Professional Inspection Report

Transcription

1 Professional Inspection Report 110 Ridge Rock Cove Kerrville, Texas Note: All directions given in this report i.e., left, right, front, and rear are to be taken as if standing on the street facing the front of the building or, when appropriate, the system or components being inspected. Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX , or (512) ( REI 7A-1 Page 1 of 18

2 1900 Mountain Laurel Kerrville, Texas Office Cell Prepared For: Concerning: Property Inspection Report Lee Decuir (Name of Client) 110 Ridge Rock Cove (Address or Other Identification of Inspected Property) Taylor Properties (Real Estate Office) Tommy Taylor (Agent) By: Canon W. Jones Lic. # (Name and License Number of Inspector) (Date) Property: Occupied Vacant Parties Present During Inspection: Buyer Seller Realtor Tenant Approximate Year Home was Built : 2002 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 ( SoP ) (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 move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturer s installation instructions. The inspection does NOT imply insurability or warrantability of the structure or its components. Although some safety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potential hazards. In this report, the inspector will note which systems and components were Inspected (I), Not Inspected (NI), Not Present (NP), and/or Deficient (D). General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing parts, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another. Some items reported as Deficient may be considered life-safety upgrades to the property. For more information, refer to the Texas Real Estate Consumer Notice Concerning Recognized Hazards, Form OP-I. Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX , or (512) ( REI 7A-1 Page 2 of 18

3 This property inspection is not an exhaustive inspection of the structure, systems, or components. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about this property, including any seller s disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspector s responsibility to confirm that information obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous or future reports. Items identified in the report do not obligate any party to make repairs or take action, nor is the purchaser required to request that the seller take any action. When a deficiency is reported, it is the client s responsibility to obtain further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made. Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property. ADDITIONAL INFORMATION PROVIDED BY INSPECTOR Dear Client, Pro-Spect performed a thorough, in-depth inspection of the structural, mechanical, and electrical components of the above stated property. Cosmetic items are not addressed. The Texas Real Estate Commission Standards of Practice and standardized report were followed during this inspection. An inspection cannot eliminate all risks when purchasing property. An inspection will never be able to predict every repair or maintenance item encountered while owning property. Pro-Spect recommends the purchase of a warranty policy with every purchase as added security. I appreciate your business and look forward to your business in the future. Sincerely, Canon W. Jones Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX , or (512) ( REI 7A-1 Page 3 of 18

4 Report Identification Decuir-2547C Page 4 of 18 I. STRUCTURAL SYSTEMS A. Foundations (If all crawl space areas are not inspected, provide an explanation.) Comments (An opinion on performance is mandatory.): This inspector is not a structural engineer. The client should have an engineer give an evaluation if any concerns exist about the potential for future movement. The inspector is not required to enter a crawl space or any area where headroom is less than 18 inches, the width of the access opening is less than two feet, or where the inspector reasonably determines conditions or materials are hazardous to health or safety of the inspector. Type of Foundation Slab on Grade Post Tension Slab Floating Slab Pier and Beam Pier and Beam Crawl Space Accessible Not Accessible Crawl Space inspected From opening From under home Visibility of Crawl Space Full Limited Location of Access: Foundation Performance: C The foundation appeared in good condition and performing properly. No visible deficiencies were observed to indicate foundation failure. D Wood form boards adjacent to the concrete foundation should be removed as preventative maintenance, i.e., right rear corner; condition is conducive for wood destroying insects. B. Grading & Drainage Comments: C Home is built on a hillside and water drainage appears to flow towards the structure along backside of the home. (Condition is not uncommon for this area and within the Texas Hill Country). Preventative measures have been taken to help reduce the possibility of water intrusion into the home during times of heavy rains. Gutters and downspouts have been installed at back of home and downspouts terminate into underground drainage pipes that discharge out and away from the home. Also, seller disclosed that a French drainage system was in place behind the home. Furthermore, retaining walls have been constructed behind the home at yard area and around top of hillside to help divert surface water out and away from the structure. Note: No evidence of visible water penetration stainage was observed on the interior at the time of inspection. If client has any concerns, recommend checking with seller and/or seller disclosure statement for possible history on drainage around the property during heavy rains or having a qualified contractor with drainage experience make a full assessment of areas and advise.

5 Report Identification Decuir-2547C Page 5 of 18 View of hillside behind the home and retaining walls. C. Roof Covering (If the roof is inaccessible, report the method used to inspect) Comments: This inspection covers the roof covering, flashings, skylights, gutters, and roof penetrations. If any concerns exist about the roof covering life expectancy or the potential for future problems, a roofing specialist should be consulted. Tar & Gravel Type of Roof Covering Wood Tile Composition Sheet Metal Roof Condition New Good Average Aged Roof Observed from Roof Ladder Ground Attic Unable to make a close observation due to Interior Roof Nailing Pattern Visible Not Visible N/A C The composition roof appeared in good condition and performing properly. No evidence of leakage observed at the time of inspection to indicate roof leaks and rains have been in this area recently. C Typical wear observed to roof shingle material in areas. C The Texas Real Estate Commission Standards of Practice now includes the inspection of the shingle nailing pattern. Note: Due to the condition that the nailing pattern is not visible unless shingles are lifted, lifting of shingle tabs may cause damage to roofing materials and practice is not endorsed by roofing contractors; nailing pattern of shingles are not inspected and not commented on unless shingles are missing, loose and/or out of place exposing the nailing pattern. D Exposed nailheads observed at ridge cap shingles and at roof penetration flashings; recommend caulking all exposed nail heads as preventative maintenance.

6 Report Identification Decuir-2547C Page 6 of 18 D Caulking around roof penetration flashings observed weathered and starting to separate; recommend repair as preventative maintenance. C If client has any concerns about the roof covering's life expectancy, insurability and/or the potential for future problems, suggest having a roofing contractor and/or insurance adjustor check and advise. D. Roof Structure and Attic (If the attic is inaccessible, report the method used to inspect). Comments: This inspection covers the roof structure and sheathing. The attic and attic space ventilation will be observed, if possible. Attic observed from Attic Attic access opening No access Attic ventilation Soffit vents Exhaust ports Gable vents Ridge vents Wind Turbine(s) Power Turbine(s) None Evident Attic Access Location: Garage Approximate Average Thickness of Horizontal Attic Insulation: 8" - 10" Approximate Average Thickness of Vertical Insulation: N/A C Not all areas of attic space visible and/or accessible due to minimal clearances, type of construction and insulation. C Attic framing observed in overall good condition and with typical framing techniques for age of construction; no signs of deflection and/or separation noted in visible areas.

7 Report Identification Decuir-2547C Page 7 of 18 D The attic access fold-down ladder is missing anchors (screws/nails) at hardware pivot plates and at the main header hinge. E. Walls (Interior & Exterior) Comments: This inspection covers deficiencies of the interior and exterior wall surfaces related to structural performance and water penetration. Fire separation between garage, residence and attic space Present Not Present C Home occupied at the time of inspection; not all areas visible and/or accessible due to furnishings and personal belongings. C Wall areas appeared in overall good condition at the time of inspection. C Not all areas around the exterior structure were accessible to view due to heavy amount of vegetation, i.e., front of home; heavy vegetation around the home should be trimmed away from the structure as preventative maintenance. D Although typical for age of construction, lack of fire separation exists between the garage and the residence and its attic space; pull down ladder assembly is not fire rated. Note: The Texas Real Estate Commission Standards of Practice now requires documenting condition on this report as a deficiency. F. Ceilings & Floors Comments: This inspection covers deficiencies of the ceilings and floors related to structural performance or water penetration. C Home occupied at the time of inspection; not all areas visible and/or accessible due to furnishings and personal belongings. C Ceiling and floor areas appeared in overall good condition at the time of inspection.

8 Report Identification Decuir-2547C Page 8 of 18 C Typical sheetrock ceiling cracks observed at seams in material; cracks not structurally significant, just noted for client. G. Doors (Interior & Exterior) Comments: This inspection covers the condition and operation of interior and exterior doors (including the overhead garage doors). C Doors appeared in overall good condition at the time of inspection. D Dining room exterior door deadbolt lock does not have full throw into the striker plate. D One bullet latch at top of pantry door is damaged. H. Windows Comments: This inspection covers the presence and condition of window and door screens. Insulated windows showing evidence of broken seals. Absence of safety glass in hazardous locations. C Not all windows accessible to test due to furnishings and personal belongings. C Windows observed in overall good condition; no obvious condensation (fogging) noted between insulated window panes. C Some windows observed missing screens; seller disclosed that screens were in backyard storage shed, just noted for client. D Not all windows set below 18 to the floor surface are labeled as safety glass? Note: Current building standards now consider windows set below 18 to be in a hazardous location and require them to be safety glass. The Texas Real Estate Commission Standards of Practice now requires documenting condition on this report as a deficiency. I. Stairways (Interior and Exterior) Comments: This inspection covers the interior and exterior stairways. Spacing between balusters, spindles, and rails; more than 4 inches. D Client should consider installing a handrail at front yard steps.

9 Report Identification Decuir-2547C Page 9 of 18 J. Fireplace / Chimney Comments: This inspection covers inspect the visible components and structure of the fireplace and chimney. Type of fireplace Masonry Metal Insert Wood stove/insert Type of chimney Tile Brick Metal Stucco Attic Firestop Area accessible Not accessible Chimney Cap Present Not present Combustion Air Vent Present Not present and/or Visible Gas Valve / Logs Present Not present Chimney observed From ground From roof C Gas log assembly was operable when tested with no gas leaks or carbon monoxide spillage found with an electronic gas leak detector (at the unit). Recommend carbon monoxide detector near the unit. D Combustion air vent adjacent to the fireplace is missing its exterior hood assembly.

10 Report Identification Decuir-2547C Page 10 of 18 K. Porches, Balconies, Decks, and Carports (Attached) Comments: This inspection covers any attached porches, decks, steps, balconies, and carports for structural performance. Spacing between balusters, spindles, and rails; more than 4 inches. C Porch structures appeared in overall good condition at the time of inspection. L. Other C Retaining walls appeared in overall good condition and performing the function for which they were intended. Note: A few settlement cracks observed through retaining wall concrete blocks in areas; however, no evidence of separation and/or deflection observed at the time of inspection.

11 Report Identification Decuir-2547C Page 11 of 18 II. ELECTRICAL SYSTEMS A. Service Entrance & Panels Comments: This inspection covers the service entrance wiring, electrical panels, and subpanels. Wire Type(s) found in Main and Sub Panels: Copper Aluminum Appropriate Connections: Present Not Present Approved Copper / Aluminum Devices Pig Tailed Connections Crimp Connections Panel installed in hazardous location (clothes closet) Arc Fault Circuit Interrupters (AFCI) Present Not Present C Main exterior breaker panel observed on right side of the home; the service entrance capacity appears to be 200 amp maximum judging by the main entrance wire size. Note: The main exterior breaker panel observed in overall good condition at the time of inspection. D Garage breaker panel observed with one ground conductor terminating to the neutral bar; since 1986 the National Electrical Code has required proper bonding and grounding of panels and states that neutral and ground conductors shall not be bonded past the main breaker. Also, branch circuit neutral conductors are double-lugged; each neutral conductor should be by itself under one terminal screw.

12 Report Identification Decuir-2547C Page 12 of 18 D Although typical for age of construction, branch circuits lack arc fault circuit interrupter (AFCI) protection. Note: The Texas Real Estate Commission Standards of Practice now requires documenting lack of AFCI protection on this report as a deficiency when family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, or similar rooms or areas lack this protection. AFCI breakers protect circuits against possible arcing. B. Branch Circuits, Connected Devices, and Fixtures (Report as in need of repair the lack of Ground Fault Circuit Protection where required.) Comments: This inspection covers electrical receptacles, switches, and fixtures. Branch circuit wiring Copper Aluminum Branch circuit wiring is Grounded 3 wire Ungrounded 2 wire GFCI protection at Kitchen Bar Bathrooms Laundry Whirlpool Garage Exterior outlets Pool/Spa light Smoke detectors C Not all outlets were accessible to test due to furnishings and personal belongings. C A couple of wall switches not identified what they operate? D Garage smoke detector has been removed; revealing an open junction box with exposed wires. D Exterior GFCI protected outlet adjacent to the garage door is faulty; outlet showed no power and would not reset when tested. Also, weather proof cover is loose from outlet attachment. III. HEATING, VENTING, AND AIR-CONDITIONING SYSTEMS A. Heating Equipment Type and Energy Source: Heat Pump / Electric Comments: This inspection covers gas and electrical heating systems. Furnace(s) Electric Gas Gas Shut Off Valve Present Accessible Not Present and/or Observable Branch Line Iron / Flex Copper No Gas Service C Heating system equipment (air handler) dated 2002, just noted for client. Goodman Serial # C The heating system was operable when tested on the heat pump, auxiliary and emergency cycles.

13 Report Identification Decuir-2547C Page 13 of 18 B. Cooling Equipment Type and Energy Source: Heat Pump / Electric Comments: This inspection covers the performance of the cooling systems. Return 70 Supply 52 Temperature Diff. 18 C Cooling system equipment (exterior condensing unit) dated 2002, just noted for client. Goodman Serial # C The cooling system was operable when tested, checking for approximately a 15 to 20 differential across the coil. C. Duct System, Chases, and Vents Comments: This inspection covers the condition and routing of the ducts, vents, fans, and filters. Flue systems will also be inspected. C Not all areas of ductwork could be visually inspected due to type of construction and insulation. Note: Majority of visible ductwork appeared in overall good condition. C Return air filter (20x24x1) was clean at the time of inspection, just noted for client.

14 Report Identification Decuir-2547C Page 14 of 18 D Flexible ductwork in the attic space observed (pinched) above the master bedroom from strapping material. IV. PLUMBING A. Water Supply System and Fixtures Comments: This inspection covers the type and condition of all accessible and visible water supply components. Type of supply lines Copper Galvanized Iron Pex PVC/CPVC Polybutylene Shower Enclosures Anti Siphon / Back Flow / Air Gap(s): Present Not Present Location of water meter: Front Left Corner of Property (Adjacent to driveway) Location of main water supply valve: Next to meter & At sidewalk in front of home Static water pressure reading: 55 lbs. Pressure Regulator Present Not Present N/A Expansion Tank Present Not Present N/A C No evidence of visible water leakage observed when the supply system and fixtures were tested and inspected. C No evidence of visible water leakage discovered when the shower enclosures were tested and inspected. D The Texas Real Estate Commission Standards of Practice now requires documenting on this report as a deficiency when an expansion tank is not located at the water heater when a pressure reducing valve is in place at the water supply line/system. See water heater section below. In-ground PRV located next to the water meter

15 Report Identification Decuir-2547C Page 15 of 18 B. Drain, Wastes and Vents Comments: This inspection covers the condition of all accessible and visible waste-water and vent pipes. Type of waste lines PVC Iron Tile Shower Drain/Pans C No evidence of visible water leakage discovered when the shower drain/pans were tested and inspected. Testing of shower drains D Laundry sink leaked at the drain fitting underneath when tested.

16 Report Identification Decuir-2547C Page 16 of 18 C. Water Heating Equipment (Report as in need of repair those conditions Specifically listed as recognized hazards by TREC rules). Energy Source: Electric / 50 gal. / 2011 Comments: This inspection covers the water heating equipment and its temperature and pressure relief system. T & P Valve Operated Not Operated Safety Pan and Drain Installed Yes No Water Heater(s) Electric Gas Gas Shut Off Valve Present Accessible Not Present and/or Observable Branch Line Iron / Flex Copper Type of Observable Vent Pipe Double Wall Single Wall Cement / Asbestos Garage Unit(s): Physically Protected Yes No 18 inch Floor Clearance Yes No C Water heater was operable during the inspection. GE Serial # C The Texas Real Estate Commission Standards of Practice now includes the inspection and testing of the Temperature & Pressure (T&P) relief valve. Note: Although the T&P relief valve handle was free to spin, typically indicating valve is operable; valve was not discharged due to known history of some valves not fully reseating after discharging and leaking. This device is designed for emergency safety relief and should not be used as an operating control. D The Texas Real Estate Commission Standards of Practice now requires documenting on this report as a deficiency when an expansion tank is not located at the water heater when a pressure reducing valve is in place at the water supply line/system. See information below. What is the purpose of an expansion tank on a water heater? Answer: Water expands when it is heated in the water heater. When water is not being used, such as at night, the heated water expands in the house water piping and pushes out toward the water main (it has no where else to go). The problem is that some houses have a Pressure Reducing Valve (PRV), Check Valve or Backflow Preventer (BFP) installed in the water service line. These valves are designed for different purposes but they all typically allow water to flow only one way. So, when a PRV, check valve or BFP is installed, the expanded hot water is trapped in a closed system. The result could be damage at connections, leaking faucets or water trickling out of the T&P Valve. The solution is to install an expansion tank on the cold water line between the water heater and the one-way valve. Expansion tanks have an air chamber that absorbs the excess water pressure to keep it at a safe level. The tank must be the right size to work properly based on water heater tank size, water temperature, and line pressure.

17 Report Identification Decuir-2547C Page 17 of 18 D. Hydro-Massage Therapy Equipment Comments: This inspection covers built-in hydrotherapy and whirlpool equipment. GFCI Present Not Present Access Cover Available Accessible Not Available and/or Accessible V. APPLIANCES A. Dishwasher Comments: The inspection of the dishwasher covers the door gasket, control knobs, and interior parts; including the dish tray, rollers, spray arms, and the soap dispenser. C Unit ran through a full cycle, heating element operated and there were no visible water leaks during the run cycle. D There is no loop formed on the discharge hose under the kitchen sink; hose appeared to have enough length, just needs loop formed in it. B. Food Waste Disposer Comments: The inspection covers the splashguard, grinding components, and exterior. C Disposer was operable when tested. C. Range Exhaust Vent Comments: The inspection covers the filter, vent pipe, and switches as well as operate the blower Vent Recirculates Vents to Exterior C Microwave exhaust vent was operable when tested. D. Ranges, Cooktops, and Ovens Comments: The inspection of the range / oven / cooktops covers the knobs, elements, drip pans handles, glass panels, lights or light covers, and other parts. Type of Range Electric Gas Type of Oven Electric Gas Gas Shut Off Valve Present Accessible Not Present and/or Observable Branch Line Iron / Flex Copper Anti-tip Device Oven Temperature when set at C Unit was operable when tested. D Anti-tip device is not secured to the wall structure. Note: Anti-tip devices are designed to prevent freestanding units from tipping over, i.e., if a child opens the door and stands on it. E. Microwave Oven Comments: The inspection of the microwave cooking equipment covers the knobs, handles, glass panels, door, and seals. C Microwave was operable when tested. D Turntable motor was noisy when tested. F. Trash Compactor Comments: The inspection of the trash compactor covers the overall condition of the unit and operation of the unit. C Trash compactor was operable when tested.

18 Report Identification Decuir-2547C Page 18 of 18 G. Mechanical Exhaust Vents and Bathroom Heaters Comments: The inspection will cover the operation of the unit, observing sound, speed, and vibration level. Exhaust vents to exterior Exhaust vent to soffits C Bathroom exhaust vents and heaters were operable when tested. D Bath exhaust vents observed terminating above soffit vents; not up through the roof as current standards now require. H. Garage Door Operator(s) Comments: The inspection will cover the condition and operation of the garage door operator. D Garage door opener would not properly reverse when the door struck an object. D Manual door lock has not been removed or disabled. The Texas Real Estate Commission Standards of Practice requires documenting as a deficiency door locks that have not been removed or disabled when automatic door openers have been installed. I. Door Bell and Chimes Comments: The inspection will cover the condition and operation of the unit. C Door bell was operable when tested. J. Dryer Vents Comments: The inspection will cover the condition and the routing of ducts (where visible and accessible. C Dryer vent runs up through the attic space and discharges to the exterior above the roof, just noted for client.