Home Inspection Report

Transcription

1 Home Inspection Report Anywhere Ave. Dallas, TX 75252

2 PROPERTY INSPECTION REPORT Prepared For: Mr. & Mrs. Happy Homebuyer Concerning: Anywhere Ave. Dallas, TX Inspection Date: 3/15/2018 By: Inspector Name: Jason Woodliff License Number: Date: Phone: 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 48 (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 48

4 ADDITIONAL INFORMATION: (continued) Property Description: One-Story, wood framed, single family residence, brick/siding exterior, slab foundation, composition roof, attached 3-car garage, sprinkler system, in-ground pool. For Reference: The front of the property faces south. Conditions at time of inspection: Partly Cloudy, degrees F. Page 3 of 48

5 I. STRUCTURAL SYSTEMS A. Foundations Type of Foundation: Slab on grade Comments: The foundation is performing as intended. No evidence of significant movement was observed at time of inspection. Spalling (corner pop) was observed at one or more corners of the slab. Corner spalling is very common, and does not affect the structural integrity of the foundation. Multiple sharp nails are protruding from the slab at the front east side corner. Recommend removing these as a safety precaution. B. Grading and Drainage - Comments: None of the downspouts have splash guards underneath. A downspout at the front porch area needs an extension. Hail damage was observed to the gutters. Page 4 of 48

6 B. Grading and Drainage (continued) C. Roof Covering Materials Type of Roof Covering: Composition Viewed from: Walking on the roof Comments: Sporadic hail damage was observed, particularly to the vents. Recommend a qualified roofing contractor for further evaluation. A nail has popped up through one of the ridge shingles at the front of the house. Page 5 of 48

7 C. Roof Covering Materials (continued) Page 6 of 48

8 C. Roof Covering Materials (continued) Page 7 of 48

9 C. Roof Covering Materials (continued) D. Roof Structures and Attics Viewed from: Attic Approximate Average Depth of Insulation: 6"-8" Comments: Not all areas of the attic are accessible or visible. Sections of wall insulation on the skylights are falling out of position or missing. Water-damaged decking was observed at the rear of the house. Page 8 of 48

10 D. Roof Structures and Attics (continued) E. Walls (Interior and Exterior) - Comments: All areas of the interior walls were not visible due to furniture and stored items. Hairline separation was observed in the living room, paint is needed. Cosmetic damage was observed in the hallway and master bedroom, from the doorknobs having contacted the wall. Caulk is needed around the exterior of some windows. Hairline separation was observed in the brick/mortar on the east side. A small section of brick at the front of the house is not supported. Page 9 of 48

11 E. Walls (Interior and Exterior) (continued) Page 10 of 48

12 F. Ceilings and Floors - Comments: All areas of the floor were not visible due to furniture, rugs and stored items. Cosmetic damage was observed to the tile in the kitchen and utility room. G. Doors (Interior and Exterior) - Comments: The door to the garage is damaged, and is not a 20-minute fire rated door. Multiple strike plates are missing; pantry, front bedroom, and door to the garage. The utility room door has been removed. The shower door handle in the hall bathroom is loose. There is no handle on the master shower door. The sweep is missing at the bottom of the master shower door. All the doorstops are missing. Page 11 of 48

13 G. Doors (Interior and Exterior) (continued) H. Windows - Comments: The left side window and right side arch window in the living room have failed seals. When the seal between the insulated glass panes fails, the insulating pocket is lost and you will notice moisture between the glass panes. Many times these insulated glass units can be replaced using the existing window frames. Signs of lost seals may appear and disappear as temperature and humidity changes. Some windows with lost seals may not have been evident at time of inspection. The windows were only checked for obvious fogging or moisture penetration. The left side game room window will not open. The front bedroom window has a damaged screen. Many of the windows have cosmetic damage to the exterior trim. Page 12 of 48

14 H. Windows (continued) I. Stairways (Interior and Exterior) - Comments: Not present. J. Fireplaces and Chimneys - Comments: The gas and damper were functioning properly at time of inspection. K. Porches, Balconies, Decks, and Carports - Comments: Spalling was observed at the gap between the garage and driveway. Page 13 of 48

15 K. Porches, Balconies, Decks, and Carports (continued) L. Other - Comments: The front retaining wall is noticeably bowed. Page 14 of 48

16 II. ELECTRICAL SYSTEMS A. Service Entrance and Panels - Comments: This home is not equipped with Arc Fault Circuit Interrupters in habitable rooms, as recommended. 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 devices were not a requirement at the time this house was built. Some breakers are not labeled. B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper Comments: There are no smoke alarms in the bedrooms. Smoke alarms are required in each bedroom and in the hallway adjacent to the bedrooms. The smoke alarm that is present (hallway) was functioning properly at time of inspection. The carbon monoxide detector was functioning properly at time of inspection, but is the plug-in type. Be sure to replace if the sellers take it with them. This house is not equipped with GFCI receptacles in all required locations. GFCI receptacles help prevent electrical shock. Kitchen countertops, bathrooms, wet bar, garage and exterior receptacles should all be GFCI protected. In this house, only the 2 kitchen receptacles closest to the sink are GFCI protected, the others are not. All the bathroom and exterior receptacles are GFCI protected. Only 1 of the garage receptacles is GFCI. None of the 4 wet bar receptacles are GFCI protected. As information, the master bath receptacles reset in the garage. The hall bath, half bath and exterior receptacles all reset in the hall bath. Some receptacles were not accessible due to furniture and stored items. All accessible receptacles were checked. The front porch receptacle is damaged but is functioning properly. The kitchen receptacle to the right of the cooktop is loose in the wall; the connections are not loose, just the housing. Page 15 of 48

17 B. Branch Circuits, Connected Devices, and Fixtures (continued) The ceiling fan in the front bedroom is severely out of balance when run on "high", the light cover is missing, and one of the bulbs needs to be replaced. The fan light in the master bedroom flickers constantly. An open junction box was observed in the attic. Exposed/open-spliced wires observed at the front of the house on the exterior. Multiple kitchen lights are not flush with the ceiling. The light on the game room fan is not functioning or needs a new bulb. Page 16 of 48

18 III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type of Systems: Forced Air Energy Sources: Gas Comments: The system was functioning properly at time of inspection. B. Cooling Equipment Type of Systems: Forced Air Comments: The system was functioning properly at time of inspection. Return air- 70 degrees F Supply air- 50 degrees F The temperature differential should ideally be between degrees F. As information, this unit is a 5 ton unit and was manufactured in Average life expectancy is years. Secondary condensate line Page 17 of 48

19 C. Duct Systems, Chases, and Vents - Comments: No deficiencies observed. As information, the filter is located on the unit in the attic space. IV. PLUMBING SYSTEM A. Plumbing Supply, Distribution Systems and Fixtures Location of water meter: In the front sidewalk Location of main water supply valve: Did not locate Static water pressure reading: 85 PSI Comments: The static water pressure is 85 PSI. Ideal water pressure is between PSI. Pressure-limiting devices can be installed. The laundry supply valves are not color designated. The toilet in the half-bath is loose, the bolt caps are missing, and the shut-off valve is leaking. The cold water pressure at the right side master sink is significantly less than the hot water pressure. Separation observed in the master shower, caulk is needed. Unable to verify the condition of underlying materials. There are no bolt caps on the master toilet. The water meter is spinning very slowly with all the water turned off in the house. It was not immediately clear where the water was going. Recommend a licensed plumber for further evaluation. Page 18 of 48

20 A. Plumbing Supply, Distribution Systems and Fixtures (continued) Cold water Hot water Page 19 of 48

21 B. Drains, Wastes, and Vents - Comments: The stopper in the half-bath sink is not connected. The stopper at the left side master sink is not functioning. The stopper at the right side master sink is missing. The left side master sink drains very slowly. The toilet in the master bath "bubbles" when flushed, which can be an indication of an obstructed venting system or drain lines. Recommend a licensed plumber for evaluation/correction. C. Water Heating Equipment Energy Sources: Natural gas Capacity: 50 gallons Comments: The unit was functioning properly at time of inspection. As information, this unit was manufactured in The average life expectancy of a gas water heater is 6-12 years. This unit is likely near the end of its useful life. There is a drain pan under the unit, but it is not plumbed to the exterior, as is required when the unit is located in an area where leakage could cause damage. A small gas leak was detected behind the control valve. The temperature at the fixtures was 131 degrees F. The maximum recommended temperature is 120 degrees F, as scalding can occur at any temperature over 120 degrees F. Page 20 of 48

22 C. Water Heating Equipment (continued) Water shut-off D. Hydro-Massage Therapy Equipment - Comments: Functioning properly at time of inspection. The equipment is GFCI protected, as required. The reset is on the bathroom wall. Reset Page 21 of 48

23 D. Hydro-Massage Therapy Equipment (continued) 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: Not present. D. Ranges, Cooktops, and Ovens - Comments: Functioning properly at time of inspection. The units were only checked in "normal" operating mode. E. Microwave Ovens - Comments: There is no built-in microwave. Page 22 of 48

24 F. Mechanical Exhaust Vents and Bathroom Heaters - Comments: The bathroom and utility room exhaust fans were functioning properly at time of inspection, but vent into the attic space. They should vent to the exterior of the house. This was not a requirement at the time this house was built. G. Garage Door Operators - Comments: Both doors open and close properly. The sensors are functioning properly. Both doors auto-reversed under resistance to closing, as required. The manual locks are not disabled. Multiple holes were observed in the single door. Additionally, the door is cracked at the top in the middle, and has been reinforced. The seal at the bottom of the double door does not extend the entire length of the door. Page 23 of 48

25 G. Garage Door Operators (continued) H. Dryer Exhaust Systems - Comments: The duct does not extend all the way to the exterior. Some lint has accumulated below in the attic. Page 24 of 48

26 VI. OPTIONAL SYSTEMS A. Landscape Irrigation (Sprinkler) Systems - Comments: There is no rain sensor. A head in zone #1 is leaking. B. Swimming Pools, Spas, Hot Tubs, And Equipment Type of Construction: In-ground Comments: The pump was functioning properly at time of inspection. The vacuum was functioning properly at time of inspection. The pool light was functioning properly at time of inspection. The skimmers are full of debris and all 3 skimmer doors are missing. There is no mastic between the coping and decking. Significant separation was observed between the coping and tile. Cracking in the pool surface was observed, particularly on the steps. Recommend a qualified pool repair professional for further evaluation. Water Chemistry Free Chlorine: 1.59 ppm Ideal free chlorine range is ppm PH: 7.3 Ideal PH range is , but acceptable PH range is PH is the most important factor in determining the comfort level of the pool. The human eye has a PH of 7.5, so any reading of PH outside of the range may cause eye irritation. Total Alkalinity: 82 ppm Ideal alkalinity range is ppm Calcium Hardness: 268 ppm Ideal calcium hardness range is ppm. Cyanuric Acid: Reading "high" Ideal cyanuric acid range is ppm Total Dissolved Solids: 243 ppm. Any reading under 1,000 ppm is acceptable The temperature of the pool at time of inspection was 64 degrees F. The saturation index is a way of measuring the relationship between PH, alkalinity, calcium hardness and temperature. It is Page 25 of 48

27 B. Swimming Pools, Spas, Hot Tubs, And Equipment (continued) used to determine the waters' tendency to be acidic (corrosive) or basic (scale forming). The saturation index is determined with a mathematical formula. If the saturation index calculates to zero, the water is neither scale forming nor corrosive. A positive number indicates the water tends to be scale forming and a negative number indicates the water tends to be corrosive. Any reading between -.3 and +.3 is acceptable. The saturation index of this pool is -.3. The pool water was balanced at time of inspection. Page 26 of 48

28 B. Swimming Pools, Spas, Hot Tubs, And Equipment (continued) Page 27 of 48

29 B. Swimming Pools, Spas, Hot Tubs, And Equipment (continued) 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 28 of 48

30 Summary I. STRUCTURAL SYSTEMS B. Grading and Drainage None of the downspouts have splash guards underneath. A downspout at the front porch area needs an extension. Hail damage was observed to the gutters. C. Roof Covering Materials Sporadic hail damage was observed, particularly to the vents. Recommend a qualified roofing contractor for further evaluation. A nail has popped up through one of the ridge shingles at the front of the house. Viewed From: Walking on the roof Types(s) of Roof Covering: Composition Page 29 of 48

31 Summary (continued) C. Roof Covering Materials (continued) Page 30 of 48

32 Summary (continued) C. Roof Covering Materials (continued) Page 31 of 48

33 Summary (continued) C. Roof Covering Materials (continued) D. Roof Structures and Attics Not all areas of the attic are accessible or visible. Sections of wall insulation on the skylights are falling out of position or missing. Water-damaged decking was observed at the rear of the house. 6"-8" Viewed From: Attic Approximate Average Depth of Insulation: Page 32 of 48

34 Summary (continued) D. Roof Structures and Attics (continued) E. Walls (Interior and Exterior) All areas of the interior walls were not visible due to furniture and stored items. Hairline separation was observed in the living room, paint is needed. Cosmetic damage was observed in the hallway and master bedroom, from the doorknobs having contacted the wall. Caulk is needed around the exterior of some windows. Hairline separation was observed in the brick/mortar on the east side. A small section of brick at the front of the house is not supported. Page 33 of 48

35 Summary (continued) E. Walls (Interior and Exterior) (continued) Page 34 of 48

36 Summary (continued) E. Walls (Interior and Exterior) (continued) F. Ceilings and Floors All areas of the floor were not visible due to furniture, rugs and stored items. Cosmetic damage was observed to the tile in the kitchen and utility room. G. Doors (Interior and Exterior) The door to the garage is damaged, and is not a 20-minute fire rated door. Multiple strike plates are missing; pantry, front bedroom, and door to the garage. The utility room door has been removed. The shower door handle in the hall bathroom is loose. There is no handle on the master shower door. The sweep is missing at the bottom of the master shower door. All the doorstops are missing. Page 35 of 48

37 Summary (continued) G. Doors (Interior and Exterior) (continued) H. Windows The left side window and right side arch window in the living room have failed seals. When the seal between the insulated glass panes fails, the insulating pocket is lost and you will notice moisture between the glass panes. Many times these insulated glass units can be replaced using the existing window frames. Signs of lost seals may appear and disappear as temperature and humidity changes. Some windows with lost seals may not have been evident at time of inspection. The windows were only checked for obvious fogging or moisture penetration. The left side game room window will not open. The front bedroom window has a damaged screen. Many of the windows have cosmetic damage to the exterior trim. Page 36 of 48

38 Summary (continued) H. Windows (continued) K. Porches, Balconies, Decks, and Carports Spalling was observed at the gap between the garage and driveway. L. Other The front retaining wall is noticeably bowed. Page 37 of 48

39 Summary (continued) L. Other (continued) II. ELECTRICAL SYSTEMS A. Service Entrance and Panels This home is not equipped with Arc Fault Circuit Interrupters in habitable rooms, as recommended. 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 devices were not a requirement at the time this house was built. Some breakers are not labeled. B. Branch Circuits, Connected Devices, and Fixtures There are no smoke alarms in the bedrooms. Smoke alarms are required in each bedroom and in the hallway adjacent to the bedrooms. The smoke alarm that is present (hallway) was functioning properly at time of inspection. The carbon monoxide detector was functioning properly at time of inspection, but is the plug-in type. Be sure to replace if the sellers take it with them. This house is not equipped with GFCI receptacles in all required locations. GFCI receptacles help prevent electrical shock. Kitchen countertops, bathrooms, wet bar, garage and exterior receptacles should all be GFCI protected. In this house, only the 2 kitchen receptacles closest to the sink are GFCI protected, the others are not. All the bathroom and exterior receptacles are GFCI protected. Only 1 of the garage receptacles is GFCI. None of the 4 wet bar receptacles are GFCI protected. As information, the master bath Page 38 of 48

40 Summary (continued) B. Branch Circuits, Connected Devices, and Fixtures (continued) receptacles reset in the garage. The hall bath, half bath and exterior receptacles all reset in the hall bath. Some receptacles were not accessible due to furniture and stored items. All accessible receptacles were checked. The front porch receptacle is damaged but is functioning properly. The kitchen receptacle to the right of the cooktop is loose in the wall; the connections are not loose, just the housing. The ceiling fan in the front bedroom is severely out of balance when run on "high", the light cover is missing, and one of the bulbs needs to be replaced. The fan light in the master bedroom flickers constantly. An open junction box was observed in the attic. Exposed/open-spliced wires observed at the front of the house on the exterior. Multiple kitchen lights are not flush with the ceiling. The light on the game room fan is not functioning or needs a new bulb. Type of Wiring: Copper Page 39 of 48

41 Summary (continued) B. Branch Circuits, Connected Devices, and Fixtures (continued) IV. PLUMBING SYSTEM A. Plumbing Supply, Distribution Systems and Fixtures The static water pressure is 85 PSI. Ideal water pressure is between PSI. Pressure-limiting devices can be installed. The laundry supply valves are not color designated. The toilet in the half-bath is loose, the bolt caps are missing, and the shut-off valve is leaking. The cold water pressure at the right side master sink is significantly less than the hot water pressure. Separation observed in the master shower, caulk is needed. Unable to verify the condition of underlying materials. There are no bolt caps on the master toilet. The water meter is spinning very slowly with all the water turned off in the house. It was not immediately clear where the water was going. Recommend a licensed plumber for further evaluation. Location of water meter: In the front sidewalk Location of main water supply valve: Did not locate Static water pressure reading: 85 PSI Page 40 of 48

42 Summary (continued) A. Plumbing Supply, Distribution Systems and Fixtures (continued) Cold water Hot water B. Drains, Wastes, and Vents The stopper in the half-bath sink is not connected. The stopper at the left side master sink is not functioning. The stopper at the right side master sink is missing. The left side master sink drains very slowly. The toilet in the master bath "bubbles" when flushed, which can be an indication of an obstructed venting system or drain lines. Recommend a licensed plumber for evaluation/correction. Page 41 of 48

43 Summary (continued) B. Drains, Wastes, and Vents (continued) C. Water Heating Equipment The unit was functioning properly at time of inspection. As information, this unit was manufactured in The average life expectancy of a gas water heater is 6-12 years. This unit is likely near the end of its useful life. There is a drain pan under the unit, but it is not plumbed to the exterior, as is required when the unit is located in an area where leakage could cause damage. A small gas leak was detected behind the control valve. The temperature at the fixtures was 131 degrees F. The maximum recommended temperature is 120 degrees F, as scalding can occur at any temperature over 120 degrees F. Energy Source: Natural gas Capacity: 50 gallons Water shut-off Page 42 of 48

44 Summary (continued) C. Water Heating Equipment (continued) V. APPLIANCES F. Mechanical Exhaust Vents and Bathroom Heaters The bathroom and utility room exhaust fans were functioning properly at time of inspection, but vent into the attic space. They should vent to the exterior of the house. This was not a requirement at the time this house was built. G. Garage Door Operators Both doors open and close properly. The sensors are functioning properly. Both doors auto-reversed under resistance to closing, as required. The manual locks are not disabled. Multiple holes were observed in the single door. Additionally, the door is cracked at the top in the middle, and has been reinforced. The seal at the bottom of the double door does not extend the entire length of the door. Page 43 of 48

45 Summary (continued) G. Garage Door Operators (continued) H. Dryer Exhaust Systems The duct does not extend all the way to the exterior. Some lint has accumulated below in the attic. Page 44 of 48

46 Summary (continued) H. Dryer Exhaust Systems (continued) VI. OPTIONAL SYSTEMS A. Landscape Irrigation (Sprinkler) Systems There is no rain sensor. A head in zone #1 is leaking. B. Swimming Pools, Spas, Hot Tubs, And Equipment The pump was functioning properly at time of inspection. The vacuum was functioning properly at time of inspection. The pool light was functioning properly at time of inspection. The skimmers are full of debris and all 3 skimmer doors are missing. There is no mastic between the coping and decking. Significant separation was observed between the coping and tile. Cracking in the pool surface was observed, particularly on the steps. Recommend a qualified pool repair professional for further evaluation. Water Chemistry Free Chlorine: 1.59 ppm Ideal free chlorine range is ppm PH: 7.3 Ideal PH range is , but acceptable PH range is PH is the most important factor in determining the comfort level of the pool. The human eye has a PH of 7.5, so any reading of PH outside of the range may cause eye irritation. Total Alkalinity: 82 ppm Ideal alkalinity range is ppm Calcium Hardness: 268 ppm Page 45 of 48

47 Summary (continued) B. Swimming Pools, Spas, Hot Tubs, And Equipment (continued) Ideal calcium hardness range is ppm. Cyanuric Acid: Reading "high" Ideal cyanuric acid range is ppm Total Dissolved Solids: 243 ppm. Any reading under 1,000 ppm is acceptable The temperature of the pool at time of inspection was 64 degrees F. The saturation index is a way of measuring the relationship between PH, alkalinity, calcium hardness and temperature. It is used to determine the waters' tendency to be acidic (corrosive) or basic (scale forming). The saturation index is determined with a mathematical formula. If the saturation index calculates to zero, the water is neither scale forming nor corrosive. A positive number indicates the water tends to be scale forming and a negative number indicates the water tends to be corrosive. Any reading between -.3 and +.3 is acceptable. The saturation index of this pool is -.3. The pool water was balanced at time of inspection. Type of Construction: In-ground Page 46 of 48

48 Summary (continued) B. Swimming Pools, Spas, Hot Tubs, And Equipment (continued) Page 47 of 48

49 Summary (continued) B. Swimming Pools, Spas, Hot Tubs, And Equipment (continued) Page 48 of 48