Prepared for: John & Jane Doe 123 Main Street Anytown, TX 77777

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 7-2 (8/09)

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Prepared for:

John & Jane Doe

123 Main Street

Anytown, TX 77777

Inspected by:

Michael Kovacik

TREC #10183

Superior Inspection Services

281-883-2870

www.sisonline.net

E-mail: [email protected]

mailto:[email protected]



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PROPERTY INSPECTION REPORT

Prepared For: John & Jane Doe

(Name of Client)

Concerning: 123 Main Street, Anytown, TX 77777

(Address or Other Identification of Inspected Property)

By: Michael Kovacik TREC#10183 03/01/2012

(Name and License Number of Inspector)

(Date)

(Name, License Number and Signature of Sponsoring Inspector, if required)

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 535.227-535.233 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. 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 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

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.



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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.

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR

Inspected property was: Sq. Footage Approximation: 3121 Year Built: 2000

Vacant Occupied

Weather Conditions:

Sunny Overcast

Rain Snow

Inspection scope:

Full

1-Year Home Warranty Inspection

Limited -

Parties present @ time of inspection:

Buyer

Seller/Owner

Builder

Listing Agent

Buyer's Agent

Outside temperature @ time of inspection: 78 degrees F Inspection time: 12:40 pm.

If printing out inspection report, inspector recommends printing in color for better quality picture resolution.

Report Identification: 7123 Main Street, Anytown, TX, 77777

This confidential report is prepared exclusively for John & Jane Doe of 12

© 2012 Superior Inspection Services

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

I NI NP D Inspection Item

I. STRUCTURAL SYSTEMS

A. Foundations

Type of Foundation(s): Slab-on grade

Comments:

Cable ends exposed around perimeter of detached garage. Recommend sealing.

The foundation is performing as intended. No significant problems were observed.

Performance opinion: Note: The inspector’s opinion is based on visual observations of unobstructed & accessible structural

areas @ time of inspection. Future performance of the structure cannot be predicted or warranted.

Surface cracking is present at foundation corners. At this time, there is no indication these separations

are affecting the structure of the home. While surface cracking & foundation corner cracking as these

are common, it is still important to be aware they exist, so as to know of any growth or further

separation.

Suggested Foundation Maintenance & Care: Drainage must be directed away around foundation

perimeter with downward sloped grades. In most cases, covered flooring and/or stored articles prevent

recognition of settlement signs – cracking in all most severe cases. It is important to note, this was not a structural engineering survey nor was any specialized testing done of any sub-slab plumbing systems

during this limited visual inspection as these are specialized processes requiring excavation. In the

event that structural movement is documented, client is advised to consult with a Structural Engineer

who can identify causes and determine the necessary steps, if any, should be considered to either rectify

structural movement.

B. Grading & Drainage Comments:

Soil to brick contact observed around various perimeter areas. See picture for example.

Clearance compromised @ outside a/c pad. Standards call for 3” clearance around pad.

Vegetation set along right side of exterior wall. See picture.

Report Authentication: 123 Main Steet, Anytown, TX 77777 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency




C. Roof Covering Materials

Type(s) of Roof Covering: Asphalt composition shingle

Viewed From: Inspected from drip edge with ladder / back of home. Front of home @ ground with

binoculars.

Comments:

Debris inside gutter system. Recommend cleaning.

Lifted flashing over right side of front porch area. See picture.

J-flashing observed around home. Step flashing method used per standards.

Daylight observed around water heater flue penetration to exterior. See picture.

Roofing material in contact with combustible piping. Standards call for 1” clearance around

combustible piping. See picture.

Lifted flashing Daylight observed around water heater flue

D. Roof Structure & Attic

Viewed From: Interior of Attic

Approximate Average Depth of Insulation: 10” to 13”

Approximate Average Thickness of Vertical Insulation: 7” to 9”

Comments:

Firestop exposed @ breezeway area inside garage area. See picture.

30 x 30 workspace in front of water heater compromised.

Doubled wood beams observed to be splitting @ left side of garage. See picture.

Overhanging tree limbs over house structure. Recommend trimming back branches.

Vertical insulation @ left side of attic stairway when entering attic not present. See picture.





Exposed opening in firestop @ garage Splitting wood beam & rafter

Vertical insulation missing @ attic

E. Walls (Interior & Exterior) Comments:

Left downstairs window lentil directly to left of front porch deteriorating. See picture.

Weepholes not present over all metal lentils. See picture. This picture is same as above picture.

Windows/doors around home have exposed sealant observed around framework. Recommend

resealing.

Effluorescence observed around various areas of brick. See picture for example.

Brick cracking observed @ front porch right & left corners.

Exposed opening under kitchen sink area.

Separations observed in hardi siding @ garage back, right & left sides of home.

Exposed opening @ left side under master sink.

Siding to shingle contact observed @ backside wall. Standards call for 2” clearance. See picture.





Missing weepholes/deteriorating metal lentil Effluorescence example

Siding to shingle contact observed

F. Ceilings & Floors Comments:

Functioning as intended @ time of inspection. No issues observed in this section.

G. Doors (Interior & Exterior) Comments:

Back door weatherstipping damaged @ striker side of doorframe.

Downstairs foyer coat closet not closing properly.

Utility room door not closing properly.

H. Windows Comments:

Bottom weather-stripping @ breakfast room window loose.

Window screen damaged @ downstairs study window.

2nd story window glazing strip damaged around window.

Front dining window rubber seal on window screen loose @ left window.

Window cracked @ utility room window.





Front right upstairs bedroom screen rubber seal loose.

Front porch transom window seal damaged next to front door.

I. Stairways (Interior & Exterior) Comments:

Functioning as intended @ time of inspection.

J. Fireplace/Chimney Comments:


K. Porches, Balconies, Decks, and Carports Comments:

Cracking observed in driveway sections.

Fence pickets not fastened @ right side fencing.

II. ELECTRICAL SYSTEMS

A. Service Entrance and Panels Comments:

A/C disconnects directly over outside a/c pad.

Anti-oxidant paste not present on aluminum service entrance cables.

Double lugging observed @ neutral bar buses.

Neutral wiring not indicated for hot usage.

B. Branch Circuits, Connected Devices, and Fixtures

Type of Wiring: Copper

Comments:

Left wall garage outlet not GFCI protected.

Smoke detector not installed inside master bedroom.

Fluorescent light cover not present in master closet.

Fan wobbly in upstairs playroom area.

Recessed can lighting in contact with insulation. Inspector saw can light that was rated for non I.C

rated. Standards call for 3” separation around lighting area.

Recommend licensed electrician for further evaluation.

III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

A. Heating Equipment

Type of System: Central Forced Air Furnace

Energy Source: Gas

Comments:






B. Cooling Equipment

Type of System: Central Forced Air System

Comments:

A/C insulation @ outside lines observed to be deteriorating.

Damaged coils observed around both a/c units.

Both upstairs & downstairs units did not have a differential between 16-20 degrees.

Unit #1 Supply Air Temp: 55 Return Air Temp: 66 Differential: 11

Unit #2 Supply Air Temp: 53 Return Air Temp: 65 Differential: 12

C. Duct System, Chases, and Vents Comments:

A/C return air grill in downstairs butler pantry ceiling, upstairs ceiling & master ceiling opened up @

time of inspection.

Filters not present/dirty @ all 3 return chases. Recommend replacing.

Escutcheon @ left side secondary drain line not present. Recommend installing to cover exposed

opening. See picture.

Note: An HVAC technician was home @ time of inspection. It is recommended that an HVAC

technician further evaluate the system differential.

IV. PLUMBING SYSTEM

A. Water Supply System and Fixtures

Location of water meter: Front left of home @ curb

Location of main water supply valve: Utility room right wall

Static water pressure reading: 75 PSI

Comments:

Electrolysis observed @ right & back side exterior hose bib.

Insulation damaged around all exterior hose bibs.





Master showerhead loose from wall.

Functional flow compromised @ master tub faucet.

Right master bath sink missing aerator component.

Blue substance observed inside master toilet tank. Recommend removing due to malfunction of

flapper component inside tank area.

B. Drains, Wastes, and Vents Comments:

Note: Main sewer cleanout is directly to right of front porch area in mulchbed.

C. Water Heating Equipment

Energy Source: Gas

Capacity: 50 Gallon

Comments:

Drain line set outside water heater drain. See picture.

Recommend licensed plumber for further evaluation.

D. Hydro-Massage Therapy Equipment Comments:

V. APPLIANCES

A Dishwasher Comments:

Rusted prongs observed on both dishwasher racks.

B. Food Waste Disposer Comments:






C. Range Exhaust Vent Comments:


D. Ranges, Cooktops, and Ovens Comments:


E. Microwave Oven Comments:


F. Trash Compactor Comments:

G. Mechanical Exhaust Vents and Bathroom Heaters Comments:

Exhaust venting not present inside master bath area.

H. Garage Door Operator(s) Comments:

Reversing mechanism not functioning properly.

I. Doorbell and Chimes Comments:

Doorbell not functioning properly.

J. Dryer Vents Comments:

Dryer vent trim not flush to wall.

Dryer vent termination observed to be dirty. Recommend thorough cleaning. See picture.

VI. OPTIONAL SYSTEMS

A. Lawn and Garden Sprinkler Systems Comments:

Sprinkler system not functioning properly. Zones 2 sprinkler heads were spraying in different

directions. Zone 4 trickling water out of system. Recommend thorough evaluation through

irrigation specialist.

Sprinkler backflow insulation damaged @ left side exterior of garage.





Rusted valves observed on sprinkler backflow.

Electrolysis observed atop copper components on sprinkler backflow.

B. Gas Supply Systems Comments:

Gas piping observed to be rusting entering home @ right side.

Prepared for: John & Jane Doe 123 Main Street Anytown, TX 77777

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Transcript of Prepared for: John & Jane Doe 123 Main Street Anytown, TX 77777