RW West Consultants Inc - az773218.vo.msecnd.net€¦ · RW West Consultants Inc 13680 NE 69th St #643, Redmond, WA Page 4 of 29 Deck 2 1. Deck1 Located off of bedroom 1 2. Deck Deck

RW West Consultants IncPropery Inspection Report

Inspector: David A Young, RW West Consultants Inc

Cover Page

13680 NE 69th St #643, Redmond, WA 98052Inspection prepared for: Faira .com

Real Estate Agent: Faira .com - Faira

Date of Inspection: 8/16/2019 Time: 2:00 PM Age of Home: 1972 Size: 1213

Order ID: 5855

Inspector: David A YoungLicense #2245

Phone: 206-787-2662Email: [email protected]

rwwestinspections.com

RW West Consultants Inc 13680 NE 69th St #643, Redmond, WA


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Inspection Details INTRODUCTION: We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; thisreport will focus on safety and function, not current code. This report identifies specific non-code,non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommend thatyou or your representative carry out a final walk-through inspection immediately before closing tocheck the condition of the property, using this report as a guide. This is an inspection of this unit only. Exterior conditions and common areas aregenerally the responsibility of the condominium association. Recommend review yourresale certificate or public offering statement This inspection report is exactly the same as it would be you the buyer had ordered theinspection directly from us. We have performed over 20,000 inspections for home buyers over 32years. Please check out what buyers are saying about our inspections on google. It is the qualityof inspections that has earned buyers and Fairas’ trust in providing a completely unbiased inspectionreport. Faira gives us no special instructions on how we perform ourinspections. These reports areexactly the same reports as we would have produced if you had hired us on that day. If you are a buyer and have questions, please call us at 425-0885-0722 and we can go over thereport. Our inspectors can also revisit/reinspect the property with the prospective buyer and theiragent, reinspect any repairs or update the sellers might have done, after the original inspection datefor a $200 re-inspection fee. Items denote serious, safety or items that require further investigationItems denote minor or maintenance itemsItems denote locations and shutoff valves

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

2. Home TypeHome Type: Condominium/Townhouse

3. OccupancyOccupancy:• Vacant


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Deck 1 1. Deck1Located off of the living room

2. DeckGuardrail appeared secure. • Underside of deck was covered and framing was not visible.Observations:• Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is toprevent small children from fitting through guardrail.• Deck water proof membrane surface is flaking/cracking in some areas, recommend furtherinvestigation and correction/re coating as needed by licensed contractor.


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Deck 2 1. Deck1Located off of bedroom 1

2. DeckDeck surface is covered with water proof membrane/coating, appeared in good condition overall. •Guardrail appeared secure. • Underside of deck was covered and framing was not visible.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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General Interior Note 1. General NotesMaterials: Windows in the home are Double pane insulated glass windows. Any deficiencies arenoted in each room section for accessible windows • Accessible Doors in the home are consideredoperational unless otherwise noted in each room section • Accessible Cabinet doors and in thehome are considered operational unless otherwise noted in each room section • GFCI outletspresent, Bathrooms, Kitchen areas overall.Observations:• Home contains popcorn ceilings. This material could contain asbestos, testing is not within thescope of this inspection

Home contains popcorn ceilings. This material could contain asbestos, testing is not within the scopeof this inspection

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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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 carpet. Heat register present.Accessible outlets operate.

2. ElectricalMaterials: Bottom halves of outlet on the east wall switch controlled.

3. FloorObservations:• Carpet Wrinkled, recommend restretching.

4. HeatingElectric baseboard heater operates.


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

2. HeatingElectric baseboard heater operates.


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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 ConditionFormica counter is in good condition overall.

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

4. DisposalDisposal operates overall.

5. DishwasherDishwasher was in operable condition.

6. 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.

7. Stove/OvenStove/oven were in operable condition overall.


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8. RefrigeratorRefrigerator was in operable condition.

9. SinksSink was in operable condition overall.

10. ElectricalOutlets are GFCI protected at the counters.

11. Vent ConditionVent fan appears to exhaust to the exterior, part of microwave.


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1st Floor Bathroom 1. LocationMaterials: 1st Floor

2. RoomCeiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. •Entry door is in operable condition overall. • There were no visible indications of plumbingdeficiencies overall.

3. CountersEngineered Composite Vanity Top with Basin

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


6. Exhaust FansVent fan operates overall.

7. FloorsLinoleum Flooring is in good condition overall.

8. TubTub and shower were in good condition overall.

9. ShowerObservations:• Shower diverter does not fully engage, recommend correction.

10. ToiletToilet was in operable condition overall.


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11. ElectricalGFI outlets within 6 feet of water sources.


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Master Bedroom 1. LocationLocation 1st Right

2. BedroomWalls and ceilings appear in good condition overall. Flooring is laminate wood grain material ingood condition. Heat register present. Accessible outlets operate. • Windows are thermal pane. •Light fixture operates.

3. ElectricalMaterials: Top halves of outlet on the north wall switch controlled

4. HeatingElectric baseboard heater operates.Observations:• Electrical cords, drapes, and other furnishings should be kept away from baseboard and electricconvector heaters. To reduce the likelihood of cords contacting the heater, the heater should not belocated beneath electrical receptacles.


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Master Bathroom 1. LocationMaterials: 1st Floor • Master Bedroom

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

3. CountersFormica counter tops are in good condition overall.

4. CabinetsCabinet doors are in operable condition overall.



7. FloorsTile Flooring is in good condition overall. • Laminate wood grain material is in good conditionoverall.

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

9. ToiletToilet was in operable condition overall.

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


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11. ElectricalObservations:• GFCI did not trip with tester GFCI trip test or manual test button, strongly recommend conditionsare investigated further and corrected by licensed electrical contractor as a safety precaution.


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Bedroom 1 1. LocationLocation 1st Left

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

3. DoorsObservations:• Sliding glass door is sticky, recommend adjustment

4. HeatingElectric baseboard heater operates.Observations:• Electrical cords, drapes, and other furnishings should be kept away from baseboard and electricconvector heaters. To reduce the likelihood of cords contacting the heater, the heater should not belocated beneath electrical receptacles.


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Laundry 1. LocationMaster Bathroom

2. ConditionCeiling and walls are in good condition overall. Accessible outlets operate. • Light fixture operates. •There were no visible indications of plumbing deficiencies overall.

3. ElectricalObservations:• Outlet not accessible to test for gfci protection, recommend further investigation.


5. DryerThere is a place for dryer to exhaust to the exterior. • Dryer is electric Unit • 220 volt electricalservice for electric dryer.Observations:• Dryer duct appears to be sealed with duct tape, recommend removal and use of metal tapeinstead.• Dryer duct partially disconnected behind dryer, recommend repair/correction.


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6. Floor ConditionTile Flooring is in good condition overall.

7. WasherMaterials: Washer appeared to be in operable condition. • Washer faucets were in operablecondition, no visible leakage.


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

2. Water Heater ConditionHeater Type: Electric water heater. • 50 gallonsLocation: The heater is located in the entryway closet

3. AgeApproximately 10 years of age, average life span is 10 to 12 years.Observations:• Water heater is near end of useful life span, recommend monitoring.

4. ConditionSeismic straps are in place. • Expansion tank is in place.

5. TPRV ConditionTemperature Pressure Relief Valve (TPR Valve) present.

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.

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


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Electrical 1 1. LocationMaterials: Located in the entry way

2. Electrical125 AMP service, 1/0 Aluminum service entrance wires.

3. GroundingObservations:• Grounding not visible is a common condition in condominiums and town homes.

4. Wiring TypeBreaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiringis copper and aluminum.Observations:• Aluminum wiring at some of the 15 & 20 amp branch circuits. There have been problems withaluminum wiring at these smaller circuits that service outlets, switches and light fixtures. Aluminumwiring expands and contracts more than copper causing connections to loosen. As connectionsloosen conditions cause arching and sparking and in some instances causing fires. A methodreferred to as pig tailing is generally used to correct this condition. Pig tailing consists of crimping apiece of copper wire on the end of the aluminum wiring and then making connection tooutlet/switches with copper. Strongly recommend conditions are investigated further by licensedelectrical contractor to ensure safe operation of the electrical system.


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Shutoffs 1. Shutoff Locations

Individual water like shutoffs located in entrycloset above water heater

Main water shutoff located in entryway closetbehind water heater

Water heater water line shutoff is located above the water heater.


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Equipment 1. Appliances/Equipment

Dishwasher Washer/dryer

Water heater Disposal


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Stove/oven Microwave

Refrigerator


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Carbon Monoxide Detectors 1. Carbon MonoxideObservations:• Carbon monoxide detectors not visible on all levels.• As of April 1st 2012 it is required that Carbon monoxide detectors are installed on each level andoutside of bedroom areas. Recommend conditions are corrected.


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GlossaryGlossary

Term DefinitionExpansion Tank An expansion tank or expansion vessel is a small tank used to

protect closed (not open to atmospheric pressure) water heatingsystems and domestic hot water systems from excessivepressure. The tank is partially filled with air, whosecompressibility cushions shock caused by water hammer andabsorbs excess water pressure caused by thermal expansion.

GFCI A special device that is intended for the protection of personnelby de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

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


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Report SummaryReport Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues. All repairs should be done by a licensed & bonded tradesman or qualified professional. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.Deck 1Page 3 Item: 2 Deck • Guardrail balusters/spindles are spaced further than the

maximum 4 inches, this requirement is to prevent smallchildren from fitting through guardrail.• Deck water proof membrane surface is flaking/cracking insome areas, recommend further investigation andcorrection/re coating as needed by licensed contractor.

Deck 2Page 4 Item: 2 Deck • Guardrail balusters/spindles are spaced further than the

maximum 4 inches, this requirement is to prevent smallchildren from fitting through guardrail.

General Interior NotePage 5 Item: 1 General Notes • Home contains popcorn ceilings. This material could contain

asbestos, testing is not within the scope of this inspectionMaster BedroomPage 14 Item: 4 Heating • Electrical cords, drapes, and other furnishings should be

kept away from baseboard and electric convector heaters. Toreduce the likelihood of cords contacting the heater, theheater should not be located beneath electrical receptacles.

Master BathroomPage 16 Item: 11 Electrical • GFCI did not trip with tester GFCI trip test or manual test

button, strongly recommend conditions are investigatedfurther and corrected by licensed electrical contractor as asafety precaution.

Bedroom 1Page 17 Item: 4 Heating • Electrical cords, drapes, and other furnishings should be

kept away from baseboard and electric convector heaters. Toreduce the likelihood of cords contacting the heater, theheater should not be located beneath electrical receptacles.

LaundryPage 18 Item: 5 Dryer • Dryer duct partially disconnected behind dryer, recommend

repair/correction.Electrical 1

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 21 Item: 4 Wiring Type • Aluminum wiring at some of the 15 & 20 amp branch circuits.There have been problems with aluminum wiring at thesesmaller circuits that service outlets, switches and lightfixtures. Aluminum wiring expands and contracts more thancopper causing connections to loosen. As connections loosenconditions cause arching and sparking and in some instancescausing fires. A method referred to as pig tailing is generallyused to correct this condition. Pig tailing consists of crimping apiece of copper wire on the end of the aluminum wiring andthen making connection to outlet/switches with copper.Strongly recommend conditions are investigated further bylicensed electrical contractor to ensure safe operation of theelectrical system.

Carbon Monoxide DetectorsPage 26 Item: 1 Carbon Monoxide • Carbon monoxide detectors not visible on all levels.

• As of April 1st 2012 it is required that Carbon monoxidedetectors are installed on each level and outside of bedroomareas. Recommend conditions are corrected.

Documents

RW West Consultants Inc - az773218.vo.msecnd.net€¦ · RW West Consultants Inc 13680 NE 69th St #643, Redmond, WA Page 4 of 29 Deck 2 1. Deck1 Located off of bedroom 1 2. Deck Deck