Home Inspection Report

Transcription

1 Home Inspection Report 1 Anywhere Ct. Heath, TX 75032

2 PROPERTY INSPECTION REPORT Prepared For: Mr. & Mrs. Happy Homebuyer Concerning: 1 Anywhere Ct. Heath, TX Inspection Date: 06/21/2017 By: Inspector Name: Jason Woodliff License Number: Date: Phone: Jason@masterspecinspections.com PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES 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 The TREC Standards of Practice (Sections 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 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. In 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. THIS PROPERTY INSPECTION IS NOT A TECHNICALLY 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 sellers 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 ACTIONS, 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. Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX ( Page 1 of 22 (512)

3 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. 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. TEXAS REAL ESTATE CONSUMER NOTICE CONCERNING HAZARDS OR DEFICIENCIES 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 (GFCI) devices for electrical receptacles in garages, bathrooms, kitchens, and exterior areas; * malfunctioning arc fault protection (AFCI) 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. INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", OR PROVIDED ASAN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION AND MAY CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT UNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT AN ATTORNEY. ADDITIONAL INFORMATION PROVIDED BY INSPECTOR This report has been prepared for the sole and exclusive use of the client indicated above and is limited to an impartial opinion which is not a warranty, that the items inspected are defect-free or that concealed defects may exist as of the date of this inspection or which may have existed in the past or may exist in the future. The report is limited to the components of the property which were visible to the inspector at the time of inspection and his opinion of their condition at the time of inspection. The digital photos in this report are a sampling of the conditions and should not be considered to show all of the conditions or deficiencies observed. The photos are intended to illustrate some, but not all the defects and to clarify the written information in the report. This is not a code-compliance inspection, but the report may contain some references to the International Residential Code and National Electric Code, as support for the inspector's opinion. Page 2 of 22

4 ADDITIONAL INFORMATION: (continued) Property Description: Two-Story, wood framed, single family residence, brick/stone exterior, slab foundation, composition roof, attached 4-car garage, sprinkler system. For Reference: The front of the property faces east. Conditions at time of inspection: Sunny, degrees F. Page 3 of 22

5 I. STRUCTURAL SYSTEMS A. Foundations Type of Foundation: Post-tension slab on grade Comments: The foundation is performing as intended. No evidence of any movement was observed at time of inspection. B. Grading and Drainage - Comments: The bottom piece on one of the downspouts by the garage is loose, and was not installed properly. C. Roof Covering Materials Type of Roof Covering: Composition Viewed from: Walking on the roof and from the ground Comments: Multiple exposed nail heads were observed. Nail heads should be sealed in order to prevent rusting and subsequent moisture intrusion. Multiple shingles at the rear of the house are damaged. Unused nails were left on the roof. Recommend removing these, as they may wash down and become a hazard. Page 4 of 22

6 C. Roof Covering Materials (continued) Page 5 of 22

7 C. Roof Covering Materials (continued) D. Roof Structures and Attics Viewed from: Attic Approximate Average Depth of Insulation: 12" Comments: Not all areas of the attic are accessible or visible. No deficiencies were observed in the visible portion. The attic space is well-insulated and equipped with radiant barrier. Page 6 of 22

8 D. Roof Structures and Attics (continued) E. Walls (Interior and Exterior) - Comments: Water damage was observed in the cabinet under the sink in the downstairs south side bathroom. No leaks were found at time of inspection. The bottom portion of the brick has not been washed. F. Ceilings and Floors - Comments: Cosmetic separation was observed in the living room ceiling, caulk/paint is needed The vast majority of the master bathroom floor was covered and not visible. Missing grout was noted in the areas that were visible. Carpet has not been installed in the media room, or in the upstairs bedrooms. Page 7 of 22

9 F. Ceilings and Floors (continued) G. Doors (Interior and Exterior) - Comments: The shower doors have not been installed in either of the downstairs bathrooms. The lock on one of the master closet doors is not functioning properly. All the doors were found to open, close and latch properly at time of inspection. H. Windows - Comments: All the window screens are missing. All the openable windows were checked and all were found to open, close and latch properly at time of inspection. I. Stairways (Interior and Exterior) - Comments: No deficiencies observed. J. Fireplaces and Chimneys - Comments: No deficiencies observed. The gas and dampers were functioning properly at both fireplaces at time of inspection. K. Porches, Balconies, Decks, and Carports - Comments: No deficiencies observed. Page 8 of 22

10 II. ELECTRICAL SYSTEMS A. Service Entrance and Panels - Comments: This home is equipped with Arc Fault Circuit Interrupters in all habitable rooms, as required. AFCI devices are designed to protect against fires caused by electrical arcing faults in the home's wiring. Arc faults can be created by damaged, deteriorated or worn electrical plugs or cords. AFCI breakers cannot be tested when a home is occupied, as it may cause damage to the occupant's electronic devices. Since this home is vacant, the AFCI breakers were tested and all were found to be functioning properly at time of inspection. The doors are missing on the panel cover. The breaker for the master/office ac unit is a 40 amp breaker. The label on the condenser unit indicates the maximum breaker that should be used is a 20 amp breaker. B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper Comments: All smoke/carbon monoxide alarms were checked and were found to be functioning properly. Each bedroom has a smoke alarm and the hallways adjacent to each bedroom have a smoke alarm, as required. Several smoke alarms double as carbon monoxide alarms, at least one is required on each floor. The kitchen island receptacles (2) are not GFCI protected, as required. The GFCI receptacle in the utility room is reading "hot/neutral" reversed. The wall receptacle in the upstairs bathroom across from the counter is not GFCI protected, as required. The receptacle for the jet tub equipment in the master bathroom is not GFCI protected, as required. One of the GFCI receptacles in the garage is missing the cover plate. The receptacle in the office closet is loose in the wall. The connections are not loose, just the housing. The back porch ceiling fan will not turn off. The breaker had to be shut off to turn off the fan at the end of the inspection. The interior ceiling fans/lights require remote controls to operate, none of which were available at time of inspection. Unable to verify if these are functioning properly. Page 9 of 22

11 B. Branch Circuits, Connected Devices, and Fixtures (continued) III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type of Systems: Forced Air Energy Sources: Gas Comments: All 3 units were functioning properly at time of inspection. B. Cooling Equipment Type of Systems: Forced Air Comments: All 3 units were functioning properly at time of inspection. Master/Office Unit (2 ton) Return air- 74 degrees F Supply air- 59 degrees F Downstairs Unit (5 ton) Return air- 76 degrees F Supply air- 60 degrees F Upstairs Unit (3.5 ton) Return air- 77 degrees F Supply air- 57 degrees F The temperature differential should ideally be between degrees F. As information, these units were manufactured in Average life expectancy is years. C. Duct Systems, Chases, and Vents - Comments: The return vent cover in the master bedroom is missing. As information, the filters are located on the units in the attic space. Page 10 of 22

12 C. Duct Systems, Chases, and Vents (continued) IV. PLUMBING SYSTEM A. Plumbing Supply, Distribution Systems and Fixtures Location of water meter: Front of the house, by the street Location of main water supply valve: Front of the house, by the street Static water pressure reading: 90 PSI Comments: The static water pressure is 90 PSI. Ideal water pressure is between PSI. Pressure-limiting devices can be installed. High water pressure can lead to leaks and premature deterioration of the plumbing system. The toilets in the half-bath and downstairs south side bath "bubble" when flushed, which can be an indication of an obstructed venting system or drain lines. Recommend further evaluation by a licensed plumber. A significant leak was observed under the master tub. The shower head in the upstairs bathroom leaks at the top. The valve box for the sprinkler shut-off is full of mud and debris. Page 11 of 22

13 A. Plumbing Supply, Distribution Systems and Fixtures (continued) B. Drains, Wastes, and Vents - Comments: No deficiencies observed. C. Water Heating Equipment Energy Sources: Natural gas Capacity: Tankless x 2 Comments: Both units were heating properly at time of inspection. Both thermostats are set at 125 degrees F. It is recommended the thermostats be set at 120 degrees F or less. A small gas leak was detected on the south side unit, where the flex line connects to the unit. D. Hydro-Massage Therapy Equipment - Comments: Functioning properly at time of inspection. The equipment is not GFCI protected, as required. The control panel has not been installed. Page 12 of 22

14 V. APPLIANCES A. Dishwashers - Comments: Functioning properly at time of inspection. The unit was only run in "normal" operating mode. B. Food Waste Disposers - Comments: Functioning properly at time of inspection. C. Range Hood and Exhaust Systems - Comments: Functioning properly at time of inspection. D. Ranges, Cooktops, and Ovens - Comments: The cooktop was functioning properly at time of inspection. The door on the top oven rubs the side when it is operated. The on/off buttons for the ovens do not always respond when pressed. E. Microwave Ovens - Comments: Functioning properly at time of inspection. The unit was only run in "normal" operating mode. F. Mechanical Exhaust Vents and Bathroom Heaters - Comments: All the units were functioning properly at time of inspection. G. Garage Door Operators - Comments: All 3 doors open and close properly. The sensors for all 3 doors are functioning properly. All 3 doors auto-reversed under resistance to closing, as required. The manual locks on all 3 doors are disabled, as required. Page 13 of 22

15 H. Dryer Exhaust Systems - Comments: No deficiencies observed. VI. OPTIONAL SYSTEMS A. Landscape Irrigation (Sprinkler) Systems - Comments: There is no rain sensor. One of the heads in zone #1 has very low output. One of the heads in zone #2 by the driveway is leaking at the bottom. One of the rotating heads in zone #4 at the corner of the sidewalk and front walkway is leaking at the bottom. B. Swimming Pools, Spas, Hot Tubs, And Equipment Type of Construction: Comments: C. Outbuildings - Comments: D. Private Water Wells (A coliform analysis is recommended) Type of Pump: Type of Storage Equipment: Comments: E. Private Sewage Disposal (Septic) Systems Type of System: Location of Drain Field: Comments: Page 14 of 22

16 Summary I. STRUCTURAL SYSTEMS B. Grading and Drainage The bottom piece on one of the downspouts by the garage is loose, and was not installed properly. C. Roof Covering Materials Multiple exposed nail heads were observed. Nail heads should be sealed in order to prevent rusting and subsequent moisture intrusion. Multiple shingles at the rear of the house are damaged. Unused nails were left on the roof. Recommend removing these, as they may wash down and become a hazard. Covering: Composition Viewed From: Walking on the roof and from the ground Types(s) of Roof Page 15 of 22

17 Summary (continued) C. Roof Covering Materials (continued) Page 16 of 22

18 Summary (continued) C. Roof Covering Materials (continued) E. Walls (Interior and Exterior) Water damage was observed in the cabinet under the sink in the downstairs south side bathroom. No leaks were found at time of inspection. The bottom portion of the brick has not been washed. F. Ceilings and Floors Cosmetic separation was observed in the living room ceiling, caulk/paint is needed The vast majority of the master bathroom floor was covered and not visible. Missing grout was noted in the areas that were visible. Carpet has not been installed in the media room, or in the upstairs bedrooms. Page 17 of 22

19 Summary (continued) F. Ceilings and Floors (continued) G. Doors (Interior and Exterior) The shower doors have not been installed in either of the downstairs bathrooms. The lock on one of the master closet doors is not functioning properly. All the doors were found to open, close and latch properly at time of inspection. H. Windows All the window screens are missing. All the openable windows were checked and all were found to open, close and latch properly at time of inspection. II. ELECTRICAL SYSTEMS A. Service Entrance and Panels This home is equipped with Arc Fault Circuit Interrupters in all habitable rooms, as required. AFCI devices are designed to protect against fires caused by electrical arcing faults in the home's wiring. Arc faults can be created by damaged, deteriorated or worn electrical plugs or cords. AFCI breakers cannot be tested when a home is occupied, as it may cause damage to the occupant's electronic devices. Since this home is vacant, the AFCI breakers were tested and all were found to be functioning properly at time of inspection. The doors are missing on the panel cover. The breaker for the master/office ac unit is a 40 amp breaker. The label on the condenser unit indicates the maximum breaker that should be used is a 20 amp breaker. Page 18 of 22

20 Summary (continued) A. Service Entrance and Panels (continued) B. Branch Circuits, Connected Devices, and Fixtures All smoke/carbon monoxide alarms were checked and were found to be functioning properly. Each bedroom has a smoke alarm and the hallways adjacent to each bedroom have a smoke alarm, as required. Several smoke alarms double as carbon monoxide alarms, at least one is required on each floor. The kitchen island receptacles (2) are not GFCI protected, as required. The GFCI receptacle in the utility room is reading "hot/neutral" reversed. The wall receptacle in the upstairs bathroom across from the counter is not GFCI protected, as required. The receptacle for the jet tub equipment in the master bathroom is not GFCI protected, as required. One of the GFCI receptacles in the garage is missing the cover plate. The receptacle in the office closet is loose in the wall. The connections are not loose, just the housing. The back porch ceiling fan will not turn off. The breaker had to be shut off to turn off the fan at the end of the inspection. The interior ceiling fans/lights require remote controls to operate, none of which were available at time of inspection. Unable to verify if these are functioning properly. Type of Wiring: Copper III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS C. Duct Systems, Chases, and Vents The return vent cover in the master bedroom is missing. As information, the filters are located on the units in the attic space. Page 19 of 22

21 Summary (continued) C. Duct Systems, Chases, and Vents (continued) IV. PLUMBING SYSTEM A. Plumbing Supply, Distribution Systems and Fixtures The static water pressure is 90 PSI. Ideal water pressure is between PSI. Pressure-limiting devices can be installed. High water pressure can lead to leaks and premature deterioration of the plumbing system. The toilets in the half-bath and downstairs south side bath "bubble" when flushed, which can be an indication of an obstructed venting system or drain lines. Recommend further evaluation by a licensed plumber. A significant leak was observed under the master tub. The shower head in the upstairs bathroom leaks at the top. The valve box for the sprinkler shut-off is full of mud and debris. Location of water meter: Front of the house, by the street Location of main water supply valve: Front of the house, by the street Static water pressure reading: 90 PSI C. Water Heating Equipment Both units were heating properly at time of inspection. Both thermostats are set at 125 degrees F. It is recommended the thermostats be set at 120 degrees F or less. Page 20 of 22

22 Summary (continued) C. Water Heating Equipment (continued) A small gas leak was detected on the south side unit, where the flex line connects to the unit. Capacity: Tankless x 2 Energy Source: Natural gas D. Hydro-Massage Therapy Equipment Functioning properly at time of inspection. The equipment is not GFCI protected, as required. The control panel has not been installed. V. APPLIANCES D. Ranges, Cooktops, and Ovens The cooktop was functioning properly at time of inspection. The door on the top oven rubs the side when it is operated. The on/off buttons for the ovens do not always respond when pressed. Page 21 of 22

23 Summary (continued) D. Ranges, Cooktops, and Ovens (continued) VI. OPTIONAL SYSTEMS A. Landscape Irrigation (Sprinkler) Systems There is no rain sensor. One of the heads in zone #1 has very low output. One of the heads in zone #2 by the driveway is leaking at the bottom. One of the rotating heads in zone #4 at the corner of the sidewalk and front walkway is leaking at the bottom. Page 22 of 22