faira transparency reports 1313 w james st, 8, kent, wa … · 1313 w james st, 8, kent, wa 98032...

608 State St. South Kirkland, WA 98033

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FAIRA TRANSPARENCY REPORTS

1313 W James St, 8, Kent, WA 98032

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/11919 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

Inspector: Robert Pickering, RW West Consultants, Inc.

Cover Page

1313 W James St #8, Kent, WA 98032Inspection prepared for: Faira .com

Real Estate Agent: -

Date of Inspection: 6/7/2018 Time: 9:00 AM Age of Home: 1980 Size: 904

Order ID: 3899

Inspector: Robert PickeringLicense #1807

Email: [email protected]

RW West Consultants, Inc. 1313 W James St #8, Kent, WA

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Inspection Details INTRODUCTION: 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 GFCI outlets may not be installed; thisreport will focus on safety and function, not current code. This report identifies specific non-code,non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommend thatyou or your representative carry out a final walk-through inspection immediately before closing tocheck the condition of the property, using this report as a guide. Items denote serious, safety or items that require further investigationInvestigation items denote minor or maintenance itemsItems denote locations and shutoff valves

1. AttendanceIn Attendance: Client not present

2. Home TypeHome Type: Condominium/Townhouse

3. OccupancyOccupancy:• Vacant


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General Exterior Note 1. Exterior NoteObservations:• This is an inspection of this unit only. Exterior conditions and common areas are generally theresponsibility of the condominium association. Recommend review your resale certificate or publicoffering

||2||West Elevation ||2||North Elevation

||2||South Elevation ||2||East Elevation


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Exterior Areas 1. Siding ConditionSiding appeared in good condition overall. • Vinyl siding noted.Observations:• Paint flaking at the siding, recommend loose paint is removed, barewood areas primed andrepainted.

2. GuttersGutters and downspouts appeared in good condition overall.

3. Driveway and Walkway ConditionConcrete sidewalks and/or driveways appeared in good condition overall.

4. SoffitSoffits and eaves appeared in good condition overall.

5. Door/WindowExterior doors appeared in operable condition, at time of inspection. • Threshold and jambsappeared in good condition overall. • Window frames and sills appeared in good condition overall.


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6. GradingGrading appeared in good condition overall.

7. ElectricalExterior outlets operate overallObservations:• Missing light cover• Exterior outlets are not GFI protected. Strongly recommend further investigation and correction bylicensed electrical contractor.• Reversed polarity at exterior outlets, recommend further investigation correction by licensedelectrical contractor

North

Near basement sliding door.8. Exterior Faucet ConditionExterior faucets were in operable condition overall.


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9. Pressure95Observations:• Water pressure is in excess of 80 PSI. Water pressure above 80 PSI can result in plumbing leaksand cause plumbing appliances to wear more quickly, recommend adjusting water pressure orinstalling pressure reducing valve.


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Deck 1 1. Deck1East • Upper

2. DeckObservations:• Slightly loose Guardrail, strongly recommend correction as a safety precaution.• There's wood decay occurring to the deck guardrail, strongly recommend conditions are correct itas a safety precaution

Northeast corner


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Northeast corner Slightly loose


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Exterior Stairs 1. StairSteps appeared uniform. • Handrail appeared secure.Observations:• Damaged steps recommend conditions are corrected.• Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is sosmall children cannot fit through the guardrail.


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Roof 1. Roof ConditionArchitectural Composition shingle. • Common area of home owners association. Recommendreview your resale certificate or public offeringType Average life span 30 years for this type surface with proper maintenance and care.

2. FlashingFlashing appeared in good condition overall.


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3. ChimneyMetal chimney appeared in good condition overall, chimney height appeared adequate.


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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 section


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

2. WindowObservations:• Voids in sealant at window casing recommend sealing.

3. DoorsObservations:• Weather stripping does not completely seal door entry door, recommend correction.


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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is Engineered wood. Heat registerpresent. Accessible outlets operate. Light fixture operates. Sink and faucets are in operablecondition overall. Cabinet doors and drawers are in operable condition overall.Observations:• Voids between some tile at backsplash near ceiling

2. Counter ConditionQuartzite counter tops are in good condition.

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

4. DisposalDisposal operates overall.Observations:• The unit makes irregular noise, there may be something stuck in the disposal, recommendcorrection.


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5. 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.

6. FloorObservations:• Wood floor finish scratched

7. Stove/OvenStove/oven were in operable condition overall.Observations:• Top of control panel is bent.• Anti tip bracket/device missing at stove, recommend installation as a safety precaution. Should beinstalled.

Damaged


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Damaged8. RefrigeratorRefrigerator was in operable condition overall.


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9. SinksSinks are in operable condition overall.Observations:• Flex drain observed, these are subject to frequent clogging.• Stains from presumed past leaks noted.

10. ElectricalOne Outlets are GFCI protected at the counters.Observations:• GFCI outlets have been required for Kitchens (since 1987) No GFCI protection present,, stronglyrecommend GFCI outlets are installed as a safety precaution.• No GFCI protection present, strongly recommend conditions are investigated further andcorrected as required by licensed electrical contractor.

No GFCI No GFCI11. Vent ConditionVent fan is part of microwave and is Recirculating Type


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12. WindowObservations:• Discoloration/condensation between the panes. This is an indication of a failed seal. Recommendconditions are corrected by licensed glass company.


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Family Room 1. LocationLocation East

2. Family RoomWalls and ceilings appear in good condition overall. Flooring is engineered wood material. Heatregister present. Accessible outlets operate. • Light fixture operates.Observations:• Cracking at the walls does not appear unusual.• Indications of past patching to the walls.

3. Window-Wall AC or Heat


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Left Right4. FireplaceFireplace was wood burning type. • Damper is in place.Observations:• Cracks in the hearth stone work• Corrosion to fireplace firebox/flue


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1/2 Bathroom 1. LocationUpstairs

2. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.Toilet was in operable condition overall .

3. CounterQuartzite counter tops are in good condition overall.

4. CabinetCabinet doors are in operable condition overall.Observations:• Cabinet and drawer pulls not installed


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5. SinksSinks are in operable condition overall.Observations:• Sink drains slow, recommend conditions are corrected.• Flex drain observed, these are subject to frequent clogging.• Improper "S" trap noted. This trap configuration may cause the trap to siphon dry, allowing sewergas and odour to enter the dwelling. Recommend conditions are investigated further and requiredby licensed plumbing contractor.

6. Exhaust FansVent fan operates overall.

7. FloorsEngineered wood flooring is in good condition overall.Observations:• Voids in the flooring

Behind toilet8. ToiletToilet was in operable condition overall.


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9. HeatingObservations:• There is no heat source in this room.


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Laundry 1. LocationBasement bathroom

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

3. ElectricalGFI outlets within 6 feet of water sources overallObservations:• No power to outlet. Recommend further investigation by licensed electrical contractor.


5. DryerDryer appeared to exhaust to the exterior.


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6. WasherObservations:• Hose bibs not visible or accessible due to configuration


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Stairs Leading to 2nd Floor 1. StairSteps appeared uniform. • Handrail appeared secure.Observations:• Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is sosmall children cannot fit through the guardrail.


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Stairs Leading to Basement 1. StairSteps appeared uniform. • Handrail appeared secure.Observations:• Indications of past patching to the walls.


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Basement Hallway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. • Carpet floor covering is ingood condition.

2. ElectricalObservations:• Lights with exposed bulbs are no longer allowable in closet areas. This can be a potential firehazard if clothing/stored material comes in contact with an exposed light bulb.


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Basement Family Room 1. LocationLocation Northeast

2. Family RoomWalls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heatregister present. Accessible outlets operate.

3. ElectricalObservations:• 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


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Basement Bathroom 1. LocationMaterials: Basement

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

3. CabinetsCabinet doors are in operable condition overall.


5. FloorsLaminate wood grain material is in good condition overall.

6. TubTub was in good condition overall.Observations:• Tub’s finish has been touched up with epoxy.• Could not test due to epoxy touchup.


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7. ShowerObservations:• Voids in the grout between some of the tile, recommend resealing.


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8. SinksSinks are in operable condition overall.Observations:• Flex drain observed, these are subject to frequent clogging.

9. ToiletToilet was in operable condition overall.Observations:• Moisture meter indicated abnormal moisture content at the wall to the left of toilet. Recommendconditions are investigated further and corrected by licensed plumbing contractor.

Baseline


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10. HeatingObservations:• There is no heat source in this room.• Recommend installing heat lamp

11. ElectricalObservations:• Lights flicker when ceiling fan is turned off. Recommend further investigation by licensed electricalcontractor.


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Basement Bedroom 1 1. LocationLocation Northwest

2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.Observations:• Indications of past patching to the walls.

3. HeatingElectric baseboard heater operates.


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Heat/AC 1. Heating TypeElectric baseboard zone controlled heat in operable condition overall.

2. Heater Location Thermostat located on the south wall of the family room. • Individual zone controlledlocated in each room.


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

2. Water Heater ConditionHeater Type: Electric water heater. • 40 gallonsLocation: The heater is located in the basement hall closet.Observations:• Indications of past leaking at hot water side. Recommend monitoring. Dry at time of inspection.• Water heater temperature is in excess of 120 degrees, recommend adjustment to preventaccidental scalding.

3. AgeApproximately 10 years of age, average life span is 10 to 12 years.Observations:• Water heater is near end of useful life span, recommend monitoring.


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4. ConditionObservations:• 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.• Water heater does not have a drip pan, at a minimum, recommend installing leak alarm sensor atthe base of the water heater.

5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.Observations:• Temperature and pressure relief valve routes at an upward angle. This condition can cause waterto set in the outlet drain resulting in corrosion to the temperature and pressure relief valve andcause it not to engage when needed. This is an extremely hazardous condition, stronglyrecommend conditions are corrected by licensed HVAC contractor.


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Electrical 1 1. LocationMaterials: Located in the Basement Hallway

2. Electrical125 AMP service, 1/0 Aluminum service entrance wires.Observations:• White wires connected to breakers.

3. GroundingObservations:• Grounding not visible is a common condition in condominiums and town homes.

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


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Foundation/Crawlspaces 1 1. LocationExterior

2. FoundationContinuous concrete foundation visible portion appeared in good condition overall.

3. DrainageCrawlspace area was dry, there were no visible indications of standing water presently

4. FramingVisible framing appeared in good condition overall.Observations:• Evidence of past repair to toilet flooring.• Decay below basement bathroom near shutoff valve, recommend conditions are furtherinvestigated and repaired.


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Basement bathroom Decay

5. VentilationVentilation appeared adequate.

6. DuctsDryer duct appeared securely attached.


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7. Vapor BarrierVapor Barrier was in place.

8. Insulation ConditionUnfinished fiberglass batts noted.


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9. Rodent/PestsObservations:• Indications of Rodent activity. Some rodent droppings can carry disease. rodents can also causedamage to insulation. Recommend conditions are investigated further by licensed Pest ControlCompany.• Droppings present.• Bait traps present.


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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 located above the water heater.


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Equipment 1. Appliances/Equipment

||2||Refrigerator ||2||Stove

||2||Microwave ||2||Dishwasher


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Washer/Dryer combo ||2||Hot Water Dispenser


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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 4 Item: 7 Electrical • Exterior outlets are not GFI protected. Strongly recommend

further investigation and correction by licensed electricalcontractor.• Reversed polarity at exterior outlets, recommend furtherinvestigation correction by licensed electrical contractor

Deck 1Page 6 Item: 2 Deck • Slightly loose Guardrail, strongly recommend correction as a

safety precaution.• There's wood decay occurring to the deck guardrail, stronglyrecommend conditions are correct it as a safety precaution

Exterior StairsPage 8 Item: 1 Stair • Guardrail balusters are spaced further than newer required 4

inches. 4 inch requirement is so small children cannot fitthrough the guardrail.

KitchenPage 15 Item: 7 Stove/Oven • Anti tip bracket/device missing at stove, recommend

installation as a safety precaution. Should be installed.Page 17 Item: 10 Electrical • GFCI outlets have been required for Kitchens (since 1987)

No GFCI protection present,, strongly recommend GFCIoutlets are installed as a safety precaution.• No GFCI protection present, strongly recommend conditionsare investigated further and corrected as required by licensedelectrical contractor.

1/2 BathroomPage 23 Item: 5 Sinks • Improper "S" trap noted. This trap configuration may cause

the trap to siphon dry, allowing sewer gas and odour to enterthe dwelling. Recommend conditions are investigated furtherand required by licensed plumbing contractor.

Stairs Leading to 2nd FloorPage 27 Item: 1 Stair • Guardrail balusters are spaced further than newer required 4

inches. 4 inch requirement is so small children cannot fitthrough the guardrail.

Basement HallwayPage 29 Item: 2 Electrical • Lights with exposed bulbs are no longer allowable in closet

areas. This can be a potential fire hazard if clothing/storedmaterial comes in contact with an exposed light bulb.

Basement Family Room


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Page 30 Item: 3 Electrical • 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

Basement BathroomPage 33 Item: 9 Toilet • Moisture meter indicated abnormal moisture content at the

wall to the left of toilet. Recommend conditions areinvestigated further and corrected by licensed plumbingcontractor.

Page 34 Item: 11 Electrical • Lights flicker when ceiling fan is turned off. Recommendfurther investigation by licensed electrical contractor.

Plumbing/Water Heater1Page 38 Item: 2 Water Heater

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

Page 39 Item: 4 Condition • 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.• Water heater does not have a drip pan, at a minimum,recommend installing leak alarm sensor at the base of thewater heater.

Page 39 Item: 5 TPRV Condition • Temperature and pressure relief valve routes at an upwardangle. This condition can cause water to set in the outlet drainresulting in corrosion to the temperature and pressure reliefvalve and cause it not to engage when needed. This is anextremely hazardous condition, strongly recommendconditions are corrected by licensed HVAC contractor.

Foundation/Crawlspaces 1Page 42 Item: 4 Framing • Decay below basement bathroom near shutoff valve,

recommend conditions are further investigated and repaired.Page 45 Item: 9 Rodent/Pests • Indications of Rodent activity. Some rodent droppings can

carry disease. rodents can also cause damage to insulation.Recommend conditions are investigated further by licensedPest Control Company.• Droppings present.• Bait traps present.

faira transparency reports 1313 w james st, 8, kent, wa … · 1313 w james st, 8, kent, wa 98032...

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