Calidad Home Inspection Colleyville, TX (817) /

Transcription

1 Calidad Home Inspection Colleyville, TX (817) / info@calidad-tx.com This Professional Inspection Report Has Been Prepared Exclusively For: Mr and Mrs Home Buyer Kings Ranch RoadRIver Oaks, TX Inspector: Jeff Wampler TREC #5592

2 INVOICE Calidad Home Inspection Colleyville, TX Phone (817) TREC 6898 SOLD TO: INVOICE NUMBER Kings Ranch INVOICE DATE 10/03/2017 Mr and Mrs Home Buyer TX LOCATION Kings Ranch Road REALTOR DESCRIPTION PRICE SUBTOTAL TAX TOTAL BALANCE DUE THANK YOU FOR YOUR BUSINESS! AMOUNT $0.00 $0.00 $0.00 $0.00

3 I NI NP D I. STRUCTURAL SYSTEMS A. Foundations Type of Foundation(s): Slab Performance Opinion: (An opinion on performance is mandatory): te: The inspector's opinion is based on visual observations of accessible and unobstructed areas of the structure at the time of inspection. Future performance of the structure cannot be predicted or warranted. Minor cracks were observed in the foundation and exterior walls of the house. This implies that some structural movement of the building has occurred, as is typical of most houses. Observed a common "corner pop" on the corner of the slab. Inspector te: 1.The soil in this area has high clay content. Clay soils are like a sponge and expand when wet & shrinks when dry. A consistent water maintenance program is recommended year round to keep even moisture levels in the soil. 2. Areas with trees closer to the structure will require additional moisture as tree roots absorb moisture from the soil. SUGGESTED FOUNDATION MAINTENANCE & CARE - Proper drainage and moisture maintenance to all types of foundations due to the expansive nature of the area load bearing soils. Drainage must be directed away from all sides of the foundation with grade slopes. In most cases, floor coverings and/or stored articles prevent recognition of signs of settlement cracking in all but the most severe cases. It is important to note, this was not a structural engineering survey nor was any specialized testing done of any sub-slab plumbing systems Page 1 of 21

4 during this limited visual inspection, as these are specialized processes requiring excavation. In the event that structural movement is noted, client is advised to consult with a Structural Engineer who can isolate and identify causes, and determine what corrective steps, if any, should be considered to either correct and/or stop structural movement. B. Grading and Drainage Preferably downspout extensions would be located under each downspout to help divert water at least three feet away from the house The soil line is high relative to the last row of bricks in several locations. Recommend 4-6 inches of foundation wall would be visible in all locations. Page 2 of 21

5 C. Roof Covering Materials Type(s) of Roof Covering: Composition Viewed From: Edge of Roof Observed indentations and bruising on several shingles. The quantity and concentration of indentations are certainly enough to recommend a roofer be contacted. Inspector te: If insurability is in question, it is recommended the new insurance provider be consulted D. Roof Structures and Attics Viewed From: Entered attic Viewed from access hatch ne no access located Attic Structure: Rafters Trusses Type of Ventilation: Flat Vents Soffit Vents Turbines Gables Ridge Vents Approximate Depth of Insulation: 14 + or R30 Preferred 8 14 Common >8 Marginal Page 3 of 21

6 E. Walls (Interior and Exterior) Interior Walls: Exterior Walls: Sheetrock Brick Paneling Stone Siding Stucco / EFIS Larger than typical mortar separations were observed on the NE corner. As the rate of movement cannot be predicted during a one-time inspection it is recommended a contractor be consulted.. Page 4 of 21

7 Observed blocked weep holes (openings in the mortar joints, typically found at foundation level) in the brick veneer wall.) today's code recommends a weep hole between every third brick. Weep holes are especially recommended on walls that have windows or plumbing on the interior wall (kitchens or bathrooms for example. F. Ceilings and Floors Floor Surfaces: Carpet Stained concrete Page 5 of 21 Linoleum Wood/wood like

8 Observed prior repairs to the family room ceiling. Recommend consulting with the owner to gather information G. Doors (Interior and Exterior) The detached garage door will not fully close with the automatic door operator. It binds roughly 1/3 of the way on the decent and kicks back. It does operate manually. H. Windows Window Glazing / Insulation: Single Pane Double Pane Storm Window Observed windows that appear to currently or previously have lost their seal commonly referred to as "fogged". This has resulted in current or prior condensation developing between the panes of glass and has caused the glass to loose its insulating properties 12 stickers I. Stairways (Interior and Exterior) Page 6 of 21

9 J. Fireplaces and Chimneys Observed water damage on the back of the chimney trim. K. Porches, Balconies, Decks, and Carports Observed a crack running along the mortor joint of the front porch. Recommend sealing. L. Other Page 7 of 21

10 Observed a marginal sized mortar separation in the stones on the front retaining wall.. II. ELECTRICAL SYSTEMS A. Service Entrance and Panels Service Entrance Wires: Overhead Service Main Breaker Size: 125 Amps 200 Amps Underground Service 225 Amps ne-complies with code Interior photo of the electrical panel(s) Page 8 of 21

11 The ArcFault Breaker in the right panel was tripped and would not reset.. B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper Aluminum Ground Fault Circuit Interrupt Safety Protection Compliance with Current Codes: Kitchen: Exterior: Wet Bar: Bathrooms: Garage: Laundry: Smoke and Fire Alarms / Carbon Monoxide Detectors Smoke alarms are not present in all bedrooms and appropriate hallway(s).. Observed a missing cover for the 220 plug by the garage. This is a safety concern. Observed exposed wiring running from underneath the main panel. This is a safety concern. Page 9 of 21

12 III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type of System: Central Energy Source: Gas Photo of the air handler(s) Page 10 of 21

13 For safety purposes, flex gas lines should not enter the furnace. A solid black pipe should extend from within the furnace to meet the flex gas line outside the furnace. Repairs should be given a high priority. B. Cooling Equipment Type of System: Central - Air Conditioner Unit Sizes / Date of Manufacture: 5 tons / 2004, 4 tons / 2004 and 4 tons / 2004 Page 11 of 21

14 Unit Return Air Temp Upstairs 67 Master 68 Supply Air Temp Difference (15-21 indicates normal operating range) Page 12 of 21 #3 #4

15 Observed rust and standing water in the bottom of the secondary drain pan of the attic portion of the AC unit. Recommend this be serviced by a licensed HVAC technician. The insulation on refrigerant lines shows signs of wear inside and outside the house. Improvements will increase efficiencies. Page 13 of 21

16 C. Duct Systems, Chases, and Vents Type of Ducting: Flex Metal Aluminum Wrap Plastic Wrap Observed torn, loose and missing insulation around the duct work in the attic. Repairs will increase heating and cooling efficiencies IV. PLUMBING SYSTEMS A. Plumbing Supply, Distribution Systems and Fixtures Location of water meter: Front of House Near Curb Location of main water supply valve: Unable to Locate as is typical Static water pressure reading: 70 (40-80 is normal) Water Source: Public Private Sewer Type: Public Private B. Drains, Wastes, and Vents Page 14 of 21

17 Observed a slow leak in drain line of upstairs bathroom. C. Water Heating Equipment Energy Source: Gas Capacity / Year built: 50 gallons / 2013 and 50 gallons / 2013 Photo of the water heater(s) Page 15 of 21

18 D. Hydro-Massage Therapy Equipment E. Other V. APPLIANCES A. Dishwashers B. Food Waste Disposers Page 16 of 21

19 C. Range Hood and Exhaust Systems D. Ranges, Cooktops, and Ovens Range Type: Electric Gas Oven temperature when set to 350 degrees: 338 / 335 E. Microwave Ovens F. Mechanical Exhaust Vents and Bathroom Heaters G. Garage Door Operators H. Dryer Exhaust Systems I. Other VI. OPTIONAL SYSTEMS Page 17 of 21

20 A. Landscape Irrigation (Sprinkler) Systems Current code calls for rain sensors for irrigation system. Rain sensors were not located. B. Swimming Pools, Spas, Hot Tubs, and Equipment Type of Construction: Gunite - Plaster surface Observed separations in the expansion joints around the pool. Recommend these be sealed. Observed slight leaks on the pool filter canister, under a pump and a return line. Page 18 of 21

21 Summary FOUNDATIONS Minor cracks were observed in the foundation and exterior walls of the house. This implies that some structural movement of the building has occurred, as is typical of most houses Observed a common "corner pop" on the corner of the slab GRADING AND DRAINAGE Preferably downspout extensions would be located under each downspout to help divert water at least three feet away from the house The soil line is high relative to the last row of bricks in several locations. Recommend 4-6 inches of foundation wall would be visible in all locations ROOF COVERING MATERIALS Observed indentations and bruising on several shingles. The quantity and concentration of indentations are certainly enough to recommend a roofer be contacted WALLS (INTERIOR AND EXTERIOR) Larger than typical mortar separations were observed on the NE corner. As the rate of movement cannot be predicted during a one-time inspection it is recommended a contractor be consulted.. Observed blocked weep holes (openings in the mortar joints, typically found at foundation level) in the brick veneer wall.) today's code recommends a weep hole between every third brick. Weep holes are especially recommended on walls that have windows or plumbing on the interior wall (kitchens or bathrooms for example CEILINGS AND FLOORS Observed prior repairs to the family room ceiling. Recommend consulting with the owner to gather information DOORS (INTERIOR AND EXTERIOR) The detached garage door will not fully close with the automatic door operator. It binds roughly 1/3 of the way on the decent and kicks back. It does operate manually WINDOWS Observed windows that appear to currently or previously have lost their seal commonly referred to as "fogged". This has resulted in current or prior condensation developing between the panes of glass and has caused the glass to loose its insulating properties 12 stickers FIREPLACES AND CHIMNEYS Observed water damage on the back of the chimney trim Page 19 of 21

22 PORCHES, BALCONIES, DECKS, AND CARPORTS Observed a crack running along the mortor joint of the front porch. Recommend sealing. OTHER Observed a marginal sized mortar separation in the stones on the front retaining wall. SERVICE ENTRANCE AND PANELS The ArcFault Breaker in the right panel was tripped and would not reset. BRANCH CIRCUITS, CONNECTED DEVICES, AND FIXTURES Kitchen: Exterior: Wet Bar: Bathrooms: Garage: Laundry: Smoke and Fire Alarms / Carbon Monoxide Detectors Smoke alarms are not present in all bedrooms and appropriate hallway(s). Observed a missing cover for the 220 plug by the garage. This is a safety concern Observed exposed wiring running from underneath the main panel. This is a safety concern HEATING EQUIPMENT For safety purposes, flex gas lines should not enter the furnace. A solid black pipe should extend from within the furnace to meet the flex gas line outside the furnace. Repairs should be given a high priority. COOLING EQUIPMENT Observed rust and standing water in the bottom of the secondary drain pan of the attic portion of the AC unit. Recommend this be serviced by a licensed HVAC technician The insulation on refrigerant lines shows signs of wear inside and outside the house. Improvements will increase efficiencies. DUCT SYSTEMS, CHASES, AND VENTS Observed torn, loose and missing insulation around the duct work in the attic. Repairs will increase heating and cooling efficiencies DRAINS, WASTES, AND VENTS Observed a slow leak in drain line of upstairs bathroom LANDSCAPE IRRIGATION (SPRINKLER) SYSTEMS Current code calls for rain sensors for irrigation system. Rain sensors were not located Page 20 of 21

23 SWIMMING POOLS, SPAS, HOT TUBS, AND EQUIPMENT Observed separations in the expansion joints around the pool. Recommend these be sealed. Observed slight leaks on the pool filter canister, under a pump and a return line Page 21 of 21