Standard House

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Standard House

  1. 1. 51 Twin Cedars Road, Leander TX 78641 512-773-6611 brian@inspectechonline.com PROPERTY INSPECTION REPORT Prepared For: (Name of Client) Concerning: (Address or Other Identification of Inspected Property) By: Steven B (Brian) Wooten, TREC #8001 12/16/2009 (Name and License Number of Inspector) (Date) This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefully read ALL of this information. This inspection is subject to the rules (“Rules”) of the Texas Real Estate Commission (“TREC”), which can be found at www.trec.state.tx.us. The TREC Standards of Practice (Sections 535.227-535.231 of the Rules) are the minimum standards for inspections by TREC- licensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted as being inspected were inspected. The inspector is not required to move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturer’s installation instructions. The inspection does NOT imply insurability or warrantability of the structure or its components. Although some safety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potential 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 inoperability, material distress, water penetration, damage, deterioration, missing parts, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another. Some items reported as Deficient may be considered life-safety upgrades to the property. For more information, refer to Texas 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 not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about this property, including any seller’s disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspector’s responsibility to confirm that information obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous or future reports. Items identified in the report do not obligate any party to make repairs or take other action, nor is the purchaser required to request that the seller take any action. When a deficiency is reported, it is the client’s responsibility to obtain further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which 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 Page 1 of 8
  2. 2. may involve additional repair costs. Failure to address deficiencies or comments 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 that proper repairs have been made. Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property. ADDITIONAL INFORMATION PROVIDED BY INSPECTOR address 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 Page 2 of 8
  3. 3. Report Identification: I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Inspection Item I. STRUCTURAL SYSTEMS     A. Foundations Type of Foundation(s): Slab-on grade Comments: A visual inspection of the foundation indicates it is performing as intended. No significant problems were observed.     B. Grading & Drainage Comments: No ground or bedding materials should be within 6 inches of the bottom of exterior siding materials and/or veneers. This prevents the migration of wood destroying insects into the home. Such a condition is considered a conducive condition for insects by pest control inspectors and should be corrected. A picture of the problem would go here.     C. Roof Covering Materials Type(s) of Roof Covering: Composition Roofing Material Viewed From: Walked on roof Comments: It is not uncommon in windy areas to find the tabs of some shingles torn off. Storm winds can often cause a single tab to lift again and again, finally creasing the tab and eventually causing it to break off. Replacing the damaged shingle is usually all that’s necessary and is considered a minor repair.     D. Roof Structure & Attic Viewed From: Interior of Attic Approximate Average Depth of Insulation: 12" to 14" Approximate Average Thickness of Vertical Insulation: No Insulation in place Comments: This confidential report is prepared exclusively for Page 3 of 8 © 2009 Inspectech
  4. 4. Report Identification: I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Inspection Item No unusual problems with the attic area were noted at the time of inspection.     E. Walls (Interior & Exterior) Comments: Type of Exterior Masonry: Brick Type of Exterior Siding: Fiber Cement Siding No unusual problems with exterior or interior walls were noted at the time of inspection.     F. Ceilings & Floors Comments: No unusual problems with ceilings and/or floors were noted at the time of inspection.     G. Doors (Interior & Exterior) Comments: The rear exit door shows evidence of localized weathering and/or wood rot and is in need of repair. A picture of the problem would go here.     H. Windows Comments: No unusual problems with windows were noted at the time of inspection.     I. Stairways (Interior & Exterior) Comments:     J. Fireplace/Chimney Comments: Type of construction: None     K. Porches, Balconies, Decks, and Carports Comments: II. ELECTRICAL SYSTEMS     A. Service Entrance and Panels Comments: Type of main panel: General Electric Type of sub panel: General Electric An arc fault circuit interrupter (AFCI) is an electrical breaker which protects occupants against dangerous electrical arcing which may occur inside walls where it is unseen. Currently, most building authorities are only requiring AFCI breakers to protect the bedroom circuits of a home. However, the Texas Real Estate Commission (TREC) desires This confidential report is prepared exclusively for Page 4 of 8 © 2009 Inspectech
  5. 5. Report Identification: I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Inspection Item ALL homes to be inspected to the safest standards available and the newest electrical code, passed September of 2008, now requires AFCI protection in bedrooms, family rooms, dining rooms, living rooms, parlors, libraries, dens, sun rooms, recreation rooms, closets, hallways, or similar rooms or areas of a home. Keep in mind, there is no code which requires this protection be added to an existing home (unless it is being renovated) so it may be considered impractical to ask for this upgrade from the seller. Still, if you desire this increased protection in your home, it is recommended AFCI protection be installed by an electrician.     B. Branch Circuits, Connected Devices, and Fixtures Type of Branch Wiring: Copper Comments: This home is lacking Ground Fault Circuit Interrupter (GFCI) protection at certain necessary locations. GFCI outlets are an important safety consideration for any home owner as they protect occupants against dangerous electrical hazard. Currently, two separate GFCI protected circuits are required in kitchens serving ALL countertop locations and islands. Any countertop locations in the kitchen without GFCI protection should be corrected. This protection is relatively easy and inexpensive to install but the upgrade should be performed by a licensed electrician. In addition, the above pictured outlet requires a receptacle plate to be considered safe. We always recommend you check each smoke detector on moving into the home. Press the test button of each alarm to ensure it activates and install a new battery in each smoke detector on moving in and regularly maintain the batteries. The battery of a smoke detector is an important backup system and a failed battery poses a potential safety hazard. III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS     A. Heating Equipment Type of System: Central Forced Air Furnace Brand: Carrier Energy Source: Natural Gas This confidential report is prepared exclusively for Page 5 of 8 © 2009 Inspectech
  6. 6. Report Identification: I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Inspection Item Comments: The flexible gas supply line passes through an equipment knockout in the exterior wall of the furnace cabinet. Gas companies and the building code are now requiring a rigid gas pipe to extend through the exterior wall of the metal cabinet and the flexible pipe is allowed to connect at that point (outside the cabinet). Flexible pipe can no longer be inside the cabinet, even when it is protected as it is here. This should be corrected as it poses a potential safety concern.     B. Cooling Equipment Type of System: Central Air Conditioning Brand: Carrier Comments: No unusual problems with the air conditioning system were noted at the time of inspection.     C. Duct System, Chases, and Vents Comments: No unusual problems with the a/c ducting system were noted at the time of inspection. IV. PLUMBING SYSTEM     A. Water Supply System and Fixtures Location of water meter: Right front yard Location of main water supply valve: Near water meter Static water pressure reading: 110 - 120 psi Comments: Home inspectors are required to check the static water pressure during their inspection. This is done by attaching a pressure gauge to an outside water spigot of the home. It is quite common in this area to find the static water pressure measures above the recommended maximum of 80 psi (note Static water pressure reading above). Above 80psi, the plumbing system may be prone to premature failure of o-rings and gaskets in faucets and valves and/or failure of soldered fittings in plumbing pipes. It is necessary to install a manual pressure regulator on the water system to adjust water pressure. It would be wise to consult with a plumber about the pros and cons of manual pressure regulators on water systems. The purpose of an anti-siphon (or vacuum breaker) device is to prevent water in a water hose from siphoning backwards and mixing with the sanitary water supply of the house. Devices which are missing and/or not functioning properly should be repaired/replaced. The device is very inexpensive and can be purchased at any hardware store. This confidential report is prepared exclusively for Page 6 of 8 © 2009 Inspectech
  7. 7. Report Identification: I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Inspection Item     B. Drains, Wastes, and Vents Comments: No unusual problems were noted with plumbing drains, waste piping, or plumbing vents at the time of inspection.     C. Water Heating Equipment Energy Source: Natural Gas Brand: A O Smith Capacity: 50 gallons Comments: The vent pipe serving the water heater should be anchored-in-place by straps to maintain a safe clearance from combustible materials. Any combustible materials touching the piping should be cleared to the proper distance. This deficiency should be corrected to improve the level of safety.     D. Hydro-Massage Therapy Equipment Comments: V. APPLIANCES     A Dishwasher Comments: The dishwasher was operated using the normal controls and no problems were observed at the time of inspection.     B. Food Waste Disposer Comments: The food disposer was operated using the normal controls and no problems were observed at the time of inspection. This confidential report is prepared exclusively for Page 7 of 8 © 2009 Inspectech
  8. 8. Report Identification: I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Inspection Item     C. Range Exhaust Vent Comments: The range hood was operated using the normal controls and no problems were observed at the time of inspection.     D. Ranges, Cooktops, and Ovens Comments: The range/cooktop/oven was operated using the normal controls and no problems were observed at the time of inspection.     E. Microwave Oven Comments: The microwave oven was operated using the normal controls and no problems were observed at the time of inspection.     F. Trash Compactor Comments:     G. Mechanical Exhaust Vents and Bathroom Heaters Comments: No problems were observed at the time of inspection.     H. Garage Door Operator(s) Comments: The garage door opener did NOT automatically reverse under resistance to closing. There is a serious risk of injury, particularly to children, under this condition. This should be repaired as soon as possible. Improvement may be as simple as adjusting the sensitivity control on the opener itself. If adjustment of the sensitivity control does not solve the problem, we recommend review and/or repair by a qualified garage door installer.     I. Doorbell and Chimes Comments: No problems were observed at the time of inspection.     J. Dryer Vents Comments: No problems were observed at the time of inspection. This confidential report is prepared exclusively for Page 8 of 8 © 2009 Inspectech

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