608 State St. South
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FAIRA TRANSPARENCY REPORTS
10111 181st Ave NE, Redmond, WA 98052
June 30, 2016
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/10631
All of the information in the Faira Transparency Reports was gathered and compiled without any
bias or influence from the seller(s). In fact, these reports are materially identical had you as the
buyer(s) ordered the same professionals to perform the evaluations on the same date.
Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are
recommended to conduct their own due-diligence to their satisfaction.
Please contact us if you have any questions or would like more information.
We’re happy you’ve chosen a Faira Certified home and look forward to the opportunity of
working with you!
The Faira Team
RW West Consultants Property Inspection Report
10111 181st Ave NE, Redmond, WA 98052 Inspection prepared for: Jeff and Tracy Deleeuw
Real Estate Agent: -
Date of Inspection: 6/8/2016 Time: 10:00 AM Age of Home: 1986 Size: 2080
Weather: Sunny 63 degrees Order ID: 611
House faces East for orientation purposes
Inspector: Dee Robert Inman License # 1459
Email: [email protected] www.rwwestconsultants.com
RW West Consultants 10111 181st Ave NE, Redmond, WA
Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available 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 inspection of 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; this report 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 repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. Red Notes Denote serious, safety or items that require further investigation
Blue notes denote minor or maintenance item Green note denote locations and shutoff valves
1. Attendance
In Attendance: Client present
2. Home Type
Home Type: Two Story
3. Occupancy
Occupancy: • Occupied - Furnished • The utilities were on at the time of inspection.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Exterior Areas
1. Siding Condition
Siding appeared in good condition overall. • Cedar Bevel Siding Observations: • No flashing at bellyband. Without flashing regular caulking and maintenance is required • Voids in caulking at bellyband and some trim. Recommend sealing • Hole at siding South side. Recommend cover. • Soil contact or proximity. This may provide entrance of moisture or insects to siding. Recommend grading soil so there is at least 6" of space (where practical) between the siding and the soil below and checking for any damaged trim and siding materials.
East Elevation South Elevation
West Elevation North Elevation
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RW West Consultants 10111 181st Ave NE, Redmond, WA
No flashing at bellyband Voids in caulk at trim East side
Caulk voids at bellyband Landscape against siding
Hole at siding South side. Recommend cover
2. Gutters
Gutters and downspouts appeared in good condition overall.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
3. Driveway and Walkway Condition
Concrete sidewalks and driveways appeared in good condition overall. Observations: • Cracking at the driveway/sidewalk does not appear unusual. • Front stoop has erosion at the soil and has settled
Erosion under front stoop
4. Soffit
Soffits and eaves appeared in good condition overall. Observations: • Fascia tails decaying, recommend repair.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Fascia tail decay. East upper
5. Door/Window
Exterior doors appeared in operable condition, at time of inspection. • Threshold and jambs appeared in good condition overall. • Window frames and sills appeared in good condition overall. Observations: • There was no visible flashing above the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material.
6. Grading
Grading appeared in good condition overall. Observations: • Earth close to base of the siding, recommend minimum 6 inch clearance is achieved where possible as this is a conducive condition for wood destroying organism activity.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
7. Electrical
Exterior outlets operate. Observations: • Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor.
8. Cable Feeds
Materials: Primary Service is Underground Service Lateral
9. Gas Condition
Meter located at South side. Main Gas shutoff is located to the lower left of the meter.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Main Gas Shutoff
10. Exterior Faucet Condition
Exterior faucets were in operable condition overall.
11. Pressure
75
12. Gate Condition
Materials: Wood Observations: • Fences are NOT INCLUDED as part of a home inspection.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Decks 1. Deck1
West
2. Deck
Decking and Visible framing appeared in good condition overall.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Roof
1. Roof Condition
Architectural Composition shingle. • Roof surface is appeared in good condition overall. • Inspected from ground level with drone and ladder • Single layer of roofing noted Type Average life span 30 years for this type surface with proper maintenance and care. Observations: • Maintenance Tip: Weather permitting, keep debris cleared from roof valleys to extend life of roof. • Incorrect flashing at garage. Typically this area should have step flashing. Recommend further investigation by licensed roofing contractor.
Incorrect flashing at garage roof
Roof overview
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RW West Consultants 10111 181st Ave NE, Redmond, WA
2. Flashing
Flashing appeared in good condition overall. Observations: • Return flashing not installed where roof butts into siding above gutters. This condition cause water to run downs face of siding and can also result in water penetration behind the siding. recommend conditions are corrected by licensed roofing contractor. SOUTH SIDE
3. Skylights
Skylights appeared sealed, no visible indications of leakage.
4. Chimney
Chimney appeared in good condition overall. Observations: • Chimney cap rusted. Recommend painting with rust inhibitor paint to prevent further corrosion
Chimney cap very rusty
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Attic
1. Attic
Attic access is located in the hallway
2. Framing
Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. Observations: • Whitish darkened coloration that may be Mold/fungus like growth. Some forms of mold/fungus can be toxic or cause allergic reactions If you have sensitivities to molds/fungus. This is not a condition associated all forms of fungus/mold. There are now Mold Bomb Canisters that can be employed to treat these conditions. Recommend conditions are investigated further and corrected by licensed company specializing in mold analysis and abatement
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RW West Consultants 10111 181st Ave NE, Redmond, WA
3. Ventilation
Under eave soffit inlet vents noted. • Roof surface vents present. • Gable louver vents noted. Observations: • Attic was inadequately vented. Normally vents should be placed equally at high and low areas so that cross ventilation is acheived. Recommend conditions are investigated further by licensed roofing contract and repair as necessary to ensure proper ventilation. Adding additional ventilation will help avoid premature aging of roof and help to maintain proper humidity and temperature control that could otherwise result in mold/fungus or wood decay.
Roof Surface Vent Gable End Vent
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Eave Vents
4. Fan/Duct
Bathroom fans appeared to exhaust to the exterior overall.
5. Insulation Condition
Blown in fiberglass insulation noted. Depth: Insulation averages approximately 10-12 inches in depth, estimated R value 30
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RW West Consultants 10111 181st Ave NE, Redmond, WA
6. Rodent
No visible indications of Rodent Activity.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Entryway
1. Conditions
Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. • Wood flooring is in good condition overall.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Living Room
1. Location
Location East
2. Living Room
Walls and ceilings appear in good condition overall. Flooring is carpet in good condition overall. Heat register present. Accessible outlets operate. • Windows are thermal pane.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Kitchen
1. Condition
Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doors and drawers are in operable condition overall. • Windows are thermal pane, appeared sealed overall
2. Floors
Linoleum Flooring is in good condition overall.
3. Counter Condition
Miracle method acrylic counters
4. Cabinet
Cabinet doors and drawers are in operable condition overall.
5. Disposal
Disposal operates overall.
6. Dishwasher
Dishwasher was in operable condition.
7. Stove/Oven
Stove/oven were in operable condition overall.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
8. Refrigerator
Refrigerator was in operable condition overall.
9. Electrical
Outlets are GFCI protected at the counters.
10. Vent Condition
Vent fan appears to exhaust to the exterior.
11. Heating
Heat register operates.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Dining Room
1. Dining Room
Walls and ceilings appear in good condition overall. Flooring is carpet in good condition overall. Heat register present. Accessible outlets operate. • Light fixture operates.
2. Electrical
Materials: Outlets are GFCI protected overall
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RW West Consultants 10111 181st Ave NE, Redmond, WA
1/2 Bathroom
1st Floor
Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Toilet was in operable condition overall . • Entry door is in operable condition overall. • There were no visible indications of plumbing deficiencies overall.
Tile counter tops are in good condition overall.
Cabinet doors are in operable condition overall.
Sink was in operable condition overall.
GFI outlets within 6 feet of the sink.
Vent fan operates overall.
Wood flooring is in good condition overall
Toilet was in operable condition overall.
Heat register operates.
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10. Heating
9. Toilet
8. Floors
7. Exhaust Fans
6. Electrical
5. Sinks
4. Cabinet
3. Counter
2. Room
1. Location
RW West Consultants 10111 181st Ave NE, Redmond, WA
Family Room
1. Location
Location Southwest
2. Family Room
Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. • Windows are thermal pane. • Light fixture operates.
3. Fireplace
Fireplace was wood burning type. • Damper is in place. Observations: • Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. • Cracking in the firebox area, strongly recommend resealing.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Laundry
1st Floor
Ceiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates. • Entry door/doors are in operable condition overall. • There were no visible indications of plumbing deficiencies overall.
Acrylic counters in good condition
Cabinet doors are in operable condition overall.
Observations: • No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution.
Vent fan operates overall.
Dryer appeared to exhaust to the exterior. • Dryer is electric Unit • 220 volt electrical service for electric dryer.
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7. Dryer
6. Exhaust Fans
5. Electrical
4. Cabinet
3. Counters
2. Condition
1. Location
RW West Consultants 10111 181st Ave NE, Redmond, WA
8. Floor Condition
Linoleum Flooring is in good condition overall.
9. Sink
Sink is in operable condition overall.
10. Heating
Heat register operates.
11. Washer
Materials: Washer appeared to be in operable condition. • Washer faucets were in operable condition, no visible leakage.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Stairs Leading to 2nd Floor 1. Stair
Steps appeared uniform. • Handrail appeared secure. Observations: • Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Upstairs Hallway
1. Conditions
Ceiling and walls are in good condition overall. Light fixture operates. • Carpet floor covering is in good condition. • Closet door is in operable condition overall.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Master Bedroom
1. Location
Location Southwest
2. Bedroom
Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. • Windows are thermal pane. • Light fixture operates. • Entry door is in good operable condition overall. • Closet door/doors are in good operable condition overall.
3. Heating
Heat register operates.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Master Bathroom
1. Location
Materials: Upstairs
2. Room
Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. • Skylight is thermal pane, appeared sealed overall • Entry door is in operable condition overall. • There were no visible indications of plumbing deficiencies overall.
3. Electrical
GFI outlets within 6 feet of the water sources.
4. Counters
Acrylic counter tops are in good condition.
5. Cabinets
Cabinet doors and drawers are in operable condition overall.
Out of alignment
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Vent fan operates overall.
Linoleum Flooring is in good condition overall.
Tub was in good condition overall.
Shower is in good condition overall. • Shower door is in operable condition overall.
Sinks are in operable condition overall.
Toilet was in operable condition overall.
Heat register operates.
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12. Heating
11. Toilet
10. Sinks
9. Shower
8. Tub
7. Floors
6. Exhaust Fans
RW West Consultants 10111 181st Ave NE, Redmond, WA
Hall Bathroom1
Materials: Upstairs
Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. • Skylight is thermal pane, appeared sealed overall
GFI outlets within 6 feet of water sources.
Acrylic counter tops are in good condition overall.
Cabinet doors and drawers are in operable condition overall.
Vent fan operates overall.
Linoleum Flooring is in good condition overall.
Tub and shower were in good condition overall.
Sink was in operable condition overall.
Toilet was in operable condition overall.
Heat register operates.
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11. Heating
10. Toilet
9. Sinks
8. Tub
7. Floors
6. Exhaust Fans
5. Cabinets
4. Counters
3. Electrical
2. Room
1. Location
RW West Consultants 10111 181st Ave NE, Redmond, WA
Bedroom1
1. Location
Location 1st Right
2. Bedroom
Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. • Windows are thermal pane. • Light fixture operates. • Entry door is in good operable condition overall. • Closet door/doors are in good operable condition overall.
3. Heating
Heat register operates.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Bedroom2
1. Location
Location 1st Left
2. Bedroom
Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. • Windows are thermal pane. • Light fixture operates. • Entry door is in good operable condition overall. • Closet door/doors are in good operable condition overall.
3. Ceiling Fan
Materials: Ceiling Fan was in operable condition overall
4. Heating
Heat register operates.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Bedroom3
1. Location
Location 2nd Left
2. Bedroom
Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. • Windows are thermal pane. • Light fixture operates. • Entry door is in good operable condition overall.
3. Doors
Observations: • Closet doors not installed. Seller has doors
4. Ceiling Fan
Materials: Ceiling Fan was in operable condition overall
5. Heating
Heat register operates.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Garage
1. Condition
Walls and ceilings appeared in good condition overall. Accessible outlets operate. Light fixtures operate overall. Flooring is concrete, visible portions in good condition overall. • Wood frame ceilings appeared in good condition overall. Observations: • Breaches in fire protect protection at ceiling, recommend sealing.
Breach in fire rating
2. Floor Condition
Materials: Flooring is concrete, appeared in good condition overall. Observations: • Cracking at the floor does not appear unusual.
3. Doors
Entry door is in operable condition overall. • Exterior door operates and locks overall.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
4. Garage Doors
Garage doors operate overall, were on auto openers. • Tension safety returns operate.
Observations: • No vehicle sensors mounted. Recommend corrections for safety
No vehicle sensors installed
5. Electrical
Observations: • No GFI protection for outlets, recommend GFI protecting.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Heat/AC
1. Heating Type
Gas 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 garage Furnace is Trane brand • 8 years of age approximately, average life span is 18 to 22 years.
3. Heating condition
Observations: • Last service date is over one year ago, or is unable to be determined. Unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. One such area is the combustion chamber / heat exchanger where cold air blows across the "fire box", becoming the hot air that circulates throughout your home. During the life span of any furnace, this metal wall may develop a crack or a broken weld, allowing carbon monoxide to circulate throughout the home. This is why furnace specialists recommend a complete inspection annually; recommend having unit inspected by certified HVAC technician.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
All registers were tested and have heat
4. Filters
Location: Located inside a filter grill in the hall ceiling.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Plumbing/Water Heater1
1. Plumbing
Water lines were copper. • Drain and waste lines were plastic.
2. Water Heater Condition
Heater Type: Gas Water heater. • 50 gallons Location: The heater is located in the garage.
3. Age
Approximately 10 years of age, average life span is 10 to 12 years.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
4. Condition
Seismic straps are in place. Observations: • Expansion tank is not in place."Closed" water systems such as a water heater with a check valve, temperature and pressure relief valve (pressure regulator and the like) ahead of the heater. When the water gets heated it expands and that extra volume has to go someplace. Without an expansion tank the pressure could rise to a dangerous level in a closed system. A diaphragm type of expansion tank is a pressure vessel that contains a flexible membrane totally separating the water from a captive volume of air. Air compresses and as the water temperature rises, creating extra pressure/space, the air in the vessel accommodates that increase. Thereby preventing a potentially dangerous pressure rise.
5. TPRV Condition
Temperature Pressure Relief Valve (TPR Valve) present.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Electrical
1. Location
Materials: Located in the Garage
2. Electrical
200 AMP service, 4/0 Aluminum service entrance wires. Observations: • Panel cover screw(s) missing.
Missing panel screws
Neutral double tap
3. Grounding
Electrical service is grounded and bonded.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
4. Wiring Type
Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Observations: • Neutral busbar double taps. This is not standard practice, and may cause overheating or even an electrical fire. Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. Strongly recommend conditions are corrected by licensed electrical contractor.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Foundation/Crawlspaces
1. Location
Kitchen closet.
2. Foundation
Continuous concrete foundation visible portion appeared in good condition overall.
3. Drainage
Crawlspace area was dry, there were no visible indications of standing water presently
4. Framing
Visible framing appeared in good condition overall.
5. Ventilation
Ventilation appeared adequate.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
6. Insulation Condition
Unfinished fiberglass batts noted. Depth: Insulation averages about 6 inches in depth; estimated R value 19, newer requirements are R30 insulation content.
7. Ducts
Ducts appeared securely attached and insulated overall.
Lint from previous dryer duct leak
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RW West Consultants 10111 181st Ave NE, Redmond, WA
8. Vapor Barrier
Vapor Barrier was in place. Observations: • Vapor barrier wrapped up onto the concrete foundation, recommend removal. • Clear plastic vapor barrier, newer requirements are 6 mil black plastic vapor barrier.
9. Rodent
Observations: • Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Rodent droppings
10. Plumbing
Observations: • Water lines are not insulated or completely insulated, recommend insulating water lines to prevent freezing and reduce water temperature loss.
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Shutoffs 1. Shutoff Locations
Observations: • Water Heater gas shutoff is located to the right of the water heater. • Water heater water line shutoff is located above the water heater. • Furnace gas shutoff is located to the left of the furnace. • Furnace disconnect is located to the left of the furnace. • Gas Meter is located shutoff is located to the lower left of the meter. • Main water shutoff is located on the west wall of the garage.
Gas Main Shutoff Furnace Gas Shutoff
Furnace Electrical Disconnect Water Heater Gas Shutoff
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Water Heater Line Shutoff Water Main Shutoff
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Equipment 1. Appliances/Equipment
Observations: • Stove • Refrigerator • Dishwasher • Disposal • Water Heater • Furnace
• Washer • Dryer
||2||Furnace ||2||Water Heater
||2||Dishwasher ||2||Stove
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RW West Consultants 10111 181st Ave NE, Redmond, WA
||2||Refrigerator ||2||Disposal
||2||Dryer
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Report Summary
The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense to correct or items I would like to draw extra attention
to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all pages of the report as the summary alone does not explain all of the
issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done.
Exterior Areas
Page 6 Item: 7 Electrical • Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor.
Attic
Page 13 Item: 2 Framing • Whitish darkened coloration that may be Mold/fungus like growth. Some forms of mold/fungus can be toxic or cause allergic reactions If you have sensitivities to molds/fungus. This is not a condition associated all forms of fungus/mold. There are now Mold Bomb Canisters that can be employed to treat these conditions. Recommend conditions are investigated further and corrected by licensed company specializing in mold analysis and abatement
Family Room
Page 23 Item: 3 Fireplace • Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. • Cracking in the firebox area, strongly recommend resealing.
Laundry
Page 25 Item: 5 Electrical • No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution.
Stairs Leading to 2nd Floor
Page 27 Item: 1 Stair • Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is so small children cannot fit through the guardrail.
Garage
Page 36 Item: 1 Condition • Breaches in fire protect protection at ceiling, recommend sealing.
Page 37 Item: 4 Garage Doors • No vehicle sensors mounted. Recommend corrections for safety
Page 37 Item: 5 Electrical • No GFI protection for outlets, recommend GFI protecting.
Plumbing/Water Heater1
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RW West Consultants 10111 181st Ave NE, Redmond, WA
Page 41 Item: 4 Condition • Expansion tank is not in place."Closed" water systems such as a water heater with a check valve, temperature and pressure relief valve (pressure regulator and the like) ahead of the heater. When the water gets heated it expands and that extra volume has to go someplace. Without an expansion tank the pressure could rise to a dangerous level in a closed system. A diaphragm type of expansion tank is a pressure vessel that contains a flexible membrane totally separating the water from a captive volume of air. Air compresses and as the water temperature rises, creating extra pressure/space, the air in the vessel accommodates that increase. Thereby preventing a potentially dangerous pressure rise.
Electrical
Page 43 Item: 4 Wiring Type • Neutral busbar double taps. This is not standard practice, and may cause overheating or even an electrical fire. Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. Strongly recommend conditions are corrected by licensed electrical contractor.
Foundation/Crawlspaces
Page 46 Item: 9 Rodent • Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company.
Page 47 Item: 10 Plumbing • Water lines are not insulated or completely insulated, recommend insulating water lines to prevent freezing and reduce water temperature loss.
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