7102 Blandford - Mechanical & Structural Inspections

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

(512) 459-6544 (http://www.trec.state.tx.us). REI 7A-1 Page 1 of12

PROPERTY INSPECTION REPORTPrepared For: Stephen Wedemeyer

______________________________________________________________________________________(Name of Client)

Concerning: 7102 Blandford, Houston, Texas 77055

______________________________________________________________________________________(Address or Other Identification of Inspected Property)

By: Daniel Selvidge #6120 January 19, 2012______________________________________________________________________________________(Name and License Number of Inspector) (Date)

This property inspection report may include an inspection agreement (contract), addenda, and otherinformation related to property conditions. If any item or comment is unclear, you should ask the inspector toclarify the findings. It is important that you carefully read ALL of this information. This inspection is subject tothe rules (Rules) of the Texas Real Estate Commission (TREC), which can be found atwww.trec.state.tx.us. The TREC Standards of Practice (Sections 535.227-535.231 of the Rules) are theminimum standards for inspections by TREC-licensed inspectors. An inspection addresses only thosecomponents and conditions that are present, visible, and accessible at the time of the inspection. Whilethere may be other parts, components or systems present, only those items specifically noted as being

inspected wereinspected. The inspector is not required to move furnishings or stored items. The inspection report mayaddress issues that are code-based or may refer to a particular code; however, this is NOT a codecompliance inspection and does NOT verify compliance with manufacturers installation instructions. Theinspection does NOT imply insurability or warrantability of the structure or its components. Although somesafety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and theinspector is NOT required to identify all potential hazards. In this report, the inspector will note whichsystems 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 anitem is deemed deficient. The inspector is not required to prioritize or emphasize the importance of onedeficiency over another. Some items reported as Deficient may be considered life-safety upgrades to theproperty. For more information, refer to Texas Real Estate Consumer Notice Concerning RecognizedHazards, form OP-I. This property inspection is not an exhaustive inspection of the structure, systems, orcomponents. 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 inspectionanticipate future events or changes in performance due to changes in use or occupancy. It is recommendedthat you obtain as much information as is available about this property, including any sellers disclosures,previous inspection reports, engineering reports, building/remodeling permits, and reports performed for orby relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You shouldalso attempt to determine whether repairs, renovation, remodeling, additions, or other such activities havetaken place at this property. It is not the inspectors responsibility to confirm that information obtained fromthese sources is complete or accurate or that this inspection is consistent with the opinions expressed inprevious or future reports. Items identified in the report do not obligate any party to make repairs or takeother action, nor is the purchaser required to request that the seller take any action. When a deficiency isreported, it is the clients responsibility to obtain further evaluations and/or cost estimates from qualifiedservice professionals. Any such follow-up should take place prior to the expiration of any time limitationssuch as option periods. Evaluations by qualified tradesmen may lead to the discovery of additionaldeficiencies 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. Theinspector is not required to provide follow-up services to verify that proper repairs have been made. Propertyconditions change with time and use. For example, mechanical devices can fail at any time, plumbinggaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur atany time regardless of the apparent condition of the roof, and the performance of the structure and thesystems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairsmade to the structure after the inspection may render information contained herein obsolete or invalid. Thisreport is provided for the specific benefit of the client named above and is based on observations at the timeof the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete oroutdated information. Repairs, professional opinions or additional inspection reports may affect the meaning


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Report Identification:I=Inspected NI=Not Inspected NP=Not Present D=DeficiencyI NI NP D

REI 7A-1 (10/2008) Page 2 of12

of the information in this report. It is recommended that you hire a licensed inspector to perform anInspection to meet your specific needs and to provide you with current information concerning this property.

ADDITIONAL INFORMATION PROVIDED BY TEX-STAR INSPECTIONS

It is the purpose of this report to give the prospective buyer my educated and experienced opinion of thecondition and function of the stated property as visually inspected by Tex Star Inspections. The inspection

performed on this house is of a general nature and includes the following systems: electrical, HVAC,mechanical, and plumbing. This does not include any specialized inspections and/or inspections of anyhazardous materials (such as done in environmental inspections) or any of the following; structure, fungi,hazardous materials and gases, rated walls, led paint, destructive insects or pests, security, smokedetectors, water treatment systems, etc. The inspection is limited to those components which were visibleand accessible at the time of the inspection. It is noted that this report contains the opinion of this Inspectorof the stated property as it appeared on the day of the inspection and is in no way a warranty of anycomponent in the days and future following the inspection. All mechanical components are judged on thebasis of age, condition, and the function of those items as they appeared on the day of the inspection andare not guaranteed to continue functioning in that manor in the future. It is recommended that the buyerpurchase a home warranty policy to protect oneself from both unexpected and anticipated problems thatmay occur in the future. It is noted that Tex Star Inspections is not responsible for any problems found in thehouse during or after components are opened up, disassembled, uncovered, made visible, or madeaccessible after the inspection is completed.

If a service company is contacted to examine an area of question and comes to the conclusion that there isno repair needed; have them present to you in writing that the item is in compliance with a prevailing codeand is functioning properly, not in need of repair.It is the intent of this inspector to work in compliance with the Standards Of Practice For Real EstateInspectors. It is not required of this company to exceed these standards. You may obtain a copy of thedocument referred to above by contacting the Texas Real Estate Commission. It is also noted that this is nota code inspection but rather an inspection of the condition and function of the stated property.If there are any questions or problems please call Tex Star Inspections at 713-498-8081.

Although this report may include observations of some building code violations, total compliance withmechanical, plumbing, electrical codes, specifications, and/or legal requirements is specifically excluded.We do not perform code inspections, and since building codes change every few years, our inspectionsare not done with the intention of bringing every item in the property into compliance with current coderequirements. Rather, the standard of our inspections is a performance standard to determine if the itemsinspected are functioning at the time of the inspection, or are in need of repair. This is particularly applicableto Home Warranty policies, where the standards of the Home Warranty service company are often different

than our stated performance standard for judging whether a piece of equipment is functional or in need ofrepair. If you intend to rely on a Home Warranty policy, then it is recommended that you contact theappropriate service companies for a more in-depth analysis of what may be required to meet their standardsshould a claim be made against the policy.

Thank you,Daniel Selvidge

- For the purpose of the inspection the house is facing south, therefore when facing the front door of thehouse the rear side of the house is considered to be the north side.- As a service to the buyer, several ball park estimates were provided to give an idea of the cost of someof the repairs. The estimates are only the opinion of the inspector that are given out of experience and/orstudy and may not be totally accurate concerning each item. Also, in many cases a service company will

charge a minimum service fee on top of the estimated cost for the repairs.


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REI 7A-1 (10/2008) Page 3 of12

I. STRUCTURAL SYSTEMS

II. ELECTRICAL SYSTEMS

A. Service Entrance and PanelsComments:

The electrical service is provided by a 120/240 volt, single-phase, 100-ampereoverhead service to a meter located at the north side of the garage, and then a mainbreaker panel and two sub panels located inside the garage. The breaker panels weremanufactured by Zinsco and Square D. The size of the main service entrance conductorsinto the breaker panel were not visible, but appeared to be #4 copper, and the branchcircuit wiring from the panel was copper. The wiring in the house was a 2-wireungrounded system. (Information)

Breaker Panel Box

The electrical system is not equipped with a main breaker as required. Obtain costestimate for any needed repairs.

It is a general recommendation that all circuit breakers be tripped off and on at least oncea year to ensure that they are still physically able to trip off. Occasionally, the points on abreaker will fuse to the main bus in the panel, preventing the breaker from tripping off,even if there is an overload on the circuit. Zinsco breaker panels have a reputation forthis condition. It is recommended that the original panels be replaced with one updated

electrical panel. Obtain cost estimate for any needed repairs.

The service wires were improperly double tapped at the main lugs at the top of the mainpanel and center sub panel. Obtain cost estimate for any needed repairs.

Several breaker ties were missing at the electrical panels. Estimated cost: $35.

A knock out clip was missing at the main breaker panel cover plate. Estimated cost: $15.


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REI 7A-1 (10/2008) Page 4 of12

Arc Fault Circuit Interrupters (AFCI) were not installed for the house at the time of theinspection. The devices are intended to shut off the power to the light fixtures andreceptacle outlets should an electric arc be detected in the circuit. In 2002 it becamemandatory for all new construction to be equipped with AFCI breakers for the bedroom

areas. According to the latest revision of the code, all non GFCI outlets and light fixturesare required to be protected by AFCI breakers. As a routine, we suggest that AFCIbreakers be installed at all locations as specified in the latest revision of the NationalElectrical Code. Obtain cost estimate.

B. Branch Circuits - Connected Devices and FixturesComments:

Receptacle Outlets

Three prong outlets that were not grounded properly were located throughout the house.It is recommended that an electrician be contacted, and the necessary repairs made.

Obtain cost estimate for any needed repairs.

It was observed that the garage and kitchen were not equipped with Ground Fault CircuitInterrupt devices. As a routine recommendation, we recommend that GFCI devices beinstalled at all locations as specified in the latest revision of the National Electrical Code.Estimated cost: $50 each.

Outlets that were protected by a ground fault circuit interrupt (GFCI) device included theoutlets at the bathrooms. (Information)

Exterior outlets at the front of the garage were not equipped with exterior cover plates.

Estimated cost: $35.

Nonfunctional outlets were observed at the rear of the house and the east side of thehouse. Further investigation is recommended with a service company to determine thesource of the problem and to provide a cost estimate for any needed repairs.

Spark guards were not installed at the outlets and light switches that penetrated throughthe wood paneling on the walls. Spark guards should be installed to prevent the wallcavity from exposure to hazardous conditions inside the outlet junction box.

Light Fixtures

The light switches for the lights at the hallway and the rear soffit lights appeared to havebeen intended to be a 3-way switch for the light fixtures. However, the switches arewired as a master-slave, rather than 3-way. Obtain cost estimate for any needed repairs.

The light switch for the master bathroom was located within three feet of the shower stall.The light switch can be operated while standing in the shower, which is a hazardouscondition. The light switch should be protected by a Ground Fault Circuit Interrupt


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REI 7A-1 (10/2008) Page 5 of12

device. Estimated cost: $100.

Light fixtures were observed that were non-functional when the switches were turned on.The problem may be burned out bulbs, defective light fixtures, or defective switches.The fixtures were located at the front of the garage, inside the garage, and the rear of the

house.

The ceiling fan and light fixture were not on a wall switch at the master bathroom.

Visible Wiring

The overhead electrical service conductors to the house were lower than the currentminimum required clearance from the ground (10 feet) and for safety purposes it isrecommended that the service be raised. Obtain cost estimate for any needed repairs.

Wires junctions that were not protected by junction boxes and open junction boxes were

located throughout the attic and at the family room south wall and by the fireplace.Obtain cost estimate for any needed repairs.

III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS


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A. Heating EquipmentType and Energy Source: natural gasComments:

The heating for the house was provided by a natural gas-fired horizontal furnace located inthe attic. The furnace was a 100,000-BTU unit manufactured by Goodman in 1998.(Information)

The furnace was operational at the time of the inspection. However, due to the age and/orcondition of the equipment, it is the opinion of the inspector that the unit has only a limitedamount of remaining life.

Vent Pipe

Double wall vent pipes require a minimum of one inch clearance to any material that iscombustible. The vent pipe was located too close to a combustible material, which is afire hazard. Estimated cost: $150.

Burner Compartment

The furnace is constructed such that the unit must be dismantled in order to view theentire heat exchanger. The unit was not dismantled, and the heat exchanger was not ableto be viewed for evidences of a crack. Due to the age and/or condition of the furnace, it isrecommended that a service company be contacted to dismantle the furnace, and view theheat exchanger for cracks.

B. Cooling Equipment:Type and Energy Source: electric

Comments:

The air conditioning for the house was provided by a forced air split system with a 3-toncondensing unit manufactured by Goodman in 1998, and located at the west side of thehouse. The evaporator coil located in the attic was a 5-ton unit manufactured in 1998, andwas connected to the furnace, the blower, and the common duct system. (Information)

Cooling Performance

The system had a less than normal temperature differential across the evaporator coils (only16 degrees). This is on the lower end of acceptability, and could indicate a problem with

the system. Have a service company determine if the unit needs to be charged, and providea cost estimate to make any necessary repairs. Obtain cost estimate.

It is recommended that a service company be contacted to determine if the equipmentneeds to be charged, and to clean and service the equipment at this time. Obtain costestimate.


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Condensing Unit

The condensing unit was functional at the time of the inspection. However, due to the ageand condition of the equipment, it is our opinion that it has only a limited amount of liferemaining.

An electrical disconnect device was not installed at the equipment as required. Estimatedcost: $150.

Evaporator Coil

The evaporator coil was functional at the time of the inspection. However, due to the ageand condition of the equipment, it is the opinion of the inspector that the unit has only alimited amount of life remaining.

The primary condensate drain line emptied at the side of the house. This condition can

add to differential foundation movement by saturating the soil in an isolated area. It isrecommended that the primary drain line be routed to an approved location.

C. Ducts and VentsComments:

The filters were dirty and need to be replaced. Dirty filters can allow the evaporator coilsto become dirty along with the ductwork systems, which can affect the performance of thesystems.

A media air filter was installed in the attic at the furnace. The filter will need to bereplaced periodically. It is recommended that the filters at the return air grill be removed

when a media filter is installed. (Information)

IV. PLUMBING SYSTEM

A. Water Supply System and FixturesComments:

Supply Piping

Water Supply Material: Galvanized Steel and PEX

Sewer piping Material: Cast Iron and PVC


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REI 7A-1 (10/2008) Page 8 of12

The shut-off valve for the main inlet water line was located at the exterior at the west sideof the house. The water meter was located at the front curb. (Information)

The water supply piping for the house was galvanized steel. No leaks were observed atthe time of the inspection, however due to the corrosive nature of the material it can be

anticipated that repairs will become necessary in the future.

Vacuum breakers were not installed at several of the hose bibs around the house.Vacuum breakers are intended to prevent backflow of water from a source outside of thehouses potable water system.

Sinks & Lavatories

No items requiring repair were visible at the time of the inspection to the plumbingfixtures. The sinks were filled with water, and were observed to be draining properly,with no leaking piping or slow drains. (Information)

Toilets

The toilet was loose on the floor at the hall bathroom. Estimated cost: $125.

Tubs/Showers

The shower was draining slower than normal at the master bathroom. Have a servicecompany find the source of the problem, and make any necessary repairs.

It was disclosed that the shower pan was leaking and needs to be replaced. It is

recommended that a service company be contacted for further investigation and toprovide a cost estimate for any needed repairs.

B. Drains, Wastes, VentsComments:

As a routine, we recommend that a plumber be contacted to perform a hydrostaticpressure test on the underground sewer piping to determine if the underground piping is


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leaking. A leaking sewer pipe can contribute significantly to the instability of thesupporting soils by introducing excessive moisture into the soils, thus weakening them,resulting in foundation settlement.

The sewer PVC clean out was not observed at the time of the inspection. Clean outs are

needed in the event of a stoppage in the main sewer drain line, and the clean outs arewhere a sewer snake would be installed to remove the clog in the drain line. Furtherinvestigation is recommended with the owner.

C. Water Heating EquipmentEnergy Source: natural gasComments:

The hot water for the house was provided by a tankless natural gas fired water heatermanufactured by Rinnai in 2005 and located at the west side of the house. (Information)

The water heater was functional at the time of the inspection. The thermostat for the

water heater is located in the attic.

T/P Valve

The temperature/pressure relief valve was not operationally checked at the time of theinspection. The valve does not reseat properly many times when it is operated, whichcauses the valves to leak. It is best to replace the temperature/pressure relief valve everytwo years to prevent it from getting clogged with mineral deposits. (Information)

V. APPLIANCES

A. DishwasherComments:

No items requiring repair were visible at the time of the inspection for the operation ofthe dishwasher.


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The dishwasher drain line was not equipped with an anti-siphon device to preventmaterials from the disposal from being siphoned back into the dishwasher.

B. Food Waste DisposerComments:

No items requiring repair were visible at the time of the inspection. (Information)

C. Range VentComments:

A range vent was not installed at the kitchen.

D. Ranges/Ovens/CooktopsComments:

No items requiring repair were visible at the time of the inspection for the gas cooktop.

All of the burners and controls were operating properly at the time of the inspection.

No repair was needed to the calibration of the oven thermostat. The thermostat was set at

350 degrees, and the oven heated to within the allowable 25 degrees.The ovenwaschecked with an oven thermometer, and found to heat to 375 degrees. (Information)

E. Bathroom Exhaust FansComments:

The bath exhaust fans were not vented to an outside location, but were vented into the attic.

F. Garage Door OperatorsComments:

No items requiring repair were visible at the time of the inspection for thenorth opener. The auto-reverse mechanism was operational, and the sensitivity settingon the mechanism was adequate. Also, the infrared auto reverse mechanism wasfunctional. (Information)

No items requiring repair were visible at the time of the inspection to the operationof the south garage door opener. The auto-reverse mechanism was operational, and thesensitivity setting on the mechanism was adequate. It is pointed out that the unit

was not equipped with the infra-red sensing safety device that comes with the neweropeners, and it is recommended that the infra-red safety device be installed.

The north garage door opener was not properly secured to the garage framing and theopener shook when it was operating. Estimated cost: $100.


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G. Door Bell and ChimesComments:


H. Dryer VentsComments:


I. Other AppliancesComments:

Non built-in refrigerators, clothes washers, and dryers are not included in the scope ofthis inspection. If further investigation is desired, it is recommended that a servicecompany be contacted.

VI. OPTIONAL SYSTEMS

A. Lawn SprinklersComments:

The automatic sprinkler system was manufactured by Rain Bird, and contained 9 zones.The control panel was located at the front of the garage. (Information)

The Febco PVB backflow prevention device, with the two shut off valves on the watersupply line to the sprinkler system, was located at the northwest corner of the house.

(Information)

Sprinkler heads that were broken were observed on zones two and eight. Estimated cost:$125.

B. Gas LinesComments:

The gas meter that was connected to the gas valve was located at the rear of the house.(Information)

The flexible gas line extended up inside the furnace casing to connect to the gas valve. Thegas piping located inside the furnace casing should be solid steel, and should extend outsidethe furnace casing. The connection between the flexible gas line and the steel gas lineshould then be made outside of the furnace casing. Estimated cost: $150.

The gas shut off valve was not located within 3 feet of the furnace as required. Estimatedcost: $150.


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C. Security SystemsComments:

Security systems are not included in the scope of this inspection.

D. Fire Protection EquipmentComments:

Fire protection equipment and smoke detectors are not included in the scope of thisinspection. It is recommended that a service company who specializes in this field checkthe systems.

CLOSE

All cost estimates for repairs are provided only as a courtesy. They are onlyapproximate and, therefore, should not in any way be relied upon as a bid for the actualperformance of the work. The estimated scope and cost of each repair can varysignificantly, and it is your responsibility to see that our estimated repair costs areconfirmed by one or more qualified service companies before closing on the property.Should you choose to not secure firm bids from service companies, then you use our"ballpark" estimates at your own risk.

Opinions and comments stated in this report are based on the apparent performance ofthe items included within the scope of the inspection, at the time of the inspection.

Performance standards are based on the knowledge gained through the experience andprofessional studies of the inspector. There is no warranty or guarantee, eitherexpressed or implied, regarding the habitability, future performance, life,merchantability, and/or need for repair of any item inspected. It is recommended that aHome Warranty Policy be provided to protect the appliances and mechanical equipmentagainst unforeseen breakdowns during the first year. Check with your agent for details.


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HEDDERMAN ENGINEERING, INC.www.heddermanengineering.com Office 281-355-9911, Fax 281-355-9903 [email protected]

January 19, 2012

TO: Mr. and Mrs. Stephen Wedemeyer

REF: CONDITION OF PROPERTY SURVEY

Dear Mr. and Mrs. Wedemeyer:

At your request, a visual survey of the house located at 7102 Blandford, Houston,Texas, was made by Mr. Brandon T. Currey and Mr. Daniel Selvidge.

Transmitted herewith are the structural and mechanical inspection reports stating ourprofessional opinions on whether the items of construction included in the survey areperforming their intended function, or are in need of repair. The scope of our inspectionand other important information, particularly in the area of dispute resolution should aquestion arise, is contained in our Service Agreement, which has been included at theend of this report.

Thank you for asking HEDDERMAN ENGINEERING, INC. to perform this importantinspection work for you. If you have any questions after reviewing this report, pleasefeel free to call me at my office.

At your service

HEDDERMAN ENGINEERING, INC.Tim Hedderman, President


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7102 Blandford

INTRODUCTION

PURPOSE

The purpose of the inspection was to view the components of the house included in theinspection, and give our opinions on whether or not these specific items werefunctioning at the time of the inspection, or were in need of repair. Although this reportmay include observations of some building code violations, total compliance with

structural, mechanical, plumbing, electrical codes, specifications, and/or legalrequirements is specifically excluded. We do not perform code inspections, and sincebuilding codes change every few years, our inspections are not done with the intentionof bringing every item in the house into compliance with current code requirements.Rather, the standard of our inspections is a performance standard to determine if theitems inspected are functioning at the time of the inspection, or are in need of repair.This is particularly applicable to Home Warranty policies, where the standards of theHome Warranty service company are often different that our stated performance


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standard for judging whether a piece of equipment is functional or in need of repair. Ityou intend to rely on a Home Warranty policy, then it is recommended that you contactthe appropriate service companies for a more in-depth analysis of what may be requiredto meet their standards should a claim be made against the policy.

This report is provided solely for the use of the person to whom this report is addressed,and is in no way intended or authorized to be used by a third party, who may havedifferent requirements, and to whom we have not contracted with to perform theinspection. If a third party chooses to use this inspection report, they do so withoutHEDDERMAN ENGINEERING, INC. permission or authorization, and they do so attheir own risk.

It is our purpose to provide information on the condition of the house on the day of theinspection, and not to provide discussions or recommendations concerning the futuremaintenance of any part of the house, or to verify the adequacy and/or design of anycomponent of the house. It is pointed out that other engineers/inspectors may have

contrasting opinions to those given in this report.

As a courtesy, we may provide some "ballpark" repair estimates for items that should berepaired. These estimates are only approximate and, therefore, should in no way berelied upon as a bid for the actual performance of the work. Also, since we are not aparty to the contract governing the sale of this house, these "ballpark" estimates shouldnot be relied upon as the only source of cost information for repairs. The scope andcost of the actual repairs can vary significantly from the estimates, and it is yourresponsibility to see that the scope of work needed and actual cost of repairs isconfirmed by one or more qualified service companies before your option periodends or before closing on the house. This report may also contain items listed as"Information" which are listed as a courtesy to help you become more aware of thecondition of the house.

In the performance of this inspection, HEDDERMAN ENGINEERING, INC. has acted asan engineering consultant subject to the standards of the State Board of Registration forProfessional Engineers. We are not affiliated with the Texas Real Estate Commission,and are not subject to, or limited by, their standards of practice for their licensedinspectors.

SCOPE

The scope of the inspection included limited, visual observations at the interior andexterior of the structure, the attic as viewed only from the areas determined by theinspector to be safely accessible, and the roof as viewed from the surface of the roof.Only those items readily visible and accessible at the time of the inspection were viewedand are included in this report. Any items causing visual obstruction, including, but notlimited to, furniture, furnishings, floor or wall coverings, foliage, soil, appliances,insulation, etc., were not moved. Only those electrical outlets that were readilyaccessible were operationally checked.


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The basis of our opinions will be the apparent performance of that portion of the housereadily visible at the time of the inspection. Disassembly or removal of any portion ofthe structure, mechanical equipment, plumbing equipment, or electrical equipment isbeyond the scope of this inspection.

There is no warranty or guarantee, either expressed or implied, regarding thehabitability, future performance, life, insurability, merchantability, workmanship, and/orneed for repair of any item inspected.

The components of the house included in scope of the inspection, if present andapplicable, include:

Structural: Foundation, primary load-carrying framing members, roof surface, waterpenetration, and miscellaneous items related to the house.

Mechanical: Air conditioning and heating systems, water heater, built-inkitchen appliances, and garage door opener.

Plumbing: Water and gas supply lines, sinks, toilets, tubs, showers, drain lines,and vents.

Electrical: Service entrance conductors, electric meter, distribution panel, visiblewiring, light fixtures, switches, and receptacle outlets.

Sprinkler: Control panel, solenoid valves, backflow prevention device(s), piping,and sprayer heads.

Items specifically excluded from our inspection include:All pests, wood destroying insects, conducive conditions, ants, or rodents.All equipment related to mosquito control.

All items related to major geological conditions such as faults or subsidence.All underground piping, including water, sewer, and gas piping.Water softening and water treatment systems.Pressure testing of gas system.

All low voltage data systems such as telephone, cable TV or data lines.All fire detection, carbon monoxide, smoke alarms and/or security alarm systems.All environmental hazards, or any toxic/hazardous materials including, but not

limited to, radon gas, lead, formaldehyde, electromagnetic, any and all itemsrelated to asbestos.

Any electrical load analysis on the electrical system to determine adequacy of theservice or any branch circuit.

If you desire information or inspections concerning the items listed above, or any otheritems, then it is recommended that you contact the appropriate service companies.


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Also excluded from the scope of the inspection are any and all items related to moldand/or all microbial substances. Due to the current limitations of coverage on mosthomes by the insurance industry in Texas, where damages due to mold and/or othermicrobial substances may not be covered, we routinely recommend that you have amold inspection by a qualified professional before you close on the house.

Built-in appliances and mechanical equipment were operated in at least one, but not all,of their operating modes, where possible. If you desire for every operating mode ofeach piece of equipment to be operationally checked, then it is recommended that youcontact a service company. Equipment and materials that are not visible, includingstructural components, underground plumbing and gas lines, and all other items notnormally available for ready viewing, are excluded from the scope of this inspection. Ifyou desire an inspection on the underground plumbing pipes or a hydrostatic test todetermine if the plumbing pipes are leaking under the house, then it is recommendedthat you contact a plumber. No electrical circuit or load analysis was performed on theelectrical system.

We make no representation regarding the condition of this house other than ascontained in this written report. Any verbal discussions concerning this house that weremade at the time of the inspection, and not contained in this written report, are not to berelied upon.

Although the structural portion of this inspection was made by an engineer, it cannot beconsidered to be a formal engineering study since no calculations, structural analysis, orphysical material testing were performed. If engineering drawings/specifications havebeen made available during this inspection and if they have been viewed, it is pointedout that all such viewing is strictly cursory, and in no way should our cursoryexamination be construed as providing engineering judgments concerning the adequacyor acceptability of the drawings/specifications.

It is pointed out that it is possible for latent defects to exist in the structure and itsrelated equipment, underground piping, and systems that are not visible at the time ofthe inspection, and may not be able to be viewed during a limited visual inspection.This is particularly applicable in items relating to water, such as roof leak, waterpenetration conditions, etc., where the condition may exist, but not be visible at the timeof the inspection (e.g. where it has not rained for a period of time, allowing materialstime to dry out). HEDDERMAN ENGINEERING, INC. does not claim or warrant that theobservations listed in this report represent every condition that may exist. In using theinformation supplied by this inspection, one must recognize the limitations of a limited,visual inspection, and accept the inherent risk involved.

It is recommended that you obtain as much history as is available concerning thishouse. This historical information may include copies of any seller's disclosures,previous inspection or engineering reports, building drawings and/or specifications,bids to perform repair work on the house, knowledge of any drainage problems,receipts from repair work that has been performed, reports performed for or by


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relocation companies, municipal inspection departments, lenders, insurers, andappraisers. You should attempt to determine whether repairs, renovation, remodeling,additions or other such activities have taken place at this house.

DESCRIPTION OF HOUSE

The house was a three bedroom, two bath, one story wood frame dwelling with brickveneer and wood siding, a composition shingle roof, and was supported on a monolithicslab on grade concrete foundation. The house had a two car detached garageconnected to the house by a breezeway. The house was occupied at the time of theinspection, and the house, according to HAR, was built in 1955.

FOR THE PURPOSES OF THIS INSPECTION, NORTH WILL BE ASSUMED TO BE

FROM THE FRONT OF THE HOUSE TOWARDS THE REAR.

STRUCTURAL

FOUNDATION

Description

The foundation was a concrete slab on grade, and appeared to be reinforced with steelreinforcing rods (rebar).

PREVIOUS RELEVELING

It was observed that the foundation of this house has been repaired previously. It ispointed out that HEDDERMAN ENGINEERING, INC. cannot and does not take anyresponsibility for the adequacy and/or future performance of the repair work. Anyopinions given in this report concerning the levelness of the house are for the day of theinspection only, and are not a warranty against future foundation movement of thehouse. It is recommended that you obtain all available information and warranties fromthe homeowner relating to the foundation repair(s).

EVIDENCES OF DIFFERENTIAL MOVEMENT

Levelness

Normally horizontal surfaces, such as floors, door tops, counters, window sills, etc.,were observed to be acceptably level throughout the house. The floors were checkedwith an electronic level, and the difference in elevation between the high point and lowpoint was 2.4 inches. The high point was located at the foyer area. The unlevelness


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takes place over a horizontal distance of approximately 10 15 feet.

See our field sketch showing the elevation readings at the end of this report. Note thatthe R on the sketch is our randomly chosen starting reference point, where theelevation is 0, and all other elevation readings are taken relative to the reference point,

and are measured in inches to the nearest 1/10 inch.

Note also that elevation readings taken at the garage area are relatively large numbersrelative to the reference point due to the step down into the garage area.

We typically point out that foundations are rarely constructed perfectly level, so mostproperties have some unlevelness (typically to 1-1/2 inches) built into the foundationas part of original construction. We have no knowledge as to how much unlevelnesswas built into this house foundation during original construction.

Veneer Cracks

Cracks and/or patches were observed in the exterior veneer, including at the east andwest of the house.


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Sheetrock Cracks

Sheetrock cracks, patches, or compression ridges were observed, including at thewindow frames at the west walls.

Concrete Cracks

Cracking of the foundation concrete exists in virtually all foundations. It is pointed outthat cracking is a normal property of concrete and other brittle materials, andHedderman Engineering, Inc. assumes no responsibility should cracks be found that arenot mentioned in this report.

The foundation concrete was observed to be cracked at the garage floor.

The foundation concrete was observed to have hairline cracks, including at the westface.


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It is pointed out that much of the foundation concrete could not be viewed due to soilthat was graded near or above the top of the foundation and/or heavy foliage growingagainst the house. The soil and/or foliage should be removed, and 3-4 inches offoundation concrete exposed.


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The corner of the foundation was observed to be chipped at northeast corner of thestructure. This is condition that is caused by differences in thermal expansion betweenthe brick veneer, and the concrete foundation. Also, this condition can be caused by alack of reinforcement in the corner of the foundation during original construction. In ouropinion, this condition does not affect the structural integrity of the foundation.

Separations of Materials

* Some separations and differential movement of materials due to differentialfoundation movement were observed, including the following:

- The door frame was separated from the exterior brick veneer approximately 1/2 aninch.


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- Window frames were separated from the exterior brick veneer.

- Doors that would not latch due to misalignment of the striker plate and thelocking mechanism were observed at the southwest corner of the structure.

Other Observations

Trees and/or foliage were observed in the vicinity of the house, which can contributesignificantly to differential movement of the house foundation. Care should be taken toprevent the trees and foliage from removing an excessive amount of water from near thefoundation of the house. Consideration should also be given to cutting the tree roots thatextend under the foundation, and installing a root barrier to prevent any further moisturefrom being removed from under the interior of the house.

Conclusions

Most of the structures previously inspected by this firm have experienced some degreeof differential foundation movement, and this structure was no exception. After carefulexamination, it is our opinion that the degree of the foundation movement is more thanwhat is acceptable. The most significant movement was located at the southeast andsouthwest corners of the structure.


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Due to the more than acceptable amount of movement of the foundation of thisstructure, it is our opinion that releveling of the foundation is needed at this time. It isrecommended that at least three foundation repair contractors be contacted in orderthat they may make their own assessment of the scope and cost of the work needed tobring this foundation back to an acceptable degree of levelness.

Obtain Cost Estimate

Perimeter Grading/Drainage

This inspection does not include determining if the property is in the 100 year floodplain. For further information regarding elevation of this lot check with your surveyand/or an appraiser.

Low areas were observed in the back yard where it is obvious that water pools after itrains. It is recommended that an underground drainage system be installed to removethe standing water in the yard. Contact a company specializing in this type of work for a

cost estimate.Obtain Cost Estimate

Underground Drainage

The underground drainage system at the rear of the house was checked by runningwater into the drain for approximately 15 minutes, and the system was observed to bedraining properly to the street.


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ROOF

Life expectancy

The roof surface was constructed of composition shingles. The life expectancy of acomposition shingle roof has been observed to vary from 10 to 20 years, with mostrequiring replacement at about 15-18 years. We understand from the owner'sdisclosure that the age of the roof is 7 years.

Observations

After observing the interior of the structure, evidences of roof leaks were visible, wherethe coverage material in the attic at the plumbing vent pipe was water stained. It isrecommended that a roofing contractor be contacted to find the source of the leaks, andto make any needed repairs.Obtain Cost Estimate


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The composition roof surface was showing evidences of deterioration, includingshingles that were brittle, discolored, curling on the edges, starting to crack, and startingto lose their aggregate.

Other conditions observed during the course of the inspection related to the roof surfaceincluded the following:

* Debris was observed on the roof, and the debris should be removed to preventpremature deterioration of the roof surface.


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* Tree limbs were observed to be touching the roof, and need to be trimmed back toprevent them from rubbing across the roof surface.Estimated cost: $100

* The roof decking was observed to be a radiant barrier OSB decking that hasaluminum foil on the underside, which helps to prevent radiated heat from enteringthe attic. This will, in turn, keep the attic cooler.


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* We observed from the attic space that the shingles were nailed rather than stapled,and that the nails had an adequate penetration through the roof deck.

* It was observed that the old wood shingles were removed, and the roof wasredecked when the current composition roof was installed.

* One of the lead roof jacks at the roof penetrations has been damaged, apparently bysquirrels eating the lead jack. The jack can now allow water to enter the attic spaceas a roof leak, and the roof jack needs to be repaired.Estimated cost: $100


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* The roof surface was observed to have been patched previously at the west of theroof.

Conclusions

The roof is in generally serviceable condition at this time with some repairs needed forthe above item(s). Have a roofing contractor provide a cost estimate to make allnecessary repairs to bring the roof into a completely serviceable condition.Obtain Cost Estimate

STRUCTURAL FRAMING

Description

The house was observed to be a one story wood frame structure that includes thestandard major framing components, including wall framing and ceiling joists, and roof


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framing.

Observations

No deficiencies were observed in the primary load carrying members of the structuralframing that were accessible and viewed at the time of the inspection, including the roofframing, load bearing walls, ceilings, and floors.

The following items were observed in the primary load carrying members of thestructural framing:

* The roof framing in the attic was observed to be less than the current constructionstandards for roof framing. The purlins were not the same size as the rafters andthe vertical bracing for the purlins was spaced more than four feet apart. However,the framing was adequate when the house was constructed, and has performedsatisfactorily these many years. The framing is, in our opinion, performing itsintended function, and no repairs are recommended to the roof framing.

* We did not observe metal hurricane clips installed at the bottom of the rafters,connecting the rafters to the top of the wall framing. These clips provide a strongerstructure that will be more resistant to wind uplift from hurricane and tornadoes.

* The breezeway was observed to sag at the mid-span and is in need of repair.Consult a contractor for a scope of work and a cost estimate.Obtain Cost Estimate


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Conclusions

The primary load carrying members of the structural framing that were accessible andviewed at the time of the inspection were performing their intended function at the timeof the inspection, and were not in need of repair.

WATER PENETRATION

No visual evidences of water penetration to the interior of the structure were observedat the time of the inspection. It is pointed out that this statement is based upon thelimitations of a visual inspection, without the moving or removal of items causing visual

obstruction, including, but not limited to, furniture, furnishings, floor or wall coverings,foliage, soil, etc.

A vulnerability of water penetration was observed at penetrations/openings through theexterior building envelope, and it is recommended that all penetrations/openings besealed against water penetration. Below is a representative sample of locations and/orphotographs showing some, but not necessarily all, locations where there is avulnerability to water penetration. Have a contractor provide a cost estimate to seal allvulnerable areas against water penetrations.Obtain Cost Estimate


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- The air conditioning refrigerant lines need to be sealed where the lines penetrate thebuilding envelope.

- Windows where the caulking was cracked and/or missing.- The exterior electrical outlets and/or conduit.- The dryer vent cap, where the cap needs to be sealed to prevent water entry.- Piping penetrations.- The mortar for the brick veneer, where small voids were visible in the mortar that can

allow water penetration.

FIREPLACE/CHIMNEY

Description

The fireplace at the living room was a masonry fireplace with a clay flue tile in thechimney. The firebox was equipped with a ceramic gas log, with a manually operated


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gas valve.

Observations

The fireplace was equipped with a ceramic gas log. It is pointed out that the damper

was not equipped with a spacer device to prevent the damper from closing completely.This device keeps the damper open slightly, even when it is in the closed position, toprevent combustion gases from building up in the living space should the gas log beoperated when the damper is closed. It is recommended that the clamp be installed forsafety purposes. Estimated cost: $75

HEI file photo showing c-clamp in masonry fireplace

The masonry cap at the top of the chimney was cracked/broken, and should be repaired

to prevent water penetration.Estimated cost: $200

The weather cap was rusted and needs to be sanded down and painted with hightemperature paint.


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Estimated cost: $100

MISCELLANEOUS ITEMS

Attic

The access ladder into the attic appeared to be a 250 pound capacity ladder, and,therefore, does not meet current code requirements for ladders into attics.Consideration should be given to replacing the ladder with a ladder that meets currentcode requirements.

The nails used to secure the ladder assembly to the attic framing were not installedthrough the holes in the corner brackets at the top of the stairs, or through the holesthrough the spring arm pivot plates on the sides of the access ladder.


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The attic had adequate service decking to the equipment, with a walkway that was aminimum of 24 inches wide. In addition, the attic had adequate platform decking at theequipment, with a working platform that was a minimum of 30 inches wide.

The ventilation for the attic included continuous ridge vents at the top of the roof andgable vents.


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The ventilation for the attic was minimal due to a lack of soffit vents in the eaves, andthe lack of air flow through the attic could cause higher utility bills, as well ascondensation and other problems. It is recommended that soffit vents be installed toallow for proper air flow through the attic.Obtain Cost Estimate

The insulation in the attic was average by today's standards. The normal amount ofinsulation for attics in this area is an R30 energy rating. This attic had 9-1/2 inches offiberglass batt insulation in the ceiling, which was marked as being an R30.

Doors

Non-latching doors were in need of adjustment to the striker plate on the door framewere observed.Locations included: master bedroom, the hall closet at the master bedroom and thesouth bedroomEstimated cost: $50


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The middle bedroom door was split and needs to be replaced.Estimated cost: $150

The exterior door at the front was equipped with a keyed deadbolt, rather than athumbed deadbolt. In case of emergency, you would have to find a key to unlock thedoor, which could be hazardous. It is recommended that the keyed deadbolts bereplaced with thumbed deadbolts. It is pointed out for informational purposes thatcurrent code requirements prohibit the use of keyed deadbolts.R311.4.4

The master bathroom doors were observed to be missing exterior handles.


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Windows

Windows that were stuck and hard to open were observed.Locations included: the south bedroomEstimated cost: $75

Window Screens

Window screens were missing at all the windows around the house.Obtain Cost Estimate

Wood Rot

Wood rot was observed and it is recommended that the damaged wood be replaced. Itis pointed out that additional damage could be present under the rotted materials, thatwill not be visible until the outer rotted materials are removed. Have a service companydetermine the entire scope of wood rot throughout the house, and provide a costestimate to replace all rotted wood.Locations included: the west column base, the garage door trim and several placesalong the base of the garage siding and trimObtain Cost Estimate


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Asbestos

Although our inspection specifically excludes searching for materials containingasbestos, we occasionally see a material in a readily accessible location that maycontain asbestos fibers, and we feel that we would be negligent not to point it out andrecommend that further investigations be performed by a qualified professional. The

suspected asbestos containing material was located at the plumbing vent pipe in theattic.

Miscellaneous Interiors

The foyer tile was observed to be cracked.


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The wood floor was observed to be slightly buckled at the living room area. The causewas not apparent at the time of inspection. Further investigation with the home owner isadvised to ascertain the cause of the damage.

Paint

The exterior paint was observed to be cracked and peeling, and the house is in need ofrepainting.Obtain Cost Estimate


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Gutters and Downspouts

No gutters have been installed on much of this house, and it is recommended that theybe installed to help control differential foundation movement and prevent wood rot andwater entry.Obtain Cost Estimate

The downspout was missing a splash block at the rear of the property.Estimated cost: $25

Miscellaneous Exteriors

The walkway from the house to the garage was constructed of wood lying on theground.

Cracks and some separations were observed in the driveway concrete. In our opinion,the driveway is still in serviceable condition at this time.


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CLOSE

All cost estimates for repairs are provided only as a courtesy. They are onlyapproximate and, therefore, should not in any way be relied upon as a bid for the actualperformance of the work. The estimated scope and cost of each repair can vary

significantly, and it is your responsibility to see that our estimated repair costs areconfirmed by one or more qualified service companies before closing on the house.Should you choose to not secure firm bids from service companies, then you use our"ballpark" estimates at your own risk.

Opinions and comments stated in this report are based on the apparent performance ofthe items included within the scope of the inspection, at the time of the inspection.Performance standards are based on the knowledge gained through the experience andprofessional studies of the inspector. There is no warranty or guarantee, eitherexpressed or implied, regarding the habitability, future performance, life,merchantability, and/or need for repair of any item inspected. It is recommended that a

Home Warranty Policy be provided to protect the appliances and mechanical equipmentagainst unforeseen breakdowns during the first year. Check with your agent for details.

At your service,

Tim HeddermanRegistered Professional Engineer #51501

Texas Firm Number: 7942

The seal appearing on this document was authorized by Tim Hedderman, P.E. 51501. Alteration of a

sealed document without proper notification to the responsible engineer is a violation under the Texas

Engineering Practice Act.


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HEDDERMAN ENGINEERING, INC.www.heddermanengineering.com Office 281-355-9911, Fax 281-355-9903 [email protected]

RECEIPT

January 19, 2012

TO: Mr. and Mrs. Stephen Wedemeyer

REF: Inspection of the house at 7102 Blandford, Houston, Texas

Total cost of inspection: $525.00

Total Paid: $525.00

Total Due: - 0 -


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Documents

7102 Blandford - Mechanical & Structural Inspections