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    Accurateinspections sample-report Accurateinspections sample-report Document Transcript

    • Accurate Inspections "Make sure you get an Accurate Inspection"P.O. Box 4288 Tel: 940-733-2236Wichita Falls, Texas 76308 Fax: 940-696-0520 2406 Happy Lane, Wichita Falls, TX 76301Inspection Report Prepared Exclusively For: Mr. & Mrs. John SmithDate of Inspection: October 8, 2010By: Don E. Crook, Texas Professional Inspector #6928 Internet Address: www.accurateinspections.net E-Mail: don@accurateinspections.net
    • Accurate Inspections “Make sure you get an Accurate Inspection”P.O. Box 4288 Tel: 940-733-2236Wichita Falls, Texas 76308 Fax:940-696-0520Inspection AgreementClient: Mr. & Mrs. John SmithProperty: 2406 Happy Lane, Wichita Falls, TX 76301File# 0000000Accurate Inspections, herein after known as the Inspector agrees to conduct an inspection for the purpose of informing the client ofmajor deficiencies in the condition of the property listed above. THE WRITTEN REPORT IS THE PROPERTY OF THE CLIENTAND Accurate Inspections, AND SHALL NOT BE USED BY OR TRANSFERRED TO ANY OTHER PERSON OR COMPANYWITHOUT THEIR CONSENT.1) This inspection of the subject property shall be performed by the Inspector for the Client in accordance with the Standards ofPractice of the Texas Real Estate Commission.2) The purpose of this inspection is to identify and disclose visually observable major deficiencies of the inspected systems and itemsAT THE TIME OF THE INSPECTION ONLY. The inspector will not attempt to determine the life expectancy or future performanceof any system or component. The inspector does not have x-ray vision and will not attempt to report on systems, items, or conditionsthat are not readily accessible. Roofs are walked on and crawl spaces are entered when conditions are such that allow us to do so safelyand with reasonable effort. Detached structures are not included in the inspection unless specifically agreed upon by both the inspectorand the client.3) This inspection is not intended to be technically exhaustive nor is it considered to be a GUARANTEE OR WARRANTY,EXPRESSED OR IMPLIED, REGARDING THE CONDITIONS OF THE PROPERTY, ITEMS AND SYSTEMS INSPECTEDAND IT SHOULD NOT BE RELIED ON AS SUCH. The Inspector shall not be held responsible or liable for any repairs orreplacements with regard to this property, systems, components, or the contents therein. Company is neither a guarantor nor an insurer.4) THE INSPECTION AND REPORT DO NOT ADDRESS AND ARE NOT INTENDED TO ADDRESS CODE ANDREGULATION COMPLIANCE, THE POSSIBLE PRESENCE OF/OR DANGER FROM ASBESTOS, RADON GAS, LEADPAINT, UREA FORMALDEHYDE, MOLD, FUNGUS, SOIL CONTAMINATION AND OTHER INDOOR AND OUTDOORSUBSTANCES. THIS INSPECTOR IS NOT A STRUCTURAL ENGINEER. WHILE VISUAL OBSERVATIONS WILL BEMADE TO THE CONDITION OF THE FOUNDATION, EXACTING MEASUREMENTS OF PREVIOUS MOVEMENT AND/ORPREDICTIONS ABOUT FUTURE MOVEMENT ARE BEYOND THE SCOPE OF THIS INSPECTION. THE CLIENT IS URGEDTO CONTACT A COMPETENT SPECIALIST IF FURTHER INFORMATION, IDENTIFICATION, OR TESTING OF THEABOVE IS DESIRED.5) IMAGES- The insertion of images in the written report are to perform as an aid to better understanding conditions or deficiencieswe have described in print. These images are inserted only as an example of conditions which may exist. The same or similar conditionmay exist in more than one area of the dwelling (wall cracks, foundation cracks, hail impacts, etc.) It is not practical, nor is it ourintention to provide an image of every deficiency noted in the report or of every deficiency which may be present. The presence of animage should not be interpreted as being the only area this deficiency may exist.We have only commented on deficiencies which we were aware of or felt were significant to the function or performance of thedwelling. We have not commented on items for which we were not aware of or on items which, in our opinion, were insignificant tothe function or performance of the dwelling.
    • Page 26)Any matter concerning the interpretation of this Agreement, of the Inspection Report, or any claim based upon either of them shallbe subject to mediation between the parties or failing such mediation shall be resolved by binding arbitration in accordance with theConstruction Arbitration Services, Inc. Should such a need for mediation, arbitration and/or litigation arise, the inspector retains theright to collect all expenses incurred for defense, from the client or party, should the inspector be found innocent of negligence, errorsor omissions. THE INSPECTORS TOTAL LIMIT OF LIABILITY FOR ANY CLAIM BASED ON THIS AGREEMENT OR THEINSPECTION REPORT IS THE FEE CHARGED FOR THIS INSPECTION.7) Accurate Inspections will perform this inspection in accordance with the TREC standards of practice and provide as muchinformation as could reasonably be expected, based on those standards. We will be direct and fair in our methods of inspecting,discussing and reporting. We expect our clients to be fair as well. If you have previous knowledge of the home or specific concerns, weexpect that this information will be shared with the inspector. If a problem is present upon moving into the home that you feel shouldhave been reported; we expect to be notified and allowed access to the property to inspect such problems prior to repairs being made,unless the situation is a true emergency. It is possible for undisclosed issues that were not apparent to the inspector to be discovered inthe process of future repairs. Repair prior to closing will help reduce the possibility of unexpected expenses related to repairs.8) Accurate Inspections is not responsible for another participant’s personal safety during this inspection process. Client, theirrepresentatives or others participation shall be at his/her own risk for falls, injuries, property damage, etc.9) PLEASE NOTE: All Invoices are due and payable upon receipt unless prior arrangements have been made. Invoices delivered tothe Title Company at your or your Agents request are to be paid at the time of closing. If the contract does not go to closing, youhereby authorize the Title Company to pay this invoice from Escrow Funds on deposit. If there are insufficient Escrow funds available,you agree to submit payment outside of Escrow within 72 hours of the contract being cancelled. We do not carry accounts payable formore than 60 days. If your closing is more than 60 days from the date of this inspection, we request payment be made at time of theinspection.The undersigned have read, understood and accepted the terms and conditions of this agreement and agree to pay AccurateInspections ($Invoice) at or before the time of inspection, unless previous payment arrangements have been made.SPECIAL NOTE: Accurate Inspections has teamed up with ADT SECURITY SYSTEMS to provide you, our client, a veryspecial home security offer. By signing this Agreement you authorize Brinks Home Security to call you at the telephonenumber provided to discuss this special alarm system offer.In the absence of Client to sign this Inspection Agreement prior to or at the inspection or by authorizing your Realtor or agentto order, and/or accept this inspection on your behalf, this contract shall become part of the report. Acceptance of the report,and/or payment for the inspection is an acknowledgement, acceptance, and agreement by Client(s) to the terms of thisInspection Agreement and limitations listed in the report and an acknowledgement the inspection includes only those itemslisted as inspected in the inspection report.Accurate Inspections:_______________________________________By: Don E. Crook, License #6928CLIENT: Mailing address:X___________________________________ _________________________________Date: _ ________________________ Tel.____________________________
    • October 08, 2010Mr. & Mrs. John Smith2406 Happy LaneWichita Falls, TX 76301RE: 2406 Happy LaneDear Mr. & Mrs. Smith:At your request, a visual inspection of the above referenced property was conducted on . This inspection report reflectsthe visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included inthis report. No warranty is either expressed or implied. This report is not an insurance policy, nor a warranty service.An earnest effort was made on your behalf to discover all visible defects, however, in the event of an oversight, maximumliability is limited to the fee paid. The following is an opinion report, expressed as a result of the inspection. Please taketime to review limitations contained in the inspection agreement.NOTE: We highly recommend the entire report be read, not just this summary. There may be other factors orconditions in the body of the report which may affect your conclusions or decisions. REPORT SUMMARYOverall, the home was constructed in a workmanlike manner, consistent with the local building trades and codes in effectat the time of construction, and has had average maintenance over the years. However, in accordance with prevailinglocal real estate purchase agreements, the following items should be considered:Items reported as "Deficient" in accordance with the Texas Real Estate Commission Standards of Practice;I. STRUCTURAL SYSTEMS Foundations - Grading A. Foundations GENERAL INDICATIONS OF FOUNDATION MOVEMENT- Brick veneer fractures, sheet rock fracture(s) in the interior walls and/or ceilings of the structure, and. possible misalignment and/or out of square door frames. DEFICIENCIES OTHER THAN FOUNDATION MOVEMENT- A corner pop was noted in a rear foundation corner. Corner pop is the cracking, chipping and/or flaking off of corner areas of the concrete slab due to the normal pressures imposed on the slab by the weight of the structure and general soil movements. These do not normally present a structural support problem but can be location(s) of undetected insect entry. The item(s) which are listed above are indications structural movement occurred at some point in time. If this is a concern, we recommend you consult with a reputable foundation company or a properly licensed Structural Engineer for further evaluation. Roof - Attic GUTTERING OBSERVATIONS- Gutter(s) are filled with debris. (Leaves, sticks, and/or aggregate.) Debris may have restricted full viewing at some areas. Structure Components E. Walls (Interior & Exterior) INTERIOR WALL OBSERVATIONS- The following type of sheetrock fracture(s) were present; Small fractures were observed over doorways and around windows in some areas. These appear to be typical type fractures commonly found around wall openings and may be an indication that a slight structural movement may have occurred at some point in time. Larger fractures and wrinkled tape were observed in the downstairs
    • Page 2master bedroom and bathroom areas and upstairs area on same east end of structure. These aredeficiencies which are related to structural performance because they are indications structural movement hasoccurred at some point in time.Moisture Stains observed in the following locations. Moisture stains observed on the lower section of wallin the master bedroom closet. This may indicate surface water or water from a plumbing leak has entered thestructure. No moisture present at time of inspection.EXTERIOR WALL OBSERVATIONS- The caulking needs attention in some areas. All gaps around trim andwindows should be sealed to prevent moisture from entering the structure.GENERAL INDICATIONS of FOUNDATION/STRUCTURAL MOVEMENT- Step cracks and/or brick fracturesare present in the exterior brick veneer on sides of structure. These type cracks may be influenced from slightmovements in the structure and foundation over the life of the dwelling.F. Ceilings & FloorsCEILING OBSERVATIONS- Typical fracture(s) and/or holes are present in ceiling surfaces. These arecommonly found in most homes and is an indication that slight structural movement may have occurred at sometime. Larger fractures were observed in the upstairs areas. These may be human error or deficiencies notedas related to structural performance because they are indications structural movement has occurred at some pointin time.There is a noticeable tape seam crack running all or part of the length of the garage ceiling. Sheetrockappears to have dropped down from ceiling rafters at center and needs to be reattached. This is a commonoccurrence in wide garages, particularly when the attic space above has been used for storage. The additionalweight of stored items and a "bounce" effect which can occur while walking in the attic are generally the cause ofthese cracks. These can indicate structural movement has occurred but normally do not indicate any structuralproblems.Moisture stains or damage were observed in the master bathroom over shower. This is an indication of aprevious plumbing leak at upstairs bathroom. No moisture present at time of inspection.FLOOR OBSERVATIONS-VINYL/VINYL TILE: Tears were present in the vinyl floor covering in laundry room.CERAMIC TILE: Cracked or chipped ceramic tiles were observed in front entry area.CARPET: Carpets were stained in a few areas. Carpet is damaged in master bedroom at bathroom doorentrance.G. Doors (Interior & Exterior)INTERIOR DOOR OBSERVATIONS- Interior doors(s) are slightly misaligned in the upstairs bathroom andbedroom. This may be an indication structural movement may have occurred at some point in time.Interior doors were binding against their frames in the following locations; The master bathroom closetdoor and laundry room door bind against upper jamb. This may be an indication of previous structuralmovement.Door(s) observed not latching properly in upstairs bathroom and master bedroom, This appears to be dueto malfunctioning door hardware.EXTERIOR DOOR OBSERVATIONS- Weather-strip observed damaged or door is in need of adjustment atlaundry door to garage. (See light - air or moisture coming through.),A hollow core door is improperly installed at laundry door to garage. Although this may have beenacceptable when this home was constructed, current building regulation require solid or metal door at exteriorlocation.J. Fireplace/ChimneyThe damper failed to operate. Door would not open and close at time of inspection.A large amount of creosote and ash observed in unit. Cleaning / service and furhter evaluation by a qualifiedchimney sweep is recommended before use.
    • Page 3 K. Porches, Balconies, Decks and Carports Indications of movement were observed at rear patio visible concrete floor(s). Separation observed between patio and pool concrete floors. Moisture deterioration observed at the carport ceiling structure. Rafters observed to be deteriorated in a few areas. This is an indication of a previous roof leak.II. ELECTRICAL SYSTEMS Electrical Comments A. Service Entrance and Panels Two or more circuits are improperly connected to a single pole breaker. All double taps should be remedied. The main circuit breakers controlling the electrical supply to the main panels is larger than the manufacturers stated maximum amperage of 150 amps. A licensed electrician should be contacted to further evaluate the electrical system. RECEPTACLE DEFICIENCIES- Ground Fault Circuit Interrupter(s) were not present in accordance with current day electrical requirements in the following areas; The kitchen, bathroom and garage receptacles were not GFCI protected. NOTE: These GFCIs were not required at the time this dwelling was constructed and there is no requirement they be updated. They are however, a worthy safety upgrade. Loose receptacle(s) were noted at the following locations; Garage GFCI receptacle is loose at wall. Some cover plate(s) were missing in garage and downstairs bedroom areas. A receptacle is physically damaged and should be replaced in the following location; Downstairs small bedroom has damaged receptacle. WALL & APPLIANCE SWITCH DEFICIENCIES- Cover plate(s) were missing in the downstairs small bedroom. LIGHTING & CEILING FAN DEFICIENCIES- Ceiling fan is loose from ceiling in upstairs bedroom. Light fixture(s) failed and/or damaged at rear exterior pole light behind garage. Wood post is weak and leaning. Air Conditioning disconnect is not present at left unit.III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS Heating Heating System Comments: Unable to operate heating system due to defective thermostat. The thermostat failed. Shows "low battery", after replacing with new batteries, unit still showed "low battery" and failed to operate system. An HVAC Technician should be contacted to further evaluate this system. Cooling Cooling System Comments: Unable to operate system due to defective thermostat. The thermostat failed. Shows "low battery", after replacing with new batteries, unit still showed "low battery" and failed to operate system. An HVAC Technician should be contacted to further evaluate this system. Evaporator Deficiencies- Rust present in the secondary drain pan. This is an indication the primary drain line has been clogged at some point in time. Condenser Deficiencies- Insulation is damaged and/or not present on refrigerant line(s).IV. PLUMBING SYSTEM Supply MASTER BATHROOM: SHOWER ENCLOSURE- The surround is bowed away from wall at back wall. The caulking/grout needs attention along floor. The shower door is misaligned and will not close.
    • Page 4 HALL BATHROOM: LAVATORY- Leakage observed at cold faucet handle during test operation. TUB/SHOWER ENCLOSURE- Damage observed at tub surround, loose tiles observed by faucet. BATHROOM #3: TUB/SHOWER ENCLOSURE- The caulking/grouting is in poor condition. Drains MASTER BATHROOM: TOILET/BIDET PLUMBING- Water closet would not flush due to bad trip lever and/or valve. BATHROOM #3: LAVATORY- The drop valve is either missing or failed to operate properly. TUB/SHOWER PLUMBING- Restricted/Slow drainage was noted. Water Heating Equipment Comments Problems noted- The electrical wiring is spliced or improperly connected to the water heater.V. APPLIANCES Appliances D. Ranges, Cooktops, and Ovens Right rear burner(s) failed to operate during this inspection. With the oven thermostat set at 350 degrees the oven shut down temperature was 250 degrees. This is outside an acceptable range of 350 degrees (+/-20 degrees). Contact a qualified appliance technician to further evaluate. G. Mechanical Exhaust Vents and Bathroom Heaters The upstairs unit(s) failed to operate.VI. OPTIONAL SYSTEMS Sprinklers A. Lawn and Garden Sprinkler Systems TIMER AND SUBPANEL OBSERVATIONS- Note: Locations of spray stations or zones are not labeled in control box. Ask sellers for details/layout of stations. Pools Comments: Note: Pool was cloudy at time of inspection, full inspection of pool surface was not possible. TILE COPING & DECKING: Tile(s) were missing on shallow end of pool. DRAINS/VALVES/SKIMMER: Skimmer on deep end has small crack at inside edge. POOL LIGHTS AND GFCI PROTECTION: The pool GFCI receptacle was not located. WIRING/GROUNDING: Deficiencies present. Ground/bonding wire was not connected at main pool pump. Pump motor wiring conduit is not properly connected, wiring exposed.Items which may not be "Deficient" in accordance with the Texas Real Estate Commission Standards of Practice, butwhich we consider possible safety hazards due to their present condition, or they do not appear to meet current codes orgenerally accepted construction practices/procedures. or the equipment may be obsolete are;I. STRUCTURAL SYSTEMS Structure Components J. Fireplace/Chimney Note: The fireplace chimney above the roof is more than 30" wide. Current proper construction procedures
    • Page 5 state a "cricket" should be installed on the uphill side of the chimney to divert water run-off around the chimney. Moisture and wet debris building up behind a chimney can accelerate the deterioration of the roof and flashing materials in this area. This is an upgrade which could be best accomplished at the time of replacing the current roof surface.II. ELECTRICAL SYSTEMS Electrical Comments A. Service Entrance and Panels The main electrical service panel and circuit breakers for this structure are Federal-Pacific Electric Company "Stab-Lok" products. Federal-Pacific equipment was the most popular brand of electrical control equipment installed in structures in the 1960s thru the early 1980s. Most of this equipment is still in use today. This brand equipment is no longer manufactured and is considered obsolete. There is wide spread information available which questions the reliability of this circuit breaker equipment. If this is a concern, we recommend you contact a licensed electrician for further evaluation. Wiring Type Aluminum wiring is present on 110 volt circuits. Aluminum branch circuit wiring was found in the electrical panel. A random sampling of accessible receptacle(s) and switch(es) found that, no problems were observed during this limited inspection. All electrical fixtures and wire connections must be approved for aluminum wiring. I would recommend contacting a licensed electrician to further evaluate. Comments: Smoke Detectors were chirping at time of inspection. This is an indication of a low battery or defective detector. Smoke detectors should be installed in all sleeping areas & levels of the structure. NOTE: We recommend checking all smoke detectors again prior to sleeping in the dwelling. Smoke detectors should be installed on the ceilings at least 18" from the wall. (Smoke tends to mushroom upward turning outward toward the center of the ceiling. To Fire Fighters this is known as the mushroom effect which leaves a dead airspace 18" from a ceiling to wall corner.)IV. PLUMBING SYSTEM Supply Comments: No anti-siphon protection observed on exterior hose bibs/faucets. This is a basic safety attachment to the end of faucets that will protect from a cross connection or back-flow of water into the house which is standard equipment on newer homes. Older homes would require these devices be added.Each of these items may require further evaluation and repair by licensed tradespeople. Obtain competitive estimates forthese items. Other minor items are also noted in the following report and should receive eventual attention, but none ofthem affect the habitability of the house and their correction is typically considered the responsibility of the purchaser. Themajority are the result of normal wear and tear.PLEASE KEEP IN MIND: No house is perfect. Keep things in perspective in regards to the age and value of theproperty. Dont kill your deal over things which dont matter. Assessment and prioritization of repair items issubjective. Only you, the client, can determine what observed conditions are acceptable. It is inappropriate todemand a Seller address deferred maintenance, conditions already listed on the Sellers Disclosure Statement, ornit picky items. Realize the Seller is under no obligation to repair anything mentioned in this report unlessspecifically stated so in your current contract.
    • Page 6Thank you for selecting Accurate Inspections to perform your pre-purchase home inspection. If you have anyquestions regarding the inspection report or the home, please feel free to call us.Sincerely,Don E. CrookAccurate InspectionsTexas Professional Inspector #6928(940) 733-2236
    • Accurate Inspections P.O. Box 4288 Wichita Falls, Texas 76308 940-733-2236 mail@accurateinspections.net PROPERTY INSPECTION REPORT Prepared For: Mr. & Mrs. John Smith (Name of Client) Concerning: 2406 Happy Lane, Wichita Falls, TX 76301 (Address or Other Identification of Inspected Property) By: Don E. Crook #6928 Exp Jan. 31, 2013 (Name and License Number of Inspector:) (Date)This property inspection report may include an inspection agreement (contract), termite inspection report, and otherinformation related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify thefindings. It is important 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.state.tx.us.The TREC Standards of Practice (Sections 535.227-535.231 of the Rules) are the minimum standards for inspections byTREC-licensed inspectors. An inspection addresses only those components and conditions that are present, visible, andaccessible at the time of the inspection. While there may be other parts, components or systems present, only those itemsspecifically noted as being inspected were inspected. The inspector is not required to 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 acode compliance inspection and does NOT verify compliance with manufacturer’s installation instructions. The inspectiondoes NOT imply insurability or any warranty of the structure or its components. Although some safety issues may beaddressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify allpotential hazards.In this report, the inspector will note which systems and components were Inspected (I), Not Inspected (NI), Not Present(NP), and/or Deficient (D). General deficiencies include inoperable systems or components, material distress, waterpenetration, damage, deterioration, missing parts, and unsuitable installation. Comments may be provided by the inspectorwhether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of onedeficiency over another.Some items reported as Deficient may be considered life-safety upgrades to the property. For more information, refer toTexas Real Estate Consumer Notice Concerning Recognized Hazards, form OP-I.This property inspection is not an exhaustive inspection of the structure, systems, or components. The inspection may notreveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but itcannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes inuse or occupancy. It is recommended you obtain as much information as is available about this property, including anysellers disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports performedfor or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should alsoattempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at thisproperty. It is not the inspector’s responsibility to confirm information obtained from these sources is complete or accurateor this inspection is consistent with the opinions expressed in previous or future reports.Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 or(512) 459-6544 (http://www.trec.state.tx.us). REI 7A-1 (10/2008)
    • Items identified in the report do not obligate any party to make repairs or take other action, nor is the purchaserrequired to request the seller take any action. When a deficiency is reported, it is the client’s responsibility toobtain further evaluations and/or cost estimates from qualified service professionals. Any such follow-up shouldtake place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen maylead to the discovery of additional deficiencies which may involve additional repair costs. Failure to address deficiencies orcomments noted in this report may lead to further damage of the structure or systems and add to the original repair costs.The inspector is not required to provide follow-up services to verify proper repairs have been made.Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbinggaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any timeregardless of the apparent condition of the roof, and the performance of the structure and the systems may change due tochanges in use or occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspectionmay render information contained herein obsolete or invalid. This report is provided for the specific benefit of the clientnamed above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, relianceon this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspectionreports may affect the meaning of the information in this report. It is recommended you hire a licensed inspector to performan inspection to meet your specific needs and to provide you with current information concerning this property. ADDITIONAL INFORMATION PROVIDED BY INSPECTORReport Number: 0000000 Inspection Date / Time: 10/08/2010 09:30 AMClient address: 2406 Happy Lane, Wichita Falls TX 76301Phone: Fax:Buyers Agent:This report is confidential. It is for the Clients and his/her given permission use only. Thank you for choosing Accurate Inspections foryour Structural and Mechanical inspection. We truly appreciate your business.
    • I. STRUCTURAL SYSTEMS I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ þ A. Foundations CONCRETE SLAB ON GRADE- We were unable to see some areas of the foundation gray line (Minimum to 2" should be visible) due to the following reasons; We were unable to see some areas of the foundation gray line (Minimum to 2" should be visible) due to a concrete patio, high or dense vegetation and/or high grade levels obstructing the inspectors view. (This can contribute to undetected insect entry and/or hide cracks in the slab) GENERAL INDICATIONS OF FOUNDATION MOVEMENT- Brick veneer fractures, sheet rock fracture(s) in the interior walls and/or ceilings of the structure, and possible misalignment and/or out of square door frames. DEFICIENCIES OTHER THAN FOUNDATION MOVEMENT- A corner pop was noted in a rear foundation corner. Corner pop is the cracking, chipping and/or flaking off of corner areas of the concrete slab due to the normal pressures imposed on the slab by the weight of the structure and general soil movements. These do not normally present a structural support problem but can be location(s) of undetected insect entry. Be sure to advise you pest control professional of the presence and location(s) of large corner pop(s). Various conditions and adverse factors are able to affect structures, with differential movement likely to occur over time. The inspectors opinion is based on visual observations of accessible and unobstructed areas of the structure at the time of the inspection. Future performance of the structure cannot be predicted or warranted. The item(s) which are listed above are indications structural movement occurred at some point in time. If this is a concern, we recommend you consult with a reputable foundation company or a properly licensed Structural Engineer for further evaluation. þ ¨ ¨ ¨ B. Grading & Drainage - Comments: The dwelling sits on a graded lot above the height of the curbed and guttered street. There appears to be adequate drainage to prevent surface water from ponding against the foundation or in the yard.Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 or(512) 459-6544 (http://www.trec.state.tx.us). REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ þ C. Roof Covering Materials Type(s) of Roof Covering: Architectural composition shingles. Note: With regular maintenance average life expectancy is between 20 -25 years under normal installation/conditions. Viewed From: The roof was observed by walking on the roof surface. Comments: ROOF COVERING OBSERVATIONS- The roof covering appears to have normal wear for its age. NOTE: Due to high roof damage claims, some insurance companies now require agents to view the roof covering condition. At their option, they may: 1. Accept the covering material in its current condition. 2. Require replacement in order for them to insure the roof. 3. Exclude the roof covering and any consequential damage resulting from water penetration. The inspectors opinion may or may not coincide with the insurance agents opinion. The inspection report may help the agent in his evaluation process. The inspector will not accept liability for any roof being rejected by an insurance company as we are looking at function in its current condition. The agent is looking to minimize risk. The life expectancy given is the best estimate of the inspector, assuming proper maintenance. The actual life of the roofing materials used can be influenced by external sources like; weather extremes, conditions caused by trees and vegetation and mechanical damage. ROOF JACKS, FLASHING, & COUNTER FLASHING OBSERVATIONS- No problems were observed during this inspection period. GUTTERING OBSERVATIONS- Gutter(s) are filled with debris. (Leaves, sticks, and/or aggregate.) Debris may have restricted full viewing at some areas. Page 13 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ ¨ D. Roof Structure and Attic Viewed From: The attic was observed by entering the attic space. Only parts of the attic were accessible. Approximate Average Depth of Insulation: 10 - 16 inches of, blown-in type insulation (fiberglass, rock wool, etc) Approximate Average Thickness of Vertical Insulation: Not able to determine if vertical insulation was present at this time. Comments: ATTIC OBSERVATIONS- Conventional 2"x6" framing is used in the construction of the gable style roof structure. ROOF STRUCTURE OBSERVATIONS- No problems observed during this inspection period. ATTIC DISCHARGE VENTILATION IS PROVIDED BY: Ridge vents. ATTIC INTAKE VENTILATION IS SUPPLIED BY: soffit vent(s), I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ þ E. Walls (Interior & Exterior) - Comments: INTERIOR WALL OBSERVATIONS- INTERIOR WALLS ARE COVERED WITH THE FOLLOWING MATERIAL(S): Drywall., Wall paper., and Paneling. The following type of sheetrock fracture(s) were present; Small fractures were observed over doorways and around windows in some areas. These appear to be typical type fractures commonly found around wall openings and may be an indication that a slight structural movement may have occurred at some point in time. Larger fractures and wrinkled tape were observed in the downstairs master Page 14 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D bedroom and bathroom areas and upstairs area on same east end of structure. These are deficiencies which are related to structural performance because they are indications structural movement has occurred at some point in time. Moisture Stains observed in the following locations. Moisture stains observed on the lower section of wall in the master bedroom closet. This may indicate surface water or water from a plumbing leak has entered the structure. No moisture present at time of inspection. EXTERIOR WALL OBSERVATIONS- EXTERIOR WALLS ARE CONSTRUCTED OF THE FOLLOWING MATERIALS: Brick and/or stone veneer and wood or wood like product over wood framing. Soffits, eave(s) and/or trim are low maintenance aluminum and/or vinyl trim. The caulking needs attention in some areas. All gaps around trim and windows should be sealed to prevent moisture from entering the structure. GENERAL INDICATIONS of FOUNDATION/STRUCTURAL MOVEMENT- Step cracks and/or brick fractures are present in the exterior brick veneer on sides of structure. These type cracks may be influenced from slight movements in the structure and foundation over the life of the dwelling. þ ¨ ¨ þ F. Ceilings & Floors - Comments: CEILING COVERING(S): Blown acoustic ceiling covering. CEILING OBSERVATIONS- Typical fracture(s) and/or holes are present in ceiling surfaces. These are commonly found in most homes and is an indication that slight structural movement may have occurred at some time. Larger fractures were observed in the upstairs areas. These may be human error or deficiencies noted as related to structural performance because they are indications structural movement has occurred at some point in time. There is a noticeable tape seam crack running all or part of the length of the garage ceiling. Sheetrock appears to have dropped down from ceiling rafters at center and needs to be reattached. This is a common occurrence in wide garages, particularly when the attic space above has been used for storage. The additional weight of stored items and a "bounce" effect which can occur while walking in the attic are generally the cause of these cracks. These can indicate structural movement has occurred but normally do not indicate any structural problems. Moisture stains or damage were observed in the master bathroom over shower. This is an indication of a previous plumbing leak at upstairs bathroom. No moisture present at time of inspection. FLOOR COVERING(S): VINYL/VINYL TILE: Tears were present in the vinyl floor covering in laundry room. CERAMIC TILE: Cracked or chipped ceramic tiles were observed in front entry area. Page 15 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D CARPET: Carpets were stained in a few areas. Carpet is damaged in master bedroom at bathroom door entrance. GARAGE FLOOR OBSERVATIONS- Normal stress fractures were present. þ ¨ ¨ þ G. Doors (Interior & Exterior) - Comments: INTERIOR DOOR OBSERVATIONS- Interior doors(s) are slightly misaligned in the upstairs bathroom and bedroom. This may be an indication structural movement may have occurred at some point in time. Interior doors were binding against their frames in the following locations; The master bathroom closet door and laundry room door bind against upper jamb. This may be an indication of previous structural movement. Door(s) observed not latching properly in upstairs bathroom and master bedroom, This appears to be due to malfunctioning door hardware. SPECIAL NOTE: Only a representative number (random sampling) of doors are checked for condition and proper operation. No obstructed and/or locked doors were operated. EXTERIOR DOOR OBSERVATIONS- Weather-strip observed damaged or door is in need of adjustment at laundry door to garage. (See light - air or moisture coming through.), A hollow core door is improperly installed at laundry door to garage. Although this may have been acceptable when this home was constructed, current building regulation require solid or metal door at exterior location. SPECIAL NOTE: Only a representative number (random sampling) of doors are checked for condition and proper operation. No obstructed and/or locked doors were operated. BUYERS SHOULD HAVE ALL LOCKS CHANGED/RE-KEYED FOR SAFETY/SECURITY CONCERNS AFTER CLOSING BUT PRIOR TO MOVE-IN. Page 16 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ ¨ H. Windows - Comments: WINDOW OBSERVATIONS: No significant problems observed during this inspection period. NOTE TO CLIENT(S): Only a representative number (random sampling) of windows are checked. No obstructed or locked windows were checked. þ ¨ ¨ ¨ I. Stairways (Interior & Exterior) - Comments: INTERIOR RAIL(S) & STEP(S)- No significant problems observed during this inspection period. þ ¨ ¨ þ J. Fireplace/Chimney - Comments: SPECIAL NOTE: The inspection of this/these fireplace(s) is a visual inspection only and is not a warranty and/or guaranty the fireplace(s), chimney(s) and termination cap(s) has/have been properly or safely installed/built. No seismic damage assessments are made on fireplace(s). This inspection is equivalent to a Level 1 inspection as described by the National Fire Protection Association (NFPA). If further evaluation is desired, we recommend a complete fireplace inspection by a qualified "Fireplace Inspector". FIRE PLACE LOCATION- Living Room. FIREPLACE TYPE- Masonry, FIRE PLACE OBSERVATIONS- Damper- The damper failed to operate. Door would not open and close at time of inspection. A large amount of creosote and ash observed in unit. Cleaning / service and furhter evaluation by a qualified chimney sweep is recommended before use. Note: The fireplace chimney above the roof is more than 30" wide. Current proper construction procedures state a "cricket" should be installed on the uphill side of the chimney to divert water run-off around the chimney. Moisture and wet debris building up behind a chimney can accelerate the deterioration of the roof and flashing materials in this area. This is an upgrade which could be best Page 17 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D accomplished at the time of replacing the current roof surface. þ ¨ ¨ þ K. Porches, Balconies, Decks and Carports - Comments: PORCH OBSERVATIONS- Indications of movement were observed at rear patio visible concrete floor(s). Separation observed between patio and pool concrete floors. Moisture deterioration observed at the carport ceiling structure. Rafters observed to be deteriorated in a few areas. This is an indication of a previous roof leak. ¨ ¨ þ ¨ L. Other - Comments: II. ELECTRICAL SYSTEMS I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ þ A. Service Entrance and Panels - Comments: Service is overhead. MAIN PANEL COMMENTS: Main panel is located on an interior wall of the garage. Predominate Overload Devices- Circuit breakers are present. Main Electrical Panel Observations- 150 amps. The main electrical service panel and circuit breakers for this structure are Federal-Pacific Electric Company "Stab-Lok" products. Federal-Pacific equipment was the most popular brand of electrical control equipment installed in structures in the 1960s thru the early 1980s. Most of this equipment is still in use today. This brand equipment is no longer manufactured and is considered obsolete. There is Page 18 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D wide spread information available which questions the reliability of this circuit breaker equipment. If this is a concern, we recommend you contact a licensed electrician for further evaluation. Two or more circuits are improperly connected to a single pole breaker. All double taps should be remedied. The main circuit breakers controlling the electrical supply to the main panels is larger than the manufacturers stated maximum amperage of 150 amps. A licensed electrician should be contacted to further evaluate the electrical system. þ ¨ ¨ þ B. Branch Circuits- Connected Devices and Fixtures Type of Wiring: Aluminum (220 volt OK) Comments: Wiring Type 3 wire grounded type branch wiring present where visible. Aluminum wiring is present on 110 volt circuits. Aluminum branch circuit wiring was found in the electrical panel. A random sampling of accessible receptacle(s) and switch(es) found that, no problems were observed during this limited inspection. All electrical fixtures and wire connections must be approved for aluminum wiring. I would recommend contacting a licensed electrician to further evaluate. RECEPTACLE DEFICIENCIES- Ground Fault Circuit Interrupter(s) were not present in accordance with current day electrical requirements in the following areas; The kitchen, bathroom and garage receptacles were not GFCI protected. NOTE: These GFCIs were not required at the time this dwelling was constructed and there is no requirement they be updated. They are however, a worthy safety upgrade. Loose receptacle(s) were noted at the following locations; Garage GFCI receptacle Page 19 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D is loose at wall. Some cover plate(s) were missing in garage and downstairs bedroom areas. A receptacle is physically damaged and should be replaced in the following location; Downstairs small bedroom has damaged receptacle. WALL & APPLIANCE SWITCH DEFICIENCIES- Cover plate(s) were missing in the downstairs small bedroom. LIGHTING & CEILING FAN DEFICIENCIES- Ceiling fan is loose from ceiling in upstairs bedroom. Light fixture(s) failed and/or damaged at rear exterior pole light behind garage. Wood post is weak and leaning. ACCESSORY WIRING COMMENTS: The Air Conditioning disconnect, is a breaker type. Air Conditioning disconnect is not present at left unit. OVERHEAD GARAGE DOOR OPERATOR OBSERVATIONS- No problems observed during this inspection period. SMOKE DETECTORS - Smoke Detectors were chirping at time of inspection. This is an indication of a low battery or defective detector. Smoke detectors should be installed in all sleeping areas & levels of the structure. NOTE: We recommend checking all smoke detectors again prior to sleeping in the dwelling. Smoke detectors should be installed on the ceilings at least 18" from the wall. (Smoke tends to mushroom upward turning outward toward the center of the ceiling. To Fire Fighters this is known as the mushroom effect which leaves a dead airspace 18" from a ceiling to wall corner.) Page 20 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ ¨ A. Heating Equipment Energy Source: Electric. Type of System: Forced Air. Unit Location/Description: Location: Located in a entry hall closet. Heating System- Unable to operate heating system due to defective thermostat. Return Air Chase/Plenum Observations- No problems were noted at the time of the inspection. Thermostat Observations- The thermostat failed. Shows "low battery", after replacing with new batteries, unit still showed "low battery" and failed to operate system. An HVAC Technician should be contacted to further evaluate this system. SPECIAL NOTE: Average life span of heating furnaces in this area range between 12-18 years under normal conditions. The purchase of a mechanical warranty package should be considered at this time. Check with your Realtor for additional information. þ ¨ ¨ ¨ Heating Unit #2 - Comments: Energy Source: Electric. Type of System: Forced Air. Unit Location/Description: Location: Located in the attic space. Heating System- The heating system operated correctly at the time of the inspection. Return Air Chase/Plenum Observations- No problems were noted at the time of the inspection. Thermostat Observations- The thermostat appeared to operate correctly at the time of the inspection. SPECIAL NOTE: Average life span of heating furnaces in this area range between 12-18 years under normal conditions. The purchase of a mechanical warranty package should be considered at this time. Check with your Realtor for additional information. Page 21 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D ¨ ¨ þ ¨ Heating Unit #3 - Comments: ¨ ¨ þ ¨ Heating Unit #4 - Comments: I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ þ B. Cooling Equipment Energy Source Electric. Electric A/C. Unit Location/Description: Location: Located in a hall closet. A/C Coverage Area The unit appears to cover the 1st floor. Electric, - Split System. Unable to operate system due to defective thermostat. EVAPORATOR OBSERVATIONS- No problem observed during this inspection period. CONDENSER (EXTERIOR UNIT) OBSERVATIONS- 3 ton unit manufactured in 1993 by Carrier. No problem observed during this inspection period. Thermostat Observations- The thermostat failed. Shows "low battery", after replacing with new batteries, unit still showed "low battery" and failed to operate system. An HVAC Technician should be contacted to further evaluate this system. NOTE: Average life span of a A/C system in this area is between 10 - 12 years under normal conditions. (slightly shorter for heat pumps) The purchase of a mechanical warranty package should be considered at this time. Check with your Realtor for additional information. SPECIAL NOTE: Effective January 23, 2006, the Federal Government mandated all Air Conditioning manufacturers produce units to a more efficient (SEER13) standard. In many cases this equipment will be physically larger and require more space than current units. At a point in time when the unit in this dwelling needs replaced, it may require some structural changes or modifications to the dwelling to fit the newer units. If you are purchasing a home warranty, we recommend you inquire as to what the warranty would cover in this situation. Page 22 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ ¨ Cooling Unit #2 - Comments: Energy Source Electric. Type of System: Electric A/C. Unit Location/Description: Location: Located in the attic space. A/C Coverage Area The unit appears to cover the 2nd floor. Electric, - Split System. AIR TEMPERATURE DIFFERENTIAL- An ambient air test was performed by using thermometers on the air handler of this unit to determine if the difference in temperatures of the supply(cold) and return(room) air is acceptable. The temperature drop/differential observed was between 15 - 20 degrees. (taken between interior return and supply air) This is considered a normal operating range. EVAPORATOR OBSERVATIONS- Evaporator Deficiencies- Rust present in the secondary drain pan. This is an indication the primary drain line has been clogged at some point in time. CONDENSER (EXTERIOR UNIT) OBSERVATIONS- 2 1/2 ton unit manufactured in 1995 by Carrier. Condenser Deficiencies- Insulation is damaged and/or not present on refrigerant line(s). THERMOSTAT OBSERVATIONS- No problems observed during this inspection period. NOTE: Average life span of a A/C system in this area is between 10 - 12 years under normal conditions. (slightly shorter for heat pumps) The purchase of a mechanical warranty package should be considered at this time. Check with your Realtor for additional information. SPECIAL NOTE: Effective January 23, 2006, the Federal Government mandated all Air Conditioning manufacturers produce units to a more efficient (SEER13) standard. In many cases this equipment will be physically larger and require more space than current units. At a point in time when the unit in this dwelling needs replaced, it may require some structural changes or modifications to the dwelling to fit the newer units. If you are purchasing a home warranty, we recommend you inquire as to what the warranty would cover in this situation. Page 23 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D ¨ ¨ þ ¨ Cooling Unit #3 - Comments: ¨ ¨ þ ¨ Cooling Unit #4 - Comments: I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ ¨ C. Duct System, Chases, and Vents - Comments: DUCTWORK TYPE- A combination of types and styles of duct work was observed in place and in use as supply/return system. Both rigid and flexible ductwork may be installed. INSULATION - No problems observed during this inspection period. DUCTWORK, AIR CHASE and/or PLENUM OBSERVATIONS - No problems observed during this inspection period. VENT PIPE OBSERVATIONS - No problems observed during this inspection period. FILTER OBSERVATIONS- Location: The filter is located at the furnace/A/C cabinet. No problems observed during this inspection period. System filters should be either cleaned or changed out at least monthly (more often under dusty conditions) for maximum system efficiency and protection. Page 24 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D IV. PLUMBING SYSTEM I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ þ A. Water Supply System and Fixtures Location of water meter: The water meter is located in the front yard near the curb. Location of main water supply valve: In the meter box can before the meter. Static water pressure reading: The flow of water at a front outside faucet/hose bib is 50 psi. This is the pressure at this particular faucet/hose bib at the time of this inspection. The rate of flow may be different at different water outlets and at different times of the day. The recommended range for residential water pressure is 40 to 80 psi. Comments: Municipal service is primary water source. With the water supply being from a Municipal supplier, we are assuming the water is potable. SUPPLY PIPING TYPE- Copper, POTABLE WATER LINE OBSERVATIONS- Appears serviceable. Note: Previous repairs observed at garage wall opening under water heater closet. EXTERIOR PLUMBING- No anti-siphon protection observed on exterior hose bibs/faucets. This is a basic safety attachment to the end of faucets that will protect from a cross connection or back-flow of water into the house which is standard equipment on newer homes. Older homes would require these devices be added. Page 25 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ ¨ KITCHEN: - Comments: No problems observed during this inspection period. þ ¨ ¨ þ MASTER BATHROOM: - Comments: LAVATORY- No problems observed during this inspection period. TOILET/BIDET PLUMBING- No problems observed during this inspection period. SHOWER PLUMBING- No problems observed during this inspection period. SHOWER ENCLOSURE- The surround is bowed away from wall at back wall. The caulking/grout needs attention along floor. The shower door is misaligned and will not close. þ ¨ ¨ þ HALL BATHROOM: - Comments: LAVATORY- Leakage observed at cold faucet handle during test operation. TOILET/BIDET PLUMBING- No problems observed during this inspection period. TUB/SHOWER PLUMBING- No problems observed during this inspection period. TUB/SHOWER ENCLOSURE- Damage observed at tub surround, loose tiles observed by faucet. Page 26 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ þ BATHROOM #3: - Comments: Upstairs Bathroom, LAVATORY- No problems observed during this inspection period. TOILET/BIDET PLUMBING- No problems observed during this inspection period. TUB/SHOWER PLUMBING- No problems observed during this inspection period. TUB/SHOWER ENCLOSURE- The caulking/grouting is in poor condition. ¨ ¨ þ ¨ BATHROOM #4: - Comments: ¨ ¨ þ ¨ BATHROOM #5: - Comments: ¨ ¨ þ ¨ WET BAR: - Comments: þ ¨ ¨ ¨ UTILITY ROOM: - Comments: Washer Connections- No problems observed during this inspection period. Page 27 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ ¨ B. Drains, Wastes, and Vents - Comments: DRAIN/WASTE & VENT PIPING TYPE- Combination of materials, SEWER PIPE OBSERVATIONS- No problems observed during this inspection period. SOIL VENT PIPE OBSERVATIONS- No problems observed during this inspection period. þ ¨ ¨ ¨ KITCHEN: - Comments: No problems observed during this inspection period. þ ¨ ¨ þ MASTER BATHROOM: - Comments: LAVATORY- No problems observed during this inspection period. TOILET/BIDET PLUMBING- Water closet would not flush due to bad trip lever and/or valve. SHOWER PLUMBING- No problems observed during this inspection period. Page 28 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ ¨ HALL BATHROOM: - Comments: LAVATORY- No problems observed during this inspection period. TOILET/BIDET PLUMBING- No problems observed during this inspection period. TUB/SHOWER PLUMBING- No problems observed during this inspection period. þ ¨ ¨ þ BATHROOM #3: - Comments: Upstairs Bathroom, LAVATORY- The drop valve is either missing or failed to operate properly. TOILET/BIDET PLUMBING- No problems observed during this inspection period. TUB/SHOWER PLUMBING- Restricted/Slow drainage was noted. Page 29 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D ¨ ¨ þ ¨ BATHROOM #4: - Comments: ¨ ¨ þ ¨ BATHROOM #5: - Comments: ¨ ¨ þ ¨ WET BAR: - Comments: þ ¨ ¨ ¨ UTILITY ROOM: - Comments: Washer Drain: No problems observed during this inspection period. I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ þ C. WATER HEATER #1 - Comments: Energy Source: Electrically operated. Capacity: 50 gallons, manufactured in 2003 by, Rheem. Location: This water heater is located in a garage or utility room which opens directly into the garage. Comments Problems noted- The electrical wiring is spliced or improperly connected to the water heater. Page 30 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D ¨ ¨ þ ¨ WATER HEATER #2 - Comments: ¨ ¨ þ ¨ WATER HEATER #3 - Comments: I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D ¨ þ ¨ ¨ D. Hydro-Massage Therapy Equipment - Comments: V. APPLIANCES þ ¨ ¨ ¨ A. Dishwasher - Comments: No problems observed during limited test run of appliance. þ ¨ ¨ ¨ B. Food Waste Disposer - Comments: No problems observed during limited test run of appliance. þ ¨ ¨ ¨ C. Range Exhaust Vent - Comments: The exhaust vent is a vented type. No problems observed during our limited test run of appliance. Page 31 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ þ D. Ranges, Cooktops, and Ovens - Comments: The range present, is an electric unit. Right rear burner(s) failed to operate during this inspection. Oven present, is electric. With the oven thermostat set at 350 degrees the oven shut down temperature was 250 degrees. This is outside an acceptable range of 350 degrees (+/-20 degrees). Contact a qualified appliance technician to further evaluate. ¨ ¨ þ ¨ E. Microwave Oven - Comments: ¨ ¨ þ ¨ F. Trash Compactor - Comments: þ ¨ ¨ þ G. Mechanical Exhaust Vents and Bathroom Heaters - Comments: A combination heat & vent unit is present, in all bathrooms. The upstairs unit(s) failed to operate. þ ¨ ¨ ¨ H. Garage Door Operator(s) - Comments: Note: Remote opener(s) were not available to test operation. Request demonstration from seller. No problems observed during limited test run. Page 32 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ ¨ I. Doorbell and Chimes - Comments: No problems observed. þ ¨ ¨ ¨ J. Dryer Vents - Comments: No problems noted at the time of this inspection. The unit appears to be vented to the exterior of the structure. VI. OPTIONAL SYSTEMS I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Page 33 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ þ A. Lawn and Garden Sprinkler Systems - Comments: Number of zones - 4 VALVE TYPE- Automatic operation VALVE OBSERVATIONS- NOTE: Sprinklers were checked in manual mode only. No problems were observed during this inspection period. TIMER AND SUBPANEL OBSERVATIONS- Note: Locations of spray stations or zones are not labeled in control box. Ask sellers for details/layout of stations. SPRINKLER HEAD OBSERVATIONS- No significant problems were observed during the inspection. I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D þ ¨ ¨ þ B. Swimming Pools, Spas, Hot Tubs, and Equipment Type of Construction: Gunite. Comments: Note: Pool was cloudy at time of inspection, full inspection of pool surface was not possible. TILE COPING & DECKING: Tile(s) were missing on shallow end of pool. DRAINS/VALVES/SKIMMER: Skimmer on deep end has small crack at inside edge. POOL LIGHTS AND GFCI PROTECTION: The pool GFCI receptacle was not located. WIRING/GROUNDING: Deficiencies present. Ground/bonding wire was not connected at main pool pump. Pump motor wiring conduit is not properly connected, wiring exposed. PUMPS/MOTORS/CONTROLS: No problems noted at the time of inspection. Page 34 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D ¨ ¨ þ ¨ C. Outbuildings - Comments: ¨ ¨ þ ¨ D. Outdoor Cooking Equipment ¨ ¨ þ ¨ E. Gas Supply Systems - Comments: ¨ ¨ þ ¨ F. Private Water Wells (A coliform analysis is recommended.) ¨ ¨ þ ¨ G. Private Sewage Disposal (Septic) Systems ¨ ¨ þ ¨ H. Whole House Vacuum Systems - Comments: þ ¨ ¨ ¨ I. Other Built-in Appliances - Comments: REFRIGERATOR OBSERVATIONS - No problems observed at the time of inspection. ¨ þ ¨ ¨ J. Security Systems - Comments: A security system is present but not inspected. Proper inspecting would require knowledge of passwords and other confidential information not available at time of inspection. We recommend you contact the monitoring company for further evaluation. Page 35 of 36REI 7A-1 (10/2008)
    • Report Identification: Web Sample I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D ¨ ¨ þ ¨ K. Fire Protection Equipment - Comments: Page 36 of 36REI 7A-1 (10/2008)