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1234 Main St.
Melissa TX 75454
11/13/2018 9:00AM

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agent

Agent Name

Agency Name
16
Recommendations
3
Safety hazard

1 - Information

In Attendance
Owner
Occupancy
Furnished, Occupied
Style
Multi-level
Temperature (approximate)
85 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Clear
Mold Disclaimer

We do not test or inspect for mold or measure indoor air quality, which the Consumer Product safety Commission ranks high among potential contaminants. Regardless, a person's health is a truly personal responsibility, and inasmuch as we not inspect for mold or test for other environmental contaminants we recommend that you schedule an inspection by an environmental hygienist before the close of escrow. And this would be imperative if you or any member of your family suffers from allergies or asthma, and could require the sanitizing of air ducts and other concealed areas. Here's the EPA's website on mold.

 Note: Mold cannot exist without moisture. Therefore, any moisture whatsoever, whether it be from inadequate grading and drainage, a leaking roof, window, or door, or moisture from a faulty exhaust vent, a condensate pipe, an evaporator coil, or a component of a plumbing system should be serviced immediately, or the potential for mold contamination will remain. 

Shingle Installation Disclaimer

A huge number of different types and models of asphalt shingles have been produced and installed over the years. Shingles vary in material design and quality, in installation quality, installation requirements, and performance characteristics. For optimum performance, and for shingle manufacturer's warranties to remain in effect, asphalt shingles must be installed according to the manufacturer's recommendations, which often vary from one manufacturer to another, and even between different shingle models produced by the same manufacturer. Because of the many different installation requirements for the different types of shingles, confirmation of proper installation requires inspection by a qualified specialist, can often require research, and exceeds the scope of the General Home Inspection.


No Destructive Testing or Research Performed on Roof

Although the Inspector inspects the roof to the best of his ability, the General Home Inspection does not include destructive testing or research. We disclaim responsibility for confirming installation according to the manufacturer's installation recommendations of roofing components including, but not limited to, shingles, underlayment, flashing and fasteners. Inspection of these components is limited to compliance with widely accepted general best practices.

Slab On Grade Foundation

This residence has a bolted, slab foundation. Such foundations are the most modern, but they can vary considerably from older ones that have no moisture barrier beneath them and no reinforcing steel within them to newer ones that have moisture barriers beneath them and adjustable reinforcing steel within them. This type is called a post-tension slab, but is often impossible to distinguish one slab type from another in which even the size and spacing of the bolts can vary, although most are concealed. Our inspection of slabs conforms to industry standards. We examine the visible portion of the stem walls on the exterior of the structure for any evidence of significant cracks or structural deformation. However, we do not move furniture or lift carpeting and padding to look for cracks, and we do not use any specialized tools or measuring devices to establish relative elevations or determine any degree of differential settling. Significantly, many slabs are built or move out of level, but the average person would not realize this until there is a difference of more than one inch in twenty feet, which most authorities describe as being tolerable. Interestingly, many slabs are found to contain cracks when the carpet and padding are removed, but there is no absolute standard for evaluating them. However, those that are less than 1/4" and which exhibit no significant vertical or horizontal displacement are not regarded as being structurally threatening. They typically result from common shrinkage, but can also be caused by a deficient mixture of concrete, deterioration through time, seismic activity, adverse soil conditions, and poor drainage, and if they are not sealed they can allow moisture to enter a residence, and particularly if the residence is surcharged by a hill or a slope, or if downspouts discharge adjacent to the slab. However, in the absence of any major defects, we may not recommend that you consult with a structural engineer or a foundation contractor, but this should not deter you from seeking the opinion of any such expert

2 - II. Electrical Systems

I NI NP D
2.1 A. Service Entrance and Panels X X
2.2 B. Branch Circuits, Connected Devices, and Fixtures X X
B. Branch Circuits, Connected Devices, and Fixtures: Type of Wiring
Copper
A. Service Entrance and Panels: 200 AMP

A 200 AMP main panel with a sub-panel is located in the garage.

A. Service Entrance and Panels: Inaccessible

A work bench was blocking the access to the electrical service panel at the time of the inspection, and therefore, the cover could not be safely removed for inspection. The electrical service panel may contain defective conditions. Moving of the occupant's belongings exceeds the scope of the General Home Inspection. The Inspector recommends that you have the electrical service panel inspected by a qualified inspector after access has been provided.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
2.1.1 - A. Service Entrance and Panels

Not Enough Clearance
Garage

The service panel did not have proper clearances to provide quick access for an emergency disconnect. The clear working space required in front of a panel is 30" wide by 36" deep with a minimum headroom clearance of 6 feet-6 inches. Recommend moving the work bench from in front of the panel to satisfy these requirements.

Tools Handyman/DIY
Credit
Comment
2.1.2 - A. Service Entrance and Panels

Missing Screws
Garage

Service panel was missing 2 screws at time of inspection.

Electric Electrical Contractor
Credit
Comment
2.2.1 - B. Branch Circuits, Connected Devices, and Fixtures

Light Did Not Respond
2nd Floor Gameroom

One or more lights did not respond to the switch. The bulb may need to be replaced or there may be a problem with the switch, wiring or light fixture. If after the bulb is replaced this light still fails to respond to the switch, the Inspector recommends that an evaluation and any necessary repairs by made by a qualified electrical contractor.

Electric Electrical Contractor
Credit
Comment
2.2.2 - B. Branch Circuits, Connected Devices, and Fixtures

Loose Outlet
Multiple Locations

One or more electrical receptacles in the home were improperly secured and moved when plugs were inserted. Receptacles should be securely installed to prevent fire, shock and/or electrocution hazard.

Electric Electrical Contractor
Credit
Comment
2.2.3 - B. Branch Circuits, Connected Devices, and Fixtures

Receptacle - Inoperable
Multiple Locations

Two receptacles were inoperable at the time of the inspection. There was a breaker that was in the OFF position at time of inspection. These receptacles may be on that particular circuit, however, since the breaker was already off at the time of inspection, it was not turned to the on position. Also, these are GFCI receptacles, so there may be a tripped GFCI outlet that needs to be reset, however one could not be located. The Inspector recommends service by a qualified electrical contractor if the OFF breaker or GFCI reset is not the reason why they are inoperable.

Electric Electrical Contractor

3 - I. Structural Systems

I NI NP D
3.1 A. Foundations X
3.2 B. Grading and Drainage X X
3.3 C. Roof Covering Materials X X
3.4 D. Roof Structure & Attic X X
3.5 E. Walls (Interior and Exterior) X X
3.6 F. Ceilings and Floors X X
3.7 G. Doors (Interior and Exterior) X
3.8 H. Windows X X
3.9 I. Stairways (Interior and Exterior) X
3.10 J. Fireplaces and Chimneys X
3.11 K. Porches, Balconies, Decks, and Carports X
Inspection Method
Attic Access, Visual
A. Foundations: Type of Foundation(s)
Concrete, Slab on Grade
A. Foundations: Foundation Condition

Slab on grade foundation appears to be performing it's intended purpose.

C. Roof Covering Materials: Types of Roof Covering
Asphalt, Combination
C. Roof Covering Materials: Viewed From
Ladder
D. Roof Structure & Attic: Material
OSB, Wood
D. Roof Structure & Attic: Type
Combination
D. Roof Structure & Attic: Viewed From
Binoculars, Ground, Ladder, Roof, Attic
E. Walls (Interior and Exterior): Material
Brick, Wood, Drywall
C. Roof Covering Materials: Roof Condition

Roof appears to be performing it's intended purpose with the exception of deficiencies noted separately below.

D. Roof Structure & Attic: Approximate Average Depth of Insulation
Attic
13 Inches

Attic appears to be adequately insulated. Fiberglass insulation is at an average of 12 inches deep. 

J. Fireplaces and Chimneys: Ashes/Wood in Fireplace
Fireplace

Ashes and or wood was in fireplace at time of inspection. Inspector could not see hearth or bottom area of fireplace wall. There is a possibility that these areas are deficient. The Inspector recommends you have a qualified fireplace inspector inspect these areas once wood and/or ashes are removed.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
3.2.1 - B. Grading and Drainage

Erosion Due to Downspout

In one or more locations, gutter downspouts causing minor erosion near foundation. Recommend installing downspout extensions to channel moisture away from foundation.

Tools Handyman/DIY
Credit
Comment
3.2.2 - B. Grading and Drainage

Debris in Gutters

Debris found in gutters which could adversely gutter performance. Recommend having gutters cleaned to ensure proper drainage.

Tools Handyman/DIY
Credit
Comment
3.3.1 - C. Roof Covering Materials

Exposed Nails

Under-driven or exposed nails were found in one or more roof coverings. Recommend a qualified roofer evaluate and correct. 

Roof Roofing Professional
Credit
Comment
3.4.1 - D. Roof Structure & Attic

No Light in the Attic
Attic

The attic space above garage was not provided with a light.


Electric Electrical Contractor
Credit
Comment
3.4.2 - D. Roof Structure & Attic

Twisted Engineered Beam
Attic Above Garage

In attic above the garage, there are two engineered beams that parallel each other. One of those beams appear to have rotated or twisted and is separating from the other. There also appears to be a failed attempt at attaching these beams together. 

House construction Structural Engineer
Credit
Comment
3.4.3 - D. Roof Structure & Attic

Split Framing
Attic

In the attic above the garage, above the access hatch, there were three framing members that are split. These appear to be a combination of hip rafters and ridge beams. All of these are 2x12 boards and come together at the peak. Although difficult to see in photos, the split continues almost the entire length of a couple of the boards. 

In addition, in the portion of the attic above the master bedroom/bath, there was another split framing member. 

The Inspector highly recommends that a Structural Engineer evaluate the safety and integrity of the roof structure.


House construction Structural Engineer
Credit
Comment
3.5.1 - E. Walls (Interior and Exterior)

Firewall Not Compliant to Current Safety Standards

The walls separating the garage from the home living space did not meet generally-accepted current safety standards firewall requirements.  Firewalls are designed to resist the spread of a fire which starts in the garage for a certain length of time in order to give the home's occupants adequate time to escape. 

1. Drywall joints must be fire-taped.  

2. The firewall must be continuous between the garage and living space 

3. Wall penetrations such as ducts must be made of metal.  

4. A door through a firewall (fire door) may be:        

     a. A solid core slab door with a minimum thickness of 1 3/8 inches.        

     b. A sheet metal door.       

     c. A 20-minute fire-rated panel door. 

5. A fire door must also be self-closing, typically with a spring-type hinge. 

6. Hatches providing access to attic spaces must conform to firewall requirements. 

This home failed to meet requirement number (5).  


Tools Handyman/DIY
Credit
Comment
3.5.2 - E. Walls (Interior and Exterior)

Exterior Gap Needs Sealed
Above Front Porch

In one or more locations, gaps/holes were observed that are big enough for vermin intrusion. Recommend sealing gaps/holes to prevent vermin from entering attic space.

Tools Handyman/DIY
Credit
Comment
3.6.1 - F. Ceilings and Floors

Evidence of Moisture Intrusion
Multiple Locations

The ceiling in the 2nd floor closet showed signs of water intrusion, which could lead to more serious structural damage. In the ceiling area and wall area near the ceiling, there were very high levels of moisture present. This closet is directly underneath the air handler, which is leaking onto the attic floor. Once the leaking air handler is repaired, the Inspector recommends a qualified professional evaluate and repair the area of high moisture.

In the master bathroom shower, there is a small area right beside the overhead shower head that may be the result of water intrusion. However, the moisture meter showed very low levels of moisture in this area. The Inspector was unable to positively confirm the presence of moisture in this area and recommends monitoring the area to see if it worsens. Contact a qualified plumbing contractor to evaluate and repair if needed. 

Contractor Qualified Professional
Credit
Comment
3.8.1 - H. Windows

Caulking
Multiple Locations

One or more windows need new exterior caulking to prevent moisture intrusion. 

Wrenches Handyman
Credit
Comment
3.8.2 - H. Windows

Lintle Rusted
Multiple Locations

In one or more location, lintels are rusted. Recommend having lintels painted to help prevent corrosion, which can damage the brick around it.

Contractor Qualified Professional

4 - III. Heating, Ventilation & Air Conditioning Systems

I NI NP D
4.1 A. Heating Equipment X
4.2 B. Cooling Equipment X X
4.3 C. Duct System, Chases, and Vents X
A. Heating Equipment: Brand
Armstrong Air
A. Heating Equipment: Energy Source
Electric
A. Heating Equipment: Type of System
Heat Pump
B. Cooling Equipment: Type of System
Electric
Annual Service

The inspector recommends that the HVAC system be inspected and serviced annually by a qualified HVAC professional. Routine cleaning and maintenance will help ensure peak performance and may also prolong the life of the unit. Here' a helpful guide and HVAC maintenance checklist.

A. Heating Equipment: Heat Pump Not Tested

Due to outside temperature being above 70 degrees Fahrenheit, the heat pump could not be operated. Damage to the compressor may result if operated in hot weather.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
4.2.1 - B. Cooling Equipment

Drip Pan Debri
Attic

Both secondary drip pan contain debri which can clog the drain line. If drain gets clogged it can result in overflowing the pan which will cause moisture damage to surrounding area. Recommend cleaning drip pan.  

Wrench DIY
Credit
Comment
4.2.2 - B. Cooling Equipment

Clogged Secondary Drain Line

One of the secondary condensation drain lines appear to be clogged. This can result in moisture intrusion in the attic and the structure below the air handler.

Fire HVAC Professional
Credit
Comment
4.2.3 - B. Cooling Equipment

Moisture Dripping

Return side of air handler is leaking condensate onto the attic floor and running down the wall to the structure below. Water intrusion can cause mold and structural damage if not corrected.

Th Heating and Cooling Contractor

5 - IV. Plumbing Systems

I 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
5.4 D. Hydro-Massage Therapy Equipment X
Location of Main Water Supply Valve
Unkown
Acceptable Water Pressure

Water pressure within acceptable limits of 40-80 psi.

A. Plumbing Supply, Distribution Systems, and Fixtures: Material - Distribution
Pex
A. Plumbing Supply, Distribution Systems, and Fixtures: Material - Water Supply
Unknown
B. Drains, Wastes, & Vents: Drain Size
2"
B. Drains, Wastes, & Vents: Material
PVC
C. Water Heating Equipment: Power Source
Electric
C. Water Heating Equipment: Capacity
50(x2) Gallons
C. Water Heating Equipment: Location
Garage
C. Water Heating Equipment: Two Water Heaters

This home had two water heaters.

Static Water Pressure Reading
Southwest
80
C. Water Heating Equipment: Manufacturer
Rheem
Location of Water Meter
Exterior

Water meter is located in front yard. Inside the box, the water meter was completely covered by clay at the time of inspection. Therefore, the inspector could not see the water service pipe or shutoff valve.

C. Water Heating Equipment: Annual Maintenance Flush

Water heaters should be flushed annually to prevent sediment buildup and maintain efficiency. Recommend a qualified plumber service and flush if it has been over a year since last serviced. 

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

6 - V. Appliances

I NI NP D
6.1 A. Dishwashers 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
6.8 H. Dryer Exhaust Systems X
C. Range Hood and Exhaust Systems: Exhaust Hood Type
Re-circulate
D. Ranges, Cooktops, and Ovens: Range/Oven Energy Source
Electric
D. Ranges, Cooktops, and Ovens: Range/Oven Brand
Maytag
E. Microwave Ovens: Tested Microwave

Built-in microwave oven tested using normal operating controls. Unit was tested by boiling water. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, you should seek further evaluation by qualified technician prior to closing.

H. Dryer Exhaust Systems: Dryer Vent Visual Inspection

The dryer vent was examined visually only. A visual examination will not detect the presence of lint accumulated inside the vent, which is a potential fire hazard.  The Inspector recommends that you have the dryer vent cleaned at the time of purchase and annually in the future to help ensure that safe conditions exist. Lint accumulation can occur even in approved, properly installed vents. All work should be performed by a qualified contractor.


A. Dishwashers: Dishwasher Full

Dishwasher was full of dishes. Could not operate dishwasher to determine if it is functional.

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

7 - VI. Optional Systems

I NI NP D
7.1 A. Landscape Irrigation (Sprinkler) Systems X
A. Landscape Irrigation (Sprinkler) Systems: Controller Location

Irrigation controller located in the garage

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