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1234 Main Street
The Colony TX 75056
07/19/2018 8:00 am

28
Observation
1
Safety hazard

1 - Information

In Attendance
Buyer
Type of Building
Single Family (2-story)
Home Faces
West
Year Built
2016
Weather Conditions
Clear, Hot
Temperature (approximate)
85 (F)

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
Walked lower levels of roof
C. Roof Covering Materials: Only the south side of the roof was observed due to its height and slope.
D. Roof Structure & Attic: Type of Attic Ventilation
Soffit Vents, Static Vents
D. Roof Structure & Attic: Depth of Attic Insulation
14 inches
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
J. Fireplaces and Chimneys: Fireplace vent in attic was not accessible and was not inspected
J. Fireplaces and Chimneys: Fire place did not operate when switch was turned on

Gas may be shut off to fireplace. 

J. Fireplaces and Chimneys: Gas at fireplace not tested

Operation of any shut-off valves is outside of the scope of the 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. 

C. Roof Covering Materials: Insurability

It is recommended that your insurer confirms that the roof meets underwriting requirements prior to closing.

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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2.2.1 - B. Grading and Drainage

Cut Back Vegetation

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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Comment
2.2.2 - B. Grading and Drainage

Drain system is clogged or not adequately sloped

Standing water was observed in the drain system. The slope on the south side of the house is insufficient to drain water away from the house. The drain system is needed to prevent ponding water and soil saturation.  Saturated soil can cause foundation movement. 

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Comment
2.3.1 - C. Roof Covering Materials

Lifted Shingles
South

Lifted shingles were observed in multiple locations. This may be caused by nail heads sticking up. This will make the roof more prone to wind damage. 

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Comment
2.4.1 - D. Roof Structure & Attic

Attic ladder not fire rated

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 access hatch is not fire rated and does not meet building code requirements.

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Comment
2.4.2 - D. Roof Structure & Attic

Mold Like substance observed on sheathing

Mold like substance was observed in multiple locations on roof sheathing. Inspector did not test and can not determine if this is actually mold.  Sheathing was probed with a moisture meter and was dry.  This substance was covering much of the sheathing in the attic. Professional evaluation is recommended. 

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Comment
2.4.3 - D. Roof Structure & Attic

Split strut
Attic, by attic entry

Strut has cracked along its length in attic.  There is a defect in the lumber where the crack occurred.  Inspector can not determine if this will affect the performance of the roof structure.  

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Comment
2.5.1 - E. Walls (Interior and Exterior)

Rusting Lintels
Multiple Locations

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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Comment
2.5.2 - E. Walls (Interior and Exterior)

Brick cracking above garage door

Brick cracking observed above garage door. This is a high stress area that is prone to cracking. Recommend monitoring cracking and if it worsens, consider professional evaluation. 

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Comment
2.5.3 - E. Walls (Interior and Exterior)

Weep holes not installed above winow
North

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

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Comment
2.5.4 - E. Walls (Interior and Exterior)

Drywall tape separation (minor)
above column near kitchen

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Comment
2.6.1 - F. Ceilings and Floors

Minor Ceiling cracking
2nd floor living room

No other indicators of foundation movement were observed. Recommend monitoring and if it worsens consider professional evaluation. 

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Comment
2.8.1 - H. Windows

Cracked window
2nd Floor West Bedroom closet

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Comment
2.8.2 - H. Windows

Window is difficult to close and lock
Kitchen above sink

It must be lifted to engage locks. 

3 - II. Electrical Systems

A. Service Entrance and Panels: Type of Electrical Service
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)
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Comment
3.2.1 - B. Branch Circuits, Connected Devices, and Fixtures

Exterior lights controlled by a light switch were not tested

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

Unknown Function of Switch

Front door, switch on far right

Pictured switches by back door

Pictured switches in master bedroom

Column by kitchen, switch on right


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

Pictured Light - Did not turn on when all switches were tested.
hallway at front entry

The bulb may be burned out or there may be an issue with the circuit. 


Additionally, the trim ring for this light fell out when the garage door was opened. The trim ring is now broken. 

4 - III. Heating, Ventilation & Air Conditioning Systems

A. Heating Equipment: Type of Heating System
Central Ducted
A. Heating Equipment: Furnace Manufacturer
Lennox
A. Heating Equipment: Furnace Date of Manufacture
2015
A. Heating Equipment: Furnace Energy Source
Natural Gas
B. Cooling Equipment: Type of Cooling System
Central Ducted
B. Cooling Equipment: Condenser Manufacturer
Lennox
B. Cooling Equipment: Condenser Date of Manufacture
2016
B. Cooling Equipment: Evaporator Manufacturer
Lennox
B. Cooling Equipment: Evaporator Date of Manufacture
2015
A. Heating Equipment: Furnace Nameplate

.

B. Cooling Equipment: Condenser Nameplate
B. Cooling Equipment: Evaporator Nameplate
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4.2.1 - B. Cooling Equipment

Air Conditioner Performance

  • 9 degree cooling difference between register by north dining room and return register (63F/72F)
    • 7 degree cooling difference between register by master bedroom and return register (65F/72F)
  • Similar conditions observed at other registers

Ideally all ducts should have a minimum of 15F between supply and return registers. Based on the performance of the air conditioner, it is recommended that it be professionally serviced and evaluated prior to expiration of the option period. 


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4.2.2 - B. Cooling Equipment

Air filter is dirty and needs to be changed

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Comment
4.2.3 - B. Cooling Equipment

Water and Rusting Observed in Condensate overflow pan and water leaking from evaporator housing

Water was leaking out of the evaporator housing. Evaporator condensate drains may be plugged or there could be in problem with the drain system inside the evaporator.   Professional evaluation is recommended. 

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Comment
4.2.4 - B. Cooling Equipment

Condensate Drain does not have a vent installed
Evaporator #2

A vent is needed to prevent water from siphoning out of the trap. 

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4.2.5 - B. Cooling Equipment

Trim plants away from AC condensers

Typical manufacturer's installation instructions require objects that could impede airflow to be a minimum of 12" from the condenser. 

5 - IV. Plumbing Systems

Static Water Pressure (PSI)
80
Water Meter Location
In Vault Near Curb at Front of House
Location of Main Water Supply Valve
In Vault Near Curb with Water Meter, Laundry Room
C. Water Heating Equipment: Water Heater Power Source
Natural gas
C. Water Heating Equipment: Water Heater Capacity
NA Tankless
C. Water Heating Equipment: Water Heater Location
Garage
C. Water Heating Equipment: Water Heater Date of Manufacture
Not Observed
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

Backflow Preventer has been removed
North

Half of the backflow preventer has been removed. A hose can not be fitted to the backflow preventer body threads. A backflow preventer is needed to prevent hose water from entering the water distribution system. 

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

Sink stopper does not retain water
2nd Floor Jack and Jill Bathroom

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

Chipping observed in bath tub finish
Master Bathroom

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

Active water leak inside wall at shower head connection.
Master Bathroom Shower (at ceiling)

Staining observed on ceiling and was damp when probed with a moisture meter. 

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Comment
5.2.1 - B. Drains, Wastes, & Vents

Slow shower drain
2nd Floor West Bathroom

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Comment
5.2.2 - B. Drains, Wastes, & Vents

Sanitary sewer cleanout covers missing/damaged
Front yard

Sewer cleanout needs to be covered to prevent debris from entering the sewer line. 

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Comment
5.2.3 - B. Drains, Wastes, & Vents

Sink is slow to drain
2nd floor Jack and Jill bathroom

6 - V. Appliances

7 - VI. Sprinkler System

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7.2.1 - B. Controllers

Valve vault cover missing
Northwest