PROPERTY INSPECTION REPORT report is provided for the specific benefit of the client named above and...

Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188 (512) 936-3000 (http:\\www.trec.state.tx.us). REI 7-5 (05/4/2015)

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PROPERTY INSPECTION REPORT

Prepared For:

(Name of Client)

Concerning:

(Address or Other Identification of Inspected Property)

By: Dean Limbaugh #4599 10/2015

(Name and License Number of Inspector)

(Date)

PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES

This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefully read ALL of this information.

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

The TREC Standards of Practice (Sections 535.227-535.233 of the Rules) are the minimum standards for inspections by TREC-licensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted as being inspected were inspected. The inspector is NOT required to turn on decommissioned equipment, systems, utility services or apply an open flame to light a pilot to operate any appliance. The inspector is NOT required to climb over obstacles, move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturer’s installation instructions. The inspection does NOT imply 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, not inspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. The inspection must check the Deficient (D) box if a condition exists that adversely and materially affects the performance of a system or component or constitutes a hazard to life, life or property as specified by the TREC Standards of Practice. General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing components, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another.

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

THIS PROPERTY INSPECTION IS NOT A TECHNICALLY EXHAUSTIVE INSEPCTION OF THE STRUCTURE, SYSTEMS, OR COMPONENTS. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about this property, including any seller’s disclosures, previous inspection reports, engineering reports, building / remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, additions, or other


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Report Identification: such activities have taken place at this property. It is not the inspector’s responsibility to confirm the information obtained from the sources is complete or that this inspection is consistent with the opinions in the previous or future reports. ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS OR TAKE OTHER ACTIONS, NOR IS THE PRUCHASER REQURIED TO REQUEST THAT THE SELLER TAKE ANY ACTION. When a deficiency is reported, it is the client’s responsibility to obtain further evaluations and/cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesman may lead to the discovery of additional deficiencies which may involve additional repair coasts. 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 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 may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the 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. If you did not hire the inspector 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 in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property. TEXAS REAL EXTATE 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 identification and repair of certain hazardous conditions. Examples of such hazards include:

malfunctioning, improperly installed, or missing ground fault circuit protection (GFCI) devices for electrical receptacles 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 functional emergency 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; and

lack of electrical bonding and grounding

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 Standards of 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 may have been “grandfathered” because they were present prior to the adoption of codes prohibiting such conditions. While the TREC Standards of Practice do not require inspectors to perform a code compliance inspection, TREC considers the potential for injury or property loss from the hazards addressed in the Standards or Practice to be significant enough to warrant this notice.

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


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

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR Inspection Agreement & Report: The inspection agreement was given to the Client onsite. The report was emailed to the Client. Weather: The weather at the time of the inspection was clear in the 80’s with rains in the preceding days. Deficiency of inspected items and/or considerations: Items, systems or components that are considered deficient and/or a heads up are included in the report in bold typeface in each section. Maintenance: Items or systems that require maintenance may be included in yellow in the comment section. The items or systems that are included are not intended to be a full list and should not be relied upon as such. Limitations, Recommendations and or Comments: Limitations of the inspection, recommendations and or comments of components or systems may be included in Italics after comments. Property Orientation: The property described in the report (left, right, front and rear) is determined by facing the dwelling from the street / front entryway door. Seller’s Disclosure: The Seller’s Disclosure if any was not available at the time of the inspection or prior to sending the written inspection report. Code Reference: The following report seeks to identify deficiencies but doesn’t warrant the property is in code compliance. The inspector that performed the inspection is not a code certified inspector. Codes may vary from one jurisdiction to another that is sometimes a judgement call made by a government employee or a third party inspector. Codes may be referenced in the report as indicated by IRC number if provided and viewed on the website at the following link: http://publicecodes.cyberregs.com/icod/irc/index.htm

Front view of the inspected property: Rear view of the inspected property:

http://publicecodes.cyberregs.com/icod/irc/index.htm

Report Identification:

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

I NI NP D Inspection Item

This confidential report is prepared exclusively for of 36 © 2015 Buyers Inspection Services REI 7-5 (05/4/2015)

I. STRUCTURAL SYSTEMS

A. Foundations

Type of Foundation(s): Concrete slab on grade Comments (An opinion on performance is mandatory.): Recent renovations and or interior painting concealed historical evidence. Portions of the slab perimeter was not visible due to concrete flatwork, pavers, high soils and possible zero lot line (viewed from a ladder over the fence only).

Due to the expansive nature of the soils in the Gulf Coast area, a frequent-foundation watering program is recommended. Consistent watering at the entire slab perimeter may help prevent further and/or future settlement and damage. The foundation has experienced movement as evidenced by separation/cracking in one or more of the following locations:

Exterior veneers (i.e. crack at the mortar / brick veneer at the front exterior) Trees were noted near the dwelling (rear, right side and stump at front). Informational: Trees within 5’ of the slab perimeter or within the drip line of the tree may pose a future threat to the foundation and its underlying soil. Recommend removal or installation of a root barrier.





The performance criterion of concrete slab on grade foundations may vary with differences in slope, cracks in walls, doors or windows out of square, etc. Future movement cannot be predicted in a one-time inspection. Signs of movement as noted above should be monitored. The foundation is performing in a serviceability sense within what is considered to be an acceptable range of structural performance and is not suggestive or requiring underpinning / foundation repairs at the time of the inspection in the opinion of the Inspector.

B. Grading & Drainage

Comments: Underground drainage systems including French drains if present are not inspected. The soil level should be 6” below the siding. Informational: The grade should fall away from the foundation (6” in the first 10’ where possible). IRC R401.3





Observed debris / aggregate in the gutter system. Informational: Gutters must be kept clean to allow proper function of the gutter system and drainage.

Damage was noted at the gutter system (nails not secured to the fascia, not properly sloped at the front, etc.). Splash blocks or extensions are not present at the end of one or more downspouts. Informational: Splash blocks or extensions at the end of the gutter downspouts help to avoid soil erosion and discharge roof drainage 5’ away from the foundation. IRC R801.3

C. Roof Covering Materials

Type(s) of Roof Covering: 3-tab Composition shingles Viewed From: Roof level Comments: The shingles were not separated or pulled back to examine the number or locations of the fasteners. Pulling the shingles back will break the seal and result in a repair. No signs of active roof related water penetration was observed at the interior of the dwelling at the time of the inspection. No determination was made concerning the life expectancy of the roof covering. Previous repairs were observed at several areas as indicated by different coloration of the shingles.





View (typical) of the surface of the roof covering is intended to be representative with areas of more or less damage possible. Three-tab shingles with a 20-year warranty (warranty of the shingles are not determined; warranty may be more or less) typically have a life span between 12-15 years.

Limbs in contact or within 3’ of the roof covering should be removed. Informational: Limbs can brush the aggregate off the roof covering prematurely wearing the shingles. The DWV piping isn’t fully painted above the roofline. Informational: Painting of the pipe and plastic boots is required to prevent damage from UV exposure.

Brackets for the satellite dish(s) have been bolted through the roof covering. Informational: Bracket and/or bolt penetrations may not have been made waterproof. Waterproofing is difficult (i.e. silicone is not compatible with asphalt shingles and tar or roofing cement can crack at the brackets or bolts).





Shingles are not adhered at 2 of 2 checked locations. Informational: Failure of shingles to adhere or bond can allow shingles to be stripped off during high wind events. Failure may be related to a manufacturing defect. The shingles aren’t sealed at the leading edges (2 of 2 checked locations). Informational: Shingles that aren’t sealed are subject to wind uplift.

Previous repairs were observed as noted by the mastic at or near the penetrations. Informational: Mastic/sealant is in use that requires periodic and ongoing maintenance. If used to repair leaks then leaks are likely again in the future.





D. Roof Structures and Attics

Viewed From: The roof decking and attic components were observed from accessible attic areas only, items under insulation or hidden from view are not inspected. Platforms and walkways only were walked upon. Attic joists are not walked upon by this inspection company. Approximate amount of attic area visible: 45% Approximate Average Depth of Insulation: 0-4” Comments: Missing fasteners noted at the attic access stairs. Informational: Most manufacturers require 16d or 3” lag screws (2 per end and 3 per side, at corner brackets and hinges). Recommend securing according to the manufacturer’s written instructions. Joist hangers aren’t provided at the rough framing for the attic access stairs. The cover for the attic access stairs doesn’t close flush with the surrounding trim. No insulation or weather-stripping is provided at the attic access stairs. Informational: Access doors from conditioned spaces to unconditioned spaces (e.g., attics) shall be weather-stripped and insulated to a level equivalent to the insulation on the surrounding surfaces. IECC Section 402.2.3 & IRC Section N1102.2.3 The lower section(s) of the attic access stairs is not in line with the adjoining section. Informational: The lower section should be trimmed inline to prevent damage to the stairs per manufacturer’s written instructions.

Insulation levels are 0-4”. Informational: Recommend additional insulation for increased energy efficiency (R30 is current minimum at the floor of the attic). Disturbed areas of insulation were observed that may indicate rodent activity (possible previous). Informational: All attic areas should be properly flashed / sealed if required to provide a barrier against rodents. IRC G2404.9





Staining was observed at the roof decking (evidence of water penetration). Informational: Infrared and or a non-destructive moisture meter detected normal levels of moisture at the time of the inspection. False negatives are possible due to lack of precipitation, direction precipitation, etc.

The attic fan didn’t come on during the inspection and may be inoperable. Informational: The powered vents were not inspected. Powered vents typically have a life span of 2-5 years.

The level of ventilation should be improved. Informational: The total net free ventilating area shall not be less than

1/150 of the space ventilation (roughly divided between upper and lower vent

areas) to 1/300. Proper ventilation will help to keep the house cooler during warm weather and

extend the life of roofing materials. IRC R806.2

Purlins (2x4) should be the same size as the rafter (2x6) and be supported by struts to a load-bearing wall. Informational: Properly placed purlin struts support the roof structure. Give was noted at the platforms it the attic at several locations – all platforms should be properly supported and secured. Damage was observed at the platform at one or more locations. The walkway isn’t 24” wide and service area has obstructions. Informational: A walkway (24” wide and solid flooring) and a service space (30” deep and wide) are required to and in front of the appliances in the attic. IRC M1305.1.3

E. Walls (Interior and Exterior)

Comments: Recent renovations and or painting concealed historical evidence.





Damage area(s) were observed at the exterior veneers (i.e. cracks in the brick veneer, fascia at the right rear, etc.). Informational: Expansion joints are currently required every 18 to 20 feet. Elastomeric caulking should be used at the cracks in the brick veneer. Areas where decay if present should be removed exposing the underlying materials to inspection prior to repair. All exterior veneers should be properly sealed to provide a barrier against weather, insects and provide environmental control of the interior. Attachment of exterior veneers should be per existing building codes or manufacturers written instructions.

Rust and corrosion was observed at the lintels. Weep holes are missing at the lintels over the door(s) & window(s). Informational: Weep holes are required every 33” at the brick veneer and over lintels. Weep holes if missing may not allow the drainage plane to function properly. IRC R703.7.6

Informational: The manufacturer of the cement board siding was not determined, however the following link provides information concerning distances from roof coverings, clearances from grade level, etc. http://www.jameshardie.com

http://www.jameshardie.com/pdf/install/hardieplank-hz10.pdf





Weather-barrier is missing at the cement board siding (detached carport closet). Damage was noted at the wall inside the closet.

Vinyl trim board has been installed over the planks. Informational: The trim is requried to be installed first then the planks – per manufacturer’s written instructions.

The clearance between the Z flashing and trim should be ¼” and not caulked – per manufacturer’s installation requirements. Informational: A gap is intended to allow the drainage plane to function properly.





No flashing is provided at the exterior over the trim at windows & doors (i.e. wood projections). IRC R703.8

Several of the pieces of the lap siding don’t match. Siding is required to be nailed to a substrate or stud (pieces don’t line up at the rear).

The cement board siding is too close to the brick / pavers. Informational: The manufacturer requires a clearance of 1-2” off the surface.





Voids were noted at the A/C line sets. Informational: All exterior veneers should be properly sealed to provide a barrier against weather, insects and provide environmental control of the interior.

F. Ceilings and Floors

Comments: Recent renovations and or interior painting concealed historical evidence.

Previous repairs were observed at one or more locations.

Infrared and a non-destructive moisture meter detected high levels of moisture near the attic access stairs. Informational: Heavy rains were noted the previous days and a vent is located above this area.





Give was noted at the flooring at the master bathroom / bedroom and cracked tiles were noted below. Informational: Give and or a gap between the flooring product and subfloor may indicate insufficient gap at the edges, out of level of the concrete, etc. Further evaluation may be performed by a flooring specialist.

G. Doors (Interior and Exterior)

Comments:

Bricks / pavers are at the same level as the sliding glass door / floor. Informational: When the outside flatwork or bricks/pavers are the same level as the interior floor water penetration is more likely. The threshold / casings in this case are essentially acting as a dam to prevent water entry. Outside flatwork at a slope and or lower level is less likely to allow water penetration.

Screen door isn’t provided at the sliding glass door.

Thresholds aren’t provided at the carport storage doors.

Missing fasteners were observed at the hinge(s) at the (front entryway door).





H. Windows

Comments: The window opening width is less than required (egress – rear bedroom). Informational: The current minimum height is 24” and width of 20” for egress in the event of an emergency. IRC R310.1.2 and R310.1.3

I. Stairways (Interior and Exterior)

Comments:

J. Fireplaces and Chimneys

Comments: The firebox is in contact with insulation (backside viewed through the gas shutoff door). Informational: Proper clearances must be maintained (typically 2” or per manufacturer’s requirements). Voids were observed at the firebox and damage at the bottom inside of the firebox. Informational: Further inspection by a qualified chimney sweep is recommended.





K. Porches, Balconies, Decks, and Carports

Comments: Wood is in contact with the concrete flatwork at the carport.

Cracks were observed at foundation at the detached carport.

L. Other

Comments: Inspection of “Other” is limited to the deficiencies below only. Cracks were noted at the concrete flatwork. Raised portions of the concrete flatwork pose a tripping hazard.





II. ELECTRICAL SYSTEMS

A. Service Entrance and Panels

Comments:

Grounding of the electrical system and bonding of the gas and water piping systems including appliances in the home is not always visible or observable to the inspector. Therefore it is recommended that a licensed electrician inspect the system and verify the proper grounding and bonding at all required locations.

The electrical panel is not labeled. Informational: Recommend labeling individual wiring circuits.

Strands of the ground wire are cut at the ground bar.

Bonding bushing is not provided. Informational: Fitting at concentric rings / interior of panel at line side of service entrance conductors. IRC E3509.2 The cables (electrical wires) exit through an opening at the inside of the main service panel. Informational: Cables are required to be secured at the panel and protected from abrasion. IRC E3807.6 & 3806.1





Bonding was not observed at the gas supply line or water distribution piping at the water heater. Informational: Grounding of the electrical system and bonding of the gas and water piping systems including appliances in the home is not always visible or observable to the inspector. Therefore it is recommended a licensed electrical contractor inspect the system and verify the proper grounding and bonding at all required locations. IRC G2411.1 (309.1)

The flexible gas connections between the black iron gas pipe and appliances (water heater(s), furnace(s), cooktop/range and or clothes dryer, etc.) don’t have a bonding jumper(s). Informational: A bonding jumper (#6 Cu; larger size may be required for larger services) is required in order to achieve equipotential “bonding”. NEC 250.104(B) Bonding of Piping and Exposed Structural Steel. Debris/contamination was observed inside of the main service panel. Informational: IRC E3404.7 Latch is broken and screw is used to secure the cover. White wire(s) used as conductors should be properly color-coded. Fastener(s) is missing (2 of 3) at the dead front cover of the electrical panel. Pointed screws are in use at the electrical panel – blunt end screws are required. Informational: Pointed screws are not reinstalled and must be replaced by blunt end fasteners approved by the manufacturer. Tripped breaker was not reset. The breaker is a Cutler Hammer in use in the Square D panel. Informational: Breakers labeled for use with Square D panels only are required to be used.

Observed 40 and 30amp breaker too large for the electrical wire (10 & 12awg) being served. Gas meter is located within 3’ of electrical equipment (electrical panel). Informational: Utility companies set minimum distance requirements for clearances for electrical equipment from gas meters. The distance set and or required if any by the utility company is unknown. Arc-fault protection is not provided. Informational: Arc-fault protection / AFCI (Arc Fault Circuit Interrupter) is not present for electrical outlets in family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, kitchens, laundry areas, parlors, hallways, or similar rooms or areas (current code). AFCI is intended to protect against fires caused by electrical arcing in the wiring, fixtures or devices plugged into receptacles. Homes permitted / built prior to 2002 are generally not required to have AFCI. Homes permitted / built in 2002 and later require AFCI at the bedroom outlets (light fixtures, ceiling fans, receptacles, smoke detectors, etc.). Homes permitted / built September 1, 2008 and later require AFCI at the locations noted above.





B. Branch Circuits, Connected Devices, and Fixtures

Type of Wiring: Cu Comments: Exterior light fixtures are not inspected. Low voltage systems including telephone, cable, Internet, outdoor lighting, alarm, etc. are not inspected.

Missing ground fault circuit interrupters (GFCI) noted at all required locations except the hall bathroom. The hall bathroom GFCI was tripped and wouldn’t reset. Informational: Ground fault protection is required at kitchen countertops, bathrooms, garage, exterior receptacles, etc. IRC Section E3902

Ground fault circuit interrupters (GFCI) are not provided at portions of the carport (overhead light fixture, overhead opener, etc.), dishwasher / disposal and 15 / 20 amp receptacles in the laundry room. Informational: Ground fault protection currently required by the NEC Chapter 210.12(A)(1) through (6) 09/2014.

No power is provided at the receptacles (right of range, refrigerator, dining room, master bathroom, etc.)

Open grounds were observed at the receptacles (kitchen countertop, living room, dining room, etc.

Electrical boxes for the kitchen countertop are not within ¼” of the finished surface behind the cover plates (applies to noncombustible materials). Informational: The electrical boxes require an extension / spark ring to maintain the integrity of the electrical box. IRC E3806.5

Exposed wiring missing conduit was observed (undercounter light fixture). Informational: Wire is required to be enclosed in conduit. Lamp cord improperly passes through the wall.





Spaces along the kitchen countertop are more than 24” from a receptacle. Informational: Receptacles should be installed so that no point is more than 24” from a receptacle. IRC E3801.4 Tamper-resistant receptacles (TR) are not present. Informational: In 2008 the NEC required new and renovated dwellings to have TR receptacles. These receptacles have spring-loaded shutters that close off the contact openings, or slots, of the receptacles. When a plug is inserted into the receptacle, both springs are compressed and the shutters then open, allowing for the metal prongs to make contact to create an electrical circuit. Because both springs must be compressed at the same time, the shutters do not open when a child attempts to insert an object into only one contact opening and there is no contact with electricity. Photo sensor is painted over at the bottom of the main service panel. Cover is cracked at the right side exterior. The exterior light fixtures should be sealed at the walls.

Paint (combustible material) was observed on the receptacles/switches. Informational: The receptacles / switches must be free of paint or contamination. IRC E3304.6 Electrical wire is exposed at the base of the conduit (left side yard) and not properly terminated.

Keyless light fixtures (i.e. without globes) were observed in the closet(s). Informational: Light fixtures shall be limited to surface-mounted or recessed incandescent or LED luminaires with completely enclosed light sources, surface-mounted or recessed fluorescent luminaires, and surface-mounted fluorescent or LED luminaires identified as suitable for installation within the closet storage area. IRC E4003.12 Cable (electrical wire) isn’t secured at the furnace. The intercom / doorbell is inoperable.

Carbon monoxide alarms were not observed. Informational: Carbon monoxide alarms are recommended to enhance personal safety and required for new construction. New construction requires an approved carbon monoxide alarm shall be installed outside of each separate sleeping area in the immediate vicinity of the bedrooms in dwelling units within which fuel-fired appliances are installed and in dwelling units that have attached garages. IRC Section R315





III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

A. Heating Equipment

Type of Systems: Forced Air Energy Sources: Gas Comments: Inspection of the heat exchanger(s) is beyond the scope of this inspection and was not performed. The furnace is performing as indicated by a temperature rise of over 25 degrees at the supply registers (unit was operated for a short period of time only). A sediment trap is not provided for the gas supply line. Informational: Sediment traps (T fitting with a short section of capped pipe) are intended to trap moisture in the gas supply line. IRC G2419.4 The water heater and furnace flue is in contact with combustible material (asphalt based sealant above the roof). Informational: Proper clearances for class B flue pipe must be maintained (1” minimum) from combustible materials.

B. Cooling Equipment

Type of Systems: Split System, Electric Comments: The evaporator coil(s) and or internal components were not visible during this inspection. Maintenance: Bleach (1-2cups) should be poured down the primary drain line once or twice a year. Annual cleaning of the evaporator coil (inside portion of the A/C) and service by a licensed HVAC contractor is recommended. Need help determining the year built of your HVAC or water heater? Go to the following website with the manufacturer and serial number: http://www.buildingcenter.org/

Data Plate for the condenser(s) and evaporator coil(s):

The A/C system is performing efficiently as indicated by the difference between the return and supply air; however: Missing insulation was observed at the primary drain line. Informational: The primary drain line should be insulated the first 10’ in length.

http://www.buildingcenter.org/





Missing insulation was noted at the suction line (attic and near condenser). Informational: The suction line should be fully insulated and sealed evaporator coil cabinet. This helps to prevent condensation and rusting of components.

C. Duct Systems, Chases, and Vents

Comments: The interior of the ducts was not visible and not inspected. Maintenance: Return air filter(s) should be changed once a month.

The return air chase(s) should be cleaned and sealed.





The supply registers at the breakfast room should be turned 180-degrees pointing towards the areas of heat gain or lose (i.e. windows or doors).

The return air (hall outside the kitchen) is improperly located within 10’ of the gas cooktop. Informational: IRC M1602.2

IV. PLUMBING SYSTEM

A. Plumbing Supply, Distribution Systems and Fixtures

Location of water meter: near Street Location of main water supply valve: Left side bedroom closet Static water pressure reading: 61 psi Comments: The shut-off valves, laundry and refrigerator supply lines are not inspected. Underground plumbing lines are not inspected. Water distribution lines in walls or under insulation are not inspected. Exterior: Missing insulation was observed at the hose bibs (outside faucets). No anti-siphon devices are provided at the hose bibs. Informational: Anti-siphon devices are inexpensive one way check valves that are required at hose bibs to protect the potable water supply.

Master bathroom: The centerline of the toilet is less than 15” from the edge of an adjacent fixture (tub). IRC P2705.1 Leak was noted at the showerhead connection.





Leaks were noted at the cold and hot water handles at the tub when opearted. Missing covers were noted at the hold down bolt(s) for the toilet. Pervious repairs were noted as indicated by caulking at one of the tiles and one tile is proud of the others.

Two handles are required to adjust water temperature at the tub(s)/shower(s). Informational: Single handle/mixing valves are currently required. Hall bathroom: Missing covers were noted at the hold down bolt(s) for the toilet. The base of the toilet is not caulked. The diverter doesn’t fully divert water to the downspout only (water is always present at the showerhead). Leak was noted at the showerhead connection. The centerline of the toilet is less than 15” from the edge of a wall. IRC P2705.1 Two handles are required to adjust water temperature at the tub(s)/shower(s). Informational: Single handle/mixing valves are currently required. The toilet doesn’t fully flush and fill line isn’t secured.





B. Drains, Wastes, and Vents

Comments: The washer, overflow lines A/C and underground drain lines were not inspected. The dwelling has been vacant for some time. While some water was run down the drains, this cannot simulate the waste flows characteristic of full occupancy. Testing of the sewer lines away, under the house or hydrostatic tests are beyond the scope of this inspection and not performed. Master bathroom: The stopper is inoperable at the sink and one isn’t provided at the tub. The opening for the cover at the overflow drain isn’t turned towards the bottom.

Hall bathroom: Stopper isn’t provided at the tub.

C. Water Heating Equipment

Energy Source: Gas Capacity: 40-gallons Comments: Maintenance: Temperature Pressure Relief Valve(s) (TPRV) should be tested once a year – testing may cause leaks. Other maintenance items can be found in the manufacturer’s written instructions. Data plate for the water heater:





The water heater and furnace flue is in contact with combustible material (asphalt based sealant). Informational: Proper clearances for class B flue pipe must be maintained (1” minimum) from combustible materials.

D. Hydro-Massage Therapy Equipment

Comments:

E. Other

Comments:

V. APPLIANCES

A. Dishwashers

Comments:

The drain line for the dishwasher isn’t looped high enough. Informational: The drain line for the dishwasher should be looped as high as possible to act as an anti-siphon device.





B. Food Waste Disposers

Comments:

C. Range Hood and Exhaust Systems

Comments:

D. Ranges, Cooktops, and Ovens

Comments: Vertical clearances to non-combustible materials (cabinets) are less than 24” above the range. Informational: IRC M1901.1

E. Microwave Ovens

Comments: When a wire rack is installed it should be removed unless items are heated on the rack and turntable or as manufacturer specifies.

F. Mechanical Exhaust Vents and Bathroom Heaters

Comments:

One or more of the bathroom exhaust fans vent into the attic. Informational: The exhaust air is required to be vented to the exterior of the dwelling. IRC R303.3

G. Garage Door Operator(s)

Comments: The garage door operator(s) worked, however; the safety reverse sensor(s) are installed too high. Informational: The sensors should be installed to a maximum height of 6” or less and / or per manufacturer’s requirements. Two bolts only are in use at the attachment point – additional reinforcement is recommended.





H. Dryer Exhaust Systems

Comments: No backdraft damper is present for the dryer vent (rooftop). IRC M1502.2 Informational: Periodic cleaning of the dryer vent to remove lint (combustible material) is recommended.

I. Other

Comments:

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR

Consumers and inspectors and other professionals advising their clients should note that these life expectancies

have been determined through research and testing based on regular recommended maintenance and conditions

of normal wear and tear, and not extreme weather (or other) conditions, neglect, over-use or abuse. Therefore,

they should be used as guidelines only, and not relied upon as guarantees or warranties.

Surface preparation and paint quality are the most important determinants of a paints life expectancy. Ultraviolet (UV) rays

via sunshine can shorten life expectancy. Additionally, conditions of high humidity indoors or outdoors can affect the

lifespan of these components, which is why they should be inspected and maintained seasonally.

ADHESIVES, CAULK & PAINTS YEARS

Caulking (interior & exterior) 5 to 10

Construction Glue 20+

Paint (exterior) 7 to 10

Paint (interior) 10 to 15

Roofing Adhesives/Cements 15+

Sealants 8

Stains 3 to 8

Appliance life expectancy depends to a great extent on the use it receives. Furthermore, consumers often replace

appliances long before they become worn out due to changes in styling, technology and consumer preferences.

APPLIANCES YEARS

Compactor (trash) 6

Dehumidifier 8

Dishwasher 9

Disposal (food waste) 12

Dryer Vent (plastic) 5

Dryer Vent (steel) 20

Dryer (clothes) 13

Exhaust Fans 10

Freezer 10 to 20

Gas Oven 10 to 18

Hand Dryer 10 to 12

Humidifier (portable) 8

Microwave Oven 9





Range/Oven Hood 14

Electric Range 13 to 15

Gas Range 15 to 17

Refrigerator 9 to 13

Swamp Cooler 5 to 15

Washing Machine 5 to 15

Natural stone countertops, which are less expensive than they were just a few years ago, are becoming more popular,

and one can expect them to last a lifetime. Cultured marble countertops have a shorter life expectancy, however.

COUNTERTOPS YEARS

Concrete 50

Cultured Marble 20

Natural Stone 100+

Laminate 20 to 30

Resin 10+

Tile 100+

Wood 100+

Decks are exposed to a wide range of conditions in different climates, from wind and hail in some areas, to relatively

consistent, dry weather in others. See FASTENERS & STEEL section for fasteners.

DECKS YEARS

Deck Planks 15

Composite 8 to 25

Structural Wood 10 to 30

Exterior fiberglass, steel and wood doors will last as long as the house, while vinyl and screen doors have a shorter life

expectancy. The gaskets/weather-stripping of exterior doors may have to be replaced every 5 to 8 years.

DOORS YEARS

Closet (interior) 100+

Fiberglass (exterior) 100+

Fire-Rated Steel (exterior) 100+

French (interior) 30 to 50

Screen (exterior) 30

Sliding Glass/Patio (exterior) 20 (for roller wheel/track repair/replacement)

Vinyl (exterior) 20

Wood (exterior) 100+

Wood (hollow-core interior) 20 to 30

Wood (solid-core interior) 30 to 100+

Copper-plated wiring, copper-clad aluminum, and bare copper wiring are expected to last a lifetime, whereas electrical

accessories and lighting controls, such as dimmer switches, may need to be replaced after 10 years. GFCIs could last 30

years, but much less if tripped regularly.





Remember that faulty, damaged or overloaded electrical circuits or equipment are the leading cause of house fires, so

they should be inspected regularly and repaired or updated as needed.

ELECTRICAL YEARS

Accessories 10+

Arc-Fault Circuit Interrupters (AFCIs) 30

Bare Copper 100+

Bulbs (compact fluorescent) 8,000 to 10,000+ hours

Bulbs (halogen) 4,000 to 8,000+ hours

Bulbs (incandescent) 1,000 to 2,000+ hours

Bulbs (LED) 30,000 to 50,000+ hours

Copper-Clad Aluminum 100+

Copper-Plated 100+

Fixtures 40

Ground-Fault Circuit Interrupters (GFCIs) up to 30

Lighting Controls 30+

Residential Propane Backup Generators 12

Service Panel 60

Solar Panels 20 to 30

Solar System Batteries 3 to 12

Wind Turbine Generators 20

Floor and roof trusses and laminated strand lumber are durable household components, and engineered trim may last 30

years.

ENGINEERED LUMBER YEARS

Engineered Joists 80+

Laminated Strand Lumber 100+

Laminated Veneer Lumber 80+

Trusses 100+

Fastener manufacturers do not give lifespans for their products because they vary too much based on where the

fasteners are installed in a home, the materials in which they're installed, and the local climate and

environment. However, inspectors can use the guidelines below to make educated judgments about the materials they

inspect.

FASTENERS, CONNECTORS & STEEL YEARS

Adjustable Steel Columns 50+

Fasteners (bright) 25 to 60

Fasteners (copper) 65 to 80+

Fasteners (galvanized) 10+

Fasteners (electro-galvanized) 15 to 45

Fasteners (hot-dipped galvanized) 35 to 60

Fasteners (stainless) 65 to 100+

Steel Beams 200+

Steel Columns 100+

Steel Plates 100+





Flooring life is dependent on maintenance and the amount of foot traffic the floor endures.

FLOORING YEARS

All Wood Floors 100+

Bamboo 100+

Brick Pavers 100+

Carpet 8 to 10

Concrete 50+

Engineered Wood 50+

Exotic Wood 100+

Granite 100+

Laminate 15 to 25

Linoleum 25

Marble 100+

Other Domestic Wood 100+

Slate 100

Terrazzo 75+

Tile 75 to 100

Vinyl 25

Concrete and poured-block footings and foundations will last a lifetime, assuming they were properly built. Waterproofing

with bituminous coating lasts 10 years, but if it cracks, it is immediately damaged.

FOUNDATIONS YEARS

Baseboard Waterproofing System 50

Bituminous-Coating Waterproofing 10

Concrete Block 100+

Insulated Concrete Forms (ICFs) 100

Post and Pier 20 to 65

Post and Tensioned Slab on Grade 100+

Poured-Concrete Footings and Foundation 100+

Slab on Grade (concrete) 100

Wood Foundation 5 to 40

Permanent Wood Foundation (PWF; treated) 75

The quality and frequency of use will affect the longevity of garage doors and openers.

GARAGES YEARS

Garage Doors 20 to 25

Garage Door Openers 10 to 15

Home technology systems have diverse life expectancies and may have to be upgraded due to evolution in technology.

HOME TECHNOLOGY YEARS

Built-In Audio 20

Carbon Monoxide Detectors* 5

Door Bells 45

Home Automation System 5 to 50

Intercoms 20

Security System 5 to 20

Smoke/Heat Detectors* less than 10





Wireless Home Networks 5+

* Batteries should be changed at least annually.

Thermostats may last 35 years but they are usually replaced before they fail due to technological improvements.

HVAC YEARS

Air Conditioner (central) 7 to 15

Air Exchanger 15

Attic Fan 15 to 25

Boiler 40

Burner 10+

Ceiling Fan 5 to 10

Condenser 8 to 20

Dampers 20+

Dehumidifier 8

Diffusers, Grilles and Registers 25

Ducting 60 to 100

Electric Radiant Heater 40

Evaporator Cooler 15 to 25

Furnace 15 to 25

Gas Fireplace 15 to 25

Heat Exchanger 10 to 15

Heat Pump 10 to 15

Heat-Recovery Ventilator 20

Hot-Water and Steam-Radiant Boiler 40

Humidifier 12

Induction and Fan-Coil Units 10 to 15

Chimney Cap (concrete) 100+

Chimney Cap (metal) 10 to 20

Chimney Cap (mortar) 15

Chimney Flue Tile 40 to 120

Thermostats 35

Ventilator 7

As long as they are not punctured, cut or burned and are kept dry and away from UV rays, cellulose, fiberglass and foam

insulation materials will last a lifetime. This is true regardless of whether they were installed as loose-fill, housewrap or

batts/rolls.

INSULATION & INFILTRATION BARRIERS YEARS

Batts/Rolls 100+

Black Paper (felt paper) 15 to 30

Cellulose 100+

Fiberglass 100+

Foamboard 100+

Housewrap 80+

Liquid-Applied Membrane 50

Loose-Fill 100+

Rock Wool 100+

Wrap Tape 80+





Masonry is one of the most enduring household components. Fireplaces, chimneys and brick veneers can last the

lifetime of a home.

MASONRY & CONCRETE YEARS

Brick 100+

Insulated Concrete Forms (hybrid block) 100+

Concrete Masonry Units (CMUs) 100+

Man-Made Stone 25

Masonry Sealant 2 to 20

Stone 100+

Stucco/EIFS 50+

Veneer 100+

The lifetime of any wood product depends heavily on moisture intrusion.

PANELS YEARS

Flooring Underlayment 25

Hardboard 40

Particleboard 60

Plywood 100

Softwood 30

Oriented Strand Board (OSB) 60

Wall Panels 100+

The quality of plumbing fixtures varies dramatically. The mineral content of water can shorten the life expectancy of water

heaters and clog showerheads. Also, some finishes may require special maintenance with approved cleaning agents per

the manufacturers in order to last their expected service lives.

PLUMBING, FIXTURES & FAUCETS YEARS

ABS and PVC Waste Pipe 50 to 80

Accessible/ADA Handles 100+

Acrylic Kitchen Sink 50

Cast-Iron Bathtub 100

Cast-Iron Waste Pipe (above ground) 60

Cast-Iron Waste Pipe (below ground) 50 to 60

Concrete Waste Pipe 100+

Copper Water Lines 70

Enameled Steel Kitchen Sink 5 to 10+

Faucets and Spray Hose 15 to 20

Fiberglass Bathtub and Shower 20

Gas Lines (black steel) 75

Gas Lines (flex) 30

Hose Bibs 20 to 30

Instant (on-demand) Water Heater 10

PEX 40

Plastic Water Lines 75

Saunas/Steam Room 15 to 20

Sewer Grinder Pump 10

Shower Enclosure/Module 50

Shower Doors 20

Showerheads 100+ (if not clogged by mineral/other deposits)





Soapstone Kitchen Sink 100+

Sump Pump 7

Toilet Tank Components 5

Toilets, Bidets and Urinals 100+

Vent Fan (ceiling) 5 to 10

Vessel Sink (stone, glass, porcelain, copper) 5 to 20+

Water Heater (conventional) 6 to 12

Water Line (copper) 50

Water Line (plastic) 50

Well Pump 15

Water Softener 20

Whirlpool Tub 20 to 50

The life of a roof depends on local weather conditions, building and design, material quality, and adequate

maintenance. Hot climates drastically reduce asphalt shingle life. Roofs in areas that experience severe weather, such

as hail, tornadoes and/or hurricanes may also experience a shorter-than-normal lifespan overall or may incur isolated

damage that requires repair in order to ensure the service life of the surrounding roofing materials.

ROOFING YEARS

Asphalt Shingles (3-tab) 12-15

Asphalt (architectural) 18-25

BUR (built-up roofing) 20

Clay/Concrete 100+

Coal and Tar 30

Copper 70+

EPDM (ethylene propylene diene monomer) Rubber 15 to 25

Fiber Cement 25

Metal 40 to 80

Modified Bitumen 20

Simulated Slate 10 to 35

Slate 60 to 150

Wood 25

Outside siding materials typically last a lifetime. Some exterior components may require protection through appropriate

paints or sealants, as well as regular maintenance. Also, while well-maintained and undamaged flashing can last a long

time, it is their connections that tend to fail, so seasonal inspection and maintenance are strongly recommended.

SIDINGS, FLASHING & ACCESSORIES YEARS

Aluminum Siding 25 to 40+

Aluminum Gutters, Downspouts, Soffit and Fascia 20 to 40+

Asbestos Shingle 100

Brick 100+

Cementitious 100+

Copper Downspouts 100

Copper Gutters 50+

Engineered Wood 100+

Fiber Cement 100+

Galvanized Steel Gutters/Downspouts 20

Manufactured Stone 100+





Stone 100+

Stucco/EIFS 50+

Trim 25

Vinyl Siding 60

Vinyl Gutters and Downspouts 25+

Wood/Exterior Shutters 20

Site and landscaping elements have life expectancies that vary dramatically.

SITE & LANDSCAPING YEARS

American Red Clay 100+

Asphalt Driveway 15 to 20

Brick and Concrete Patio 15 to 25

Clay Paving 100+

Concrete Walks 40 to 50

Controllers 15

Gravel Walks 4 to 6

Mulch 1 to 2

Polyvinyl Fencing 100+

Sprinkler Heads 10 to 14

Underground PVC Piping 60+

Valves 20

Wood Chips 1 to 5

Wood Fencing 20

Note: Life expectancy varies with usage, weather, installation, maintenance and quality of materials. This list should be

used only as a general guideline and not as a guarantee or warranty regarding the performance or life expectancy of any

appliance, product, system or component.

Home Inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; The insurability of a property; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, or debris that obstructs access or visibility; Determine the type of drywall including Chinese Drywall, the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.

PROPERTY INSPECTION REPORT report is provided for the specific benefit of the client named above and...

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