Property Inspection Report€¦ · INTEGRITY PROPERTY INSPECTION SERVICES, PLLC Property Inspection...

INTEGRITY PROPERTY INSPECTION SERVICES,PLLC

Property Inspection ReportCover Page

3415 Lake Court, Iowa Colony, Texas 77089Inspection prepared for: Martin Johnson

Real Estate Agent: Angela Chavez - BHGRE - Gary Greene

Date of Inspection: 10/21/2016 Time: 9:00 am Age of Home: 2016 - new construction Size: 1,916 sq ft

Weather: Sunny & 59 degrees

Inspector: Steve KellyLicense # 20498

15201 Mason Road, # 1000-381, Cypress, TX 77433Phone: 713-449-2950 Fax: 832-218-4205

Email: [email protected]

INTEGRITY PROPERTY INSPECTIONSERVICES, PLLC

3415 Lake Court, Iowa Colony, Texas

Page 1 of 18REI 7-5 (05/4/2015)

PROPERTY INSPECTION REPORTPrepared For: Martin Johnson

(Name of Client)

Concerning: 3415 Lake Court, Iowa Colony Texas, 77089(Address or Other Identification of Inspected Property)

By: Steve Kelly, License # 20498 10/21/2016(Name and License Number of Inspector) (Date)

PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIESThis property inspection report may include an inspection agreement (contract), addenda, and other information related to propertyconditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefullyread ALL of this information.

This inspection is subject to the rules ("Rules") of the Texas Real Estate Commission ("TREC"), which can be found atwww.trec.texas.gov.

The TREC Standards of Practice (Sections 535.227-535.233 of the Rules) are the minimum standards for inspections by TREClicensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at the timeof the inspection. While there may be other parts, components or systems present, only those items specifically noted as beinginspected were inspected. The inspector is NOT required to turn on decommissioned equipment, systems, utility services or apply anopen flame or light a pilot to operate any appliance. The inspector is NOT required to climb over obstacles, move furnishings orstored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT acode compliance inspection and does NOT verify compliance with manufacturer’s installation instructions. The inspection does NOTimply insurability or warrantability of the structure or its components. Although some safety issues may be addressed in this report,this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potential hazards.

In this report, the inspector shall indicate, by checking the appropriate boxes on the form, whether each item was inspected, notinspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. The inspectormust check the Deficient (D) box if a condition exists that adversely and materially affects the performance of a system or componentor constitutes a hazard to life, limb or property as specified by the TREC Standards of Practice. General deficiencies includeinoperability, material distress, water penetration, damage, deterioration, missing components, and unsuitable installation. Commentsmay be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasizethe importance of one deficiency over another.

Some items reported may be considered life-safety upgrades to the property. For more information, refer to Texas Real EstateConsumer Notice Concerning Recognized Hazards or Deficiencies below.

THIS PROPERTY INSPECTION IS NOT A TECHNICALLY EXHAUSTIVE INSPECTION OF THE STRUCTURE, SYSTEMSOR COMPONENTS. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the riskinvolved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes inperformance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about thisproperty, including any seller’s disclosures, previous inspection reports, engineering reports, building/remodeling permits, andreports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You shouldalso attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at thisproperty. It is not the inspector’s responsibility to confirm that information obtained from these sources is complete or accurate orthat this inspection is consistent with the opinions expressed in previous or future reports.

ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS OR TAKE OTHERACTIONS, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THE SELLER TAKE ANY ACTION. When adeficiency is reported, it is the client’s responsibility to obtain further evaluations and/or cost estimates from qualified serviceprofessionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods.

Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188 (512) 936-3000(http://www.trec.texas.gov).



Page 2 of 18REI 7-5 (05/4/2015)

Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional 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 theoriginal repair costs. The inspector is not required 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 maycrack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition ofthe roof, and the performance of the 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 information contained herein obsolete or invalid.This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. Ifyou did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professionalopinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire alicensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning thisproperty.

TEXAS REAL ESTATE CONSUMER NOTICE CONCERNING HAZARDS OR DEFICIENCIES

Each year, Texans sustain property damage and are injured by accidents in the home. While some accidents may not be avoidable,many other accidents, injuries, and deaths may be avoided through the identification and repair of certain hazardous conditions.Examples of such hazards include:

• malfunctioning, improperly installed, or missing ground fault circuit protection (GFCI) devices for electricalreceptacles in garages, bathrooms, kitchens, and exterior areas;• malfunctioning arc fault protection (AFCI) devices;• ordinary glass in locations where modern construction techniques call for safety glass;• malfunctioning or lack of fire safety features such as smoke alarms, fire-rated doors in certain locations, and functionalemergency escape and rescue openings in bedrooms;• malfunctioning carbon monoxide alarms;• excessive spacing between balusters on stairways and porches;• improperly installed appliances;• improperly installed or defective safety devices;• lack of electrical bonding and grounding; and• lack of bonding on gas piping, including corrugated stainless steel tubing (CSST).

To ensure that consumers are informed of hazards such as these, the Texas Real Estate Commission (TREC) has adopted Standardsof Practice requiring licensed inspectors to report these conditions as “Deficient” when performing an inspection for a buyer or seller,if they can be reasonably determined.

These conditions may not have violated building codes or common practices at the time of the construction of the home, or they mayhave been “grandfathered” because they were present prior to the adoption of codes prohibiting such conditions. While the TRECStandards of Practice do not require inspectors to perform a code compliance inspection, TREC considers the potential for injury orproperty loss from the hazards addressed in the Standards of Practice to be significant enough to warrant this notice.

Contract forms developed by TREC for use by its real estate licensees also inform the buyer of the right to have the home inspectedand can provide an option clause permitting the buyer to terminate the contract within a specified time. Neither the Standards ofPractice nor the TREC contract forms require a seller to remedy conditions revealed by an inspection. The decision to correct ahazard or any deficiency identified in an inspection report is left to the parties to the contract for the sale or purchase of the home.

INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", OR PROVIDED ASAN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION AND MAY CONTAINCONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION DOES NOTREGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT UNDERSTAND THE EFFECT OF ANYCONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT AN ATTORNEY.

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR



I=Inspected NI=Not Inspected NP=Not Present D=Deficient

I NI NP D

Page 3 of 18REI 7-5 (05/4/2015)

I. STRUCTURAL SYSTEMS

X X A. Foundations

Type of Foundation(s):• Post tension slab on gradeComments:• It is the opinion of this inspector, this homes foundation appeared to befunctioning as intended on the day of inspection.• A crack was found on the right rear corner of the homes foundation. This crackshould be sealed in order to prevent moisture penetration and access by insects.

Crack on the right rear corner of the home.

X X B. Grading & Drainage

Comments:• Drainage:• Recommend adding gutters to the sides and rear of the home in order to moverun-off away from the homes foundation.• Grading:• A hole was found in the yard at the condensing unit on the left side of the home.Recommend filling this hole in order to prevent injury.• Soil to brick contact was found on the left patio post. Recommend pulling thesoil back away from the home in order to expose at least four inches of the slabbelow the first course of brick.• It appears new grass has been installed on the right side of the home. The newgrass stops short of the right rear corner of the home and is higher than theexisting grade in the backyard. This change in soil elevation may cause runoff topond near the right rear corner of the home. Recommend consulting a landscapespecialist for further evaluation and corrective action.• The grade on the left side of the patio is higher than the patio floor. There aresigns of previous ponding on the patio floor due to the high soil. Recommendlowering the grade on the left side of the patio in order to prevent ponding.




I NI NP D

Page 4 of 18REI 7-5 (05/4/2015)

Change in grade on the right side of the home. High grade on the left side of the patio with signsof previous ponding.

Soil to brick contact on the left patio post.




I NI NP D

Page 5 of 18REI 7-5 (05/4/2015)

X X X C. Roof Covering Materials

Type(s) of Roof Covering:• Asphalt shinglesViewed From:• Ladder• GroundComments:• Recommend sealing around all roof top vent flashing and vent penetrationsevery 5-6 years in order to prevent moisture penetration.• Due to the potential to damage the roof covering materials, the shingles werenot lifted in order to view the fastener pattern.• Lifting drip edge flashing was found on the right side of the dormer. Recommendsecuring the drip edge flashing to the roof surface and flush to the fascia in orderto prevent damage due to wind lift and moisture penetration.

Lifting drip edge flashing on the right side of the dormer.

X X X D. Roof Structures and Attics

Approximate Average Depth of Insulation:• Insulation is approximately 10-12 inches deep.Approximate Average Thickness of Vertical Insulation:• Insulation is approximately 4 inches thick.Comments:• Unable to inspect the entire roof structure due to limited attic access.• Collar ties are missing in the attic above the garage. Collar ties (2” x 4”s) shouldbe installed at the upper third of the rafter span every 4' on center. Recommendconsulting a general contractor for corrective action.• Gaps were found at the roof transitions on the right side of the garage and leftrear corner of the front porch. These gaps should be sealed in order to preventpest or rodent access and moisture penetration.




I NI NP D

Page 6 of 18REI 7-5 (05/4/2015)

Flashing gap on the right side of the garage. No collar ties in the attic above the garage.

Gap on the left side of the front porch.

X X E. Walls (Interior and Exterior)

Wall Materials:• Exterior walls are covered with brick, stone and fiber cement siding.• Interior walls are covered with drywall.Comments:• Exterior:• Sealant gaps were found at several of the windows. Recommend sealing thesegaps in order to prevent pest access and moisture penetration.• An irregular vent cover installation was found on the left side of the home.• Recommend consulting a general contractor for further evaluation andcorrective action.




I NI NP D

Page 7 of 18REI 7-5 (05/4/2015)

Sealant gaps at the middle family room window. Sealant gaps at the rear family room window.

Sealant gaps at the master bathroom window. Irregular vent cover installation on the left side ofthe home.

X F. Ceilings and Floors

Ceiling & Floor Materials:• Ceilings are covered with drywall.• Floors are covered with carpet, tile and wood.Comments:

X G. Doors (Interior and Exterior)

Comments:




I NI NP D

Page 8 of 18REI 7-5 (05/4/2015)

X X H. Windows

Window Types:• Garden style windows• Stationary style windows• Windows are double hung, double glazed and made of vinyl.Comments:• The front family room window frame is damaged. Recommend consulting themanufacturer or installer for corrective action.

Damaged front family room window frame.

X I. Stairways (Interior and Exterior)

Comments:

X X X J. Fireplaces and Chimneys

Locations:• Fireplace is located in the family room.Types:• Fireplace is prefabricated and gas fueled.Comments:• The fireplace is a glass enclosed unit, which would require disassembling for acomplete inspection. Disassembling the fireplace is outside the scope of thisinspection.• The fireplace did not function at the time of inspection.• Recommend consulting a fireplace specialist for further evaluation andcorrective action.

X K. Porches, Balconies, Decks, and Carports

Comments:




I NI NP D

Page 9 of 18REI 7-5 (05/4/2015)

X L. Other

Materials:Comments:




I NI NP D

Page 10 of 18REI 7-5 (05/4/2015)

II. ELECTRICAL SYSTEMS

X A. Service Entrance and Panels

Panel Locations:• The Square D electric service panel is located in the garage.Materials & Amp Rating:• Copper branch circuit cables• Copper service entrance cables• 150 ampComments:

X B. Branch Circuits, Connected Devices, and Fixtures

Type of Wiring:• Copper wiring• 150 amp service panelComments:• Recommend changing all smoke and carbon monoxide detector batteries twiceyearly in order to ensure they are always in good working condition.




I NI NP D

Page 11 of 18REI 7-5 (05/4/2015)

III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

X A. Heating Equipment

Type of System and Energy Source:• The Carrier forced air heating system is gas powered and located in the attic.Energy Source:• AC compressor is electric powered.Comments:• Recommend having the heating unit serviced prior to turning it on in the fall.

Heating unit data plate.

X B. Cooling Equipment

Type of Systems:Comments:• The Carrier electric condensing unit is located on the left side of the home. Thisunit’s model number is CA16NA036-A (3 tons); serial number is 2016E06891 andthe max breaker is 30 amps.




I NI NP D

Page 12 of 18REI 7-5 (05/4/2015)

Carrier condensing unit on the left side of thehome.

Condensing unit data plate.

X X C. Duct System, Chases, and Vents

Comments:• Unable to inspect all of the ducts due to limited attic access.




I NI NP D

Page 13 of 18REI 7-5 (05/4/2015)

IV. PLUMBING SYSTEM

X X A. Water Supply System and Fixtures

Location of Water Meter:• Front yard - left cornerLocation of Main Water Supply Valve:• In the front guest bedroom closet.Comments:• Static Water Pressure Reading: 57 psi (acceptable range is 40-80 psi).• There were no visible access panels present to allow for inspection of theplumbing supply and drain line assemblies at the bathtubs or showers.

X X B. Drains, Wastes, and Vents

Comments:• There were no visible access panels present to allow for inspection of theplumbing supply and drain line assemblies at the bathtubs or showers.

X X C. Water Heating Equipment

Energy Source:• The Rheem water heater is gas powered and located in the attic.Capacity:• Unit is 40 gallonsComments:• There is no visible bonding of a gas line to a water line. These lines should bebonded in order to minimize the potential for the gas line to become energized.Recommend consulting a licensed electrician for corrective action.• Daylight could be seen around the roof top combustion exhaust vent ductpenetration. Recommend sealing around the combustion exhaust vent cover andduct penetration from the roof in order to prevent moisture penetration. A roofingcontractor should be consulted for corrective action.




I NI NP D

Page 14 of 18REI 7-5 (05/4/2015)

Water heater data plate. Air gap around the combustion exhaust vent ductpenetration.

Example of gas line bonding.

X D. Hydro-Massage Therapy Equipment

Comments:




I NI NP D

Page 15 of 18REI 7-5 (05/4/2015)

V. APPLIANCES

X A. Dishwashers

Comments:

X B. Food Waste Disposers

Comments:

X C. Range Hood and Exhaust Systems

Comments:

X D. Ranges, Cooktops, and Ovens

Comments:

X E. Microwave Ovens

Comments:

X F. Mechanical Exhaust Vents and Bathroom Heaters

Comments:

X G. Garage Door Operators

Door Type:• Aluminum sectional doorComments:

X H. Dryer Exhaust Systems

Comments:• Recommend cleaning the dryer vent cover and vent duct annually in order toprevent lint buildup.

X X I. Other

Observations:• There is no visible bonding of a gas line to a water line. These lines should bebonded in order to prevent a nearby lightening strike from igniting the gas.Recommend consulting a licensed electrician for corrective action.




I NI NP D

Page 16 of 18REI 7-5 (05/4/2015)

VI. OPTIONAL SYSTEMS

X X A. Landscape Irrigation (Sprinkler) Systems

Comments:• There are a number of pop up sprayers around the home which are abovegrade. These elevated sprayers will be damaged by lawn equipment and maycause injury. Recommend burying these sprayers flush with the grade.• Recommend consulting a licensed irrigation specialist for further evaluation andcorrective action.

One of several pop up sprayers above grade around the home.

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

Type of Construction:Comments:

X C. Outbuildings

Materials:Comments:

X D. Other

Comments:



Page 17 of 18REI 7-5 (05/4/2015)

Report SummaryReport Summary

STRUCTURAL SYSTEMSPage 3 Item: A Foundations • A crack was found on the right rear corner of the homes

foundation. This crack should be sealed in order to preventmoisture penetration and access by insects.

Page 4 Item: B Grading &Drainage

• Grading:• A hole was found in the yard at the condensing unit on theleft side of the home. Recommend filling this hole in order toprevent injury.• Soil to brick contact was found on the left patio post.Recommend pulling the soil back away from the home inorder to expose at least four inches of the slab below the firstcourse of brick.• It appears new grass has been installed on the right side ofthe home. The new grass stops short of the right rear cornerof the home and is higher than the existing grade in thebackyard. This change in soil elevation may cause runoff topond near the right rear corner of the home. Recommendconsulting a landscape specialist for further evaluation andcorrective action.• The grade on the left side of the patio is higher than the patiofloor. There are signs of previous ponding on the patio floordue to the high soil. Recommend lowering the grade on theleft side of the patio in order to prevent ponding.

Page 5 Item: C Roof CoveringMaterials

• Lifting drip edge flashing was found on the right side of thedormer. Recommend securing the drip edge flashing to theroof surface and flush to the fascia in order to prevent damagedue to wind lift and moisture penetration.

Page 5 Item: D Roof Structuresand Attics

• Collar ties are missing in the attic above the garage. Collarties (2” x 4”s) should be installed at the upper third of therafter span every 4' on center. Recommend consulting ageneral contractor for corrective action.• Gaps were found at the roof transitions on the right side ofthe garage and left rear corner of the front porch. These gapsshould be sealed in order to prevent pest or rodent accessand moisture penetration.

Page 6 Item: E Walls (Interior andExterior)

• Exterior:• Sealant gaps were found at several of the windows.Recommend sealing these gaps in order to prevent pestaccess and moisture penetration.• An irregular vent cover installation was found on the left sideof the home.• Recommend consulting a general contractor for furtherevaluation and corrective action.

Page 8 Item: H Windows • The front family room window frame is damaged.Recommend consulting the manufacturer or installer forcorrective action.

Page 8 Item: J Fireplaces andChimneys

• The fireplace did not function at the time of inspection.• Recommend consulting a fireplace specialist for furtherevaluation and corrective action.

PLUMBING SYSTEM



Page 18 of 18REI 7-5 (05/4/2015)

Page 13 Item: C Water HeatingEquipment

• There is no visible bonding of a gas line to a water line.These lines should be bonded in order to minimize thepotential for the gas line to become energized. Recommendconsulting a licensed electrician for corrective action.• Daylight could be seen around the roof top combustionexhaust vent duct penetration. Recommend sealing aroundthe combustion exhaust vent cover and duct penetration fromthe roof in order to prevent moisture penetration. A roofingcontractor should be consulted for corrective action.

APPLIANCESPage 15 Item: I Other • There is no visible bonding of a gas line to a water line.

These lines should be bonded in order to prevent a nearbylightening strike from igniting the gas. Recommend consultinga licensed electrician for corrective action.

OPTIONAL SYSTEMSPage 16 Item: A Landscape

Irrigation(Sprinkler)Systems

• There are a number of pop up sprayers around the homewhich are above grade. These elevated sprayers will bedamaged by lawn equipment and may cause injury.Recommend burying these sprayers flush with the grade.• Recommend consulting a licensed irrigation specialist forfurther evaluation and corrective action.

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