Inspection Report. Paige Jennings. Property Address: 1215 Norwood Rd Austin TX Frontier Real Estate Inspections

Transcription

1 nspection Report Paige Jennings Property Address: 1215 Norwood Rd Austin TX Frontier Real Estate nspections Steven Weilhart TREC# Skyview Terrace Leander, TX,

2 PROPERTY NSPECTON REPORT Prepared For: Paige Jennings (Name of Client) Concerning: 1215 Norwood Rd, Austin, TX (Address or Other dentification of nspected Property) By: Steven Weilhart TREC#10436 / Frontier Real Estate nspections 1/12/2017 (Name and License Number of nspector) (Date) (Name, License Number of Sponsoring nspector) PURPOSE, LMTATONS AND NSPECTOR / CLENT RESPONSBLTES This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. f any item or comment is unclear, you should ask the inspector to clarify the findings. t 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 The TREC Standards of Practice (Sections of the Rules) are the minimum standard 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 turn on decommissioned equipment, systems, utility services or apply an open flame or light a pilot to operate any appliance. The inspector is NOT required to climb over obstacles, 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. n this report, the inspector shall indicate, by checking the appropriate boxes on the form, whether each item was inspected, not inspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. The inspector must check the Deficient (D) box if a condition exists that adversely and materially affects the performance of a system or component or constitutes a hazard to life, limb or property as specified by the TREC Standards of Practice. General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing components, 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 may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards or Deficiencies below. THS PROPERTY NSPECTON S NOT A TECHNCALLY EXHAUSTVE NSPECTON 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. t 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. Promulgated by the Texas Real Estate Commission(TREC) P.O. Box 12188, Austin, TX (512) ( Page 2 of 44

3 You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. t 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. TEMS DENTFED N THE REPORT DO NOT OBLGATE ANY PARTY TO MAKE REPARS OR TAKE OTHER ACTONS, NOR S THE PURCHASER REQURED TO REQUEST THAT THE SELLER TAKE ANY ACTON. 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 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. f 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. t 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. TEXAS REAL ESTATE CONSUMER NOTCE CONCERNNG HAZARDS OR DEFCENCES Each year, Texans sustain property damage and are injured by accidents in the home. While some accidents may not be avoidable, many other accidents, injuries, and deaths may be avoided through the identification and repair of certain hazardous conditions. Examples of such hazards include: malfunctioning, improperly installed, or missing ground fault circuit protection (GFC) devices for electrical receptacles in garages, bathrooms, kitchens, and exterior areas; malfunctioning arc fault protection (AFC) devices; ordinary glass in locations where modern construction techniques call for safety glass; malfunctioning or lack of fire safety features such as smoke alarms, fire-rated doors in certain locations, and functional emergency escape and rescue openings in bedrooms; malfunctioning carbon monoxide alarms; excessive spacing between balusters on stairways and porches; improperly installed appliances; improperly installed or defective safety devices; lack of electrical bonding and grounding; and lack of bonding on gas piping, including corrugated stainless steel tubing (CSST). To ensure that consumers are informed of hazards such as these, the Texas Real Estate Commission (TREC) has adopted Standards of Practice requiring licensed inspectors to report these conditions as Deficient when performing an inspection for a buyer or seller, if they can be reasonably determined. These conditions may not have violated building codes or common practices at the time of the construction of the home, or they may have been grandfathered because they were present prior to the adoption of codes prohibiting such conditions. While the TREC Standards of Practice do not require inspectors to perform a code compliance inspection, TREC considers the potential for injury or property loss from the hazards addressed in the Standards of Practice to be significant enough to warrant this notice. Contract forms developed by TREC for use by its real estate licensees also inform the buyer of the right to have the home inspected and can provide an option clause permitting the buyer to terminate the contract within a specified time. Neither the Standards of Practice nor the TREC contract forms require a seller to remedy conditions revealed by an inspection. The decision to correct a hazard or any deficiency identified in an inspection report is left to the parties to the contract for the sale or purchase of the home. Page 3 of 44

4 NFORMATON NCLUDED UNDER "ADDTONAL NFORMATON PROVDED BY NSPECTOR", OR PROVDED AS AN ATTACHMENT WTH THE STANDARD FORM, S NOT REQURED BY THE COMMSSON AND MAY CONTAN CONTRACTUAL TERMS BETWEEN THE NSPECTOR AND YOU, AS THE CLENT. THE COMMSSON DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTES. F YOU DO NOT UNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTANED N THS SECTON OR ANY ATTACHMENTS, CONSULT AN ATTORNEY. ADDTONAL NFORMATON PROVDED BY NSPECTOR: Standards of Practice: TREC Texas Real Estate Commision n Attendance: nspector Only Type of building: Single Family (1 story) Style of Home: Rustic Approximate age of building: Over 60 Years Home Faces: West Temperature: 57 Degrees Weather: Overcast, Light Rain Ground/Soil surface condition: Damp Rain in last 3 days: Yes Home Occupied/Vacant: Vacant Original Construction/Additions: Original Construction Page 4 of 44

5 Date: 1/12/2017 Time: 09:30:00 AM Report D: SW Property: 1215 Norwood Rd Austin TX Customer: Paige Jennings Comment Key or Definitions Real Estate Professional: Tiffany Russell Access Realty The following are definitions of comment descriptions in this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property. nspected () = visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear. Not nspected (N)= did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting. Not Present (NP) = This item, component or unit is not in this home or building. Deficiency (D) = The item, component or unit is not functioning as intended or needs further inspection by a qualified contractor. tems, components or units that can be repaired to satisfactory condition may not need replacement. This home is older than 30 years and the home inspector considers this while inspecting. t is common to have areas that no longer comply with current code. This is not a new home and this home cannot be expected to meet current code standards. While this inspection makes every effort to point out safety issues, it does not inspect for code. t is common that homes of any age will have had repairs performed and some repairs may not be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for items that are not functioning as intended. t does not grade the repair. t is common to see old plumbing or mixed materials. Sometimes water signs in crawlspaces or basements could be years old from a problem that no longer exists. Or, it may still need further attention and repair. Determining this can be difficult on an older home. Sometimes in older homes there are signs of damage to wood from wood eating insects. Having this is typical and fairly common. f the home inspection reveals signs of damage you should have a pest control company inspect further for activity and possible hidden damage. The home inspection does not look for possible manufacturer re-calls on components that could be in this home. Always consider hiring the appropriate expert for any repairs or further inspection. Older homes may contain lead based paint. Lead was used as a pigment and drying agent in "alkyd" oil based paint. "Latex" water based paints generally have not contained lead. About two-thirds of the homes built before 1940 and one-half of the homes built from 1940 to 1960 contain heavily-leaded paint. Some homes built after 1960 also contain heavily-leaded paint. t may be on any interior or exterior surface, particularly on woodwork, doors, and windows. n 1978, the U.S. Consumer Product Safety Commission lowered the legal maximum lead content in most kinds of paint to 0.06% (a trace amount). Consider having the paint in homes constructed before the 1980s tested for lead before renovating or if the paint or underlying surface is deteriorating. This is particularly important if infants, children, or pregnant women are present. Contact your state and local health departments lead poisoning prevention programs and housing authorities for information about testing labs and contractors who can safely remove lead-based paint. The U.S. Department of Housing and Urban Development (HUD) prepared guidelines for removing lead-based paint. Ask contractors about their qualifications, experience removing lead-based paint, and plans to follow these guidelines. Page 5 of 44

6 Table of Contents Cover Page...1 ntro Page...5 Table of Contents...6 STRUCTURAL SYSTEMS...7 ELECTRCAL SYSTEMS...25 HEATNG, VENTLATON AND AR CONDTONNG SYSTEMS...31 V PLUMBNG SYSTEM...33 V APPLANCES...37 V OPTONAL SYSTEMS...39 Summary...40 Page 6 of 44

7 = nspected N = Not nspected NP = Not Present D = Deficient N NP D. STRUCTURAL SYSTEMS A. Foundations Type of Foundation (s): Slab Foundation (1) Foundation walls at exterior had limited visibility in the concrete slab at front, back and sides. Due to soil grade high in these areas. Lowering of soil grade and further inspection may be desired. A. tem 1(Picture) left side (facing front) A. tem 2(Picture) front of home A. tem 3(Picture) rear of home A. tem 4(Picture) rear of home A. tem 5(Picture) right side (facing front) (2) Measurements of the Slab Foundation were taken with a digital level at time of the inspection on the main house. Readings showed a differential from front to back of 0.6 inches / side to side of 0.0 inches. These type differentials indicate foundation is performing as intended.. Page 7 of 44

8 = nspected N = Not nspected NP = Not Present D = Deficient N NP D A. tem 6(Picture) foundation measurements A. tem 7(Picture) foundation measurements (3) Note: Weather conditions, drainage, leakage, and other adverse factors are able to effect structures, and differential movements are likely to occur. 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. Keeping in mind an inspection is a 'snap shot' in time and cannot predict future performance or variables that are beyond the control or predictability of any visual inspection. B. Grading and Drainage The soil grading at front, back and sides is to high. This needs to be corrected. deally, at least eight (8) inches of clearance should be maintained between soil level and the top of the foundation walls. Grading should be maintained to promote the flow of storm water away from the house. The ground should slope away from the house at a rate of one inch per foot for at least the first ten feet. Recommend qualified person for grading improvements that are needed. B. tem 1(Picture) grading info B. tem 2(Picture) front of home B. tem 3(Picture) rear of home rear of home B. tem 4(Picture) left side (facing front) Page 8 of 44

9 = nspected N = Not nspected NP = Not Present D = Deficient N NP D B. tem 5(Picture) right side (facing front) B. tem 6(Picture) left side (facing front) B. tem 7(Picture) grading info C. Roof Covering Materials Types of Roof Covering: Asphalt Composite 3 Tab Roof Covering Condition: Eventual Replacement Needed Roof Viewed from: Walked Roof (1) The roofing is nearing the end of its life cycle.(replacement with in 5 years) Minor repairs are recommended in the short term to maintain the weather tightness of the roof. Damaged or missing roofing material should be repaired. All roof penetrations should be examined and sealed as necessary. These type repairs should be done by a qualified professional. Page 9 of 44

10 = nspected N = Not nspected NP = Not Present D = Deficient N NP D C. tem 1(Picture) rooftop view rear of home C. tem 2(Picture) example photo shingle info C. tem 3(Picture) example photo C. tem 6(Picture) rooftop view C. tem 4(Picture) right side (facing front) C. tem 5(Picture) right side (facing front) Page 10 of 44

11 = nspected N = Not nspected NP = Not Present D = Deficient N NP D C. tem 7(Picture) example photo C. tem 8(Picture) front of home example photo C. tem 9(Picture) example photo C. tem 10(Picture) example photo C. tem 11(Picture) shingle info (2) Flashing has some vulnerable areas at back of house. These areas should be repaired to prevent any moisture intrusions. Recommend qualified person for these type repairs. C. tem 12(Picture) rear of home (3) Evidence of previous roofing repairs at front of home chimney area. These areas should be monitored for any future problems. Page 11 of 44

12 = nspected N = Not nspected NP = Not Present D = Deficient N NP D C. tem 13(Picture) front of home D. Roof Structures and Attics Method used to observe attic: From Ladder, Limited Visibility Roof Structure: Stick-built, 2 X 6 Rafters, Wood Slats Sheathing Roof Ventilation: Soffit Vents Attic nsulation: Batt Approximate Average Depth of nsulation: less than 6 inches Approximate Average Thickness of Vertical nsulation: Not Visible Attic Access: Not Present, Opening in Garage (1) Water/Moisture Damage to fascia/soffit/trim boards at various locations. f not repaired this condition could lead to more damage. Recommend repairs to all affected areas by licensed contractor. D. tem 1(Picture) front of home D. tem 2(Picture) front of home D. tem 3(Picture) left side (facing front) D. tem 4(Picture) front of garage Page 12 of 44

13 = nspected N = Not nspected NP = Not Present D = Deficient N NP D D. tem 5(Picture) left side (facing front) D. tem 6(Picture) rear of home D. tem 7(Picture) front of garage D. tem 8(Picture) rear of home left side (facing front) (2) The wood slats roof decking is damaged in the main attic (above Garage). Repairs are needed to maintain the stability of roof. A qualified contractor should further nspect repair/improve as needed. D. tem 9(Picture) front of home Garage D. tem 10(Picture) Garage D. tem 11(Picture) Garage (3) The wood slats roof decking show evidence of moisture (water stains) in the main attic (above Garage). Page 13 of 44

14 = nspected N = Not nspected NP = Not Present D = Deficient N NP D Area still remains strong. t is not cost effective to replace until next roof. recommend a qualified contractor perform the work. D. tem 12(Picture) Garage D. tem 13(Picture) Garage D. tem 14(Picture) Garage D. tem 15(Picture) Garage (4) The level of ventilation is considered marginal at main attic. t is generally recommended that one (1) square foot of free vent area be provided for every one hundred and fifty (150) square feet of ceiling area. Proper ventilation will help to keep the house cooler during warm weather and extend the life of roofing materials. n colder climates, it will help reduce the potential for ice dams on the roof and condensation within the attic. Recommend qualified contractor for advise on these type upgrades. D. tem 16(Picture) attic space E. Walls (nterior and Exterior) Exterior Wall Type: Stucco Coating Wall Structure: Not Visible (1) The interior sheetrock and wall framing (firewall) is missing at the garage. This is a breach in fire protection (most fires in homes start in the garage) Safety Concern. A qualified professional should repair and or replace as needed. Note: Sheetrock and framing should be present in garage between attic Page 14 of 44

15 = nspected N = Not nspected NP = Not Present D = Deficient N NP D space and garage interior. We also recommend any air duct that passes through firewall should have fire protection damper installed E. tem 1(Picture) Garage attic space (2) The interior sheetrock has been patched at the various locations. This is a cosmetic issue for your information.. recommend repair as desired.. E. tem 2(Picture) hallway E. tem 3(Picture) bedroom front of house (3) The interior cedar block walls has a typical minor crack at the garage. Repairs/Patching recommended to prevent moisture intrusions. A qualified person should perform these type repairs. E. tem 4(Picture) example photo E. tem 6(Picture) rear of home Garage E. tem 5(Picture) example photo (4) The exterior Stucco coating at the various locations has typical minor cracks. Repair/Patching is recommended to prevent moisture intrusions. A qualified person should perform these type repairs. Page 15 of 44

16 = nspected N = Not nspected NP = Not Present D = Deficient N NP D E. tem 7(Picture) rear of home E. tem 8(Picture) front of home E. tem 9(Picture) left side (facing front) (5) As routine maintenance, recommend sealing and or caulking any cracks gaps around exterior walls and trim to reduce moisture intrusions and related issues. F. Ceilings and Floors Ceiling Structure: 2x4 Wood (1) The interior Sheetrock on the ceiling shows evidence of water staining (moisture intrusions) at the hall bath. nfrared/thermal imaging shows moisture in the area of concern.. A qualified contractor should inspect and repair as needed.. Page 16 of 44

17 = nspected N = Not nspected NP = Not Present D = Deficient N NP D F. tem 1(Picture) hall bath F. tem 2(Picture) thermal/infrared image F. tem 3(Picture) hall bath F. tem 4(Video) video (2) The interior wood flooring has some gaps at the seams at the various locations. This is a small repair. A qualified person should perform these type repairs. F. tem 5(Picture) bedroom example photo F. tem 6(Picture) bedroom front of house G. Doors (nterior and Exterior) (1) Damaged or non-functional door hardware at bedroom back of house should be repaired by qualified person. Page 17 of 44

18 = nspected N = Not nspected NP = Not Present D = Deficient N NP D G. tem 1(Picture) rear of home G. tem 2(Video) video (2) Doors should be trimmed or adjusted as necessary to work properly at hallway. A qualified person should perform these type repairs. G. tem 3(Picture) hallway (3) Door to garage from house is not 20 minute fire rated. (Most fires in homes start in the garage). Should be replaced with a solid wood door or metal door by a qualified person. [safety] Page 18 of 44

19 = nspected N = Not nspected NP = Not Present D = Deficient N NP D G. tem 4(Picture) garage small door (4) The exterior doors has damaged/missing weather-stripping at back of home. This can cause some heat loss in winter and loss of cool air in summer if not corrected. A qualified person should repair or replace as needed. G. tem 5(Picture) rear of home Garage G. tem 6(Picture) garage small door G. tem 7(Picture) garage small door (5) The screen door at the front of home does not shut properly rubs at the floor when opened. A repair or replacement is needed. A qualified person should repair or replace as needed. Page 19 of 44

20 = nspected N = Not nspected NP = Not Present D = Deficient N NP D G. tem 8(Picture) front of home G. tem 9(Video) video (6) The garage door at the front of home manual locking mechanism is damaged. Repairs are needed. This is a safety concern [safety]. A qualified person should repair or replace as needed. G. tem 10(Picture) front of home Garage G. tem 11(Picture) front of home Garage H. Windows Window Type: Single Pane (1) The single pane window crank handles are not working at the many locations. This is a Safety concern. A qualified person should repair or replace as needed. Page 20 of 44

21 = nspected N = Not nspected NP = Not Present D = Deficient N NP D H. tem 1(Picture) rear of home example photo H. tem 2(Picture) front of home H. tem 3(Picture) left side (facing front) H. tem 4(Picture) front of home H. tem 5(Picture) front of home (2) Note: The nspector makes his best effort to distinguish the presence of moisture between the glass panes on double pane windows. Sometimes with dirt and coverings present this can be difficult. (3) As routine maintenance, recommend sealing and/or caulking any cracks and gaps around exterior windows and trim to reduce any moisture intrusions.. Stairways (nterior and Exterior) J. Fireplaces and Chimneys Chimney (exterior): Stucco, Concrete Operable Fireplaces: One Types of Fireplaces: Wood Burning Fireplace (1) The fireplace flue vent damper is damaged and is not working properly at living room. This is a Safety concern. This should be repaired by licensed contractor Page 21 of 44

22 = nspected N = Not nspected NP = Not Present D = Deficient N NP D J. tem 1(Picture) fireplace (2) The rear wall of the fireplace firebox is cracked at living room. This should be repaired/replaced for improved safety by qualified professional. J. tem 3(Picture) fireplace J. tem 2(Picture) fireplace (3) The brick flooring in chimney for wood burning fireplace at the living room has large opening (missing grate). This is a safety concern and needs to be repaired. Recommend further evaluation by qualified professional. J. tem 4(Picture) fireplace (4) Additional Photos Page 22 of 44

23 = nspected N = Not nspected NP = Not Present D = Deficient N NP D J. tem 5(Picture) rooftop view chimney K. Porches, Balconies, Decks and Carports The concrete floor on the patio at the back of home is cracked. Further deterioration can occur if not repaired. A qualified person should perform these type repairs. K. tem 1(Picture) rear of home L. Other The concrete walkway at the front entry area has settlement cracks. Repairs/mprovements may be desired. Recommend patching as needed by qualified person.. L. tem 1(Picture) front of home L. tem 2(Picture) front of home Page 23 of 44

24 The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. t is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. TREC LMTATONS: The inspector is not required to report cosmetic damage or the condition of floor, wall, or ceiling coverings; paints, stains, or other surface coatings; cabinets; or countertops, or provide an exhaustive list of locations of water penetrations. Page 24 of 44

25 = nspected N = Not nspected NP = Not Present D = Deficient N NP D. ELECTRCAL SYSTEMS A. Service Entrance and Panels Electrical Service Entrance Type: Overhead Service Panel Capacity: 150 AMP Panel Type: Circuit Breakers Main Panel Manufacturer: General Electric Main Panel Ground Loc: Ground Rod/Soil Main Panel Location: Back of House Exterior (1) No visible bonding/ground wire at gas piping/meter at front of home which poses a safety concern. Recommend Licensed Electrician/Contractor for further investigation for presence of grounding at gas lines and options for this upgrade. [Safety Upgrade] A. tem 1(Picture) front of home A. tem 2(Picture) Gas Line Bonding Diagram A. tem 3(Picture) Gas Line Bonding Example (2) Trees touching service entrance wires at back of home. Recommend cutting back tree limbs for proper clearance. Qualified person recommended. A. tem 4(Picture) rear of home Page 25 of 44

26 = nspected N = Not nspected NP = Not Present D = Deficient N NP D (3) Additional Photos and Comments A. tem 5(Picture) main panel back of home B. Branch Circuits, Connected Devices, and Fixtures Main Panel Wiring Type: Romex, Cloth Covered Type Sub Panel Manufactuer: Shared with Main Panel Branch Circuit Wiring Type: Copper Exterior GFC Reset: Not Present Bathrooms GFC Reset: Not Present Kitchen GFC Reset: Kitchen (1) AFC (Arc Fault Circuit nterrupter) breakers are not present at the 15 & 20 amp circuit breakers at the branch circuit panel. As of 2008 all 15 & 20 amp circuits should have these type breakers. Areas exempt from this requirement are bathrooms, kitchens, garages, basements. Recommend Licensed Contractor for advisement on this upgrade. (Safety Upgrade) Page 26 of 44

27 = nspected N = Not nspected NP = Not Present D = Deficient N NP D B. tem 1(Picture) main panel back of home B. tem 2(Picture) AFC Breaker Diagram B. tem 3(Picture) AFC Breakers Example (2) The ceiling fan is noisy and "wobbles" at front of home bedroom. This may be a simple repair or sometimes replacement may be needed. Repair and or replace as needed by qualified person. B. tem 4(Picture) front of home bedroom B. tem 5(Video) video (3) The "two-prong" outlet is not grounded at various locations. This is not of current (standards of practice). A qualified licensed electrical contractor should correct as needed. Page 27 of 44

28 = nspected N = Not nspected NP = Not Present D = Deficient N NP D B. tem 6(Picture) Kitchen B. tem 7(Picture) Kitchen - oven B. tem 8(Picture) Bedrooms (sleeping areas) B. tem 9(Picture) Bedrooms (sleeping areas) B. tem 10(Picture) Living Room (4) A ground fault circuit interrupter (GFC) outlet would not trip during testing at kitchen. This circuit should be investigated and/or replaced by qualified professional. [safety] B. tem 11(Picture) Kitchen - right of sink (5) The installation of a ground fault circuit interrupter (GFC) is recommended at hall bath and garage. A Page 28 of 44

29 = nspected N = Not nspected NP = Not Present D = Deficient N NP D ground fault circuit interrupter (GFC) offers protection from shock or electrocution. Recommend qualified person for these type repairs. [safety] B. tem 13(Picture) hall bath B. tem 12(Picture) GFC info (6) One junction box needs a cover-plate at back of house. This is a safety concern. Recommend a Qualified Person. B. tem 14(Picture) rear of home (7) A smoke detector is missing at Bedrooms (sleeping areas). This item should be repaired/installed as it poses a potential safety hazard. Recommend qualified professional for these type repairs. [safety] B. tem 15(Picture) smoke alarm info Page 29 of 44

30 = nspected N = Not nspected NP = Not Present D = Deficient N NP D (8) There was no carbon monoxide detector found in home. t is recommended that one be installed for safety concerns especially when there are gas appliances present. [safety] B. tem 16(Picture) carbon monoxide info B. tem 17(Picture) carbon monoxide info The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. t is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. Page 30 of 44

31 = nspected N = Not nspected NP = Not Present D = Deficient N NP D. HEATNG, VENTLATON AND AR CONDTONNG SYSTEMS A. Heating Equipment Heat System Brand: Lennox Type of Systems Heating: Up Flow Forced Air Model Number (Heater): Not Visible Energy Sources: Gas MFD Date (Heating): NA Number of Heat Systems (excluding wood): One Supply Temp (Heating): Degrees Return Temp (Heating): 92.0 System performing as ntended. A. tem 1(Picture) Garage B. Cooling Equipment Type of Systems Cooling: Central Split System Central Air Manufacturer: Lennox MFD Date (Cooling): NA Number of AC Units: One Refridgerant Type: HCFC 22 Supply Temp (Cooling): 42.0 Degrees Return Temp (Cooling): 66.0 System performing as ntended. Page 31 of 44

32 = nspected N = Not nspected NP = Not Present D = Deficient N NP D B. tem 1(Picture) rear of home left side (facing front) C. Duct Systems, Chases, and Vents Ductwork: nsulated Flex Ducting Filter Type: Disposable Filter Size: 24x24X1 Filter Location: Hallway Ceiling The supply air and return air duct pipe does not have fire protection dampers present at firewall in garage. Recommend fire dampers in any duct work that passes through a fire wall This is a Safety concern.. Recommend Qualified HVAC Contractor for these type repairs/upgrades. Note: Firewall not present at time of inspection. Should be installed for Safety C. tem 1(Picture) example photo The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. t is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. Page 32 of 44

33 = nspected N = Not nspected NP = Not Present D = Deficient N NP D V. PLUMBNG SYSTEM A. Plumbing Supply Distribution Systems and Fixtures Location of water meter: Front Static water pressure reading: 55 pounds/square inch Water Source: Public Plumbing Water Supply (into home): Copper, Galvanized (old) Plumbing Water Distribution (inside home): POLY Plumbing Ground Loc: Not Visible (1) The kitchen sink faucet does not operate smoothly in kitchen. Repairs/mprovements may be desired. A qualified licensed plumber should repair or correct as needed. A. tem 1(Picture) Kitchen (2) The Bath Tub has some rust/corrosion present and is damaged at hall bathroom. Repairs may be needed to prevent further damage. A qualified licensed plumber should repair or correct as needed. A. tem 2(Picture) hall bath A. tem 3(Picture) hall bath (3) The bathtub drain stop is missing at hall bathroom. This needs to be repaired. Recommend licensed plumber for repairs as needed. Page 33 of 44

34 = nspected N = Not nspected NP = Not Present D = Deficient N NP D A. tem 4(Picture) hall bath (4) The hot supply line is exposed (routed through closet) in the hall bathroom. This is not considered up to today's standards of practice. Repairs/mprovements may be desired. A qualified licensed plumber should repair or correct as needed. A. tem 5(Picture) bedroom closet A. tem 6(Video) video B. Drains, Waste, and Vents Washer Drain Size: 1 1/2" Diameter (undersized) Plumbing Waste: Not Visible Clean Out Locations: Front of Home (1) Systems performing as ntended. (2) Note: Washer drain line Not nspected (3) Note: We do not inspect drain lines for leaks in the foundation, collapse, or tree root intrusion; including between the house and street. Comments will be made if a problem arises which would indicate such. Shower Pans and Tubs: We will do our best to determine if a shower pan or tub drain has evidence of leakages. Shower pan testing is a time consuming endeavor and is a hit or miss as to whether we can find such if in fact present due to the Scope of our nspection. We are limited in how much time we can spend determining such and we consider exhaustive testing of such to be beyond the scope of this inspection per TREC Standards of Practice. We do not do destructive testing and are not required to move furniture, lift carpets, move stored items from adjoining closets, etc. Our intent is to hopefully find evidence of leakages in pans and drains but we also understand due the limited scope of this inspection we may not observe evidence that a pan or drain is in fact leaking and could have been for quite some Page 34 of 44

35 = nspected N = Not nspected NP = Not Present D = Deficient N NP D time. Vacant properties are even more difficult to ascertain the presence of leakages since the areas in question have not been in use. C. Water Heating Equipment Energy Sources: Gas Capacity (Water Heater): 40 Gallon Tank Water Heater Manufacturer: General Electric Water Heater Location: Garage MFD Date: 2006 Unit performing as ntended. C. tem 1(Picture) Garage D. Hydro-Massage Therapy Equipment E. Other Additional Photos and Comments Page 35 of 44

36 = nspected N = Not nspected NP = Not Present D = Deficient N NP D E. tem 1(Picture) water pressure info E. tem 2(Picture) water meter E. tem 3(Picture) water meter location The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. f the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. t is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. Page 36 of 44

37 = nspected N = Not nspected NP = Not Present D = Deficient N NP D V. APPLANCES A. Dishwashers Dishwasher Brand: Whirlpool Performing as ntended. B. Food Waste Disposers Disposer Brand: Not Present C. Range Hood and Exhaust Systems Exhaust/Range hood: Not Present The cooktop ventilation unit is missing This is not of common standards of practice. recommend qualified professional for repairs/upgrades and or replacement as needed. C. tem 1(Picture) Kitchen D. Ranges, Cooktops and Ovens Range/Oven: Unknown Brand Energy Source: Gas Anti tip device for oven not in place this represents a safety concern for children. Should be installed by a Qualified Person. [safety] Page 37 of 44

38 = nspected N = Not nspected NP = Not Present D = Deficient N NP D D. tem 1(Picture) Kitchen D. tem 3(Picture) tip device example D. tem 2(Picture) tip device info E. Microwave Ovens Built in Microwave: Not Present F. Mechanical Exhaust Vents and Bathroom Heaters Exhaust Fans: Not Present G. Garage Door Operator(s) Door Opener Brand: Not Present H. Dryer Exhaust Systems Dryer Vent Location: Back of House Exterior The dryer exterior vent cover is loose and is not sealed properly at wall connection. Repairs are needed by a qualified person. H. tem 1(Picture) rear of home. Other The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. t is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. Page 38 of 44

39 = nspected N = Not nspected NP = Not Present D = Deficient N NP D V. OPTONAL SYSTEMS C. Gas Supply System nspected all gas appliances - No leaks detected at time of inspection. C. tem 1(Picture) gas meter front of home TREC LMTATONS: The inspector is not required to inspect for effective coverage of the springer system; the automatic function of the timer or control box; the effectiveness of the rain or freeze sensor; or sizing and effectiveness of anti-siphon devices or backflow preventers. Page 39 of 44

40 Summary 126 Skyview Terrace Leander, TX, Customer Paige Jennings Address 1215 Norwood Rd Austin TX The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. t is recommended that the customer read the complete report.. STRUCTURAL SYSTEMS General Summary A. Foundations nspected, Deficient (1) Foundation walls at exterior had limited visibility in the concrete slab at front, back and sides. Due to soil grade high in these areas. Lowering of soil grade and further inspection may be desired. (2) Measurements of the Slab Foundation were taken with a digital level at time of the inspection on the main house. Readings showed a differential from front to back of 0.6 inches / side to side of 0.0 inches. These type differentials indicate foundation is performing as intended.. (3) Note: Weather conditions, drainage, leakage, and other adverse factors are able to effect structures, and differential movements are likely to occur. 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. Keeping in mind an inspection is a 'snap shot' in time and cannot predict future performance or variables that are beyond the control or predictability of any visual inspection. B. Grading and Drainage nspected, Deficient The soil grading at front, back and sides is to high. This needs to be corrected. deally, at least eight (8) inches of clearance should be maintained between soil level and the top of the foundation walls. Grading should be maintained to promote the flow of storm water away from the house. The ground should slope away from the house at a rate of one inch per foot for at least the first ten feet. Recommend qualified person for grading improvements that are needed. C. Roof Covering Materials Page 40 of 44

41 nspected, Deficient (1) The roofing is nearing the end of its life cycle.(replacement with in 5 years) Minor repairs are recommended in the short term to maintain the weather tightness of the roof. Damaged or missing roofing material should be repaired. All roof penetrations should be examined and sealed as necessary. These type repairs should be done by a qualified professional. (2) Flashing has some vulnerable areas at back of house. These areas should be repaired to prevent any moisture intrusions. Recommend qualified person for these type repairs. (3) Evidence of previous roofing repairs at front of home chimney area. These areas should be monitored for any future problems. D. Roof Structures and Attics nspected, Deficient (1) Water/Moisture Damage to fascia/soffit/trim boards at various locations. f not repaired this condition could lead to more damage. Recommend repairs to all affected areas by licensed contractor. (2) The wood slats roof decking is damaged in the main attic (above Garage). Repairs are needed to maintain the stability of roof. A qualified contractor should further nspect repair/improve as needed. (3) The wood slats roof decking show evidence of moisture (water stains) in the main attic (above Garage). Area still remains strong. t is not cost effective to replace until next roof. recommend a qualified contractor perform the work. (4) The level of ventilation is considered marginal at main attic. t is generally recommended that one (1) square foot of free vent area be provided for every one hundred and fifty (150) square feet of ceiling area. Proper ventilation will help to keep the house cooler during warm weather and extend the life of roofing materials. n colder climates, it will help reduce the potential for ice dams on the roof and condensation within the attic. Recommend qualified contractor for advise on these type upgrades. E. Walls (nterior and Exterior) nspected, Deficient (1) The interior sheetrock and wall framing (firewall) is missing at the garage. This is a breach in fire protection (most fires in homes start in the garage) Safety Concern. A qualified professional should repair and or replace as needed. Note: Sheetrock and framing should be present in garage between attic space and garage interior. We also recommend any air duct that passes through firewall should have fire protection damper installed (2) The interior sheetrock has been patched at the various locations. This is a cosmetic issue for your information.. recommend repair as desired.. (3) The interior cedar block walls has a typical minor crack at the garage. Repairs/Patching recommended to prevent moisture intrusions. A qualified person should perform these type repairs. (4) The exterior Stucco coating at the various locations has typical minor cracks. Repair/Patching is recommended to prevent moisture intrusions. A qualified person should perform these type repairs. (5) As routine maintenance, recommend sealing and or caulking any cracks gaps around exterior walls and trim to reduce moisture intrusions and related issues. F. Ceilings and Floors nspected, Deficient (1) The interior Sheetrock on the ceiling shows evidence of water staining (moisture intrusions) at the hall bath. nfrared/ thermal imaging shows moisture in the area of concern.. A qualified contractor should inspect and repair as needed.. (2) The interior wood flooring has some gaps at the seams at the various locations. This is a small repair. A qualified person should perform these type repairs. G. Doors (nterior and Exterior) nspected, Deficient (1) Damaged or non-functional door hardware at bedroom back of house should be repaired by qualified person. (2) Doors should be trimmed or adjusted as necessary to work properly at hallway. A qualified person should perform these type repairs. (3) Door to garage from house is not 20 minute fire rated. (Most fires in homes start in the garage). Should be replaced with a solid wood door or metal door by a qualified person. [safety] (4) The exterior doors has damaged/missing weather-stripping at back of home. This can cause some heat loss in winter and loss of cool air in summer if not corrected. A qualified person should repair or replace as needed. (5) The screen door at the front of home does not shut properly rubs at the floor when opened. A repair or replacement is needed. A qualified person should repair or replace as needed. Page 41 of 44

42 (6) The garage door at the front of home manual locking mechanism is damaged. Repairs are needed. This is a safety concern [safety]. A qualified person should repair or replace as needed. H. Windows nspected, Deficient (1) The single pane window crank handles are not working at the many locations. This is a Safety concern. A qualified person should repair or replace as needed. (2) Note: The nspector makes his best effort to distinguish the presence of moisture between the glass panes on double pane windows. Sometimes with dirt and coverings present this can be difficult. (3) As routine maintenance, recommend sealing and/or caulking any cracks and gaps around exterior windows and trim to reduce any moisture intrusions. J. Fireplaces and Chimneys nspected, Deficient (1) The fireplace flue vent damper is damaged and is not working properly at living room. This is a Safety concern. This should be repaired by licensed contractor (2) The rear wall of the fireplace firebox is cracked at living room. This should be repaired/replaced for improved safety by qualified professional. (3) The brick flooring in chimney for wood burning fireplace at the living room has large opening (missing grate). This is a safety concern and needs to be repaired. Recommend further evaluation by qualified professional. (4) Additional Photos K. Porches, Balconies, Decks and Carports nspected, Deficient The concrete floor on the patio at the back of home is cracked. Further deterioration can occur if not repaired. A qualified person should perform these type repairs. L. Other nspected, Deficient The concrete walkway at the front entry area has settlement cracks. Repairs/mprovements may be desired. Recommend patching as needed by qualified person... ELECTRCAL SYSTEMS General Summary A. Service Entrance and Panels nspected, Deficient (1) No visible bonding/ground wire at gas piping/meter at front of home which poses a safety concern. Recommend Licensed Electrician/Contractor for further investigation for presence of grounding at gas lines and options for this upgrade. [Safety Upgrade] (2) Trees touching service entrance wires at back of home. Recommend cutting back tree limbs for proper clearance. Qualified person recommended. (3) Additional Photos and Comments B. Branch Circuits, Connected Devices, and Fixtures nspected, Deficient (1) AFC (Arc Fault Circuit nterrupter) breakers are not present at the 15 & 20 amp circuit breakers at the branch circuit panel. As of 2008 all 15 & 20 amp circuits should have these type breakers. Areas exempt from this requirement are bathrooms, kitchens, garages, basements. Recommend Licensed Contractor for advisement on this upgrade. (Safety Upgrade) (2) The ceiling fan is noisy and "wobbles" at front of home bedroom. This may be a simple repair or sometimes replacement may be needed. Repair and or replace as needed by qualified person. (3) The "two-prong" outlet is not grounded at various locations. This is not of current (standards of practice). A qualified licensed electrical contractor should correct as needed. Page 42 of 44