FAIRA TRANSPARENCY REPORTS 15506 46th Pl W, Lynnwood, … · 2018-08-31 · RW West Consultants Inc 15506 46th Pl W, Lynnwood, WA Page 5 of 50 6. Grading Grading appeared in good

608 State St. South Kirkland, WA 98033

www.faira.com

[email protected] +1.800.571.FAIR

FAIRA TRANSPARENCY REPORTS

15506 46th Pl W, Lynnwood, WA 98087 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/12944 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

http://www.faira.com/listings/12944

RW West Consultants IncProperty Inspection Report

Inspector: David A Young, RW West Consultants Inc

Cover Page

15506 46th Pl W, Lynnwood, WA 98087Inspection prepared for: Faira .com

Real Estate Agent: -

Date of Inspection: 8/30/2018 Time: 4:00 PM Age of Home: 1994 Size: 1556

Order ID: 4330

Inspector: David A YoungLicense #2245

13280 linden ave N, Apt #503, seattle, WA 98133Phone: 2067872662

Email: [email protected]

RW West Consultants Inc 15506 46th Pl W, Lynnwood, 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 investigationItems denote minor or maintenance itemsItems denote locations and shutoff valves

1. AttendanceIn Attendance: Seller present • No other parties present at inspection.

2. Home TypeHome Type: Split Level Style

3. OccupancyOccupancy:• Occupied - Furnished


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General Exterior Note 1. Exterior Note

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

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


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Exterior Areas 1. Siding ConditionSiding appeared in good condition overall. • LP Oriented Strand Board SidingObservations:• There have been problems with LP siding prematurely failing. This material was subject of classaction lawsuit. Siding must be kept properly painted and water diverted to help prevent failure fromoccurring. Surface nails should also be caulked.• Foundation form wires protruding around foundation. These ends can cause injury. Recommendbending over or removal, minor condition to correct.

Form ties protruding at east exterior2. GuttersGutters and downspouts appeared in good condition overall.Observations:• Debris in gutters, recommend cleaning gutters.

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


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South driveway North patio

North west pea gravel patio area4. SoffitSoffits and eaves appeared in good condition overall.

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.


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6. GradingGrading appeared in good condition overall.Observations:• 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

Foliage in contact with siding (east exterior) Foliage in contact with siding (south exterior)


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Foliage siding contact (west exterior) South siding earth contact7. ElectricalExterior outlets operate overall • Exterior outlets are GFCI protected overall

8. Cable FeedsMaterials: Primary Service is Underground Service Lateral

Meter located at east exterior9. Gas ConditionMeter located at east side. Main Gas shutoff is located to the lower left of the meter.


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10. Exterior Faucet ConditionExterior faucets were in operable condition overall.

11. Pressure70


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Deck 1 1. Deck1North

2. DeckDecking and Visible framing appeared in good condition overall not all framing areas visible due tostored belongings underneath deck.Observations:• Top side of decking boards covered and not visible• No visible flashing present above the deck header to prevent moisture from becoming trappedbetween siding and header that could result in decay, recommend flashing is installed.• Posts decayed at base, recommend conditions are repaired.• Decay occurring to the base of stair stringers recommend conditions are repaired

Base of stringer decay

Deck open risers Improper joist in place


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Exterior Stairs 1. StairSteps appeared uniform. • Handrail appeared secure.Observations:• Decay to top of handrail, recommend repair.

South steps Decay to top on handrail


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Roof 1. Roof ConditionArchitectural Composition shingle. • Roof surface is appeared in good condition overall. • Inspectedfrom ladder. • Roof was visually inspected from accessible points on the interior and/or exterior. If aroof is too high, is too steep, is wet, or is composed of materials which can be damaged if walkedupon, the roof is not mounted. Therefore, client is advised that this is a limited review and alicensed roofer should be contacted if a more detailed report is desired.Type Average life span 30 years for this type surface with proper maintenance and care. • Deck 1Roof covering is composition shingle that has a 20 year life span.Observations:• Deck 1 roof surface does not have correct slope for composition shingle and could result in waterwicking back under shingles. Surface should have a minimum 3/12 pitch with double layers felt.Recommend further investigation by Licensed Roofing Contractor.

North

North


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North South

2. FlashingFlashing appeared in good condition overall.

3. ChimneyGas B vent appeared in good condition overall, B vent height was adequate overall.


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Attic 1 1. AtticAttic access is located in the upstairs hallway

2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.Observations:• 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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3. 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:• Could not visibly see where all exhaust fans route to the exterior, recommend conditions areinvestigated further and corrected.

5. Insulation ConditionBlown in fiberglass insulation noted.Depth: Insulation averages about 12-14 inches in depth, estimated R value 38


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6. Rodent/PestsNo visible indications of Rodent Activity.


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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 • Accessible Doors in the home are consideredoperational unless otherwise noted in each room section • Accessible Cabinet doors and in thehome are considered operational unless otherwise noted in each room section • GFCI outletspresent, Bathrooms, Kitchen areas overall.


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Entryway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. Entry door operates andlocks overall. • Marble Tile floor is in good condition. • Windows are thermal pane, appearedsealed overall


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Stairs Leading to 2nd Floor 1. StairSteps appeared uniform. • Handrail appeared secure.


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Living Room 1. LocationLocation North

2. Living RoomWalls and ceilings appear in good condition overall. Flooring is wood. Heat register present.Accessible outlets operate.


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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is wood/tile Accessible outletsoperate. Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doorsand drawers are in operable condition overall.

2. Counter ConditionGranite 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. Stove/OvenStove/oven were in operable condition overall.Observations:• Anti tip bracket/device missing at stove, recommend installation as a safety precaution. Should beinstalled.


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7. RefrigeratorRefrigerator was in operable condition.

8. SinksSink was in operable condition overall.

9. ElectricalOutlets are GFCI protected at the counters.Observations:• Outlet to the left of stove is not gfci protected, recommend correction.


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Outlet not gfci protected10. Vent ConditionVent fan appears to exhaust to the exterior.

11. HeatingThere is no heat source in this room.


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Master Bedroom 1. LocationLocation 1st Right • Upstairs

2. BedroomWalls and ceilings appear in good condition overall. Flooring is wood in good condition overall.Heat register present. Accessible outlets operate. • Windows are thermal pane. • Light fixtureoperates.


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Master Bathroom 1. LocationMaterials: Upstairs • Master Bedroom

2. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. •Windows are thermal pane, appeared sealed overall • There were no visible indications of plumbingdeficiencies overall.

3. CountersQuartzite counter tops are in good condition overall.

4. CabinetsCabinet doors and drawers are in operable condition overall.


6. Exhaust FansVent fan operates overall.

7. FloorsTile Flooring is in good condition overall.

8. TubTub was in good condition overall. • Access panel to tub equipment is located on the tub • Tuband shower were in good condition overall.Observations:• Tub stopper did not operate correctly and the tub was not able to be filled past the jets to testjetted tub.


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9. ShowerShower door is in operable condition overall.

10. ToiletToilet was in operable condition overall.

11. ElectricalGFI outlets within 6 feet of water sources.


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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.


4. CountersQuartzite counter tops are in good condition overall.



7. FloorsMarble Tile Flooring is in good condition overall.

8. ShowerShower is in good condition overall. • Shower door is in operable condition overall.




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Bedroom 1 1. LocationLocation 1st Left • 2nd floor

2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is wood. Heat register present.Accessible outlets operate. • Light fixture operates.


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Stairs Leading to Basement 1. Stair


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Den 1. LocationLocation Basement

2. Den RoomWalls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heatregister present. Accessible outlets operate. • Light fixture operates.


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Basement Bathroom 1. LocationMaterials: 1st Floor

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. CountersPlastic laminate sinks and counters are in good condition overall..Observations:• Voids in the caulking at the back splash, recommend sealing.




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6. FloorsTile Flooring is in good condition overall.

7. TubTub and shower were in good condition overall.

8. ShowerShower door is in operable condition overall.





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Basement Bedroom 1 1. LocationLocation 1st Left

2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heatregister present. Accessible outlets operate. • Light fixture operates.

3. Window DeficienciesObservations:• Window sill height appears to be over 44 inches which is the maximum height for egress from abedroom according to current building standards. Recommend review of current egress andupgrade as needed to enhance the safety to occupants.


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Basement Laundry Room 1. Location1st Floor

2. ConditionCeiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates. •Windows are thermal pane, appeared sealed overall

3. CountersFormica counter tops are in good condition overall.

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

5. ElectricalObservations:• GFCI outlets have been required for Laundry and utility sinks (since 2005)No GFCI protectionpresent,, strongly recommend GFCI outlets are installed as a safety precaution.


7. DryerDryer appeared to exhaust to the exterior. • Dryer is electric Unit • 220 volt electrical service forelectric dryer.


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8. Floor ConditionWood flooring is in good condition.

9. Washer


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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. • Outlets are GFIprotected at walls. • Some areas of garage not visible die to stored personal belongings.Observations:• Breaches in fire protect protection at ceiling, recommend sealing as a safety precaution. Minorcondition to correct• There is no protective bollard/pole in front of gas equipment, recommend conditions are correctedto prevent automobile from accidentally hitting.• Cutouts at the wall/ceiling, recommend repair.

Breaches at east ceiling2. Floor ConditionMaterials: Flooring is concrete, appeared in good condition overall.Observations:• Cracking at the floor does not appear unusual.


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Cracking at the floor does not appear unusual.3. ElectricalObservations:• Improper use of extension cord observed. Extension cords should not be permanently installed orbe routed through walls, floors or partitions.

Improper use of extension cord observed. Extension cords should not be permanently installed or berouted through walls, floors or partitions.

4. DoorsEntry door is in operable condition overall.

5. 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.• Garage vehicle door sensors mounted higher than the standard auto-reverse height. Maximumrecommended height 6 inches. Recommend adjustment as a safety precaution.


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Garage vehicle door sensors mounted higher than the standard auto-reverse height. Maximumrecommended height 6 inches. Recommend adjustment as a safety precaution.


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Heat/AC 1. Heating TypeGas forced air furnace.

2. Heater Location The furnace is located in the garageFurnace is Payne brand • 24 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.• Gas to furnace was turned off at time of inspection. Gas was turned on to test furnace andfurnace did not operate, strongly recommend conditions are investigated further by licensed HVACcontractor.

3. Heating conditionObservations:• Service does not appear to have been performed within the last year, recommend serviced bylicensed HVAC contractor.

4. FiltersLocation: Filter located at bottom section of furnace


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5. Fresh AirFurnace is equipped with timer operated fresh air exchange. This system should typically operate15 minutes per hour for proper fresh air exchange.


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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. • 50 gallonsLocation: The heater is located in the garage.Observations:• Water heater temperature is in excess of 120 degrees, recommend adjustment to preventaccidental scalding.

3. AgeApproximately 8 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. Electrical125 AMP service, 1/0 Aluminum service entrance wires.

3. GroundingElectrical service is grounded and bonded.


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


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Shutoffs 1. Shutoff Locations

||2||Furnace disconnect is located to the right ofthe furnace.

||2||Furnace gas shutoff is located to the left of thefurnace.

||2||Water Heater gas shutoff is located to the leftof the water heater.

||2||Water heater water line shutoff is locatedabove the water heater.


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Main water shutoff located ar east wall of garage


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Equipment 1. Appliances/Equipment

||2||Refrigerator Exhaust fan

||2||Oven Disposal (data tag not visible)


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||2||Dishwasher ||2||Washer

||2||Dryer ||2||Water Heater

||2||Furnace


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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 3 Item: 1 Siding Condition • Foundation form wires protruding around foundation. These

ends can cause injury. Recommend bending over or removal,minor condition to correct.

Deck 1Page 8 Item: 2 Deck • Posts decayed at base, recommend conditions are repaired.

• Decay occurring to the base of stair stringers recommendconditions are repaired

Exterior StairsPage 10 Item: 1 Stair • Decay to top of handrail, recommend repair.RoofPage 11 Item: 1 Roof Condition • Deck 1 roof surface does not have correct slope for

composition shingle and could result in water wicking backunder shingles. Surface should have a minimum 3/12 pitchwith double layers felt. Recommend further investigation byLicensed Roofing Contractor.

Attic 1Page 13 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 15 Item: 4 Fan/Duct • Could not visibly see where all exhaust fans route to theexterior, recommend conditions are investigated further andcorrected.

KitchenPage 21 Item: 6 Stove/Oven • Anti tip bracket/device missing at stove, recommend

installation as a safety precaution. Should be installed.Page 22 Item: 9 Electrical • Outlet to the left of stove is not gfci protected, recommend

correction.Master BathroomPage 25 Item: 8 Tub • Tub stopper did not operate correctly and the tub was not

able to be filled past the jets to test jetted tub.Basement Bedroom 1


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Page 33 Item: 3 WindowDeficiencies

• Window sill height appears to be over 44 inches which is themaximum height for egress from a bedroom according tocurrent building standards. Recommend review of currentegress and upgrade as needed to enhance the safety tooccupants.

Basement Laundry RoomPage 34 Item: 5 Electrical • GFCI outlets have been required for Laundry and utility sinks

(since 2005)No GFCI protection present,, stronglyrecommend GFCI outlets are installed as a safety precaution.

GaragePage 36 Item: 1 Condition • Breaches in fire protect protection at ceiling, recommend

sealing as a safety precaution. Minor condition to correct• There is no protective bollard/pole in front of gas equipment,recommend conditions are corrected to prevent automobilefrom accidentally hitting.• Cutouts at the wall/ceiling, recommend repair.

Page 37 Item: 3 Electrical • Improper use of extension cord observed. Extension cordsshould not be permanently installed or be routed throughwalls, floors or partitions.

Page 37 Item: 5 Garage Doors • Tension safety return did not operate on the garage doors,recommend adjustment.• Garage vehicle door sensors mounted higher than thestandard auto-reverse height. Maximum recommended height6 inches. Recommend adjustment as a safety precaution.

Heat/ACPage 39 Item: 2 Heater • Gas to furnace was turned off at time of inspection. Gas was

turned on to test furnace and furnace did not operate, stronglyrecommend conditions are investigated further by licensedHVAC contractor.

Page 39 Item: 3 Heating condition • Service does not appear to have been performed within thelast year, recommend serviced by licensed HVAC contractor.

Plumbing/Water Heater1Page 41 Item: 2 Water Heater

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

Documents

FAIRA TRANSPARENCY REPORTS 15506 46th Pl W, Lynnwood, … · 2018-08-31 · RW West Consultants Inc 15506 46th Pl W, Lynnwood, WA Page 5 of 50 6. Grading Grading appeared in good