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1000 Sample Report
Dallas TX 75289
08/17/2018 8:00 am

56
Observation
10
Safety hazard

1 - Information

In Attendance
Buyer
Type of Building
Single Family (2-story)
Home Faces
North
Year Built
1994
Weather Conditions
Clear, Hot, Recent Rain
Temperature (approximate)
90 (F)
NOTE: There are two report formats

Your report has been prepared in two different formats.  TREC requires me to provide a report in a particular format  (TREC REI 7-5).   They both contain the same information.  To view the TREC REI 7-5 version of this report click on the PDF icon at the top of the web based report. To view the web based version, click on the link that was emailed to you.  

Personal Belongings

Every effort was made to inspect the entire house. However due to furniture and other personal
belongings some areas could not be inspected.

2 - I. Structural Systems

A. Foundations: Foundation Type
Post-Tension Cable Slab
C. Roof Covering Materials: Types of Roof Covering
Architectural
C. Roof Covering Materials: Roof Covering was Observed From
Ground level, At eaves with ladder (lower levels only), Upper levels observed with drone
C. Roof Covering Materials: Reason for Not Walking Roof
in excess of 20' height:viewed with drone
D. Roof Structure & Attic: Type of Attic Ventilation
Soffit Vents, Static Vents
D. Roof Structure & Attic: Depth of Attic Insulation
10"
D. Roof Structure & Attic: Attic was Observed From
Walked accessible areas
D. Roof Structure & Attic: Reason for not Inspecting Entire Attic
Insulation Over Top of Rafters
H. Windows: Evaluation of operation and mounting of blinds and window coverings is outside the scope of this inspection
A. Foundations: LIMITATIONS OF EVALUATING FOUNDATION PERFORMANCE BY VISUAL INSPECTION

Evaluating the performance of a foundation is a complex task that would typically be performed by a licensed professional engineer using specialized equipment over a period of time. An evaluation of  this nature is outside the scope of this inspection.

To inspect the foundation the following visual and performance criteria were used:

  • No framing or frieze board separations
  • Doors properly opening and closing
  • No sloping floors (visual inspection only)
  • No slab, window, wall, flooring or ceiling cracks
  • No cracked or damaged masonry

This evaluation provides a snapshot of the foundation on the particular day it was inspected. It does not predict future performance. Stresses placed on the foundation can vary significantly by season. Varying stresses could result in a door that closes in the summer, but may bind after a significant amount of rain. Varying foundation stresses can be minimized by proper maintenance of the foundation. It is strongly recommended that homeowners research the maintenance that is required for their type of foundation and address the comments listed in the Grading and Drainage Section of this report.  No foundation warranty is implied by this inspection.

LIMITATIONS: Areas of the foundation that were not visible due to adjacent flatwork, floor coverings, soil, furniture, patios, decks and vegetation were not inspected.


A. Foundations: Foundation Performance (as intended)

Based on conditions observed today, the foundation is performing as intended. Addressing comments in the Grading and Drainage section of this report may help minimize future foundation movement.

B. Grading and Drainage: Subsurface Storm Drain System Not Inspected

Subsurface drains were not inspected internally and may require periodic cleaning. 

J. Fireplaces and Chimneys: Chimney Accessibility

Only the readily accessible parts of the chimney were inspected.  A remote camera was not used to inspect the internal surfaces and joints of the chimney.  The National Fire Protection Association recommends annual chimney inspections.  Chimneys that are frequently used may need annual cleanings. 

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2.1.1 - A. Foundations

Corner Crack
Northeast, Northwest

Slab corner cracks are typically caused by thermal expansion of brick.  As long as the bricks are adequately supported by the foundation, it is not a problem. However, if the bricks are not supported by the brick ledge (foundation) the bricks may crack or separate from wall. Recommend monitoring bricks for cracking. If brick cracking appears, professional evaluation and repair is recommended.

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2.2.1 - B. Grading and Drainage

Insufficient Slope away from Foundation
North, East

Insufficient slope away from foundation. The International Residential Code requires a minimum of 6" of fall in 10' away from the foundation.  This is to prevent water intrusion during rain events and to prevent soil saturation near the foundation. Foundation performance could be affected by these conditions.

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2.2.2 - B. Grading and Drainage

High Soil Line at Masonry
North, East

High soil line at masonry . Soil and landscaping materials need to be a minimum of 4" below the brick ledge (base of bricks) to prevent moisture and insect intrusion into walls. Brick walls are designed to be permeable to moisture and have weep holes (ventilation) at the base of the wall. Soil and plant material near the weep holes will encourage high moisture inside the wall which can lead to deterioration.

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2.2.3 - B. Grading and Drainage

Downspout Extensions and Splash Blocks

All downspouts should extend 5' away from the foundation and discharge into splash blocks. Rainwater needs to be directed away from the foundation to prevent erosion and soil saturation.  This condition can affect foundation performance.

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2.2.4 - B. Grading and Drainage

Cut Back Vegetation
Multiple Locations

Cut back all trees and plants that are touching the house. Plant material adjacent to wall, foundation and roof promote high moisture and insect intrusion.

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2.4.1 - D. Roof Structure & Attic

Attic Ladder Legs not cut to proper Length
2nd floor attic

Attic ladder legs are not cut to proper length per manufacturer's installation instructions. There should not be a gap between the leg sections. This will decrease the load carrying capacity of the ladder and could make it a safety hazard.

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2.4.2 - D. Roof Structure & Attic

Attic ladder not fire rated
Garage

Per building code,  the garage is designed to contain fires and slow their spreading to the house. All penetrations of the garage walls and ceilings must be designed to slow the spread of fire. The attic ladder is not fire rated and does not meet building code requirements.

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2.4.3 - D. Roof Structure & Attic

Attic Flooring is not securely mounted
2nd Floor attic

Attic flooring is not securely mounted. Attic should not be used for storage unless suitable flooring is installed and properly secured.

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2.5.1 - E. Walls (Interior and Exterior)

Cabinet Door is loose
Kitchen- to left of cooktop

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2.5.2 - E. Walls (Interior and Exterior)

Weep holes not installed above lintels
Garage door, multiple windows, exterior doors

Weep holes help reduce moisture inside the walls and are needed to allow walls to breathe.  

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2.5.3 - E. Walls (Interior and Exterior)

Fascia, siding and siding trim is showing signs of deterioration
Multiple Locations

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2.5.4 - E. Walls (Interior and Exterior)

Bathtub Caulking/Grout
2nd Floor Hall Bathroom

Bathtub caulking/grout needs to be updated to prevent water intrusion. 

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2.5.5 - E. Walls (Interior and Exterior)

Brick Expansion Joint Caulking
West, East

Caulking needs to be updated at brick expansion joint. 

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2.5.6 - E. Walls (Interior and Exterior)

Garage Door Caulking

Caulking around garage door framing needs to be updated. 

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2.5.7 - E. Walls (Interior and Exterior)

Cracking around garage door lintel
Garage

This cracking may be caused by rusting lintels. Lintels that rust can expand and cause brick cracking. Rusting lintels will eventually loose strength and can cause damage to the wall.

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2.5.8 - E. Walls (Interior and Exterior)

Rusting Lintels
Multiple windows, garage door

Rusting observed on lintel.  It should be cleaned and painted to prevent further deterioration. Lintels support brick above wall openings. Lintels that rust can expand and cause brick cracking. Rusting lintels will eventually loose strength and can cause damage to the wall.

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2.5.9 - E. Walls (Interior and Exterior)

Damaged soffet, possible attempted rodent entry point
West

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2.5.10 - E. Walls (Interior and Exterior)

Siding is warped and not flush with wall surface
West

This could be caused by an installation defect or physical damage. This may allow water penetration into the wall. 

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2.6.1 - F. Ceilings and Floors

Crack spanning multiple tiles
Master Bathroom (multiple cracks)

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2.6.2 - F. Ceilings and Floors

Patched Nail pop observed on ceiling and wall
Multiple Locations

Nail pops can be caused by movement of the framing. This could be caused by various conditions such s foundation movement, pallets of shingles being placed on the roof or high winds. 

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2.7.1 - G. Doors (Interior and Exterior)

Caulking needs to be updated around door
Front door

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2.7.2 - G. Doors (Interior and Exterior)

Door binds on carpet
Master Bedroom

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2.7.3 - G. Doors (Interior and Exterior)

Door Stop is missing/damaged
Multiple Locations

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2.7.4 - G. Doors (Interior and Exterior)

Ball catches need adjustment
Pantry

Door is not properly latching

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2.8.1 - H. Windows

Water staining and wood swelling observed on window sill
Master Bathroom, 2nd Floor Southeast Bedroom (damp), window to left of front door (damp), game room (damp), Multiple Locations

This could be caused by a window that was left open, clogged weep holes at window framing or an improperly flashed window. 

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2.8.2 - H. Windows

Snowflaking window
Multiple locations

Snowflaking is caused when the silica desiccant in the window precipitates  and creates small crystals. This is a normal part of windows ageing.  Windows that are experiencing "snowflaking" may eventually fog.

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2.8.3 - H. Windows

Window trim has been damaged by hail
Multiple Locations

Inspector can not determine if this defect has an effect on the life expectancy of the windows. 

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2.10.1 - J. Fireplaces and Chimneys

Damper clamp

Fireplace damper needs a damper stop. Damper stops are required for gas fireplaces to prevent the fireplace from being operated with the damper closed. They are not required for wood burning fireplaces because a closed damper would be immediately obvious because of smoke produced by burning wood. A gas fireplace would not produce smoke, but would produce carbon monoxide, which is a safety hazard.

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2.10.2 - J. Fireplaces and Chimneys

Insulation in contact with fireplace vent in attic
Attic

Insulation and other materials was in contact with fireplace vent in attic. Typical double wall vents require a minimum of 2 inches of clear space around the vent. This is a fire hazard.

3 - II. Electrical Systems

Intercom System Was not tested
Landscape lighting was not inspected
A. Service Entrance and Panels: Type of Electrical Service
2-Phase, Underground
A. Service Entrance and Panels: Service Panel Location
Garage
A. Service Entrance and Panels: Service Panel Capacity (Amps)
200
A. Service Entrance and Panels: Type of Grounding
Grounding Rod at Meter
A. Service Entrance and Panels: Type of Branch Circuit Conductor
Copper (where observed)
A. Service Entrance and Panels: AFCI Breakers are not Installed


Safety enhancement upgrade: TREC requires me to report the absence of Arc Fault Circuit Interrupter (AFCI): These are now required in new construction, depending on local adoption of these new standards at all 120-volt, single phase, 15-20-ampere branch circuits supplying outlets installed in a dwelling unit family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sun rooms, hallways, recreation rooms, closets, similar rooms or areas shall be protected by a listed arc fault interrupter combination-type, installed to provide protection of the entire branch circuit.

More info: https://www.afcisafety.org/afci/what-is-afci/

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3.1.1 - A. Service Entrance and Panels

Double Tapped Neutral Conductors
Garage

In the service panel, neutral conductors are double tapped.  This is not allowed by code. This condition can cause over voltage conditions when the panel is being serviced.

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3.1.2 - A. Service Entrance and Panels

Service conductor is damaged and overheating

Burnned conductor and melted insulator observed at the service panel lugs. This may have previous shorted, cause of shorting is unknown. The insulation on the conductor is missing and damaged. This is a safety hazard. Additionally, the conductor is overheating. This is probably due to a poor connection at the lug. This needs to be evaluated and repaired by an electrician. This is a fire and electrocution hazard. If the insulation on the service conductor continues to deteriorate, it will short out on the service panel cover.

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3.2.1 - B. Branch Circuits, Connected Devices, and Fixtures

Door bell does not operate

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

GFCI receptacles are not in the following locations where required by modern building code
Left of oven, left of kitchen sink

GFCI receptacles protect inhabitants from electrical shock and are required for outlets in kitchens, wet-bars, bathrooms, exterior, garages, pool equipment and lighting, crawl spaces and unfinished areas.  Installation of GFCIs by an electrician is recommended.

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

Loose outlet
Multiple Locations

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

Permanent appliances should not be powered by extension cords
Attic

This is a building code requirement. Devices being powered by extension cord were not observed.

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3.2.5 - B. Branch Circuits, Connected Devices, and Fixtures

Unknown Function of Switch
4-switch plate at front door-switch on far right

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3.2.6 - B. Branch Circuits, Connected Devices, and Fixtures

Electrical outlet missing cover plate
Under kitchen sink

This is a shock hazard, especially for children. 

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3.2.7 - B. Branch Circuits, Connected Devices, and Fixtures

GFCI outlet not properly functioning
Master Bathroom

Tester indicated that the GFCI did not have a ground. After the outlet was manually tripped and reset. It appeared to have a ground. Outlet is not properly functioning and may not provide shock protection.

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3.2.8 - B. Branch Circuits, Connected Devices, and Fixtures

Communications box is missing a cover
2nd Floor- west wall of game room

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3.2.9 - B. Branch Circuits, Connected Devices, and Fixtures

Fan did not operate
Back patio

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3.2.10 - B. Branch Circuits, Connected Devices, and Fixtures

Plug can not be securely inserted in to out if the plugs on outlet
Left of kitchen sink

There may be something stuck in outlet

4 - III. Heating, Ventilation & Air Conditioning Systems

NOTE: Professional evaluation and cleaning of air handler, furnace and evaporator is recommended due to observations detailed in this report.
A. Heating Equipment: Type of Heating System
Central Ducted
A. Heating Equipment: Furnace Manufacturer
American Standard
A. Heating Equipment: Furnace Date of Manufacture
1994
A. Heating Equipment: Furnace Energy Source
Natural Gas
B. Cooling Equipment: Type of Cooling System
Central Ducted
B. Cooling Equipment: Condenser Manufacturer
Trane
B. Cooling Equipment: Condenser Date of Manufacture
2016
B. Cooling Equipment: Evaporator Manufacturer
ADP
B. Cooling Equipment: Evaporator Date of Manufacture
2016
No return ducts in bedrooms
Bedrooms (except master)

AC system does not have return ducts in bedrooms (except master bedroom). Return air must flow beneath the doors. If the gap beneath the doors is blocked by carpet, cooling/heating performance for that room will decrease.

First floor does not have an air return

Evaluating duct design is beyond the scope of this inspection. Typical HVAC ducting instations in 2-story homes have returns on each floor. This may affect HVAC performance.

A. Heating Equipment: Furnace Nameplate

.

B. Cooling Equipment: Condenser Nameplate

.

B. Cooling Equipment: Evaporator Nameplate

.

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4.1.1 - A. Heating Equipment

Wiring entering air handler is not protected with a wire clamp
Both units

The vibrations of the air handler will cause the edges of the air handler to wear through the wiring. The wiring should be secured with a wire clamp where  it enters the air handler. 

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4.1.2 - A. Heating Equipment

Type B Duct Clearances
2nd Floor Attic

Type B combustible gas vent is in contact with roof underlayment. Type B ducts need 1" clearance to combustible materials or materials that could melt.  This is a fire hazard.

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4.2.1 - B. Cooling Equipment

P-Trap is not properly configured
Both units

Vent should be installed downstream of the trap to prevent siphoning of the trap water. 

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4.3.1 - C. Duct System, Chases, and Vents

Blower door does not seal
Both units

Blower door does not adequately seal. Shut off switch has been taped over to prevent unit from shutting off for downstairs unit. Housing has been bent which may be the source of the problem.  This will allow unfiltered air into the unit and can clog the evaporator and heat exchanger. Professional evaluation and cleaning is recommended.

5 - IV. Plumbing Systems

Static Water Pressure (PSI)
100
Water Meter Location
In Vault Near Curb at Front of House
Location of Main Water Supply Valve
In Vault Near Curb with Water Meter
C. Water Heating Equipment: Water Heater Manufacturer
Not Observed
C. Water Heating Equipment: Water Heater Power Source
Natural gas
C. Water Heating Equipment: Water Heater Location
Attic
C. Water Heating Equipment: Water Heater Date of Manufacture
2017
C. Water Heating Equipment: Water heater capacity
tankless
Sewer Lines not Inspected

Inspector did not inspect the sewer lines with a camera and can not determine their condition. This requires special equipment and is beyond the scope of this inspection. Sewer lines can be clogged with tree roots, collapse or rust out (cast iron). Inspector operated both bath tubs for an extended period.

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5.1.1 - A. Plumbing Supply, Distribution Systems, and Fixtures

CSST Gas Line does not appear to be bonded
Attic

Typically CSST is a yellow gas line. There are newer products (black CSST) that are superior to the older yellow CSST. The improvements to the newer CSST include greater resistance to burn through in the event of a indirect lightning strike. The black CSST that is installed does not appear to be directly bonded. This is an important safety upgrade that can prevent fires. In the event of a lightning strike, bonding allows electricity to bypass the CSST. Unbonded CSST will conduct electricity, but its metal liner can melt and result in a fire.


http://www.csstsafety.com/Images/CSST-Direct-Bonding-Tech-Bulletin.pdf

http://thecuttingedgellc.com/downloads/CSST_Always_Bond.pdf


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

High Water Pressure

Water pressure was in excess of 80 PSI . This is the maximum pressure allowed by code. This will place additional stress on flexible water lines and appliances. Consider installing a pressure regulator and expansion tank.

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

Sink stopper does not retain water
Master Bathroom-right sink

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5.1.4 - A. Plumbing Supply, Distribution Systems, and Fixtures

Valve handle not installed
2nd Floor Hall Bathroom (2 valves)

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5.1.5 - A. Plumbing Supply, Distribution Systems, and Fixtures

Backflow Preventer
All exterior

Water spigot needs a backflow preventer to prevent hose water from flowing into water supply lines.

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5.1.6 - A. Plumbing Supply, Distribution Systems, and Fixtures

Corrosion at washing machine connections

May have previously leaked based in staining

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5.1.7 - A. Plumbing Supply, Distribution Systems, and Fixtures

Hot and cold temperature indicator is reversed
2nd Floor Hall Bathroom tub, 1st Floor Hall Bathroom tub

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5.2.1 - B. Drains, Wastes, & Vents

Open wall cleanout
West

 This is an access port for servicing the sewer lines. It should be capped to prevent sewer gases from escaping and to keep foreign objects out of the sewer.

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5.2.2 - B. Drains, Wastes, & Vents

Drain pipe needs to slope downward
Kitchen sink

Drains need to slope continually downward to prevent ponding water and sediment deposit. 

6 - V. Appliances

Washer connections (water supply and drains) not operated
C. Range Hood and Exhaust Systems: Range hood not installed

There is no ventilation for the cooktop.

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6.1.1 - A. Dishwashers

Dishwaher is not securely mounted

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6.1.2 - A. Dishwashers

Dishwasher does not have a high loop

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6.5.1 - E. Microwave Ovens

Microwave door release does not operate smoothly

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6.6.1 - F. Mechanical Exhaust Vents and Bathroom Heaters

Exhaust fan did not operate
Laundry room

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6.7.1 - G. Garage Door Operators

Disable locks

Since a powered garage door opener is installed, the garage door lock needs to be disabled/removed to prevent damage to garage door.

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6.7.2 - G. Garage Door Operators

Sensor too high

Garage door sensor should be no more than 6" above garage floor to prevent crushing accidents.

7 - VI. Sprinkler System

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7.1.1 - A. Sprinkler Operation

Grass is blocking sprinkler
Zone 2

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7.1.2 - A. Sprinkler Operation

Broken piping or base of sprinkler is damaged and water is leaking

8 - VII. Swimming Pools, Equipment and Safety

Fencing: CSPC Pool Barrier Guidelines
Pumps and Filters: Above ground PVC piping is not painted

PVC pipe loses impact resistance when exposed to UV radiation. Painting above ground PVC pipe protects it from UV radiation. 

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8.1.1 - Pool Deck and Coping Condition

Expansion Joint Needs Repair

The expansion joint between the perimeter coping and pool deck is not filled with sealant. Caulking prevents the expansion joint from filling with debris. If the joint is filled with debris or water it can damage the coping and pool deck.

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8.2.1 - Pool Liner Condition

Plaster Aging

Plaster is showing signs of pitting and is rough. This is part of the plaster aging process. Plaster needs to be periodically replaced to prevent water from leaking through the concrete liner. 

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8.3.1 - Pumps and Filters

Leak observed at filter

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8.6.1 - Skimmers

Skimmers do not have floating weirs

Floating weirs increase the effectiveness of the skimmer system.