RW West Consultants, Inc....2019/08/21 · RW West Consultants, Inc. 34629 14th Pl SW, Federal Way, WA Page 5 of 53 4. Soffit Soffits and eaves appeared in good condition overall.

RW West Consultants, Inc.Property Inspection Report

Inspector: Clifton Moody (Skip), RW West Consultants, Inc.

Cover Page

34629 14th Pl SW, Federal Way, WA 98023Inspection prepared for: Faira .com

Real Estate Agent: -

Date of Inspection: 8/21/2019 Time: 10:00 AM Age of Home: 1990 Size: 1870Order ID: 5871 Front faces East

Inspector: Clifton Moody (Skip)License # 957

Email: [email protected]

RW West Consultants, Inc. 34629 14th Pl SW, Federal Way, 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 itemsGreen notes denote locations and shutoff valves

1. AttendanceIn Attendance: Seller present

2. Home TypeHome Type: Single Family Home

3. OccupancyOccupancy:• Vacant - Furnished


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

East Elevation South Elevation

West Elevation North Elevation


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Exterior Areas 1. Siding ConditionSiding appeared in fair condition overall. • Wood siding. • Stone siding material.Observations:• Wood rot and decay at south siding butting roof. Recommend conditions are investigated furtherand corrected by licensed contractor.

2. GuttersObservations:• Leaking gutters, recommend condition are investigated further and corrected. South upper, NW• Damage to south gutter. Recommend conditions are investigated further and corrected bylicensed contractor.


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South South leaking3. Driveway and Walkway ConditionObservations:• Cracking to patio noted• Uneven surfaces at sidewalks or, driveways/patios are potential tripping hazards, recommendconditions are corrected.


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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.Observations:• There was no visible flashing above the windows and or doors. Windows and or doors withoutflashing require periodic maintenance of caulking material.• Window frame decaying. Recommend extent of damage is investigated further and repaired.South


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6. GradingObservations:• Earth close to base of the siding, recommend minimum 6 inch clearance is achieved wherepossible as this is a conducive condition for wood destroying organism activity.• Foliage is touching the siding, recommend clearance is achieved as this is a conducive conditionfor wood destroying organisms and pests• Grade slopes toward the house from west east.


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7. ElectricalExterior outlets operate overall • Exterior outlets are GFCI protected overallObservations:• Exterior covers missing/damaged, recommend conditions are repaired as a safety precaution.Minor condition to correct. West

8. Cable FeedsMaterials: Primary Service is Underground Service Lateral

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

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.


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10. Exterior Faucet ConditionObservations:• Hose bib did not operate, recommend further investigation and correction. East

11. Pressure75

12. Gate ConditionMaterials: WoodObservations:• Fences are NOT INCLUDED as part of a home inspection.


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Roof 1. Roof ConditionArchitectural Composition shingle. • Roof surface is appeared in good condition overall. • Walkedon roof surface.Type Average life span 30 years for this type surface with proper maintenance and care.Observations:• Slight Moss on roof. This can lead to the premature failure of the roof and subsequent leaks.Recommend treating moss with a moss retarding chemical. Pressure washing is not recommendedas it can damage surface and lessen life span.


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2. FlashingObservations:• Return flashing not installed where roof butts into siding above gutters. This condition cause waterto run downs face of siding and can also result in water penetration behind the siding. recommendconditions are corrected by licensed roofing contractor.


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3. ChimneyMetal Chimney with siding/ enclosure • Gas B vent appeared in good condition overall, B ventheight was adequate overall.Observations:• Corrosion to metal chimney crown, recommend painting with a rust retardant


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

2. FramingVisible framing appeared in good condition overall, no visible indications of decay or waterpenetration presently.

3. VentilationUnder eave soffit inlet vents noted. • Roof surface vents present.


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4. 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.• Heating ducts damage from rodent activity. Recommend conditions are investigated further andcorrected by licensed HVAC contractor.


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5. Insulation ConditionRock wool fiberglass insulation present.Depth: Insulation averages approximately 6 inches in depth;estimated R value 19. Newerrequirements are R49 insulation content.

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


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General Interior Note 1. General NotesMaterials: Windows in the home are Double pane insulated glass windows. Any deficiencies arenoted in each room section for accessible windows • Accessible Doors in the home are consideredoperational unless otherwise noted in each room section • Accessible Cabinet doors and in thehome are considered operational unless otherwise noted in each room section


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Entryway 1. ConditionsCeiling and walls are in good condition overall. Light fixture operates. Entry door operates andlocks overall. • Laminate wood grain material is in good condition overall.


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Living Room 1. Living RoomWalls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heatregister present. Accessible outlets operate.


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Dining Room 1. Dining RoomWalls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heatregister present. Accessible outlets operate.


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

2. Counter ConditionCounter tops are in good condition.

3. DisposalDisposal operates overall.

4. DishwasherDishwasher was in operable condition.Observations:• Lack of a proper air gap noted at dishwasher drain line. In the event of a sewer backup this deviceprevents sewer matter from entering into dishwasher. Recommend having a licensed plumberinstall a air gap or drip loop to prevent possible contamination to water supply. Minor condition tocorrect

Definition

Air gap (drainage): The unobstructed vertical distance through free atmosphere between the outlet of the waste pipe and the flood-level rim of the receptacle into which the waste pipe is discharged.


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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.Observations:• Anti tip bracket/device missing at stove, recommend installation as a safety precaution. Should beinstalled.

7. RefrigeratorRefrigerator was in operable condition.Observations:• Refrigerator water dispenser did not operate, recommend conditions are investigated further andcorrected as required.


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8. SinksObservations:• The hot & cold water supplies are reversed. We suggest contacting a qualified plumbingcontractor to repair.• Quest type shutoff valves have a high failure rate resulting is leakage, recommend upgrading to amore reliable shutoff valve at some point.

9. ElectricalOutlets are GFCI protected at the counters.

10. Vent ConditionVent fan is part of microwave and is Recirculating Type


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Family Room 1. Family RoomWalls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heatregister present. Accessible outlets operate.

2. Window DeficienciesObservations:• Discoloration/condensation between the panes. This is an indication of a failed seal. Recommendconditions are corrected by licensed glass company.

3. DoorsObservations:• Sliding glass door difficult to operate, recommend adjustment


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4. FireplaceFireplace was wood burning type. • Damper is in place.Observations:• The National Fire Protection Association (NFPA) recommends a Level 2 inspection of chimneysand fireplacesduring the sale of a house. Also, an annual inspections of all chimneys, fireplaces, solid fuel-burning appliances,and vents is recommended. A qualified chimney sweep should fully evaluate and make allnecessary repairs


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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. CounterGranite counter tops are in good condition.

3. SinksSink was in operable condition overall.

4. Exhaust FansVent fan operates overall.

5. FloorsFlooring is in good condition overall.

6. ToiletToilet was in operable condition overall.

7. HeatingHeat register operates.

8. ElectricalObservations:• GFCI outlet had no power and would not reset. Recommend conditions are investigated furtherand corrected by licensed electrical contractor.


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Hallway 1. Hallway RoomWalls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heatregister present. Accessible outlets operate.

2. ElectricalObservations:• Lights with exposed bulbs in closet/storage areas can be a potential fire hazard if clothing/storedmaterial comes in contact with an exposed light bulb. Recommend using caution or installing afixture with a cover


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Laundry 1. ConditionCeiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates.

2. Exhaust FansWindow only, no vent fan.

3. DryerDryer appeared to exhaust to the exterior. • Dryer is electric Unit • There is both 220 volt electricservice and gas service for gas or electric dryer.Observations:• Recommend installing louver type cover• Lint in dryer vent indicating possible blockage, strongly recommend cleaning as a blocked dryervent can be a potential fire hazard.


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4. WasherObservations:• Washer was valves turned off, their was no test of its operation. Recommend further investigation.


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


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Upstairs Hallway 1. Hallway RoomWalls and ceilings appear in good condition overall. Flooring is carpet. Heat register present.Accessible outlets operate.


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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.


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Master Bathroom 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.

2. CountersGranite counter tops are in good condition.

3. SinksSinks are in operable condition overall.


5. FloorsVinyl Flooring appeared in good condition overall.

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


8. HeatingHeat register operates.



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Hall Bathroom1 1. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates.


3. CountersGranite counter tops are in good condition.


5. FloorsVinyl Flooring appeared in good condition overall.

6. TubTub was in good condition overall.

7. ShowerShower is in good condition overall.

8. SinksSink was in operable condition overall.


10. HeatingObservations:• There is no heat source in this room.


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Bedroom 1 1. LocationLocation 1st Left

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


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Bedroom 2 1. LocationLocation 2nd Left

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


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Garage 1. ConditionWalls and ceilings appeared in good condition overall. Accessible outlets operate. Light fixturesoperate overall. Flooring is concrete, visible portions in good condition overall.Observations:• Water lines should be insulated.• Active water penetration at NE corner. Recommend conditions are investigated further andcorrected by licensed contractor.

2. Floor ConditionObservations:• Cracking to the floor. Noted


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3. ElectricalObservations:• Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution.Garages (since 1978)


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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.

2. Heater Location The furnace is located in the garageFurnace is concord Brand. • 1 year of age, average life span is 18 to 22 years.

3. Heating conditionObservations:• Installation at gas valve is corrugated flex. Black Iron Pipe should be installed at the gas valve andextended a minimum of two inches outside the gas furnace unit's casing and shall be connected toan approved listed flexible gas connector. Recommend conditions are investigated further andcorrected by licensed HVAC contractor.• There was no visible disconnect/kill switch, recommend conditions are investigated further andcorrected as required by licensed HVAC contractor


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4. Venting

5. FiltersLocation: Located inside heater cabinet.


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Plumbing/Water Heater1 1. PlumbingWater lines were copper • Drain and waste lines were plastic.

2. Water Heater ConditionHeater Type: Gas Water heater. • 50 gallons

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

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

Definition

An expansion tank or expansion vessel is a small tank used to protect closed (not open to atmospheric pressure) water heating systems and domestic hot water systems from excessive pressure. The tank is partially filled with air, whose compressibility cushions shock caused by water hammer and absorbs excess water pressure caused by thermal expansion.


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5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.Observations:• Threaded end on temperature and pressure relief valve outlet drain, this is not an allowablecondition as it encourages capping of the outlet drain.• TPRV pipe type: be constructed of an approved material, such as CPVC, copper, polyethylene,galvanized steel, polypropylene, or stainless steel. PVC and other non-approved plastics shouldnot be used since they can easily melt. Recommend correction

6. Venting

Definition

The thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200° F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves

Definition

Polyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines.


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Electrical 1 1. LocationMaterials: Located in the Garage

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.


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Foundation/Crawlspaces 1 1. FoundationConcrete slab foundation, no visible indications of unusual settling or damage.


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Shutoffs 1. Shutoff Locations

Water Heater gas shutoff is located to the right ofthe water heater.

Furnace gas shutoff is located to the right of theFurnace.

Water heater water line shutoff is located abovethe water heater.

Main water shutoff is located on the west wall ofthe garage.


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Equipment 1. Appliances/EquipmentObservations:• Oven• Refrigerator• Dishwasher• Microwave• Disposal• Water Heater• Furnace

Water heater Furnace

Microwave Refrigerator


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Dishwasher


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Carbon Monoxide Detectors 1. Carbon MonoxideMaterials: Carbon monoxide detectors were in place.


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GlossaryGlossary

Term Definition

Air Gap Air gap (drainage): The unobstructed vertical distance throughfree atmosphere between the outlet of the waste pipe and theflood-level rim of the receptacle into which the waste pipe isdischarged.

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.

PVC Polyvinyl chloride, which is used in the manufacture of whiteplastic pipe typically used for water supply lines.

TPR Valve The thermostat in a water heater shuts off the heating sourcewhen the set temperature is reached. If the thermostat fails, thewater heater could have a continuous rise in temperature andpressure (from expansion of the water). The temperature andpressure could continue to rise until the pressure exceeds thepressure capacity of the tank (300 psi). If this should happen, thesuper-heated water would boil and expand with explosive force,and the tank would burst. The super-heated water turns to steamand turns the water heater into an unguided missile. To preventthese catastrophic failures, water heaters are required to beprotected for both excess temperature and pressure. Usually, themeans of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Mostof these devices are set to operate at a water temperature above200° F and/or a pressure above 150 psi. Do not attempt to testthe TPR valve yourself! Most water heating systems should beserviced once a year as a part of an annual preventivemaintenance inspection by a professional heating and coolingcontractor. From Plumbing: Water Heater TPR Valves


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Report SummaryReport Summary

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. Exterior AreasPage 3 Item: 1 Siding Condition • Wood rot and decay at south siding butting roof.

Recommend conditions are investigated further and correctedby licensed contractor.

Page 4 Item: 3 Driveway andWalkway Condition

• Uneven surfaces at sidewalks or, driveways/patios arepotential tripping hazards, recommend conditions arecorrected.

Page 5 Item: 5 Door/Window • Window frame decaying. Recommend extent of damage isinvestigated further and repaired. South

Page 7 Item: 7 Electrical • Exterior covers missing/damaged, recommend conditionsare repaired as a safety precaution. Minor condition to correct.West

RoofPage 11 Item: 2 Flashing • Return flashing not installed where roof butts into siding

above gutters. This condition cause water to run downs faceof siding and can also result in water penetration behind thesiding. recommend conditions are corrected by licensedroofing contractor.

Attic 1Page 14 Item: 4 Fan/Duct • Not All Bathroom fans exhaust completely to the exterior.

Typically piping should actually connect to exterior vent,recommend correction. This condition can result inmold/fungal growth.• Heating ducts damage from rodent activity. Recommendconditions are investigated further and corrected by licensedHVAC contractor.

Page 15 Item: 6 Rodent/Pests • Droppings present.• Indications of Rodent activity. Some rodent droppings cancarry disease, recommend conditions are investigated furtherby licensed Pest Control Company.• Carcasses present.


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KitchenPage 22 Item: 6 Stove/Oven • Anti tip bracket/device missing at stove, recommend

installation as a safety precaution. Should be installed.Page 23 Item: 8 Sinks • Quest type shutoff valves have a high failure rate resulting is

leakage, recommend upgrading to a more reliable shutoffvalve at some point.

Family RoomPage 25 Item: 4 Fireplace • The National Fire Protection Association (NFPA)

recommends a Level 2 inspection of chimneys and fireplacesduring the sale of a house. Also, an annual inspections of allchimneys, fireplaces, solid fuel-burning appliances,and vents is recommended. A qualified chimney sweepshould fully evaluate and make all necessary repairs

1/2 BathroomPage 26 Item: 8 Electrical • GFCI outlet had no power and would not reset. Recommend

conditions are investigated further and corrected by licensedelectrical contractor.

HallwayPage 27 Item: 2 Electrical • Lights with exposed bulbs in closet/storage areas can be a

potential fire hazard if clothing/stored material comes incontact with an exposed light bulb. Recommend using cautionor installing a fixture with a cover

LaundryPage 28 Item: 3 Dryer • Lint in dryer vent indicating possible blockage, strongly

recommend cleaning as a blocked dryer vent can be apotential fire hazard.

Master BathroomPage 33 Item: 9 Electrical • GFCI outlet had no power and would not reset. Recommend


Hall Bathroom1Page 34 Item: 2 Electrical • GFCI outlet had no power and would not reset. Recommend


GaragePage 37 Item: 1 Condition • Active water penetration at NE corner. Recommend

conditions are investigated further and corrected by licensedcontractor.

Page 38 Item: 3 Electrical • Outlets are not GFCI protected, recommend GFCI protectingoutlets as a safety precaution. Garages (since 1978)

Heat/ACPage 39 Item: 3 Heating condition • Installation at gas valve is corrugated flex. Black Iron Pipe

should be installed at the gas valve and extended a minimumof two inches outside the gas furnace unit's casing and shallbe connected to an approved listed flexible gas connector.Recommend conditions are investigated further and correctedby licensed HVAC contractor.• There was no visible disconnect/kill switch, recommendconditions are investigated further and corrected as requiredby licensed HVAC contractor

Plumbing/Water Heater1

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.


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Page 41 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.

Page 42 Item: 5 TPRV Condition • Threaded end on temperature and pressure relief valveoutlet drain, this is not an allowable condition as it encouragescapping of the outlet drain.• TPRV pipe type: be constructed of an approved material,such as CPVC, copper, polyethylene, galvanized steel,polypropylene, or stainless steel. PVC and other non-approved plastics should not be used since they can easilymelt. Recommend correction

Definition

Polyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines.

RW West Consultants, Inc....2019/08/21 · RW West Consultants, Inc. 34629 14th Pl SW, Federal Way, WA Page 5 of 53 4. Soffit Soffits and eaves appeared in good condition overall.

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