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1234 Main St.
Colleyville TX 76034
10/21/2018 9:00AM

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agent

Agent Name

Agency Name

1 - Information

Present at Inspection
Buyer, Buyer Agent, Owner
Occupancy
Occupied
Building Status
The home was furnished at the time of the inspection.
Weather Conditions
Clear
Temperature (approximate)
62 Fahrenheit (F)
Utilities
All Utilities On
Inspector Time In
8:00 AM
Inspector Time Out
11:30 AM
Type of Building
Single Family
Year of construction (according to public records)
2005
For reference in this report, the front of the home faces
North
NOTICE

THIS REPORT IS PAID FOR BY AND PREPARED FOR THE CLIENT NAMED ABOVE.

THIS REPORT IS NOT VALID WITHOUT THE SIGNED SERVICE AGREEMENT AND IS NOT TRANSFERABLE.


All deficiencies noted in this report should be deferred to a qualified and licensed technician, in the appropriate trade, for evaluation and recommended remediation.


Some information in this report is obtained from publicly available data. Its accuracy is dependent upon the data source and is not warranted by the writer of this report.


Reference for views in this report: Exterior references will be made to four elevations: Front, Back, Right and Left as viewed from the street facing the structure.


Roof references will be made to four slopes: Front, Back, Right and left as viewed from the street facing the structure. If Dormers are present the reference remains the same. Example of a home with two dormers on the front slope might be "Damage to the right slope of the front left dormer."


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 the time of inspection. There may be some conditions and/or deficiencies not represented with photographs.

 

Additional information provided is not exhaustive, but rather, the points covered are merely for informational purposes concerning only those items discussed, and the client should not assume all possible points are covered. In addition to being governed by TREC standards, the Pre-Inspection Agreement is binding on all clients.

2 - I. Structural Systems

IN NI NP D
2.1 A. Foundations X
2.2 B. Grading and Drainage X X
2.3 C. Roof Covering Materials X
2.4 D. Roof Structure & Attic X
2.5 E. Walls (Interior and Exterior) X X
2.6 F. Ceilings and Floors X
2.7 G. Doors (Interior and Exterior) 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
A. Foundations: Type of Foundation(s)
Slab on Grade

Visual Inspection of the exterior.

A. Foundations: Slab on Grade

This structure is supported by a concrete slab type foundation.  The type of concrete reinforcement was not determined.

A. Foundations: Foundation Performance Opinion

In the opinion of the inspector, the foundation appears to be providing adequate support for the structure based on a limited visible observation today. 

At this time, I did not observe any evidence that would indicate the presence of significant deflection in the foundation. There were no notable functional problems resulting from foundation movement. The interior and exterior stress indicators showed little affects of movement and I perceived the foundation to contain no significant unlevelness after walking the 1st level floors. 

This is a cursory and visual observation of the conditions and circumstances present at the time of this inspection. Opinions are based on observations made without sophisticated testing procedures. Therefore, the opinions expressed are one of apparent conditions and not absolute fact and are only good for the date and time of this inspection.

A. Foundations: Suggested Foundation Maintenance and Care

Proper drainage and moisture management around foundations is essential due to the expansive nature of the area's load bearing soils. Drainage must be directed away from all sides of the foundation through proper grading, and carried away from the structure via grade slopes, drainage systems or swale's designed for this purpose. 

Maintenance of these drainage systems is essential for effective moisture control and foundation performance.  

As is typical, in all but the most severe cases, floor coverings and/or stored articles prevent recognition of the signs of settlement. It is important to note that this inspection is not a structural engineering survey nor is any specialized testing done of any sub-slab plumbing systems during this limited visual inspection. In the event that structural movement is noted, the client is advised to consult with a Structural Engineer who is licensed by the State of Texas and familiar with local soil conditions. A properly qualified and licensed Structural Engineer is trained and equipped to perform the necessary excavation and perform specialized testing necessary to isolate and identify causes of foundation damage and instability. The Structural Engineer will use the testing data to offer remediation recommendations to stabilize and correct structural damage and / or movement.

B. Grading and Drainage: Gutters Present
Yes

Note: Though generally not required, gutters and downspouts are recommended to help divert water away from the structure.

B. Grading and Drainage: Sub Surface Drains Present
Yes
C. Roof Covering Materials: Types of Roof Covering
Asphalt, Architectural
C. Roof Covering Materials: Viewed From
Roof Surface
C. Roof Covering Materials: Inspected Performing

Inspected and appeared to be performing at the time of the inspection.

D. Roof Structure & Attic: Viewed From
Roof Framing / Attic viewed by entering attic.

Visibility today was limited by obstructions in the space including any equipment, ductwork, framing members, insulation, etc. which were present.

D. Roof Structure & Attic: Approximate Average Depth of Insulation
8 - 10 Inches
D. Roof Structure & Attic: Roof Structure / Framing
Rafters / Ceiling Joists
D. Roof Structure & Attic: Radiant Barrier Present
No visible Radiant Barrier was observed
D. Roof Structure & Attic: Type of Attic Ventilation
Ridge Vents, Soffit Vents
D. Roof Structure & Attic: Inspected Performing

Inspected and appeared to be performing at the time of the inspection.

E. Walls (Interior and Exterior): Framing Construction
Wood Frame
E. Walls (Interior and Exterior): Exterior Siding
Stone, Brick Veneer, Hardy Backer
E. Walls (Interior and Exterior): Interior Major Wall FInishes
Plaster / Drywall
F. Ceilings and Floors: Major Ceiling Finishes
Plaster / Drywall
F. Ceilings and Floors: Major Flooring FInishes
Carpet, Tile, Hardwood
H. Windows: Note:

The determination of broken or compromised vapor barriers on windows has several limitations. For example, dirty windows, access to windows (occupied houses), weather conditions (clear vs. cloudy, warm vs. cold, dry vs. humid), time of day (morning vs. evening) or any after market solar blocks. A compromised vapor barrier may or may not be indicated by fogging or condensation inside the window panes at time of inspection. If inspector comments above indicate windows with evidence of condensation, it is recommended a window professional be consulted to evaluate all windows for thermal pane seal condition.

Unless otherwise noted some windows were obstructed and could not be accessed, operated and or inspected.

H. Windows: Type of Glazing

Single Hung

I. Stairways (Interior and Exterior): Stairway Performance

Inspected and appeared to be performing at the time of the inspection

J. Fireplaces and Chimneys: Type of Fireplace:
1st Floor Living Room

Factory Built / Zero-Clearance Fireplaces are pre-manufactured fireplaces where the unit or firebox can be placed almost directly against combustible materials like wood, walls, or paneling.  This is because the construction and materials of the firebox on a Zero-Clearance Fireplace are made of materials that do not allow the outside of the fireplace to get hot enough to burn other materials.  Zero-Clearance Fireplaces do not require a hearth in order to function properly.

J. Fireplaces and Chimneys: Gas Logs Present

Yes

J. Fireplaces and Chimneys: Inspected Performing

Inspected and appeared to be performing at the time of the inspection.  Recommend cleaning prior to use.

K. Porches, Balconies, Decks, and Carports: Inspected Performing

Inspected and appeared to be performing at the time of the inspection

B. Grading and Drainage: Sub surface drains

Note: Sub surface drains (underground) are not inspected. If present we do not not locate termination point or verify if surface drains are adequate and or if they operate properly.

J. Fireplaces and Chimneys: TREC Limitations I-J

TREC LIMITATIONS The inspector is not required to: 

  • Verify the integrity of the flue
  • Perform a chimney smoke test
  • Determine the adequacy of the draft
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
2.1.1 - A. Foundations

Exposed Cable Ends
Multiple places along the foundation including - Right front wall behind bushes in flower bed.; Right

One or more of the post tension cable ends are exposed and need to be properly sealed.

Credit
Comment
2.1.2 - A. Foundations

Corner Wedge Crack
Right Front wall in flower bed

Corner Popping (A.K.A. Corner Wedge Cracking) is extremely common and is almost always cosmetic in nature.  This is typically an easily correctable condition and should be remedied.  

Brick, especially in the Texas summers, expands due to thermal expansion and water absorption. A slab foundation, is less porous than the brick, is mostly underground and has much less exposure.  The stress develops is between the brick mortar below the bottom bricks and the top of the concrete  This puts the brick in compression and the concrete foundation in tension. Concrete is very weak in tension but brick is very strong in compression, the concrete loses and the corner cracks.  

Credit
Comment
2.2.1 - B. Grading and Drainage

Downspout Discharge Onto Roof
Multiple

Downspout(s) that discharge onto the roof should be extended to discharge directly into the gutters below. This condition, if left unattended, can result in premature deterioration of the roofing under the end of the downspout.

Credit
Comment
2.2.2 - B. Grading and Drainage

Gutters Clogged

The gutters are clogged and require a simple cleaning to avoid spilling roof runoff around the building.  This is a common maintenance concern, which if not corrected, has potential to become a source of water entry or water damage.  In addition, gutters that overflow can allow water to pool or pond near the foundation which could lead to result in structural issues over time.

Credit
Comment
2.3.1 - C. Roof Covering Materials

Nail Heads Exposed

Under-driven or exposed nails were found in one or more roof coverings.  While this is often not an immediate threat for water penetration, it can lead to further, more rapid degradation to the roof covering material at these locations.  Under-driven or exposed nails should be sealed or otherwise repaired..

Credit
Comment
2.3.2 - C. Roof Covering Materials

General Damage to Coverings

Roof coverings exhibited minor general damage that could affect performance over time.

Credit
Comment
2.5.1 - E. Walls (Interior and Exterior)

Exterior Walls - Siding Deterioration
Left wall of Dormer

Deterioration of the siding was observed.  Improved roof flashing and guttering to properly shed water from the roof surface can reduce the impact of this type of deterioration.  Once repaired, monitoring and regular maintenance are recommended to maintain the integrity of the siding.  When the roof covering material is due for replacement it is recommended that the roofers understand where these vulnerable points are and install flashing to help protect them.

Credit
Comment
2.5.2 - E. Walls (Interior and Exterior)

Walls Tape and Bed Joint Crack

A joint crack was observed on the wall.  Temperature swings in the summer and winter months can cause expansion and contraction of building materials which at times can be observed as a crack in the joint between two pieces of sheetrock.  

Credit
Comment
2.6.1 - F. Ceilings and Floors

Ceiling Nail Pop

As the wood framing members such as ceiling joists shrink and pull away from the drywall, at times, the nail will not be pulled with it.  The nail head instead will remain flush with the drywall surface.  Because this occurs on a ceiling, the remainder of the sheetrock moves, however the nail will remain stationary.  The head of the nail will appear to pop out, although, in fact, its not moving, its the wallboard being pushed back against the framing members in the ceiling, which creates the nail pop effect.  

Credit
Comment
2.8.1 - H. Windows

Lost Seal

The window(s) have lost their seal. This has resulted in condensation developing between the panes of glass and can cause the glass to loose its insulating properties. The glass should be repaired or replaced.

Credit
Comment
2.8.2 - H. Windows

Window Condensation

The windows show evidence of condensation. This is not a major concern. Controlling indoor humidity levels and/or improving window efficiency (if needed) would help to control this condition.

3 - II. Electrical Systems

IN NI NP D
3.1 A. Service Entrance and Panels X
3.2 B. Branch Circuits, Connected Devices, and Fixtures X
A. Service Entrance and Panels: Service Panel Main DIsconnect Rating
200 AMP
A. Service Entrance and Panels: Location

Garage

A. Service Entrance and Panels: Method of Service

Underground Service

A. Service Entrance and Panels: Type of Service Drop Wiring

Copper

A. Service Entrance and Panels: Ground Type
Grounding Rod
A. Service Entrance and Panels: Electrical Bonding Location

Not Located

A. Service Entrance and Panels: Type of Over current Devices

Circuit Breakers

A. Service Entrance and Panels: AFCI Protection
Some AFCI breakers present in panel

An arc fault circuit interrupter (AFCI) is a circuit breaker designed to prevent fires by detecting non-working electrical arcs and disconnect power before the arc starts a fire. The AFCI should distinguish between a
working arc that may occur in the brushes of a vacuum sweeper, light switch, or other household devices and a non-working arc that can occur, for instance, in a lamp cord that has a broken conductor in the cord
from overuse. Arc faults in a home are one of the leading causes for household fires.AFCIs resemble a GFCI (Ground-Fault Circuit Interrupter) in that they both have a testbutton,though it is important to
distinguish between the two. GFCIs are designed to protects against electrical shock, while AFCIs are primarily designed to protect against fire.


Note: AFCI Breakers were not tested today ecause the home was occupied.

B. Branch Circuits, Connected Devices, and Fixtures: Type of Branch Circuit Wiring
Copper

Aparent type of branch circuit wiring is an observation of wire only.  Places this may be observed could be a main or auxiliary panel, any outlets, switches or boxes in which the cover may have been removed, etc.

B. Branch Circuits, Connected Devices, and Fixtures: Inspected Performing

Inspected and appeared to be performing at the time of the inspection.

B. Branch Circuits, Connected Devices, and Fixtures: GFCI

Accessible GFCI receptacles and switches are tested. Receptacles in locations which are  inaccessible (second level eaves, behind appliances / furnishings and storage) cannot be tested /
inspected.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
3.1.1 - A. Service Entrance and Panels

Cable Clamps Needed

Cable clamps (sometimes referred to as bushings or grommets) are required where wiring passes into the main distribution panel. Cable clamps serve to protect the wiring from the metal edges of the panel openings.

Credit
Comment
3.1.2 - A. Service Entrance and Panels

Openings In Panel

Any openings in the main panel should be covered.

4 - III. Heating, Ventilation & Air Conditioning Systems

IN NI NP D
4.1 A. Heating Equipment X
4.2 B. Cooling Equipment X
4.3 C. Duct System, Chases, and Vents X
A. Heating Equipment: Type of System
Central Heat
A. Heating Equipment: Brand
American Standard
A. Heating Equipment: Energy Source
Gas
A. Heating Equipment: Area Serviced
First Floor -
A. Heating Equipment: Filter Size
20 X 25 X 4 -
A. Heating Equipment: Location
Attic
A. Heating Equipment: Gas Furnace Note

Per the National Association of Home Builders the average life expectancy of a gas furnace is 18 years.

A. Heating Equipment: Inspected Performing

Inspected and appeared to be performing at the time of the inspection.

B. Cooling Equipment: Type of System
Central Air Conditioner
B. Cooling Equipment: Brand
American Standard

Two outside units were observed the smaller unit is the Trane the larger unit is the American Standard.

B. Cooling Equipment: Refrigerant Type
R-410a

Refrigerant type identification based on unit labeling.  Trane uses the R22

B. Cooling Equipment: Location
Left, Exterior, Wall
B. Cooling Equipment: Supply Temperature
47 Degrees
B. Cooling Equipment: Return Temperature
68 - Degrees
B. Cooling Equipment: Temperature Differentia
21 - Degrees
B. Cooling Equipment: A Note About Temperature Differential Readings

This is a fundamental standard for testing the proper operation of the cooling system. The normal acceptable temperature difference between the return air and supply air is considered to be between 15 to 21 degrees Fahrenheit. total as an approximation.  At times, unusual conditions may exist such as excessive humidity, low outdoor temperatures and restricted airflow, as examples.  When these conditions are present, occasionally abnormal results can present themselves causing the appearance of failed operation during testing even though the equipment is functioning basically as designed and/or may indicate normal operation in spite of an equipment malfunction.

B. Cooling Equipment: Cooling System Note

Per the National Association of Home Builders the average life expectancy of a central air conditioner is 15 years.

B. Cooling Equipment: Inspected Performing

Inspected and appeared to be performing at the time of the inspection.


Note:  The outside temperature at the time of the inspection was approximately 78 degrees Fahrenheit.  The ambient temperature in the home according to the HVAC thermostat was 71 degrees Fahrenheit.  The unit was running for approximately 20 minutes.  It is important to note the unit would need to run for an extended period of time to generate excess amounts of condensation.

C. Duct System, Chases, and Vents: Type of Ducting
Fiberglass insulated, Aluminum Wrapped, Flex Ducting
C. Duct System, Chases, and Vents: Inspected Performing

Inspected and appeared to be performing at the time of the inspection.

B. Cooling Equipment: TREC Limitations III-B

TREC LIMITATIONS the inspector is not required to:

  • Program digital thermostats or controls
  • Inspect for pressure of the system refrigerant, type of refrigerant, type of refrigerant, or refrigerant leaks; winterized evaporative coolers; or humidifiers, dehumidifiers, air purifiers, motorized dampers, electronic air filters, multi-stage controllers, sequencers, heat reclaimers, wood burning stove, boilers, oil-fired units, supplemental heating appliances, de-icing provisions, or reversing values
  • Operate setback features on thermostats, or controls
  • Operate cooling equipment when the outdoor temperature is less than 60 degrees Fahrenheit
  • Operate radiant heaters, steam heat systems, or unvented gas-fired heating appliances; or heat pumps when temperatures may damage equipment
  • Verify compatibility of components; the accuracy of thermostats; or the integrity of the heat exchanger
  • Determine sizing, efficiency, or adequacy of the system; uniformity of the supply of conditioned air to the various parts of the structure; or types of materials contained in insulations
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
4.1.1 - A. Heating Equipment

Air Filter Dirty

The dirty air filter should be replaced.

5 - IV. Plumbing Systems

IN NI NP D
5.1 A. Plumbing Supply, Distribution Systems, and Fixtures X
5.2 B. Drains, Wastes, & Vents X
5.3 C. Water Heating Equipment X X
5.4 D. Hydro-Massage Therapy Equipment X
A. Plumbing Supply, Distribution Systems, and Fixtures: Water Meter Location
Directly in front of the home between the sidewalk and the street
A. Plumbing Supply, Distribution Systems, and Fixtures: Main Water Supply Valve Location
Flower bed directly in front of the home
A. Plumbing Supply, Distribution Systems, and Fixtures: Water Supply Piping Material
Copper

As observed at visible locations such as under sinks, etc.

A. Plumbing Supply, Distribution Systems, and Fixtures: Static Water Pressure Reading (Approximate)
75
A. Plumbing Supply, Distribution Systems, and Fixtures: Gas Meter Location

Gas supply enters the home on the left exterior wall, Meter is located in the left rear corner of the property.

A. Plumbing Supply, Distribution Systems, and Fixtures: Gas Line Material In Accessible Locations
Rigid Black Pipe
B. Drains, Wastes, & Vents: Type of Sewer System
Public Sewer
B. Drains, Wastes, & Vents: Drain, Waste and Vent Pipe Material
PVC

As observed at visible locations such as clean outs, vent stacks, etc.

B. Drains, Wastes, & Vents: Important Note about drainage systems

Sewer lines are inspected by operating faucets and fixtures for functional operation only. Evaluation of sewer lines, pipe degradation or hidden leakage must be performed by a licensed and qualified plumber. If concerns exist about the condition of sewer lines and their future performance we recommend further evaluation / inspection by a qualified plumber with specialized tools to access and inspect.

B. Drains, Wastes, & Vents: Primary Sewer Clean Out Location
Flower bed directly in front of the home
C. Water Heating Equipment: Brand
Rheem
C. Water Heating Equipment: Location
Garage
C. Water Heating Equipment: Capacity
50 Gallons
C. Water Heating Equipment: Energy Source
Gas
C. Water Heating Equipment: Water Temperature
125 - 150 Degrees Fahrenheit

Measurement taken at the kitchen sink.

C. Water Heating Equipment: Note

Per the National Association of Home Builders the average life expectancy of an electric water heater is 11 years and gas water heater is 10 years.

D. Hydro-Massage Therapy Equipment: Brand
Undetermined
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
5.1.1 - A. Plumbing Supply, Distribution Systems, and Fixtures

Hose Bib Leaks

The hose bib is leaking at the handle when turned on and should be repaired.

Credit
Comment
5.2.1 - B. Drains, Wastes, & Vents

Poor/Slow Drainage
Downstairs Master Bathroom. Vanity sink on the left

Poor/slow drainage was observed at time of inspection. Recommend a qualified plumber evaluate and repair.

Credit
Comment
5.3.1 - C. Water Heating Equipment

Discharge Tube Needs Improvement

The discharge piping serving the Temperature and Pressure Relief (TPR) Valve for the water heater has a questionable fitting, this should be replaced with an appropriate fitting.

Credit
Comment
5.3.2 - C. Water Heating Equipment

No Safety Pan

No safety pan and drain was found for the water heater. This should be repaired by the installation of a pan with a drain by a qualified professional

Credit
Comment
5.3.3 - C. Water Heating Equipment

Vent Pipe Connections

For enhanced safety, it is recommended that the connections of the water heater venting system be improved.

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
6.4 D. Ranges, Cooktops, and Ovens X
6.5 E. Microwave Ovens X
6.6 F. Mechanical Exhaust Vents and Bathroom Heaters X
6.7 G. Garage Door Operators X X
6.8 H. Dryer Exhaust Systems X X
A. Dishwashers: Brand
KitchenAid

Model:

B. Food Waste Disposers: Brand
Badger

Model:

B. Food Waste Disposers: Disposer performing

The food waste disposer is performing at of the time of the inspection.

C. Range Hood and Exhaust Systems: Exhaust Hood Type
Re-circulate, Built-in with Microwave
C. Range Hood and Exhaust Systems: Brand
General Electric

Model:

C. Range Hood and Exhaust Systems: Range Hood Performing

The range hood appeared to be performing at of the time of the inspection.

D. Ranges, Cooktops, and Ovens: Range/Oven Brand
Samsung

Tested at 350F, Variance noted: Approximately 20F (max variance 25F)

D. Ranges, Cooktops, and Ovens: Range/Oven Energy Source
Electric, Gas
E. Microwave Ovens: Brand
General Electric

Model:

E. Microwave Ovens: Microwave Performing

The microwave appeared to be performing at of the time of the inspection.

F. Mechanical Exhaust Vents and Bathroom Heaters: Mechanical Exhaust Vents and Bathroom Heaters Performing

Mechanical exhaust vents and bathroom heaters appeared to be performing at the time of the inspection.

G. Garage Door Operators: Brand
Overhead Door Legacy

Two garage door openers were present at the time of the inspection.

H. Dryer Exhaust Systems: Dryer Exhaust System Performing

The dryer exhaust system appeared to be performing at the time of the inspection.

H. Dryer Exhaust Systems: Dryer Installed

The dryer was installed and hooked up to the venting system, limiting my visual inspection today.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
6.1.1 - A. Dishwashers

Dishwasher Poorly Attached

The dishwasher should be properly secured.

Credit
Comment
6.4.1 - D. Ranges, Cooktops, and Ovens

Range Anti-tIp Device

Range was not fastened to the floor. This poses a safety hazard to children. Recommend a qualified contractor secure range so it can't tip.

Credit
Comment
6.7.1 - G. Garage Door Operators

Opener Auto Reverse Defective

The garage door opener did not automatically reverse under resistance to closing. There is a serious risk of injury, particularly to children, under this condition. Improvement may be as simple as adjusting the sensitivity control on the opener. This should be repaired immediately.