Pre-Drywall Property Inspection

Transcription

1 Pre-Drywall Property Inspection Information Date: 1/4/2014 Weather: Clear sky temperature 55 degrees Time: 12:30 to 5:30 Buyers: Marcus & Regina Gilbert Property Address: 1813 Faringdon Drive City: Plano Realty Company: Keller Williams Associate: Lori Ward Inspection Fee $ Paid: Check Received By: Robert Taylor About The Home The house is 4180 SF The building contractor is Toll Brothers This inspection took place prior to drywall installation. Water was on Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 1of 11

2 Termite treatment 1. Observed green dye additive to the treatment chemical on the ground floor framing. Concrete 1. Of the exterior patios and walks the entry porch finish is not as good as the north patio and the garage entry. 2. Floor surface has been cut at the study to relocate the floor outlet but the buyer says it is not in the right location. 3. Floor surface has been cut to add plumbing lines to the kitchen island. 4. Concrete column bases at the front entry cover apparently were not compacted well to blend the cement and aggregate... Can see air pockets, one base corner is missing. 5. form boards need to be removed along the east edge of the entry porch. Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 2of 11

3 6. The step edge (raised level) at the double car garage is rough. Framing Orange tags are nailed to the framed walls at shoulder level to mark the following defects. General framing 1. Backing needed for upstairs west bathtub for future shower enclosure 2. Backing needed upstairs east bathtub for future shower enclosure 3. Backing needed study bathtub for future shower enclosure 4. Backing needed powder room shower for future enclosure Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 3of 11

4 5. Remove 2x4 nailed to surface of the north wall of the master bedroom 6. Twisted outside corner of framed wall top to bottom at the north side of the study 7. Crooked studs at round northwest corner of dining room... Passage to family 8. Master bath commode the inside sw and nw corners are bowed or not plumb Bowed studs protruding out from framed wall 1. East wall study 1, entry hall 2, dining room south wall 1, kitchen 3 at east wall, kitchen nook one, laundry 1 north wall, downstairs bedroom east wall 1, single garage west wall 1, master bath east wall 2 Backing for drywall at ceilings is missing at 1. Entry at the ne corner way up high 2. Kitchen nook ne corner. Column construction front elevation of home (garage and entry cover) 1. Double car garage the column and post are off center 2. Some of the tops and bottoms of the columns are not level i.e. Sw corner of the single car garage, nw corner of the double car garage 3. Poor finish out and not level of column bases at the entry cover but particularly the east column. Rough Not centered Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 4of 11

5 Windows & doors The entry door is sealed, it was not opened today. The north patio door strike plate is not aligned. Window operation is good and no issues noted. Plumbing Plumbing in this home is cross-linked polyethylene (pex). Plastic water lines run through walls, possibly floor joists and attics, not beneath the slab. For in depth information about pex plumbing systems temperatures at 32 degrees f. And lower can sometimes freeze the pex lines. All pex lines running through the attic(s) should be fully insulated to minimize the chances of this from occurring. Pex lines are color coated red for hot and blue or white for cold. 1. Pex line crimped beneath the master bath 2. Loose hot water shut off connection at the powder bath sink 3. Loose cold water shut off connection at the study sink 4. Clean and then add protection to shield all tub finishes during the construction process Gas lines 1. Nail plates needed at gas lines at the east wall of the kitchen. 2. I observed gas line pressure test underway. Gas lines are serving the kitchen, three furnaces, two tankless water heaters, one fireplace and one bbq stub out. Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 5of 11

6 Electrical 1. Panel has two grounds 1) to the ufer ground 2) the other heads outside to a future ground rod but not connected at this time. a. Better if the ground wire is longer and penetrates the wall closer to the foundation so that it will not have a splice between the panel and ground rod 2. Additional nail plates needed see orange tags at single car garage west wall, master shower sw corner, entry to master east wall, closet beneath the stairway east wall, dining room east wall. Unprotected wiring behind studs at the double garage east wall. 3. Loose outlet box at the sw corner of the master bedroom 4. Lack of outlets at the laundry room 5. Poor lighting at the powder bath 6. Need to position the kitchen nook light/fan junction box above the table 7. Three junction boxes hanging from the kitchen ceiling for pendent lights? 8. Incomplete low voltage wiring at the downstairs bedroom by the laundry and at the study. Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 6of 11

7 Hvac Furnace comments 1. Three zones a. Master suite. i. Thermostat wire needs to be extended and secured to it s final destination b. Downstairs balance. i. Loose supply air duct at the study closet. ii. I noticed there is only one supply register from the entry door to the kitchen pass through serving the dining room on this zone? iii. The thermostat is located at the study which does have supply and return air grills... Buyer may want to ask questions regarding the location with your builder. c. Upstairs i. There are three supply air vents in a close proximity at the top of the stairway, might be better to separate them further. ii. The thermostat is located at the media room which does have supply and return air grills... Buyer may want to ask questions regarding the location with your builder. Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 7of 11

8 Air conditioning comments Note - fan coil stubbed out beneath roof eve at west elevation. Rain run-off should be diverted away from coil by means of gutter or flashing. Do not allow water to fall directly on the coil. 1. Refrigerant lines in place and look good. Ductwork 1. I observed that the downstairs main and upstairs system have a fresh air vent. Laundry ductwork Dryer vent booster fans should be a consideration for distances exceeding 25 feet. Range exhaust duct 1. Is present Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 8of 11

9 Bath & laundry fans ducts 1. Laundry duct in ceiling needs to be repaired. 2. Powder bath (central) downstairs advise to turn the fan mounting around so that the duct does not have the added resistance of the 180 degree bend. Fireplace 1. The fireplace needs to be repositioned to satisfy the finish work to follow for the fireplace, review with buyer to establish a satisfactory location on the west wall of the family room Need to move firebox 2. The combustion air vent serving the firebox travels a long distance (approximately 56 feet) which would like restrict air draw into the firebox when the doors are closed. Exterior 1. Need to seal and or reseal around openings on the east and west elevations. Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 9of 11

10 2. Need to review and water proof correctly around the master bath glass block windows. Roof 1. Is incomplete at this time, waiting for exterior wall finish 2. Can see daylight or reflected light from the attic at the furnace flue penetration serving the master zone. 3. Missing rain collars at the downstairs main and upstairs HVAC zones Items To Consider Doing 4. Insulate all interior bathroom and laundry walls to dampen sound transference. 5. Insulate ceiling/floor areas to cut down on noise from second floor. 6. Insulate the sewer pipes from second floor to reduce noise. 7. Install telephone jacks at patio and garage. 8. Install pre-wiring for smoke detector in the media room. 9. Run a direct 20 amp circuit dedicated to the media room equipment. General Notes 1. The builders model set the standard for the quality that you can or should expect to receive on your home. When in doubt make comparisons. 2. All changes discussed with the builder, sales agent or supervisor, need to be in writing and should be specific. 3. Wording used in this report are common construction terms and should easily be interpreted by the builder. Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 10of 11

11 The Pre-Drywall Inspection Agreement, Important Limitations, Departures and Disclaimers (Client) hereby request Aadvanced Inspections Inc. herein after known as the Inspector, to conduct a limited visual inspection of this property for the purpose of informing me of major deficiencies in the condition of the inspected property. I understand the written report is the property of the Inspector, the Client and Clients Representative. The report may be transferred to Client s agents for quotes, corrections, repairs i.e. builder, subcontractors, or venders. I warrant that I will read the following agreement carefully. I understand that I am bound by all the terms of this contract. I further warrant that I will read the entire inspection report, when I receive it, and promptly call and consult with the Inspector any questions I may have. Scope of Inspections: Items to be examined and commented on will include the slab, roof, framing, plumbing, electrical, windows and doors, fireplace, HVAC systems, attic... those items present in the structure at the date of the inspection. The Inspector's report will specifically indicate if the inspected parts, components or system visually are deficient. Structural and Mechanical Inspection: The Inspector will report on accessible and visible deficiencies related to components present at the time of the inspection. The Inspector is not a structural engineer. This inspection is not an engineering report, and should not be considered one. If any cause of concern is noted on this report, or if you want further evaluation, you should consider consulting with an engineer. You may also choose to consult licensed plumbers, HVAC or electricians if you have concerns. Visual Inspection Agreement The inspection is intended to be a practical, nondestructive examination of the function of the building, its components and equipment. The examination is limited to visual, since there are no functional appliances at this time. The Inspector is neither a guarantor nor insurer. The Inspector will have no liability for latent defects or items intentionally covered, concealed or hidden that cannot be observed by a normal visual inspection. Outside The Scope Of The Inspection: The Inspector does not take responsibility for reporting noncompliance with any homeowner associations, building, electrical, mechanical or plumbing codes established by municipal ordinances on any existing structure. The inspection and report does not address the possible presence of hazardous gasses, toxic wastes, substances. The inspection does not include any destructive testing or dismantling or any area(s) which are not exposed to view, is concealed, or is inaccessible because of soil, construction. Whether Or Not They Are Concealed, The Following ARE OUTSIDE THE SCOPE OF THIS INSPECTION. Items buried or normally covered by construction In or below slab water or sewer leaks Underground drainage around the home Future roof leaks, layers of roofing material, latent defects. Latent defects, hidden conditions, flat concrete work Adequacy or efficiency of any system or component Pressure test of sewer, water or gas lines Contract Agreement was confirmed online by the Buyer I hereby acknowledge that I have read, understood and accept the Visual Inspection Agreement and authorize the inspection of the Property. Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 11of 11