PHASE (pre-drywall) INSPECTION REPORT Prepared For: (Name of Client) Concerning: Phase Sample 2014 (Address or Other Identification of Inspected Property) By: Dean Limbaugh #4599 2014 (Name and License Number of Inspector) (Date) PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES This phase inspection report (pre-drywall) may include an inspection agreement (contract) and or 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. In this report, the inspector will note which systems and components were Inspected (I), Not Inspected (NI), Not Present (NP), and/or Deficient (D). The inspector may provide comments whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another. This property inspection is not an exhaustive inspection of the structure, systems, or components. The inspection may not reveal all deficiencies. A phase 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 previous inspection reports, engineering reports, etc. 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. 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 If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information.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. Home Inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; The insurability of a property; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb soil, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain. Page 1 of 17
ADDITIONAL INFORMATION PROVIDED BY INSPECTOR Inspection Agreement & Report: The inspection agreement was given to the Client onsite. The report was emailed to the Client. Property Orientation: The property described in the report (left, right, front and rear) is determined by facing the dwelling from the street / front entryway door. Specialized Inspections: Specialized inspections were beyond the scope of this inspection and not performed. Building Plans: The building plans were not available at the time of the inspection or prior to sending the written report. Deficiency of inspected items and/or considerations: Items, systems or components that are considered deficient are included in the report in bold typeface in each section. Notes, Limitations and or Recommendations: Note: A note is a heads up, item to look for and or related to incomplete construction. Limitations of the inspection, recommendations and or comments of components or systems may be included in Italics after comments. Code Reference: Codes referenced in the report as indicated by IRC followed by a number may be found at the following link: http://publicecodes.cyberregs.com/icod/irc/index.htm Front view of the inspected property: Rear / side view of the inspected property: Page 2 of 17
I. Structural Systems A. Foundations Type of Foundation(s): Post Tension concrete slab on grade Portions of the slab perimeter were not visible due to high soils and black plastic draped over the slab. Due to the expansive nature of the soils in the Houston area, a frequent-foundation watering program is recommended. Consistent watering at the entire slab perimeter may help prevent further and/or future settlement and damage. The performance criterion of concrete slab on grade foundations may vary with differences in slope, cracks in walls, doors or windows out of square, etc. Future movement cannot be predicted in a one-time inspection. No signs of foundation related movement was observed and is not typically observed in recent / new construction. A better idea regarding the performance of the foundation may be obtained after one year and / or after a wet and dry cycle which is typically between 3-5years. The foundation is performing in a serviceability sense within what is considered to be an acceptable range of structural performance and is not suggestive or requiring underpinning / foundation repairs at the time of the inspection in the opinion of the Inspector, however: Nails were observed at the slab perimeter (several locations). Informational: Nail(s) are required to be trimmed flush with the slab perimeter. Wood stakes were observed at the front & rear slab perimeter. Informational: Wood forms and stakes are required to be removed. This confidential report is prepared exclusively for Page 3 of 17
B. Grading & Drainage Underground drainage systems including French drains are not inspected. Improper grading and drainage are the primary causes of foundation movement on elastic soils. As soon as possible, after concrete, the final grading and drainage should be established. The rationale for highlighting the grading at this juncture is the youth of the foundation and the impact that the poor drainage has on the bearing soils. Typical FHA three dimension Type A and Type B grading plans are shown below: The existing grade at the slab perimeter is not adequate for shedding water away from the foundation on all sides. The soil level should be 4 inches below the brick veneer and 6 below the siding. The grade should fall away from the foundation (6 in the first 10 where possible). IRC R401.3 Areas of ponding were observed at the rear within 10 of the slab perimeter. Informational: The grade should fall away from the foundation (6 in the first 10 where possible). IRC R401.3 This confidential report is prepared exclusively for Page 4 of 17
C. Roof Covering Types of Roof Covering: Architectural / Composition shingles Viewed From: Ground level with the use of binoculars only due to the height of the roof and new construction is not walked upon by this inspection company The shingles were not separated or pulled back to examine the number or locations of the fasteners. Pulling the shingles back will break the seal and result in a repair. No signs of active roof related water penetration was observed at the interior of the dwelling at the time of the inspection. No determination was made concerning the life expectancy of the roof covering. Due to the roof plane design large amounts of water, as indicated by arrows, are shed to a concentrated location recommend monitoring. The integrity of or water tightness of the flashing was not determined. This confidential report is prepared exclusively for Page 5 of 17
Raised shingle(s) were noted. Informational: Shingles may have not had sufficient time or heat to seal. Bruising / damage was observed at the shingles (rear near ridge). Informational: Aggregate protects the shingle from UV exposure and serves as a fire retardant. Loss of aggregate can occur from advancing age of the shingles, manufacturers defect, and/or wear from walking upon the surface of the roof. Reduced performance of the roof covering at these locations can be expected. Metal strap protrudes through the roof covering at the right side. This confidential report is prepared exclusively for Page 6 of 17
The DWV piping isn t yet painted above the roofline. Informational: Painting of the pipe and neoprene boots is required to prevent damage from UV exposure. D. Roof Structure and Attic Missing firestopping was noted at the cables (electrical wire at interior walls) and ducts (two or more locations. Informational: IRC R302.11 Fireblocking This confidential report is prepared exclusively for Page 7 of 17
E. Framing Joist hangers are not provided at the garage. Informational: Joist hangers are required for spans 4 or more feet. Gaps more than or equal 1/8 were observed at the jack studs / headers (garage entry). Informational: Corrections should be undertaken when gaps are equal to or more than 1/8. Support isn t provided to the header (two purlin struts and ceiling joist terminate here) in the media room. This confidential report is prepared exclusively for Page 8 of 17
When the top plate is drilled or notched more than 50% (kitchen / utility room) a galvanized tie 0.054 and 1 ½ wide shall be fastened across and to the plate at each side of the opening with not less than eight 16d nails at each side or equivalent. IRC R602.6.1 The ridge board in the gameroom is less in depth than the cut end of the rafters. IRC R802.3 This confidential report is prepared exclusively for Page 9 of 17
Gaps were observed between the rafters and ridge board (gameroom at two locations). Informational: When gap equals or exceeds ¼ then scabbing is recommended. Rat run or blocking isn t provided to support the rafters side to side (living room). F. Walls (Interior & Exterior) Note: Flashing is required at the lintel(s) over the opening for the garage door, lintels, etc. IRC R703.7.5 & Figure R703.7 Informational: Flashing where present is used to direct water from the drainage plane and away from the dwelling. This confidential report is prepared exclusively for Page 10 of 17
Note: Concerning brick ties. Informational: The maximum distance for brick ties are 24 horizontally and 36 vertically with ties in alternate course staggered. Adjustable wall ties require a maximum distance of 24 horizontally and 24 vertically IRC R 608.1.2 Note: Flashing details below including 15 degree slope of brick ledge. Voids were observed at the building wrap between the gables at the front and front / left side. Informational: The weather barrier / building wrap is used to direct water from the drainage plane and away from the dwelling. Voids were observed at the penetration(s). This confidential report is prepared exclusively for Page 11 of 17
Mud sill anchors not in use (front entryway) should be trimmed as required. F. Windows Data for windows and temper label at master bathroom: Observed damaged/missing items at one or more of the following window components: Screens This confidential report is prepared exclusively for Page 12 of 17
G. Fireplace/Chimney H. Stairways Stringer(s) for the stairs are not properly supported. This confidential report is prepared exclusively for Page 13 of 17
II. Electrical Systems A. Service Entrance and Panels Rebar is present that would typically be a concrete encased electrode (CEE or Ufer ground) that is not in use. If used please not the following: The electrician should supply a letter to the buyer certifying the need for a CEE. Informational: If the concrete is placed with a vapor barriers or similar items separating the concrete from the earth it is not considered to be in "direct contact" with the earth. Where concrete encased electrodes are installed, areas near the home if struck by lightning may cause a hazard (property or person(s). Although this item has been a National Electrical Code requirement for a number of years, it has now been better clarified (NEC 2011 Section 250.52 & 250.53) that it should not be installed where a moisture barrier is used with the foundation and also in the IRC 2006 IRC E3508.1.2 Two ground rods are present and a CEE is not required. The ground rods are not fully driven into the ground. Informational: If a 10 rod is used further driving into the ground is not required. IRC E3508.1.4 This confidential report is prepared exclusively for Page 14 of 17
Bonding bushing is not provided. Informational: Fitting at concentric rings / interior of panel at line side of service entrance conductors. IRC E3509.2 B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Cu Nail plates are required for the electrical wire within 1 ¼ of the face of the stud (kitchen utility room, master, etc.). IRC Table E3702.1 Unused openings in electrical boxes shall be effectively closed (study, etc.). IRC E3806.4 This confidential report is prepared exclusively for Page 15 of 17
Cables (electrical wire) is too close or in contact with the gas supply line in the kitchen, garage, etc. Electrical box is not secured at the master bedroom. Cable (electrical wire) appears to be bent more than 5 times the diameter of the wire (master bedroom). Informational: Bends must be made so as to not damage the wiring method or reduce the internal diameter of the raceways. IRC E3702.5 Electrical box for the smoke detector was not observed outside the master bedroom. Informational: Current building codes require wiring into the electrical system, one per floor, in the hallways outside the bedrooms and in each bedroom. This confidential report is prepared exclusively for Page 16 of 17
III. Plumbing Systems A. Plumbing Master bathroom: Note: Seating area was noted in the shower the design (i.e. corners) makes a watertight area very difficult to achieve. An access plate to allow inspection of structure supporting the seat is not required or provided. Monitoring is recommended. Mortar bed was not observed under portions of the tub. Informational: Recommend referring to the manufacturer s written installation instructions. A mortar bed in contact with the bottom of the tub surface is typically required. This confidential report is prepared exclusively for Page 17 of 17