Multi-Family Report

Home Inspection report for:

Happy Customer Multi-Family 4-Plex

Fort Worth, TX. 76133

House Facing South (Southeast)

INFINITY Home Inspections Multi-Family 4-Plex 817.319.6278

I=Inspected NI=Not Inspected NP=Not Present D=Deficiency

This is a personal, private and confidential report with all rights reserved by INFINITY Home Inspections and the

client. This Inspection Report is issued by Matt Cordio, TREC #9871. Written permission must be obtained before

being issued to anyone other than the buyer on page one of this report.

817.319.6278 www.Infinity-Inspections.com

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PROPERTY INSPECTION REPORT

INFINITY Home Inspections

(817) 319.6278

INSPECTION TIME: 9:00 am__ WEATHER CONDITIONS: Clear TEMPERATURE: 50º

____________________________________________________________________________ _

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 www.trec.state.tx.us. The TREC Standards of Practice (Sections 535.227-535.231 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 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 will note which systems and components were Inspected (I), Not Inspected (NI), Not Present (NP), and/or Deficient (D). General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing parts, and unsuitable installation. 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. Some items reported as Deficient may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards, form OP-I. This property inspection is not an 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 or future reports. Items identified in the report do not obligate any party to make repairs or take other action, 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 that 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.

Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 or

(512) 459-6544 (http://www.trec.state.tx.us). REI 7A-1 (Revised 8/2008)

Prepared For: Happy Customer

(Name of Client)

Concerning: Multi-Family 4-Plex Fort Worth, TX 76133

(Address)

Inspected By: Matt Cordio TREC PI#9871 11/30/2009

(Name & License Number of Inspector) (Date)







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Report Summary

The following is a synopsis of issues discovered during the inspection. Items in red should be given attention in the short term. Other significant improvements, outside the scope of this inspection, may also be necessary. In the opinion of the inspector, the items listed in this summary require attention due to maintenance or safety issues.

Please refer to the body of this report for further details on these and other recommendations.

Foundation, Grading, and Drainage

• I did not observe any significant visible deficiencies in the foundation.

• There are areas around the building that will allow pooling water near the foundation.

Exterior Walls, Trim, Windows, and Doors

• Most windows show evidence of interior moisture penetration and many have damaged hardware.

• There are at least 4 cracked windowpanes and most window screens are torn or missing.

• Many window springs are broken, allowing windows to slam shut.

• Various exterior doors have surface damage. Various interior doors are missing or damaged.

• Many ‘weep holes’ in exterior brick are blocked or missing.

Roofing

• I was unable to walk on the roof because my ladder was not tall enough to get access. There was also no access to the attic space.

• Flat roofing material is in fair condition, but is allowing water to pool and is likely leaking in some areas.

• Many wood shingles are split, damaged, loose, and missing.

• Gutters are rusting and loose. There is considerable water damage to exterior wood.

Plumbing

• I could not turn on water to the building because there are various plumbing conditions present that would cause damage to the structure. Extensive plumbing repairs are necessary. See report for details.

• DO NOT TURN ON WATER TO THE BUILDING BEFORE CERTAIN REPAIRS ARE MADE.

• Unit 6328 showed evidence of previous leaks from upstairs bathrooms to kitchen ceiling and dining area wall.

Air Conditioning

• There was no power to 3 of the 4 units. Temperature was too low to properly evaluate the cooling unit. The heating unit did function, but did not meet temperature requirements.

• Two interior units showed rust and corrosion. One interior unit is missing.

• Unable to evaluate ductwork because there is no access to the attic space.

Electrical

• Only one of the four units had power at inspection. 2 exterior meters are missing.

• 2 interior panels have been upgraded, but various issues are still present. 2 panels are original.

• Structure has no GFCI or AFCI protection. Various interior wiring issues are detailed in the report.

• Various upgrades and repairs are necessary to meet current building standards.

Interior Walls, Ceilings, and Floors

• A mold-like substance was observed at various locations.

• There is considerable cosmetic damage to walls, floors, and ceilings in all units.

• There are moisture stains on upstairs ceilings in at least 2 units, suggesting possible roofing leaks.

Miscellaneous

• Covered parking was not inspected.

• I strongly recommend having a WDI inspection. Possible Wood Destroying Insect activity was observed.

• Mold-like substances were observed at various locations.

• There are not enough smoke alarms in the building.







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1. STRUCTURAL SYSTEMS I NI NP D

A. Foundations (if crawl space areas are not inspected, provide an explanation) Type of Foundation: Slab Method of Inspection: Visual Comments:

Foundation Performance Opinion: I did not observe any significant visual deficiencies in the foundation. At this time, I did not observe any evidence that would indicate the presence of a significant deflection in the foundation. There were no notable problems resulting from foundation movement. The interior and exterior stress indicators showed little affects of movement and I perceived the foundation to contain no significant signs of being out of level after walking the structure. This is a cursory and visual observation made without sophisticated testing procedures. The opinions expressed are ones of apparent conditions and not absolute fact and only apply for the date and the time of this inspection.

• Surface deterioration (known as spalling) was observed on the exterior of

the exposed foundation walls at the front of the house. This condition is common in many homes and does not usually represent a structural concern. In an effort to prevent long-term deterioration, it would be wise to consider floating or parging (skim coat of bonding type of mortar) deteriorated areas.

Light Spalling

Notice: The inspection of the foundation may show it to be functioning as intended or having movement typical to this region, at the time of the inspection. This does not guarantee the future life or failure of the foundation, but is a visual and cursory observation of the conditions and circumstances 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 an evaluation by an engineer.

Notice: Highly plastic clay soils, as are typically found in this region, exhibit a great amount of expansion and contraction with varying moisture contents. With this type of expansion and contraction of the soils, slab on grade homes and traditional/modern pier and beams homes will experience some degree of foundation distress. You should expect to see deflection cracks in the exterior brick veneer, sheetrock cracks and floor tile cracks.







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I NI NP D

B. Grading & Drainage Comments:

• There are some areas around the structure where the grading of the lot is

flat or sloped towards the foundation. Current building standards require that the soil should have the proper clearance from siding material (4 – 6 inches from brick, 6 – 8 inches from wood) then slope away from the home at a rate of 5%, which is 6 inches in 10 feet. If you notice these flat areas gathering water during rains, you may want to take steps to improve the grading of the lot to meet the recommended slope. If the home does not have rain gutters in these areas, installation may be a good idea.

• There is foliage very close to the structure. Recommend trimming foliage away from structure to reduce the possibility of insect invasion (i.e. Carpenter ants) and to help prevent moisture retention in the exterior walls and near the foundation.

Foliage

• Rain gutters are in poor condition. Gutters are rusting at the seams and coming apart in some areas. They are also hanging loose and water is penetrating the wood trim, causing substantial deterioration. Gutters are not appropriately sloped in some areas, causing them to hold water and damage wood components.

Gutters Gutters







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I NI NP D

C. Roof Covering Materials Type of Roof Covering: Dura Last / Wood Shingle Method of Roof Inspection:

Walked on Roof From Ladder with Binoculars From Ground with Binoculars

Comments:

Roof Roof

I was unable to walk on the upper portion of the roof. I carry a 16-foot ladder, but it was not tall enough to get access to the roof. Although the Dura-Last material appears to be in fair condition, it is likely leaking in a few locations. Observed issues are outlined below.

• There are some spots on the flat roof where water is allowed to pool. Flat roofs are supposed to have a slight slope to allow for water drainage. If the slope is not correct, pooling water will cause the material to deteriorate early.

• There is no access to the attic space, but observed moisture stains on

upstairs ceilings suggest some possible leaks in the flat roof. Moisture stains were observed in upstairs ceilings of units 6328, 6330, and 6332.

• The wood shingles are in poor condition. There are many shingles loose, split, damaged, rotting, and/or missing (especially on the flatter areas). The shingles are in need of various repairs or replacement.

Loose / Missing Loose / Deteriorated

Notice: Life expectancy of the roofing material is not covered by this property inspection report. If any concerns exist about the roof covering life expectancy or potential for future problems, a roofing specialist should be consulted. The Inspector cannot, does not, offer an opinion or warranty as to whether the roof has leaked in the past, leaks now, or may be subject to future leaks.

Notice: The inspection of this roof may show it to be functioning as intended or in need of minor repairs. This inspection does not determine the insurability of the roof. You are strongly encouraged to have your Insurance Company physically inspect the roof, prior to closing, to fully evaluate the insurability of the roof.







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I NI NP D

D. Roof Structure & Attic Comments: Roof Ventilation: None Observed Description of Roof Structure:

Rafter Assembly Truss Assembly

Attic Accessible? Yes No Partial Observed from attic access only

Description of Attic Insulation:

Insulation Depth: 0-3” 4”-6” 7”-9” 10”-13” 13+”

(Recommended depth of insulation is 10+” to achieve an R30 rating)

Insulation Type: Loose Batt or Blanket Foam

There was no observed entry to attic space in the building.







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I NI NP D

E. Walls (Interior & Exterior) Comments:

Description of Exterior Cladding:

Wood Type Veneer Brick Veneer Stone Masonry Veneer

Fiber Cement Board Vinyl Siding Metal Siding

Log Home Stucco EIFS (Exterior Insulated Finish System)

Exterior Wall Observations:

• Many brick veneer weep holes are either filled or missing. This condition can cause a buildup of moisture behind the wall and can lead to wood decay. Hidden damage is a possibility. This condition is also conducive to insect infestation. Weep holes are required at the bottom of brick walls every 33 inches.

• There are various previous repairs to brick around the building. There are also some loose bricks around exterior doors. Some brick mortar has deteriorated on the North side of 6328.

• Wood trim (soffits and fascia boards) is deteriorated at various locations. Soffits and fascia boards show evidence of deterioration and rot due to water penetration at many locations around the building. Some water has penetrated the wood shingles and some has wicked under the trim because the gutters are pulled loose.

Water Damage Water Damage








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Interior Wall Observations:

• Interior walls are in very poor cosmetic condition throughout the building. Due to the extent of the damage, an exhaustive list is not provided; the damage is obvious and present throughout. There are minor cracks, previous repairs, and drywall or paneling damage in all units.

Various Damage Various Damage

• There is significant water damage near the front door and laundry room in

6334 and in the dining area of 6328. There is evidence of mold-like substances in these areas. I am not a Mold Inspector; if this circumstance concerns you, you should have further evaluation by a licensed Mold Inspector. The dining room wall in 6328 is very soft and there is likely substantial hidden damage behind the wall.


Notice: Please note that interior finishes may disguise evidence of prior and/or active leak source generators / interior water penetration. No intrusive, moisture and/or Indoor Air Quality (IAQ) / environmental tests were performed, as they were beyond the scope of the inspection performed on this date. It should be noted that various fungi, molds, and mildew flourish in such an environment provided by moist and/or water conditions.







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I NI NP D

F. Ceilings & Floors Ceiling Finish(es): Drywall / Texture

Floor Covering(s): Carpet / Vinyl

Comments:

• Flooring is in poor condition. o Torn, stained, and damaged throughout o Various upstairs flooring is uneven or sagging o Cracked floor tiles in 6332

Damaged Flooring Damaged Flooring

• There are moisture stains and moisture damage on ceilings of all four

units. o 6334 – Dining Room o 6332 – Kitchen, Upstairs Bathroom o 6330 – Kitchen, Living Area o 6328 – Kitchen, Closet in Upstairs Bathroom

Water Stain Water Stain

• The kitchen ceiling in 6328 has been replaced due to multiple leaks in

upstairs bathrooms. The ceiling is currently sagging and upstairs leaks are likely current. Hidden damage between the floors is very likely. Damage is carried through to the dining area wall; the wall is very soft behind the wood paneling.

• There is smoke damage to the dining area ceiling in 6332.

• There are minor cracks at various locations.







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I NI NP D

G. Doors (Interior & Exterior) Comments:

• All front exterior doors have surface damage.

• Many interior doors are loose, damaged, and missing.

• Weather stripping is damaged or missing on most exterior doors.

• Patio doors are reversed in 6334, 6332, and 6328. For security, patio doors should slide to the inside. Most doors do not lock properly.

• Patio doors have no sliding screen doors.

• Patio door in 6330 tracks poorly and the hardware is damaged.

• Folding closet doors are damaged in all four units.

• All exterior doors require new caulking.

• There is some wood rot at the front exterior door of 6334.







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I NI NP D

H. Windows Window Type(s): Aluminum

Glazing Type(s): Single Pane Glass

Comments:

• Nearly all window screens are torn, damaged, or missing. Screens are a specific item in the TREC guidelines. Screens that are torn enough to allow insect infestation should be repaired. All windows and sliding glass doors that have channels for screens should have them installed.

• I observed at least two broken glass panes. Broken glass is considered a recognized safety hazard and limits the energy efficiency of the glass. Effort should be taken to exclude the use of defective windows until such time as they can be repaired.

o 6328 – 2 in South upstairs bedroom o 6334 – 1 downstairs, 1 upstairs

• Evidence of moisture penetration was observed at various windows in all

units. Windows are a common source of water penetration. Leaking at the window can cause hidden or concealed damage. Various windowsills have significant water damage. Caulking or sealing the exterior window frames can sometimes remedy this condition. All damaged elements should be repaired or replaced. Many windows are in relatively poor condition.

Leaking Leaking

• Window springs were noted that are broken at various windows in all

units. A window spring is designed to keep a window open. Weak or defective window springs can allow the windows to slam down unexpectedly. This condition can result in broken glass panes or other related injuries. Defective window springs should be replaced.

• Window hardware (locks and latches) is broken or missing at many

windows. Various windows do not open and close properly.

Note: Your windows would be more efficient if new caulk was applied around framing on the exterior.







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I NI NP D

I. Stairways (Interior & Exterior) Comments:

• The following issues were observed: o 6334 – Broken Baluster o 6332 – Loose Railing and various loose steps o 6328 – Loose Railing

I NI NP D

J. Fireplace/Chimney Fireplace Location:

Chimney Material:

Viewed From:

Flue Material:

Comments:

I NI NP D

K. Porches, Balconies, Decks, & Carports (attached) Porch Type(s): Poured Concrete

Driveway Type(s): Poured Concrete

Comments:

• Front and rear porches are cracked and failing. If you plan to keep the porches as-is, you should seal any gaps to prevent water penetration that will cause further movement.

Front Porch Failing

I NI NP D

L. Other Comments:

• I observed possible evidence of wood-destroying insects. I am not a Termite Inspector. Recommend contacting a licensed pest control company to advise the appropriate action.

• The decorative railing at the front door of 6334 is damaged.







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2. ELECTRICAL SYSTEMS

I NI NP D

A. Service Entrance & Panels Comments: Service Entrance Conductor: Copper Aluminum

Panel Box Branch Circuit Conductors: Copper Aluminum

Meters – Exterior East – Below Ground Entry – 2 Rated for 200 Amps, 2 Missing

• Two exterior meters are missing. There was no power supplied to 6334, 6332, or 6330 at inspection. You should contact the utility company regarding this issue. Sometimes when meters are pulled, some expenses fall to the buyer.

• Breaker box did not have a main cut-off (disconnect) breaker (6330, 6334). It is considered a hazard if it takes more than six motions of the hand to shut off the electricity of the main structure. The box should not be locked or obstructed in any way. Be aware of where the breaker box is located. These panels were also painted shut so they could not be removed fro inspection.

• There are no labels in the breaker box or the labels are inaccurate or

incomplete. Current building standards call for permanent, accurate breaker labels.

• Under current building standards, Arc-Fault protection is incomplete. According to the 2008 National Electrical Code (NEC) – All 120-volt, single phase, 15- and 20-ampere branch circuits supplying outlets installed in dwelling unit in family rooms, dining rooms, living rooms, parlors, libraries, dens, sun rooms, recreation rooms, closets, hallways, or similar rooms or areas shall be protected by a listed arc-fault circuit interrupter, combination type installed to provide protection of the branch circuit. This level of Arc-Fault protection was not a requirement when the home was built.

• I did not observe grounding rods near the meter. Current building standards call for a ground rod driven flush into the ground and 8 feet deep. If there is one present, I did not see it.

• Breaker box did not have an effective dead front barrier (6328). The dead front should be in place to prevent accidental access to parts of the hardware that can result in electrocution.

• Knock out spaces for the breakers in the breaker box were exposed (6328,

6330). Blanks are available that fill these voids at most home improvement stores. The gaps should be filled with snap-on covers.







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I NI NP D

B. Branch Circuits – Connected Devices and Fixtures (Report as in need of repair the lack of ground fault circuit protection where required) Comments: GFCI’s in Required Areas: Exterior Garage Kitchen Bathroom(s)

Receptacles

• GFCI protection for this structure is incomplete. GFCI breakers are required at all bathroom outlets, all exterior outlets, all outlets over kitchen countertops, all outlets in the garage, and any other outlets within 6’ of water. The ground fault circuit interrupt breaker is a safety device that can protect against electrical shock. It can break the circuit in 1/60

th of a second if a fault to the grounding is

detected. These breakers should be tested occasionally and replaced when they no longer protect the circuit.

• Power was supplied to 6328 only at the time of inspection. Observed issues are outlined below:

o One Living Area plug no power o Two Hot/Neutral Reverse in dining area o Two hot/Neutral Reverse in North upstairs bedroom

• Various damaged plugs in 6334 upstairs and 6332 upstairs.

Fixtures

• There are exposed light bulbs in all closets. This is considered a fire-safety issue. Recommend installing globes for safety.

• The following additional issues were observed: o Various globe covers are missing or damaged o 6334 – Light cover missing at ceiling fan o 6332 – Front porch light broken, upstairs fan requires replacement

Smoke Alarms

• Safety Notice: There are not enough smoke alarms in the building. Under current building standards, there should be a smoke alarm located in each bedroom and outside of each separate sleeping area in the immediate vicinity of the bedrooms.

Notice: This inspector is not an electrician. This inspection is a visual inspection only. No load testing or voltage drop testing was performed today. If this report reveals visible deficiencies, it is recommended that a licensed electrician make repairs and further evaluate the situation as necessary. If multiple issues were observed visually, it is very possible that additional issues are present that are not visible at the time of inspection.







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3. HEATING, VENTILATION, AND AIR CONDITIONING SYSTEMS I NI NP D

A. Heating Equipment Central Type of Heating System:

Type of Energy Source: Electric Location of Unit(s): Hall Closet Comments:

6334 – Unable to operate; no power to unit. Rust and corrosion was observed.

6332 – Unable to operate; no power to unit. Rust and corrosion was observed.

6330 – No interior unit present. No thermostat present.

6328 – Rust and corrosion was observed. Unit was unable to reach 100 degrees, indicating that it is in need of repair.

Note: A full evaluation of the integrity of a heat exchanger requires dismantling of the furnace and is beyond the scope of this visual inspection. This is a specific T.R.E.C. guideline limitation. This is a visual inspection only. Readily accessible maintenance panels will be removed and visible components inspected, but dismantling and fully inspecting the unit is beyond the scope of this inspection.







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I NI NP D

B. Cooling Equipment Comments:

Type of Cooling System:

Central

Type of Energy Source: Electric

Location of Unit(s): Roof (x4)

Outside temperature was below 60 degrees and therefore the cooling unit could not be run continuously. Operating the unit continuously at this temperature can cause damage. The best test for the cooling system is to measure the difference between the air coming in and the air going out. The unit should cool the incoming air by 14 to 23 degrees. When the air is already cold, it is impossible for the unit to reach the measured goal. In this situation, I visually inspect the unit and power it on long enough to confirm airflow and to listen to the outside unit, but the performance of the unit cannot be measured without more sophisticated tools. If this is a concern to you at all, I recommend having a licensed HVAC specialist evaluate the unit further.

• I could not get access to the roof to inspect the exterior units. From a distance, they look to be fairly old.

• Judging by appearance, all three units present are in need of some repairs.

• If you are going to purchase a home warranty program, it may be wise to

have the unit serviced. Having the unit cleaned and serviced initially demonstrates good faith that you are performing proper maintenance for the unit. Warranty programs will sometimes deny claims if proper maintenance and care is not demonstrated.

I NI NP D

C. Duct Systems, Chases, & Vents Comments:

I did not observe any access to attic space. The ducts were not visible at inspection.

Note: No intrusive, moisture and/or indoor air quality (iaq) tests were performed today.

• Some bathroom ceiling registers are rusted. This is somewhat common due to humidity in the area.

Be Aware: Home Inspectors are specifically not required to verify compatibility of components, the accuracy of thermostats, or the integrity of the heat exchanger. Home Inspectors are also not required to determine sizing, efficiency, or adequacy of the system, uniformity of the supply of conditioned air to the various parts of the structure, or types of materials contained in insulation. If this report indicates any deficiencies in the performance of the unit, you should have further evaluation by a licensed HVAC specialist to determine the exact cause of the deficiency. If units are undersized or mismatched, or if there is some other system-wide deficiency detected, this could be a significant expense.







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4. PLUMBING SYSTEM

Description of Plumbing System:

Water Supply Source: Public Private Well

Main Water Shutoff Valve: Front Curb Unable to Determine

Water Supply Material: Copper Galvanized Plastic Unable to Determine

Waste Disposal System: Public Sewer Private

Waste & Vent Lines: Plastic Cast Iron Galvanized Lead Copper

Unable to Determine I NI NP D

A. Water Supply System and Fixtures Comments:

• Due to plumbing leaks in 6328 and a missing water heater in 6330, the

water supply could not be turned on. The cutoff valve is missing from the supply line in 6330, so there is no way to stop water flowing through the line. Do not turn on water to the building until these issues are resolved; substantial damage could result. A visual inspection suggests that there are various leaks, damage, and corrosion. You should expect fairly extensive plumbing repairs to be necessary.

• Exterior hose faucets do not have back flow protectors. Anti-siphon devices keep contaminated water from entering the potable water of the house plumbing. These devices are cheap and can be found in most home improvement stores.

• The exterior fixture outside 6328 is damaged.

• Laundry connections are rusting, corroded, or deteriorated in 6334 and

6332.

Note: Be sure to caulk any gaps that may appear between the hardware & tile of the fixtures or shower enclosures. Most tile surfaces will have gaps in the grout that can also allow for water penetration past the tile work. A leak in any one of these areas can cause concealed structural damage that would not be obvious in a visual inspection.







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I NI NP D

B. Drains, Wastes, & Vents Comments:

Due to current leaks, I was unable to perform my normal inspection process. You should have certain issues repaired, and then have the system re-evaluated by a licensed plumber. You should also anticipate many necessary repairs.

• There is evidence of previous leaks below bathroom sinks in all upstairs

bathrooms of all units. Also in downstairs hall bathroom of 6332. The steel drain in the upstairs bathroom of 6332 is corroded.

• Upstairs showers and tubs require tile and caulking/grout repairs. Any gaps in these units will result in leaks to the ceilings below. Most are currently in poor condition and are likely to be leaking.

• There is previous water damage below the kitchen sink in 6334.

• 6328 – Toilet in upstairs bathroom was loose at the floor and the floor bolts

are rusted. The toilet is fastened to the drainpipe and floor by bolts. The seal between the toilet and the drainpipe is usually a wax ring seal. If this seal is broken, the toilet will leak. This condition is likely contributing to the ceiling and wall damage in the kitchen and dining area below. The toilet should be inspected for sealing and tightened. Do not forget to caulk around the fixture to help prevent water damage at the floor.

• 6328 – The toilet in the hall bathroom has a loose tank and rusted tank

bolts. There is evidence of previous leaks in the area.

• 6328 – Evidence of significant leak below kitchen sink. There is also substantial wood rot.

Note: The clothes washer drain line is not inspected during a real estate inspection.

Be Aware: I check the meter at the street for indications of any leaks in the plumbing supply system, but leaks in drain lines beneath slabs are impossible to detect without performing additional plumbing tests or using sophisticated equipment. Plumbing leaks beneath slabs can occur at any time and without previous indications. If you are at all concerned about this issue, you should contact a licensed plumbing contractor to conduct additional tests that are not part of this visual inspection. Again, I was unable to perform this test due to current present leaks.







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I NI NP D

C. Water Heating Equipment Comments:

Energy Source: Electric

Note: Water heaters have been given special attention in the T.R.E.C. guidelines. Although most water heaters conformed to the standards of practice when they were first installed, they may no longer meet industry standards. For this reason, it is not unusual to have a few items reported as “deficient” under this section. Temperature & pressure relief valves that are more than three years old will not be operated by the inspector as these valves are out of warranty and are in need of replacement according to the manufacturer.

6328 – Electric – Hall Closet – 30 Gallons – 1998

• Safety pan underneath the water heater is missing. I am required to report if a water heater in the structure does not have safety pan underneath it that is properly piped to the outside or to a drain.

• The T&P Valve is broken.

• Screws are missing at element covers.

6330 – No Water Heater Present

6332 – Electric – Kitchen Closet – 30 Gallons – 2007

• There is no drain line on the safety pan and the pan is full of water,

indicating that the unit is leaking and in need of repair.

6334 – Electric – Laundry – 30 Gallons – 1999

• Safety pan underneath the water heater is missing. I am required to report if a water heater in the structure does not have safety pan underneath it that is properly piped to the outside or to a drain.

• There is corrosion at the connections, rust on the casing, and water stains

on the floor. The unit is likely to be in need of various repairs or replacement.

Be Aware: The average life expectancy for water heaters is around 8 years. If your water heater is near that age, it may be wise to begin budgeting for replacement. If the water heater is located in an area where failure could cause damage to the structure (attic), it may be wise not to wait for signs of failure before replacing the unit.

I NI NP D

D. Hydro-Massage Therapy Equipment Comments:







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5. APPLIANCES

I NI NP D

A. Dishwasher Comments:

At the time of inspection, power was only available in 6328. Visual inspections only were performed of appliances in other units.

• Dishwasher drain lines (discharge hose) did not have an anti-siphon valve

or a vacuum break. The dishwasher drain line usually attaches to the garbage disposal. The drain line should arch above the level of the sink drain, have an anti-siphon valve, or have a vacuum break. This keeps debris in the disposal from siphoning back to the clean dishes. The drain line should be elevated or a back flow device installed.

6328 – The door is melted at the bottom interior. The unit was not operated.

I NI NP D

B. Food Waste Disposer Comments:

At the time of inspection, power was only available in 6328. Visual inspections only were performed of appliances in other units. The unit in 6328 did not operate at inspection.

I NI NP D

C. Range Exhaust Vent Comments:

At the time of inspection, power was only available in 6328. Visual inspections only were performed of appliances in other units. 6328 – The light did not function and the electrical connection above is unsafe.







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I NI NP D

D. Ranges, Cooktops, & Ovens Comments:

At the time of inspection, power was only available in 6328. Visual inspections only were performed of appliances in other units.

• 6330 – Oven is not properly secured to the surrounding cabinet, wall, or

floor. Children can tip the oven over if the door is used as a stepping stool. All ovens are now required to be secured in some fashion. An anti tip device should be installed.

• 6334 – Burners are visibly damaged. 6328 – Oven reached 350 degrees, but the oven light did not function. Burners operated at high and low settings, but the trim pieces are missing and the unit is in poor cosmetic condition.

I NI NP D

E. Microwave Oven Model Number:

Comments:

I NI NP D

F. Trash Compactor Model Number:

Comments:

I NI NP D

G. Mechanical Exhaust Vents & Bathroom Heaters Comments:

6334 – Cover damaged

I NI NP D

H. Garage Door Operator(s) Brand:

Comments:

I NI NP D

I. Door Bell & Chimes Comments:

6334 – Button damaged 6328 – Button damaged







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I NI NP D

J. Dryer Vents Comments:

Some exterior covers are damaged.

Important Notice

Whenever a defect of any kind is noted in a system or aspect of the house, we recommend that a qualified (licensed) technician inspect and service the entire system. Sometimes noted defects are symptoms of other, sometimes more serious, defects. It is also recommended that the buyer walk through the property the day before closing to assure conditions have not changed since inspection.







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6. OPTIONAL SYSTEMS I NI NP D

A. Lawn & Garden Sprinkler Systems Comments:

I NI NP D

B. Swimming Pools, Spas, Hot Tub, & Equipment Comments:

I NI NP D

C. Outbuildings Comments:

Parking units were not inspected.

I NI NP D

D. Outdoor Cooking Equipment Comments:

I NI NP D

E. Gas Supply Systems Comments:

I NI NP D

F. Private Water Wells Type of Pump:

Type of Storage Equipment: I NI NP D

G. Private Sewage Disposal I NI NP D

H. Whole-House Vacuum Systems I NI NP D

I. Other Built-in Appliances

Multi-Family Report

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Transcript of Multi-Family Report