FAIRA TRANSPARENCY REPORTS 3403 SW 100th St, Seattle, WA … · We’re happy you’ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira

608 State St. South Kirkland, WA 98033

www.faira.com

[email protected] +1.800.571.FAIR

FAIRA TRANSPARENCY REPORTS

3403 SW 100th St, Seattle, WA 98146

June 15th, 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/11239 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/11239

RW West ConsultantsProperty Inspection Report

Cover Page

3403 SW 100th St, Seattle, WA 98146Inspection prepared for: Faira Faira

Real Estate Agent: Christopher Ellis - Faira

Date of Inspection: 6/14/2017 Time: 0:00 PM Age of Home: 1942 Size: 1110

Weather: Dry/SunnyOrder ID: 2162

Inspector: Ronald W WestLicense #565

PO Box 214, Redmond, WA 98073Phone: 425-885-0722 Fax: 206-674-0111

Email: [email protected]

RW West Consultants 3403 SW 100th St, Seattle, 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


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General Exterior Note 1. Exterior NoteObservations:• North Elevation• South Elevation• East Elevation• West Elevation

||2||North Elevation ||2||South Elevation

||2||East Elevation ||2||West Elevation


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Exterior Areas 1. Siding ConditionSiding appeared in good condition overall. • Wood siding.Observations:• Cracked siding board at the Eastside outside of kitchen at a minimum recommend caulking

2. GuttersGutters and downspouts appeared in good condition overall.Observations:• Debris in gutters, recommend cleaning gutters.• Recommend installing splashblocks or extensions to divert water minimum 3 feet away from thefoundation. Extensions longer than 3 feet may be required if grade slopes toward the house whereslpash blocks or extension end.• No gutters at garage roof. Gutters are recommended to keep water away from structure. Watercan weaken the foundation and deteriorate the siding. Be sure to install splashblocks or extensionsto carry water away, and keep water from areas such as driveways or walks where it can be an icehazard in winter.

3. Driveway and Walkway ConditionSidewalks appeared in good condition


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4. SoffitSoffits and eaves appeared in good condition overall.Observations:• Some staining/delamination at the north side, moisture meter indicated no abnormal moisturecontent presently

5. Door/WindowObservations:• There was no visible flashing above the windows and or doors. Windows and or doors withoutflashing require periodic maintenance of caulking material.

6. GradingObservations:• Grade slopes toward the house from west east.

7. ElectricalExterior lights attached to the house operate overall.Observations:• Electrical wiring at the southwest corner not in complete conduit recommend further investigationby licensed electrical contractor


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8. Cable FeedsMaterials: Primary Service is Overhead Service DropObservations:• Main service entrance wires in contact with the roof surface normally should be elevated abovethe roof surface of minimum 2 feet recommend further investigation by licensed electricalcontractor.

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

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

11. Pressure100Observations:• 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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Decks 1. Deck1South

2. DeckDeck surface appeared in good condition, framing was not visible due to ground proximity.


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Roof 1. Roof ConditionComposition shingle roof surface at garage, average life span 20 years • Architectural Compositionshingle. • Roof surface is appeared in good condition overall. • Walked on roof surface.Type Average life span 30 years for this type surface with proper maintenance and care.Observations:• Moss on garage 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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Garage roof2. Vent Caps


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Attic 1 1. AtticAttic access is located at the exterior southsideObservations:• Area over kitchen was partly visible but not accessible due to knob and tube wiring strung acrossthe access to this area. Could not visible see kitchen fan exhaust due to this condition

Wiring over access to kitchen area2. FramingFraming appeared in good condition overall. There were no visible indications of decay.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.Recommend further investigation by licensed company specializing in mold analysis and ortreatment


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3. VentilationContinuous Ridge Vent present. • Gable louver vents noted.Observations:• Attic appeared inadequately vented at eaves. Normally vents should be placed equally at highand low areas so that cross ventilation is acheived. Recommend conditions are investigated furtherby licensed contractor and repair as necessary to ensure proper ventilation. Adding additionalventilation will help avoid premature aging of roof and help to maintain proper humidity andtemperature control that could otherwise result in mold/fungus or wood decay.


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4. Fan/DuctBathroom fans appeared to exhaust to the exterior overall.


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5. ElectricalObservations:• Wire ends are outside of a Junction Box, which is a potential shock hazard, recommend junctionboxes with covers be installed by licensed electrical contractor• Insulation has been installed over knob and tube wiring at various locations. This is a fire "SafetyConcern". Strongly recommend conditions are investigated further by licensed electrical contractorprior to closing to ensure safety.

6. Insulation ConditionBlown in fiberglass insulation noted. • Fiberglass batts with kraft paper facing noted. • Fiberglassbatts with foil facing noted.Depth: Insulation averages about 8 inches in depth over the living area estimated R value 27.Newer requirements are R49 insulation content.


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7. RodentObservations:• Droppings present.• Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditionsare investigated further by licensed Pest Control Company.


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General Interior Note 1. General NotesMaterials: Windows in the home are Double panel 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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Kitchen 1. Kitchen Room

Electrical outlets not GFCI2. Counter ConditionQuartzite counter tops are in good condition.

3. DisposalThere is no disposal.

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:• Icemaker did not operate, recommend conditions are investigated further and corrected asrequired.

8. ElectricalOutlets are GFCI protected at the counters overallObservations:• GFCI protected receptacles may not have been required when the house was built. , stronglyrecommend licensed electrical contractor installing GFCI outlets within 6 feet of water sources.

9. Vent ConditionVent fan appears to exhaust to the exterior.


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Den 1. Den RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate. • Light fixture operates.

2. ElectricalObservations:• Reversed polarity at outlets, recommend a licensed electrical contractor investigate conditionsfurther and correct as required.

Upper outlet Southwall


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Family Room 1. Family RoomWalls and ceilings appear in good condition overall. Flooring is wood. Heat register present.Accessible outlets operate. • Light fixture operates.

2. FireplaceFireplace is a gas unit. • Fireplace appeared in operable condition.

Fireplace gas shutoff


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Pilot controls


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Laundry 1. ConditionCeiling and walls are in good condition overall. Accessible outlets operate.

2. DryerDryer appeared to exhaust to the exterior. • Dryer is electric Unit

3. WasherMaterials: Washer appeared to be in operable condition.


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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. • Outlet is controlled by the light switch. GFCI is notgrounded, does not have equipment ground

3. CountersEngineered Composite Vanity Top with Basin

4. Exhaust FansVent fan operates overall.

5. FloorsTile Flooring is in good condition overall.

6. TubTub and shower were in good condition overall.


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7. SinksSink was in operable condition overall.Observations:• Sink drains slow, recommend conditions are corrected.

8. DoorsObservations:• Entry door does not catch, cylinder installed incorrectly, minor condition to correct.


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Bedroom 1 1. LocationLocation 1st Right

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

3. ElectricalObservations:• Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further andcorrect as required.• 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.

4. DoorsObservations:• Closet doors not installed.


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Bedroom 2 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. ElectricalObservations:• Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further andcorrect as required.


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Garage 1. ConditionObservations:• Decay occurring to the sill plate at numerous areas, recommend extent of damage is investigatedfurther and repaired by licensed contractor• Decay to the south wall sheathing

Decay to sill plate

Decay to south wall Decay to sill plate


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Decay to sill plate2. Floor ConditionMaterials: Flooring is concrete, appeared in good condition overall.

3. ElectricalObservations:• Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution• Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further andcorrect as required.

4. DoorsExterior door operates and locks overall.

5. Garage DoorsGarage door operates, was on auto opener. • Photo cell safety returns operate overall. • Tensionsafety returns operate overall.


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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. HeaterFurnace is Carrier brand • 30 years of age approximately, average life span is 18 to 22 years.

3. Heating conditionObservations:• Furnace was serviced within the last year according to service sticker. Furnace should beserviced annually.• There was no visible disconnect/kill switch, recommend conditions are investigated further andcorrected as required by licensed HVAC contractor

4. VentingObservations:• Vent pipe from the natural draft gas water heater fails to rise 1/4" per foot and may need re-locating or a power vent be installed. Recommend a licensed HVAC contractor inspect further andrepair as needed.

Improper slope


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5. FiltersLocation: Located inside heater upper cabinet.


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Plumbing/Water Heater1 1. PlumbingWater lines were copper. • Water lines were Galvanized water lines rust from the inside out andrestrict water flow. Average life span for galvanized water lines and 50 years. • Drain and wastelines were plastic.

2. Water Heater ConditionHeater Type: Gas Water heater. • 40 gallons

3. AgeApproximately 10 years of age, average life span is 10 to 12 years.

4. ConditionObservations:• Seismic straps are not in place/ improperly installed. Normally there should be seismic strapsinstalled at the upper and lower one thirds of the tank.• 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.


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Electrical 1 1. LocationMaterials: Located inside hall closet

2. Electrical200 AMP service, 2/0 Copper service entrance wires.

3. GroundingObservations:• Grounding was visible in the panel but could not be traced to source and cannot be verified.Recommend conditions investigated further are corrected by licensed electrical contractor.Typically in this age home panel is grounded to the water line.

4. Wiring TypeBreaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiringis copper. • Knob and Tube wiring present.


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Foundation/Crawlspaces 1. LocationBedroom

2. FoundationContinuous concrete foundation visible portion appeared in good condition overall.Observations:• North section of crawlspace was partially visible but not entered due to size of access and waterpuddled. Exterior foundation at the west side of this area is covered with cement board andfoundation was not visible

3. DrainageSump Pump system. • There are 2 sump pumps in the crawlspace, 1 is not operationalObservations:• Sump pump does not plug into GFCI protected outlet. Recommend conditions are investigatedfurther and corrected.• There was water puddled in the north section of crawlspace. Could not determine if there werecollection drains in this area• Sump pump connected to sanitary drain, this is not an allowable installation. Recommend furtherinvestigation by licensed drainage contractor

Sump pump connected to sanitary drain


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Water puddled

Old sump pump Sump pump does not plug into GFCI protectedoutlet. Recommend conditions are investigated

further and corrected.4. FramingVisible framing appeared in good condition overall.


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5. VentilationVentilation appeared adequate overall.

6. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages approximately 10 inches in depth, estimated R value 30.

7. DuctsDucts appeared securely attached and insulated overall.

8. Vapor BarrierVapor Barrier was in place.

9. RodentNo visible indications of Rodent Activity.

10. PlumbingObservations:• Drain from the kitchen has and proper slope, recommend conditions are corrected by licensedcontractor


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Shutoffs 1. Shutoff LocationsMaterials:

Water heater gas shutoff located in front of thewater heater

Water heater water line shutoff located to the leftof the water heater

Furnace gas shutoff is located to the left of the furnace.


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Equipment 1. Appliances/EquipmentEquipment/Appliances:

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

||2||Stove Water Heater


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Furnace Gas fireplace


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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: 6 Grading • Grade slopes toward the house from west east.Page 5 Item: 7 Electrical • Electrical wiring at the southwest corner not in complete

conduit recommend further investigation by licensed electricalcontractor

Page 5 Item: 8 Cable Feeds • Main service entrance wires in contact with the roof surfacenormally should be elevated above the roof surface ofminimum 2 feet recommend further investigation by licensedelectrical contractor.

Attic 1Page 10 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. Recommend further investigation by licensedcompany specializing in mold analysis and or treatment

Page 11 Item: 3 Ventilation • Attic appeared inadequately vented at eaves. Normally ventsshould be placed equally at high and low areas so that crossventilation is acheived. Recommend conditions areinvestigated further by licensed contractor and repair asnecessary to ensure proper ventilation. Adding additionalventilation will help avoid premature aging of roof and help tomaintain proper humidity and temperature control that couldotherwise result in mold/fungus or wood decay.

Page 13 Item: 5 Electrical • Wire ends are outside of a Junction Box, which is a potentialshock hazard, recommend junction boxes with covers beinstalled by licensed electrical contractor• Insulation has been installed over knob and tube wiring atvarious locations. This is a fire "Safety Concern". Stronglyrecommend conditions are investigated further by licensedelectrical contractor prior to closing to ensure safety.

Page 14 Item: 7 Rodent • Droppings present.• Indications of Rodent activity. Some rodent droppings cancarry disease, recommend conditions are investigated furtherby licensed Pest Control Company.

KitchenPage 17 Item: 8 Electrical • GFCI protected receptacles may not have been required

when the house was built. , strongly recommend licensedelectrical contractor installing GFCI outlets within 6 feet ofwater sources.

DenPage 18 Item: 2 Electrical • Reversed polarity at outlets, recommend a licensed

electrical contractor investigate conditions further and correctas required.


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Bedroom 1Page 24 Item: 3 Electrical • Ungrounded outlets, recommend a licensed electrical

contractor investigate conditions further and correct asrequired.• Lights with exposed bulbs are no longer allowable in closetareas. This can be a potential fire hazard if clothing/storedmaterial comes in contact with an exposed light bulb.

Bedroom 2Page 25 Item: 3 Electrical • Ungrounded outlets, recommend a licensed electrical

contractor investigate conditions further and correct asrequired.

GaragePage 26 Item: 1 Condition • Decay occurring to the sill plate at numerous areas,

recommend extent of damage is investigated further andrepaired by licensed contractor• Decay to the south wall sheathing

Page 27 Item: 3 Electrical • Outlets are not GFCI protected, recommend GFCI protectingoutlets as a safety precaution• Ungrounded outlets, recommend a licensed electricalcontractor investigate conditions further and correct asrequired.

Heat/ACPage 28 Item: 3 Heating condition • There was no visible disconnect/kill switch, recommend

conditions are investigated further and corrected as requiredby licensed HVAC contractor

Page 28 Item: 4 Venting • Vent pipe from the natural draft gas water heater fails to rise1/4" per foot and may need re-locating or a power vent beinstalled. Recommend a licensed HVAC contractor inspectfurther and repair as needed.

Plumbing/Water Heater1Page 30 Item: 4 Condition • Seismic straps are not in place/ improperly installed.

Normally there should be seismic straps installed at the upperand lower one thirds of the tank.• 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.

Electrical 1Page 31 Item: 3 Grounding • Grounding was visible in the panel but could not be traced to

source and cannot be verified. Recommend conditionsinvestigated further are corrected by licensed electricalcontractor. Typically in this age home panel is grounded to thewater line.

Foundation/CrawlspacesPage 32 Item: 2 Foundation • North section of crawlspace was partially visible but not

entered due to size of access and water puddled. Exteriorfoundation at the west side of this area is covered with cementboard and foundation was not visible


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Page 32 Item: 3 Drainage • Sump pump does not plug into GFCI protected outlet.Recommend conditions are investigated further andcorrected.• There was water puddled in the north section of crawlspace.Could not determine if there were collection drains in this area• Sump pump connected to sanitary drain, this is not anallowable installation. Recommend further investigation bylicensed drainage contractor

Page 34 Item: 10 Plumbing • Drain from the kitchen has and proper slope, recommendconditions are corrected by licensed contractor

Documents

FAIRA TRANSPARENCY REPORTS 3403 SW 100th St, Seattle, WA … · We’re happy you’ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira