PROPERTY INSPECTION REPORT · The inspection may not reveal all deficiencies. A real estate...

2405 Westlake Dr. Rowlett Tx. 75088

972-325-6070 www.DFW-PropertyInspectors.com

Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188 (512) 936-3000

(http://www.trec.texas.gov). REI 7-5 (Revised 05/04/2015)

PROPERTY INSPECTION REPORT

Prepared for: Addison Payne Phone:225-978-6603 Address Inspected: 713 Maple Glen Dr. Garland Tx. 75043 MLS: 13978280

Inspector: Jack Shouse TREC Professional License # 21100 Date: 1/8/2019

THIS REPORT IS OUR INVOICE. INSPECTION FEE: $ 350 Paid

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. Scope of this inspection: 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, and utility services or apply an open flame or 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.

http://www.trec.texas.gov/





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 inspector 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, limb 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 may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards or Deficiencies

THIS PROPERTY INSPECTION IS NOT A TECHNICALLY EXHAUSTIVE INSPECTION 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, remodeling, additions, or other such activities have taken place at this property. It is not the inspector’s responsibility to confirm that information obtained from these sources is complete or accurate or that 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 OTHER ACTIONS, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THE SELLER TAKE ANY ACTION. When a deficiency is reported, it is the client’s responsibility to obtain further evaluations and/or 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 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 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. OUTSIDE THE SCOPE OF THE INSPECTION Any area that is not exposed to view, is concealed, or is inaccessible because of soil, walls, floors, carpet, ceilings, furnishings, personal belongings, or any other thing is not included in this inspection. The inspection does not include any destructive testing or dismantling. The inspector does not represent himself as an engineer or specialist in any trade. The inspector cannot remove uncertainty, nor can he guarantee against errors or omissions. It should be understood that every deficient condition or problem cannot be identified within a limited timeframe and/or scope of this inspection. This report does not represent the condition of any items or components after the time of the inspection. The inspector does not move furniture, clothes, or other types of storage which would result in a limited evaluation, therefore, inspection in such conditions would only be partial in context. Client agrees to assume all the risk for all conditions which are concealed from view at the time of the inspection. This is not a warranty, guarantee, insurance policy or substitute for real estate transfer disclosures which may be required by law.





The inspector does not operate cooling systems when the ambient temperature is below 60’F. The inspector does not operate heat pumps in the heating mode when the exterior ambient temperature is above 70’F. DFW Property Inspectors does not perform inspections to septic or any other types of private sewage systems. It is recommended that the Client contact a septic expert to evaluate the performance of the system related to this property. The inspector does not attempt to operate any system or component that is not fully functional at the time of the inspection. Whether or not they are concealed, the following ARE OUTSIDE THE SCOPE OF THE INSPECTION. ⚫ Building code and zoning ordinance violations. ⚫ Geological stability or soil conditions. ⚫ Structural stability or engineering analysis. ⚫ Conditions related to animals, rodents, termites, pests ⚫ Asbestos, radon, formaldehyde, lead, water or air quality, or other wood destroying organisms electromagnetic radiation or any environmental hazards, ⚫ Condition of detached buildings. ⚫ Pools or spas bodied and underground piping. ⚫ Private water or private sewage systems. ⚫ Dismantling of any system, structure, or components, or ⚫ Saunas, steam baths, or fixtures and equipment. perform any intrusive or destructive examination, test or ⚫ Radio-control devices, auto gates, elevators, lifts, analysis. dumb waiters and thermostatic or time clock controls. ⚫ Specific components noted as being excluded on the adequacy of efficiency of any system or component. individual system inspection forms. ⚫ Building value, appraisal or cost estimates ⚫ Water softeners/purifiers systems or solar heating ⚫ Prediction of life expectancy of any item. systems, alarms, communication systems, or fiber optics ⚫ Examining or evaluating fire-resistive qualities of any ⚫ Furnace heat exchangers, freestanding appliances, system, structure or component of the building. security alarms or personal property. ⚫ Presence of safety glass ⚫ Activation of electric water or gas services ⚫ Refrigerators, laundry equipment, retractable blinds, ⚫ Mold, mildew, fungus or any other organic substance and awnings ⚫ Manufacturer origin of gypsum or wall-board

Your inspector is a home inspection generalist and is not acting as a licensed engineer or expert in any craft or trade. The inspection report may contain suggestions for further evaluation by an individual other than Inspector herein who is qualified as an expert or specialist. If your inspector recommends consulting other specialized experts, client my do so at clients own expense. This inspection report is a visual inspection and to be considered the BEGINNING of the Due Diligence process by the Client and NOT the final or the end of Due Diligence. The Client should research for any transferrable warranties applicable to this property. ENVIRONMENTAL CONCERNS Client acknowledges what is being contracted for is a building inspection and NOT an environmental evaluation and the inspection is NOT intended to; detect, identify or disclose any health or environmental concerns regarding the building(s) and/or adjacent property, including, but not limited to, the presence of asbestos, radon, lead, formaldehyde, fungi, mold, mildew, bio-organic growth, PCBs, or any other toxic materials or substances contained in water, air, soils, or building materials or products. COMPANY RELATIONSHIPS / THIRD PARTY PROVIDERS DFW Property Inspectors may have an affiliation with third-party service providers ("TPSP") in order to offer value-added services to its Clients. By signing this agreement you authorize these TPSP to send literature or make post inspection contact with the Company's Clients. ARBITRATION Any dispute concerning the interpretation of this agreement or arising from this inspection and report, except one for inspection fee payment shall be resolved informally between the parties or by arbitration conducted in accordance with the rules of the recognized Arbitration Association except that the parties shall select an arbitrator who is familiar with the home inspection industry. The arbitrator shall conduct summary judgment motions and enforce full discovery rights as a court would as provided in civil proceeding by legal code. No legal action or proceeding of any kind, including those sounding in tort or contract, can be commenced against Inspector/Inspection Company more than one year from the date of the Client's discovers, or through the exercise of reasonable diligence should have discovered, the cause of action. In no event shall the time for commencement of legal action or proceeding exceed two years from the date of the subject inspection. THIS TIME PERIOD IS SHORTER THAN OTHERWISE PROVIDED BY LAW. If this Agreement is executed on behalf of client by any third party, the person executing this Agreement expressly represents to the Inspector that he/she has the full and complete authority to execute this Agreement on Client's behalf and to fully and completely bind Client to all of the terms, conditions, limitations, exceptions and exclusions of this agreement.





LEGAL RESOLUTION This agreement limits DFW Property Inspectors liability solely to the amount of the inspection fee paid. The Client agrees to indemnify, defend and hold harmless DFW Property Inspectors from any and all damages, expenses, cost, and attorney fees. The Client understands, agrees and acknowledges that DFW Property Inspectors assumes no liability or responsibility for the cost of repairing or replacing any unreported defects or deficiencies either current or arising in the future, or any property damage, consequential damage or bodily injury of any nature relating thereto. If there is a complaint about this inspection the Client must notify DFW Property Inspectors in writing within ten (10) days after the issue is discovered and allow the inspector to re-inspect before changing the condition, otherwise, all claims for damages arising out of such a complaint are waived. Any corrective action taken without consulting the inspector relieves DFW Property Inspectors of any and all liability. If the Client pursues any legal action against DFW Property Inspectors based on this inspection report but fails to prevail, the Client will be liable for all attorney’s fees, court costs, wages lost for court appearances (based on a full work day) and all other related costs to such actions. Client understands that, if any portion of this agreement is found to be invalid or unenforceable by any court or arbiter the remaining portions of the report shall remain in force. CONFIDENTIAL REPORT The inspection report to be prepared for Client is solely and exclusively for Client's own information and may not be relied upon by any other person. Client agrees to maintain the confidentiality of the inspection report and agrees not to disclose any part of it to any other person. Client may distribute copies of the inspection report to the seller and the real estate agent directly involved in this transaction, but said persons are not specifically intended beneficiaries of this Agreement or the inspection report. Client and Inspector do not in any way intend to benefit said seller or the real estate agents directly or indirectly through this Agreement or inspection report. Client agrees to indemnify, defend, and hold Inspector harmless from any third party claims arising out of Client's unauthorized distribution of the inspection report. SEVERABILITY Client and Inspector agree that should a court of competent jurisdiction determine and declare that any portion of this contract is void, voidable or unenforceable, the remaining provisions and portions shall remain in full force and effect, unimpaired by the courts' holding. GENERAL PROVISIONS This inspection contract, the real estate inspection, and the inspection report do NOT constitute a home warranty, guarantee, or insurance policy of any kind whatsoever. Client understands and agrees that any claim for failure to accurately report the visually discernible conditions at the Subject Property, as limited herein above, shall be made in writing and reported to the Inspector within ten (10) business days of discovery. Client further agrees that, with the exception of emergency conditions, client or client's agents, employees or independent contractors, will make no alterations, modifications or repairs to the claimed discrepancy prior to a re-inspection by the Inspector. Client understands and agrees that any failure to notify the Inspector as stated above shall constitute a waiver of any and all claims for said failure to accurately report the condition in question. LIMITATION ON LIABILITY INSPECTOR'S LIABILITY FOR MISTAKES OR OMISSIONS IN THIS INSPECTION REPORT IS LIMITED TO A REFUND OF THE FEE PAID FOR THIS INSPECTION AND REPORT. THE LIABILITY OF INSPECTOR'S PRINCIPALS, AGENTS, AND EMPLOYEES IS ALSO LIMITED TO THE FEE PAID. THIS LIMITATION APPLIES TO ANYONE WHO IS DAMAGED OR HAS TO PAY EXPENSES OF ANY KIND BECAUSE OF MISTAKES OR OMISSIONS IN THIS INSPECTION AND REPORT. THIS LIABILITY LIMITATION IS BINDING ON CLIENT AND CLIENT'S SPOUSES, HEIRS, PRINCIPALS, ASSIGNS AND ANYONE ELSE WHO MAY OTHERWISE CLAIM THROUGH CLIENT. CLIENT ASSUMES THE RISK OF ALL LOSSES GREATER THAN THE FEE PAID FOR THE INSPECTION. CLIENT AGREES TO IMMEDIATELY ACCEPT A REFUND OF THE FEE AS FULL SETTLEMENT OF ANY AND ALL CLAIMS WHICH MAY EVER ARISE FROM THIS INSPECTION. BY CONTRACTING THIS INSPECTION, ALLOWING THIS INSPECTION, OR RELYING ON THIS INSPECTION REPORT IN ANY WAY OR FASHION, THE CLIENT AGREES TO EACH AND EVERY PROVISION OF THIS REPORT AND THE TEXAS REAL ESTATE COMMISSION (STANDARDS OF PRACTICE) FOR HOME INSPECTORS.





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 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; • Lack of electrical bonding and grounding; and Lack of bonding on corrugated stainless steel tubing (CSST) or other metal gas tubing or piping where required. 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 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 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.





FOUNDATION INFORMATION

Most major foundation movement can be prevented if the moisture level in the soil supporting your foundation is uniformly maintained. Foundation problems associated with expansive clay are usually caused by a lack of moisture in the soil. As the soil dries, it shrinks and can cause foundation settlement. In some instances, too much moisture in the soil can also cause foundation movement. As the soil absorbs moisture, it expands and can cause foundation upheaval.

Think of the soil as a sponge. Place the sponge under a faucet, and then squeeze the water out. Although a majority of the water is gone, the sponge is still moist to the touch. The ideal condition of the soil around your home is like that sponge - not drippy wet, not bone dry, moist to the touch.

The best way to maintain a consistent moisture level is with a properly regulated automatic sprinkler system. If you are more disciplined than most of us, the same result can be accomplished by placing soaker hoses eighteen inches from the foundation and regulating the water flow to one-fourth inch in height until water is observed standing on the ground. This process should be repeated as often as necessary to maintain the uniform moisture level described above. During hot and dry seasons, the South and West sides may require more watering than the North and East sides, which are shaded and not exposed to as much direct sun. On gabled end or sides of the house, there is no run-off; so more watering will probably be required.

No amount of structural work on a foundation will overcome poor drainage. Surface water, whether from rain or watering, should not be allowed to accumulate around or under your foundation. Proper drainage may require correcting the existing grade, placing soil around the perimeter of the foundation, extending downspouts and placing splash blocks to prevent soil erosion or other specifics peculiar to the site. Care should be taken to insure that soil is at least one to two inches below the top of the perimeter grade beams. The soil should be sloped approximately one inch per foot to drain at least eighteen inches from the perimeter of the foundation. Guttering is not necessary where proper drainage is provided. Improper drainage will make it virtually impossible to maintain a consistent moisture level around the entire perimeter of your foundation.

Most flowers and small shrubs do not cause foundation problems. However, trees and large shrubs with shallow root systems can cause foundation problems. These root systems can grow under the foundation, and as they grow in diameter, produce an upheaval. These large trees and plants also remove tremendous amounts of water from the soil. In certain instances, root severing at the foundation may be recommended. Ideally, trees should be planted far enough away from your home to keep the roots of mature trees away from your foundation.





ADDITIONAL INFORMATION PROVIDED BY INSPECTOR

THE INFORMATION PROVIDED IN THE SECTION "ADDITIONAL INFORMATION PROVIDED BY THE INSPECTOR" IS NOT REQUIRED BY THE COMMISSION AND MAY CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION DOES NOT GOVERN CONTRACTUAL TERMS BETWEEN THE PARTIES. IF YOU DO NOT UNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT AN ATTORNEY BEFORE SIGNING.

Regarding Photographs: Photographs have been included in this report to provide examples of items deficient and/or to help provide a better understanding of a condition. Photographs may not represent every location and/or condition discovered during time of inspection. There may be some conditions and/ or deficiencies not represented with photographs. Please completely read your inspection report before closing.

Present at Inspection: Buyer

Property Data: Vacant The inspector is unable to determine the period of time this house has been unoccupied. Due to non-use of plumbing and other major systems for a period of time it is important that these systems be reviewed during your final walk-through prior to closing and closely monitored for a few months after occupancy for evidence of leaks and other problems.

Weather Data: ~ 66 °F

For directional purposes of this report he home faces: South

Inspection Start Time: 1 pm End Time: 4 pm

• If you have any complaint about our inspection, YOU MUST notify us in writing within seven days after you discover any problem, and let us reinspect before changing the condition, except in emergencies.

• YOU AGREE that, to the extent allowed by law, any damages for breach of this contract or report are LIMITED to the amount of the inspection fee.

THIS REPORT CANNOT AND DOES NOT REPRESENT THE OPERATION OR CONDITION OF ANY ITEMS AFTER THE DATE AND TIME OF THIS INSPECTION.

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

I NI NP D

The Box in each category will be checked appropriately.

I NI NP D

713 Maple Glen Dr. Garland Tx. 75043 MLS: 13978280 1/8/2019 I=Inspected NI=Not Inspected NP=Not Present D=Deficient

I NI NP D

Jack Shouse TREC # 21100 Phone 972-325-6070 Page 8 of 25

I. STRUCTURAL SYSTEMS (An opinion on performance is mandatory.) The inspector will in most cases only comment on the foundation as “inspected. In the event “excessive” structural movement is suspected, only a licensed structural engineer will have the authority to determine if foundation “repair” is justified. Only an engineer has the education and certification to accurately determine the extent of foundation movement and to prescribe any necessary repairs. The inspector will make note of conditions indicating foundation movement and possible contributing factors. The inspector will form an opinion that based upon his findings, reflects whether or not a likelihood of need for repair will be justified. The inspector will document whether in his opinion, the foundation appears satisfactory, is questionable, or likely needs repair. If the inspector documents any opinion other than satisfactory, it would be prudent to consult an engineer or other foundation specialist of your choosing to evaluate site and structure. If you have any concerns, or you are unwilling to accept risk of maintaining the site and structure, you should hire an engineer to fully evaluate the site and structure for conditions needing improvement and or repair. The inspection of the foundation may show to be functioning as intended or having movement typical to this region, at the time of the inspection. This does not guarantee the future life or failure of the foundation, but is a visual and cursory observation of the conditions and circumstances at the time of the inspection. The inspector is not a structure engineer. The client should have an engineer give an evaluation if any concerns exist about the possibility of future movement.

When the “D” box is checked the foundation should be further evaluated by a qualified and licensed Structural Engineer and repairs performed if necessary. Buyer should request the seller provide contractor invoices to verify repair work performed when necessary.

A. Foundations

Type of Foundation(s): Slab on grade Comments: Slab on grade foundation appears to be performing its intended function.

B. Grading & Drainage

The inspector shall: (1) report as Deficient: (A) drainage around the foundation that is not performing; (B) deficiencies in grade levels around the foundation; and (C) deficiencies in installed gutter and downspout systems.

Comments:

Recommend to have rain gutters installed on the home to direct the rain water away from the foundation. Water puddling at the foundation may contribute to foundation movement and damage. The rain water will be very heavy at the valley above the back sliding door. Rain drip line across front of house.

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The soil level is too high on the front and the right side of the house. The soil grade should not be to the first row of bricks or the siding.

ROOFING: This is a visual inspection limited in scope by (but not restricted to) the following conditions:

• To prevent damage to the roof surface, the inspector did not lift, loosen, pry up, or break the weather seals on any type of roof material.

• As per the TREC standards of practice, we are not required to determine how visible roof damage occurred (hail, foot traffic, workmanship, etc.)

• Not all of the underside of the roof sheathing is inspected for evidence of leaks.

• Evidence of prior leaks may be disguised by interior finishes and not be noticed during this inspection.

• Roofs are not typically walked upon due to the steepness, heights and there being only a single inspector present. Should the ladder fall or decking have decayed or damaged areas the inspector could step or fall through and be severely injured. If concerns exist about the roof covering, its life expectancy or potential for future problems, a roofing specialist should be consulted prior to your closing on the property.

• You are strongly encouraged to have your insurance company physically inspect the roof, prior to closing, to fully evaluate the insurability of the roof.

• The inspection of this roof may show it to be functioning as intended or in need of repairs. This inspection does not determine the insurability of the roof. Life expectancy of the roof material is not covered by this property inspection report.

• The Inspector cannot and does not offer an opinion or warranty as to whether the roof has leaked in the past, leaks now, or may be subject to future leaks.

When the “D” box is checked the entire roof should be further evaluated and repaired if necessary by a qualified and insured roofing contractor. Buyer should request the seller provide contractor invoices to verify repair work performed when necessary.


I NI NP D


C. Roof Covering Materials

Type(s) of Roof Covering: Composition shingles Viewed from: Walking Comments:

D. Roof Structure & Attic

The inspector shall: (1) report: (A) the vantage point from which the attic space was inspected; (B) approximate average depth of attic insulation; (C) evidence of water penetration; (2) report as Deficient: (A) attic space ventilation that is not performing; (B) deflections or depressions in the roof surface as related to adverse performance of the framing and decking; (C) missing insulation; (D) deficiencies in (i) installed framing members and decking; (ii) attic access ladders and access openings; and (iii) attic ventilators.

Viewed from: Access hole in closets. Attic entered and observed from safe walk boards only. Approximate Average Depth of Insulation: approx. 6 to 8 inches Comments:

WALLS AND FLOORS This is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Furniture, storage, appliances, and/or wall hangings are not moved to permit inspection and may block some defects.

• Window treatments, carpeting, household appliances, recreational vehicles, paint, wallpaper, and other finish treatments are not inspected.

• Not all decay or damaged sections of exterior wall gladding will be reported. Only a sampling is reported or photographed because it is normal to find additional areas needing repairs when work is started.

• When aluminum or vinyl type siding is installed, the Inspector can’t see behind this material and it can’t be determined during our non-invasive inspections as to what damages, if any, may have been covered over and are hidden from the Inspectors view.

E. Walls (Interior & Exterior)

Comments: Exterior brick veneer and wood type siding and trim. Interior drywall. Damaged and loose wall boards on backyard side of garage.

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Brick wall on left side of garage door has apparently been hit by a car and pushed in. The bricks are still pushed in but appear stable. This also is causing the left side of the garage door not to function properly.

Exterior wall moisture damaged at kitchen due to high soil and leaves. Inside baseboards show previous moisture damage possibly from the high soil level.

Garage door trim moisture damaged.


I NI NP D


F. Ceilings & Floors

Comments: Living room shows flor seams possibly coming loose.

G. Doors (Interior & Exterior)

Comments: Opened and closed all accessible doors and checked locks. Front door strike plates and trim damaged. Garage door from laundry knob damaged.

Master bedroom door trim damaged. Laundry room door missing.

I D

I D


I NI NP D


Master bathroom shower door missing bottom seal.

Garage door damaged on left side at damaged brick wall. Did not close automatically with the opener.

H. Windows

Comments: Opened and closed all accessible windows and checked locks and screens. Front dining room has missing insider pane. 5 screens missing.

I D


I NI NP D


I. Stairways (Interior & Exterior)

The inspector shall: (1) report as Deficient: (A) spacing between intermediate balusters, spindles, or rails for steps, stairways, guards, and railings that permit passage of an object greater than 4 inches in diameter, except that on the open side of the staircase treads, spheres less than 4-3/8 inches in diameter may pass through the guard rail balusters or spindles; and (B) deficiencies in steps, stairways, landings, guardrails, and handrails

Comments:

J. Fireplace/Chimney

The inspector shall: (1) report as Deficient: (A) built-up creosote in accessible areas of the firebox and flue; (B) the

presence of combustible materials in near proximity to the firebox opening; (C) the absence of fire blocking at the

attic penetration of the chimney flue, where accessible; and (D) deficiencies in the: (i) damper; (ii) lintel, hearth,

hearth extension, and firebox; (iii) gas valve and location; (iv) circulating fan; (v) combustion air vents; and (vi)

chimney structure, termination, coping, crown, caps, and spark arrestor. It is always recommended to have the

fireplace and chimney system evaluated and cleaned by a chimney sweep for proper operation prior to use.

Comments: Wood burning fireplace.

The back wall of the firebox is very damaged. Recommend to have this repaired before using.

K. Porches, Balconies, Decks, and Carports

The inspector shall: (1) inspect: (A) attached, balconies, carports, and porches; (B) abutting porches, decks, and

balconies that are used for ingress and egress; and (2) report as Deficient: (A) on decks 30 inches or higher above

the adjacent grade, spacing between intermediate balusters, spindles, or rails that permit passage of an object

greater than four inches in diameter; and (B) deficiencies in accessible components.

Comments:

NP

I D

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I NI NP D


L. Other

Comments:

II. ELECTRICAL SYSTEMS

This is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Electrical components concealed behind finished surfaces are not inspected.

• Only a representative sampling of outlets and light fixtures were tested.

• Furniture and/or storage with restricted access to some electrical components may not be inspected.

• The inspection does not include remote control devices, alarm systems and components, low voltage wiring systems, ancillary wiring, and other components which are not part of the primary electrical power distribution system.

When the “D” box is checked the electrical system should be further evaluated and repaired by a qualified, licensed, and insured electrical contractor. Buyer should request the seller provide contractor invoices to verify repair work performed when necessary.

A. Service Entrance and Panels – Comments: Main service panel located in garage.

*** Safety Warning*** I have observed a Federal Pacific Electric/Zinsco "Stab-Lok" service panel in the house. These panels have a history of failing. It's circuit breakers may fail to trip in response to an overcurrent or a short circuit. Failure of a circuit breaker to trip can result in a fire, property damage, or personal injury. A circuit breaker that may not trip does not afford the protection that is intended and required. I recommend the service panel and breakers be further evaluated by a qualified electrical contractor familiar with the Stab-Lok type panels and replaced if deemed necessary.

B. Branch Circuits, Connected Devices, and Fixtures

The inspector shall: (1) manually test the installed and accessible smoke and carbon monoxide alarms; (2) report the

type of branch circuit conductors; (3) report as Deficient: (A) the absence of ground-fault circuit interrupter protection

in all: (i) bathroom receptacles; (ii) garage receptacles; (iii) outdoor receptacles; (iv) crawl space receptacles; (v)

unfinished basement receptacles; (vi) kitchen countertop receptacles; and (vii) receptacles that are located within six

feet of the outside edge of a sink; (B) the failure of operation of ground-fault circuit interrupter protection devices; (C)

missing or damaged receptacle, switch or junction box covers; (D) the absence of: (i) equipment disconnects; (ii)

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appropriate connections, such as copper/aluminum approved devices, if branch circuit aluminum conductors are

discovered in the main or sub-panel based on a random sampling of accessible receptacles and switches; (E)

deficiencies in: (i) receptacles; (ii) switches; (iii) bonding or grounding; (iv) wiring, wiring terminations, junction boxes,

devices, and fixtures, including improper location; (v) doorbell and chime components; (vi) smoke and carbon

monoxide alarms; (F) improper use of extension cords; (G) deficiencies in or absences of conduit, where applicable;

and (H) the absence of smoke alarms: (i) in each sleeping room; and (ii) outside each separate sleeping area in the

immediate vicinity of the sleeping rooms; and (iii) in the living space of each story of the dwelling.

Consumer Protection Notice: Arc-Fault Circuit interrupters are not present for all non GFCI living area circuit breakers. Arc-Fault Circuit Interrupters (AFCI's) may not have been required when this home was built or were only required for the sleeping room receptacles but are required for all breakers by today's building standards. AFCI's contain solid state circuitry that will recognize the unique voltage and current wave form combinations that are the signature of an electrical arc, and opens the circuit when arcing occurs.

Type of Wiring: Copper Comments: Smoke detectors not installed as necessary.

Kitchen countertop GFCI would not reset after tripping. Outside garage light hanging loose.

Garage and porches receptacles not GFCI protected.

III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS This is a visual inspection limited in scope by (but not restricted to) the following conditions:

• The adequacy of heat supply or distribution balance is not inspected.

• The furnace heat exchanger, humidifier, dehumidifier, nor electronic air filters are not inspected.


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• Solar heating systems are not inspected.

• Full evaluation of the integrity of the heat exchanger requires dismantling of the furnace is beyond the scope of this limited visual inspection. Electrical heat strips are excluded from this report. Heaters will not be operated when the outside temperature is 90 degrees or higher. If any concerns exist about the physical condition of the furnace(s), a qualified and licensed HVAC contractor should be consulted prior to closing to fully evaluate the HVAC systems and equipment.

When the “D” box is checked the entire system should be further evaluated by a qualified, licensed, and insured HVAC contractor. This should be done prior to closing to ensure proper operation and integrity of the system. Buyer should request the seller provide contractor invoices to verify repair work performed when necessary.

A. Heating Equipment

Type of System: Forced air furnaces Location of Thermostat: Hall Energy Source: Electric Comments: Furnace heated to expected temperature.

The electric switches in the furnace cabinet are not fitting into the openings. They may have come loose. Recommend to have the switches further evaluated and repaired as necessary.

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B. Cooling Equipment


• The cooling supply adequacy or distribution balance is not inspected. • Window mounted air conditioning units are not inspected.

• The air conditioning system will not be inspected if the outside temperature is below 60 degrees F. NOTE: The normal cooling differential is expected to be between 14 degrees and 22 degrees. The cooling differential is measured between the input return vent and the closest output register.

Type of System: Split forced air systems Comments: The air conditioner cooling differential was 16 degrees.

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C. Duct System, Chases, and Vents – Comments:

This is a visual inspection limited in scope by (but not restricted to) the following conditions: • Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor

barriers are not disturbed and no destructive tests are performed.

• Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis which is beyond the scope of this inspection.

• An analysis of indoor air quality is not part of our inspection unless explicitly contracted for and discussed in this or a separate report.

• Any estimates of insulation R value or depths are rough average values.

• Recommend the return air filters be replaced bi-monthly. Comments: Visibly inspected exposed ducts and vents.

The return air filter is very dirty and should be replaced.

IV. PLUMBING SYSTEM


• Portions of the plumbing system concealed by finishes and or storage below sinks, the structure, or underground are not inspected.

• Water quality or quantity are not tested unless explicitly contracted for in this report.

• Clothes washing machine connections are not inspected.

• An inspection of the underground water and sewer system is outside the scope of this home inspection. However, it is recommended in older homes or homes with large trees in the area of the sewer line to have the underground sewer lines inspected and or tested by a plumbing contractor.

• Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, or private waste disposal systems are not inspected unless explicitly contracted to do so on this report.

When the “D” box is checked all plumbing repairs should be completed by a qualified, licensed and insured plumbing contractor. Buyer should request the seller provide contractor invoices to verify repair work performed when necessary.

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A. Water Supply System and Fixtures

Location of water meter: Front yard at street Water Supply: Public Location of main water supply valve: Front yard flowerbed. Static water pressure reading: 76 psi Comments:

Toilet in hall bathroom is loose to the floor.

B. Drains, Wastes, and Vents

While some water was ran down the drains during the inspection, this cannot simulate the waste flow characteristic

of full occupancy, especially in a vacant house. This means that it is possible that some leaks may go undetected.

Comments: Both bathroom lavatory drains are rusted and may fail in the near future.

C. Water Heating Equipment

The inspector shall: (1) report: (A) the energy source; (B) the capacity of the units; (2) report as Deficient: (A)

inoperative units; (B) leaking or corroded fittings or tanks; (C) damaged or missing components; (D) the absence of a

cold water shut-off valve; (E) if applicable, the absence of a pan or a pan drain system that does not terminate over a

waste receptor or to the exterior of the building above the ground surface; (F) inappropriate locations; (G) the lack of

protection from physical damage; (H) burners, burner ignition devices or heating elements, switches, or thermostats

that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor

installation.

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Energy Source: Electric Capacity: 50 gallon Manufacture year: 2009 Comments: The average lifespan of a water heater is 8 to 12 years.

The pressure relief valve drain line should not be bent and should gravity flow to the exterior.

D. Hydro-Massage Therapy Equipment

The inspector shall: (1) report as Deficient: (A) inoperative units; (B) the presence of active leaks; (C) deficiencies in components and performance; (D) missing and damaged components; (E) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; and (F) the absence or failure of operation of ground-fault circuit interrupter protection devices.

Comments: Ran jacuzzi tub for 10 minutes.

E. Other

Comments:

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V. APPLIANCES This is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Thermostats, timers and other specialized features and controls are not tested.

• The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection.

Buyer should request the seller provide contractor invoices to verify repair work performed when necessary.

A Dishwasher

Comments: Ran through a normal cycle but unit not installed properly under the counter.

The dishwasher drain line should be looped up and secured under the countertop higher than it’s connection to the garbage disposal unit to prevent backflow from the disposal back down under the dishwasher.

B. Food Waste Disposer

Comments: Operated as expected.

C. Range Hood and Exhaust Systems

Comments:

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D. Ranges, Cooktops, and Ovens

Comments: The range was not plugged into the electrical receptacle.

E. Built-in Microwave Oven

Comments:

F. Mechanical Exhaust Vents and Bathroom Heaters

Comments: Operated as expected.

G. Garage Door Operators

Comments: The garage door opener did not operate the door up and down properly. This is probably due to the damaged door from the exterior brick wall damage.

H. Dryer Exhaust Systems

Comments: Visibly inspected.

I. Other

Comments:

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VI. OPTIONAL SYSTEMS

A. Landscape Irrigation (Sprinkler) Systems

The inspection of the sprinkler system is primarily to verify the operation of the control panel and the operation of the zone valves and heads. It is very common for sprinkler heads to require adjustment for proper coverage over time. I do not verify zone head coverage during this inspection. It is highly recommend to locate and map the locations of the inground valve boxes for future references.

Rain Sensor Installed:

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

A pool/spa equipment and safety inspection, is a visual inspection of the condition and proper operation of the pool in the circulate mode. No valve positions are changed nor is accessory equipment operated by the inspector. The equipment is checked for leaks, vibration, overheating, excess noise, plumbing deterioration and proper electrical bonding. The pool shell, skimmers, tile, coping, steps, handrails, diving board, deck and other visible components are inspected for visible damage or deterioration. Electrical line clearances, under water lighting and drains are checked for proper placement and safety. Standard water quality testing is performed. The structural integrity of an in-ground pool cannot be determined without multiple water level measurements over a period of days, and is not part of a single visit pool inspection. We offer pool and spa inspections as an optional service to our home inspection clients at the time of their home inspection. We do not offer pool inspections as a standalone service.

All doors leading to the swimming pool should have an alarm installed to alert when a child enters the pool area. All gates leading to the pool area should be self closing and automatic latching. Pools with single blockable main drains can be an entrapment hazard for small children. Recommend buyer to familiarize themselves with local pool safety codes and child safety rules. Construction Type: Number of Drains: All equipment bonded: Pool/Spa Heater: GFCI present: Lights operational: Safety barriers/fences: Door Alarms: Comments:

C. Outbuildings

D. Private Water Wells

E. Private Sewage Disposal (Septic) Systems

A septic system receives, treats and disposes of unwanted wastewater and solids from a building’s plumbing system. Solids are partially broken down into sludge within a septic tank and are separated from effluent (water) and scum (fat, oil and grease). Effluent regularly exits the tank into a drain field where it is naturally

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filtered by bacteria and reentered into the groundwater. Scum and sludge must be pumped periodically and should never enter the drain field. Septic system inspections should be performed on an annual basis to ensure proper function. The septic tank is the most expensive household fixture and its lifespan will be shortened significantly if it is not maintained. If the sellers do not know when the septic system was last serviced or cleaned it is advised to have the system serviced and cleaned prior to closing.

F. Other: Crawlspace

Homes with a pier and beam foundation have a crawlspace under the floor. The foundation walls and multiple piers support the floor girders, which in turn support the floor joists and sub floor, on top of which rests the finished interior floor. This crawlspace is generally only 18 to 24 inches high and difficult to crawl through due to the many obstacles that run beneath the floor. Mechanical equipment, plumbing supply and sewer lines, heating and air conditioning ducts, electrical lines, miscellaneous cable and telephone wires and construction debris often fill the crawlspace. It is in this environment that the home inspector must evaluate the contour and moisture level of the ground, the apparent soundness of the concrete and wood structure, the condition of ducts, electrical wiring and plumbing, while checking for water leaks and proper ventilation.

Information To Consider There may come a time that you discover something wrong with the house, and you may be upset or disappointed with your inspection. Please review the following information that may be helpful in understanding concerns that you may have. In the State of Texas, Real Estate Inspectors are licensed and governed by the Texas Real Estate Commission. The State has a Standard of Practice and a promulgated inspection report form, which all Inspectors are required by law to follow. A copy of this may be obtained from the State’s web site at www.trec.state.tx.us. Some problems can only be discovered by living in the house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs only leak when specific conditions exist. Some problems will only be discovered when carpets are lifted, furniture is moved, finishes are removed or walls are opened. Some problems may have existed at the time of the inspection but there were no clues as to their existence. Our inspections are based on the existing performance of the house on the day of the inspection only. If there were no clues of a past problem and the sellers did not disclose information concerning issues that they were aware of, it is unfair to assume the Inspector should have seen the problems or foresee a future problem. Some say we are inconsistent because our reports identify some minor problems but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people's purchase decisions.

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The main source of dissatisfaction with Home Inspectors comes from comments made by contractors. Contractors' opinions often differ from ours. Don't be surprised when the plumber says, “ The Inspector should have told you where the leak was coming from”. Tradesman, Contractors, Builders and various Service Personnel are unaware of what a State Licensed Real Estate Inspector is required, by the State of Texas Laws and Regulations, to inspect during a real estate transaction and how Inspectors are required to inspect items. Therefore, differences of opinion between the various contractors involved can cause confusion. While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the "Last Man In Theory". The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether the roof leak is his fault or not consequently, he won't want to do a minor repair with high liability when he could re-roof the entire house for more money and reduce the likelihood of a callback. Most Recent Advice Is Best. It suggests that it is human nature for homeowners to believe the last bit of "expert" advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of "First Man In" and consequently it is our advice that is often disbelieved. Why Didn't We See It Contractors may say, "I can't believe you had this house inspected, and they didn't find this problem". There are several reasons for these apparent oversights: 1. Conditions During Inspection. It is difficult for homeowners to remember the circumstances in the house, at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere in the basement or that the furnace could not be turned on because the air conditioning was operating, etcetera. It's impossible for contractors to know what the circumstances were when the inspection was performed. 2. The Wisdom Of Hindsight. When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 inches of water on the floor. Predicting the problem is a different story. 3. If we spent 1/2 an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems too. Unfortunately, the inspection would take several days and would cost considerably more. 4. We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do. This is because we are expected to have heating expertise and plumbing expertise, roofing expertise, electrical expertise and etc. 5. Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform any invasive or destructive tests. A home inspection is designed to better your odds. It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy, a warranty or a guarantee. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection. Summary Statement: Inspections are never intended to cause issues between sellers and buyers. The Inspector’s position is never intended to “blow a deal” or to pick a property apart. However, the potential Clients or Homeowners do hire us to inform them of the existing conditions of the property. Unfortunately, Inspector’s are caught in the middle between the Sellers or their Realtor, the Buyers or their Realtor and any repair contractor that presents a difference of opinion. The inspection report may list items as in need of repair. However, it should be understood by all parties reading the inspection report, that the inspection does not require the Sellers or Owners to make any of the suggested repairs and is not intended to force anyone to correct the items listed as in need of repair. The purpose of this inspection and report is to inform the Clients of the property’s condition on the day of the inspections and is based on the Inspectors’ opinion.

PROPERTY INSPECTION REPORT · The inspection may not reveal all deficiencies. A real estate...

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