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1234 Main St.
Killeen, TX 76547
12/15/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
37
Recommendation

1 - Information

In Attendance
Buyer, Selling Agent
Occupancy
Furnished, Occupied
Style
Ranch
Temperature (approximate)
45 Fahrenheit (F)
Type of Building
Multi-Family
Weather Conditions
Clear

2 - I. Structural Systems

IN NI NP D
2.1 A. Foundations X X
2.2 B. Grading and Drainage X X
2.3 C. Roof Covering Materials X X
2.4 D. Roof Structure & Attic X
2.5 E. Walls (Interior and Exterior) X X
2.6 F. Ceilings and Floors X X
2.7 G. Doors (Interior and Exterior) X X
2.8 H. Windows X X
2.9 I. Stairways (Interior and Exterior) X
2.10 J. Fireplaces and Chimneys X
2.11 K. Porches, Balconies, Decks, and Carports X
Inspection Method
Visual
A. Foundations: Type of Foundation(s)
Slab on Grade
A. Foundations: Structural Opinion: Foundation Did Not Seem To Be Performing As Intended
C. Roof Covering Materials: Types of Roof Covering
Asphalt Shingle
C. Roof Covering Materials: Viewed From
Roof
G. Doors (Interior and Exterior): Opened and closed all exterior doors, and a percentage of interior doors.
D. Roof Structure & Attic: Not Able To Access

Could not locate attic access points due to excessive items blocking multiple closet doors. 

I. Stairways (Interior and Exterior) not present.

J. Fireplaces and Chimneys not present.

K. Porches, Balconies, Decks, and Carports not present.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
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2.1.1 - A. Foundations

Foundation Deficiencies - Further Investigation Necessary

Larger than normal cracks were noted at the foundation. Interior indicators (windows hard to open, doors not closing properly, wall cracks, etc.) were also noted throughout the 10 apartments, and are included in later sections of this report. These cracks and indicators are typically consistent with soil movement, and could lead to interior/exterior structural damage to the home and/or components. Recommend a foundation specialist evaluate and provide a report on course of action and remedy.

Foundation Foundation Contractor
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Credit
Comment
2.2.1 - B. Grading and Drainage

Gutter System Not Effective

Gutter system on Bldg #2 does not appear to be installed at an angle to be effective (Pics 1 & 2). Gutter downspout on right end of Bldg #2 is in poor condition. Recommend a handyman or gutter specialist assess gutter system and repair as necessary. 

Wrenches Handyman
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2.3.1 - C. Roof Covering Materials

Roofing System Damage

-Roof decking (plywood) sags and is soft in multiple locations on bldg 1. (Pics 1 & 2)

-Multiple vent boots (seals) are dry rotted on bldg 1. (Pic 3 as example)

-Vent pipe on rear slope of bldg 1 is damaged. (Pic 4)

-Roof decking (plywood) sags and is soft in multiple locations on bldg 2. (Pic 5)

-Few holes and a torn shingle on rear slope of bldg 2 (Pic 6)

-Multiple vent boots (seals) are dry rotted on bldg 2. (Pic 7 as example)

-Tree branch (and debris) is touching shingles on rear slope of bldg 2. (Pic 8)

Recommend a roofing contractor assess overall condition of roof and advise/make necessary repairs, to include damaged vents, boots, and branch removal. 

Roof Roofing Professional
$
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2.5.1 - E. Walls (Interior and Exterior)

Cracks/Damage - Interior Walls

-Numerous wall cracks noted throughout all apartments in both buildings (Pics 1-3 as example). These cracks appear to be consistent with suspected foundation movement. Once foundation is addressed, recommend a handyman repair cracks as necessary. 

-Wall damage was noted in bathroom (Apt 1) during inspection. Damage appears to be from shower. Recommend handyman assess and repair. (Pic 4)

-Shower wall in Apt 8 has crack in tile. This could allow water to get behind wall and cause structural damage. Recommend handyman assess and repair. (Pic 5)

-Living room wall (apt 9) has a soft spot and had standing water on floor beneath damaged wall. Tenant states water in this area is an ongoing problem. This water could lead to significant structural damage. Recommend a handyman or qualified professional evaluates and makes necessary repairs (Pics 6-7).

Wrenches Handyman
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Comment
2.5.2 - E. Walls (Interior and Exterior)

Cracks/Openings In Exterior Walls

Significant number of cracks in brick siding noted on both buildings 1 & 2 (Pics 1-3 as example). Brick missing under window for Apt 6 (Pic 4). These cracks appear to be consistent with suspected foundation movement. Once foundation is addressed, recommend a handyman re-point (seal) cracks/openings to prevent pest and water intrusion.

Wrenches Handyman
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2.5.3 - E. Walls (Interior and Exterior)

Damaged Wood (Fascia/Soffit)

Wood soffit/fascia on both buildings appear to have water damage in several locations (Pics 1-5 as example). This could cause further structural damage if these areas are not addressed. Recommend a handyman or contractor assess all damaged fascia/soffit areas and repair as necessary.

Wrenches Handyman
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2.6.1 - F. Ceilings and Floors

Ceiling Cracks

Ceiling cracks (Pics 1-3 as example) were noted throughout nearly every apartment.  These cracks appear to be consistent with suspected foundation movement. Once foundation is addressed, recommend a handyman repair cracks as necessary.

Wrenches Handyman
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2.6.2 - F. Ceilings and Floors

Ceiling Damage

Ceiling damage was noted in numerous apartments (especially around vents, heaters, and AC registers (Pics 1-5). No active ceiling leaks were noted during the inspection. However, it could be a potential safety hazard if the vents, heaters, or registers fall. Recommend a handyman repair ceiling deficiencies. 

Wrenches Handyman
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2.6.3 - F. Ceilings and Floors

Flooring - High Spots/Gaps

-The kitchen floors in apartments 1 & 3 appeared to have a high spot in center of kitchens (Pics 1 & 2). These high spots appear to be consistent with suspected foundation movement. Once foundation is addressed, recommend monitoring for future floor deterioration. 

-Flooring by front doors in apartments 2 & 6 have gaps (Pic 3 as example). Gaps in flooring like this could potentially allow water intrusion and lead to structural damage. Recommend a handyman or flooring specialist evaluate and repair as necessary. 

-Flooring by tubs in apartments 6 & 8 have a large gap (Pic 4 as example). This could potentially allow water intrusion and lead to structural damage. Recommend a handyman or flooring specialist evaluate and repair as necessary.

Wrenches Handyman
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2.7.1 - G. Doors (Interior and Exterior)

Doesn't Close Properly / Damaged / Not Mounted

-Front bedroom door (Apt 2) doesn't close properly. Recommend handyman assess and repair. (Pic 1)

-Bedroom doors (Apt 6) are either damaged (Pic 2) or not mounted (no pic). Recommend a handyman assess and repair. 

-Screen door (Apt 6) does not close properly. Recommend handyman assess and repair. (Pic 3)

Wrenches Handyman
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2.7.2 - G. Doors (Interior and Exterior)

Exterior Door Gaps

Numerous exterior doors (framing) had larger than normal gaps (Pics 1-3 as example). These cracks appear to be consistent with suspected foundation movement. Once foundation is addressed, recommend a handyman repair/fill gaps as necessary.

Wrenches Handyman
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2.7.3 - G. Doors (Interior and Exterior)

Interior Door Gaps

Nearly every front door (see Pics 1-3 as example) on both buildings had larger than normal gaps. These gaps decrease efficiency, and could lead to pest and/or water intrusion. These door gaps appear to be consistent with suspected foundation movement. Once foundation is addressed, recommend a handyman check all front doors and correct deficiencies.

Wrenches Handyman
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2.8.1 - H. Windows

Gaps in Exterior Window Frames

Numerous windows have gaps between window frame and brick throughout both buildings (Pics 1 & 2 as example). These gaps appear to be consistent with suspected foundation movement. Once foundation is addressed, recommend a handyman seal all cracks around window framing.

Wrenches Handyman
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2.8.2 - H. Windows

Missing Screen(s)

-Multiple window screens missing (see pics 1 & 2). Recommend a handyman replace screens. 


Wrenches Handyman
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2.8.3 - H. Windows

Windows Damaged

Two windows (Apt 3 & 8) are cracked/damaged. This is a potential safety hazard. Recommend a window repair specialist assess and repair. 

Window Window Repair and Installation Contractor

3 - II. Electrical Systems

IN NI NP D
3.1 A. Service Entrance and Panels X X
3.2 B. Branch Circuits, Connected Devices, and Fixtures X X
B. Branch Circuits, Connected Devices, and Fixtures: Type of Wiring
Copper
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
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3.1.1 - A. Service Entrance and Panels

Open Space in Panel

-Apt 9 entrance panel has a gap behind circuit breakers. This is a safety issue that must be corrected. Recommend an electrician assess and correct deficiency. 

Electric Electrical Contractor
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3.2.1 - B. Branch Circuits, Connected Devices, and Fixtures

Cover Plates Damaged/Missing

-Blank cover plate in Apt 5 HVAC  closet is loose. This creates a potential safety/shock hazard. Recommend a handyman tighten cover plate. (Pic 1)

-Blank cover plate in Apt 6 HVAC  closet is missing. This creates a potential safety/shock hazard. Recommend a handyman install cover plate. (Pic 2)

-Cover plate in living room in Apt 8 is damaged (has an opening).  This creates a potential safety/shock hazard. Recommend a handyman replace plate. (Pic 3)

-Receptacle in bedroom in Apt 9 is missing cover plate. This creates a potential safety/shock hazard. Recommend a handyman install cover plate. (Pic 4)

Wrenches Handyman
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3.2.2 - B. Branch Circuits, Connected Devices, and Fixtures

Exposed Ends & Splices

Exposed ends/splices were noted under the kitchen sink Apt 5 (Pic 1) and on side of vent hood Apt 7 (Pic 2) during inspection. All wire connections & charged wires with exposed ends and splices should be covered in junction boxes for safety. Recommend a qualified handyman install junction box for Apt 5 and cover for Apt 7. 

Wrenches Handyman
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3.2.3 - B. Branch Circuits, Connected Devices, and Fixtures

Fixture Loose

-Light cover for ceiling fan (Apt 1) is loose. This is a potential safety hazard. Recommend a handyman secure cover. (Pic 1)

-Light fixture (Apt 4) is loose. This is a potential safety hazard. Recommend a handyman secure fixture. (Pic 2)

Wrenches Handyman
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3.2.4 - B. Branch Circuits, Connected Devices, and Fixtures

No Receptacles in Bathrooms (Bldg 2)

No receptacles are installed in bathrooms for building 2 (apartments 7-10) and Apt 2 in building 1. This is an inconvenience for tenants and is a standard building practice. Recommend having an electrician determine feasibility of adding outlets in these apartments. 

Electric Electrical Contractor
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3.2.5 - B. Branch Circuits, Connected Devices, and Fixtures

Receptacles Not Working Properly

-GFCI receptacle in bathroom (Apt 1) was not operating properly during inspection (no power). This is a safety concern. Recommend an electrician evaluate and repair. (Pic 1)

-Receptacle in rear bedroom (Apt 1) not functioning properly (could not plug in tester). Recommend an electrician evaluate and repair. (Pic 2)

-GFCI receptacles in kitchen and bathroom (Apt 3) were not operating properly during inspection (appear to be wired wrong). This is a safety concern. Recommend an electrician evaluate and repair. (Pics 3 & 4)

-GFCI receptacles in kitchen and bathroom (Apt 4) were not operating properly during inspection (appear to be wired wrong). This is a safety concern. Recommend an electrician evaluate and repair. (Pics 5 & 6)

-GFCI receptacle in bathroom (Apt 5) was not operating properly during inspection (no power). This is a safety concern. Recommend an electrician evaluate and repair. (Pic 7)

Electric Electrical Contractor
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3.2.6 - B. Branch Circuits, Connected Devices, and Fixtures

Smoke Detectors Missing

Smoke detectors in nearly every apartment (Pics 1-3 as example) were either not present or not in working condition. This is a safety concern and a current building requirement. Recommend a handyman check all apartments for working smoke detectors in required areas and repair/replace as necessary.

Wrenches Handyman

4 - III. Heating, Ventilation & Air Conditioning Systems

IN NI NP D
4.1 A. Heating Equipment X X
4.2 B. Cooling Equipment X
4.3 C. Duct System, Chases, and Vents X X
A. Heating Equipment: Energy Source
Electric
A. Heating Equipment: Type of System
Forced Air
B. Cooling Equipment: Type of System
Split Forced Air
B. Cooling Equipment: Low Outdoor Temperature

The A/C units were not tested due to low outdoor temperature, which may cause damage to the unit. A visual inspection of components was conducted, and any deficiencies were recorded in inspection report. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
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4.1.1 - A. Heating Equipment

Inoperable/Not Working As Intended

-Cover for evaporator unit in Apt 3 was not in place. This decreases efficiency of the unit (was blowing cold air). Recommend handyman reinstall cover and check heater for proper operation.  (Pic 1)

-Heating systems in apartments 4 & 7 were inoperable during time of inspection (would not produce heat). Recommend a qualified HVAC professional evaluate & repair as necessary. (No Pics)

-Fan for HVAC system (Apt 8) runs continuously (On or Auto Position). This will shorten the life of the fan and wastes electricity. Recommend handyman or HVAC specialist assess and repair. (No Pic)  

-Thermostat in Apt 9 not secured properly (held in place by tape). Recommend a handyman mount thermostat as intended. (Pic 4)


 

Fire HVAC Professional
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4.1.2 - A. Heating Equipment

Needs Servicing/Cleaning

Nearly every HVAC closet was excessively dirty (Pic 1 as example), to include filter. This dirty environment could potentially reduce both the efficiency and life expectancy of the HVAC units and water heaters. Recommend each HVAC closet is cleaned, a new filter is installed, and a HVAC specialist services the unit in each apartment due to units operating in a dirty environment.

Fire HVAC Professional
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4.2.1 - B. Cooling Equipment

Insulation Missing or Damaged

Multiple suction lines going to outside condenser units (Pic 1 as example) are missing their insulation. This can cause energy loss and condensation. Recommend a handyman or HVAC specialist replace missing/damaged insulation on all units (lines) in need of repair.

Wrenches Handyman
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4.2.2 - B. Cooling Equipment

Unit Not Level

Multiple outside condenser units were not level (Pic 1 as example). This can shorten life of system. Recommend a handyman or HVAC specialist level all condenser units as necessary.

Wrenches Handyman
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4.2.3 - B. Cooling Equipment

Window Units In Place of Non-Working A/C

Although AC system could not be checked (outside temperature to low), Apt 2 tenant stated the central ac system quit working, so window units were installed instead. Recommend a HVAC specialist evaluate and repair as necessary. 

Fire HVAC Professional

5 - IV. Plumbing Systems

IN NI NP D
5.1 A. Plumbing Supply, Distribution Systems, and Fixtures X X
5.2 B. Drains, Wastes, & Vents X X
5.3 C. Water Heating Equipment X X
5.4 D. Hydro-Massage Therapy Equipment X
Location of Main Water Supply Valve
Near Street (by Buddy Furniture Store)
Location of Water Meter
Near street (by Buddy Furniture Store)
Static Water Pressure Reading
60
C. Water Heating Equipment: Energy Source
Electric
C. Water Heating Equipment: Capacity
30 Gallons
C. Water Heating Equipment: Location
Main Floor
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
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5.1.1 - A. Plumbing Supply, Distribution Systems, and Fixtures

Tub Diverter / Shower Head Leaks

-Tub diverters (Pic 1 as example) in apartments 2, 6, 9 & 10 leak when operating the shower. Handles for apartment 10 shower controls have constant leak (Pic 2). Recommend a handyman or plumber evaluate and repair. 

-Shower heads in apartments 2 & 8 leak when operated (Pic 3 as example). Recommend a handyman assess and repair. 

Wrenches Handyman
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5.1.2 - A. Plumbing Supply, Distribution Systems, and Fixtures

Fixture / Caulking Deficiency

-Kitchen sink faucets in apartments 1 & 4 were loose. This could lead to structural damage under sink. Recommend a handyman evaluate and repair. (No pic)

-Kitchen sinks in apartments 2 & 4 are not mounted as intended (Apt 2 sink held in place by tape and Apt 4 sink has large gap). This could lead to structural damage under sink. Recommend a handyman evaluate and repair. (Pics 1 & 2)

-Tub in Apt 2 has a few "chips" in the finish, and what appears to be stress cracks near the drain. None of the these defects appear to be leaking. Recommend monitoring for further deterioration. (Pic 3)

-Caulking for apartment 5 tub has gaps. This opening could allow water to get behind tub and cause structural damage. Recommend a handyman re-caulk tub. (Pic 4)

-Caulking for apartment 6 bathroom sink has gaps. This opening could allow water to get behind sink and cause structural damage. Recommend a handyman re-caulk sink. (Pic 5)


Wrenches Handyman
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5.1.3 - A. Plumbing Supply, Distribution Systems, and Fixtures

Toilet Loose

Toilets in apartments 2 & 10 are loose. This could lead to toilet failure and/or leaking. Recommend qualified handyman or plumber repair. 

Wrenches Handyman
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5.2.1 - B. Drains, Wastes, & Vents

Leaks / Not Functional

-Active leak under apartment 1 kitchen sink (leaking from spray wand hose). This is already causing damage to surrounding area. Recommend a handyman correct deficiency. (Pic 1)

-Sink stoppers in apartments 2, 8 & 9 bathrooms were not functioning properly during time of inspection (would not hold water). Recommend a handyman assess and repair. (Pic 2 as example)

-Water does not fully drain from Apt 4 bathroom sink (drain configuration appears high). Tenant states standing water gets foul odor. Recommend a handyman assess and repair. (Pic 3)

-Active leak under apartment 6 kitchen sink (leaking from drain pipes). This is already causing damage to surrounding area. Recommend a handyman correct deficiency. (Pic 4)

-Drain connection under bathroom sink (Apt 6) is not seated properly. This could lead to structural damage if connection gets worse. Recommend a handyman correct deficiency. (Pic 5)

-Drain line behind building 2 (near apt 7) is missing a cap. This could lead to excessive debris getting in pipe and/ or a trip hazard. Recommend a cap be installed. (Pic 6)

Wrenches Handyman
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5.3.1 - C. Water Heating Equipment

Signs of Rust / Cover Loose and/or Missing

-Water heater connection (Apt 5) shows signs of rust. This could lead to water line failure, causing structural damage. Recommend a handyman or plumber evaluate and repair. (Pic 1)

-Front cover on water heater (Apt 9) is off. This presents a safety hazard. Recommend a handyman install cover. (Pic 2)

-Front cover on water heater (Apt 10) is loose. This presents a safety hazard. Recommend a handyman secure cover. (Pic 3)

Wrenches Handyman

6 - V. Appliances

IN NI NP D
6.1 A. Dishwashers X X
6.2 B. Food Waste Disposers X
6.3 C. Range Hood and Exhaust Systems X X
6.4 D. Ranges, Cooktops, and Ovens X X
6.5 E. Microwave Ovens X
6.6 F. Mechanical Exhaust Vents and/or Bathroom Heaters X X
6.7 G. Garage Door Operators X
6.8 H. Dryer Exhaust Systems X
6.9 I. Ceiling Fan X
C. Range Hood and Exhaust Systems: Exhaust Hood Type
Re-circulate
D. Ranges, Cooktops, and Ovens: Range/Oven Energy Source
Electric
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
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6.1.1 - A. Dishwashers

Improper Mounting / Damaged Components / Inoperable

-Apt 1 dishwasher is not mounted properly and does not drain after running through a cycle. This could shorten life of unit and create a bad odor from standing water. Recommend a handyman assess and repair. (Pic 1)

-Apt 2 dishwasher was not operating as intended (damaged components) during time of inspection. Recommend a handyman assess and repair. (Pic 2)

-Apt 4 dishwasher was not functional during time of inspection. Appliance also had standing water, which created a bad odor. Recommend a handyman assess and repair. (Pic 3)

-Apt 5 dishwasher was not operating as intended (damaged components) during time of inspection. Tenant states appliance commonly has standing water, which creates a bad odor. Recommend a handyman assess and repair. (Pic 4)

-Apt 6 dishwasher was not functional during time of inspection (door would not close properly). Recommend a handyman assess and repair. (No Pic)

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6.3.1 - C. Range Hood and Exhaust Systems

Exhaust System and/or Filter Dirty/Missing

-Apt 1 exhaust system missing. The lack of exhaust system could lead to increased moisture and grease in kitchen area. This is a potential safety hazard. Recommend a handyman install range hood/exhaust system. (Pic 1) 

-Apartments 3 & 9 filters for vent hood are dirty. This could reduce efficiency of exhaust system. Recommend a handyman replace filters. (Pic 2 as example)

-Apartments 5, 6 & 8 vent hood filters are missing. This could shorten life of appliance and reduce efficiency of exhaust system. Recommend a handyman replace filters. (Pic 3 as example)

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6.4.1 - D. Ranges, Cooktops, and Ovens

Missing Control Knobs / Door Damaged

-Apt 2 range is missing two control knobs. This limits functionality of appliance. Recommend a handyman replace missing knobs. (Pic 1) 

-Apt 4 door for range is damaged. This could be a potential safety hazard. Recommend a handyman assess and repair/replace. (Pic 2) 

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6.4.2 - D. Ranges, Cooktops, and Ovens

Not Operating Properly or Mounted as Intended

-Oven in apartment 8 did not operate as intended (heated up above 400 degrees when set at 350) during inspection. Recommend a handyman or appliance repair specialist evaluate and repair. (No pic)

-The "left" front burner for apartment 10 was not functioning properly (did not heat up) during inspection. Recommend a handyman or appliance repair specialist evaluate and repair. (No Pic)

-Ranges in nearly every apartment (apartment 2 has different type oven) were not fastened to the floor (no anti tip device). This poses a safety hazard to children. Recommend a handyman secure ranges in each apartment as necessary. (No pic)

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6.6.1 - F. Mechanical Exhaust Vents and/or Bathroom Heaters

Vent Fan/Cover Damaged / Heater Inoperable

-Apt 7 bathroom vent fan was inoperable during time of inspection. Recommend a handyman assess and repair. (Pic 1)

-Apt 8 bathroom vent fan cover is damaged. Recommend a handyman replace cover. (Pic 2)

-Apt 9 bathroom heater was inoperable during time of inspection. Recommend a handyman assess and repair. (Pic 3)

Wrenches Handyman