Some items couldn't be inspected due to multiple personal belongings in the way. The attempt was made to inspect all major items and concerns.
Comment Key of Definitions:
The following are definitions of comment descriptions in this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.
Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.
Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.
Not Present (NP) = This item, component or unit is not in this home or building.
Maintenance Item (MI) =The item, component, or system while perhaps functioning as intended is in need of minor repair, service, or maintenance; is showing signs of wear or deterioration that could result in an adverse condition at some point in the future; or considerations should be made in upgrading the item, component, or system to enhance the function, efficiency, safety, and/or more closely align with current construction standards. Items falling into this category can frequently be addressed by a homeowner or handyman and are considered to be routine homeowner maintenance or recommended upgrades.
Deficient (D) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.
Some items couldn't be inspected due to multiple personal belongings in the way. The attempt was made to inspect all major items and concerns.
|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|
|2.7||G. Doors (Interior and Exterior)||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|
The grade or (ground) around property slopes away from foundation
In my opinion, the foundation appears to be providing adequate support for the structure at the time of this inspection. I did not observe any apparent evidence that would indicate the presence of adverse performance or significant deficiencies in the foundation. The interior and exterior stress indicators showed little affects of adverse performance and I perceived the foundation to contain no significant unlevelness after walking the 1st level floors.
Downspout extensions are add-ons to gutter systems that make it possible for water to fall to the earth in a controlled manner rather than splashing everywhere and potentially going where it can do damage. Downspout extensions divert water away from the foundation and structure of your home. When water accumulates around the base of your home it will inevitably lead to problems
Splash blocks are devices made of plastic or concrete that channel the water away from the foundations of a building or house. They are usually rectangular, with a close-ended side positioned underneath the downspout and an open-ended side that direct the water away from the construction's foundations.
Installing splash blocks to your property is more important than most people realize to maintain its structural integrity. If you need a breakdown of why you should definitely not forgo installing them, here are the main reasons why splash blocks are essential:
slope on gutter is slanted in away that will cause poor drainage. There is standing water in gutter, meaning it is not flowing towards down spout. Recommend adjusting slope.
Paint chipping in newly installed gutters. Recommend having them repainted to prevent rust or further damage.
Tools left in gutter.
All connections / seams should be sealed to prevent water intrusion into home.
Metal roof is missing self sealing fasteners.
All exposed wood should be painted or stained. Exposed wood will absorb moisture and damage much sooner than painted or stained wood.
Siding, has damage and gaps in various locations and should be repaired or replaced.
|3.1||A. Service Entrance and Panels||X|
|3.2||B. Branch Circuits, Connected Devices, and Fixtures||X|
|3.3||Outdoor light fixtures||X||X|
Sealant Recommend around exterior light fixtures to prevent water intrusion and water contact with electrical
|4.1||HVAC Performed Satisfactory||X|
|4.2||A. Heating Equipment||X|
|4.3||B. Cooling Equipment||X|
|4.4||C. Duct System, Chases, and Vents||X||X|
|4.6||Seasonal Maintenance Recommended||X|
This video is to show that the condenser was or was not running at the time of the inspection. What the condenser sounded like during the inspection.
In addition, In the event you need to make a insurance claim for what ever reason you have documentation of the condition of the unit.
Seasonal preventive maintenance on your heating and cooling system may guard against many unexpected failures and could maximize the lifecycle of your heating or cooling unit.1Preseason inspections may uncover leaks, rust, rot, soot, frayed wires and/or corroded electrical contacts on your air conditioner or heat pump that can lead to bigger equipment failures if left untreated.
Proper maintenance may also keep your system running at peak performance levels. Effective maintenance can reduce HVAC energy costs by 5 to 40 percent depending on the system or equipment involved.2
here is a link with more info Seasonal Maintenance
The flexible air ducts are improperly installed, They are laying on the attic floor. Air ducts should be suspended from the over head and supported every 4 feet, with no more than 2 inches of sag between each supporting strap.
Duct work is turn too sharp restricting the flow to the room this can cause a pressure difference and a temperature difference in that room. Recommend be adjusting the straps holding the ductwork in place to allow more flow
|5.1||A. Plumbing Supply, Distribution Systems, and Fixtures||X||X|
|5.2||B. Drains, Wastes, & Vents||X|
|5.3||D. Hydro-Massage Therapy Equipment||X|
|5.5||Bathroom ( Master)||X||X|
Most plumbing fixture manufacturers recommend their products be used with water pressure no higher than 80 psi. Anything higher than that can cause fixtures such as water heaters, faucets,shut-off valveand toilet parts to fail prematurely. If pressure is above 80 psi. A licensed plumber should be contacted to install a pressure reducing valve. https://www.angieslist.com/articles/high-water-pressure-causes-plumbing-problems.htm
Outdoor fixture is missing sealant, this will allow water and pest intrusion into home. Recommend sealing with a good waterproof based sealant.
Rain head is to close to the exit of the shower, with out a barrier or the head moved further back, the floors will eventually suffer from water intrusion and damage. Recommend moving head back further in shower.
There is indication, via the use of a infrared gun that there is a possible water leak in shower stall.
|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||C. Water Heating Equipment||X|
|6.7||F. Mechanical Exhaust Vents and Bathroom Heaters||X|
|6.8||H. Dryer Exhaust Systems||X||X|
This section is to show cooktop burners and oven temp at the time of the inspection. All ovens are set to 350 degrees and tested with oven thermoset. Cooktops are tested with either a visual inspection or Thermal camera
Manufacturer Information and Microwave video in operation. The light inside the microwave is a tester and glows when waves are present.
Water heaters should be flushed annually to prevent sediment buildup and maintain efficiency. Recommend a qualified plumber service and flush.
We recommend your dryer vents be cleaned prior to moving in and annually after that.
Dirty vents are a known fire hazard, and reduce the life and efficiency of the dryer.
Vent is damaged and restricted. This will cause issues with the dryer discharge. Repair vent, reduce restriction.
What is Thermal Imaging?
Infrared (thermal imaging) is an advanced, non-invasive technology that allows the inspector to show clients things about their homes or buildings that cant be revealed using conventional inspection methods
Thermal Imaging Limitations
Any finding or images presented in this report will need to be further investigated
If we call out moisture as an issue, it will be backed up with a moisture reading, and that reading will be included in the pictures.
High moisture readings (above 20%)
The thermal images below represent missing insulation. This can easily be fixed. But until fixed may reduce efficiency in the area of missing insulation.
In the case of doors, insulation reefers to door seals and or gaskets.
We want to say thank you for choosing Level Up Home Inspections to perform your home inspection. Below, is a link to get an extra 6 months FREE on your home warranty. With our partnership with Residential Warranty Service, you get an 18-month warranty for the price of a 12 month.
Thank you again and Congratulations!
I wanted to take the time to thank you again for your trust in Level Up Home Inspections. We would greatly appreciate it if you could take the time and let us know how we did. Simply click the link below and let us know.
This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefully read ALL of this information.
This inspection is subject to the rules ("Rules") of the Texas Real Estate Commission ("TREC"), which can be found atwww.trec.texas.gov.
The TREC Standards of Practice (Sections 535.227-535.233 of the Rules) are the minimum standards for inspections by TREC-licensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted as being inspected were inspected. The inspector is NOT required to turn on decommissioned equipment, systems, utility services or apply an open flame or light a pilot to operate an appliance. The inspector is NOT required to climb over obstacles, move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturer's installation instructions. The inspection does not imply insurability or warrantability of the structure or its components. Although some safety issues may be addressed in this report, not inspected this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potential hazards.
In this report, the inspector shall indicate, by checking the appropriate boxes on the form, whether each item was not inspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. The inspector must check the Deficient (D) box if a condition exists that adversely and materially affects the performance of a system or component constitutes a hazard to life, limb or property as specified by the TREC Standards of Practice. General deficiencies include operability, material distress, water penetration, damage, deterioration, missing components, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another.
Some items reported may be considered life-safety upgrades to the property. For more information, refer to Texas Real EstateConsumer Notice Concerning Recognized Hazards or Deficiencies below.
THIS PROPERTY INSPECTION IS NOT A TECHNICALLY EXHAUSTIVE INSPECTION OF THE STRUCTURE, SYSTEMS OR COMPONENTS. This inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about this property, including seller's disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports performed for and by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspector's responsibility to confirm that information obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous or future reports.
ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS OR TAKE OTHER ACTIONS, misreported or IS THE PURCHASER REQUIRED TO REQUEST THAT THE SELLER TAKE ANY ACTION. When a dis reported, it is the client's responsibility to obtain further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods.
Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188 (512) 936-3000(http://www.trec.texas.gov).
REI 7-5 (5/4/2015)
Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs.Failure to address deficiencies or comments noted in this report may lead to further damage to the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made.
Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or occupancy, effects of weather,etc. These changes or repairs made to the structure after the inspection may render information contained herein obsolete or invalid.This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire an unlicensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property.
TEXAS REAL ESTATE CONSUMER NOTICE CONCERNING HAZARDS OR DEFICIENCIES
Each year, Texans sustain property damage and are injured by accidents in the home. While some accidents may not be avoidable, electrical receptacles many other accidents, injuries, and deaths may be avoided through the identification and repair of certain hazardous conditions.Examples of such hazards include:
malfunctioning, improperly installed, or missing ground fault circuit protection electrical receptacle sin garages, bathrooms, kitchens, and exterior areas;
malfunctioning arc fault protection (AFCI) devices;
ordinary glass in locations where modern construction techniques call for safety glass;
malfunctioning or lack of fire safety features such as smoke alarms, fire-rated doors in certain locations, and
functional emergency escape and rescue openings in bedrooms;
malfunctioning carbon monoxide alarms;
excessive spacing between balusters on stairways and porches;
improperly installed appliances;
improperly installed or defective safety devices;
lack of electrical bonding and grounding; and
lack of bonding on gas piping, including corrugated stainless steel tubing (CSST).
To ensure that consumers are informed of hazards such as these, the Texas Real Estate Commission (TREC) has adopted Standards ofPractice requiring licensed inspectors to report these conditions as "Deficient" when performing an inspection for a buyer or seller, ifthey can be reasonably determined.
These conditions may not have violated building codes or common practices at the time of the construction of the home, or they mayhave been "grandfathered" because they were present prior to the adoption of codes prohibiting such conditions. While the TRECStandards of Practice do not require inspectors to perform a code compliance inspection, TREC considers the potential for injury orproperty loss from the hazards addressed in the Standards of Practice to be significant enough to warrant this notice.
Contract forms developed by TREC for use by its real estate license holders also inform the buyer of the right to have the homeinspected and can provide an option clause permitting the buyer to terminate the contract within a specified time. Neither theStandards of Practice nor the TREC contract forms require a seller to remedy conditions revealed by an inspection. The decision tocorrect a hazard or any deficiency identified in an inspection report is left to the parties to the contract for the sale or purchase of thehome.
INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", OR PROVIDED AS ANATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION AND MAY CONTAINCONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION DOES NOTREGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT UNDERSTAND THE EFFECT OF ANYCONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT AN ATTORNEY.
Each year, Texans sustain property damage and are injured by accidents in the home. While some accidents may not be avoidable, many other accidents, injuries, and deaths may be avoided through the identification and repair of certain hazardous conditions. Examples of such hazards include:
UTILITY BILL, REBATES AND OTHER ASSISTANCE
Texas Comprehensive Energy Assistance Program https://www.benefits.gov/benefits/benefit-details/1579
Take a Load Off Texashttp://www.takealoadofftexas.com
Texas Weatherization Assistance Programhttps://www.tdhca.state.tx.us/community-affairs/wap/
PRE-CLOSING WALK-THROUGHThe final walk-through prior to closing is the time for buyer to inspect the property. Conditions can change between the time of a home inspection and the time of closing. Visual restrictions that existed during the inspection may have been removed for the walk-through. Defects or problems that were not found during the home inspection may be discovered during the walk-through. The buyer should be thorough in their evaluation of the propertyduring the walk-through.
Any defect orproblem discovered during the walk-through should be negotiated with the owner/seller of the property prior to closing.
The following are recommendations for the pre-closing walk-through your new house.
1. Check the heating and cooling system.
2. Operate all appliances.
3. Run water at all fixtures and toilets.
4. Operate all exterior doors, windows and locks.
5. Test smoke and carbon monoxide detectors.
6. Ask for all remote controls to any garage door openers, fans, gas fireplaces, etc.
7. Inspect areas that may have been restricted at the time of the inspection.
8. Ask seller questions about anything that was not covered during the home inspection.
9. Ask seller about prior infestation treatment and warranties that may be transferable.
10. Read sellers disclosure.
ENERGY SAVING WEBSITES/TIPS:
Perhaps you never thought of your home as a likely place to save you a lot of money, but it is. Most homes are far from being energy-efficient. That means if you are using more energy than you have to, you are also paying higher monthly bills than necessary. By checking out the following energy saving web-sites, you will be able to gain some wise energy saving ideas that you will be able to put to use right away. You can do many of them yourself, others may require the services of a licensed contractor:
This Inspection Report reports only on the items listed and only on the present condition of those items. This Report reflects only if the items inspected are observed to be "operable" or "inoperable" at the time of inspection that is whether such items at this time are observed to serve the purpose for which they are ordinarily intended. This Report reflects only those items that are reasonably observed at the time of inspection.
NO REPRESENTATION OR COMMENT is made concerning any later defect or defects not reasonably observable at the time of the inspection or of items, which require the removal of major or permanent coverings. The inspection of swimming pools and spas is limited to the above ground accessible equipment and plumbing. For example, but without limitation, recent repairs, painting or covering may conceal prior or present leak damage, which is not reasonably observable by the inspector and no representation, or comment can be made.
NO REPRESENTATION IS MADE CONCERNING ANY OTHER CONDITION OR THE FUTURE PERFORMANCE OF ANY ITEM. NO REPRESENTATION IS MADE AS TO ITEMS NOT SPECIFICALLY COMMENTED UPON. ALL WARRANTIES, EXPRESSED OR IMPLIED, NOT SPECIFICALLY STATED HEREIN ARE EXCLUDED AND DISCLAIMED.
If a comment is made concerning the condition of any item, the Buyer is URGED to contact a qualified SPECIALIST to make further inspections or evaluations of that item before closing.