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608 State St. South Kirkland, WA 98033
www.faira.com
[email protected] +1.800.571.FAIR
FAIRA TRANSPARENCY REPORTS
1855 Trossachs Blvd SE, #2303, Sammamish, WA 98075
October 31st, 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/11586 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 ConsultantsProperty Inspection Report
Cover Page
1855 Trossachs Blvd SE, #2303, Sammamish, WA 98075Inspection prepared for: Faira .com
Real Estate Agent: Faira .com - Faira
Date of Inspection: 11/1/2017 Time: 12:00 PM Age of Home: 2004 Size: 1384
Order ID: 2857
Inspector: Ronald W WestLicense #565
PO Box 214, Redmond, WA 98073Phone: 425-885-0722 Fax: 206-674-0111
Email: [email protected]
RW West Consultants 1855 Trossachs Blvd SE, Sammamish, WA
RW West Consultants 1855 Trossachs Blvd SE, Sammamish, 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 itemsItems denote locations and shutoff valves
RW West Consultants 1855 Trossachs Blvd SE, Sammamish, WA
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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
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Exterior Areas 1. Siding ConditionVinyl siding noted.
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Deck 1 1. DeckDeck surface is covered with water proof membrane, appeared in good condition overall. •Guardrail appeared secure.
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Attic 1 1. AtticMaster bedroom closet is location of access.
2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.
3. VentilationUnder eave soffit inlet vents noted. • Roof surface vents present.
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4. Fan/DuctBathroom fans appeared to exhaust to the exterior overall. • Kitchen fan appeared to exhaust tothe exterior overall. • Laundry room fan appeared to exhaust to the exterior.
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5. Insulation ConditionBlown in fiberglass insulation noted.Depth: Insulation averages about 16-18 inches in depth, estimated R value 49.
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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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Stairs Leading to 2nd Floor 1. StairSteps appeared uniform. • Handrail appeared secure.
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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.
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Den 1. LocationLocation South
2. Den RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.
3. ElectricalMaterials: Top halves of outlet on the east wall switch controlled.Observations:• Loose outlet cover plate on north wall, recommend securing.
4. Window-Wall AC or Heat
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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. ElectricalMaterials: Top halves of outlet on the north wall switch controlled
3. FireplaceFireplace is a gas unit.Observations:• Gas Shutoff is located inside access panel under glass.• Pilot Controls are located inside access panel under glass.
||2||Gas Shutoff is located inside access panelunder glass.
||2||Pilot Controls are located inside access panelunder glass.
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On off switch is located to the right of the slidingglass door
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Dining Room 1. Dining RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.
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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is linoleum. 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 ConditionTile counter tops are in good condition.
3. DisposalDisposal operates overall.
4. DishwasherDishwasher was in operable condition overall.
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. Stove/OvenStove/oven were in operable condition overall.
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7. Refrigerator
8. Vent ConditionVent fan appears to exhaust to the exterior, part of microwave.
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Hallway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. • Carpet floor covering is ingood condition. • Accessible outlets operate. • Closet doors operate overall.
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Laundry 1. ConditionCeiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates.
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.
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.
4. DryerDryer appeared to exhaust to the exterior. • Dryer is electric Unit
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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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Master Bedroom 1. LocationLocation East
2. BedroomWalls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heatregister present. Accessible outlets operate. • Windows are thermal pane. • Light fixture operates. •Entry door/doors are in good operable condition overall. • Closet door/doors are in good operablecondition overall.
3. HeatingHeat register operates.
4. Window DeficienciesObservations:• Wall cracking near edge of window does not appear unusual.
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Master Bathroom 1. LocationMaterials: Bedroom
2. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. •Entry door is in operable condition overall.
3. ElectricalGFI outlets within 6 feet of the water sources.
4. CountersTile counter tops are in good condition overall.
5. CabinetsCabinet doors and drawers are in operable condition overall.
6. SinksSinks are in operable condition overall.Observations:• Sink chipped (Cosmetic; does not affect function).
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7. Exhaust FansVent fan operates overall.
8. FloorsLinoleum Flooring is in good condition overall.
9. ShowerShower is in good condition overall. • Shower door is in operable condition overall.
10. Shower door
11. ToiletToilet was in operable condition overall.
12. HeatingHeat lamp operates.
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Hall Bathroom1 1. LocationMaterials: Upstairs
2. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. •There were no visible indications of plumbing deficiencies overall.
3. ElectricalGFI outlets within 6 feet of water sources.
4. CountersTile counter tops are in good condition overall.
5. CabinetsCabinet doors and drawers are in operable condition overall.
6. Exhaust FansVent fan operates overall.
7. FloorsLinoleum Flooring is in good condition overall.
8. TubTub was in good condition overall.Observations:• The tub drains slow, recommend conditions are investigated further and corrected.
9. ShowerShower is in good condition overall.Observations:• Shower head leaks.
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10. SinksSink was in operable condition overall.
11. ToiletToilet was in operable condition overall.
12. HeatingHeat lamp operates.
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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. • Light fixture operates.
3. ElectricalMaterials: Top halves of outlet on the west wall switch controlled.
4. Heating
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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. Floor ConditionMaterials: Flooring is concrete, appeared in good condition overall.
3. DoorsEntry door is in operable condition overall.
4. Garage DoorsSingle garage door operates, was on auto opener. • Photo cell safety returns operate overall.Observations:• Tension safety return did not operate on the garage doors, recommend adjustment.
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Heat/AC 1. Heating TypeRadiant hot water convection system zone controlled. Water heater provides hot water to thesystem.
2. Heater Location The system is located in the garage
Circulating pump and timer for hot water heatingsystem
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Plumbing/Water Heater1 1. PlumbingWater lines were PEX plastic. • Drain and waste lines were plastic.
2. Water Heater ConditionHeater Type: Gas Water heater. • 50 gallonsLocation: The heater is located in the garage.
3. AgeApproximately 3 years of age, average life span is 10 to 12 years.
4. ConditionSeismic straps are in place. • Expansion tank is in place.
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.
5. Arc Fault CircuitsArc Fault Circuits in the panel for bedroom lights and outlets.
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Foundation/Crawlspaces 1. FoundationContinuous concrete foundation visible portion appeared in good condition overall.
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Shutoffs 1. Shutoff LocationsMaterials:
Main water shut offthe north wall Water heater gas shut off located to the right ofthe water heater
Water heater water shut off located to the left on the water heater
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Equipment 1. Appliances/EquipmentEquipment/Appliances:
||2||Dishwasher ||2||Microwave
||2||Washer ||2||Dryer
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||2||Gas Fireplaces ||2||Stove
||2||Disposal ||2||Refrigerator
Water heater
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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.LaundryPage 20 Item: 2 Electrical • GFCI protected receptacles may not have been required
when the house was built. Recommend upgrading withGFCI's at all receptacles near water sources as a safetyprecaution.
GaragePage 29 Item: 4 Garage Doors • Tension safety return did not operate on the garage doors,
recommend adjustment.