FAIRA TRANSPARENCY REPORTS 1840 S 284th Ln, #H204, …...RW West Consultants, Inc. 1840 S 284th Ln...
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608 State St. South Kirkland, WA 98033 www.faira.com [email protected] +1.800.571.FAIR FAIRA TRANSPARENCY REPORTS 1840 S 284th Ln, #H204, Federal Way, WA 98003 March 12, 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/11855 All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We’re happy you’ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team
Transcript of FAIRA TRANSPARENCY REPORTS 1840 S 284th Ln, #H204, …...RW West Consultants, Inc. 1840 S 284th Ln...
608 State St. South Kirkland, WA 98033
www.faira.com
[email protected] +1.800.571.FAIR
FAIRA TRANSPARENCY REPORTS
1840 S 284th Ln, #H204, Federal Way, WA 98003
March 12, 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/11855 All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We’re happy you’ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team
RW West Consultants, Inc.Property Inspection Report
Cover Page
1840 S 284th Ln #h204, Federal Way, WA 98003Inspection prepared for: Faira .com
Real Estate Agent: -
Date of Inspection: 3/13/2018 Time: 11:00 AM Age of Home: 1990 Size: 784
Order ID: 3411
Inspector: Robert PickeringLicense #1807
Email: [email protected]
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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 statement
||2||East Elevation ||2||North Elevation
||2||West Elevation ||2||South Elevation
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Exterior Areas 1. Siding ConditionSiding appeared in good condition overall. • Cement fiber board siding shake
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Deck 1 1. Deck1West • Upper
2. DeckDeck surface is covered with water proof membrane. • Underside of deck was covered and framingwas not visible.Observations:• Water proof membrane is lifting at the west side. Recommend further investigation and correction.• Guard rail capping is decayed. Recommend further investigation and correction by a licensedcontractor.• Guardrail capping is loose, strongly recommend correction as a safety precaution.• Posts at guard rail are decayed. Strongly recommend further investigation and correction by alicensed contractor.
Membrane lifting
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East
West
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Roof 1. Roof ConditionArchitectural Composition shingle. • Common area of home owners association. Recommendreview your resale certificate or public offering statement.Type Average life span 30 years for this type surface with proper maintenance and care.
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Attic 1 1. AtticAttic access is located at the entryObservations:• Fire sprinkler system piping located in attic. Some areas of the attic could not be entered asstepping on piping can cause piping to rupture resulting in water damage
2. FramingFraming appeared in good condition overall. There were no visible indications of decay.Observations:• Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or haveroofing contractor evaluate.• There is a whitish and or darkened coloration that possibly could be a fungal/mold growth.Conditions are generally a result of excessive moisture at some point or inadequate ventilation.Treating/remediation and correction moisture conditions will help prevent future occurrences.Testing would need to be performed to determine the presence or absence of Mold. Testing mayinclude surface sampling and air quality testing.
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West
East above laundry3. VentilationVentilation appeared adequate overall. • Continuous Ridge Vent present. • Gable louver ventsnoted.
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4. Fan/DuctObservations:• Laundry 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.• Could not visibly see where exhaust fans route to the exterior, recommend conditions areinvestigated further and corrected.
5. ElectricalObservations:• Wire nutted electrical connections not in junction boxes, is a potential shock hazard.Recommend installing cover plates
6. Insulation ConditionBlown in fiberglass insulation noted. • Unfinished fiberglass batts noted.Depth: Insulation averages about 16-18 inches in depth, estimated R value 49.
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7. Rodent/PestsObservations:• Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditionsare investigated further by licensed Pest Control Company.• Droppings present.• Insulation tunneling.
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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. • Laminate wood grain material is in good condition overall.
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Dining Room 1. LocationLocation Northwest
2. Dining RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate.• Light fixture operates.
3. Window-Wall AC or HeatObservations:• Electric Convector heater operates.
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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is laminate. Accessible outletsoperate. Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doorsand drawers are in operable condition overall.
2. Counter ConditionGranite tile counter tops are in good condition.
3. CabinetCabinet doors and drawers are in operable condition overall.
4. DisposalDisposal operates overall.
5. DishwasherDishwasher was in operable condition.
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.
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8. RefrigeratorRefrigerator was in operable condition.
9. SinksSinks are in operable condition overall.
10. ElectricalOutlets are GFCI protected at the counters.
11. Vent ConditionVent fan is part of microwave and is Recirculating Type
12. HeatingElectric Convector heater operates. Shared with dinning room.
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Family Room 1. LocationLocation Southwest
2. Family RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate.Observations:• Nail pops at ceiling do not appear unusual
3. Window-Wall AC or HeatObservations:• Electric Convector heater operates
4. FireplaceFireplace was wood burning type. • Damper is in place.Observations:• Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using.
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Hallway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. • Carpet floor covering is ingood condition.
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Laundry 1. LocationHallway
2. ConditionCeiling and walls are in good condition overall. Accessible outlets operate.
3. Exhaust FansVent fan operates overall. • Vent fan is part of fresh air exchange system. Fan should typicallyoperate 15 minutes per hour for proper fresh air exchange.Observations:• Could not visibly see where exhaust fans route to the exterior, recommend conditions areinvestigated further and corrected.
4. DryerDryer appeared to exhaust to the exterior.
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5. Floor ConditionLinoleum Flooring is in good condition overall.
6. WasherMaterials: Washer appeared to be in operable condition. • Washer faucets were in operablecondition, no visible leakage.
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Hall Bathroom1 1. LocationMaterials: Hallway
2. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.Observations:• Walls cracks above shower enclosure. Moisture meter did not indicate abnormal moisture contentpresently.
3. ElectricalGFI outlets within 6 feet of water sources.
4. CountersGranite tile counter tops are in good condition overall.Observations:• Voids in the caulking at the back splash, recommend sealing.
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5. CabinetsCabinet doors and drawers are in operable condition overall.
6. Exhaust FansVent fan operates overall.Observations:• Exhaust fan vibrates or is excessively noisy. The fan may eventually need to be replaced tocorrect this condition.• Could not visibly see where exhaust fans route to the exterior, recommend conditions areinvestigated further and corrected.
7. FloorsLinoleum Flooring is in good condition overall.
8. TubTub and shower were in good condition overall.
9. ShowerObservations:• Voids in the caulking/grout where tub rests on floor, recommend resealing.
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10. SinksSinks are in operable condition overall.
11. ToiletToilet was in operable condition overall.
12. HeatingHeat lamp.Observations:• Heat lamp not installed. Recommend installing.
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Bedroom 1 1. LocationLocation Northeast
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Accessible outlets operate.• Light fixture operates.
3. HeatingElectric baseboard heater operates.
4. Window DeficienciesObservations:• Fungal growth at window frames, recommend cleaning.• Indication of present/past moisture penetration at some point. Recommend further investigation ormonitoring• Voids in sealant at window casing, recommend sealing.
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Heat/AC 1. Heating TypeElectric convector zone controlled system in operable condition. • Electric baseboard zonecontrolled heat in operable condition overall.
2. Heater Location Thermostat located on the west 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. • 50 gallonsLocation: The heater is located in the hall closet.
3. AgeApproximately 12 years of age, average life span is 10 to 12 years.Observations:• Water heater is near end of useful life span, recommend monitoring.• Approximately 12 years of age, average life span is 10 to 12 years.
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4. ConditionSeismic straps are in place. • Water heater has drip pan in place.Observations:• Drip pan does not have outlet drain to exterior, recommend outlet drain be installed or leak alarmsensor• 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.
5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.
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Electrical 1 1. LocationMaterials: Located in the Bedroom
2. Electrical125 AMP service, 1/0 Aluminum service entrance wires.
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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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||Water Heater ||2||Dryer
||2||Washer ||2||Stove
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||2||Refrigerator ||2||Microwave
||2||Dishwasher
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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.Deck 1Page 3 Item: 2 Deck • Guardrail capping is loose, strongly recommend correction
as a safety precaution.• Posts at guard rail are decayed. Strongly recommend furtherinvestigation and correction by a licensed contractor.
Attic 1Page 6 Item: 2 Framing • There is a whitish and or darkened coloration that possibly
could 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.
Page 8 Item: 5 Electrical • Wire nutted electrical connections not in junction boxes, is apotential shock hazard. Recommend installing cover plates
Page 9 Item: 7 Rodent/Pests • Indications of Rodent activity. Some rodent droppings cancarry disease, recommend conditions are investigated furtherby licensed Pest Control Company.• Droppings present.• Insulation tunneling.
Plumbing/Water Heater1Page 27 Item: 4 Condition • Expansion tank is not in place. This is a hazardous condition
on closed water systems. Recommend conditions areinvestigated further and corrected as required by licensedplumbing contractor.
