Quest Inspections, PLLC · These changes or repairs made to the structure after the inspection may...

Quest Inspections, PLLCProperty Inspection ReportCover Page

12345 Somewhere Street, Any Town TX, 77===Inspection prepared for: Typical Home Buyer/Home Seller

Agent: Jane/John Doe - Jane & John Doe's Real Estate Company

Inspection Date: 4/30/2009 Time: 8:00 a.m.-2:30 p.m. Age: 2005 Size: 5,972 Square Feet

Weather: Clear / SunnyPresent: Buyer / Buyer's Agent

Inspector: Monica BurtonProfessional Inspector License #10267

Phone: 832-638-3773Email: [email protected]

www.Quest-Inspections.com

Quest Inspections, PLLC 12345 Somewhere Street, Any Town, TX

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PROPERTY INSPECTION REPORTPrepared For: Typical Home Buyer/Home Seller

(Name of Client)

Concerning: 12345 Somewhere Street, Any Town TX, 77===(Address or Other Identification of Inspected Property)

By: Monica Burton, Professional Inspector License #10267 4/30/2009(Name and License Number of Inspector) Date

This property inspection report may include an inspection agreement (contract), addenda, and otherinformation related to property conditions. If any item or comment is unclear, you should ask theinspector 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.state.tx.us.

The TREC Standards of Practice (Sections 535.227-535.233 of the Rules) are the minimumstandards for inspections by TREC-licensed inspectors. An inspection addresses only thosecomponents 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 notedas being inspected were inspected. The inspector is not required to move furnishings or storeditems. The inspection report may address issues that are code-based or may refer to a particularcode; however, this is NOT a code compliance inspection and does NOT verify compliance withmanufacturer’s installation instructions. The inspection does NOT imply insurability or warrantabilityof the structure or its components. Although some safety issues may be addressed in this report, thisinspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potentialhazards.

In this report, the inspector will note which systems and components were Inspected (I), NotInspected (NI), Not Present (NP), and/or Deficient (D). General deficiencies include inoperability,material distress, water penetration, damage, deterioration, missing parts, and unsuitable installation.Comments may be provided by the inspector whether or not an item is deemed deficient. Theinspector 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 moreinformation, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards, formOP-I.

This property inspection is not an exhaustive inspection of the structure, systems, or components.The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of therisk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspectionanticipate future events or changes in performance due to changes in use or occupancy. It isrecommended that you obtain as much information as is available about this property, including anyseller’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 theinspector’s responsibility to confirm that information obtained from these sources is complete oraccurate or that this inspection is consistent with the opinions expressed in previous or futurereports.

Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 or (512) 459-6544 (http://www.trec.state.tx.us). REI 7-2 (8/09)


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ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS ORTAKE OTHER ACTIONS, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THESELLER TAKE ANY ACTION. When a deficiency is reported, it is the client’s responsibility to obtainfurther evaluations and/or cost estimates from qualified service professionals. Any such follow-upshould take place prior to the expiration of any time limitations such as option periods. Evaluationsby qualified tradesmen may lead to the discovery of additional deficiencies which may involveadditional repair costs. Failure to address deficiencies or comments noted in this report may lead tofurther damage of the structure or systems and add to the original repair costs. The inspector is notrequired to provide follow-up services to verify that proper repairs have been made.

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

ADDITIONAL INFORMATION PROVIDED BY INSPECTORI appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Remember, when the inspection is completed and the report is delivered, I am stillavailable to you for any questions you may have. For your safety and liability purposes, I recommendthat qualified, certified, and/or licensed contractors evaluate and repair any critical concerns anddefects. Note that this report is a snapshot in time. I recommend that you and yourrepresentative carry out a final walk-through inspection, immediately before closing, to checkthe condition of the property, using this report as a guide.What Is Inspected:The Inspection is a non-invasive visual examination of non-cosmetic concerns that may need furtherinvestigation or repair, performed for a fee, which is designed to identify observed material defectswithin specific components of said dwelling. Components may include any combination ofMechanical, Structural, Electrical, Plumbing, or other essential systems or portions of the home, asidentified and agreed to by the Client and Inspector, prior to the inspection process. QuestInspections, PLLC may have an affiliation with third party service providers ("TPSP") in order to offervalue-added services to its clients. The company may also arrange for these TPSP to send literatureor make post-inspection contact with the company's clients. The third party may or may not inspectportions in which a processing fee may or may not be received (i.e., Security Systems).The Inspection is based on observation on the date of the inspection, and not the prediction of futureconditions, or any existing conditions that are not visible during the normal process of an inspection.The inspection may be limited by vegetation and possessions, or areas that are inaccessible orunsafe. The inspection will not reveal every concern that exists, or ever could exist, but only thosematerial defects observed on the day of the inspection.A Material Defect is a condition with a real property or any portion of it that would have a significantadverse impact on the value of the real property or that involves an unreasonable risk to people onthe property. The fact that a structural element, system or subsystem appears to be near, at, orbeyond the end of the normal useful life of such a structural element, system or subsystem, is not byitself a material defect.The Inspection Report shall describe and identify, in written format, the inspected systems,structures, and components of the dwelling, and shall identify material defects observed. TheInspection Report may contain recommendations regarding conditions reported or recommendationsfor correction, monitoring or further evaluation by qualified, certified, and/or licensed professionals.


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

I NI NP D

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- - - - - I N S P E C T I O N A G R E E M E N T W I T H C L I E N T - - - - -

1: Orientation terms such as “front”, “rear”, “right”, “left” noted throughout this report describe the property, rooms, equipment, etc., as viewed from thestreet, or from the front of the house. Intricate building layouts will reference "North", "South", "East", "West", etc.2: Home inspections are a cost effective, first line of defense to protect your interests in the purchase of a home. The findings in this report shouldnot be considered the “end-all solution”. Any further evaluations and/or repairs of anything in this report should be made by a professionalor licensed if required trade specialist. It is recommended that Client contact a professional or licensed if required trade specialist if testing oridentification of any of the forgoing items is desired.3: Please keep in mind that this property was inspected as if it were built yesterday, versus as per industry standards at the time ofconstruction/installation.4: I have no affiliation with any realtor, real estate office, pest control company, builder or repair professional, therefore my sole interest is to provideyou, the Client, with my best insights and knowledge from experience as to the condition of this property. This report is neither a guarantee that alldefects, safety hazards and code violations have been revealed, nor a warranty that the structure and all mechanical, electrical and plumbingequipment will operate properly after the time of inspection.5: This home inspection report was prepared exclusively for the benefit of the listed Client. Any other distribution(s) of this report have been done soONLY by the sole permission of the Client. Intent of Inspection: It is the expressed intent and purpose of this report to inform you, the Client, of the visual observations and opinions made on the day ofinspection as to whether or not any structural, electrical, plumbing, and mechanical components of the subject property are performing the function forwhich they were intended to perform, or are in need of immediate repairs. It is not within the intent and/or scope of this report to determine thehabitability, suitability of use, economic lifespan, deferred maintenance issues, and/or issue unnamed in this report. This report is neither anexpressed nor implied warranty and/or guarantee as to future life and/or performance of the items inspected, but is intended to express theinspector's perceived impression of the apparent performance of the structural, electrical, plumbing, and mechanical components viewed on the date ofthis inspection. Wherever comments are made regarding observed existing conditions in this report, the Client is encouraged to seekadditional information/advice/scope of repairs/cost estimates, etc. from the appropriate contractors/tradesmen before finalizing purchase. i.e., if evidence of wood destroying insects is reported, determination of structurally significant damage cannot be determined without removal of wallcoverings. Scope of Inspection: The content of this report is based solely upon visual observations of performance. Opinions have been formed from the inspector's personalknowledge and experience, and not upon any code requirements and/or performance standards. Compliance with any federal, state, or local codesand/or other legal requirements is not within the scope or intent of this report. Method of Inspection: The inspection methodology has not been of a formal engineered type of inspection; therefore, no soil, physical or geological testing or inspectionswere performed. Many of the structural, electrical, plumbing and mechanical components were judged indirectly by the Visible Condition of thesurfaces and/or components open to view. Observations were made both inside and outside of the structure; however, these observations were limitedto only those areas open to view, without moving any item which might be blocking the view. The inspector did not employ any instruments to aid in theinspection, disassemble any component of any item checked (i.e. - disassemble a heating unit to inspect for a cracked heat exchanger), conductextensive destructive testing, calculations, or removal of wall and floor coverings to detect hidden damage, unless noted in the body of this report. Limitation of Inspection: The visual inspection method employed will generally produce a competent first impression assessment of the apparent past structural, electrical,plumbing, and mechanical components, providing refurbishing repairs have not been performed which would mask distress patterns normally producedby structural, electrical, plumbing, and mechanical component problems. Because the inspection procedure is visual only, and was not intendedto be diagnostic and/or technically exhaustive, an inherent residual risk remains that undiscovered problems exist, and/or future problemswill develop. The content of this report should be considered as an opinion of apparent performance of the items inspected, and not engineering fact.There is no guarantee or warranty, stated or implied, that all defects/problems have been found, or that Quest Inspections, PLLC will pay for the repairof any defect not discovered. This report was prepared for the exclusive use of the Client and Quest Inspections, PLLC, and is not transferrable toanyone, in any form. Quest Inspections, PLLC assumes no responsibility for its use and/or misinterpretations by third parties.



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Client Advisory: A growing concern to date includes the adverse effect of indoor air quality and the potential of inherent health risks. Houses built prior to 1978 maycontain lead-based paint; this company does not inspect for lead, mold, or any other bio-hazards. The inspector is not qualified or certified for suchevaluations. The Client should understand that various forms of mold and mildew can flourish in environments with excessive moisture conditions, orfrom water penetration events. If the Client has concerns, we advise them to contact a qualified indoor air quality professional for further evaluations ofthis property. Dispute Resolution: In the event a dispute arises regarding an inspection that has been performed, the Client agrees to notify Quest Inspections, PLLC within seven (7)days of the time of discovery to give Quest Inspections, PLLC a reasonable opportunity to re-inspect the property and resolve the dispute amicably.Upon the request of either party, all unresolved disputes relating to this agreement shall be submitted for binding arbitration in accordance with theAmerican Association of Arbitration (AAA) then in effect, and then neither party have a right to bring suit in court. This provision shall be specificallyenforceable and damages for breach of this provision shall include, but not limited to, court costs and attorney's fees. The Client agrees that QuestInspections, PLLC liability, if any, shall be limited to the amount of the inspection fee paid for the inspection. Per Section 1102.364 of the TexasOccupations Code, inspector should provide notice to consumers and service recipients of the availability of payment from the Real Estate InspectionRecovery Fund for aggrieved persons. Information may be obtained from: Texas Real Estate Commission (TREC), P.O. Box 12188, Austin, TX, 78711-2188, or at 1-800-250-8732. Re-Inspections Services: Quest Inspections, PLLC will conduct re-inspection services for a reasonable fee. However, Quest Inspections, PLLC does not certify workmanshipand/or warrant another company's repair work. Receipts and/or warranty for work performed should be obtained from the company or companies whohave provided repairs.

I M P O R T A N T L I M I T A T I O N S A N D D I S C L A I M E R S

This Property Inspection Report reports on only the items listed and only on the current condition of those items as of the date of inspection. This reportreflects only if the items inspected are observed to be “operable” or “inoperable” at the time of inspection; that is whether such items are observed toserve the purpose for which they are ordinarily intended, at this time. This report reflects only those items that are reasonably observable at the time ofinspection. NO REPRESENTATION OR COMMENT is made concerning any latent defect or defects not reasonably observable at the time of theinspection or of items which require the removal of major or permanent coverings. For example, but without limitation, recent repairs, painting orcovering may conceal prior or present leak damage which is not reasonably observable by the inspector and no representation or comment can bemade. NO REPRESENTATION IS MADE CONCERNING ANY OTHER CONDITION OR THE FUTURE PERFORMANCE OF ANY ITEM. NOREPRESENTATION IS MADE AS TO ITEMS NOT SPECIFICALLY COMMENTED UPON. ALL WARRANTIES, EXPRESSED OR IMPLIED, NOTSPECIFICALLY STATED HEREIN ARE EXCLUDED AND DISCLAIMED. If a comment is made concerning the condition of any item, the Client isURGED to contact a qualified SPECIALIST to make further inspections or evaluations of that item. Client must notify Quest Inspections, PLLC in writingof any complaints within seven (7) days of the date of inspection and must thereafter allow prompt re-inspection of the item in question. Otherwise, allclaims for damages arising out of such complaint are waived by Client. If Client institutes any legal action concerning this inspections, and fails toprevail on all causes of action alleged, Client shall be liable to Quest Inspections, PLLC for all of its attorney’s fees incurred in such action. Actualdamages for any breach of contract or warranty, negligence or otherwise are limited to the amount of the inspection fee paid. The Client, by acceptingthis Report or relying upon it in any way, expressly agrees to these Limitations and Disclaimers.I FULLY and COMPLETELY understand that this inspection is not a warranty or guarantee. This inspection is essentially visual, not technicallyexhaustive, and does not imply that every defect will be discovered. It is only a statement of opinion and/or condition, as of, and on this date.By my signature below, I confirm that I have read, understand and agree to be bound by the terms and conditions within this “PROPERTYINSPECTION REPORT”. In the event that the Client was not available prior to the inspection, nor present at the time of inspection to physically signthis agreement - Acceptance of, and/or payment for this report, shall be an acknowledgement and agreement of Client as to the terms and conditionswithin this “PROPERTY INSPECTION REPORT”. CLIENT SIGNATURE: _____________________________________________________________________ DATE ___________________________ CLIENT PRINTED NAME: ___________________________________________________________________________________________________



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TEXAS REAL ESTATE CONSUMER NOTICECONCERNING 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 beavoided through the identification and repair of certain hazardous conditions. Examples of such hazards include: •Improperly installed or missing ground fault circuit protection (GFCI) devices for electricalreceptacles in garages, bathrooms, kitchens, and exterior areas;•Improperly installed or missing arc fault protection (AFCI) devices for electrical receptacles in familyrooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms,closets, hallways, or similar rooms or areas;•Ordinary glass in locations where modern construction techniques call for safety glass;•The lack of fire safety features such as smoke alarms, fire-rated doors in certain locations, andfunctional emergency escape and rescue openings in bedrooms;•Excessive spacing between balusters on stairways and porches;•Improperly installed appliances;•Improperly installed or defective safety devices; and•Lack of electrical bonding and grounding. To ensure that consumers are informed of hazards such as these, the Texas Real EstateCommission (TREC) has adopted Standards of Practice requiring licensed inspectors to report theseconditions as “Deficient” when performing an inspection for a buyer or seller, if they can bereasonably determined. These conditions may not have violated building codes or common practices at the time ofthe construction of the home, or they may have been “grandfathered” because they werepresent prior to the adoption of codes prohibiting such conditions. While the TREC Standardsof Practice do not require inspectors to perform a code compliance inspection, TREC considers thepotential for injury or property loss from the hazards addressed in the Standards of Practice to besignificant enough to warrant this notice. Contract forms developed by TREC for use by its real estate licensees also inform the buyer of theright to have the home inspected and can provide an option clause permitting the buyer to terminatethe contract within a specified time. Neither the Standards of Practice nor the TREC contractforms requires a seller to remedy conditions revealed by an inspection. The decision to correcta hazard or any deficiency identified in an inspection report is left to the parties to the contract for thesale or purchase of the home. This form has been approved by the Texas Real Estate Commission for voluntary use by itslicensees. Copies of TREC rules governing real estate brokers, salesperson and real estateinspectors are available at nominal cost from TREC.Texas Real Estate Commission, P.O. Box 12188, Austin, TX 78711-2188,1-800-250-8732 or (512) 459-6544 (http://www.trec.state.tx.us) TREC Form No. OP-I



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It is important to understand that the condition of any system and/or

component that is visually accessible during the time of inspection can

change at any moment in time. Also, many areas may not have been accessible

for inspection due to personal items, furniture, safe accessibility, personal

safety, detrimental weather conditions, etc.

In short, I recommend you conduct a final walk-through inspection just prior

to closing to protect the investment of the findings in this inspection report,

and also your purchasing commitment.

Good New Issue Driveway, Sidewalks, Patios,

Gate Code(s)/Key(s)

Good New IssueExterior Doors, Locks,

Latches, Keys

Good New IssueSecurity System Code(s),

Password(s)

Good New IssueGarage Door(s), Opener,

Remote(s)

Good New IssueWindows, Screens, Key(s) if

applicable

Good New IssueSprinkler System

Good New IssuePool/Hot Tub System

Good New IssueExterior A/C System

Components

Good New IssueInterior A/C &Heating

System(s)

Good New IssueWater Heater(s)

Good New Issue Water Pressure, Plumbing

Fixtures, Drains

Good New Issue Waste Water Treatment

System

Good New Issue Walls, Ceilings, Floors, Floor

Coverings

Good New Issue Interior Doors, Locks,

Latches, Keys

Good New Issue Oven

Good New Issue Range, Range Hood

Good New Issue Microwave

Good New Issue Dishwasher

Good New Issue Food Waste Disposal

Good New Issue Trash Compactor

Good New Issue Fireplace, Chimney System

Good New Issue Lights, Outlets, Fixtures

Good New Issue Roof Covering Materials

Good New Issue Attic System

Good New Issue Stairway System



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I. Structural Systems

X A. Foundations

Type of Foundation(s): Slab FoundationComments: (If all crawl space areas are not inspected, provide an explanation).• *** IN MY OPINION - AT THIS TIME, THE FOUNDATION APPEARS TO BESUPPORTING THE STRUCTURE AND IMMEDIATE SIGNIFICANT REPAIRSARE NOT EVIDENT• Exposure is insufficient at front and right front elevations due tovegetation beds• Exposure is covered with apparent spray covering at rear elevation and isnot visible

X B. Grading & Drainage

Comments:• Downspout splash block missing at multiple locations at all elevations• Downspout is bent/damaged and obstructed by debris at right elevation• Gutters are full of debris at all elevations



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X C. Roof Covering Materials

Type(s) of Roof Covering: Asphalt Shingles/CompositionViewed From: Ground - Inaccessible at 2nd Floor LevelComments: (The inspector did not determine the roof shingle fastener pattern bylifting a random sampling of shingles. It has been determined that lifting roofshingles will cause damage to the roof shingles. This inspector is not a roofingexpert. Client should have a qualified roofing company inspect the roof for furtherevaluation if the client so chooses. In addition, the roof is not inspected forInsurability or Life Expectancy. Inspected for function only. As the purchaser, youmay elect to have your insurance carrier inspect for Insurance Coverage).• Underside of eaves are damaged/not properly painted/weather-protectedat both 2nd floor apexes at front left and center elevations• Shingles (single members) are lifting at all elevations• Penetration hardware not properly sealed at right, rear, and left elevations• Debris noted on roof at all elevations• Ridge shingles (single members) are lifting at all elevations



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X X D. Roof Structure & Attic

Approximate Average Depth of Insulation: Batt • 6 inches • Loose Fill • 10 inchesApproximate Average Thickness of Vertical Insulation: 6 inchesComments:• * Viewed From: Walked Decks or Safe Areas• Attic access door void of weather stripping and insulation in office accessand hall access• Attic access 3' x 3' required landing is missing• Vermin activity noted• Attic access door stairway hardware is missing (strap and nut for middleand bottom section)• Light can rating of IC (Insulation Contact) not discovered / insulationshould be placed no closer than 3" from non-IC rated light cans



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X X E. Walls (Interior and Exterior)

Exterior Walls are Brick/Stucco • Interior Walls are DrywallComments:• Brick mortar crack noted at right entry door and rear left elevations• Exterior siding materials not properly terminated 2" above flatwork at rearelevations• Expansion joint sealant is missing at left elevation• Penetrations through exterior wall is failing at A/C condensing unit at rightelevation• Exterior siding materials not properly terminated 2" above both rearelevation balcony floors



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X F. Ceilings & Floors

Flooring is Tile/Carpet/Wood ProductComments:• Tile mortar is missing in kitchen and dining room• Tile is damaged in kitchen



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X X G. Doors (Interior & Exterior)

Comments: (Storm doors, awnings, or security devices are not within the scopeof an inspection, and not tested or inspected).• * Exterior:• Threshold sealant is failing at front and right side entry• Lintels are rusted/not properly painted/weather-protected at front entry• Glass is loose at front entry• Glass is cracked at front entry• Trim is separated at right side entry• Hardware is missing at right side, and rear right entries• Garage car entry double door is bent• * Interior:• Door stop is missing at multiple locations on both floor levels• Hinge pin is missing at rear entry• Striker lick is installed in reverse at art room entry• Not opening/closing properly at 5th bedroom, 2nd floor office, 2nd floorcloset at stairway from kitchen• Striker plate is too tight/loose at 1st floor office and 3rd bedroom• Garage walk-in door not properly supported and exceeds the maximumstep height of 7-3/4"• * Exterior:• * POOL ACCESS DOORS do not open away from the pool at rear entries• * POOL ACCESS DOORS not properly armed with 30-second audible alarmwhen opened at all rear entry house doors• * POOL ACCESS GATE not properly armed with self-closing hardware• * POOL ACCESS GATE not properly armed with self-latching hardware• Weather stripping is damaged at garage walk-in entry• Trim is rotted/damaged at rear right, and both 2nd floor balcony entries• Threshold flashing is insufficient and improperly installed at rear rightbalcony entry



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X X H. Windows

Comments: (Storm windows, awnings, or security devices are not within thescope of an inspection, and are not tested or inspected).• * Exterior:• Screens are bent/damaged at both levels at all elevations• Sill mortar is missing at 1st floor rear left elevation• Frame and beading appear damaged/weathered at rear kitchen baylocation• * Interior:• Trim is patched/damaged in dining room• * Exterior:• Caulking/sealant is failing at all exterior elevations• Lintels are rusted/not properly weather-protected at all elevations• * Interior:• Caulking/sealant is failing at most interior locations• Alarm contacts not sealed• Seal is missing/insufficient in master bath at top of glass blocks overbathtub



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X X I. Stairways (Interior & Exterior)

Comments:• Spindle is damaged at interior front elevation at 2nd step from 2nd floor• Steps are not proper width (measures only 7": Minimum of 10" required at12" out from inside curve) at interior front elevation• 1st step at 1st floor level exceeds maximum height of 7-3/4" rise (9.5"),which results in 2nd step up (7.5") exceeding maximum difference ofgreater than 3/8".

X X J. Fireplace/Chimney

Locations: Living RoomTypes: Metal • GasComments:• *** RECOMMEND LICENSED PLUMBER TO INSPECT AND SERVICE PRIORTO FIRST USE• *** RECOMMEND QUALIFIED CHIMNEY SWEEP TO INSPECT ANDSERVICE PRIOR TO FIRST USE• Damper clamp is missing• Soot build-up is evident• Fire-blocking in attic was not visible, and flue vent does not have required2" spacing from combustibles



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X K. Porches, Balconies, Decks, and Carports

Comments: (Structural Load Capacities are not inspected).• Cracks noted on both balcony floors at rear elevation• Flashing is bent and rusted at rear left elevation balcony

X X L. Other

Materials: Sidewalk • Driveway • PatioComments:• Cracks evident in driveway• Trip hazard noted at front elevation• EIFS trim at column base not properly terminated 2" above flatwork at rearelevation• EIFS trim at column top is separated/not properly sealed/weather-protected at rear elevation



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II. Electrical Systems

X X A. Service Entrance and Panels

Panel Locations: Garage • Laundry RoomMaterials & Amp Rating: Aluminum • 200 Amp • Square D PanelsComments:• *** DUE TO DEFECTS OBSERVED, RECOMMEND SERVICE ANDCOMPLETE SYSTEM CHECK BY A LICENSED ELECTRICIAN• AFCI's are missing; Required locations as of 02/2009: family/living rooms,dining rooms, libraries, dens, bedrooms, sunrooms, recreation rooms,closets, hallways, or similar rooms or areas). As of 02/2009 TREC (TexasReal Estate Commission) Requires that Arc Faults that are not present forthese locations be listed as "Deficient."• Main:• Panel is inaccessible due to personal items• Panel does not have proper frontal clearance• Panel does not have proper side clearance• Main:• Panel screws are missing (4 of 6)• Labeling is insufficient• Sub:• Panel screw is missing (1 of 6)• Labeling is insufficient• Knock-out is missing/not properly blocked• Debris in panel box noted



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

Type of Wiring: Copper • 3-ProngComments:• * GFCI Reset Locations: Exterior, Kitchen, Bath• * Smoke detectors PRESENT were tested with test button and operatedtest beeps correctly. RECOMMEND REPLACING ALL BATTERIES UPONMOVE-IN.• Fixtures not properly weather sealed at all exterior elevations• Switch cover is missing screw(s) in garage• Outlet cover is loose in master bedroom• Light can not flush with ceiling in 2nd floor left elevation hall• GFCI missing in garage• * Smoke Detector is missing in 3rd bedroom, immediately outside 2nd and3rd bedrooms, 4th bedroom , 5th bedroom, and immediately outside 5thbedroom• Outlet is subject to water/moisture (Electrical Hazard) at rear elevation



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III. Heating, Ventilation and Air Conditioning Systems

X A. Heating Equipment

Type of System: ConventionalEnergy Source: GasComments:• ** HEATING UNITS WERE INSPECTED BUT NOT OPERATED SINCE THEAMBIENT TEMPERATURE EXCEEDS 70 DEGREES FAHRENHEIT• ** NOTE: Gas-fired heat exchangers cannot be thoroughly inspected fordeficiencies without disassembly - RECOMMEND MAINTENANCE ANDSERVICE PRIOR TO USE• * Thermostat Locations: 2nd Floor Left Elevation Hall; 2nd FloorGameroom; 1st Floor Dining Room Hall

X X B. Cooling Equipment

Type of System: ConventionalComments:• *** RECOMMEND QUALIFIED LICENSED HVAC TECHNICIAN TO INSPECT,EVALUATE, AND SERVICE SYSTEM• ** DIFFERENTIAL: Difference between Return and Supply registers shouldbe between 15 and 20 degrees Fahrenheit. Some models differential areslightly higher. 2nd Floor General Area Differential: 18 degrees Fahrenheit• Insulation is failing at all exterior condensing units• Secondary drains readily visible at 2nd floor soffits, right and rear and leftelevations• ** DIFFERENTIAL: Difference between Return and Supply registers shouldbe between 15 and 20 degrees Fahrenheit. Some models differential areslightly higher. 2nd Floor Gameroom Differential: 13.4 degrees Fahrenheit• ** DIFFERENTIAL: Difference between Return and Supply registers shouldbe between 15 and 20 degrees Fahrenheit. Some models differential areslightly higher. 1st Floor Differential: 14.5 degrees Fahrenheit



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IV. Plumbing Systems

X C. Duct System, Chases, and Vents

Comments:

X A. Water Supply System and Fixtures

Location of Water Meter: StreetLocation of Main Water Supply Valve: ExteriorComments: (Capacity or interior pipe condition are not within the scope of aninspection, and are not tested or inspected).• * Static Water Pressure Reading: 68 psi (40-80 psi is normal)



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X B. Drains, Wastes, and Vents

Comments: (Only Accessible, Visible areas are inspected).• Vent pipes not properly painted for UVB protection at all elevations• Vent pipe boots are deteriorated at all elevations• Vents do not extend to proper height at rear elevations



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X X C. Water Heating Equipment

Energy Source: Gas • Located in AtticCapacity: Rheem Unit and Whirlpool Unit is 40 gallons • US Craftmaster Unit is50 gallonsComments: (Emergency drain pan lines are not tested for proper drainage. TheTemperature and Pressure Relief Valve(s) on water heater(s) are not operated. Itis common for the valve to not properly re-seat after operation. It is advised thatthe Temperature and Pressure Relief Valve(s) be serviced according to themanufacturer).• Pipe insulation is missing on the office attic access unit• Combustible materials noted within 6" of vent collars• Safety pans contains debris• Flames at burner plates contain flashes of yellow and orange (impropercombustion)



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X D. Hydro-Massage Therapy Equipment

Comments:• * GFCI Reset Location: Behind bath entry door• Debris in port openings

X E. Kitchen Sink

Observations:

X F. Patio Sink

Observations:• Cold water knob leaks



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X G. Laundry

Observations:• Appliances connected; unable to verify drain

X X H. Outdoor Hose Bibbs

Observations:• Insulation is insufficient and is loose at rear left elevation• Anti-siphon missing at all locations

X X I. Master Bath

Observations:• Bathtub base is cracked - no visible signs of leaking at the time ofinspection• Shower tile is cracked/sctached/damaged along top to bottom of exteriorwall• Shower door entry not required minimum of 22" width• Shower tile grout/sealant is failing at upper and lower perimeters• Bathtub caulk/sealant is failing at upper perimeter



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X X J. 2nd Bath

Observations:• Shower diverter leaks when engaged• Bathtub caulk/grout/sealant is failing at upper and lower perimeter

X X K. 3rd Bath - 2nd Floor Left Elevation Jack & Jill

Observations:• Underside of tub is not readily accessible - access door painted shut andinspector could not open• Shower diverter leaks when engaged• Bathtub faucet leaks when shower diverter is engaged• Shower grout/caulk/sealant is failing at upper and lower perimeter• Bathtub caulk/grout/sealant is failing at upper and lower perimeter• Bathtub faucet sealant is missing/failing at wall penetration



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X X L. 4th Bath - 2nd Floor Right Elevation Jack & Jill

Observations:• Toilet is not properly sealed to flooring• Sink stopper is not functioning properly at right elevation exterior walllavatory• Shower head caulk/sealant is missing/failing at wall penetration• Shower grout/caulk/sealant is failing at upper perimeter• Bathtub caulk/grout/sealant is failing at upper perimeter



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V. Appliances

X M. 1/2 Bath

Observations:• Sink stopper not functioning properly

X A. Dishwasher

Comments:• 2nd Floor Gameroom Unit:• Rust noted on tub wall and tray tine• High loop is not installed properly to prevent backflow



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X B. Food Waste Disposer

Comments:

X C. Range Exhause Vent

Comments:• Vent pipe is not smooth-walled metal construction



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X X D. Ranges, Cooktops, and Ovens

Comments: (Self-cleaning functions are not within the scope of an inspection, andare not tested or inspected).• ** Oven Source: Electric• ** Range Source: Gas• Oven light did not operate• ** Oven Low-High acceptable range is 325-375 degrees Fahrenheit. OvenThermostat was set at 350 degrees to test: Oven temperature achieved: 425degrees Fahrenheit

X E. Microwave Oven

Comments: (Radiation leakage is not within the scope of an inspection, and is nottested or inspected).



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X F. Trash Compactor

Comments: (Compression capability is not within the scope of an inspection, andis not tested or inspected).

X G. Mechanical Exhaust Vents and Bathroom Heaters

Comments:

X X H. Garage Door Operator(s)

Door Type: Roll-Up DoorsComments:• * Electric eye reverse test was acceptable on both doors• * Auto reverse block test (obstacle) was not acceptable on both doors• Manual locking device is not disabled on either door for use withelectronic openers

X I. Doorbell and Chimes

Comments:

X J. Dryer Vents

Comments: (Interior of vent pipes are not within the scope of an inspection, andare not tested or inspected).• Exterior cover is missing bottom weather flap• Vent pipe missing is back-draft damper



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VI. Optional Systems



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

Type of Construction: In-GroundComments:• *** RECOMMEND CERTIFIED POOL MAINTENANCE PERSONNEL TOEVALUATE ALL ASPECTS OF POOL AND SPA ENTITY• ** HEATING UNITS WERE INSPECTED BUT NOT OPERATED SINCE THEAMBIENT TEMPERATURE EXCEEDS 70 DEGREES FAHRENHEIT• ** NOTE: Gas-fired heat exchangers cannot be thoroughly inspected fordeficiencies without disassembly - RECOMMEND MAINTENANCE ANDSERVICE PRIOR TO USE• Clean-out cover is missing at right elevation• Pool walls have cracks visible at tile grout above water level• Skimmer baskets contain debris• Rust stain noted at water feature wall• Coping is missing/damaged at spa/pool wall at rear elevation• Tile above water level is missing/damaged at spa/pool wall at rearelevation• Water feature jet (#4) not angled properly• Heating unit burner compartment shows signs of rust• All jets did not operate in spa• * POOL ACCESS DOORS do not open away from the pool when opened atall rear entry house doors• * POOL ACCESS DOORS not properly armed with 30-second audible alarmwhen opened at all rear entry house doors• * POOL ACCESS GATE not properly armed with self-closing hardware• * POOL ACCESS GATE not properly armed with self-latching hardware• Water feature light cover (under water - electrical hazard) is missing• Water feature lights apparently have water intrusion into units• Filter has visible leak• Water Feature and pool pumps have visible leaks



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X B. Gas Supply Systems

Comments: (Only VISIBLE gas lines are inspected. Pressure testing or inspectingunderground or concealed gas lines are not within the scope of this inspection,and are not tested or inspected).• Gas line not sleeved into slab, and is rusted at right front elevation• Rust noted at meter/supply piping• Gas line not properly capped (when not in use) for dryer in laundry room



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Page 40 of 42REI 7-2 (8/09)

Report SummaryReport Summary

On this page you will find a summary of any CRITICAL concerns of the inspection as they relate toSafety and Function, in the opinion of the Inspector. Examples would be bare electrical wires, oractive drain leaks. The complete list of items discovered and noted is found throughout the body ofthe report, including Normal Maintenance items. Be sure to read your entire Inspection Report!For your safety and liability, it is recommended that you hire only licensed/certified contractors whenhaving any work done. If the living area has been remodeled or part of an addition, it is alsorecommend that you verify the permit and certificate of occupancy. This is important because theinspection does not tacitly approve, endorse, or guarantee the integrity of any work that is/was donewithout a permit, and latent defects could exist.Note: If there are no comments below, there were no CRITICAL system or safety concerns with thisproperty, at the time of inspection.Structural SystemsPage 10 Item: D Roof Structure &

Attic• Attic access door stairway hardware is missing (strapand nut for middle and bottom section)• Light can rating of IC (Insulation Contact) notdiscovered / insulation should be placed no closer than3" from non-IC rated light cans

Page 11 Item: E Walls (Interior andExterior)

• Exterior siding materials not properly terminated 2"above flatwork at rear elevations• Expansion joint sealant is missing at left elevation• Penetrations through exterior wall is failing at A/Ccondensing unit at right elevation• Exterior siding materials not properly terminated 2"above both rear elevation balcony floors

Page 14 Item: G Doors (Interior &Exterior)

• * Exterior:• * POOL ACCESS DOORS do not open away from thepool at rear entries• * POOL ACCESS DOORS not properly armed with 30-second audible alarm when opened at all rear entry housedoors• * POOL ACCESS GATE not properly armed with self-closing hardware• * POOL ACCESS GATE not properly armed with self-latching hardware• Weather stripping is damaged at garage walk-in entry• Trim is rotted/damaged at rear right, and both 2nd floorbalcony entries• Threshold flashing is insufficient and improperlyinstalled at rear right balcony entry

Page 16 Item: H Windows • * Exterior:• Caulking/sealant is failing at all exterior elevations• Lintels are rusted/not properly weather-protected at allelevations• * Interior:• Caulking/sealant is failing at most interior locations• Alarm contacts not sealed• Seal is missing/insufficient in master bath at top ofglass blocks over bathtub


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Page 16 Item: I Stairways (Interior& Exterior)

• Steps are not proper width (measures only 7": Minimumof 10" required at 12" out from inside curve) at interiorfront elevation• 1st step at 1st floor level exceeds maximum height of 7-3/4" rise (9.5"), which results in 2nd step up (7.5")exceeding maximum difference of greater than 3/8".

Page 17 Item: J Fireplace/Chimney • Fire-blocking in attic was not visible, and flue vent doesnot have required 2" spacing from combustibles

Page 18 Item: L Other • EIFS trim at column base not properly terminated 2"above flatwork at rear elevation• EIFS trim at column top is separated/not properlysealed/weather-protected at rear elevation

Electrical SystemsPage 19 Item: A Service Entrance

and Panels• Main:• Panel screws are missing (4 of 6)• Labeling is insufficient• Sub:• Panel screw is missing (1 of 6)• Labeling is insufficient• Knock-out is missing/not properly blocked• Debris in panel box noted

Page 21 Item: B Branch Circuits,ConnectedDevices, andFixtures

• GFCI missing in garage• * Smoke Detector is missing in 3rd bedroom,immediately outside 2nd and 3rd bedrooms, 4th bedroom, 5th bedroom, and immediately outside 5th bedroom• Outlet is subject to water/moisture (Electrical Hazard) atrear elevation

Heating, Ventilation and Air Conditioning SystemsPage 22 Item: B Cooling Equipment • ** DIFFERENTIAL: Difference between Return and

Supply registers should be between 15 and 20 degreesFahrenheit. Some models differential are slightly higher.2nd Floor Gameroom Differential: 13.4 degreesFahrenheit• ** DIFFERENTIAL: Difference between Return andSupply registers should be between 15 and 20 degreesFahrenheit. Some models differential are slightly higher.1st Floor Differential: 14.5 degrees Fahrenheit

Plumbing SystemsPage 24 Item: C Water Heating

Equipment• Flames at burner plates contain flashes of yellow andorange (improper combustion)

Page 26 Item: H Outdoor HoseBibbs

• Anti-siphon missing at all locations

Page 28 Item: I Master Bath • Shower door entry not required minimum of 22" width• Shower tile grout/sealant is failing at upper and lowerperimeters• Bathtub caulk/sealant is failing at upper perimeter

Page 28 Item: J 2nd Bath • Bathtub caulk/grout/sealant is failing at upper and lowerperimeter


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Page 30 Item: K 3rd Bath - 2ndFloor Left ElevationJack & Jill

• Shower grout/caulk/sealant is failing at upper and lowerperimeter• Bathtub caulk/grout/sealant is failing at upper and lowerperimeter• Bathtub faucet sealant is missing/failing at wallpenetration

Page 31 Item: L 4th Bath - 2ndFloor RightElevation Jack &Jill

• Shower head caulk/sealant is missing/failing at wallpenetration• Shower grout/caulk/sealant is failing at upper perimeter• Bathtub caulk/grout/sealant is failing at upper perimeter

AppliancesPage 33 Item: D Ranges, Cooktops,

and Ovens• ** Oven Low-High acceptable range is 325-375 degreesFahrenheit. Oven Thermostat was set at 350 degrees totest: Oven temperature achieved: 425 degrees Fahrenheit

Page 34 Item: H Garage DoorOperator(s)

• * Auto reverse block test (obstacle) was not acceptableon both doors• Manual locking device is not disabled on either door foruse with electronic openers

Optional SystemsPage 38 Item: A Swimming Pools,

Spas, Hot Tubs,and Equipment

• * POOL ACCESS DOORS do not open away from thepool when opened at all rear entry house doors• * POOL ACCESS DOORS not properly armed with 30-second audible alarm when opened at all rear entry housedoors• * POOL ACCESS GATE not properly armed with self-closing hardware• * POOL ACCESS GATE not properly armed with self-latching hardware• Water feature light cover (under water - electricalhazard) is missing• Water feature lights apparently have water intrusion intounits• Filter has visible leak• Water Feature and pool pumps have visible leaks

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