faira transparency reports 33750 29th ct sw, federal way ...€¦ · cover page 33750 29th ct sw,...
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608 State St. South Kirkland, WA 98033
www.faira.com
[email protected] +1.800.571.FAIR
FAIRA TRANSPARENCY REPORTS
33750 29th Ct SW, Federal Way, WA 98023
July 13th, 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/11335 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
33750 29th Ct SW, Federal Way, WA 98023Inspection prepared for: Christopher Ellis
Real Estate Agent: Christopher Ellis - Faira
Date of Inspection: 7/12/2017 Time: 9:00 AM Age of Home: 1979 Size: 2070
Order ID: 2291
Inspector: Ronald W WestLicense #565
PO Box 214, Redmond, WA 98073Phone: 425-885-0722 Fax: 206-674-0111
Email: [email protected]
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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
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General Exterior Note 1. Exterior NoteObservations:• North Elevation• South Elevation• East Elevation• West Elevation
||2||West Elevation ||2||South Elevation
||2||North Elevation ||2||East Elevation
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Exterior Areas 1. Siding ConditionSiding appeared in good condition overall. • Wood siding.
2. GuttersGutters and downspouts appeared in good condition overall.
3. Driveway and Walkway ConditionConcrete sidewalks and driveways appeared in good condition overall.
4. SoffitSoffits and eaves appeared in good condition overall.
5. GradingObservations:• Earth close to base of the siding, recommend minimum 6 inch clearance is achieved wherepossible as this is a conducive condition for wood destroying organism activity.• Foliage is touching the siding, recommend clearance is achieved as this is a conducive conditionfor wood destroying organisms and pests
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6. ElectricalExterior outlets operate.
7. Cable FeedsMaterials: Primary Service is Underground Service Lateral
8. Gas ConditionMeter located at North side. Main Gas shutoff is located to the lower left of the meter.
9. Exterior Faucet ConditionExterior faucets were in operable condition overall.
10. Pressure50
11. Retaining WallConcrete block retaining wall. • Railroad tie retaining wall. • Concrete retaining walls. • RetainingWalls appeared in good condition overall.
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Porches 1. PorchPorch surface and Visible framing appeared in good condition overall.Observations:• Ledger board secures deck to the house with nails instead of lag bolts. Nails loosen withtemperature/moisture and humidity changes and can result in deck collapsing. Stronglyrecommend lag bolts are installed as a safety precaution.• Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is toprevent small children from fitting through guardrail.• Handrail not graspable. By today's standards, rails should be configured so that a hand maygrasp around a rail for safety.• South rim rotting out, recommend repair• Decay occurring to stair guardrail post northside, recommend repair
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Decks 1. DeckDecking and Visible framing appeared in good condition overall. • Underside of deck was coveredand framing was not visible.Observations:• Recommend sealing deck wood surfaces.• Handrail not graspable. By today's standards, rails should be configured so that a hand maygrasp around a rail for safety.
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Roof 1. Roof ConditionArchitectural Composition shingle. • Roof surface is appeared in good condition overall. • Walkedon roof surface. • Covered patio panels appeared in good conditionType Average life span 30 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.
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2. FlashingFlashing appeared in good condition overall.
3. Vent Caps
4. ChimneyBrick masonry chimney appeared in good condition overall, chimney height was adequate overall.
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Attic 1 1. AtticAttic access is located in bedroom closet
2. FramingFraming appeared in good condition overall. There were no visible indications of decay.Observations:• Old birds nests east side
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Old birds nest east side3. VentilationVentilation appeared adequate overall. • Under eave soffit inlet vents noted. • Roof surface ventspresent. • Gable louver vents noted.
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4. Fan/DuctBathroom fans appeared to exhaust to the exterior overall.Observations:• Kitchen fans do not exhaust completely to the exterior, recommend correction. This condition canresult in mold/fungal growth.
Kitchen fans do not exhaust completely to theexterior, recommend correction. This condition
can result in mold/fungal growth.5. Insulation ConditionBlown in fiberglass insulation noted.Depth: Insulation averages approximately 6 inches in depth;estimated R value 19. Newerrequirements are R49 insulation content.
6. RodentNo visible indications of Rodent Activity.
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General Interior Note 1. General NotesMaterials: Doors in the home are considered operational unless otherwise noted in each roomsection • Cabinet doors and in the home are considered operational unless otherwise noted in eachroom sectionObservations:• Home contains popcorn ceilings. This material could contain asbestos, testing is not within thescope of this inspection
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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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Stairs Leading to 2nd Floor 1. StairSteps appeared uniform. • Handrail appeared secure.
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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. Window DeficienciesObservations:• Discoloration/condensation between the panes. This is an indication of a failed seal. Recommendconditions are corrected by licensed glass company.
3. 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• Loose guardrail, recommend securing as a safety precaution
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5. 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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Dining Room 1. Dining RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.
2. Window DeficienciesObservations:• Discoloration/condensation between the panes. This is an indication of a failed seal. Recommendconditions are corrected by licensed glass company.
3. DoorsObservations:• Sliding glass door slightly out of plumb, adjusting roller will remedy this condition, minor conditionto correct
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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.
2. Counter ConditionGranite counter tops are in good condition. • Formica counter is in good condition overall.
3. DisposalDisposal operates overall.Observations:• Rubber splash guard is deteriorated, recommend replacing.
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. RefrigeratorRefrigerator was in operable condition overall.Observations:• No test of icemaker, tray not installed
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8. ElectricalOutlets are GFCI protected at the counters.Observations:• Loose outlets present, recommend securing.
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Hallway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. • Carpet floor covering is ingood condition.Observations:• Guardrail baluster spaced further than the newer required 4 inches. 4 inch requirement is so thatsmall children cannot fit through the guardrail.
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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. • Light fixture operates.
2. Window DeficienciesObservations:• Discoloration/condensation between the panes. This is an indication of a failed seal. Recommendconditions are corrected by licensed glass company.
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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. CountersFormica counter tops are in good condition overall.
4. SinksSink was in operable condition overall.Observations:• Sink drains slow, recommend conditions are corrected.
5. Exhaust FansVent fan operates overall.
6. FloorsLinoleum Flooring is in good condition overall.
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7. ShowerShower is in good condition overall. • Shower door is in operable condition overall.Observations:• Voids in the grout between some of the tile, recommend resealing.• Voids in the caulking/grout where shower walls rest on pan.• Shower head leaks.
8. ToiletToilet was in operable condition overall.
9. HeatingHeat register operates.
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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. CountersFormica counter tops are in good condition overall.
4. Exhaust FansVent fan operates overall.
5. FloorsLinoleum Flooring is in good condition overall. • Carpet floor covering is in good condition.
6. TubTub and shower were in good condition overall.Observations:• Stoppers
7. SinksSink was in operable condition overall.
8. ToiletToilet was in operable condition overall.
9. HeatingHeat register 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. DoorsObservations:• Guides missing at the base of closet door.
4. Window DeficienciesObservations:• Discoloration/condensation between the panes. This is an indication of a failed seal. Recommendconditions are corrected by licensed glass company.
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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. • Light fixture operates.
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Stairs Leading to Basement 1. StairSteps appeared uniform. • Handrail appeared secure.
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Basement Hallway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. • Laminate wood grainmaterial is in good condition overall.
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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. • Windows are thermal pane.
2. Window-Wall AC or Heat
3. Window DeficienciesObservations:• Discoloration/condensation between the panes. This is an indication of a failed seal. Recommendconditions are corrected by licensed glass company.
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4. FireplaceFireplace was wood burning type. • Damper is in place.
5. DoorsObservations:• Guides missing at the base of closet door.• Hole in closet door
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Basement Bathroom 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.
2. ElectricalGFI outlet at sink counter.Observations:• Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditionsfurther and correct as required.
Washer outlet3. CountersFormica counter tops are in good condition overall.
4. FloorsIndividual vinyl square Flooring is in good condition overall.
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5. ShowerShower is in good condition overall. • Shower door is in operable condition overall.Observations:• Shower head leaks.
6. ToiletToilet was in operable condition overall.
7. HeatingObservations:• Electric convector ceiling heater fan rattles, recommend further investigation and repair
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Basement Laundry Room 1. DryerDryer appeared to exhaust to the exterior. • Dryer is gas unit. • There is both 220 volt electricservice and gas service for gas or electric dryer.Observations:• Dryer exhaust not sealed at connection
2. WasherMaterials: Washer faucets were in operable condition, no visible leakage.
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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. DoorsEntry door is in operable condition overall.Observations:• 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.
3. Garage DoorsNorth garage door operated, was on auto opener. Tension safety return operated.
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No test of South garage door because of storage
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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 Lennox Brand • 38 years of age approximately, average life span is 18 to 22 years.Observations:• The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee orestimation as to the remaining useful life of this unit.
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
Furnace very dirty
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4. FiltersLocation: Filter located at bottom section of furnace
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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.
3. AgeObservations:• Water heater in excess of 12 years and has exceeded useful life span, recommend monitoring orreplacement.• Approximately 17 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 Garage
2. Electrical200 AMP service, 4/0 Aluminum service entrance wires.Observations:• Panel cover screw(s) missing.
3. GroundingElectrical service is grounded and bonded.
4. 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.
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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 identifying main water shutoff
Furnace gas shutoff is located to the left of thefurnace.
Furnace disconnect is located to the left of thefurnace.
Water Heater gas shutoff is located to the left ofthe water heater.
Water heater water line shutoff is located abovethe water heater.
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Equipment 1. Appliances/EquipmentEquipment/Appliances:
||2||Dishwasher ||2||Microwave
||2||Refrigerator ||2||Disposal
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||2||Stove Furnace
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.PorchesPage 6 Item: 1 Porch • Guardrail balusters/spindles are spaced further than the
maximum 4 inches, this requirement is to prevent smallchildren from fitting through guardrail.• Handrail not graspable. By today's standards, rails shouldbe configured so that a hand may grasp around a rail forsafety.• South rim rotting out, recommend repair• Decay occurring to stair guardrail post northside,recommend repair
DecksPage 7 Item: 1 Deck • Handrail not graspable. By today's standards, rails should
be configured so that a hand may grasp around a rail forsafety.
General Interior NotePage 14 Item: 1 General Notes • Home contains popcorn ceilings. This material could contain
asbestos, testing is not within the scope of this inspectionLiving RoomPage 17 Item: 4 Guardrails • Guardrail balusters are spaced further than newer required 4
inches. This requirement is to prevent small children fromfitting through guardrail• Loose guardrail, recommend securing as a safety precaution
Page 18 Item: 5 Fireplace • Creosote buildup in the fireplace, recommend cleaning bylicensed chimney sweep before using.
KitchenPage 23 Item: 8 Electrical • Loose outlets present, recommend securing.HallwayPage 24 Item: 1 Conditions • Guardrail baluster spaced further than the newer required 4
inches. 4 inch requirement is so that small children cannot fitthrough the guardrail.
Basement BathroomPage 37 Item: 2 Electrical • Reversed polarity at outlets, recommend a licensed
electrical contractor investigate conditions further and correctas required.
GaragePage 40 Item: 2 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.
Heat/AC
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Page 42 Item: 2 Heater • The heating unit has exceeded its designed life expectancy.We make no warranty, guarantee or estimation as to theremaining useful life of this unit.
Page 42 Item: 3 Heating condition • Last service date is over one year ago, or is unable to bedetermined. 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