Prepared Exclusively For: Robert & Susanne Williamson 382 Enchanted Dr. Enchanted Oaks, TX 75156

Transcription

1 Prepared Exclusively For: Robert & Susanne Williamson 382 Enchanted Dr. Enchanted Oaks, TX 75156

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3 INVOICE Lake Area Home Inspections 242 Enchanted Dr. Enchanted Oaks, TX Phone (903) TREC Trec#20825 SOLD TO: INVOICE NUMBER INVOICE DATE 09/08/2016 Robert & Susanne Williamson TX LOCATION 382 Enchanted Dr. REALTOR DESCRIPTION Standard Inspection $0.10 per Sq. Ft. Above 2000 Sq. Ft. THANK YOU FOR YOUR BUSINESS! PRICE AMOUNT $ $ $ $ SUBTOTAL TAX TOTAL BALANCE DUE $ $0.00 $ $495.00

4 Lake Area Home Inspections Phone: (903) Fax: Enchanted Dr. Enchanted Oaks, TX PROPERTY INSPECTION REPORT Prepared For: Robert & Susanne Williamson (Name of Client) Concerning: 382 Enchanted Dr., Enchanted Oaks, TX (Address or Other Identification of Inspected Property) By: Shawn Phares, Lic #Trec#20825 (Name and License Number of Inspector) 09/08/2016 (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 ( Page 1 of 23 REI 7-5 (05/4/2015) (512)

5 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. Page 2 of 23 REI 7-5 (05/4/2015)

6 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 Inspection Time In: 9:20 am Inspection Time Out: 11:30 am Property was: Occupied Building Orientation (for purpose of this report faces): North Weather Conditions During Inspection: Clear Outside Temperature During Inspection: 78 degrees Parties Present During Inspection: Buyer and buyer's agent Mold/Mildew investigations are NOT included with this report; it is beyond the scope of this inspection at the present time. Any reference of water intrusion is recommended that a professional in investigation be obtained. NOTICE: THIS REPORT IS PAID FOR BY AND PREPARED FOR THE CLIENT NAMED ABOVE. THIS REPORT IS NOT VALID WITHOUT THE SIGNED SERVICE AGREEMENT AND IS NOT TRANSFERABLE. Page 3 of 23 REI 7-5 (05/4/2015)

7 I NI NP D I. STRUCTURAL SYSTEMS A. Foundations Type of Foundation(s): Slab on Grade A close examination of the slab foundations perimeter as well as the exterior walling and cladding, along with a comprehensive assessment of the interior structure indicates that the foundation is performing as was intended. There is no more movement noted that is common for this soil and climate combination. I did observe to corner cracks (pictured below). These are cosmetic in nature and do not affect the performance of the foundation. Southeast corner of the structure Northeast corner of the structure 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 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. Performance Opinion: (An opinion on performance is mandatory) Note: Weather conditions, drainage, leakage and other adverse factors are able to effect structures, and differential movements are likely to occur. The inspectors opinion is based on visual observations of accessible and unobstructed areas of the structure at the time of the Page 4 of 23

8 inspection. Future performance of the structure cannot be predicted or warranted. B. Grading and Drainage The natural grading is favorable and the drainage system is well constructed. The entire house is guttered and there are French drains going from front to back on both the east and west sides of the home. Note: Any area where the ground or grade does not slope away from the structure is to be considered an area of improper drainage. Ground should slope downward, away from the structure six inches for each ten feet outward. C. Roof Covering Materials Type(s) of Roof Covering: Asphalt Shingles Viewed From: Roof Level This is a 25 to 30 year asphalt shingle installed in the architectural style. Based on the general condition and lack of granular loss. I would estimate this roof to be in the first third of its lifespan. There is no visible hail damage or tree limb damage and the roof shows to be professionally installed. Page 5 of 23

9 D. Roof Structures and Attics Viewed From: Entered the Attic Approximate Average Depth of Insulation:Average 5 inches Approximate Average Thickness of Vertical Insulation: Not applicable The attic structure is well constructed, free of active moisture and well ventilated.there are three Ridge vents four passive turbines and soffit vents throughout the perimeter. There is an average of 5 inches of insulation (pictured below). A minimum of 10 inches or R- 38 rating is recommended for homes in southern warmer climates this, however, is not considered a deficiency. See insulation recommendation chart below. Average 5 inch insulation depth Page 6 of 23

10 View of underside of roof decking E. Walls (Interior and Exterior) Interior Walls In good condition, some evidence of fundamental movement were observed. A slight nail pop in the master bedroom (pictured below) as well as some light separation of door frame from the sheet rock. Also in the master bedroom (pictured below). Nail pop (or pushback) commonly associated with slight movement Page 7 of 23

11 Cosmetic separation associated with slight movement Exterior Walls The exterior walls are a painted brick veneer cladding and are in very good condition. F. Ceilings and Floors Ceilings The ceilings are good condition free of water penetration. There are three skylights. I checked with a moisture meter, which tested negative. Floors The flooring is in good condition.the wood flooring appeared to have been installed relatively recently. Due to an influx of wood sold in the US from China in recent years found the have exceedingly high levels of formaldehyde. I tested this flooring with a formaldehyde detector and that test was negative. Page 8 of 23

12 G. Doors (Interior and Exterior) Interior Doors All in good condition. Exterior Doors All in good condition. Garage Doors The garage doors of wood construction in very good condition. It was operated and tested for obstruction reverse an optical cutoff. H. Windows The windows are double pane aluminum frame windows throughout. A random sampling showed them to be operating well and in very good condition. I. Stairways (Interior and Exterior) INTERIOR All in good condition. EXTERIOR All in good condition. J. Fireplaces and Chimneys Type of Fireplace The fireplace in the family room appears to been built with the house is in very good condition and well-maintained. It is a gas starter with a closable damper. Page 9 of 23

13 Looking up through damper and flu K. Porches, Balconies, Decks, and Carports The deck on the rear of the house is in generally good condition although I did find evidence of some structural issues, the decking has moved outward from the house and I recommend contacting a qualified contractor or engineer. Page 10 of 23

14 More than an inch of outward movement L. Other II. ELECTRICAL SYSTEMS A. Service Entrance and Panels Service Entrance This is a standard 200 amp aboveground drop service located on the East side of the house together with the two service panels. Main Panel Type of Wiring:Copper Page 11 of 23

15 The main panel, pictured above at left, is clean, professionally wired, labeled and well grounded. Independent grounding rods Sub Panels Type of Wiring:Copper The secondary panel, pictured here above right, is also clean, professionally wired, labeled and well grounded. B. Branch Circuits, Connected Devices, and Fixtures Branch Circuits Type of Wiring: Copper A random sampling throughout the property shows them to be professionally wired with polarity and grounding correct. Page 12 of 23

16 220 dryer outlet hot Connected Devices and Fixtures All the ceiling fans and front and rear exterior lighting were operating at the time of the inspection. Smoke and Fire Alarms The smoke alarms are sufficient in both number and positioning and were tested an operable time of the inspection. Page 13 of 23

17 Smoke Alarms should be located in all hallways and sleeping areas and batteries should be changed at least once a year for safety. III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type of System: Central Energy Source: Electric Both zone heaters were tested and fully operational. B. Cooling Equipment Type of System: Central - Air Conditioner The system is owned with a 3 1/2 ton unit on the East side of the house and a 4 ton unit on the West side of the house. Both systems are operating well the East side system achieving a 13 temperature differential. The West side system achieving a 15 temperature differential. Page 14 of 23

18 Filter size and location:the filter size is 20 x 20 x 1 and both are installed at the bottom of the air handler's in their respective closets. C. Duct Systems, Chases, and Vents All in good condition. Type of Ducting:Flex IV. PLUMBING SYSTEMS A. Plumbing Supply, Distribution Systems and Fixtures Location of water meter: Northwest corner of the lot. Page 15 of 23

19 Location of main water supply valve: Static water pressure reading: 58 PSI Water Source: Public Private below 40 psi above 80 psi Lack of reducing valve over 80 psi Sewer Type: Public Private Sinks All in good condition. Bathtubs and Showers In the first bedroom full bath, at the base of the shower and with the use of a moisture detector I found what I believe to be an active leak in the shower pan. The woodwork and sheet rock her drive to the outside, but moist inside. I recommend contacting a qualified plumbing contractor for an opinion. Page 16 of 23

20 Commodes All in good condition. B. Drains, Wastes, and Vents General note: As required by TREC, I routinely operate all working faucets, tubs and showers at 1 gallon per minute for a minimum of 20 minutes to look for problems of the possible backup in the drain and waste system. If no backup occurs, the system is listed as in working condition (not deficient), however, a home inspector only tests with clear water. It is possible that drainpipes may have roots growing and the pipes where clear water will pass through but once waste and paper products are introduced into the drain, they can stop up. This most typically occurs in older homes. After a 20 minute 1 gallon per minute per faucet functional flow test. There was no backup. C. Water Heating Equipment Energy Source: Electric fboth units are in good working condition, but the temperature pressure by all on one is simply drains into the hand of the other (pictured below). This is a code violation and a safety hazard and should be addressed by a qualified plumbing contractor. Page 17 of 23

21 Unit 1 Capacity:50 Make:Coleman Model:C A S/N: Unit 2 Capacity:40 Make:Coleman Model:C S/N: D. Hydro-Massage Therapy Equipment E. Other V. APPLIANCES A. Dishwashers The dishwasher was run for a full cycle and is working and in good condition. B. Food Waste Disposers Operated and is in good condition. Page 18 of 23

22 C. Range Hood and Exhaust Systems That fan and lights were operating (left bulb burned out). D. Ranges, Cooktops, and Ovens Range Type: Electric Gas Oven(s): Unit #1: Electric Gas Tested at 350 F, Variance noted: 340 Unit #2: Electric Gas Tested at 350 F, Variance noted: 355 Page 19 of 23 F (max 25 F) F (max 25 F)

23 E. Microwave Ovens F. Mechanical Exhaust Vents and Bathroom Heaters G. Garage Door Operators The Garage Door it self is covered under the "Doors (Interior and Exterior) section. H. Dryer Exhaust Systems The dryer exhaust vents into the garage as opposed to venting to the outside of the house, while this is not listed as a deficiency it should be noted. Dryer vents in the garage behind refrigerator I. Other VI. OPTIONAL SYSTEMS A. Landscape Irrigation (Sprinkler) Systems General note: The TREC Standards note that inspectors do not determine the effective coverage of the system, the automatic functions of the control panel, the effectiveness of rain sensors or freeze sensors, and sizing and effectiveness of the anti-siphon devices. This is a visual test, the inspection is limited to the function of the controller and the possibility of broken heads. This is not a check for underground leaks or proper positioning of the sprinkler heads. B. Swimming Pools, Spas, Hot Tubs, and Equipment Type of Construction: Pool Contruction Types Page 20 of 23

24 C. Outbuildings D. Private Water Wells (A coliform analysis is recommended) Type of Pump: Water Pump Types Type of Storage Equipment: Water Storage Equipment Proximity To Known Septic System: E. Private Sewage Disposal (Septic) Systems Type of System: Septic Systems Location of Drain Field: PROXIMITY TO ANY KNOWN WELLS OR UNDERGROUND WATER SUPPLY: F. Other Page 21 of 23

25 Summary ROOF STRUCTURES AND ATTICS There is an average of 5 inches of insulation (pictured below). A minimum of 10 inches or R- 38 rating is recommended for homes in southern warmer climates this, however, is not considered a deficiency. See insulation recommendation chart below. Average 5 inch insulation depth View of underside of roof decking Page 22 of 23

26 PLUMBING SUPPLY, DISTRIBUTION SYSTEMS AND FIXTURES In the first bedroom full bath, at the base of the shower and with the use of a moisture detector I found what I believe to be an active leak in the shower pan. The woodwork and sheet rock her drive to the outside, but moist inside. I recommend contacting a qualified plumbing contractor for an opinion. WATER HEATING EQUIPMENT fboth units are in good working condition, but the temperature pressure by all on one is simply drains into the hand of the other (pictured below). This is a code violation and a safety hazard and should be addressed by a qualified plumbing contractor. DRYER EXHAUST SYSTEMS The dryer exhaust vents into the garage as opposed to venting to the outside of the house, while this is not listed as a deficiency it should be noted. Dryer vents in the garage behind refrigerator Page 23 of 23