The WillCo Group Sample Ln. Houston, TX

Transcription

1 The WillCo Group 1234 Sample Ln. Houston, TX

2 The WillCo Group 2947 Highland Lakes Dr Missouri City, TX Phone: Fax: PROPERTY INSPECTION REPORT Prepared For: John Smith (Name of Client) Concerning: 1234 Sample Ln., Houston, TX (Address or Other Identification of Inspected Property) By: Eric Williams, Lic # /03/2017 (Name and License Number of Inspector) (Date) (Name, License Number of Sponsoring Inspector) 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 TREClicensed 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 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 Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX (512) ( Page 1 of 38 REI 7-5 (05/4/2015)

3 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. 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, bathroom, 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 requires 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. REI 7-5 (05/4/2015) Page 2 of 38

4 INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", OR PROVIDED AS AN 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 For the following report, left, right, front, and back will be used. If one is in the street looking at the front of the home: Front is front of the house. Back is back of the house. Left side is on one's left. Right side is on one's right. This is not a technically exhaustive report. Deficiencies warrant further due diligence, research, or evaluation by a technical specialist in that area. Pictures in report are reference for the comment immediately preceding the picture. Home still had furniture and other household items throughout house at time of inspection. These items blocked portions of the house from view and blocked functioning of some items. REI 7-5 (05/4/2015) Page 3 of 38

5 A. Foundations Type of Foundation(s): Slab I. STRUCTURAL SYSTEMS In my opinion, the foundation was performing as intended at time of inspection. "Corner pop" cracks in slab in locations such as back right corner. Corner pops generally are not a sign of a structural issue and occur as the concrete cures over time. B. Grading and Drainage Negative/improper grading in locations such as backyard, front flower beds. Negative grading drains water toward the foundation. Water standing next to foundation can cause problems over time. Grading too high to exterior walls in locations such as front flower beds. High grading traps water against foundation and siding which can cause problems over time. Page 4 of 38

6 Roof should not drain directly onto mechanical equipment. Gutters should be used to divert water away from mechanical equipment to prevent damage. Page 5 of 38

7 Page 6 of 38

8 C. Roof Covering Materials Types of Roof Covering: Asphalt Shingles Viewed From: Roof surface at edge with ladder, roof surface with drone. Based on the noted deficiencies, I recommend further evaluation by a professional roofer. Evidence of what appears to be prior repair on roof in locations such as back right roof. Shingle discoloration in locations such as back right portion of roof. Granules missing in multiple locations on roof. Granules protect the underlayment and shingle asphalt from UV deterioration. Page 7 of 38

9 Flashing lifting in locations such as around edge of roof at drip cap flashing around home. Lifted flashing is a weak point for moisture penetration. Underlayment (tar paper) does not extend over drip edge flashing. If the underlayment stops short of the drip edge flashing, water running down the underlayment can work under the flashing and cause damage to the roof decking. Page 8 of 38

10 No kickout flashing used in multiple wall/roof intersections around home. Kickout flashing pushes water out and away from the siding as it drains. Shingles not trimmed back from pipe and gas vent flashing boots in multiple locations. Shingles should be trimmed away from the boot to allow water to flow around and down the roof and not under the shingles. Siding too close to, but not touching, roof covering materials in some areas. Siding too close to the roof covering material or touching the roof covering material can cause premature deterioration of siding and/or trapped moisture between siding and roof covering and behind siding. Page 9 of 38

11 Organic debris on roof in locations such as above skylight. Debris can cause deterioration of roof covering material if left over time. Roof decking lifting and drip edge flashing lifting at back right corner of home. Page 10 of 38

12 Expanding foam used in multiple locations on roof to fill gaps. Flashing should be used to fill gaps between siding and roof. Improper valley shingle weave at back roof. D. Roof Structures and Attics Viewed From: Attic entrance and decking Approximate Average Depth of Insulation: 6"-8" Page 11 of 38

13 Insufficient insulation for the home's climate zone based on current industry standard. Insulation gaps in some locations in attic. Rafters pulling from ridge boars in attic near upstairs HVAC system. Insulation in direct contact with insulation in some locations. Page 12 of 38

14 Gas vent should have at least 1" clearance from combustible materials such as roof decking. Hole in ductwork loosely covered with duct tape. Page 13 of 38

15 E. Walls (Interior and Exterior) Cracks in brick veneer finish in mortar in locations such as left of garage door. Caulking deteriorating in locations such as around back windows. Deteriorating caulking can be a weak point for water penetration. Vegetation growing closely and/or attached to exterior wall. Vegetation close to and/or Page 14 of 38

16 attached to exterior wall can lead to deterioration on wall over time. Siding at locations such as left front side of house separated from brick and caulking has deteriorated. The deteriorated caulk and separation may be a weak point for moisture penetration. Deterioration of siding at right wall of home. Page 15 of 38

17 Door frame weather stripping deteriorating and strike plate missing at garage door. F. Ceilings and Floors Evidence of prior repair in ceiling of upstairs left guest bedroom. Page 16 of 38

18 Evidence of what appears to be prior water penetration in upstairs gameroom. Page 17 of 38

19 Floor uneven in upstairs front right guest bedroom. G. Doors (Interior and Exterior) Doors not square in locations such as upstairs front left guest bedroom, utility room, upstairs guest bathroom. Page 18 of 38

20 Door not latching properly at downstairs office. Attic access doors in garage and hallway did not have gasket seal around door. The gasket prevents air movement which lowers energy efficiency. Attic access door in hallway did not appear to be insulated. Insulation backing on attic access doors prevents thermal bridging from occurring (heat transfer across the attic access door which lowers energy efficiency. Attic door not closing completely in front left upstairs bedroom closet or hallway. Steel lintel above front door corroding. Page 19 of 38

21 Garage door trimmers too close to grade on bottom. Siding close to grade can trap moisture and cause deterioration of siding. Deadbolt at back door not functioning properly. Garage door bent back at left side allowing gap between door and trim board. Spring broken at garage door. Page 20 of 38

22 H. Windows Evidence of what appears to be prior water penetration at master bedroom window sill. Page 21 of 38

23 Corrosion on lintels above windows. Corrosion on lintels can weaken lintels over time; lintels support the row of bricks above the window. Page 22 of 38

24 Screens damaged and/or missing in multiple locations. Damaged screens can be a weak point for insect or vermin entry when windows are open. Windows sticking and hard to open and latch in multiple locations such as kitchen dining area room, master bedroom, upstairs rooms. Windows in locations such as upstairs front left sleeping rooms in home lacked the proper opening area to provide adequate emergency egress. Page 23 of 38

25 Cracks and/or deterioration in caulking around windows in multiple locations. Deteriorating caulking can be a weak point for water penetration. No drip cap flashing on top of window frame trim boards. Drip cap flashing prevents water from running down behind of window trimmers. Page 24 of 38

26 Evidence of what appears to be standing water in window frames in multiple locations. Cracks around window frame in dining room. Page 25 of 38

27 I. Stairways (Interior and Exterior) Guard rail balusters permit passage of sphere greater than 4-3/8" in diameter. J. Fireplaces and Chimneys For wood burning fireplaces, it is recommended to have a chimney inspector/chimney sweep perform an inspection before the fireplace is used. Deterioration of mortar on top of chimney. Page 26 of 38

28 Hearth extension did not appear to have 12" clearance between firebox opening and side wood flooring. K. Porches, Balconies, Decks, and Carports Cracks in mortar at front porch entry way. Page 27 of 38

29 II. ELECTRICAL SYSTEMS A. Service Entrance and Panels Based on the noted deficiencies, I recommend further evaluation by a professional electrician. Unmarked grounded conductors (neutrals) used as ungrounded conductors (hots). Grounded conductors being used as ungrounded conductors should be marked with black tape or black marker to signify their use. Incorrect fasteners used for dead front panel. The fasteners in use at the time of inspection were sheet metal screws. These screws were not the proper thread type for the tapped holes in the panel and could interfere with the conductors in the panel. Panel did not have proper clearance at time of inspection. Page 28 of 38

30 Missing knock out panels for circuit breaker slots not in use. Slots not in use should have knock out installed to keep debris out of panel. Page 29 of 38

31 What appears to be improper junction present in main panel. B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper No AFCI protection found in applicable areas. AFCI receptacles or circuits shut off power to Page 30 of 38

32 the receptacle or circuit in case of arcing. AFCI protection is now required in applicable living and bed rooms that do not have GFCI protection already. No smoke alarms present in some sleeping rooms or immediately outside of some sleeping rooms. Extension cord used in a permanent installation at time of inspection at sprinkler system. Receptacles to kitchen, bathrooms not labeled as GFCI protected. No GFCI protection found in garage receptacles as necessary for safety. GFCI protection helps prevent electrocution by continuously monitoring the current entering and leaving the circuit and shuts off the circuit if this difference in current entering and leaving gets too high. Switch plate in front office too close to trim piece. Lighting fixture at upstairs hallway partially falling out of ceiling. Page 31 of 38

33 III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type of Systems: Zoned Energy Sources: Natural Gas B. Cooling Equipment Type of Systems: Central - Air Conditioner Condenser units should be installed at least 3" above grade to prevent foreign objects and organic debris from entering or surrounding the units. C. Duct Systems, Chases, and Vents Return register cover dirty at return registers. The filter and cover should be kept clean to prevent blocking return airflow to the system. Ductwork not hung off of attic floor in some locations. Ductwork should be suspended to prevent condensation from occurring. IV. PLUMBING SYSTEMS Page 32 of 38

34 A. Plumbing Supply, Distribution Systems and Fixtures Location of water meter: Front left corner of yard Location of main water supply valve: Front left corner of home Static water pressure reading: 64 PSI No drip lines for range top, hot water heater. Drip lines, or sediment traps, catch sediment or liquids in the gas supply line before they can enter the appliance. Back flow preventers missing on exterior hose bibs. Back flow preventers help prevent cross contamination or water source. Non keyed gas valve for gas log operation. Gas valve should be keyed to prevent inadvertent operation by children or pets. Page 33 of 38

35 No bonding jumper for gas supply line on either side of flex line for gas appliances such as range top, water heating equipment, and heating equipment. Insulation on water supply line deteriorating. Deteriorating insulation on the water supply line can allow the static water in the line to freeze in winter weather. Hot and cold water appeared to be switched at master tub. Grout instead of caulking used against tub at upstairs guest bathroom. Page 34 of 38

36 B. Drains, Wastes, and Vents Some PVC plumbing vents on roof have paint deterioration. PVC plumbing vents should be painted to protect against UV deterioration. Drain plug missing in master bath sink. Drain plugs sticking, hard to operate in locations such as upstairs guest bathroom sinks. Drain plug loose at master tub. Page 35 of 38

37 C. Water Heating Equipment Energy Sources: Natural Gas Capacity: 50 gal D. Hydro-Massage Therapy Equipment A. Dishwashers V. APPLIANCES Air loop missing from dishwasher drainage plumbing. The air loop prevents wastewater from running back from the main drain into the dishwasher. B. Food Waste Disposers Page 36 of 38

38 Food waste disposal can and hammers corroded. No electrical disconnect for food waste disposer. C. Range Hood and Exhaust Systems D. Ranges, Cooktops, and Ovens Burner assemblies dirty and burners clogged on range top. No anti-tip device present on oven. The anti-tip device prevents the oven from tipping forward if weight is placed on the door when the oven is open. E. Microwave Ovens F. Mechanical Exhaust Vents and Bathroom Heaters G. Garage Door Operators Garage door operator safety reverse not operational at time of inspection. Safety reverse engages if something is caught or pinned under door during operation. H. Dryer Exhaust Systems Dryer exhaust cover not installed properly at exterior wall. Page 37 of 38

39 VI. OPTIONAL SYSTEMS A. Landscape Irrigation (Sprinkler) Systems No rain moisture sensor found at time of inspection. Sprinkler system not functioning at time of inspection. Page 38 of 38