leaking gutters, recommend condition are investigated further and corrected.
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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3. Driveway and Walkway ConditionConcrete sidewalks and driveways appeared in good condition overall.
4. SoffitObservations:• Paint flaking at soffit areas, recommend repainting.
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5. Door/WindowObservations:• SW window framing incomplete. Recommend conditions are investigated further and corrected bylicensed contractor.• Broken window NE. Recommend repair by licensed window contractor.
6. GradingGrading appeared in good condition overall.Observations:• Foliage is touching the siding, recommend clearance is achieved as this is a conducive conditionfor wood destroying organisms and pests
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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7. ElectricalExterior outlets operate overall • Exterior outlets are GFCI protected overallObservations:• Exterior covers missing/damaged, recommend conditions are repaired as a safety precautionary.West
8. Cable FeedsMaterials: Primary Service is Overhead Service Drop
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9. Gas ConditionMeter located at South side. Main Gas shutoff is located to the lower left of the meter.
10. Exterior Faucet ConditionExterior faucets were in operable condition overall.
11. Gate ConditionMaterials: WoodObservations:• Fences are NOT INCLUDED as part of a home inspection.
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RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Exterior Stairs 1. StairSteps appeared uniform.Observations:• Paint flaking.• Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is sosmall children cannot fit through the guardrail. All exterior steps.
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Roof 1. Roof ConditionComposition shingle roof surface. • Walked on roof surface.Type Average life span 20 years for this type surface with proper maintenance and care.Observations:• Moss on roof. This can lead to the premature failure of the roof and subsequent leaks.Recommend treating moss with a moss retarding chemical. Pressure washing is not recommendedas it can damage surface and lessen life span.• Recommend following conditions are investigated further by licensed roofing contractor andconditions corrected as required.• Granular surfacing deteriorated• Active moisture penetration in the attic, strongly recommend conditions are investigated furtherand corrected as required by licensed roofing contractor. Near attic access• Shingles damaged over garage.
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2. ChimneyObservations:• Moss on chimney recommend alleviating to prevent spalling• Brick and mortar deterioration observed; recommend conditions are repaired by licensed chimneysweep or masonry contractor.• Cracking in the crown of the chimney, recommend resealing.
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RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Attic 1 1. AtticAttic access is located in bedroom closet
2. FramingObservations:• 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 mayinclude surface sampling and air quality testing.• Active water penetration occurring at the sheathing, strongly recommend conditions areinvestigated further by licensed roofing contractor and corrected as required. Plumbing vent areanear attic access.
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Leaking3. VentilationUnder eave soffit inlet vents noted.Observations:• Attic appeared inadequately vented. Normally vents should be placed equally at high and lowareas so that cross ventilation is acheived. Recommend conditions are investigated further bylicensed roofing contract and repair as necessary to ensure proper ventilation. Adding additionalventilation will help avoid premature aging of roof and help to maintain proper humidity andtemperature control that could otherwise result in mold/fungus or wood decay.
4. ElectricalObservations:• Wire ends outside junction box. Recommend correction. South
5. Insulation ConditionBlown in cellulose insulation noted.Depth: Insulation averages approximately 6 inches in depth;estimated R value 19. Newerrequirements are R49 insulation content.
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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6. RodentObservations:• Droppings present.• Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditionsare investigated further by licensed Pest Control Company.
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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General Interior Note 1. General NotesMaterials: Windows in the home are single pane glass • Doors in the home are consideredoperational unless otherwise noted in each room section • Cabinet doors and in the home areconsidered operational unless otherwise noted in each room sectionObservations:• Home contains popcorn ceilings. This material could contain asbestos, testing is not within thescope of this inspection
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Entryway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. Entry door operates andlocks overall. • Vinyl Flooring is loose.
2. DoorsObservations:• Emergency Egress Concern. This door has a double-sided keyed dead bolt lock set. This type oflock requires a key to unlock the door from the inside and can present an obstacle to anyone tryingto evacuate the home in the event of a fire. Recommend a locksmith replace rear exterior door lockset with an inside lever-type dead bolt.
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Living Room 1. Living RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.Observations:• Diagonal cracking is an indication of shifting or movement. Recommend monitoring or furtherinvestigation.
2. ElectricalObservations:• No power to electrical outlets, recommend further investigation and correction by licensedelectrical contractor. West
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No power3. Ceiling FanMaterials: Ceiling Fan was in operable condition overall
4. GuardrailsObservations:• Guardrail balusters are spaced further than newer required 4 inches. This requirement is toprevent small children from fitting through guardrail
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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is vinyl. Accessible outlets operate.Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doors anddrawers are in operable condition overall.
2. DisposalDisposal operates overall.
3. DishwasherDishwasher was in operable condition.
4. FloorObservations:• Floor slope from west to east
5. Stove/OvenStove/oven were in operable condition overall.Observations:• Anti tip bracket/device missing at stove, recommend installation as a safety precaution. Should beinstalled.
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6. RefrigeratorRefrigerator was in operable condition.
7. SinksObservations:• Drain line leaks under sink. Recommend conditions are repaired.
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8. ElectricalOutlets are GFCI protected at the counters.Observations:• Blackening at north outlet. Recommend conditions are investigated further and corrected bylicensed electrical contractor.
9. Vent ConditionVent fan appears to exhaust to the exterior.
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Family Room 1. Family RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
2. Window DeficienciesObservations:• Newer requirements are windows within 18 inches of the floor be tempered glass as a safetyprecaution.
3. FloorObservations:• Carpet Wrinkled, recommend restretching.
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4. FireplaceWood stove present.Observations:• Normally there should be 16 inch non combustible hearth in front of wood burning fireplace as afire precaution
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Hall Bathroom1 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.
2. ElectricalGFI outlets within 6 feet of water sources.
3. Exhaust FansObservations:• Exhaust fan is inoperable. Recommend fan be replaced.
4. TubTub was in good condition overall.
5. ShowerObservations:• Shower diverter sticks. Recommend correction.
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6. SinksSink was in operable condition overall.
7. ToiletToilet was in operable condition overall.
8. WindowsObservations:• Window would not stay open. Recommend correction by licensed window contractor.
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Bedroom 1 1. Bedroom RoomFloor is carpet. Heat register present. Accessible outlets operate.Observations:• Leaking at attic access area. Recommend conditions are investigated further and corrected bylicensed roofing contractor.
2. FloorObservations:• Carpet staining.
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3. DoorsObservations:• Door drags on carpet. Recommend correction
4. Window DeficienciesObservations:• Handle sticks.
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RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Stairs Leading to Basement 1. StairSteps appeared uniform.Observations:• There is no handrail, recommend installing handrail when there are 4 or more steps as a safetyprecaution.
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Basement Family Room 1. Family RoomWalls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heatregister present. Accessible outlets operate. Thermal pane window and single pane with storm.
2. ElectricalObservations:• Open junction boxes were observed, which is a safety concern. Recommend installing propercovers, as needed, for safety.
3. FireplaceFireplace was wood burning type. • Damper is in place.Observations:• Blackening at the face of the fireplace can be an indication of back drafting, strongly recommendfurther investigation by licensed chimney sweep
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RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Basement Bathroom 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.Observations:• Water staining at ceiling. Recommend further investigation.
2. ElectricalGFI outlets within 6 feet of water sources.
3. Exhaust FansWindow only, no vent fan.
4. FloorsIndividual vinyl square Flooring is in good condition overall.
5. SinksObservations:• Sink not secured. Recommend correction.
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6. ToiletObservations:• Leak at water line behind toilet. Recommend conditions are investigated further and corrected bylicensed plumbing contractor.
7. DoorsObservations:• Entry door sticks, recommend adjustment.
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RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Basement Bedroom 1 1. LocationLocation East
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet.Accessible outlets operate.
3. ElectricalObservations:• Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditionsfurther and correct as required. West• Junction box cover missing, recommend correction as a safety precaution. Closet.• Lights with exposed bulbs in closet/storage areas can be a potential fire hazard if clothing/storedmaterial comes in contact with an exposed light bulb. Recommend using caution or installing afixture with a cover• Light fixture missing. Recommend correction.
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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4. FloorObservations:• Carpet staining.
5. HeatingElectric baseboard heater operates.
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6. DoorsObservations:• Damage to the door.
7. Window DeficienciesObservations:• Newer requirements are that window sill heights be less than 44 inches as a safety precaution foregress/escape in case of fire.
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Basement Bedroom 2 1. LocationLocation West
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate.Observations:• Fungal growth present. Recommend investigation. Cabinet and south wall.
3. HeatingObservations:• There is no heat source in this room.
4. DoorsObservations:• Closet doors not installed.• Damage to door leading to exterior. Noted
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Basement Laundry Room 1. ConditionLight fixture operates.Observations:• Cutouts at ceiling.• Water staining at south wall and floor. Water lines also sweating. Recommend conditions areinvestigated further and corrected by licensed contractor.
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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2. ElectricalObservations:• 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.• Junction box cover missing, recommend cover plates are installed.
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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3. Exhaust FansWindow only, no vent fan.
4. DryerDryer appeared to exhaust to the exterior. • Dryer is electric Unit • 220 volt electrical service forelectric dryer.
5. WasherMaterials: Washer appeared to be in operable condition.
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Garage 1. ConditionAccessible outlets operate. Light fixtures operate overall. Flooring is concrete, visible portions ingood condition overall.Observations:• Damage to roof and soffit at garage. Recommend conditions are investigated further andcorrected by licensed roofing contractor.• Active water penetration occurring in the garage at multiple areas, strongly recommend conditionsare investigated further by licensed roofing contractor and corrected as required. Plumbing drainline area.• Covered structure outside of garage does not appear sturdy. Recommend conditions areinvestigated further by licensed contractor.
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2. ElectricalObservations:• Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution• Outlet and or Switch cover plates missing, recommend correction as a safety precaution.• Open junction boxes were observed, which is a safety concern. Recommend installing propercovers, as needed, for safety.
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3. Garage DoorsObservations:• Damage to manual garage doors. Recommend conditions are investigated further and correctedby licensed garage door contractor.
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Heat/AC 1. Heating TypeGas forced air furnace.
2. Heater Location The furnace is located in the basementFurnace is Rheem Brand • 16 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
4. Venting
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5. FiltersLocation: Located inside heater cabinet.Observations:• Damage to filter. Recommend replacement.
6. Oil TankObservations:• Oil lines/oil vent pipe present indicating there may be an underground oil storage tank. If there is atank should be checked to see that all oil has been drained from the tank and checked to ensurethat no leaking has occurred. Generally municipalities will either require, triple rinsing, filling thetank with a slurry type material, or removal of the tank if it will not undermine the foundation. Thisjurisdiction generally falls under the local fire department. Strongly recommend conditions beinvestigated further and corrected as required as a leaking tank could result in hazardous wastecleanup. If the tank has been decommissioned there should be documentation.
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RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Plumbing/Water Heater1 1. PlumbingWater lines were copper. • Drain and waste lines are cast iron and plasticObservations:• Sewer scoping is recommended by licensed company due to age of home or trees in proximity ofdrain line.
2. Water Heater ConditionHeater Type: Electric water heater. • 50 gallonsLocation: The heater is located in the basement.
3. AgeApproximately 4 years of age, average life span is 10 to 12 years.
4. ConditionObservations:• Seismic straps are not in place/ improperly installed. Normally there should be seismic strapsinstalled at the upper and lower one thirds of the tank.• 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 plumbingcontractor.
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.Observations:• Temperature and pressure relief valve ends on to top of the tank. Strongly recommend at aminimum it be routed to within 6 inches of the floor or routed to the exterior.
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Electrical 1 1. Electrical200 AMP service, 4/0 Aluminum service entrance wires.Observations:• No Main disconnect. Recommend conditions are investigated further and corrected by licensedelectrical contractor.
2. GroundingElectrical service is grounded and bonded.
3. Wiring TypeBreaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiringis copper.
4. SubpanelObservations:• Fuse panel Incorrectly wired, recommend conditions are investigated further by licensedelectrical contractor. Garage• Double tapped inside panel box (more than one electrical conductor attached). This conditionmay cause overload, possible overheating and potential electrical fire. Recommend evaluation bylicensed electrical contractor. This is typically easily corrected by a licensed electrical contractor.
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RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Foundation/Crawlspaces 1. FoundationContinuous concrete foundation visible portion appeared in good condition overall. • Basement andconcrete slab foundation.
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Shutoffs 1. Shutoff LocationsObservations:• Could not locate main water shutoff, recommend consulting with owner.
||2||Water heater water line shutoff is locatedabove the water heater.
||2||Furnace gas shutoff is located to the left of thefurnace.
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Equipment 1. Appliances/EquipmentObservations:• Oven• Refrigerator• Water Heater• Furnace• Washer• Dryer
Furnace ||2||Water Heater
||2||Oven ||2||Dishwasher
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Carbon Monoxide Detectors 1. Carbon MonoxideObservations:• Carbon monoxide detectors not visible on all levels.• As of April 1st 2012 it is required that Carbon monoxide detectors are installed on each level andoutside of bedroom areas. Recommend conditions are corrected.
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GlossaryGlossary
Term Definition
Cellulose Cellulose insulation: Ground-up newspaper that is treated withfire-retardant.
Expansion Tank An expansion tank or expansion vessel is a small tank used toprotect 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
This is a visual inspection. No destructive testing is performed. This is not a soil inspection nor dowe inspect for formaldehyde, radon, asbestos, Chinese drywall, lead paint, mold, hazardousmaterials/substances, landscape lighting, sprinkler systems, septic systems/drain fields, smokealarms or recreational equipment such as Jacuzzis etc.. It is recommended that noted deficienciesbe investigated further by licensed companies specializing in those disciplines. Inspection is subjectto conditions at the time of inspection. Appliances are checked to see if they're in operable condition.This is not a code inspection as codes change frequently and vary between municipalities. We makeno guarantees for expected life. It is impossible to verify conditions of places inaccessible in wallsunder and in between floors, behind furniture appliances etc., and we assume no responsibility forthose items as such. Estimates for repairs are approximations and we do not guarantee theiraccuracy. Possible solutions for problems are solely opinions based on conditions at the time of theinspection and are not to be assumed as being totally conclusiveThe summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expenses or further investigation to correct or items I wouldlike 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 of the pages of the report as the summaryalone does not explain all the issues. We recommend repairs should be done by licensed &bondedcontractors. We also recommend obtaining a copy of all receipts, warranties and permits for the workdone. Exterior AreasPage 5 Item: 5 Door/Window • Broken window NE. Recommend repair by licensed window
contractor.Page 6 Item: 7 Electrical • Exterior covers missing/damaged, recommend conditions
are repaired as a safety precautionary. WestExterior StairsPage 9 Item: 1 Stair • Guardrail balusters are spaced further than newer required 4
inches. 4 inch requirement is so small children cannot fitthrough the guardrail. All exterior steps.
RoofPage 11 Item: 1 Roof Condition • Recommend following conditions are investigated further by
licensed roofing contractor and conditions corrected asrequired.• Granular surfacing deteriorated• Active moisture penetration in the attic, strongly recommendconditions are investigated further and corrected as requiredby licensed roofing contractor. Near attic access• Shingles damaged over garage.
Page 12 Item: 2 Chimney • Brick and mortar deterioration observed; recommendconditions are repaired by licensed chimney sweep ormasonry contractor.• Cracking in the crown of the chimney, recommend resealing.
Attic 1
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Page 14 Item: 2 Framing • There is a whitish and or darkened coloration that possiblycould be a fungal/mold growth. Conditions are generally aresult of excessive moisture at some point or inadequateventilation. Treating/remediation and correction moistureconditions will help prevent future occurrences. Testingwould need to be performed to determine the presence orabsence of Mold. Testing may include surface sampling andair quality testing.• Active water penetration occurring at the sheathing, stronglyrecommend conditions are investigated further by licensedroofing contractor and corrected as required. Plumbing ventarea near attic access.
Page 15 Item: 3 Ventilation • Attic appeared inadequately vented. Normally vents shouldbe placed equally at high and low areas so that crossventilation is acheived. Recommend conditions areinvestigated further by licensed roofing contract and repair asnecessary to ensure proper ventilation. Adding additionalventilation will help avoid premature aging of roof and help tomaintain proper humidity and temperature control that couldotherwise result in mold/fungus or wood decay.
Page 15 Item: 4 Electrical • Wire ends outside junction box. Recommend correction.South
Page 16 Item: 6 Rodent • Droppings present.• Indications of Rodent activity. Some rodent droppings cancarry disease, recommend conditions are investigated furtherby licensed Pest Control Company.
General Interior NotePage 17 Item: 1 General Notes • Home contains popcorn ceilings. This material could contain
asbestos, testing is not within the scope of this inspectionEntrywayPage 18 Item: 2 Doors • Emergency Egress Concern. This door has a double-sided
keyed dead bolt lock set. This type of lock requires a key tounlock the door from the inside and can present an obstacleto anyone trying to evacuate the home in the event of a fire.Recommend a locksmith replace rear exterior door lock setwith an inside lever-type dead bolt.
Living RoomPage 19 Item: 1 Living Room • Diagonal cracking is an indication of shifting or movement.
Recommend monitoring or further investigation.Page 19 Item: 2 Electrical • No power to electrical outlets, recommend further
investigation and correction by licensed electrical contractor.West
Page 20 Item: 4 Guardrails • Guardrail balusters are spaced further than newer required 4inches. This requirement is to prevent small children fromfitting through guardrail
KitchenPage 21 Item: 5 Stove/Oven • Anti tip bracket/device missing at stove, recommend
installation as a safety precaution. Should be installed.Page 22 Item: 7 Sinks • Drain line leaks under sink. Recommend conditions are
repaired.
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Page 23 Item: 8 Electrical • Blackening at north outlet. Recommend conditions areinvestigated further and corrected by licensed electricalcontractor.
Family RoomPage 24 Item: 2 Window
Deficiencies• Newer requirements are windows within 18 inches of thefloor be tempered glass as a safety precaution.
Page 25 Item: 4 Fireplace • Normally there should be 16 inch non combustible hearth infront of wood burning fireplace as a fire precaution
Bedroom 1Page 28 Item: 1 Bedroom Room • Leaking at attic access area. Recommend conditions are
investigated further and corrected by licensed roofingcontractor.
Stairs Leading to BasementPage 31 Item: 1 Stair • There is no handrail, recommend installing handrail when
there are 4 or more steps as a safety precaution.Basement Family RoomPage 32 Item: 2 Electrical • Open junction boxes were observed, which is a safety
concern. Recommend installing proper covers, as needed, forsafety.
Page 32 Item: 3 Fireplace • Blackening at the face of the fireplace can be an indicationof back drafting, strongly recommend further investigation bylicensed chimney sweep
Basement BathroomPage 34 Item: 1 Room • Water staining at ceiling. Recommend further investigation.Page 35 Item: 6 Toilet • Leak at water line behind toilet. Recommend conditions are
investigated further and corrected by licensed plumbingcontractor.
Basement Bedroom 1Page 37 Item: 3 Electrical • Reversed polarity at outlets, recommend a licensed
electrical contractor investigate conditions further and correctas required. West• Junction box cover missing, recommend correction as asafety precaution. Closet.• Lights with exposed bulbs in closet/storage areas can be apotential fire hazard if clothing/stored material comes incontact with an exposed light bulb. Recommend using cautionor installing a fixture with a cover• Light fixture missing. Recommend correction.
Page 39 Item: 7 WindowDeficiencies
• Newer requirements are that window sill heights be less than44 inches as a safety precaution for egress/escape in case offire.
Basement Bedroom 2Page 41 Item: 2 Bedroom Room • Fungal growth present. Recommend investigation. Cabinet
and south wall.Page 41 Item: 3 Heating • There is no heat source in this room.Basement Laundry RoomPage 43 Item: 1 Condition • Water staining at south wall and floor. Water lines also
sweating. Recommend conditions are investigated further andcorrected by licensed contractor.
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Page 44 Item: 2 Electrical • 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.• Junction box cover missing, recommend cover plates areinstalled.
GaragePage 46 Item: 1 Condition • Damage to roof and soffit at garage. Recommend conditions
are investigated further and corrected by licensed roofingcontractor.• Active water penetration occurring in the garage at multipleareas, strongly recommend conditions are investigated furtherby licensed roofing contractor and corrected as required.Plumbing drain line area.• Covered structure outside of garage does not appear sturdy.Recommend conditions are investigated further by licensedcontractor.
Page 47 Item: 2 Electrical • Outlets are not GFCI protected, recommend GFCI protectingoutlets as a safety precaution• Outlet and or Switch cover plates missing, recommendcorrection as a safety precaution.• Open junction boxes were observed, which is a safetyconcern. Recommend installing proper covers, as needed, forsafety.
Heat/ACPage 49 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
Page 50 Item: 6 Oil Tank • Oil lines/oil vent pipe present indicating there may be anunderground oil storage tank. If there is a tank should bechecked to see that all oil has been drained from the tank andchecked to ensure that no leaking has occurred. Generallymunicipalities will either require, triple rinsing, filling the tankwith a slurry type material, or removal of the tank if it will notundermine the foundation. This jurisdiction generally fallsunder the local fire department. Strongly recommendconditions be investigated further and corrected as requiredas a leaking tank could result in hazardous waste cleanup. Ifthe tank has been decommissioned there should bedocumentation.
Plumbing/Water Heater1Page 52 Item: 1 Plumbing • Sewer scoping is recommended by licensed company due to
age of home or trees in proximity of drain line.
RW West Consultants, Inc. 23926 84th Ave W, Edmonds, WA
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Page 52 Item: 4 Condition • Seismic straps are not in place/ improperly installed.Normally there should be seismic straps installed at the upperand lower one thirds of the tank.• Expansion tank is not in place. This is a hazardous conditionon closed water systems. Recommend conditions areinvestigated further and corrected as required by licensedplumbing contractor.
Page 53 Item: 5 TPRV Condition • Temperature and pressure relief valve ends on to top of thetank. Strongly recommend at a minimum it be routed to within6 inches of the floor or routed to the exterior.
Electrical 1Page 54 Item: 1 Electrical • No Main disconnect. Recommend conditions are
investigated further and corrected by licensed electricalcontractor.
Page 54 Item: 4 Subpanel • Fuse panel Incorrectly wired, recommend conditions areinvestigated further by licensed electrical contractor. Garage• Double tapped inside panel box (more than one electricalconductor attached). This condition may cause overload,possible overheating and potential electrical fire. Recommendevaluation by licensed electrical contractor. This is typicallyeasily corrected by a licensed electrical contractor.
ShutoffsPage 57 Item: 1 Shutoff Locations • Could not locate main water shutoff, recommend consulting
with owner.Carbon Monoxide DetectorsPage 59 Item: 1 Carbon Monoxide • Carbon monoxide detectors not visible on all levels.
• As of April 1st 2012 it is required that Carbon monoxidedetectors are installed on each level and outside of bedroomareas. Recommend conditions are corrected.
