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608 State St. South Kirkland, WA 98033
www.faira.com
[email protected] +1.800.571.FAIR
FAIRA TRANSPARENCY REPORTS
25421 32nd Pl S, Kent, WA 98032
March 10th, 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/10918
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
25421 32nd Pl S, Kent, WA 98032Inspection prepared for: Carol Kolson
Real Estate Agent: -
Date of Inspection: 3/10/2017 Time: 9:00 AM Age of Home: 1968 Size: 1560
Order ID: 1599
Inspector: Clifton Moody (Skip)License # 957
P.O. BOX 214, Redmond, WA 98073Phone: 206.650.4035
Email: [email protected]
RW West Consultants, Inc. 25421 32nd Pl S, Kent, 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 questions you mayhave. Remember, when the inspection is completed and the report is delivered, we are still available to youfor 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 thevisible portion of the structure; inspection may be limited by vegetation and possessions. Depending uponthe 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 repair anycritical concerns and defects. Note that this report is a snapshot in time. We recommend that you or yourrepresentative carry out a final walk-through inspection immediately before closing to check the conditionof 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
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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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. 25421 32nd Pl S, Kent, WA
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Exterior Areas 1. Siding ConditionWood siding.Observations:• Paint finish fading/chalking indicating paint has lost its effectiveness, recommend repainting.
2. GuttersGutters and downspouts appeared in good condition overall.Observations:• 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.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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3. Driveway and Walkway ConditionAsphalt driveways appeared in good condition overall.
4. SoffitSoffits and eaves appeared in good condition overall.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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5. Door/WindowExterior doors appeared in operable condition, at time of inspection. • Window frames and sillsappeared in good 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.
6. GradingGrading appeared in good condition overall.
7. ElectricalExterior outlets operate.Observations:• Hot neutral reversed. Recommend conditions are corrected by licensed electrical contractor.• Romex wiring not in conduit. Recommend conditions are investigated further and corrected bylicensed electrical contractor.
8. Gas ConditionMeter located at North side. Main Gas shutoff is located to the lower left of the meter.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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9. Exterior Faucet ConditionExterior faucets were in operable condition overall.
10. Pressure55
11. Gate ConditionMaterials: WoodObservations:• Fences are NOT INCLUDED as part of a home inspection.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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Decks 1. DeckTrex type deck material appeared in good condition overall. Underside of framing not visible due toground proximity.Observations:• Guardrail not present, normally there should be a guardrail when deck is 30 inches or more off theground. Recommend installing guardrail
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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Exterior Stairs 1. StairSteps appeared uniform.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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Roof 1. Roof ConditionComposition shingle roof surface. • Architectural Composition shingle.Type Average life span 30 years for this type surface with proper maintenance and care.Observations:• Moss on roof in a few small areas. This can lead to the premature failure of the roof andsubsequent leaks. Recommend treating moss with a moss retarding chemical. Pressure washing isnot recommended as it can damage surface and lessen life span.
2. ChimneyBrick masonry chimney appeared in good condition overall, chimney height was adequate overall. •Gas B vent appeared in good condition overall, B vent height was adequate overall.Observations:• Slight cracking in the crown of the chimney, recommend resealing.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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Attic 1 1. AtticAttic access is located in the hallway
2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.Observations:• Evidence of past leaks, dry at time of the inspection.
3. VentilationUnder eave soffit inlet vents noted. • Continuous Ridge Vent present.
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4. Fan/DuctBathroom fans appeared to exhaust to the exterior overall.
5. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages approximately 10-12 inches in depth, estimated R value 30Observations:• No insulation present at skylight. Newer requirements are R49 insulation content.
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6. RodentNo visible indications of Rodent Activity.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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General Interior Note 1. General NotesMaterials: Windows in the home single pane with storm. Any deficiencies are noted in each roomsection for accessible windows • Doors in the home are considered operational unless otherwisenoted in each room section • Cabinet doors and in the home are considered operational unlessotherwise 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. 25421 32nd Pl S, Kent, WA
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Entryway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. Entry door operates andlocks overall. • Tile floor is in good condition.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, 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.
2. FireplaceFireplace is a gas unit.Observations:• Gas Shutoff is located inside access panel under glass.• Pilot Controls are located inside access panel under glass.• Gas shutoff is located at the floor adjacent to the fireplace.
||2||Gas shutoff is located at the floor adjacent tothe fireplace.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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||2||Gas Shutoff is located inside access panelunder glass.
Pilot Controls are located inside access panelunder glass.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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Dining Room 1. Dining RoomWalls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heatregister present. Accessible outlets operate.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is laminate. 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 ConditionFormica counter is in good condition overall.
3. DisposalDisposal operates overall.
4. DishwasherDishwasher was in operable condition.
5. Stove/OvenStove/oven were in operable condition overall.
6. ElectricalOutlets are GFCI protected at the counters.
7. Vent ConditionVent fan is part of microwave and is Recirculating Type
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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Laundry 1. LocationGarage
2. ConditionCeiling and walls are in good condition overall. Accessible outlets operate.
3. DryerDryer appeared to exhaust to the exterior. • Dryer is electric Unit • 220 volt electrical service forelectric dryer.
4. WasherMaterials: Washer appeared to be in operable condition.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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Master Bedroom 1. BedroomWalls and ceilings appear in good condition overall. Flooring is laminate wood grain material ingood condition. Heat register present. Accessible outlets operate.
2. Ceiling FanMaterials: Ceiling Fan was in operable condition overall
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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Master Bathroom 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.
2. ElectricalGFI outlets within 6 feet of the water sources.
3. CountersPlastic laminate sinks and counters are in good condition overall..
4. SinksSink was in operable condition overall.
5. Exhaust FansObservations:• The bath fan is a worn unit which may be at the end of its useful life.
6. TubTub was in good condition overall.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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7. ShowerShower is in good condition overall.
8. ToiletToilet was in operable condition overall.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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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. FloorsTile Flooring is in good condition overall.
4. TubTub was in good condition overall.
5. ShowerShower is in good condition overall.Observations:• Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout.
6. SinksSink was in operable condition overall.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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Bedroom 1 1. LocationLocation 1st Left
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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Bedroom 2 1. LocationLocation 2nd Left
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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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.
2. ElectricalObservations:• Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution• Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditionsfurther and correct as required. All• Outlet and or Switch cover plates missing, recommend correction as a safety precaution.
3. DoorsObservations:• Door to exterior not accessible. Boarded Noted.• 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.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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4. Garage DoorsGarage doors operate overall, were on auto openers. • Tension safety returns operate overall.Observations:• Garage vehicle door sensors mounted higher than the standard auto-reverse height. Maximumrecommended height 6 inches. Recommend adjustment as a safety precaution. Mounted at ceiling.• There appears to be an older model garage door opener without safety features, recommendupgrading to a newer model that has safety return features. South
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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Heat/AC 1. Heating TypeGas forced air furnace. There was good air flow at the heat registers and cold air returns overall.
2. Heater Location The furnace is located in the garageFurnace is Rheem Brand • 2 years of age approximately, average life span is 18 to 22 years.
3. Heating conditionObservations:• Service does not appear to have been performed within the last year, recommend serviced bylicensed HVAC contractor.
4. Venting
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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5. FiltersLocation: Filter located above furnace. • Electronic air cleaner present.Observations:• Paper filter installed at electronic air cleaner.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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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.Location: The heater is located in the garage.Observations:• Water heater temperature is in excess of 120 degrees, recommend adjustment to preventaccidental scalding.• Corrosion to water line. Recommend conditions are investigated further and corrected by licensedplumbing contractor.• Limited access to water heater; not all areas visible for inspection (insulation wrap, etc.).
3. AgeObservations:• Age of water heater was indeterminate, average life span is 10 to 12 years. Recommendverification.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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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 electricalcontractor.
5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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Electrical 1 1. Electrical125 AMP service, #2 Copper service entrance wires.
2. GroundingElectrical service is grounded and bonded.
3. Wiring TypeBreaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiringis copper.Observations:• White neutral wires connected to circuit breakers should be black or red taped to designate theyare hot, recommend further investigation and correction by licensed electrical contractor.
4. SubpanelObservations:• Neutral and ground busbars bonded. This is not an allowable installation, recommend conditionsare investigated further and corrected by licensed electrical contractor. Exterior.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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Foundation/Crawlspaces 1. FoundationContinuous concrete foundation visible portion appeared in good condition overall.
2. FramingVisible framing appeared in good condition overall.
3. VentilationObservations:• Some vents blocked with insulation, recommend clearing.
4. Insulation ConditionEncapsulated fiberglass batts noted.Depth: Insulation averages about 6 inches in depth; estimated R value 19, newer requirements areR30 insulation content.Observations:• No insulation present, newer requirements are R30 insulation content. North
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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5. Vapor BarrierVapor barrier was mostly in place.Observations:• Missing incomplete/vapor barrier, recommend 6 mil black plastic vapor barrier is installed withminimum 12 inch lap. This is a conducive condition for wood decay and mold growth• Clear plastic vapor barrier, newer requirements are 6 mil black plastic vapor barrier.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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6. RodentNo visible indications of Rodent Activity.
7. 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. South at patching.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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Shutoffs 1. Shutoff LocationsObservations:• Could not locate main water shutoff, recommend consulting with owner.
||2||Furnace gas shutoff is located to the right ofthe Furnace.
||2||Water Heater gas shutoff is located to the leftof the water heater.
||2||Water heater water line shutoff is located above the water heater.
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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Equipment 1. Appliances/EquipmentObservations:• Oven• Refrigerator• Dishwasher• Microwave• Furnace
Furnace ||2||Microwave
||2||Oven ||2||Refrigerator
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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||2||Dishwasher
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Carbon Monoxide Detectors 1. Carbon MonoxideMaterials: Carbon monoxide detectors were in place.
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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
RW West Consultants, Inc. 25421 32nd Pl S, Kent, WA
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Report SummaryReport Summary
This is a visual inspection. No destructive testing is performed. This is not a soil inspection nor do weinspect for formaldehyde, radon, asbestos, Chinese drywall, lead paint, mold, hazardousmaterials/substances, landscape lighting, sprinkler systems, septic systems/drain fields, smoke alarmsor recreational equipment such as Jacuzzis etc.. It is recommended that noted deficiencies beinvestigated further by licensed companies specializing in those disciplines. Inspection is subject toconditions at the time of inspection. Appliances are checked to see if they're in operable condition. Thisis not a code inspection as codes change frequently and vary between municipalities. We make noguarantees for expected life. It is impossible to verify conditions of places inaccessible in walls under andin between floors, behind furniture appliances etc., and we assume no responsibility for those items assuch. Estimates for repairs are approximations and we do not guarantee their accuracy. Possiblesolutions for problems are solely opinions based on conditions at the time of the inspection and are notto be assumed as being totally conclusiveThe summary below consists of potentially significant findings. These findings can be a safety hazard, adeficiency requiring a major expenses or further investigation to correct or items I would like to drawextra attention to. The summary is not a complete listing of all the findings in the report, and reflects theopinion of the inspector. Please review all of the pages of the report as the summary alone does notexplain all the issues. We recommend repairs should be done by licensed &bonded contractors. We alsorecommend obtaining a copy of all receipts, warranties and permits for the work done. Exterior AreasPage 5 Item: 7 Electrical • Hot neutral reversed. Recommend conditions are corrected
by licensed electrical contractor.• Romex wiring not in conduit. Recommend conditions areinvestigated further and corrected by licensed electricalcontractor.
DecksPage 8 Item: 1 Deck • Guardrail not present, normally there should be a guardrail
when deck is 30 inches or more off the ground. Recommendinstalling guardrail
Attic 1Page 12 Item: 2 Framing • Evidence of past leaks, dry at time of the inspection.General Interior NotePage 15 Item: 1 General Notes • Home contains popcorn ceilings. This material could contain
asbestos, testing is not within the scope of this inspectionGaragePage 28 Item: 2 Electrical • Outlets are not GFCI protected, recommend GFCI protecting
outlets as a safety precaution• Reversed polarity at outlets, recommend a licensedelectrical contractor investigate conditions further and correctas required. All• Outlet and or Switch cover plates missing, recommendcorrection as a safety precaution.
Page 28 Item: 3 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.
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Page 29 Item: 4 Garage Doors • Garage vehicle door sensors mounted higher than thestandard auto-reverse height. Maximum recommended height6 inches. Recommend adjustment as a safety precaution.Mounted at ceiling.• There appears to be an older model garage door openerwithout safety features, recommend upgrading to a newermodel that has safety return features. South
Plumbing/Water Heater1Page 32 Item: 2 Water Heater
Condition• Water heater temperature is in excess of 120 degrees,recommend adjustment to prevent accidental scalding.• Corrosion to water line. Recommend conditions areinvestigated further and corrected by licensed plumbingcontractor.• Limited access to water heater; not all areas visible forinspection (insulation wrap, etc.).
Page 33 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 licensedelectrical contractor.
Electrical 1Page 34 Item: 4 Subpanel • Neutral and ground busbars bonded. This is not an
allowable installation, recommend conditions are investigatedfurther and corrected by licensed electrical contractor.Exterior.
Foundation/CrawlspacesPage 38 Item: 7 Plumbing • Active leaking occurring at drain, recommend conditions are
investigated further and corrected by licensed plumbingcontractor. South at patching.
ShutoffsPage 39 Item: 1 Shutoff Locations • Could not locate main water shutoff, recommend consulting
with owner.
