This Professional Inspection Report Has Been Prepared ... · This property inspection report may...

Chubby Hubby Home Inspections, PLLC 7028 Culver Ave. Fort Worth, TX 76116

(817) 781-8850 WWW.CHHIFW.COM

This Professional Inspection Report Has Been Prepared Exclusively For:

Our Client Inspector: Dale Sherman TREC #21563

Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188, (512) 936-3000 (http://www.trec.texas.gov) of 60 REI 7-5 (05/4/2015)

Chubby Hubby Home Inspections, PLLC 7028 Culver Ave. Fort Worth, TX 76116

(817) 781-8850 WWW.CHHIFW.COM

Email: [email protected]

PROPERTY INSPECTION REPORT

Prepared For: Our Client Phone: 123-456-7890 Email: [email protected] Inspection Street Address: Our New Home St City, State and Zip: Any Town, TX 77777 Inspector(s): Dale Sherman TREC #21563

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 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 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

http://www.trec.texas.gov/

mailto:[email protected]

Report Identification: Our New Home St. Any Town TX

Prepared exclusively for Our Client by Dale Sherman TREC #21563

© 2019 Chubby Hubby Home Inspections, PLLC WWW.CHHIFW.COM

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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. 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, bathrooms, 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) [or other metal gas tubing or piping where requires].

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




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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 require 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.

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. If you have questions or issues about the activities of a license holder, the complaint process or the recovery funds, please visit www.trec.state.tx.us or call 512-939-3000.

http://www.trec.state.tx.us/




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ADDITIONAL INFORMATION PROVIDED BY INSPECTOR(S) The property inspected was: Vacant Occupied Foundation Type: Slab Post Tension Approximate Square Footage: 1,819 Parties present at inspection: Clients Year house was built: 2001 WDI (Pest Inspection): Yes No Date of Inspection: Time of Inspection: Buyers Agent: Phone: Email: Agency Address:

Weather conditions at Time of Inspection Weather Condition during inspection: Hot/Humid Breezy/Windy Cool/Cold Partly cloudy Rainy Sunny Outside temperature upon arrival: 87° Outside temperature upon departure: 92°

Financial information about the inspection Cost of home inspection services: Cost of WDI (Pest Inspection): N/A Cost of swimming pool inspection: N/A Cost of crawlspace inspection: N/A Total cost of Home Inspection(s) with WDI, pool and crawlspace: Paid to Chubby Hubby Home Inspections by Cash Check Credit Card Debit

Important Limitations and Disclaimers This Property Inspection Report reports on only the items listed and only on the current condition of those items as of the date of inspection. This report reflects only if the items inspected are observed to be “operable” or “inoperable” at the time of inspection; that is whether such items are observed to serve the purpose for which they are ordinarily intended, at this time. This report reflects only those items that are reasonably observable at the time of inspection. NO RERPRESENTATION OR COMMENT is made concerning any latent defect or defects not reasonably observable at the time of the inspection or of items which require the removal of major or permanent coverings. For example, but without limitation, recent repairs, painting or covering may conceal prior or present leak damage which is not reasonably observable by the inspector and no representation or comment can be made. NO REPRESENTATION IS MADE CONCERNING ANY OTHER CONDITION OR THE FUTURE PERFORMANCE OF ANY ITEM. NO REPRESENTATION IS MADE AS TO ITEMS NOT SPECIFICALLY COMMENTED UPON. ALL WARRANTIES, EXPRESSED OR IMPLIED, NOT SPECIFICALLY STATED HEREIN ARE EXCLUDED AND DISCLAIMED. If a comment is made concerning the condition of any item, the Client is URGED to contact a qualified SPECIALIST to make further inspections or evaluations of that item. Client must notify Chubby Hubby Home Inspections, PLLC; in writing of any complaints within seven (7) days of the date of inspection and must thereafter allow prompt re-inspection of the item in question. Otherwise, all claims for damages arising out of such complaint are waived by Client. If Client institutes any legal action concerning this inspection and fails to prevail on all causes of action alleged, Client shall be liable to Chubby Hubby Home Inspections for all of its attorney’s fees incurred in such action. Actual damages for any breach of contract or warranty, negligence or otherwise are limited to the amount of the inspection fee paid. The Client, by accepting this Report or relying upon it in any way, expressly agrees to these Limitations and Disclaimers. For more information concerning your rights, contact the Consumer Protection Division of the Attorney General’s Office, your local District or County Attorney, or the attorney of your choice. I FULLY and COMPLETELY understand that this inspection is not a warranty or guarantee. This inspection is essentially visual, it is not technically exhaustive, and it does not imply that every defect will be discovered. It is only a statement of opinion and/or condition as of and on this date.

CLIENT SIGNATURE: _______________________________________ DATE: _____________________ INSPECTED BY: Dale Sherman TREC #21563

Report Identification: Our New Home St. Any Town TX of 60 I=Inspected NI=Not Inspected NP=Not Present D=Deficient

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I. STRUCTURAL SYSTEMS A. Foundations

A. Foundations Comments:

Foundation Deficiencies:

D – There are areas of overexposure on the foundation walls due to water run-off. Recommend adding soil or mulch to have at least 4 inches of exposure. D – There are corner pops around the home. D – There is an area of honeycombing present at the foundation wall. This area should be monitored.

Additional Notes

Type of foundation(s): Post Tension Cable

At this time, the foundation appears to be supporting the structure and immediate significant repair needs are not needed. The inspector recommends a parge coating be applied to the exposed foundation.

Some areas of the foundation were not visible due to high soil and or heavily foliage. There were bushes blocking the foundation walls. Bushes should be kept 2’ away from the foundation walls. There were areas of erosion around the foundation wall due to water runoff from the roof.


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B. Grading and Drainage

Comments:

Grading and Drainage Deficiencies: D – There are gutters that have debris which can cause blockage. Recommend removal. D – There are down spout discharges that do not extend at least 3 feet away from the foundation. D – There are missing splash blocks around the perimeter of the home. D – There are gutter discharge opening over on the roof. Recommend adding diverters to prevent wear of the roof covering materials. D – The flower beds at the front, right-side, left-side, and back have inadequate drainage. Recommend re-sloping to move water away from the foundation.

Additional Notes: The Inspector recommends that gutters be cleaned around the home, and splash blocks be installed properly, and all down spout diverters extended 3’ away from the foundation and yearly cleaning is recommended.


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C. Roof Covering Materials

Comments:

Roof Covering Materials Deficiencies: The inspector could not fully inspect the facia and soffit areas due to vinyl siding. D – There is a tree touching the roof on the front of the home. Recommend cutting the tree back 3 foot from the roof. D – There is debris in the valley by the front entry way, this can cause premature roof wear. Recommend removal. D – There are gutter discharge opening over on the roof. Recommend adding diverters to prevent wear of the roof covering materials.

Additional Notes: The roof was observed by the ground, ladder and on top of the roof. The type of roof covering material used was: Asphalt

The roof is one of the most expensive components to repair or replace. The inspectors are not roofing experts and It’s recommended that a licensed roofing company thoroughly inspect the roofing prior to the end of the option period.


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Please refer to the seller’s disclosure in reference to the roof system’s age, condition, prior problems etc. Only the property owner would have accurate knowledge of this information. The roof’s age cannot be determined by the inspector and this inspection is not a warranty against future roof leaks. Even a roof that appears to be in good, functional condition may leak under certain circumstances. The inspectors do not take responsibility for a roof leak that happens in the future. This inspection is not a warranty or guarantee of the condition of the roof system.

D. Roof Structures and Attics

Comments:

Roof Structures and Attics Deficiencies: D – The garage pull-down attic stairway is attached screws. The manufacture recommends 16D nails or 3-inch lag bolts for proper attachment. D – There were areas of hot and cold spots at various ceilings around the home due to low lying or missing insulation within the attic. The current standards call for 14” to 16” inches and at the time of the inspection there was approximately 8” to 10” inches present.

Additional Notes: Vantage point at which the attic was viewed from:


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The decking and or safe areas of the attic only and there were some areas inaccessible due to height clearances or safety concerns that were not closely inspected i.e. eve area of the attic. Attic: Approximate average thickness of vertical insulation: 3" to 6" Attic insulation levels: 08” to 10” inches, which is below the current standards of 14” to 16” Type of insulation: Blown-in Attic Ventilation Type: Passive roof vents and soffit vents Attic Temperature: 114 degrees Attic Humidity: 34 % - If the relative humidity levels are 60% or higher is a conducive condition for biological growth, inspector(s) recommend(s) additional ventilation.

The Attic area above the Garage: The attic area above the garage is not required to have insulation however since the area is attached to the home we recommend that you add batt insulation to each cavity and then decking or 14” to 16” inches of blown in insulation within that area; in doing so the added insulation will also help to reduce your annual bills up to 25%. Insulation is Key:

Many homes are uncomfortable and expensive to heat and cool because of inadequate attic insulation. But comfort and energy problems can be permanently solved with an attic insulation upgrade.

In fact, research by the Department of Energy has demonstrated that you can cut your heating and cooling expenses by as much as 40% by properly air-sealing and insulating your attic.

Types of insulation to add:


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The most common types of materials used for loose-fill insulation include cellulose, fiberglass, and mineral (rock or slag) wool. All of these materials are produced using recycled waste materials. Cellulose is primarily made from recycled newsprint; most fiberglass insulation contains 20% to 30% recycled glass.

When insulating your home, you can choose from many types of insulation. To choose the best type of insulation, you should first determine the following:

• Where you want, or need to install/add insulation • The recommended R-values for areas you want to insulate.

Installing Insulation

The maximum thermal performance or R-value of insulation is very dependent on proper installation. Homeowners can install some types of insulation -- notably blankets and materials that can be poured in place. Other types require professional installation.

When hiring a professional certified installer:

• Obtain written cost estimates from several contractors for the R-value you need, and don't be surprised if quoted prices for a given R-value installation vary by more than a factor of two.

• Ask contractors about their air-sealing services and costs as well, because it’s a good idea to seal air leaks before installing insulation.

To evaluate sprayed or blown-in types of insulation, measure the depth of the insulation and check for gaps in coverage.

If you choose to install the insulation yourself, follow the manufacturer’s instructions and safety precautions carefully and check local building and fire codes. Do-it-yourself instructions are available from the fiberglass and mineral wool trade group. The cellulose trade group recommends hiring a professional, but if there isn’t a qualified installer in your area or you feel comfortable taking on the job, you may be able to find guidance from manufacturers.

E. Walls (Interior and Exterior)


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Comments:

Interior Wall Deficiencies: D – The escutcheon plates were loose at the hallway and master bathroom shower wall and should be sealed with silicone caulk to prevent water from entering the wall when the shower is on. D – Caulking was needed at the waterspout in the hallway bathroom at the wall connection point to prevent water penetration behind the walls. D – There were cracks and repaired cracks at the interior walls. External Wall Deficiencies: D – There are areas of brick and mortar separation at the exterior walls on the right corner of the home. Recommend repair. D – The exterior faucets should be sealed at the wall connection point to prevent water penetration. D – The external lights need caulk at the light base to wall connection point. D – The sprinkler conduit to wall connection needs caulk.

Additional Notes:

Prevalent exterior siding: Brick with wood trim

There were bushes blocking the exterior wall(s); it’s recommended that they be trimmed 2’ feet away from the walls in order to prevent damage to the walls. Some of the walls appear to have been painted which may hide stains, mildew, or other damage that may exist.

There were walls obstructed by personal belongings i.e. clothes, boxes etc.; these areas could not be fully inspected.


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F. Ceilings and Floors

Comments:

Ceilings: Deficiencies: D – There were loose fasteners (AKA nail pops) on the ceilings in the kitchen/eat-in area. D – There were cracks and repaired cracks present at the ceilings. D – There are cracks and tape pulls in the garage ceiling. The garage ceiling is a fire wall and it should not contain any openings to the attic area, inspector recommends repair to maintain a 20-minute fire separation. Floors: Deficiencies: D – There were small chips in the kitchen floors. D – The hallway and master bathroom toilets were not caulked at the base to floor connection point; it’s recommended that the connection point be caulked to prevent water leaking and damage. D – There were cracks in the garage floor.

Additional Notes: Some of the ceilings appear to have been painted which may hide some stains, mildew, or other damage that may exist.

There were floors obstructed by personal belongings i.e. rugs, furniture etc.; these areas could not be fully inspected.


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G. Doors (Interior and Exterior)

Comments:


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Interior Door Deficiencies: D – There were doors that closed by themselves when put in a fixed position. Exterior Door Deficiencies: There were no deficiencies found with the exterior door at the time of the inspection. Garage door deficiencies: D – There is a small tear in the middle of the 2nd from top panel on the garage door. Recommend repair.

Additional Notes: The house to garage door does not self-close, a self-closing house to garage door is recommended for safety and fire protection.

H. Windows

Comments:


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Window Deficiencies: D – The interior and exterior caulk was cracked around the windows in the home.

Additional Notes:

There were windows blocked by personal belongings and or furniture and were inaccessible for inspection. There was no observable broken glass or voided thermal panes at time of inspection and the windows appear to be performing their intended function.

I. Comments:

I. Stairways (Interior and Exterior) Comments:

Interior Stairway Deficiencies: There were no stairs installed or present at the time of the inspection. Exterior Stairway Deficiencies: D – Railings were missing at the stairs in the back yard.


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J. Fireplace and Chimneys

Comments:

Fireplace Deficiencies: The fireplace had a glass cover over the front of the firebox opening and the inspector could not inspect the interior of the firebox. Only the exterior of the fireplace was inspected. The on/off switch for the fireplace was on the wall and to the right of the fireplace.

Additional Notes:

Based on your use of the fireplace it’s recommended that the damper area and chimney flue be cleaned every year for safety and fire hazard reasons. Type of fireplace: Manufactured Fireplace fuel type: Gas The attic firestop was not accessible or visible and it was undetermined if one was present. The fireplace insert panels were constructed of metal to appear as brick. The fireplace’s chimney flue was constructed of metal. The fireplace had stones and other fireplace debris on the hearth (flooring) which limits the ability to fully inspect it. The fireplace had gas logs set in place which limits the ability to fully inspect the firebox.


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K. Porches, Balconies, Decks and Carports

Comments:

Porch Deficiencies: There were no deficiencies were found with the porches at the time of the inspection.

Deck(s) Deficiencies: There were no decks at the time of the inspection.

Balcony Deficiencies: There were no balconies present at the time of the inspection.

Carport(s) Deficiencies: There were no carports present at the time of the inspection.

Additional Notes: Note: Structural load capabilities are not inspected.

II. Electrical Systems

A. Service Entrance and Panels


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Comments:

Service Entrance and Panels Deficiencies: The inspector could not remove the dead front cover due to a storage rack covering the panel D – There are no Arc-fault circuit breakers in the panel. Current standards require Arc-fault circuit breakers In all living areas. D – There are some, but not all the required dedicated circuits in the panel that are required by current standards. D – There is an incomplete legend on the dead front cover. Recommend adding a legend that is descriptive and precise.

Additional Notes: Due to defects observed, recommend service and complete system check by licensed electrician. Note: All systems in the house could not be verified for bonding. Main panel brand: Square D Approximate Amperage at the sub-panel: 200 Amp per panel labeling

Grounded electrical system: 2 wire ungrounded electrical system 3 wire grounded electrical system

Arch Fault Circuits present in all required areas: Yes No Dedicated Circuits present in all required areas: Yes No Main panel location: Garage wall

Grounding electrode type present at home:

Grounding rod Cold water pipe Ufer Not located or observed by inspector(s)


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B. Branch Circuits, Connected Devices, and Fixtures

Comments:

Branch Circuits Deficiencies: D – There were an insufficient number of carbon monoxide alarms within the home. Carbon monoxide alarms were missing in the hallways, living room, kitchen, and bedrooms. D – The laundry room did not have GFCI receptacles, recommend repair by a licensed electrician. D – The smoke alarms appeared to be old and outdated and they may be past there 10-year life expectancy, recommend they be replaced with newer models. D – The receptacle behind the laundry room door has a GFCI protected sticker and upon testing; the receptacle was not a GFCI protected outlet. D – The under the cabinet lights in the kitchen were connected to the GFCI receptacle located to the right of the stove. D – There was an uncovered light fixture in the master bedroom closet; for safety reasons all light bulbs and light fixtures should be covered. D – There were various loose outlets. D – There were some light bulbs that did not respond when operated. Our client may wish to check the bulbs before contacting an electrician.

Additional Notes:


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Outlets that are behind or under furniture, under floor rugs, stored items or plugged into electronics

were not tested due to safety reasons. Doorbell operational: Yes Smoke Alarm Locations: Hallways and Bedrooms Carbon Monoxide Locations: Missing from the home GFCI Reset Location(s): Kitchen, master bathroom All batteries within smoke alarms and carbon monoxide alarms should be changed upon moving in to your new home. Smoke alarms that may be connected to an in-house security system are not inspected due to the possibility of being connected for direct call out to the local fire department, emergency services and or the police department. For testing, it is recommended that you contact the security company that monitors the currently installed system. Chapter 766 of the Health and Safety Code requires one-family and two-family dwellings to have working smoke detectors installed in accordance with the requirements of the building code in effect in the area in which the dwelling is located, including performance, location, and power source requirements. If you do not know the building code requirements in effect in your area, you may contact your local building official for more information. At a minimum, smoke alarms are required at all designated sleeping areas and each central hall adjoining a sleeping area. National Fire Alarm Code requires that detectors be replaced every 10 years.

III. Heating, Venting, and Air-Conditioning Systems

A. Heating Equipment Comments:

Heating Equipment Deficiencies: The heating system could not be tested due to excessive external temperatures. Recommend having the system be tested in the heat mode prior to cold weather. D – There are signs of scale on the burners. Recommend cleaning. D – There was not a sediment trap installed in the gas line per manufactures instructions. Recommend repair.

Additional Notes:

Due to the defects observed, the inspector(s) recommend service by a qualified H.V.A.C Service Company or technician


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Note: Gas fired heat exchangers cannot be thoroughly inspected for deficiencies without disassembly.

To prevent damage to the unit the heating unit or units were inspected but were not operated since the ambient temperature exceeds 70ºF. Type of system: Split System, Forced air

Fuel Type: Gas

Interior heater:

Thermostat location: Master bedroom hall next to garage door Condition: Functions – Always change the batteries upon moving in.

Filter type: Disposable Filter condition: Dirty Filter size: 20 x 30 x 1. Filter location: Master bedroom hall ceiling

The average air temperature at the first-floor service registers is approximately degrees F.

Manufacture: Bryant Serial Number: 2101A54421 Model Number: 373LAV048095 Manufacture Date: Week 21 2001

The National Association of Home Builders and Bank of America Home Equity division produced a Study of Life Expectancy of Home Components in February 2007. The life expectancy is based on first owner use. That study noted that the expected life span (on average) of gas-fired heaters is about 18 years. Take this into consideration when noting the manufacture date listed above for the unit at this property. Further evaluation and cleaning is recommended to verify that the heat exchanger is not cracked or rusted through. If not damaged, the H.V.A.C. technician should furnish a receipt and a statement as to the condition of the heat exchanger.


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B. Cooling Equipment

Comments: Cooling Equipment Deficiencies: D – There was no trap installed in the primary condensation line. A trap prevents sewer gases from entering in the home through sink in the hall bathroom. Recommend adding a trap. D – The primary condensation line was not insulated to prevent condensation drips under the line. Recommend repair. D – The large Freon line has aged, missing or torn insulation. Recommend repair. D – The evaporator coil has rust. Recommend cleaning by a licensed HVAC technician. D – The condenser coils are bent. Recommend a HVAC technician straighten the coils. D – The condenser is not level. Recommend repair. D – The condenser coils are dirty. Recommend cleaning.

Additional Notes:

Due to defects observed, inspector(s) recommend(s) service and or repair by qualified H.V.A.C Service Company.

Type of system: Split System, Forced Air

Fuel Type: Electric Normal Δ range 15° - 21°

Location: Kitchen Return 74° Supply 61° Δ Temperature 13° Location: Living room Return 74° Supply 58° Δ Temperature 16° Location: Master bedroom Return 74° Supply 60° Δ Temperature 14° Location: Guest bedrooms Return 74° Supply 60° Δ Temperature 14°

The average air temperature at the first-floor service registers is approximately 59°F.

Manufacture: Bryant Serial Number: 1301E02446 Model Number: 663CJ048-C Manufacture Date: April 2001

The National Association of Home Builders and Bank of America Home Equity division produced a Study of Life Expectancy of Home Components in February 2007. The life expectancy is based on first owner use. That study noted that the expected life span (on average) of air conditioners is about 10-15 years. Take this into consideration when noting the manufacture date listed above for the unit at this property.


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C. Duct Systems, Chases and Vents

Comments:

Duct Systems, Chases and Vent Deficiencies: D – There were ceiling service registers that are not secured properly to the ceilings or walls which allows air to flow along the ceilings and or the walls and not down and into the room as intended.

Additional Notes: Due to the defects observed, the inspectors recommended service of the ducts by a licensed HVAC technician and make any and all necessary repairs or replacements. The inspector recommends that the ducting be cleaned to remove dust, mold and dirt can buildup internally within the ducts which can be a health hazard.


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IV. Plumbing Systems

A. Plumbing Supply, Distribution Systems, and Fixtures

Comments:

Plumbing Systems Deficiencies: D – The water temperature at the kitchen sink was 132 degrees which can cause harm, recommend reducing the temperature to 110 degrees for safety reasons. D – The toilet tank in the hallway bathroom was loose, recommend repair to prevent future water damage. D – The master bathroom shower handle was loose. D – The hot and cold faucet fixture handles on the master bathroom bathtub and on the left side master bathroom sink were loose. D – There were “flushable” toilet wipes next to the toilet in the hallway. These wipes could cause backups in the toilets, recommend they not be used and have the D – The bathtub stopper in the hallway bathroom was missing at the time of the inspection.

Additional Notes: Due to the observations, the inspectors recommend that a licensed plumber further evaluate the water supply system, fixtures, and drainage system, and make all necessary repairs and or replacements. The drain lines and waste vents are not inspected by the inspectors; it’s recommended that a licensed plumber evaluate the drain lines and waste vents with a video camera and; or perform a hydrostatic pressure test and make all necessary repairs.

Type of supply lines within the house: Copper Location of water meter: Front yard Location of main water supply valve: Unable to locate Static water pressure reading: 78 PSI Gas Meter location: Right side of home


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Type of assessable gas line: Black iron and CSST Further evaluation of gas lines by a licensed electrician and or licensed plumber is needed. Corrugated Stainless Steel Tubing (CSST) gas lines are present in the home. It is important to ensure these gas lines are properties bonded / grounded for fire and electrical safety. Visual inspection of CSST was limited to only accessible areas, much of the gas piping system is concealed under insulation, behind walls and floors. More information about CSST gas line safety can be found at: www.csstsafety.com The water supply lines to the washer connections were not tested because an appliance was attached to the valve.

B. Drains, Wastes and Vents

Comments:

Type of waste lines: PVC Cast Iron Other Additional Notes: The drain lines and waste vents are not inspected by the inspectors. It’s highly recommended that a licensed plumber, evaluate the drainage system and wastes vents with a video camera and or perform a hydrostatic pressure test and make all necessary repairs.

C. Water Heating Equipment Comments:

http://www.csstsafety.com/


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Water Heating Equipment Deficiencies: D – The external TP&R output line is great than 6 inches above ground level, inspector(s) recommend(s) lowering the piping to a minimum height of 6 inches above ground level for safety reasons. Additional Notes:

Fuel Type: Gas

Tank Capacity: 50 Gal

The temperature & relief valve (TPR) is not operated due to possible leaks and or it is not safe and the TPR is associated with having leaks.

Manufacture: Rheem Serial Number: Q091621632 Model Number: XG50T06EC38U1 Manufacture Date: 01 MAR 2016

The National Association of Home Builders and Bank of America Home Equity division produced a Study of Life Expectancy of Home Components in February 2007. The life expectancy is based on first owner use. That study noted that the expected life span (on average) of gas-powered water heater is 10 years. Take this into consideration when noting the manufacture date listed above for the unit at this property.


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D. Hydro-Message Therapy Equipment

Comments:

Hydro-Message Therapy Equipment Deficiencies: There was no hydro message therapy equipment installed at the property at the time of the inspection.

V. Appliances

A. Dishwasher

Comments:

Dishwasher Deficiencies: D – There was soap residue on the interior of the cabinet, recommend cleaning prior to use.


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B. Food Waste Disposer Comments:

Food Waste Disposer Deficiencies: There were no deficiencies were found with the garbage disposer at the time of the inspection.

Additional Notes: The reset button was located on the bottom of the unit.

C. Range Hood and Exhaust System

Comments: Range Hood and Exhaust System Deficiencies: D – The filter(s) were dirty at the time of inspection; see additional notes for proper cleaning instructions.

Additional Notes: These types of filters (located on the bottom of the unit) can be washed on the top rack only of the dishwasher or in the sink with equal parts of hot water and a mild detergent solution. This type of range exhaust vent terminates through the roof.


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D. Range, Cooktops and Ovens

Comments:

Range/Oven and Cooktop Deficiencies: D – The anti-tipping device was not installed on the floor behind the oven which is used to secure the oven when the door is open; for safety reasons it should be installed.

Additional Notes: Thermostat(s) set to 350°F: (Plus or minus 25°F is allowed for proper operation) The range/oven’s temperature reached 381°F when set at 350°F; the unit is operating as intended.


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E. Microwave Ovens

Comments: Microwave Oven Deficiencies: The microwave oven was a tabletop unit which belongs to the current owners and it was not inspected or tested.

F. Whole-House Vacuum Systems

Comments:

Whole-House Vacuum Systems Deficiencies: There was no whole-house vacuum installed at the property at the time of the inspection.

H. Mechanical Exhaust Vents and Bathroom Heaters Comments:

Mechanical Exhaust Vent Deficiencies: D – The laundry room exhaust vent terminates in the attic, recommend that it terminate through the roof. D – The bathroom exhaust vents terminate to the soffits.

Additional Notes:


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It’s recommended that all exhaust vents and or heaters exit through the roof for proper ventilation.

I. Garage Door Operators Comments:

Garage Door Operators Deficiencies: D – There are manual locks present on automatically controlled doors. It is recommended that the manual door locks be removed or disabled. D – The auto-reverse sensor should be monitored less than 6-inches from the floor for safety reasons.

Additional Notes: The manual lock does not have to be removed; rather a bolt with a nut should be inserted in the predrilled hole which is in the slide bar. Inspector(s) recommend(s) testing the auto-reverse function of the door every 6 months, to do this simply push the door down button and break the sensor beam with an object. If door reversed the test is complete. If test fails further evaluation may be needed by a qualified garage door company. The auto reverse test was not performed due to damage that occur to the door and or the garage door operator(s).


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J. Dryer Exhaust Systems

Comments:

Dryer Exhaust Systems Deficiencies: The inspector could not fully inspect the exhausted system due the dryer being connected. D – The external vent is passive roof vent and not a dryer vent. Recommend replacing with a dryer vent with a vent that has an opening to the exterior.

Additional Notes: The dryer vent exists through the roof and the inspectors recommend that the dryer ducting be cleaned on an annual basis for safety reasons.


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Optional Systems

A. Landscape Irrigation (Sprinkler Systems)

Comments: Zones & Deficiencies: D – There was not an irrigation water cut-off for the system. Recommend adding a cut-off. D – The handles on the double check valve are not visible due to soil. The soil should be removed to be able to cut off water to the irrigation system. Recommend removing soil from double check valve irrigation box. Zone 1: Front beds: Spray heads D – Sprays walkway, house, and sidewalk

Zone 2: Left front yard, right front yard by sidewalk & parkway: Spray heads D – Sprays walkway and sidewalk

Zone 3: Mid-right front yard and right-side to fence: Spray heads D – Sprays house

Zone 4: By house, backyard left side to right-side fence: Spray heads D – Sprays house, patio, and fence

Zone 5: Back yard above retaining wall: Rotor heads D – Sprays retaining wall

Zone 6: Left side of driveway and left side below retaining wall: Rotor heads D – Sprays driveway

Zone 7: Not programed


Zone 9: Flower beds behind driveway D – Sprays fence and garage door


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Additional Notes: Due to the deficiencies observed, the inspectors recommend that a qualified sprinkler technician further review the irrigation system and make any and all necessary repairs or replacements. Note: Specific Limitations, TREC Limitations. The inspector(s) are not required to inspect the automatic function of the timer or control box, the rain sensor, or the effectiveness and sizing of the anti-siphon valves or backflow preventers.

B. Swimming Pools, Spas, Hot Tubs and Equipment

Comments:

Not Present

C. Outbuildings

Comments:

Not Present

D. Private Water Wells (A coliform analysis recommended.) Comments: Type of Pump:

Submersible Electrical Surface Mechanical Pump jack Not observed or located N/A


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Type of Storage Equipment: Location of Well: Coliform test performed: No, inspector(s) are not licensed agents, recommend further evaluation by licensed septic company. Type of Well: System tested: No, inspector(s) are not licensed agents, recommend further evaluation by licensed septic company.

Not Present

E. Private Sewage Disposal (Septic) System Comments: Type of System:

Aerobic Anaerobic Pro Flo Aerobic System Not observed or located N/A

System presently in use: Location of Drain Field:

Yes No Not Present

ADDENDUM: REPORT SUMMARY The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term. Other significant improvements, outside the scope of this inspection, may also be necessary. Please refer to the body of this report for further details on these and other recommendations.

Foundations Foundation Deficiencies:

D – There are areas of overexposure on the foundation walls due to water run-off. Recommend adding soil or mulch to have at least 4 inches of exposure. D – There are corner pops around the home. D – There is an area of honeycombing present at the foundation wall. This area should be monitored.

Additional Notes

Type of foundation(s): Post Tension Cable


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At this time, the foundation appears to be supporting the structure and immediate significant repair needs are not needed. The inspector recommends a parge coating be applied to the exposed foundation.

Some areas of the foundation were not visible due to high soil and or heavily foliage. There were bushes blocking the foundation walls. Bushes should be kept 2’ away from the foundation walls. There were areas of erosion around the foundation wall due to water runoff from the roof.

Grading & Drainage Grading and Drainage Deficiencies: D – There are gutters that have debris which can cause blockage. Recommend removal. D – There are down spout discharges that do not extend at least 3 feet away from the foundation. D – There are missing splash blocks around the perimeter of the home. D – There are gutter discharge opening over on the roof. Recommend adding diverters to prevent wear of the roof covering materials. D – The flower beds at the front, right-side, left-side, and back have inadequate drainage. Recommend re-sloping to move water away from the foundation.

Additional Notes: The Inspector recommends that gutters be cleaned around the home, and splash blocks be installed properly, and all down spout diverters extended 3’ away from the foundation and yearly cleaning is recommended.

Roof Covering Materials Roof Covering Materials Deficiencies: The inspector could not fully inspect the facia and soffit areas due to vinyl siding. D – There is a tree touching the roof on the front of the home. Recommend cutting the tree back 3 foot from the roof. D – There is debris in the valley by the front entry way, this can cause premature roof wear. Recommend removal. D – There are gutter discharge opening over on the roof. Recommend adding diverters to prevent wear of the roof covering materials.

Additional Notes:


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The roof was observed by the ground, ladder and on top of the roof. The type of roof covering material used was: Asphalt

The roof is one of the most expensive components to repair or replace. The inspectors are not roofing experts and It’s recommended that a licensed roofing company thoroughly inspect the roofing prior to the end of the option period.

Please refer to the seller’s disclosure in reference to the roof system’s age, condition, prior problems etc. Only the property owner would have accurate knowledge of this information. The roof’s age cannot be determined by the inspector and this inspection is not a warranty against future roof leaks. Even a roof that appears to be in good, functional condition may leak under certain circumstances. The inspectors do not take responsibility for a roof leak that happens in the future. This inspection is not a warranty or guarantee of the condition of the roof system.

Roof Structure & Attic Roof Structures and Attics Deficiencies: D – The garage pull-down attic stairway is attached screws. The manufacture recommends 16D nails or 3-inch lag bolts for proper attachment. D – There were areas of hot and cold spots at various ceilings around the home due to low lying or missing insulation within the attic. The current standards call for 14” to 16” inches and at the time of the inspection there was approximately 8” to 10” inches present.

Additional Notes: Vantage point at which the attic was viewed from: The decking and or safe areas of the attic only and there were some areas inaccessible due to height clearances or safety concerns that were not closely inspected i.e. eve area of the attic. Attic: Approximate average thickness of vertical insulation: 3" to 6" Attic insulation levels: 08” to 10” inches, which is below the current standards of 14” to 16” Type of insulation: Blown-in Attic Ventilation Type: Passive roof vents and soffit vents Attic Temperature: 114 degrees Attic Humidity: 34 % - If the relative humidity levels are 60% or higher is a conducive condition for biological growth, inspector(s) recommend(s) additional ventilation.

Walls (Interior & Exterior) Interior Wall Deficiencies:


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D – There were cracks and repaired cracks at the interior walls. D – The escutcheon plates were loose at the hallway and master bathroom shower wall and should be sealed with silicone caulk to prevent water from entering the wall when the shower is on. D – Caulking was needed at the waterspout in the hallway bathroom at the wall connection point to prevent water penetration behind the walls. External Wall Deficiencies: D – There are areas of brick and mortar separation at the exterior walls on the right corner of the home. Recommend repair. D – The exterior faucets should be sealed at the wall connection point to prevent water penetration. D – The external lights need caulk at the light base to wall connection point. D – The sprinkler conduit to wall connection needs caulk.

Additional Notes:

Prevalent exterior siding: Brick with wood trim

There were bushes blocking the exterior wall(s); it’s recommended that they be trimmed 2’ feet away from the walls in order to prevent damage to the walls. Some of the walls appear to have been painted which may hide stains, mildew, or other damage that may exist.

There were walls obstructed by personal belongings i.e. clothes, boxes etc.; these areas could not be fully inspected.

Ceilings & Floors Ceilings: Deficiencies: D – There were loose fasteners (AKA nail pops) on the ceilings in the kitchen/eat-in area. D – There were cracks and repaired cracks present at the ceilings. D – There are cracks and tape pulls in the garage ceiling. The garage ceiling is a fire wall and it should not contain any openings to the attic area, inspector recommends repair to maintain a 20-minute fire separation. Floors: Deficiencies:


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D – There were small chips in the kitchen floors. D – The hallway and master bathroom toilets were not caulked at the base to floor connection point; it’s recommended that the connection point be caulked to prevent water leaking and damage. D – There were cracks in the garage floor.

Additional Notes: Some of the ceilings appear to have been painted which may hide some stains, mildew, or other damage that may exist.

There were floors obstructed by personal belongings i.e. rugs, furniture etc.; these areas could not be fully inspected.

Doors (Interior & Exterior) Interior Door Deficiencies: D – There were doors that closed by themselves when put in a fixed position. Exterior Door Deficiencies: There were no deficiencies found with the exterior door at the time of the inspection. Garage door deficiencies: D – There is a small tear in the middle of the 2nd from top panel on the garage door. Recommend repair.

Additional Notes: The house to garage door does not self-close, a self-closing house to garage door is recommended for safety and fire protection.

Windows Window Deficiencies: D – The interior and exterior caulk was cracked around the windows in the home.

Additional Notes:

There were windows blocked by personal belongings and or furniture and were inaccessible for inspection. There was no observable broken glass or voided thermal panes at time of inspection and the windows appear to be performing their intended function.


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Stairways (Interior and Exterior) Interior Stairway Deficiencies: There were no stairs installed or present at the time of the inspection. Exterior Stairway Deficiencies: D – Railings were missing at the stairs in the back yard.

Fireplace / Chimney Fireplace Deficiencies: The fireplace had a glass cover over the front of the firebox opening and the inspector could not inspect the interior of the firebox. Only the exterior of the fireplace was inspected. The on/off switch for the fireplace was on the wall and to the right of the fireplace.

Additional Notes:

Based on your use of the fireplace it’s recommended that the damper area and chimney flue be cleaned every year for safety and fire hazard reasons. Type of fireplace: Manufactured Fireplace fuel type: Gas The attic firestop was not accessible or visible and it was undetermined if one was present. The fireplace insert panels were constructed of metal to appear as brick. The fireplace’s chimney flue was constructed of metal. The fireplace had stones and other fireplace debris on the hearth (flooring) which limits the ability to fully inspect it. The fireplace had gas logs set in place which limits the ability to fully inspect the firebox.

Porches, Balconies, Decks, and Carports Porch Deficiencies: There were no deficiencies were found with the porches at the time of the inspection.

Deck(s) Deficiencies: There were no decks at the time of the inspection.

Balcony Deficiencies:


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There were no balconies present at the time of the inspection.

Carport(s) Deficiencies: There were no carports present at the time of the inspection.

Additional Notes: Note: Structural load capabilities are not inspected.

Service Entrance and Panels Service Entrance and Panels Deficiencies: The inspector could not remove the dead front cover due to a storage rack covering the panel D – There are no Arc-fault circuit breakers in the panel. Current standards require Arc-fault circuit breakers In all living areas. D – There are some, but not all the required dedicated circuits in the panel that are required by current standards. D – There is an incomplete legend on the dead front cover. Recommend adding a legend that is descriptive and precise.

Additional Notes: Due to defects observed, recommend service and complete system check by licensed electrician. Note: All systems in the house could not be verified for bonding. Main panel brand: Square D Approximate Amperage at the sub-panel: 200 Amp per panel labeling

Grounded electrical system: 2 wire ungrounded electrical system 3 wire grounded electrical system

Arch Fault Circuits present in all required areas: Yes No Dedicated Circuits present in all required areas: Yes No Main panel location: Garage wall

Grounding electrode type present at home:

Grounding rod Cold water pipe Ufer


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Not located or observed by inspector(s)

Branch Circuits - Connected Devices and Fixtures Branch Circuits Deficiencies: D – There were an insufficient number of carbon monoxide alarms within the home. Carbon monoxide alarms were missing in the hallways, living room, kitchen, and bedrooms. D – The laundry room did not have GFCI receptacles, recommend repair by a licensed electrician. D – The smoke alarms appeared to be old and outdated and they may be past there 10-year life expectancy, recommend they be replaced with newer models. D – The receptacle behind the laundry room door has a GFCI protected sticker and upon testing; the receptacle was not a GFCI protected outlet. D – The under the cabinet lights in the kitchen were connected to the GFCI receptacle located to the right of the stove. D – There was an uncovered light fixture in the master bedroom closet; for safety reasons all light bulbs and light fixtures should be covered. D – There were various loose outlets. D – There were some light bulbs that did not respond when operated. Our client may wish to check the bulbs before contacting an electrician.

Additional Notes: Outlets that are behind or under furniture, under floor rugs, stored items or plugged into electronics

were not tested due to safety reasons. Doorbell operational: Yes Smoke Alarm Locations: Hallways and Bedrooms Carbon Monoxide Locations: Missing from the home GFCI Reset Location(s): Kitchen, master bathroom All batteries within smoke alarms and carbon monoxide alarms should be changed upon moving in to your new home. Smoke alarms that may be connected to an in-house security system are not inspected due to the possibility of being connected for direct call out to the local fire department, emergency services and or the police department. For testing, it is recommended that you contact the security company that monitors the currently installed system. Chapter 766 of the Health and Safety Code requires one-family and two-family dwellings to have working smoke detectors installed in accordance with the requirements of the building code in effect in the area in which the dwelling is located, including performance, location, and power source requirements. If you do not know the building code requirements in effect in your area, you may contact your local building official for more information. At a minimum, smoke alarms are required at all designated sleeping areas and each central hall adjoining a sleeping area. National Fire Alarm Code requires that detectors be replaced every 10 years.


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Heating Equipment Heating Equipment Deficiencies: The heating system could not be tested due to excessive external temperatures. Recommend having the system be tested in the heat mode prior to cold weather. D – There are signs of scale on the burners. Recommend cleaning. D – There was not a sediment trap installed in the gas line per manufactures instructions. Recommend repair.

Additional Notes:

Due to the defects observed, the inspector(s) recommend service by a qualified H.V.A.C Service Company or technician

Note: Gas fired heat exchangers cannot be thoroughly inspected for deficiencies without disassembly.

To prevent damage to the unit the heating unit or units were inspected but were not operated since the ambient temperature exceeds 70ºF. Type of system: Split System, Forced air

Fuel Type: Gas

Interior heater:

Thermostat location: Master bedroom hall next to garage door Condition: Functions – Always change the batteries upon moving in.

Filter type: Disposable Filter condition: Dirty Filter size: 20 x 30 x 1. Filter location: Master bedroom hall ceiling

The average air temperature at the first-floor service registers is approximately degrees F.

Manufacture: Bryant Serial Number: 2101A54421 Model Number: 373LAV048095 Manufacture Date: Week 21 2001

The National Association of Home Builders and Bank of America Home Equity division produced a Study of Life Expectancy of Home Components in February 2007. The life expectancy is based on first owner use. That study noted that the expected life span (on average) of gas-fired heaters is about 18 years. Take this into consideration when noting the manufacture date listed above for the unit at this property. Further evaluation and cleaning is recommended to verify that the heat exchanger is not cracked or rusted through. If not damaged, the H.V.A.C. technician should furnish a receipt and a statement as to the condition of the heat exchanger. Cooling Equipment Cooling Equipment Deficiencies:


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D – There was no trap installed in the primary condensation line. A trap prevents sewer gases from entering in the home through sink in the hall bathroom. Recommend adding a trap. D – The primary condensation line was not insulated to prevent condensation drips under the line. Recommend repair. D – The large Freon line has aged, missing or torn insulation. Recommend repair. D – The evaporator coil has rust. Recommend cleaning by a licensed HVAC technician. D – The condenser coils are bent. Recommend a HVAC technician straighten the coils. D – The condenser is not level. Recommend repair. D – The condenser coils are dirty. Recommend cleaning.

Additional Notes:

Due to defects observed, inspector(s) recommend(s) service and or repair by qualified H.V.A.C Service Company.

Type of system: Split System, Forced Air

Fuel Type: Electric Normal Δ range 15° - 21°

Location: Kitchen Return 74° Supply 61° Δ Temperature 13° Location: Living room Return 74° Supply 58° Δ Temperature 16° Location: Master bedroom Return 74° Supply 60° Δ Temperature 14° Location: Guest bedrooms Return 74° Supply 60° Δ Temperature 14°

The average air temperature at the first-floor service registers is approximately 59°F.

Manufacture: Bryant Serial Number: 1301E02446 Model Number: 663CJ048-C Manufacture Date: April 2001

The National Association of Home Builders and Bank of America Home Equity division produced a Study of Life Expectancy of Home Components in February 2007. The life expectancy is based on first owner use. That study noted that the expected life span (on average) of air conditioners is about 10-15 years. Take this into consideration when noting the manufacture date listed above for the unit at this property. Duct Systems, Chases and Vents Duct Systems, Chases and Vent Deficiencies: D – There were ceiling service registers that are not secured properly to the ceilings or walls which allows air to flow along the ceilings and or the walls and not down and into the room as intended.

Additional Notes: Due to the defects observed, the inspectors recommended service of the ducts by a licensed HVAC technician and make any and all necessary repairs or replacements.


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The inspector recommends that the ducting be cleaned to remove dust, mold and dirt can buildup internally within the ducts which can be a health hazard.

Plumbing Supply, Distribution Systems and Fixtures

Plumbing Systems Deficiencies: D – The water temperature at the kitchen sink was 132 degrees which can cause harm, recommend reducing the temperature to 110 degrees for safety reasons. D – The toilet in the bathroom was loose at the floor which can cause damage to the wax ring and cause further damage, it’s highly recommended that it be repaired by a licensed plumber. D – The toilet tank in the hallway bathroom was loose, recommend repair to prevent future water damage. D – The master bathroom shower handle was loose. D – The hot and cold faucet fixture handles on the master bathroom bathtub and on the left side master bathroom sink were loose. D – There were “flushable” toilet wipes next to the toilet in the hallway. These wipes could cause backups in the toilets, recommend they not be used and have the D – The bathtub stopper in the hallway bathroom was missing at the time of the inspection.

Additional Notes: Due to the observations, the inspectors recommend that a licensed plumber further evaluate the water supply system, fixtures, and drainage system, and make all necessary repairs and or replacements. The drain lines and waste vents are not inspected by the inspectors; it’s recommended that a licensed plumber evaluate the drain lines and waste vents with a video camera and; or perform a hydrostatic pressure test and make all necessary repairs.

Type of supply lines within the house: Copper Location of water meter: Front yard Location of main water supply valve: Unable to locate Static water pressure reading: 78 PSI Gas Meter location: Right side of home Type of assessable gas line: Black iron and CSST Further evaluation of gas lines by a licensed electrician and or licensed plumber is needed. Corrugated Stainless Steel Tubing (CSST) gas lines are present in the home. It is important to ensure these gas lines are properties bonded / grounded for fire and electrical safety. Visual inspection of CSST was limited to only accessible areas, much of the gas piping system is concealed under insulation, behind walls and floors. More information about CSST gas line safety can be found at: www.csstsafety.com

Drain, Wastes and Vents

Comments:

http://www.csstsafety.com/


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Type of waste lines: PVC Cast Iron Other Additional Notes: The drain lines and waste vents are not inspected by the inspectors. It’s highly recommended that a licensed plumber, evaluate the drainage system and wastes vents with a video camera and or perform a hydrostatic pressure test and make all necessary repairs.

Water Heating Equipment Water Heating Equipment Deficiencies: D – The external TP&R output line is great than 6 inches above ground level, inspector(s) recommend(s) lowering the piping to a minimum height of 6 inches above ground level for safety reasons. Additional Notes:

Fuel Type: Gas

Tank Capacity: 50 Gal

The temperature & relief valve (TPR) is not operated due to possible leaks and or it is not safe and the TPR is associated with having leaks.

Manufacture: Rheem Serial Number: Q091621632 Model Number: XG50T06EC38U1 Manufacture Date: 01 MAR 2016

The National Association of Home Builders and Bank of America Home Equity division produced a Study of Life Expectancy of Home Components in February 2007. The life expectancy is based on first owner use. That study noted that the expected life span (on average) of gas-powered water heater is 10 years. Take this into consideration when noting the manufacture date listed above for the unit at this property.

Hydro-Massage Therapy Equipment Hydro-Message Therapy Equipment Deficiencies: There was no hydro message therapy equipment installed at the property at the time of the inspection. Dishwashers Dishwasher Deficiencies: D – There was soap residue on the interior of the cabinet, recommend cleaning prior to use.


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Food Waste Disposers Food Waste Disposer Deficiencies: There were no deficiencies were found with the garbage disposer at the time of the inspection.

Additional Notes: The reset button was located on the bottom of the unit. Range Hood and Exhaust Systems Range Hood and Exhaust System Deficiencies: D – The filter(s) were dirty at the time of inspection; see additional notes for proper cleaning instructions.

Additional Notes: These types of filters (located on the bottom of the unit) can be washed on the top rack only of the dishwasher or in the sink with equal parts of hot water and a mild detergent solution. This type of range exhaust vent terminates through the roof.

Ranges, Cooktops, and Ovens Range/Oven and Cooktop Deficiencies: D – The anti-tipping device was not installed to the oven; for safety reasons it should be installed.

Additional Notes: Thermostat(s) set to 350°F: (Plus or minus 25°F is allowed for proper operation) The range/oven’s temperature reached 381°F when set at 350°F; the unit is operating as intended.

Microwave Ovens Microwave Oven Deficiencies: The microwave oven was a tabletop unit which belongs to the current owners and it was not inspected or tested. Whole-House Vacuum System Whole-House Vacuum Systems Deficiencies:


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There was no whole-house vacuum installed at the property at the time of the inspection. Mechanical Exhaust Vents and Bathroom Heaters Mechanical Exhaust Vent Deficiencies: D – The laundry room exhaust vent terminates in the attic, recommend that it terminate through the roof. D – The bathroom exhaust vents terminate to the soffits.

Additional Notes: It’s recommended that all exhaust vents and or heaters exit through the roof for proper ventilation.

Garage Door Operators Garage Door Operators Deficiencies: D – There are manual locks present on automatically controlled doors. It is recommended that the manual door locks be removed or disabled. D – The auto-reverse sensor should be monitored less than 6-inches from the floor for safety reasons.

Additional Notes: The manual lock does not have to be removed; rather a bolt with a nut should be inserted in the predrilled hole which is in the slide bar. Inspector(s) recommend(s) testing the auto-reverse function of the door every 6 months, to do this simply push the door down button and break the sensor beam with an object. If door reversed the test is complete. If test fails further evaluation may be needed by a qualified garage door company. The auto reverse test was not performed due to damage that occur to the door and or the garage door operator(s).

Dryer Exhaust Systems Dryer Exhaust Systems Deficiencies: The inspector could not fully inspect the exhausted system due the dryer being connected. D – The external vent is passive roof vent and not a dryer vent. Recommend replacing with a dryer vent with a vent that has an opening to the exterior.

Additional Notes:


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The dryer vent exists through the roof and the inspectors recommend that the dryer ducting be cleaned on an annual basis for safety reasons.

Landscape Irrigation (Sprinkler) Systems Zones & Deficiencies: D – There was not an irrigation water cut-off for the system. Recommend adding a cut-off. D – The handles on the double check valve are not visible due to soil. The soil should be removed to be able to cut off water to the irrigation system. Recommend removing soil from double check valve irrigation box. Zone 1: Front beds: Spray heads D – Sprays walkway, house, and sidewalk

Zone 2: Left front yard, right front yard by sidewalk & parkway: Spray heads D – Sprays walkway and sidewalk

Zone 3: Mid-right front yard and right-side to fence: Spray heads D – Sprays house

Zone 4: By house, backyard left side to right-side fence: Spray heads D – Sprays house, patio, and fence

Zone 5: Back yard above retaining wall: Rotor heads D – Sprays retaining wall

Zone 6: Left side of driveway and left side below retaining wall: Rotor heads D – Sprays driveway



Zone 9: Flower beds behind driveway D – Sprays fence and garage door Additional Notes: Due to the deficiencies observed, the inspectors recommend that a qualified sprinkler technician further review the irrigation system and make any and all necessary repairs or replacements. Note: Specific Limitations, TREC Limitations. The inspector(s) are not required to inspect the automatic function of the timer or control box, the rain sensor, or the effectiveness and sizing of the anti-siphon valves or backflow preventers.

Swimming Pools, Spas, Hot Tubs and Equipment Not Present. Outbuildings Not Present.


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Private Sewage Disposal (Septic) Systems Not Present. Private Water Wells Not Present.

Miscellaneous The ID plate for the refrigerator, clothes washer and the clothes dryer are in order, below.


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IMPORTANT AGREEMENTS AND LIMITATIONS

Purpose: This is a one-time inspection of the subject property to identify and disclose visually observable major deficiencies of the inspected systems and items at the time of inspection only. Our comments are meant to educate and to provide our Client(s) with information about the areas in which the building or home may be deficient. Our intent is not to require every item below to be corrected by the seller. The buyer, seller, and their agents should use this report merely as a tool toward negotiation of a purchase and sell agreement. Homes do not “Pass” or “Fail” an inspection.

This inspection is not to be technically exhaustive nor is it considered to be a guarantee or warranty, expressed or implied, regarding the conditions of the property.

Scope & Exclusions: This is a visual inspection only. We cannot see into, or behind, walls and we will not attempt to report on systems, items, or conditions that are not readily accessible. We do not disassemble anything. We do not inspect for any environmental issues such as RADON GAS, LEAD PAINT, FORMALDEHYDE, UREA, MOLDS, FUNGUS, SOIL CONTAMINATION, MICROWAVE RADIATION, or any other types of contaminants or microbiological organisms.

We do not inspect for building code compliance, building value, appraisal or cost estimates, soil analysis, adequacy of design, underground pipes or drains, capacity, efficiency, size, value, flood plain location, termite, pest or other real property destroying organisms, or habitability. Detached structures are not included in the inspection unless specifically agreed upon by both the inspector and the client. The above list of exclusions is not all inclusive. The Inspection report may comment on the exclusions noted above in a general fashion without incurring responsibility for the exclusions noted above in whole or part.

We do not move furniture, rugs, paintings, or other furniture. There is no responsibility expressed or implied for latent defects, or for defects not reasonably observable at the time of inspection, or for defects that would require the removal of major or permanent coverings for observation. No representation is made as to the future performance of any item. Inspection of water wells, septic systems, security systems, or fire protection equipment (other than smoke detectors) will not be inspected where state /city / county codes, special training, or certification may be additionally required.

We do not hold ourselves to be specialists for any particular item; nor are we engineers. We are a general real estate inspection company.

PLEASE NOTE: Chubby Hubby Home Inspection does not inspect for MOLD, MILDEW, FUNGUS and / or SPORES as a part of the standard Texas Real Estate Commission Inspection. If conditions of water penetration and / or migration are reported, it is assumed that conditions can and may exist that would support MOLD, MILDEW, FUNGUS and / or SPORES. While the condition of water penetration and / or migration, if visible and accessible, would be reported to the consumer, the condition of MOLD, MILDEW, FUNGUS and / or SPORES would not be tested, or inspected for. Mold inspections are separate inspections, and require a licensed Mold specialist to comment on, and test for, and report on the presence/absence of Mold, Mildew, Fungus, and spores.


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Homeowner Maintenance Tips

Upon Taking Ownership After taking possession of a new home, there are some maintenance and safety issues that should be addressed immediately. The following checklist should help you undertake these improvements:

1. Change the locks on all exterior entrances, for improved security. 2. Check that all windows and doors are secure. Improve window hardware as necessary. Security rods can be

added to sliding windows and doors. Consideration could also be given to a security system. 3. Install smoke detectors on each level of the home. Ensure that there is a smoke detector outside all sleeping

areas. Replace batteries on any existing smoke detectors and test them. Make a note to replace batteries again in one year.

4. Create a plan of action in the event of a fire in your home. Ensure that there is an operable window or door in every room of the house. Consult with your local fire department regarding fire safety issues and what to do in the event of fire.

5. Examine driveways and walkways for trip hazards. Undertake repairs where necessary. 6. Examine the interior of the home for trip hazards. Loose or torn carpeting and flooring should be repaired. 7. Undertake improvements to all stairways, decks, porches and landings where there is a risk of falling or stumbling. 8. Review your home inspection report for any items that require immediate improvement or further

investigation. Address these areas as required. 9. Install rain caps and vermin screens on all chimney flues, as necessary. 10. Investigate the location of the main shut-off for the plumbing, heating and electrical systems.

Regular Maintenance

Weekly

Check that the soil around the perimeter of the house is clinging lightly to the edge of the foundation. If there is any space between the soil and the concrete, the soil is too dry and you should increase the frequency with which you water. The foremost cause of foundation failure throughout Texas is lack of moisture control and maintenance by homeowners.

Periods of dry weather occur in all seasons. Inspect this item weekly.

Monthly

1. Check that fire extinguisher(s) are fully charged. Re-charge if necessary. 2. Examine heating/cooling air filters and replace or clean as necessary. 3. Clean gutters and downspouts. Ensure that downspouts are secure, and that the discharge of the

downspouts is appropriate. 4. Remove debris from window wells. 5. Carefully inspect the condition of shower enclosures. Repair or replace deteriorated grout and caulk.

Ensure that water is not escaping the enclosure during showering. 6. Check below all plumbing fixtures for evidence of leakage. 7. Repair or replace leaking faucets or showerheads. 8. Secure loose toilets, or repair flush mechanisms that become troublesome.


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Spring and fall

1. Examine the roof for evidence of damage to roof coverings, flashiness and chimneys. 2. Look in the attic (if accessible) to ensure that roof vents are not obstructed. 3. Check attic area for evidence of leakage, condensation or vermin activity. Level out insulation if needed. 4. Trim back tree branches and shrubs to ensure that they are not in contact with the house. Especially the roof. 5. Inspect the exterior walls and foundation for evidence of damage, cracking or movement. 6. Watch for bird nests or other vermin or insect activity. 7. Look at overhead wires coming to the house. They should be secure and clear of trees or other obstructions. 8. Ensure that the grade of the land around the house encourages water to flow away from the foundation.

There should be a 6”-8” clearance between soil and masonry/siding to prevent water from seeping into the home.

9. Inspect all driveways, walkways, decks, porches, and landscape components for evidence of deterioration, movement or safety hazards.

10. Clean windows and test their operation. Improve caulking and weather-stripping as necessary. 11. Watch for evidence of rot in wood window frames. Paint and repair windowsills and frames as necessary. 12. Test all ground fault circuit interrupter (GFCI) devices, as identified in the inspection report. 13. Shut off isolating valves for exterior hose bibs in the fall, if below freezing temperatures are anticipated. 14. Inspect for evidence of wood boring insect activity. Eliminate any wood/soil contact around the perimeter of the

home. Do not store wood near or around the home. 15. Test the overhead garage door opener, to ensure that the auto-reverse mechanism is responding properly.Clean and

lubricate hinges, rollers and tracks on overhead doors. 16. Replace or clean exhaust hood filters. 17. Clean, inspect and/or service all appliances as per the manufacturer’s recommendations.

Annually

1. Replace smoke detector batteries. 2. Have the heating, cooling and water heater systems cleaned and serviced. 3. Have chimneys inspected and cleaned. Ensure that rain caps and vermin screens are secured. 4. Examine the outside of electrical panels, wiring and electrical components for evidence of overheating. Ensure

that all components are secure. Flip the breakers on and off to ensure that they are not sticky. (for safety reasons, do not remove covers to electrical panels unless licensed to do so)

5. If the house utilizes a well, check and service the pump and holding tank. Have the water quality tested. 6. If the property has a septic system, have the tank inspected (and pumped as needed). 7. If your home is in an area prone to wood destroying insects (termites, carpenter ants, etc.), have the home

inspected by a licensed specialist. Preventative treatments may be recommended in some cases.

Prevention Is the Best Approach

Although we’ve heard it many times, nothing could be truer than the old cliché "an ounce of prevention is worth a pound of cure." Preventative maintenance is the best way to keep your house in great shape. It also reduces the risk of unexpected repairs and improves the odds of selling your house at fair market value, when the time comes.


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Foundation Maintenance

Homeowners can reduce the speed of differential settlement by regular maintenance, and following listed recommendations:

1.) If there are large trees growing close to the foundation, it is recommended that the root system be cut, and capped to prevent water loss from the foundation. The roots from a single large tree, or several average size trees can consume a larger volume of water than can be added by a secondary system of watering. Capping the root system will prevent the drainage of water from the earth below the foundation, and halt differential settlement and cracking of the structure. There are instances where the tree is growing too close to the structure, and capping the root system is not possible. In these instances removal of the tree/trees might be necessary. All alterations/removals of trees should be performed by qualified tree expert.

2.) It is important to properly maintain a constant level of soil around the perimeter foundation wall. The surface grade should slope gradually away from the foundation on all sides. Controlling erosion is also an important part of regular maintenance. A gutter system installed at the home can prevent water runoff and erosion.

3.) It is a little known fact that medium to large trees can consume 50 to 75 gallons of water each day. Foliage such as shrubs, bushes, and trees should be watered during extensive periods of drought. Watering the growth around the home will prevent soil shrinkage caused by their extensive water consumption.

4.) It is highly important that constant moisture content be maintained around the foundation. During droughts/extended periods of a lack of rain it is important to water the soil around the entire foundation. It is important to prevent a soil gap from forming between the foundation wall edge, and soil. If a gap does happen to form, water around the entire foundation during long periods of dryness. Water should not be directly put into the gap in this area. Water should be applied 2 – 3 feet away from the foundation edge.

FOUNDATION INSPECTION

The foundation inspection is based on physical observation. This report includes a visual structural evaluation of the subject property. The inspection includes an investigation of a physical nondestructive observation of the existing foundation condition and its functionality.

The intention of this report is to inform you of the foundations overall general condition. The

inspection report should not be viewed as or assumed to be a warranty of performance or as a guarantee of future operation. The inspection report contains the good faith opinions of the inspector concerning the observable need, if any. The inspection performed is limited to those reasonably accessible items, or parts of items, which can be seen or operated by the inspector at time of inspection. Moving furniture or any other items, any dismantling of any item or equipment, normal settlement cracks and separations of any sort and inaccessible areas are excluded from this inspection. The scope of this evaluation is limited to structural components, which are readily visible and accessible. This report does not include areas that are not readily accessible or visible at the time of this inspection, damages that may exist, such as in between walls, under floor coverings, hidden by furniture, etc. This report does not predict potential performance after the inspection or damage detected after inaccessible areas are made accessible.


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Central Texas has experienced significant differential movement or settlement with slabs on grade type foundations. It is common to have minor movement that results in noticeable cracks on interior and exterior walls that does not necessary indicate evidence of major foundation deformities or excessive settlement distress conditions. There may be evidence of moderate foundation settlement and associated structural movement such as visible cracks, drywall cracks, sticking or dragging doors or windows, and etc. present, this in itself is not indicative of foundation repairs. All foundations have some degree of deflections and/or variances of the elevation visible corner cracks, which are acceptable and considered normal.

Foundation evaluations are only opinions and will vary from Inspector to Inspector and Engineer to Engineer and vise versa. As of the writing of this addendum, the author is not aware of any building or engineering standards for foundation evaluations.

When the Inspector suspects that additional foundation evaluations are necessary or repairs are recommended, the report will reflect that the foundation is in need of repairs. We trust that these additional comments will provide you with a better understanding of foundation and foundation evaluations.

Notice

Please read the following notices in their entirety, as they will provide you with additional information concerning your inspection report and are a part of your inspection report.

Foundations: 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. The Client should have a Structural Engineer give an evaluation if any concerns exist about the possibility of future movement of the foundation.

Soils: Highly plasticity clay soils, as are typically found in this region, exhibit a great deal of expansion and contraction with varying moisture contents. With this type of expansion and contraction of the soils, slabs on grade homes and pier and beam homes will experience some degree of foundation distress. You should expect to see deflection cracks in the exterior brick veneer, interior drywalls and floor tiles.

Roofs: The inspection of this roof may show it to be functioning as intended or in need of 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. Life expectancy of the roof material is not covered by this property inspection report. The Inspector cannot and 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. Roofs are not typically walked upon due to the steepness, heights and there being only a single inspector present. Should the ladder fall or decking have decayed or damaged areas the inspector could step or fall through and be severely injured. If concerns exist about the roof covering, its life expectancy or potential for future problems, a roofing specialist should be consulted prior to your closing on the property.

Windows: Signs of lost seals in the thermal pane windows may appear and disappear as temperature and humidity changes. Some windows with lost seals may not be evident at the time of this inspection. Windows are only checked for obvious fogging. Only readily accessible and random windows are checked. Some seal damages may not be reported as a deficiency. If seal damages were noted, we recommend a qualified specialist check “ALL” windows for lost or damaged seals, prior to closing.


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Doors: Doors may stick or drag at times when not observed as such during your inspections. The temperature and humidity levels can and will cause this type of events to occur and should be considered normal. Small moisture intrusions and rust can develop quickly on exterior door units and may not be called as a deficiency on the inspection reports. These are regular maintenance issues which should be maintained on a regular basis to prevent additional damages from developing.


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We would like to thank you for choosing Chubby Hubby Home Inspections, PLLC your premiere home inspection company. Your business is very much appreciated.

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