1135 Wynnwood - Property Inspection Report

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    Newton Home Inspections 1135 Wynnwood Lane, Houston, T

    Page 2 of REI 7-2 (8/09)

    ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS ORTAKE OTHER ACTIONS, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THESELLER TAKE ANY ACTION. When a deficiency is reported, it is the clients responsibility to obtainfurther evaluations and/or cost estimates from qualified service professionals. Any such follow-upshould take place prior to the expiration of any time limitations such as option periods. Evaluationsby qualified tradesmen may lead to the discovery of additional deficiencies which may involveadditional repair costs. Failure to address deficiencies or comments noted in this report may lead to

    further damage of the structure or systems and add to the original repair costs. The inspector is notrequired to provide follow-up services to verify that proper repairs have been made.

    Property conditions change with time and use. For example, mechanical devices can fail at any time,plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roofleaks can occur at any time regardless of the apparent condition of the roof, and the performance ofthe structure and the systems may change due to changes in use or occupancy, effects of weather,etc. These changes or repairs made to the structure after the inspection may render informationcontained herein obsolete or invalid. This report is provided for the specific benefit of the clientnamed above and is based on observations at the time of the inspection. If you did not hire theinspector yourself, reliance on this report may provide incomplete or outdated information. Repairs,professional opinions or additional inspection reports may affect the meaning of the information inthis report. It is recommended that you hire a licensed inspector to perform an inspection to meetyour specific needs and to provide you with current information concerning this property.

    ADDITIONAL INFORMATION PROVIDED BY INSPECTOR

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    Newton Home Inspections 1135 Wynnwood Lane, Houston, T

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    Page 8 of REI 7-2 (8/09)

    X C. Roof Covering Materials

    Type(s) of Roof Covering: Asphalt shinglesViewed From: Roof GroundComments: 25 to 30 year composite asphalt shingles are used for this home, performing asintended in very good condition overall. Roof jacks and flashing appears proper and in good condition. Keep debris and limbs off of the shingles. I did not find any evidence of the roof leaking at time of inspection.

    25 to 30 year composite asphalt shingles are usedfor this home, performing as intended in very good

    condition overall.

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    Page 9 of REI 7-2 (8/09)

    Remove debris.

    X D. Roof Structure & Attic

    Approximate Average Depth of Insulation: Insulation is 10 to 12 inches deepApproximate Average Thickness of Vertical Insulation:Comments:

    Insulation is approximately R-30 + blown-in fiberglass loose insulation in the atticarea in the guest house.

    Insulation is approximately R-38 + blown-in cellulose loose insulation in the atticarea in the main house.

    Roof structure appeared adequate, unable to access alot of the attic area.

    Attic ladders are not insulated.

    Roof structure appears to be performing as intended. Rafter fit is good.

    Soffit venting coupled ridge vents are used for attic ventilation. Ventilation isadequate.

    Purlins and purlin bracing and rafter collar ties appeared to be proper.

    Several soffit areas need minor repairs to seal holes. See photos.

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    Newton Home Inspections 1135 Wynnwood Lane, Houston, T

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    Page 17 of REI 7-2 (8/09)

    Minor ceiling cracks on ceilings of the closets inthe guest house

    Laminate wood floor transitions and trim workaround door thresholds could use sealed or

    covered in the guest house.

    Cracked floor tile in bathroom of the guest house.See photo.

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    Page 19 of REI 7-2 (8/09)

    Beam is not totally finished here to wall.

    Carpeting has some wear but in good condition.

    X G. Doors (Interior & Exterior)

    Comments: All doors are functional. Door stops are present.. The kitchen door inthe guest house is rubbing at its top, in need of minor repair.

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    Page 22 of REI 7-2 (8/09)

    Handrails should return back to the wall at theirends to meet todays building standards.

    Back wooden deck steps also vary slightly on stairrisers. Not as bad as the interior steps, but are not

    quite in tolerance.

    X J. Fireplace/Chimney

    Locations: Fireplace is located in the living roomTypes: Fireplace is prefabricatedComments: Gas valve present damper working. Did not test unit. Appeared to bein working order. Would recommend a yearly cleaning and inspection. Ceramiclog type fireplace., Chimney cap intact., Would recommend sealing the fireplace

    exterior stone to the stucco.

    Would recommend sealing the fireplace exteriorstone to the stucco.

    Gas valve present damper working. Did not testunit. Appeared to be in working order. Wouldrecommend a yearly cleaning and inspection.

    Ceramic log type fireplace.

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    Page 24 of REI 7-2 (8/09)

    II. ELECTRICAL SYSTEMS

    Metal fencing and gates are performing asintended. Some of the fencing needs new paint.

    Paint peeling on fencing.

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    Page 26 of REI 7-2 (8/09)

    A 100 amp Square D electrical panel is used forthe guest house. Fully functional and performing

    as intended. Aluminum wiring present in the panelfor the dryer connection hook up in the garage.

    The electrical panels are labeled, did not verifyaccuracy.

    There is no (AFCI) arc fault circuit interruptersinstalled on the guest house electrical panel. See

    note on (AFCI) recommendation.

    All copper wiring in the main house and in theguest house excluding the dryer connection in the

    garage.

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    Page 28 of REI 7-2 (8/09)

    There is one Square D circuit breaker installed inthe Cutler/Hammer electrical panel. Would

    recommend talking with your licensed electricianabout switching this breaker with a Cutler/Hammer

    breaker. Warranty could be voided by not usingthe correct brand breaker in the electrical panel.

    (AFCI) arc fault circuit interrupter breakers areinstalled for the bedroom receptacles on the main

    house. (AFCI) is protection for overloadconditions. Trips are located on the circuit

    breakers themselves in the electrical panel. seephoto.

    Aluminum wiring present for the incoming feedwires to the main home. Aluminum antioxidantpaste should be used at the lugs but is not

    present. Underground wiring to the electricalmeter box.

    In need of repair, there is one double tappedcircuit breaker in the electrical panel for the mainhouse. Have a licensed electrician correct thisissue. There should not be any double tapped

    breakers. see photo.

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    Page 29 of REI 7-2 (8/09)

    The neutral or common wires (white wires) are doubled up on the neutral buss bar on the main housepanel. Per code all neutral wires must have there own terminal lug on the buss bar and not doubled

    up. Have a licensed electrician correct this issue. There are several lugs that have doubled up neutrawires. There are empty lugs in the panel to correct this. Have electrician repair.

    X X B. Branch Circuits, Connected Devices, and Fixtures

    Type of Wiring: Copper wiring, Aluminum wiring, 100 Amp service panel, 200Amp service panelComments: All bathrooms have working ground fault protection (GFCI) in themain house with the trip located in the master bathroom., All outside electrical

    receptacles have (GFCI) ground fault protection with the trip located on thegarage wall for the guest house only., All outside receptacles on the main househave working (GFCI) protection with the trip located in the utility room., The mainhouse has working (GFCI) receptacles in the kitchen area with trips in the kitchenarea., The guest house kitchen has one (GFCI) protected receptacle with trip.Working as intended., Smoke detectors are installed in all bedrooms andadjoining hallways and both levels of the home and guest house. Functioning asintended., All ceiling fans, switches and receptacles are working as intended.,Always monitor smoke detectors for proper function as per manufacturerecommendations for safety., You may want to consider adding a carbonmonoxide detector to the home., There is no (GFCI) protection on the electricalreceptacle in the guest house bathroom. Would recommend adding a (GFCI)ground fault receptacle here for safety., The outside Koi pond electrical

    receptacles do not have (GFCI) protection. All outside receptacles need to have(GFCI) ground fault protection. In need of repair., In need of repair, the electricalreceptacle next to the sink in the tool shed needs to have (GFCI) protection also.,The smoke detector outside the master bedroom in the main house was notworking properly when tested. Depressed button would not turn on the detectorbut when others were turned on it would alarm. In need of repair., There are twoelectrical receptacles on the back wall of the living room in the guest house thatdoes not have any power to them. In need of repair.

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    Page 30 of REI 7-2 (8/09)

    Recommend sealing exterior light fixtures to thestucco.

    Missing bulb.

    There are two electrical receptacles on the backwall of the living room in the guest house thatdoes not have any power to them. In need of

    repair.

    No power to this receptacle in closet of the guesthome.

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    Page 32 of REI 7-2 (8/09)

    III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

    In need of repair, the electrical receptacle next tothe sink in the tool shed needs to have (GFCI)

    protection also.

    The main house has working (GFCI) receptaclesin the kitchen area with trips in the kitchen area.

    All bathrooms have working ground faultprotection (GFCI) in the main house with the trip

    located in the master bathroom.

    All ceiling fans, switches and receptacles areworking as intended.

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    Page 33 of REI 7-2 (8/09)

    X A. Heating Equipment

    Type of System: AC is located on the back side of the homes.Energy Source: AC compressor is gas poweredComments: A natural gas Trane furnace is installed in the attic in the main home. Model#TUD1C080A9H41A, serial #61645JG1G. A 80,00 btu unit manufactured in Aprilof 2006. Performing as intended. A natural gas Lennox furnace is installed in the attic for the guest house. Model#G24M3-75H-11, serial #6399A00239. a 75,000 btu unit manufactured in 1999.Performing as intended. Units appeared to be installed correctly. Flue pipes are secured. The electrical wall heater in the guest house bathroom does not operate.

    A natural gas Lennox furnace is installed in theattic for the guest house. Model #G24M3-75H-11,

    serial #6399A00239. a 75,000 btu unitmanufactured in 1999. Performing as intended.

    A natural gas Trane furnace is installed in the atticin the main home. Model #TUD1C080A9H41A,

    serial #61645JG1G. A 80,00 btu unitmanufactured in April of 2006. Performing as

    intended.

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    Page 34 of REI 7-2 (8/09)

    Flue pipes are secured. Units appeared to be installed correctly.

    X B. Cooling Equipment

    Type of System: AC is located on the back side of the homes.Comments: A 3 ton Goodman/Janitrol ac compressor is used for the guest house.Model #CE36-1GB, serial #920139928. Could not determine year of manufacturebut could be 1992. Unit was performing as intended as I received a temperaturedifferential of 12 degrees between supply and return air. 12 to 22 recommended.With temperatures in the upper 50's or low 60's it is difficult to do a proper test ofthe Ac compressors. Would recommend a retest when temperatures are in the

    80's or better.. A 4 ton Trane ac compressor is used for the main house. Model#XR13-2TTR3048A1000AA, serial #6052UGX4F, manufactured January of 2006,R-22 refrigerant. performing as intended with a temperature differential of 14degrees obtained. Hard to properly test in cool temperatures.. The evaporatorcoolers attached to the furnaces appear to be matched in size with thecompressors. . Primary drain line from the evaporator coolers in the attic goes toa sink drain and the secondary pan drain lines terminate out through the soffit onthe left hand side of the home. Always keep the drain pans clear of any debris tohelp prevent any possible plugging of the drain lines. There is also a safety shutoff float switch installed on the overflow pan in the main house.. The guest houseac evaporator cooler drain lines terminate out through the soffit on the left side ofthe guest house.. The electrical panels have the correct sized circuit breakersinstalled for the units and electrical disconnect for the compressors is the circuit

    breaker.. Seal hole where ac compressor vapor and pressure lines enter the soffiton the guest house.

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    Page 35 of REI 7-2 (8/09)

    The guest house ac evaporator cooler drain linesterminate out through the soffit on the left side of

    the guest house.

    A 3 ton Goodman/Janitrol ac compressor is usedfor the guest house. Model #CE36-1GB, serial

    #920139928. Could not determine year ofmanufacture but could be 1992. Unit was

    performing as intended as I received atemperature differential of 12 degrees betweensupply and return air. 12 to 22 recommended.

    With temperatures in the upper 50's or low 60's itis difficult to do a proper test of the Ac

    compressors. Would recommend a retest whentemperatures are in the 80's or better.

    Seal hole where ac compressor vapor andpressure lines enter the soffit on the guest house.

    The evaporator coolers attached to the furnacesappear to be matched in size with the

    compressors.

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    Page 36 of REI 7-2 (8/09)

    Primary drain line from the evaporator coolers inthe attic goes to a sink drain and the secondary

    pan drain lines terminate out through the soffit onthe left hand side of the home. Always keep the

    drain pans clear of any debris to help prevent anypossible plugging of the drain lines. There is also

    a safety shut off float switch installed on theoverflow pan in the main house.

    A 4 ton Trane ac compressor is used for the mainhouse. Model #XR13-2TTR3048A1000AA, serial#6052UGX4F, manufactured January of 2006, R-

    22 refrigerant. performing as intended with atemperature differential of 14 degrees obtained.

    Hard to properly test in cool temperatures.

    Primary drain line from evaporator coolerterminates here.

    Primary drain line from the evaporator coolers inthe attic goes to a sink drain and the secondary

    pan drain lines terminate out through the soffit onthe left hand side of the home. Always keep the

    drain pans clear of any debris to help prevent anypossible plugging of the drain lines. There is also

    a safety shut off float switch installed on theoverflow pan in the main house.

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    Page 37 of REI 7-2 (8/09)

    X C. Duct System, Chases, and Vents

    Comments: Could not fully inspect vents. Filter is in the hall area wall of the guesthouse 20x25x1 air filter. . Filters are located in the hallway walls upstairs anddown in the main house. Filter size is 16x25x1. Replace often.. Programmablethermostat is located in hallway near the master bedroom.. Registers arefunctional. Insulated flex duct is used for air distribution, performing as intended.,properly hung and sealed.

    Filter is in the hall area wall of the guest house20x25x1 air filter.

    Filters are located in the hallway walls upstairsand down in the main house. Filter size is

    16x25x1. Replace often.

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    Page 38 of REI 7-2 (8/09)

    IV. PLUMBING SYSTEMS

    Programmable thermostat is located in hallwaynear the master bedroom.

    Registers are functional

    Insulated flex duct is used for air distribution, performing as intended., properly hung and sealed.

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    Page 39 of REI 7-2 (8/09)

    X A. Water Supply System and Fixtures

    Location of Water Meter: Front right corner of property.Location of Main Water Supply Valve: Outside front corners of both homes.Comments: Static Water Pressure Reading: 44 psi. On the lower end, 40 to 80 is the range. CPVC water lines are used in the main home for water distribution. Performingas intended. Galvanized piping is used for the guest home. Unable to fully determinecondition of water lines. Over time galvanized pipe can get a build up of scale andrust and can develop leaks from this rust. Cannot determine condition of theinside of the piping, but water flow appeared good. All toilets are functioning as intended. Anti-backflow preventers are installed on exterior hose bibs.

    Insulation prevented inspection of most of the water lines in the attic areas ofthe guest house.

    Water meter located front right of property. Water shutoff to the guest house.

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    Static Water Pressure Reading: 44 psi. On thelower end, 40 to 80 is the range.

    All toilets are functioning as intended.

    Water shutoff to the main house.

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    Page 41 of REI 7-2 (8/09)

    X B. Drains, Wastes, and Vents

    Comments: Could not fully inspect vents. Drains appear to be functioning asintended.. Visual inspection of drains only. Filling of sinks and tubs and flushingof toilets and visually watching drains.. PVC piping used for all venting and drainlines in the main home and galvanized pipe is used for the vent piping in theguest house.

    X X C. Water Heating Equipment

    Energy Source: Water heater is gas powered Water heater is electric powered Water heater is located in the garage. Water heater is located in the upstairscloset..Capacity: Unit is 40 gallons. Unit is 50 gallonsComments: Water heaters working as intended. Installed correctly. A Rheem natural gas 40 gallon water heater is installed in the garage is used forthe guest home. Model #41V40PR0, serial #RHNG1298110044, 40,000 btu.Manufactured in 1998. Unit is nearing the end of its recommended life span of 10to 14 years. An AOSmith 50 gallon ekectric gas water heater is used for the main home.Model #EC850200, serial #H06A088885, manufactured in 2006. Performing asintended. Electrical disconnect present. In need of repair for safety reasons. There is no drain line to within six inches ofthe floor or outside for the temperature and relief valve. This is for protection fromthe valve if it would turn on spewing hot water. A flex gas line with a shutoff is present and not used next to the water heater inthe garage. remove and cap off the line to prevent someone from accidentlyturning on the gas. In need of repair, the temperature and relief and drip pan drain lines shouldterminate to within six inches off the ground on the outside of the home. Theseare almost into the dirt. Cut off piping to obtain the six inches of clearance.

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    Page 42 of REI 7-2 (8/09)

    In need of repair, the temperature and relief anddrip pan drain lines should terminate to within sixinches off the ground on the outside of the home.

    These are almost into the dirt. Cut off piping toobtain the six inches of clearance.

    A flex gas line with a shutoff is present and notused next to the water heater in the garage.

    remove and cap off the line to prevent someonefrom accidently turning on the gas.

    Water heater is elevated proper off the garage

    floor.

    In need of repair for safety reasons. There is no

    drain line to within six inches of the floor or outsidefor the temperature and relief valve. This is forprotection from the valve if it would turn on

    spewing hot water.

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    Page 43 of REI 7-2 (8/09)

    An AOSmith 50 gallon ekectric gas water heater isused for the main home. Model #EC850200, serial#H06A088885, manufactured in 2006. Performing

    as intended. Electrical disconnect present.

    Electrical disconnect.

    X D. Hydro-Massage Therapy Equipment

    Comments:

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    Page 44 of REI 7-2 (8/09)

    X X E. Tubs and showers

    Observations:

    Shower and tubs functioning as intended.

    The tub diverter for the guest house bathtub/shower does not completely shutoffwhen filling the tub. In need of repair.

    Would recommend repair of a small grout crack on the outside lower portion ofthe upstairs bathtub in the main house. See photo.

    The tub diverter for the guest housebathtub/shower does not completely shutoff when

    filling the tub. In need of repair.

    Master. Nice master shower.

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    Page 45 of REI 7-2 (8/09)

    Would recommend repair of a small grout crack on the outside lower portion of the upstairs bathtub inthe main house. See photo.

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    X F. Sinks

    Observations:

    Sinks are functioning. Appear to be performing as intended.

    All drain stops are functional.

    Sink P traps are metal in the guest house, replace with plastic.

    All faucets are functioning as intended..

    The kitchen faucet in the guest house appeared to have low flow. Could notdetermine if it has a partial blockage or not.

    Sinks are functioning. Appear to be performing asintended.

    Sink P traps are metal in the guest house, replacewith plastic.

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    Page 47 of REI 7-2 (8/09)

    The kitchen faucet in the guest house appeared tohave low flow. Could not determine if it has a

    partial blockage or not.

    All faucets are functioning as intended..

    All drain stops are functional.

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    Page 48 of REI 7-2 (8/09)

    V. APPLIANCES

    X A. Dishwasher

    Comments: Dishwashers operated normally.. Dishwashers do not have a drainloop or an air gap for back flow prevention. . Switched power for disconnect onthe main house, the guest house has no electrical disconnect for the unit.

    Dishwashers operated normally. Dishwashers do not have a drain loop or an airgap for back flow prevention.

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    X X B. Food Waste Disposer

    Comments: There is no disposal in the guest house but is wired for one..Garbage disposal did not operate in the main house, motor was stuck. In need ofrepair, should be a matter of using the wrench to unstick the motor from lack ofuse.

    Garbage disposal did not operate in the main house, motor was stuck. In need of repair, should be amatter of using the wrench to unstick the motor from lack of use.

    X C. Range Exhause Vent

    Comments: Two speed exhaust fan and dual light that terminates to the outside of thehome. Working as intended on the main house. Two speed fan and light in the guest house. Unit is a recirculating type withfilters, working as intended.

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    Two speed exhaust fan and dual light that terminates to the outside of the home. Working asintended on the main house.

    X X D. Countertops

    Comments: Four burner natural gas cook top was performing as intended in themain house.. Natural gas oven is working in broil and heat modes. Unit isperforming as intended when heated to 350 degrees I received a reading on mythermometer of 370. Main house.. Electric oven is functional, both broiler andoven heating elements are working. Guest house.. Electric four burner cook top isfunctioning as intended, guest house.. Gas shutoff valve for the natural gas range

    is located behind the unit.. Both ranges do not have any anti-tip over protection.Would recommend having the brackets installed for this safety feature.

    Both ranges do not have any anti-tip overprotection. Would recommend having the brackets

    installed for this safety feature.

    Four burner natural gas cook top was performingas intended in the main house.

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    Gas shutoff valve for the natural gas range is located behind the unit.

    X E. Microwave Oven

    Comments: Microwave operated normally, manufactured in April of 2004. Mainhouse.

    Microwave operated normally, manufactured in April of 2004. Main house.X F. Trash Compactor

    Comments:

    X G. Mechanical Exhaust Vents and Bathroom Heaters

    Comments: Bathroom exhaust fans are performing as intended, all terminate tothe outside of the home. Main house.. The laundry room has an exhaust faninstalled in the ceiling but could not find a switch anywhere to turn on. Could nottest.

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    Bathroom exhaust fans are performing as intended, all terminate to the outside of the home. Mainhouse.

    X H. Garage Door Operator(s)

    Door Type: Sectional doorComments: Insulated wood overhead garage doors are installed on the home,one double and one single. Performing as intended., The double garage door hasan electric opener with safety sensors installed. Working as intended, safety andreversing sensors working., The single garage door reversing switch wasoperating as intended along with the opener., The single garage door does not

    have child safety sensors installed for the opener. Would recommend addingthese sensors for safety., Would recommend some minor caulking repair on thefront fascia boards for the garage doors where they meet the stucco. Some minorseperation in places, see photos.

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    Insulated wood overhead garage doors areinstalled on the home, one double and one single.

    Performing as intended.

    Would recommend some minor caulking repair onthe front fascia boards for the garage doors wherethey meet the stucco. Some minor seperation in

    places, see photos.

    The double garage door has an electric openerwith safety sensors installed. Working as

    intended, safety and reversing sensors working.

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    The single garage door does not have child safety sensors installed for the opener. Wouldrecommend adding these sensors for safety.

    X I. Doorbell and Chimes

    Comments: Doorbell operated normally

    X X J. Dryer Vents

    Comments: Dryer vent terminates out through the left side wall of the home.,Always routinely clean dryer vent to help prevent build up of lint which causes

    potential fires and decreases efficiency., There is a dryer vent installed in thesingle garage that vents to the outside., Exterior cover is damaged, recommendrepair of the cover and seal. See photo., The flex tube connecting the dryer to thevent is severely kinked and limiting exhaust. Recommend installing a 90 degreeconnector here to prevent kinking of the exhaust vent pipe. See photo. in need ofrepair.

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    There is a dryer vent installed in the single garagethat vents to the outside.

    Exterior cover is damaged, recommend repair ofthe cover and seal. See photo.

    The flex tube connecting the dryer to the vent isseverely kinked and limiting exhaust. Recommendinstalling a 90 degree connector here to preventkinking of the exhaust vent pipe. See photo. in

    need of repair.

    Did not test washer and dryer.

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    X K. Counter tops and cabinets

    Observations: Granite counter tops and tile backsplash are in good condition. Main house. Wood cabinets are performing as intended and are in good condition on bothhouses. Formica counter tops are performing as intended guest house. A few knifemarks on the formica from use. Cabinet hardware and hinges are working as intended. Would recommend minor repair of the grout on the backsplash where it meetsthe granite counter top to seal. Some minor cracking noted to the right of therefrigerator.

    Cabinet hardware and hinges are working asintended.

    Formica counter tops are performing as intendedguest house. A few knife marks on the formica

    from use.

    Wood cabinets are performing as intended andare in good condition on both houses.

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    VI. OPTIONAL SYSTEMS

    Granite counter tops and tile backsplash are ingood condition. Main house.

    Would recommend minor repair of the grout onthe backsplash where it meets the granite countertop to seal. Some minor cracking noted to the right

    of the refrigerator.

    X A. Lawn and Garden Sprinkler Systems

    Comments:

    X B. Swimming Pools, Spas, Hot Tubs, and Equipment

    Type of Construction:Comments: Outdoor spa was not inspected.

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    Outdoor spa was not inspected.

    X C. Outbuildings

    Materials:Comments: Work shop building was functional.

    Work shop building was functional.X D. Outdoor Cooking Equipment

    Energy Source:Comments:

    X E. Gas Supply Systems

    Comments: Gas meter located on back of home.

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    Gas meter located on back of home.

    X F. Private Water Wells (A coliform analysis is recommended)

    Type of Pump:Type of Storage Equipment:Comments:

    X G. Private Sewage Disposal (Septic) Systems

    Type of System:

    Location of Drain Field:Comments:

    X H. Whole-House Vacuum Systems

    Comments:

    X I. Other Built-in Appliances

    Comments:

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    Page 60 of REI 7-2 (8/09)

    Report SummaryReport Summary

    STRUCTURAL SYSTEMS

    Page 7 Item: B Grading &

    Drainage

    A downspout on the front right corner of the main house is

    loose to the wall and needs secured.. The guest house coulduse improvement of drainage away from the foundation on theback right hand side. Slab exposure is okay here but theflower bed buildup of dirt is somewhat preventing properdrainage away from the home. Improvement needed to keepwater moving away from the foundation and no pooling ofwater next to it. see photos.. Slab exposure is minimal inplaces on both houses. Try to always maintain at least 4inches of slab exposure, especially against stucco as watercan get behind the stucco and it will deteriorate. see photos..Gutters need cleaning.

    Page 12 Item: D Roof Structure &Attic

    Several soffit areas need minor repairs to seal holes. Seephotos.

    Page 16 Item: E Walls (Interior andExterior)

    Noticed one small minor crack in the stucco on the right handside of the main house towards the back. Repair to keep thestucco sealed from moisture. See photo.. Stucco is touchingthe ground on the right front corner of the main house.Remove dirt here to obtain at least 4 inches of clearance..Fascia board is pulling away from the wall on the front rightcorner of the home. Repair and seal.

    Page 19 Item: F Ceilings & Floors One cracked kitchen floor tile in the main house. See photo..Cracked floor tile in bathroom of the guest house. See photo..Minor ceiling cracks on ceilings of the closets in the guesthouse. Laminate wood floor transitions and trim work arounddoor thresholds could use sealed or covered in the guest

    house.Page 20 Item: G Doors (Interior &

    Exterior)The kitchen door in the guest house is rubbing at its top, inneed of minor repair.

    Page 20 Item: H Windows Guest house has single pane glass and three windows havecracked glass. In need of repair.

    Page 22 Item: I Stairways (Interior& Exterior)

    Uneven steps on the main house stairwell. First step is 6 3/4inches high followed by 6 3/8, 5 7/8: 7, 6 1/2, 6 1/2, 6 5/8 67/16, 6 1/2, 6 3/8: 6 3/4, 6 1/2, 6 9/16, 6 9/16, 6 1/2, 6 1/2, 69/16, 6 9/16, 6 1/4. Steps should not vary by more than 3/8 ofan inch from top to bottom. Back wooden deck steps also vary slightly on stair risers.Not as bad as the interior steps, but are not quite in tolerance.

    Page 23 Item: J Fireplace/Chimney Would recommend sealing the fireplace exterior stone to thestucco.

    ELECTRICAL SYSTEMS

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    Page 29 Item: A Service Entranceand Panels

    There is no (AFCI) arc fault circuit interrupters installed onthe guest house electrical panel. See note on (AFCI)recommendation. Arc-fault (AFCI) protection is now required for all 15amp and20amp electrical circuits. This is a current NEC code changeand upgrade to the electrical system. While this may not havebeen a code requirement when this property was originally

    constructed it is now a requirement for all TREC LicensedInspectors to call as a deficiency. Upgrading the AFCIprotection will enhance your home and personal safety. Would recommend sealing both electrical panels to the wallwith caulking to seal out moisture and insects. Especiallyacross the top and sides of the panels. In need of repair, there is one double tapped circuit breakerin the electrical panel for the main house. Have a licensedelectrician correct this issue. There should not be any doubletapped breakers. see photo. The neutral or common wires (white wires) are doubled upon the neutral buss bar on the main house panel. Per code allneutral wires must have there own terminal lug on the bussbar and not doubled up. Have a licensed electrician correctthis issue. There are several lugs that have doubled upneutral wires. There are empty lugs in the panel to correctthis. Have electrician repair. There is one Square D circuit breaker installed in theCutler/Hammer electrical panel. Would recommend talkingwith your licensed electrician about switching this breaker witha Cutler/Hammer breaker. Warranty could be voided by notusing the correct brand breaker in the electrical panel.

    Page 32 Item: B Branch Circuits,ConnectedDevices, and

    Fixtures

    There is no (GFCI) protection on the electrical receptacle inthe guest house bathroom. Would recommend adding a(GFCI) ground fault receptacle here for safety., The outside

    Koi pond electrical receptacles do not have (GFCI) protection.All outside receptacles need to have (GFCI) ground faultprotection. In need of repair., In need of repair, the electricalreceptacle next to the sink in the tool shed needs to have(GFCI) protection also., The smoke detector outside themaster bedroom in the main house was not working properlywhen tested. Depressed button would not turn on the detectorbut when others were turned on it would alarm. In need ofrepair., There are two electrical receptacles on the back wallof the living room in the guest house that does not have anypower to them. In need of repair.

    HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

    Page 34 Item: A Heating Equipment The electrical wall heater in the guest house bathroom doesnot operate.

    Page 36 Item: B Cooling Equipment Seal hole where ac compressor vapor and pressure linesenter the soffit on the guest house.

    PLUMBING SYSTEMS

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    Page 43 Item: C Water HeatingEquipment

    In need of repair for safety reasons. There is no drain line towithin six inches of the floor or outside for the temperatureand relief valve. This is for protection from the valve if it wouldturn on spewing hot water. A flex gas line with a shutoff is present and not used next tothe water heater in the garage. remove and cap off the line toprevent someone from accidently turning on the gas.

    In need of repair, the temperature and relief and drip pandrain lines should terminate to within six inches off the groundon the outside of the home. These are almost into the dirt.Cut off piping to obtain the six inches of clearance.

    Page 45 Item: E Tubs and showers The tub diverter for the guest house bathtub/shower does notcompletely shutoff when filling the tub. In need of repair.

    Would recommend repair of a small grout crack on the outsidelower portion of the upstairs bathtub in the main house. Seephoto.

    Page 48 Item: F Sinks The kitchen faucet in the guest house appeared to have lowflow. Could not determine if it has a partial blockage or not.

    APPLIANCES

    Page 49 Item: B Food WasteDisposer

    Garbage disposal did not operate in the main house, motorwas stuck. In need of repair, should be a matter of using thewrench to unstick the motor from lack of use.

    Page 51 Item: D Countertops Both ranges do not have any anti-tip over protection. Wouldrecommend having the brackets installed for this safetyfeature.

    Page 52 Item: G MechanicalExhaust Vents andBathroom Heaters

    The laundry room has an exhaust fan installed in the ceilingbut could not find a switch anywhere to turn on. Could nottest.

    Page 54 Item: H Garage Door

    Operator(s)

    The single garage door does not have child safety sensors

    installed for the opener. Would recommend adding thesesensors for safety., Would recommend some minor caulkingrepair on the front fascia boards for the garage doors wherethey meet the stucco. Some minor seperation in places, seephotos.

    Page 55 Item: J Dryer Vents Exterior cover is damaged, recommend repair of the coverand seal. See photo., The flex tube connecting the dryer tothe vent is severely kinked and limiting exhaust. Recommendinstalling a 90 degree connector here to prevent kinking of theexhaust vent pipe. See photo. in need of repair.

    Page 57 Item: K Counter tops andcabinets

    Would recommend minor repair of the grout on thebacksplash where it meets the granite counter top to seal.

    Some minor cracking noted to the right of the refrigerator.