Green Tag Home Inspection Services

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1 Green Tag Home Inspection Services Property Inspection Report Exclusively Prepared For John Doe 123 Dream Home Way Anywhere, TX 76001

2 Green Tag Home Inspection Services Phone: PO Box Fort Worth, TX PROPERTY INSPECTION REPORT Prepared For: John Doe (Name of Client) Concerning: 123 Dream Home Way, Anywhere, TX (Address or Other Identification of Inspected Property) By: Kent Keith, TREC License 7413 (Name and License Number of Inspector) 10/29/2015 (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 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 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 Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX ( Page 1 of 18 REI 7-5 (05/4/2015) (512)

3 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 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 18 REI 7-5 (05/4/2015)

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 This inspection report is made for the sole purpose of assisting the customer to determine his and / or her own opinion of feasibility of purchasing the inspection property,unless the inspection was performed for purposes other than for the purchase of the inspected property, and does not warrant or guarantee that all defects were found. If you have any questions or are unclear regarding the report findings, please contact your inspector prior to the expiration of any time limitations such as option periods. You are also encouraged to purchase a home warranty as home components can fail at any time. This report contains technical information. If you were not present during the inspection or did not have the opportunity to go over the findings at the inspection period, you should contact your inspector to clarify any or all information regarding the inspection and this report. If you choose not to consult with the inspector, this company cannot be held liable for your understanding or misunderstanding of the report's content. This report is not intended to be used for determining insurability or warrantability of the inspected structure and may not conform to the Texas Department of Insurance guidelines for property insurability. This report is not to be used by for any other property and / or any home warranty company. Any digital photos used in this report are a sample of the found defects and are used for clarification and for location identification purposes and not all defects or deficiencies will have a photo associated with it. This inspection report is best understood and viewed on a computer with an internet connection as there are links in various sections and reported defects that may lead to website pages or documents that will give you a better understanding of the topic and will hopefully give you the ability to make educated decisions regarding repairs, upgrades or replacements of the home's components. You should become familiar with the TREC Standards of Practice so that you have a complete understanding of the general and specific limitations that are used as minimum guidelines to property inspections. You can view a copy of these standards at my website at: I want to thank you for choosing Green Tag Inspections and feel free to contact me any time if you should have any questions or concerns regarding your home. You may also want to visit my website at for information on home inspection, home components and home maintenance. Present at Inspection: Building Status: Weather Conditions: Approx. Outside Temp. Utilities On: Special Notes: Buyer Buyer's Agent Vacant Owner Occupied Fair Cloudy Below 60 degrees Yes No Water Listing Agent Occupant Vacant With Furnishings Present Rain degrees Above 80 degrees No Electricity No Gas INACCESSIBLE OR OBSTRUCTED AREAS Behind/Under Furniture and/or Stored Items Attic Space is Limited - Viewed from Accessible Areas Floors Partially Covered with Furnishings Plumbing Areas - Only Visible Plumbing Inspected Walls/Ceilings Covered or Freshly Painted Stored Items In Garage Attic Insulation Covering Attic Floor Crawl Space is limited - Viewed From Accessible Areas Page 3 of 18 REI 7-5 (05/4/2015)

5 I NI NP D I. STRUCTURAL SYSTEMS A. Foundations Type of Foundation(s): Concrete slab Although the foundation shows signs of settlement and movement as indicated by drywall cracks and cracks in the foundation perimeter wall, it was also noted that there is evidence that the foundation has had repairs performed. If this is the case, it would be advised to obtain from the sellers all documentation of the scope of the work performed and any warranties that may apply. See photos below: Piers installed at front and rear porches B. Grading and Drainage Note: Grading and water drainage reporting is limited to the immediate areas surrounding the home. Underground drainage systems can not be accessed and inspected. 1. The front gutters are full of debris and need cleaning to allow for proper drainage. See photo below: Page 4 of 18

6 I NI NP D C. Roof Covering Materials Types of Roof Covering: Asphalt composition laminated shingles Viewed From: Walked on roof Note: This inspection does not verify the roof's insurability. 2. The overall condition roof covering shows signs of wear and cracking as well as some hail damage to the shingles. This may affect insurability. See photos below for examples: 3. There is extensive roof damage to the left rear side of the roof caused by tree limbs rubbing on the roof and causing a water leak to the upstairs den. Trimming of the tree limbs and repairs to the roof is needed. See photos below: Page 5 of 18

7 I NI NP D D. Roof Structures and Attics Viewed From: Entered attic - Limited view Approximate Average Depth of Insulation: 4-6 inches Type of attic insulation: Blown fiberglass Type of Attic Vents: Soffit vents, One roof power vents Volt AC Roof Structure Framing Method: Conventional Stick Framing Page 6 of 18

8 I NI NP D 4. The attic insulation level needs to be increased to increase energy efficiency. Installing an additional 7-9 inches, depending on the type of insulation used is recommended. See photo below: 5. The pull down attic stairs are secured with improper screws and should be secured using proper 16d nails or lag screws per the manufactures installation instructions. See photos below: E. Walls (Interior and Exterior) Exterior Cladding Materials: Brick, Wood Composite Siding Exterior Trim Materials: Wood, Wood Composite 6. There are several drywall cracks in the home and garage. Cosmetic repairs is recommended. 7. There are exterior trims that are rotting and or need painting. See photos below: Page 7 of 18

9 I NI NP D F. Ceilings and Floors 8. There are ceiling stains in the garage that appears to have been caused from a possible previous upstairs bath accidental over flow. See photo below: G. Doors (Interior and Exterior) 9. The door to the master bath is missing. H. Windows Type of Windows Present: Double pane insulated metal frame Note: Only a sampling of windows will be operated when furnishings and window treatments are present. Note: It should be noted that it may not be possible to verify the presence of all windows that have broke seals due to dirty windows, windows with screens or low humidity levels may not show evidence of broke seals at the time of the inspection. 10. One window in the living room is missing a screen. Page 8 of 18

10 I NI NP D 11. There were 20 window panes with thermal seals compromised and will allow condensation water to form between the panes. These window panes are marked with red dot stickers for identification. TREC standards of practice require the reporting as deficient insulated windows that are obviously fogged or display other evidence of broken seals. What does this mean? Can these windows be repaired? For more information...click here I. Stairways (Interior and Exterior) 12. The staircase handrail should return into the wall for safety. See photos below: J. Fireplaces and Chimneys Type of Fireplace: Wood burning only Note: Only accessible and visible portions of the exhaust flue are inspected. 13. There is squirrel damage to the chimney siding. See photo below: Page 9 of 18

11 I NI NP D K. Porches, Balconies, Decks, and Carports L. Other 14. It was noted that there was rodent droppings in the attic. Suggest contacting a pest company regarding rodent control. 15. The pond in the front yard and the hole in the back yard should be filled with soil if not used. See photo below: Page 10 of 18

12 I NI NP D II. ELECTRICAL SYSTEMS A. Service Entrance and Panels Type of Service Entrance: Overhead Drop Capacity of Service: 200 amp Breaker Panel Location: In the garage 16. The main electrical service conductors are rubbing on trees and may cause damage to the line. Suggest trimming the tree limbs away from the electrical line. See photo below: B. Branch Circuits, Connected Devices, and Fixtures Type of Branch Wiring: Copper Note: Not all electrical receptacles are tested when the house is occupied or when furniture and other items are present. 17. Smoke alarms are needed in each bedroom for fire safety. TREC standards of practice require the reporting of the absence of smoke alarms in each sleeping room, outside each separate sleeping area in the immediate vicinity of the sleeping rooms, and in the living space of each story of the dwelling. For information on smoke detectors and installation...click here This home does not meet current GFCI protection as stated in the TREC Standards of Practice. 18. The electrical receptacles above the kitchen counters, in the garage, the exterior receptacles do not have ground fault circuit interrupter (GFCI) protection. TREC standards of practice require the reporting as deficient of the absence of ground fault circuit interrupter protection in all bathroom receptacles, garage receptacles, outdoor receptacles, crawl space receptacles, unfinished basement receptacles, kitchen countertop receptacles, and receptacles that are located within six feet of the outside edge of a sink What are GFCI circuit interrupters?...and what are their purpose?... click here 19. The GFCI receptacle in the in the master bath is not tripping when tested and needs to be replaced. 20. The front porch receptacle needs a weather proof cover installed. Page 11 of 18

13 I NI NP D See photo below: Page 12 of 18

14 I NI NP D III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type of Systems: Central Energy Sources: Electricity 2014 model In the inspector's opinion, was the heating system(s) heating properly at the time of the inspection? Yes B. Cooling Equipment Type of System: Central air conditioner split system 4 ton system(s) Condenser(s) manufactured in 2013 Note: The inspector can not verify refrigerant levels. You are encouraged to have the cooling system(s) checked before closing and yearly by a licensed HVAC company. In the inspector's opinion, was the cooling system(s) cooling properly at the time of the inspection? Yes C. Duct Systems, Chases, and Vents Note: Air ducts can not be verified for cleanliness. Page 13 of 18

15 I NI NP D IV. PLUMBING SYSTEMS A. Plumbing Supply, Distribution Systems and Fixtures Location of water meter: Front yard near curb Location of homeowners main water shut off valve: In the water meter box Static water pressure reading: 55 psi Note: Washing machine water supplies and connections can not be inspected and tested if the appliance is installed. 21. The washing machine faucets are not properly labeled for hot and cold water. 22. The hose faucets need an anti-siphoning device installed (vacuum breaker) to prevent the possibility of backflow to the potable water supply. TREC standards of practice require the reporting of the absence of back-flow devices, anti-siphon devices, or air gaps at the flow end of fixtures. For more information on vacuum breakers and pictures of different types...click here B. Drains, Wastes, and Vents Note: Buried drain piping can not be inspected and you are encouraged to have a licensed plumber equipped with a pipe camera evaluate buried drain pipes or perform a pressure test to determine their condition. C. Water Heating Equipment Energy Source: Electricity - dual element Capacity: 50 gallon Manufacture Date: 1995 Note: The water heater is an older model and may need replacement in the near future. 23. The water heater does not have a drip pan installed under it to prevent water damage in case of a leak. Where leaks from a water heater or storage tank or the associated connections will cause damage to the structure, the tank should be installed in a drain pan. TREC standards of practice require reporting as deficient the absence of a pan or a pan drain system that does not terminate over a waste receptor or to the exterior of the building above the ground surface. D. Hydro-Massage Therapy Equipment E. Other Page 14 of 18

16 I NI NP D V. APPLIANCES A. Dishwashers Note: Dishwashers are tested on normal cycles. The inspector is not required to remove items from the washer and the heat cycle may not be verified for operation as high heat could cause damage to plastic items. The washer's panels are not removed for inspection. B. Food Waste Disposers C. Range Hood and Exhaust Systems Type of Vent: Built into the Microwave Oven - Recirculating D. Ranges, Cooktops, and Ovens Energy Source for the Cooktop: Electricity Energy Source for the Oven: Electricity Note: Oven timers and self cleaning features are not inspected or tested. Self cleaning functions are not verified for operation. Oven: The oven temperature was found to be within 3 degrees of the reference temperature of 350 degrees F. Cooktop: 24. The kitchen range needs an anti-tip bracket installed to prevent it from tipping forward for child safety. TREC standards of practice require the reporting as deficient of the absence of an anti-tip device. What is an anti-tip stove bracket? Why are they important?...click here for more information E. Microwave Ovens Note: Microwave ovens are tested on high heat mode only and cooking programs are not operated or tested. Ovens are not tested for radiation leaks. Only built in microwave ovens are inspected. F. Mechanical Exhaust Vents and Bathroom Heaters Page 15 of 18

17 I NI NP D Note: It should be noted that it could not be verified that the ducts to the exhaust fans are terminating to the exterior of the house due to attic insulation covering the ducts. 25. There is no exhaust fan or operable window present in the downstairs half bathroom bath as needed for ventilation. 26. The exhaust fan in the master was not operating and needs repairs or a replacement. G. Garage Door Operators Note: Garage door operators are operated and tested with the manual button only. 27. The garage door lock needs to be removed or disabled when electric operators are present. TREC standards of practice require the reporting as deficient door locks or side ropes that have not been removed or disabled. H. Dryer Exhaust Systems Note: The dryer duct is not inspected for cleanliness. Dryer ducts can not be inspected if a dryer is installed. I. Other Page 16 of 18

18 Addendum - Report Summary This report summary is provided to you and or your sales agent for convenience. The entire report should always be read in its entirety to provide complete understanding of the report and its findings and the summary should not be relied upon solely for this purpose. GRADING AND DRAINAGE 1. The front gutters are full of debris and need cleaning to allow for proper drainage. ROOF COVERING MATERIALS 2. The overall condition roof covering shows signs of wear and cracking as well as some hail damage to the shingles. This may affect insurability. 3. There is extensive roof damage to the left rear side of the roof caused by tree limbs rubbing on the roof and causing a water leak to the upstairs den. Trimming of the tree limbs and repairs to the roof is needed. ROOF STRUCTURES AND ATTICS 4. The attic insulation level needs to be increased to increase energy efficiency. Installing an additional 7-9 inches, depending on the type of insulation used is recommended. 5. The pull down attic stairs are secured with improper screws and should be secured using proper 16d nails or lag screws per the manufactures installation instructions. WALLS (INTERIOR AND EXTERIOR) 6. There are several drywall cracks in the home and garage. Cosmetic repairs is recommended. 7. There are exterior trims that are rotting and or need painting. CEILINGS AND FLOORS 8. There are ceiling stains in the garage that appears to have been caused from a possible previous upstairs bath accidental over flow. DOORS (INTERIOR AND EXTERIOR) 9. The door to the master bath is missing. WINDOWS 10. One window in the living room is missing a screen. 11. There were 20 window panes with thermal seals compromised and will allow condensation water to form between the panes. These window panes are marked with red dot stickers for identification. STAIRWAYS (INTERIOR AND EXTERIOR) 12. The staircase handrail should return into the wall for safety. FIREPLACES AND CHIMNEYS 13. There is squirrel damage to the chimney siding. OTHER Page 17 of 18

19 14. It was noted that there was rodent droppings in the attic. Suggest contacting a pest company regarding rodent control. 15. The pond in the front yard and the hole in the back yard should be filled with soil if not used. SERVICE ENTRANCE AND PANELS 16. The main electrical service conductors are rubbing on trees and may cause damage to the line. Suggest trimming the tree limbs away from the electrical line. BRANCH CIRCUITS, CONNECTED DEVICES, AND FIXTURES 17. Smoke alarms are needed in each bedroom for fire safety. 18. The electrical receptacles above the kitchen counters, in the garage, the exterior receptacles do not have ground fault circuit interrupter (GFCI) protection. 19. The GFCI receptacle in the in the master bath is not tripping when tested and needs to be replaced. 20. The front porch receptacle needs a weather proof cover installed. PLUMBING SUPPLY, DISTRIBUTION SYSTEMS AND FIXTURES 21. The washing machine faucets are not properly labeled for hot and cold water. 22. The hose faucets need an anti-siphoning device installed (vacuum breaker) to prevent the possibility of backflow to the potable water supply. WATER HEATING EQUIPMENT 23. The water heater does not have a drip pan installed under it to prevent water damage in case of a leak RANGES, COOKTOPS, AND OVENS 24. The kitchen range needs an anti-tip bracket installed to prevent it from tipping forward for child safety. MECHANICAL EXHAUST VENTS AND BATHROOM HEATERS 25. There is no exhaust fan or operable window present in the downstairs half bathroom bath as needed for ventilation. 26. The exhaust fan in the master was not operating and needs repairs or a replacement. GARAGE DOOR OPERATORS 27. The garage door lock needs to be removed or disabled when electric operators are present. Page 18 of 18