FAIRA TRANSPARENCY REPORTS 19102 SE 408th St, Enumclaw, … · 2018. 7. 25. · RW West...
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608 State St. South Kirkland, WA 98033 www.faira.com [email protected] +1.800.571.FAIR FAIRA TRANSPARENCY REPORTS 19102 SE 408th St, Enumclaw, WA 98022 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/12215 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
Transcript of FAIRA TRANSPARENCY REPORTS 19102 SE 408th St, Enumclaw, … · 2018. 7. 25. · RW West...
608 State St. South Kirkland, WA 98033
www.faira.com
[email protected] +1.800.571.FAIR
FAIRA TRANSPARENCY REPORTS
19102 SE 408th St, Enumclaw, WA 98022
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/12215 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, Inc.Property Inspection Report
Inspector: Clifton Moody (Skip), RW West Consultants, Inc.Cover Page
19102 SE 408th St, Enumclaw, WA 98022Inspection prepared for: Faira .com
Real Estate Agent: -
Date of Inspection: 6/25/2018 Time: 3:00 PM Age of Home: 1974 Size: 2260Order ID: 3980 Front faces West
Inspector: Clifton Moody (Skip)License # 957
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 itemsGreen notes denote locations and shutoff valves1. AttendanceIn Attendance: Seller present
2. Home TypeHome Type: Single Family Home
3. OccupancyOccupancy:• Occupied - Furnished
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General Exterior Note 1. Exterior NoteObservations:• South Elevation• East Elevation• West Elevation
||2||SouthWest Elevation ||2||West 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.Observations:• 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.
3. Driveway and Walkway ConditionObservations:• Cracking to driveway noted.
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4. 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.
6. GradingGrading appeared in good condition overall.Observations:• Pool inspection is outside the scope of the home inspection. Noted.
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7. Gas ConditionMeter located at west side. Main Gas shutoff is located to the lower left of the meter.
8. Exterior Faucet ConditionExterior faucets were in operable condition overall.
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Pool 1/2 Bathroom 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.Toilet was in operable condition overall .Observations:• Dry sauna present. Testing of this system is outside the scope of the home inspection.
2. ElectricalGFI outlets within 6 feet of the sink.
3. Exhaust FansVent fan operates overall.
4. FloorsTile Flooring is in good condition overall.
5. ToiletToilet was in operable condition overall.
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Deck 1 1. Deck1
2. DeckDecking and Visible framing appeared in good condition overall.Observations:• Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is toprevent small children from fitting through guardrail.
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Exterior Stairs 1. StairSteps appeared uniform.
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Roof 1. Roof ConditionComposition shingle roof surface. • Architectural Composition shingle. • Roof was visuallyinspected from accessible points on the interior and/or exterior. If a roof is too high, is too steep, iswet, or is composed of materials which can be damaged if walked upon, the roof is not mounted.Therefore, client is advised that this is a limited review and a licensed roofer should be contacted ifa more detailed report is desired.Type Average life span 30 years for this type surface with proper maintenance and care.
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2. SkylightsSkylights appeared sealed, no visible indications of leakage.
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3. ChimneyObservations:• Flaking, spalling brick observed, recommend sealing brick with water proof chemical to preventcontinued damage.
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Attic 1 1. AtticPool house.
2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.
3. Fan/DuctObservations:• Not All Bathroom fans exhaust completely to the exterior. Typically piping should actually connectto exterior vent, recommend correction. This condition can result in mold/fungal growth.
4. Insulation ConditionObservations:• No insulation present. Newer requirements are R49 insulation content.
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5. Rodent/PestsNo visible indications of Rodent Activity.
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Attic 2 1. AtticShop is location of access.Observations:• Limited access due to finished Bees in attic. Inspection from hatch only.
2. FramingObservations:• 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.• Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or haveroofing contractor evaluate.
3. VentilationRoof surface vents present.
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4. Rodent/PestsObservations:• Bees hives in attic. Recommend conditions are corrected by licensed pest control company.
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Attic 3 1. AtticGarage is location of access.
2. FramingObservations:• 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. VentilationRoof surface vents present.Observations:• Attic appeared inadequately vented. Normally vents should be placed equally at high and lowareas so that cross ventilation is acheived. Recommend conditions are investigated further bylicensed roofing contract 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.• No eaves vents installed, recommend conditions are corrected.
4. Fan/DuctObservations:• Bathroom fan does not exhaust completely to the exterior. Typically piping should actuallyconnect to exterior vent, recommend correction. This condition can result in mold/fungal growth.
5. Insulation ConditionBlown in fiberglass insulation noted.Depth: Insulation averages approximately 10-12 inches in depth, estimated R value 30
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6. Rodent/PestsObservations:• Bait traps present.• Rodent activity observed in the attic. Vermin can damage insulation & electrical wiring.Recommend a professional pest contractor evaluate for treatment.
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Attic 4 1. AtticAttic access is located in bedroom closet. 1st floor.
2. FramingObservations:• 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. VentilationRoof surface vents present.Observations:• Attic appeared inadequately vented. Normally vents should be placed equally at high and lowareas so that cross ventilation is acheived. Recommend conditions are investigated further bylicensed roofing contract 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/DuctObservations:• Not All Bathroom fans do not exhaust completely to the exterior. Typically piping should actuallyconnect to exterior vent, recommend correction. This condition can result in mold/fungal growth.
5. Insulation ConditionBlown in fiberglass insulation noted.Depth: Insulation averages approximately 10-12 inches in depth, estimated R value 30
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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 • 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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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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Media Room 1. Family RoomWalls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heatregister present. Accessible outlets operate.
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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. FireplaceFireplace is pellet stove.Observations:• No test to pellet stove. Noted.
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Kitchen 1. Kitchen RoomWalls and ceilings appear in good condition overall. Flooring is laminate. Heat register present.Accessible outlets operate. Light fixture operates. Sink and faucets are in operable conditionoverall. Cabinet doors and drawers are in operable condition overall.
2. Counter ConditionGranite tile counter tops are in good condition.
3. DisposalThere is no disposal.
4. DishwasherDishwasher was in operable condition.
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. FloorObservations:• Floor slopes from east to west
7. Stove/OvenStove/oven were in operable condition overall.
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8. RefrigeratorRefrigerator was in operable condition.Observations:• Water line did not connected.
9. SinksSink was in operable condition overall.
10. Vent ConditionVent fan is part of microwave and is Recirculating Type
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1/2 Bathroom 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.Toilet was in operable condition overall .
2. Exhaust FansVent fan operates overall.
3. ToiletToilet was in operable condition overall.
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1st Floor Bedroom 1. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
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Laundry 1. ConditionCeiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates.
2. Exhaust FansObservations:• Current guidelines state that either exhaust fan or window should be in laundry Room to ensureventilation of moisture.
3. DryerDryer appeared to exhaust to the exterior. • Dryer is electric Unit • 220 volt electrical service forelectric dryer.
4. SinkObservations:• Sink is leaking at the time of inspection. Recommend correction.
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5. WasherMaterials: Washer appeared to be in operable condition.
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Mud Room 1. Mud RoomWalls and ceilings appear in good condition overall. Flooring is vinyl tile in good condition overall.Sink operates.Observations:• Drain line leaks at roughed in sink. Recommend conditions are corrected.
2. ElectricalMaterials: Outlets are GFCI protected overall
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Stairs Leading to 2nd Floor 1. StairSteps appeared uniform. • Handrail appeared secure.Observations:• Guardrail balusters are spaced further than newer required 4 inches. 4 inch requirement is sosmall children cannot fit through the guardrail.
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Upstairs 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 carpet in good condition. Heatregister present. Accessible outlets operate.
2. FireplaceFireplace is a gas unit.Observations:• Gas Shutoff is located inside access panel under glass.• Pilot Controls are located inside access panel under glass.
||2||Gas Shutoff is located inside access panelunder glass.
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||2||Pilot Controls are located inside access panel under glass.
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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. Exhaust FansObservations:• The bath fan is a worn unit which may be at the end of its useful life.
4. TubJetted tub was in good condition overall.Observations:• Access panel not visible for tub equipment. Normally there should be an access panel for tubequipment.• GFCI for spa tub not visible, strongly recommend conditions are investigated further andcorrected as required as this is a hazardous condition.
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5. ShowerShower is in good condition overall. • Shower door is in operable condition overall.Observations:• Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout.
6. ToiletToilet was in operable condition overall.
7. WindowsObservations:• Tempered glass stamps not visible on the windows. Normally windows in this location should betempered glass in case one slips and has to brace themselves on the glass. recommend conditionsare investigated further and corrected by licensed glass contractor.
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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. Exhaust FansVent fan operates overall.
4. FloorsTile Flooring is in good condition overall.
5. TubTub was in good condition overall.
6. ShowerShower is in good condition overall.
7. SinksSinks are in operable condition overall.
8. ToiletToilet was in operable condition overall.
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Bedroom 1 1. LocationLocation 1st Left. Upstairs
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
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Hall Bathroom 2 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.
2. ElectricalObservations:• Outlets are not GFCI protected. Strongly recommend conditions are investigated further andcorrected by licensed electrical contractor as a safety precaution.
3. Exhaust FansVent fan operates overall.
4. TubTub was in good condition overall.
5. SinksObservations:• Sink leaking. Left side. Recommend conditions are corrected.
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6. ToiletToilet was in operable condition overall.
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Bedroom 2 1. LocationLocation 1st Right. Upstairs
2. Bedroom RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.
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Detached Shop 1. ConditionWalls and ceilings appeared in good condition overall. Accessible outlets operate. Light fixturesoperate overall. Flooring is concrete, visible portions in good condition overall. Toilet operates.Observations:• Interior of garage not fully visible or accessible. Noted• Fungal growth at ceiling top of stairs near skylight. Recommend conditions are investigatedfurther and corrected by licensed contractor.
Fungal growth
2. Floor ConditionObservations:• Cracking to floor. Noted.
3. ElectricalObservations:• Wire ends outside of junction box. Recommend conditions are investigated further and correctedby licensed electrical contractor. Well room.• Unprotected romex running under ground. Recommend conditions are investigated further andcorrected by licensed electrical contractor. North• Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution
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4. DoorsEntry door is in operable condition overall.
5. Garage DoorsManual garage door operates and locks.
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Garage 2 1. ConditionWalls and ceilings appeared in good condition overall. Accessible outlets operate. Light fixturesoperate overall. Flooring is concrete, visible portions in good condition overall.Observations:• Garage not fully visible or accessible.
2. DoorsObservations:• 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 DoorsGarage doors operate overall, were on auto openers. • Photo cell safety returns operate. • Tension safety returns operate.
4. ElectricalObservations:• No GFI protection for outlets, recommend GFI protecting.
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Heat/AC 1. Heating TypeHeat Pump with electric forced air furnace backup.
2. Heater Location The furnace is located in the hall closet.Furnace is Radco brand • 18 years of age approximately, average life span is 18 to 22 years.
Heat pump mode.
Emergency heat mode.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
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4. FiltersLocation: Filter located above furnace.
5. AC ConditionAir condition appeared in operable condition overall.Observations:• AC did not reach typical temperature differential split between supply and return air in an airconditioner of this type is 15 - 20 degrees F. Recommend conditions are investigated further andcorrected by licensed HVAC contractor.
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Heat AC 2 1. Heater Location The furnace is located in the garageObservations:• Staining to furnace. Furnace was inoperable, and has not run for 15 years. Recommendconditions are investigated further by licensed HVAC contractor.• Age of furnace was indeterminate, recommend consulting with licensed heating contractor.
Garage furnace2. 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
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Plumbing/Water Heater1 1. PlumbingWater lines were copper. • Drain and waste lines were plastic. • Shop ejection Pump operates.Observations:• House on well. Recommend well system inspected by licensed well company.
2. Water Heater ConditionHeater Type: Electric water heater. • 80 gallonsLocation: The heater is located in the garage.
3. AgeObservations:• Approximately 23years 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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5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.
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Electrical 1 1. LocationMaterials: Located in the Shop.
2. Electrical200 AMP service, 4/0 Aluminum service entrance wires. • Generator backup system. Testing of thissystem is not within the scope of this inspectionObservations:• Panel not labeled and listed. Recommend correction.• Circuit breakers missing exposing live electrical conductors. Electrocution hazard. stronglyrecommend snap in filler bars are installed. Minor condition to correct
3. GroundingElectrical service is bonded.Observations:• Grounding is not visible/cannot be traced to source and cannot be verified. Strongly recommendconditions investigated further are corrected by licensed electrical contractor.
4. Wiring TypeBreaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiringis copper.
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5. SubpanelObservations:• Neutral wires and ground wires on the same busbar. This is not an allowable installation,recommend conditions are investigated further and corrected by licensed electrical contractor.Shop panel
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Electrical Panel 2 1. LocationMaterials: Located in the Garage. Left
2. Electrical200 AMP service, 4/0 Aluminum service entrance wires.Observations:• Wire ends not capped off. Recommend conditions are corrected by licensed electrical contractor.
3. GroundingElectrical service is grounded and bonded.
4. SubpanelMaterials: Subpanel appeared in good condition. Wiring sizes conform to breaker sizes. Hall closet.
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Electrical Panel 3 1. LocationMaterials: Located in the Garage. Right side
2. Electrical200 AMP service, 4/0 Aluminum service entrance wires.
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 1. FoundationContinuous concrete foundation visible portion appeared in good condition overall.
2. DrainageCrawlspace was dry overall.
3. FramingObservations:• 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.Testing may include surface sampling and air quality testing. Treating/remediation and correctionmoisture conditions will help prevent future occurrences. Recommend testing be performed.• Post and beam connections not gusseted or strapped, recommend conditions are corrected. Nota requirement at the time of construction• Areas at SE side inaccessible due framing configuration. Noted
4. VentilationObservations:• Inadequate ventilation. Normally there should be 1 square foot of venting for each 150 square feetof crawlspace surface area placed so that cross ventilation is achieved. Inadequate ventilation is aconducive condition for wood decay and mold growth, recommend conditions are corrected
5. DuctsDucts appeared securely attached and insulated overall.Observations:• Insulation loose/missing at heating ducts. Recommend insulating ducts to prevent heat loss.
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6. Vapor BarrierVapor Barrier was in place.Observations:• Missing incomplete/vapor barrier, recommend 6 mil black plastic vapor barrier is installed withminimum 12 inch lap. This is a conducive condition for wood decay and mold growth
7. ElectricalObservations:• Wire ends outside of junction box. Recommend conditions are investigated further and correctedby licensed contractor. Near garage entrance
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8. PlumbingObservations:• Water lines are not insulated or completely insulated, recommend insulating water lines to preventfreezing.• AC Condensate line draining into crawlspace. Recommend conditions are corrected by licensedHVAC contractor.• Drain line appears disconnected at SE low framing area near master bedroom. Area appeareddry. Recommend further investigation.
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9. Insulation ConditionUnfinished fiberglass batts noted.Depth: Insulation averages approximately 10-12 inches in depth, estimated R value 30Observations:• Insulation damaged/missing in areas of the crawlspace, recommend conditions are corrected.
10. Rodent/PestsObservations:• Indications of Rodent activity. Some rodent droppings can carry disease, recommend conditionsare investigated further by licensed Pest Control Company.• Carcasses present.• Droppings present.• Old bait traps present.
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Equipment 1. Appliances/EquipmentObservations:• Oven• Refrigerator• Dishwasher• Microwave• Water Heater• Furnace• Washer• Dryer• Heat Pump• AC
Garage furnace Water heater
Furnace ||2||Furnace
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||2||Washer ||2||Dryer
||2||Microwave ||2||Oven
||2||Dishwasher Trash Compactor
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||2||Refrigerator
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Foundation/Crawlspaces 2 1. Plumbing
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GlossaryGlossary
Term Definition
Expansion Tank An expansion tank or expansion vessel is a small tank used toprotect 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
RW West Consultants, Inc. 19102 SE 408th St, Enumclaw, WA
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Report SummaryReport Summary
This is a visual inspection. No destructive testing is performed. This is not a soil inspection nor dowe inspect for formaldehyde, radon, asbestos, Chinese drywall, lead paint, mold, hazardousmaterials/substances, landscape lighting, sprinkler systems, septic systems/drain fields, smokealarms or recreational equipment such as Jacuzzis etc.. It is recommended that noted deficienciesbe investigated further by licensed companies specializing in those disciplines. Inspection is subjectto conditions at the time of inspection. Appliances are checked to see if they're in operable condition.This is not a code inspection as codes change frequently and vary between municipalities. We makeno guarantees for expected life. It is impossible to verify conditions of places inaccessible in wallsunder and in between floors, behind furniture appliances etc., and we assume no responsibility forthose items as such. Estimates for repairs are approximations and we do not guarantee theiraccuracy. Possible solutions for problems are solely opinions based on conditions at the time of theinspection and are not to be assumed as being totally conclusiveThe summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expenses or further investigation to correct or items I wouldlike 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 of the pages of the report as the summaryalone does not explain all the issues. We recommend repairs should be done by licensed &bondedcontractors. We also recommend obtaining a copy of all receipts, warranties and permits for the workdone. Deck 1Page 7 Item: 2 Deck • Guardrail balusters/spindles are spaced further than the
maximum 4 inches, this requirement is to prevent smallchildren from fitting through guardrail.
Attic 2Page 14 Item: 1 Attic • Limited access due to finished Bees in attic. Inspection from
hatch only.Page 14 Item: 2 Framing • Evidence of past or present leaks, dry at time of the
inspection. Monitor for leaks &/or have roofing contractorevaluate.
Page 15 Item: 4 Rodent/Pests • Bees hives in attic. Recommend conditions are corrected bylicensed pest control company.
Attic 3Page 18 Item: 3 Ventilation • Attic appeared inadequately vented. Normally vents should
be placed equally at high and low areas so that crossventilation is acheived. Recommend conditions areinvestigated further by licensed roofing contract 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.• No eaves vents installed, recommend conditions arecorrected.
Page 19 Item: 6 Rodent/Pests • Bait traps present.• Rodent activity observed in the attic. Vermin can damageinsulation & electrical wiring. Recommend a professional pestcontractor evaluate for treatment.
Attic 4
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Page 21 Item: 3 Ventilation • Attic appeared inadequately vented. Normally vents shouldbe placed equally at high and low areas so that crossventilation is acheived. Recommend conditions areinvestigated further by licensed roofing contract 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 22 Item: 4 Fan/Duct • Not All Bathroom fans do not exhaust completely to theexterior. Typically piping should actually connect to exteriorvent, recommend correction. This condition can result inmold/fungal growth.
LaundryPage 32 Item: 4 Sink • Sink is leaking at the time of inspection. Recommend
correction.Mud RoomPage 34 Item: 1 Mud Room • Drain line leaks at roughed in sink. Recommend conditions
are corrected.Stairs Leading to 2nd FloorPage 35 Item: 1 Stair • Guardrail balusters are spaced further than newer required 4
inches. 4 inch requirement is so small children cannot fitthrough the guardrail.
Upstairs HallwayPage 36 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.
Master BathroomPage 39 Item: 4 Tub • GFCI for spa tub not visible, strongly recommend conditions
are investigated further and corrected as required as this is ahazardous condition.
Page 40 Item: 7 Windows • Tempered glass stamps not visible on the windows.Normally windows in this location should be tempered glass incase one slips and has to brace themselves on the glass.recommend conditions are investigated further and correctedby licensed glass contractor.
Hall Bathroom 2Page 44 Item: 2 Electrical • Outlets are not GFCI protected. Strongly recommend
conditions are investigated further and corrected by licensedelectrical contractor as a safety precaution.
Page 44 Item: 5 Sinks • Sink leaking. Left side. Recommend conditions arecorrected.
Detached ShopPage 47 Item: 1 Condition • Fungal growth at ceiling top of stairs near skylight.
Recommend conditions are investigated further and correctedby licensed contractor.
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Page 48 Item: 3 Electrical • Wire ends outside of junction box. Recommend conditionsare investigated further and corrected by licensed electricalcontractor. Well room.• Unprotected romex running under ground. Recommendconditions are investigated further and corrected by licensedelectrical contractor. North• Outlets are not GFCI protected, recommend GFCI protectingoutlets as a safety precaution
Garage 2Page 49 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.
Page 50 Item: 4 Electrical • No GFI protection for outlets, recommend GFI protecting.Heat/ACPage 51 Item: 3 Heating condition • Last service date is over one year ago, or is unable to be
determined. 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
Page 51 Item: 5 AC Condition • AC did not reach typical temperature differential splitbetween supply and return air in an air conditioner of this typeis 15 - 20 degrees F. Recommend conditions are investigatedfurther and corrected by licensed HVAC contractor.
Heat AC 2Page 53 Item: 1 Heater • Staining to furnace. Furnace was inoperable, and has not
run for 15 years. Recommend conditions are investigatedfurther by licensed HVAC contractor.• Age of furnace was indeterminate, recommend consultingwith licensed heating contractor.
Page 53 Item: 2 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
Plumbing/Water Heater1Page 54 Item: 3 Age • Approximately 23years of age, average life span is 10 to 12
years.
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Page 55 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 56 Item: 2 Electrical • Circuit breakers missing exposing live electrical conductors.
Electrocution hazard. strongly recommend snap in filler barsare installed. Minor condition to correct
Page 56 Item: 3 Grounding • Grounding is not visible/cannot be traced to source andcannot be verified. Strongly recommend conditionsinvestigated further are corrected by licensed electricalcontractor.
Page 57 Item: 5 Subpanel • Neutral wires and ground wires on the same busbar. This isnot an allowable installation, recommend conditions areinvestigated further and corrected by licensed electricalcontractor. Shop panel
Electrical Panel 2Page 58 Item: 2 Electrical • Wire ends not capped off. Recommend conditions are
corrected by licensed electrical contractor.Foundation/Crawlspaces 1Page 60 Item: 3 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. Testing may include surface sampling and airquality testing. Treating/remediation and correction moistureconditions will help prevent future occurrences. Recommendtesting be performed.• Post and beam connections not gusseted or strapped,recommend conditions are corrected. Not a requirement at thetime of construction• Areas at SE side inaccessible due framing configuration.Noted
Page 60 Item: 4 Ventilation • Inadequate ventilation. Normally there should be 1 squarefoot of venting for each 150 square feet of crawlspace surfacearea placed so that cross ventilation is achieved. Inadequateventilation is a conducive condition for wood decay and moldgrowth, recommend conditions are corrected
Page 61 Item: 7 Electrical • Wire ends outside of junction box. Recommend conditionsare investigated further and corrected by licensed contractor.Near garage entrance
Page 62 Item: 8 Plumbing • AC Condensate line draining into crawlspace. Recommendconditions are corrected by licensed HVAC contractor.• Drain line appears disconnected at SE low framing areanear master bedroom. Area appeared dry. Recommendfurther investigation.
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Page 63 Item: 10 Rodent/Pests • Indications of Rodent activity. Some rodent droppings cancarry disease, recommend conditions are investigated furtherby licensed Pest Control Company.• Carcasses present.• Droppings present.• Old bait traps present.
