Pre-Drywall Property Inspection

Transcription

1 Pre-Drywall Property Inspection Information Date: 12/06/2014 Weather: Clear sky temperature 46 degrees Time: 8 am Buyers: Wayne & Lisa McIntyre Property Address: 4357 White Wing Road City: Carrollton Realty Company: Associate: Shawna King Inspection Fee $ Paid: check Received By: Robert Taylor About The Home The house is 3400 SF The building contractor is American Legend Homes This inspection took place prior to drywall installation. Water was on Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 1of 12

2 Termite Treatment Client said that to his knowledge the slab was pretreated Concrete Good Framing Orange Tags are nailed to the framed walls at shoulder level to Mark the following defects. General framing [X] Add joist hangers to the ceiling joist at the interior of the entry hall near the front door. Note due to the nailing plate to protect plumbing at the south wall of the hall leading to the master bedroom sheetrock should be glued to the plate and possibly the base board glued to the drywall to keep materials secure. [X] Backing needed at ceiling of the exterior entry cover to the south side. Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 2of 12

3 Bowed studs protruding out from framed wall: [X] upstairs west hall leading to the southwest bath, two [X] game room two, west wall [X] media room two, east wall and north wall two [X] hall leading to kitchen south wall one [X] master bedroom north wall three [X] garage south wall one Fire blocks needed at: [X] Study NE corner of room. Backing for drywall at ceilings is missing at Upstairs [X] Top of stair case at the left and right side or east and west side of the top tread Downstairs [X] Laundry west wall [X] Hallway to master top of west wall Backing for drywall at wall areas is missing at [X] Suggest add additional nail backing at the media room pop-outs serving the sconce lighting at the north wall. Nail plates needed (orange tags may be at ankle, knee height or at the double top plate) at [X] Elect - Southeast corner garage, [X] Elect North and east kitchen wall [X] Elect - North wall kitchen at the top plate [X] Elect - laundry north wall one nail plate [X] Elect - master bath commode east wall [X] Elect - master closet top plate west wall Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 3of 12

4 [X] Plumb upstairs north bath west wall Windows & Doors ( marked with blue tape and orange tag) [X] Window latch hard to engage at dining room 1 [X] Window latch does not engage upstairs south middle bedroom. [X] Window does not stay open at the dining room 1 [X] Window vinyl trim is loose and obstructs operation of one game room window [X] Broken window pane at kitchen nook 1 Note - Entry door frame has been installed and the patio door and frame are in place. 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. Water Heaters Attic [X] The flush valves extend over the drain pan and will not catch a drip should the valve leak. Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 4of 12

5 [X] The south tank pressure relief line is supported by some loose scrap, advise to add a block of wood and secure the block. Recommend that a water and gas shut off WAG be installed for any water heaters within or above living space in the event that the tank fails. Upstairs Tubs [X] Need to be cleaned and the protective shell put back in place ASAP [X] Upstairs south hall bath tub the copper line serving the tub spout runs uphill (will drain back towards the wall) review and correct. [X] Master bath tub is not present Gas Lines Good serving two water heaters, two furnaces, fireplace, kitchen range. Note there is no BBQ stub out at the northwest patio. Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 5of 12

6 Electrical Panel good at this time three grounds: Ufer, ground rod and gas line. FYI There is no ceiling fan in the media room. [X] Recessed can lights are off center at the north side of kitchen. Note - Upstairs the southwest bedroom fan is located next to and beneath the supply air vent. It is likely the fan blades will rotate when air is flowing. Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 6of 12

7 HVAC Furnace Comments Present Air Conditioning Comments [X] Condensate drain lines are missing a p-trap, city codes may vary however. The state IRC code requires a p-trap. Ductwork [X] Pinched ducts serving the master bedroom can see: first squeeze above the game room, 2 nd above the SW bedroom, 3 rd vertical chase at SW bedroom closet, 4 th master bedroom ceiling. The photos are in order 1-4 reading left to right Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 7of 12

8 [X] Appears to be a pinched duct run at the vertical chase in the north upstairs bedroom serving the kitchen nook. Thermostats FYI -One is located at the entry hall FYI - The other is located at the upstairs SW bedroom. Laundry Ductwork Good Range Exhaust Duct [X] The sleeve is damaged. Confirm with the builder that this is a sleeve and that the exhaust duct will slide through this space Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 8of 12

9 Bath & Laundry Fans Ducts [X] Master bath the fan housing is loose... needs to be secured correctly. [X] Up hall bath north the duct run is approximately twenty-two feet (unnecessarily long) and has bends turns which will impede air flow. Fireplace Looks good however I did not see [X] a make up combustion air vent associated with the firebox Attic Looks good so far. Exterior [X] The Thermo-Sheath needs to be taped above the study on the east elevation. Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 9of 12

10 [X] The thermo-sheath penetrations need to be sealed - north elevation there are three and there are five locations on the south elevation. Note - The thermo-sheath is incomplete on the front and west elevations... check the plan details to see if this sheathing is required or missing Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 10of 12

11 Roof Composition roof looks in good condition but [X] the water heater flue pipe is in need of sealant. Items To Consider Doing 1. Insulate all interior bathroom and laundry walls to dampen sound transference. 2. Insulate ceiling/floor areas to cut down on noise. 3. Insulate the sewer pipes from second floor to reduce noise. 4. R38 insulation does not cost much more than R30 but should be a definite improvement on controlling energy usage. 5. Install an outlet(s) at the front eves with a switch at the entry closet for holiday lighting. 6. Install pre-wiring for smoke detector in the media room. 7. 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. 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 Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 11of 12

12 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 Future Inspections Or Reinspections To the named property, performed by Aadvanced Inspections Inc. for the Client are also covered by the verbiage contained within the Visual Contract Agreement. The contract and the inspection reports are a unit, bound to each other, meaningless without both components. DISPUTES: Any dispute concerning the interpretation of this agreement or arising from this inspection report, except one for inspection fee payment, shall be resolved informally between the parties or by arbitration conducted in accordance with the rules of a recognized association. Except that the parties shall select an arbitrator whom is familiar with the home inspection industry. The arbitrator shall conduct summary judgment motions and enforce full discovery rights as a court would as provided in civil proceeding by legal code. ATTORNEY S FEES: If a lawsuit is filed by the Client against the Inspector and the Inspector successfully defends the claim of the Client. The Client agrees to pay the Inspector reasonable attorney's fees, court cost and any other cost incurred in the defending against such claims. LIMITATION ON LIABILITY: Inspector s liability for mistakes or omissions in this inspection report are limited to a refund of the fee paid for the inspection report. The liability of the inspector s principals, agents, and employees is also limited to the fee paid. This limitation applies to anyone who is damaged or has to pay expenses of any kind because of mistakes or omissions in this inspection report. This liability limitation is binding on Client and Client s spouse, heirs, principals, assigns and anyone else who may otherwise claim through Client. Client assumes the risk of all losses greater than the inspection fee paid for the inspection. Client agrees to immediately accept a refund of the fee as full settlement of any and all claims that may ever arise from this inspection. You Represent To Us That You Agree To Each Provision Of This Report By Relying On It In Any Way, Whether Or Nor You Sign It. I hereby acknowledge that I have read, understood and accept the Visual Inspection Agreement and authorize the inspection of the Property. Signature of Client or Client s - Date a signed copy to plano.robert@gmail.com or fax to Thank you Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 12of 12