Vaden Property Inspections€¦ · Vaden Property Inspections 156 James Road Kilgore, Texas 75662 (903) 522-2913 Sample Client Canton, TX 12345 123 4 th Street sam03192015 Sunday,

Vaden Property Inspections

156 James RoadKilgore, Texas 75662

(903) 522-2913

Sample Client

Canton, TX 12345123 4 th Street

sam03192015Sunday, March 22, 2015

Prepared Exclusively For:

Educational & Informative Property Inspections

[email protected]

Sample Client

John M. Vaden TREC LICENSE # 21359

123 4 th Street, Canton, TX, 12345

PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES

This property inspection report may include an inspection agreement (contract), addenda, and other information related toproperty conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important thatyou 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 atwww.trec.texas.gov.

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 thetime of the inspection. While there may be other parts, components or systems present, only those items specifically noted asbeing inspected were inspected. The inspector is NOT required to turn on decommissioned equipment, systems, utility services orapply an open flame or light a pilot to operate any appliance. The inspector is NOT required to climb over obstacles, movefurnishings 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 installationinstructions. The inspection 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 the inspector is NOT requiredto identify all potential hazards.

In this report, the inspector shall indicate, by checking the appropriate boxes on the form, whether each item was inspected, notinspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. Theinspector must check the Deficient (D) box if a condition exists that adversely and materially affects the performance of a systemor component or constitutes a hazard to life, limb or property as specified by the TREC Standards of Practice. Generaldeficiencies include inoperability, material distress, water penetration, damage, deterioration, missing components, and unsuitableinstallation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is notrequired 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 EstateConsumer 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 ofthe risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events orchanges in performance due to changes in use or occupancy. It is recommended that you obtain as much information as isavailable about this property, including any seller’s disclosures, previous inspection reports, engineering reports,building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders,insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other suchactivities have taken place at this property. It is not the inspector’s responsibility to confirm that information obtained from thesesources 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 OTHERACTIONS, 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 fromqualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations suchas option periods.

PROPERTY INSPECTION REPORT

(Address or Other Identification of Inspected Property)

Prepared For:(Name of Client)

Concerning:

By:(Name and License Number of Inspector) (Date)

3/22/2015


[email protected]

Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188 (512) 936-3000(http://www.trec.texas.gov). (REI 7-4 Revised 04/2014)

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

xxx

156 James Road Kilgore, Texas 75662 (903) 522-2913


Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repaircosts. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systemsand add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairshave been made.

Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets andseals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of theapparent condition of the roof, and the performance of the structure and the systems may change due to changes in use oroccupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render informationcontained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based onobservations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provideincomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning ofthe information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your specificneeds 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 beavoidable, many other accidents, injuries, and deaths may be avoided through the identification and repair of certain hazardousconditions. 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; and • lack of electrical bonding and grounding.

To ensure that consumers are informed of hazards such as these, the Texas Real Estate Commission (TREC) has adoptedStandards of Practice requiring licensed inspectors to report these conditions as “Deficient” when performing an inspection fora 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, orthey may have been “grandfathered” because they were present prior to the adoption of codes prohibiting such conditions.While the TREC Standards of Practice do not require inspectors to perform a code compliance inspection, TREC considers thepotential for injury or property loss from the hazards addressed in the Standards of Practice to be significant enough to warrantthis notice.

Contract forms developed by TREC for use by its real estate licensees also inform the buyer of the right to have the homeinspected and can provide an option clause permitting the buyer to terminate the contract within a specified time. Neither theStandards of Practice nor the TREC contract forms require a seller to remedy conditions revealed by an inspection. Thedecision to correct a hazard or any deficiency identified in an inspection report is left to the parties to the contract for the saleor purchase of the home.

INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", ORPROVIDED AS AN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSIONAND MAY CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THECOMMISSION DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOTUNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANYATTACHMENTS, CONSULT AN ATTORNEY.

Report Identification: Sample Client 123 4 th Street, Canton, TX, 12345

REI 7-4 (Revised 04/2014)

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR

Client:

Client:

Inspector:

Date:

Date:

Date:

INACCESSIBLE OR OBSTRUCTED AREAS

Sub Flooring

Floors Covered

Walls/Ceiling Covered or Freshly Painted

Behind/Uunder Furniture and/or Stored Items

Attic Space is Limited - Viewed from Accessable Areas

Plumbing Areas - Only Visible Plumbing Inspected

Siding Over Older/Existing Siding

Crawl Space is limited - Viewed From Accessible Areas

Mold/ Mildew investigations are NOT included with this report; it is beyound the scope of this inspection at the present time.

Any reference of water intrusion, recommended a professional investigation be obtained.

add comments add comments add comments

Buyer Buyer's Agent Seller /Owner Listing Agent BuilderVacant OccupiedFair Cloudy RainYes No No Water No Electricity No Gas

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR

Present at Inspection:Building Status:Weather Conditions:Utilities On:

70

For directional purposes of this report the home faces:

Color Key: Blue = General Comment Red = Needs Immediate Attention

Black = Noted Deficiencies


Temperature:

REI 7-4 (Revised 04/2014)Vaden Property Inspections

I . STRUCTURAL SYSTEMS

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

I NI NP D


i l . A. Foundations

C - At this time, with limited visibility due to the high grade in the opinion of the inspector the foundation appears to besupporting the structure and immediate significant repair needs are not evident.

i l . B. Grading and Drainage

See Photo:# 7

D - The finished grade needs to be kept a minimum of 4” from brick,stone veneer, stucco. 6” from sidingand sloped away at 6” in 10' for drainage. Moisture at the foundation can cause foundation movement. Recommend re-grading orinstalling a drainage system.

See Photo #: 8D -There are gutters and or down spouts pulling away from the house . Failure of the gutters and down spouts can result indamage to the structure.

See Photo #: 9D - The gutter down spouts should be extended so the flow is directed away from the foundation. A distance of5’ is required in expansive soils. Excessive moisture at the foundation can causefoundation movement, in clay soils, and result in damage to the structure.

See Photo #: 9gutters should have splash blocks to control erosion of the soil

See Photo #: 10D - Debris noted in gutters -recommend

See Photo #: 11D - There is drainage toward the foundation on the north side of house. This area should be re-graded to direct flow away fromthe foundation at a minimum slope of 6”/10’ or a drainage system installed. Moisture at the foundation can cause foundationmovement in clay soils.

Material Is Comp ShingleType(s) of Roof Covering:Viewed From: Walk The Roof

C. Roof Covering Materialsi l .

At time of inspection roof appeared to be in good condition.In the inspectors opinion the roof appears to be in the middle third of its life.This is only the inspectors opinion to get a truly accurate assessment client should consult a certified roofing professional

Comments: The grading and drainage aspects of the property Fair.

i l . D. Roof Structure and Attic

D - The firewall is missing between the garage attic and house attic. This wall helps prevent the spreading of fire from one

Comments:

Comments:

Type of Foundations: Slab On GradeObservation : Noted Small Cracks and Spalling of concrete in areas ofComments:

Walk The AtticApproximate Average Depth of Insulation:Viewed From:

Comments:3 Inches

Attic access is via Pull-Down Stairs located at: Garage .Attic ventilation is via gable vents




I NI NP D


Bedroom #1See Photo #: 31D - There are nail pops visible on some walls. This is a common occurrence. Recommend resetting or replacing with screws.

See Photo #: 32C - Some wall surfaces were obstructed by hanging items, preventing a full evaluation in these areas.

See Photo #: 33D - There were minor settlement cracks noted on some walls. These types of cracks are common and are usually associated withminor settlement.

structure to the other.

D - There is no lights installed in the attic for maintenance purposes. A light should be installed at every mechanical unit so itcan be serviced.

C- Inspector would recommend that multiple lights be installed in attic for ease of access and visibility when storing items orperforming maintenance.

At the time of inspection there were noted wires laying on ceiling joist and a couple of junction boxes without cover plates onthem it is recommended that a qualified electrician be contacted to install cover plates and re route wiring to hang on the raftersthese two issues are considered a potential shock hazard.

See Photo #: 19The wires on the ceiling joist were common practice at the time this home was built. However over the years the the codes havechanged and wires are to be ran either through rafters in drilled holes or attached by stapling to rafter to get the wire off theceiling joist.

i l .

See Photo #: 25,26 ,27D - Some minor brick and mortar separation was noted at various locations around the house. At this point they do not seem tobe a problem. Repair and /or monitor is recommended.

See Photo #: 27D - A stair step pattern of brick / mortar separation was found on the north and south walls. This condition is normally associatedwith foundation movement.

See Photo #: 26D - Siding should be a minimum of 6” above finished grade. Brick and stone should be a minimum of 4" abovegrade.

D - There are no weep holes present on the exterior wall(s). Weep holes permit moisture to drain from behind thebrick and should be spaced no more than 33” on center and above windows and doors. The trapping ofmoisture in the walls can cause structural damage.

D - There are no brick veneer expansion joints on this dwelling. The BIA (Brick Industry Association)recommends expansion joints no more than 25 feet on center. Expansions joints are installed to help prevent stress cracks.

See Photo #: 29D - There is some missing exterior trim. .

E. Walls (Interior and Exterior) - Comments:

Brick with wood sidingWall Structure: Wood stud framing

Brick Veneer, Composit Veneer

Trim Material: Wood

Comments:



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


i l . F. Ceiling and Floors

See Photo #:37D - There is evidence of previous repairs on the ceiling in the hallway between the living room and the bedrooms

See Photo #:38D - There were cracks noted on some of the ceilings.

Kitchen See Photo #: 43D - The grout on the kitchen floor is cracked / missing.

See Photo #: 44D - There is a tear / damage to the Vinyl floor in the entry way next to the living room.

D - There are hollow sounding tile in various locations.

Interior:

i l . G. Doors (Interior and Exterior)

See Photo #: 49D - The hinge on the guest bedroom (blue walls) door is loose.

See Photo #: 50Hall Closet Door drags at the top of the door

Exterior:C - All doors were operated and functioning as intended.

C - All accessible windows were operated and functioning.Type: Single hung Double - pane Aluminum

i l . H. Windows

I. Stairways (Interior and Exterior)i l .

i l . J. Fireplace / Chimney

i l . L. Other

i l . K. Porches, Balconies, Decks, and Carports

Front porch was inspected and at the time of inspection found to be in good working order.

Comments:

Comments:

Comments:

Comments:

Comments:

Description of Structure's Ceiling & Floor Coverings:Sheet rock

Comments:

Ceiling Covering:Floor Covering:

Comments:


PICTURES PAGE

Schedule Date : Sunday, March 22, 2015Concerning : Sample Client 123 4 th Street, Canton, TX, 12345

Bondingis needed at gas meter

gutter down spout needs to be reattached

Splash block and extension needed at all down spouts todecrease erosion

Gutters need cleaning

Grading in the back yard is flat next to the home sloping gradeaway from home for proper drainage

B: Structural: Grading Photos

7 8

9 10

11


PICTURES PAGE


Roof covering is in upper to middle third of it's life

C: Structural: Roof Covering Materials

13


PICTURES PAGE


wires laying on ceiling joist should be secured to rafters

D: Structural: Roof Structure and Attic

19


PICTURES PAGE


Step cracks above (and/or) below window Loose Brickout side the twllow bed room.

Step cracks above (and/or) below window Grading is touching wall clading should be between 4-6 inches ofclearance between cladding and earth.

Missing and / or damaged window trim

E: Structural: Walls Exterior

25 26

27 28

29


PICTURES PAGE


Nail Pop Walls are covered in the home which makes it difficult to inspectwalls fully

Settlement Cracks noted above windows and doors throughout thehome

F: Structural: Ceiling

31 32

33


PICTURES PAGE


Hollow tile in the kitchen / utility entrance Ceiling shows some past repairs

Grout missing in the kitchen / utility room entrance vinyl flooring at the entrance to the living roomis damaged and is a potential trip hazard

F: Structural: Floors

37 38

39 40


PICTURES PAGE


Door hinge in bed room #2 is loose

Linen closet door sticks at the top

G: Structural: Doors Interior

49

50


II. ELECTRICAL SYSTEMS


I NI NP D


i l .

i l .

A. Service Entrance and Panels

CopperType of Wiring:

120/240 Volt Main ServiceCopper OverheadBreakersSquare DUtility room150ampsCopperGround rod

Electrical Service: The Breaker box in the utility room has more that six disconnects without thepresence of a main shut off a service panel is required to have a main shut off breaker if the panel hasmore than six disconnects

Service Entrance Panel

Recommend that batteries in all smoke detectors be changed upon taking possession of the home and seta schedule to change them at least every twelve months per CPSC (Consumer Product Safety Council)and NFPA (National Fire Protection Association) guidelines.

The home is equipped with compact fluorescent light bulbs (CFL's) in certain light fixtures. While theuse of energy saving CFL's is certainly recommended there are some limitations to their use. Due to thewide range of manufacturers and types of CFL's then determining the proper wattage,bulb design, heattransmission, etc of any CFL's in use is beyond the scope of this inspection. More information on theproper use of CFL's can be found at http://www.gelighting.com/na/home_lighting/ask_us/faq_compact.htm or other manufacturer websites.

B. Branch Circuits, Connection Devices, and Fixtures

See Photo #85Service EntranceD - The grounding electrode conductor could not be observed. A qualified electrician should verify its presence.

D - Numerous branch circuit conductors are improperly entering the main electrical panel through a single large knockoutlocated at the top of the panel box. Under current electrical standards, branch circuit conductors shall be evenly distributedand secured through the provided knockout holes. This does not comply with current fire regulations.

D - There is double lugging evident (two wires under one screw) on one or more neutral lugs in the main electrical panel.This can result in overheating of the wire and is a potential fire hazard.

D - The main electrical panel has more than six throws to turn off power. Under today's standards no more than six throwsare allowed in order to disconnect the service to the house.

D - There is questionable wiring inside the main electrical panel. Recommend contacting a licensed electrician for furtherevaluation. Aluminum wiring feeding to the oven/ cooktop

See Photo #: 91C - All accessible receptacles were tested and functioning.

D - There are exposed wire splices in the Attic that are in a junction box without a cover plate. This represents a potentialshock hazard.

See Photo #92D - All exterior receptacles require weather proof covers.

Comments:

Comments:


II. ELECTRICAL SYSTEMS


I NI NP D


D - All exterior receptacles require weather proof covers.

See Photo #93D - The light fixture on the wall next to Garage door is loose. This represents a potential shock hazard . Inspector recommendsthat it be secured and that it be caulked around the top so that water does not enter the junction box of the exterior fixture.

See Photo # 94D - There are open ground receptacles present in the majority of the home with exception only to the barrooms. This means thethird prong on an appliance plug is not getting ground protection. This may be a concern with items such as computers andother electronic devises.

D - There are no GFCI (Ground Fault Circuit Interrupter) receptacles installed in this home interior or exterior GFCI’s arerequired at all receptacles on the exterior, the garage, wet bars, kitchens and bathrooms to prevent shock in areas wheremoisture is possible.

C - All light fixtures were turned on and functioning.

D - There are missing smoke detectors in the bedrooms there are small or detectors in the hallway and kitchen however it is agood idea to have other detectors installed in the bedrooms.

D - The gas meter bonding / ground wire is not connected to the gas piping.Inspector recommends that a qualified certified professional be contacted to bond the gas meter and ensure the home isproperly grounded

C - The door bell was operated and is functioning normally.


PICTURES PAGE


Service entrance Aluminum Wiringin the service panel (goes to the oven / stove)

Double lugging of neutral wires Multiple wires coming in through a single knockout in breaker panel

A: Service Entrance and Panels

85 86

87 88


PICTURES PAGE


Wires laying on the ceiling joist should be secured to the rafters toprevent damage to the protective casing.

exterior plugs need to be GFCI protected and covered with a watertight cover.

All exterior lighting fixtures should be fastened securely to the wallor ceiling and caulked when applicable so that water does not

penetrate into the junction box.

Outlet Showing Open Ground. Should have receptacle changedout to a two prong outlet.

B: Branch Circuits, Connection Devices, Fixtures

91 86

93 94


III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS



i l .

Hall ClosetYork

SN# EGXM188142105,000 per Hr

· Spring & Fall routine maintenance schedules should be set up with a Qualified, Licensed, HVACProfessional to verify integrity of system for optimal performance.· The National Association of Home Builders and Bank of America Home Equity division produced aStudy of Life Expectancy of Home Components in February-2007. That study noted that Gas Furnaceunits (on average) last 18 years. Take that into consideration noting the the Date of Birth dates notedabove for the units at this property.Gas Furnace: Clean blue flame observed at this unit

Thermostat located in the hallway just past the living room across from the furnace.

D - The gas line entering the heating unit is a flex line. Vibrations from the furnace may cause damage to a flex line therefore aridged line should be used.

Other than the flex gas line the furnace operated properly.

C - There are no safety or functional concerns noted at the time of this inspection.

i l .ElectricType of System:

Comments:

Condensing unit in backYork

SN# MMXM282009· Temperature Differential (Delta T) Readings: 45degrees Fahrenheit at vent and 58degrees at thereturn differential of 13 degrees

· Delta-T readings are one of many elements utilized to evaluate the acceptable performance of acooling system. The general/suggested acceptable range is considered to be approximately between 15-23° F total difference between the return air and supply air. The preferred location for this reading istaken across the Evaporative (EVAP) coil of the HVAC system. There are times that this is not possiblefor this inspector and readings via a laser-thermometer at various supply and return air vents are taken.· This component appears to be performing adequately at the time of this inspection. It is achieving anoperation, function or configuration consistent with accepted industry practices for its age. There maybe items noted in this report as "Deficient" even though an adequate Delta T was observed at the timeof inspection.

B. Cooling Equipment:

D - Insulation is needed on the large Freon suction line at the A/C compressor. Uninsulated lines may affect systemperformance.

D - The A/C condensing unit should be on a raised pad at least 3” above finished grade.

C - There is no safety or function concerns noted at the time of this inspection.

Natural GasGas

The best the inspector could tell the furnace was installed in April of 1994

A. Heating Equipment: GasType of System:Energy Source:Comments:


III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS



C - There is no safety or function concerns noted at the time of this inspection.

i l .

· All return air filters should be replaced before moving in and at either regular monthly intervals oras needed thereafter. Any register / diffuser which has signs of residue around it may indicate a systemthat may not have been well-maintained in the past.

C. Ducts System, Chases and Vents

Metal Ducting & Flex DuctingAt furnace unit in hall.

HVAC Filter was in good shape. The size or the filter was 20x25x1C - There are no safety or functional concerns noted at the time of this inspection.

Comments:


PICTURES PAGE


Furnace A/C Condenser Tag

Furnace Tag

A. Heating Equipiment: Gas Vents / Flue

97 98

99


PICTURES PAGE


Insulation needed in the condenser line

A/C Unit needs to be at least 3 inches above gradeand debris cleared away from A/C coils

B. Cooling Equipment

103

104


PICTURES PAGE


Insulation on the duct work needs to be re attached

Duct hanger isnot connected to duct work

C. Ducts System, Chases and Vents

109

110


IV. PLUMBING SYSTEMS



i l .

C - There are no functional concerns noted at the time of this inspection.

D - The water spigot on the front and back sides of the house do not have back flow protection.

The main water supply line was noted as being 1/2 inch copper and at the time of inspection did not appear to have anyfunctional concerns.

C - There are no functional concerns noted at the time of this inspection.Kitchen Sink

C - There are no functional concerns noted at the time of this inspection.Bathroom Sinks Masterbath Sink

C - There are no functional concerns noted at the time of this inspection.Masterbath Shower Hallway tub/Shower

Hall Bathroom TubSee Photo #: 115D - The tub in the hall bathroom has missing / loose caulk / grout. Recommend repairing to prevent water from entering thewall cavity.

D - The toilet in the master bathroom is loose at the floor which can result in damage to the wax seal and possible leakage.

D - The toilets in both the hall and master bathroom should be caulked at the toilet / floor junction.

i l .PVCPVC

· While some water was run down the drains, this cannot simulate the waste flow characteristic of fulloccupancy of the home. There may be partial blockage of the sanitary drain lines buried in the yard orunder the home's slab foundation ... from broken / crushed pipes. Examination of such partial blockageis beyond the scope of this inspection. If drain stoppages occur you should bring this to your builder's orQualified, Licensed Plumber's attention immediately. Portions of the plumbing system concealed belowthe structure and beneath the yards are not inspected. 24-hour testing of the shower pan and hydrostaticpressure testing of the sewer lines is also not included in this inspection.

B. Drains, Wastes, and Vents

At the time of inspection hall bathroom sink drain seemed to drain very slowly all other drains seem to be in good workingorder.

Recommend a licensed plumber be consulted to evaluate hall bathroom sink drain.

i l . C. Water Heating EquipmentEnergy Source:Capacity: 40 Gallon

Gas

North East Corner Back Yard,Located At: North East fence back yard

A. Plumbing Supply, Distribution System and FixturesLocation of Water Meter:Location of main water supply valve:

Comments:

Static water pressure reading: Copper 1/2 Inch 60 Lbs.Liberty Danvile Water Supply COOPCopper


IV. PLUMBING SYSTEMS



Comment:

· In normal operation of the water heater and TPRV (Temperature & Pressure Relief Valve), no watershould be discharged from the valve. A TPRV that discharges is an indication of an abnormal conditionin the system and by discharging, the T&P valve is meeting its designed safety purpose. The causes ofdischarge can be thermal expansion, excess system pressure low temperature relief, too high a setting onthe water heater, or something in the water heater causing excess temperatures in the heater. TPRV'sshould be tripped / tested annually by the homeowner and inspected every 3 years per manufacturer'sinstructions by a licensed plumber and replaced if necessary.· The basic operation of this water heater is sound/stable, but there is a Deficiency noted with respect tothe natural gas supply line. See that specific comment, below in this report, at Optional Systems - GasSupply Systems.

Unit #1: General Electric 2005 40 Gals Utility RoomGELN1005425429

See Photo #:127D - The water heater should be standing in an emergency drain pan because of its location in the dwelling.

See Photo #:128D - The temperature and pressure relief (TPR) valve drain line on the water heater is missing. Water issuing from the TPRduring an emergency can do damage to persons and adjacent structures.D - The temperature and pressure relief (TPR) valve drain line on the water heater should be routed to the outside and have adown turned unthreaded elbow. Water issuing from the TPR during an emergency can do damage to adjacent structures andharm persons in the near vicinity.

See Photo #: 129D - The water supply pipes on the water heater should be insulated to within 6” of the vent pipe to protect them from freezing.Hard freezes are rare in this area but significant damage can occur if it happens.

i l . D. Hydro-Massage Therapy Equipment

i l . E. Other:Comment:

Comments:


PICTURES PAGE


Caulking around hall bath tub seeds to be touched up

A. Water Supply and fixtures

115


PICTURES PAGE


TPRV Needs a drain pipe and it needs to run to the exterior of thehome.

C. Water Heating Equipment

127 128

129


V. APPLIANCES



Manufacturer: Frigidare

i l .

i l .

Whirlpool

i l .

A. Dishwasher

B. Food Waste Disposer

C. Range Hood and Exhaust System

FGK4147008

TH33234928

C - The dishwasher was operated in normal mode and is functioning normally.

D - A visible back flow device was not found while inspecting the dishwasher. It is possible that the dishwasher may have aninternal device but a second device either a “High Loop” or a mechanical back flow device should be installed. These deviceslessen the chance of non-potable water backing up from the sink and entering the dishwasher and the water supply orcontaminating the clean items in the washer. The high loop should attach to the underside of the countertop.

See Photo #: 140D - The dishwasher drain line that terminates at the under sink drain line needs back flow prevention. A check valve could beinstalled or the drain line could be raised and attached to the bottom of the counter to form a “High Loop”. These devices lessenthe chance of non-potable water backing up from the sink and entering the dishwasher and the water supply or contaminatingthe clean items in the dishwasher.

See Photo # 139D - There is rust present on the dishwasher racks and or inside the cabinet.

C - The vent filter is located under the microwave.

C - The exhaust fan on the range hood was operated and functioning normally.

Comments:

Comments:

Comments:

C - The oven was operated in a normal mode and is functioning normally.

Whirlpool

i l . E. Microwave Oven

FGK4147008Comments

· Oven temperature test performed with dial set at 350°F per TREC Standards of Practice. Allowablevariance in temperature is: ± 25°.

Whirlpool

i l . D. Ranges, Cooktops, and Ovens

Whirlpool

· Oven temperature test performed with dial set at 350°F per TREC Standards of Practice. Allowablevariance in temperature is: ± 25°.

XK4701037XK4701037

Comments:

345 5350

350

Electric


V. APPLIANCES



C - The microwave was operated in a normal mode and is functioning normally.

D - The turntable in the microwave does not operate.Motor itself is functioning however turntable was not present at time of inspection

· Garage door operator(s) were in operational condition at the time of this inspection. There may beitems noted as "Deficient" that are related to the garage roll-up door and operator unit related itemsbelow in this topic.

G. Garage Door Operatori l .Chain DrivenOVERHEAD

C - The garage vehicle door was operated and functioning normally.

D - The manual vehicle door lock needs to be removed or disabled. Locked doors which are electronically opened can causedamage to the door or the operator.

Comments

i l . H. Dryer Vents

C - The dryer vent appears to properly vent to the exterior.

C - The termination on the dryer vent should be cleaned monthly to prevent lint buildup which can be a fire hazard.

i l . I. OtherComments

There are No Bathroom Exhaust Fans and/or Heaters in this home.

i l . F. Mechanical Exhaust Vents and Bathroom Heaters

D - An exhaust vent needs to be installed in the master bathroom and the hall bathroom and vent to the outside. Vents permitthe removal of moisture and should terminate through the roof structure.

Comments

Comments:


PICTURES PAGE


Dishwasher has rust on the basket

Dishwasher needs high loop installed now put the ultimate time that it needs it

A. Dishwasher, B. Garabige Disposal

139

140


PICTURES PAGE


Oven

Microwaveis also serving as re circulating vent hood

C. Range Exhaust Vent, D. Range, Ovens, Cook-Tops

145

146


PICTURES PAGE


Garage door opener

Locks on Garage door need to be disabled to prevent damage to the garage door and/or opener

G. Mechanical Exhaust Vents, H. Bathroo heaters, I. Dryer Vents J.

157

158


PICTURES PAGE


Dryer vent terminates properly to the exterior of the home

K. and L. Other Built-In Appliances,

163


VI. OPTIONAL SYSTEMS



A. Landscape Irrigation (Sprinkler Systems)Comments:

B. Swimming Pools Spa, Hot Tubs, and Equipment

Type of Construction:

C. Outbuildings

Excluded at our client's request.

Type of Pump:Type of Storage Equipment:

D. Private Water Wells

Comments:

(A coliform analysis is recommended.)

E. Private Sewage Disposal (Septic) SystemsType of System:Location of Drain Field:Comments:

F. Other

Carbon monoxide is an odorless poison gas that's produced by incomplete combustion. Things in thishouse that can produce carbon monoxide include the furnace and the gas water heater. Even electricovens can produce carbon monoxide during their cleaning mode. Carbon monoxide alarms areinexpensive and easy to install.

Gas meter and main shut off noted at : Left side of home.Only "visible" gas lines were inspected / observed as they relate to over, cooktop, range, furnace, waterheater, fireplace and other appliances as applicable.· Gas distribution throughout home is via "Black Iron Pipe".

Gas line & valve installed in Utility Room.It is recommended that the older spring type brass gas valve(s) should be upgraded to a more reliable modern ball type gasvalve. This is noted as a safety concern.

Only "visible" gas lines were inspected / observed as they relate to over, cook top, range, furnace, water heater, fireplace andother appliances as applicable. No underground lines are inspected.Gas line materials does meet acceptable standards

Comments:

Comments:

Comments:

i l .

i l .

i l .

i l .

i l .

i l .

REI 7-4 (Revised 04/2014)


PICTURES PAGE


Gas shut off valve on the water heater should be changed out to newer ball valve

E. Gas Supply System

193



Addendum 1Foundation Inspections

The foundation inspection is based on physical observation. The report includes a visual structuralevaluation of the subject property. The inspection includes an investigation of a physical non-destructiveobservation of the existing foundation condition and its functionality.

The intention of this report is to inform you of the foundations overall general condition. The inspectionreport should not be viewed as, or assumed to be a warranty of performance or as a guarantee of futureoperation. The inspection report contains the good faith opinions of the inspector concerning the observableneed, 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 the time of inspection. Moving furniture or any otheritems, any dismantling of any item or equipment, normal settlement cracks and separations of any sort andinaccessible areas are excluded from this inspection. The scope of this evaluation is limited to structuralcomponents, which are readily visible and accessible. This report does not include items that are not readilyaccessible or visible at the time of this inspection, damages that may exist, such as in between walls, underfloor coverings, hidden by furniture, storage items or not visible due to being in a neighbors yard andinaccessible and etc. This report does not predict potential performance after the inspection or damagedetected after inaccessible areas are made accessible.

Houston, as many parts of Texas, has experienced significant differential movement or settlement with slabson grade type foundations. It is common to have minor movement that results in noticeable cracks oninterior and exterior walls that does not necessary indicate evidence of major foundation deformities orexcessive settlement distress conditions. There may be evidence of moderate foundation settlement andassociated structural movement such as visible cracks, drywall cracks, sticking or dragging doors orwindows, and etc. present, this in itself is not indicative of foundation repairs. All foundations have somedegree of deflections and/or variances of the elevation visible corner cracks, which are acceptable andconsidered normal.

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

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



Addendum 2

Notice

Please read the following notices in their entirety, as they will provide you with additional informationconcerning 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 havingmovement typical to this region, at the time of the inspection. This does not guarantee the future life orfailure of the foundation, but is a visual and cursory observation of the conditions and circumstances at thetime of the inspection. The Inspector is not a Structural Engineer. The Client should have a StructuralEngineer give an evaluation if any concerns exist about the possibility of future movement of thefoundation.

Soils: Highly plasticity clay soils, as are typically found in this region, exhibit a great deal of expansion andcontraction with varying moisture contents. With this type of expansion and contraction of the soils, slabson grade homes and pier and beam homes will experience some degree of foundation distress. You shouldexpect 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. Thisinspection does not determine the insurability of the roof. You are strongly encouraged to have yourinsurance 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 cannotand does not offer an opinion or warranty as to whether the roof has leaked in the past, leaks now, or maybe subject to future leaks. Roofs are not typically walked upon due to the steepness, heights and there beingonly a single inspector present. Should the ladder fall or decking have decayed or damaged areas theinspector could step or fall through and be severely injured. If concerns exist about the roof covering, its lifeexpectancy or potential for future problems, a roofing specialist should be consulted prior to your closing onthe property.

Windows: Signs of lost seals in the thermal pane windows may appear and disappear as temperature andhumidity 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 aqualified specialist check “ALL” windows for lost or damaged seals, prior to closing.

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



Addendum 2 Continued

Notice

Exterior Cladding: Not all decay or damaged sections of exterior wall cladding will be reported. Only asampling is reported or photographed because it is normal to find additional areas needing repairs whenwork is started. When aluminum or vinyl type siding is installed, the Inspector can’t see behind this materialand it can’t be determined during our non-invasive inspections as to what damages, if any, may have beencovered over and are hidden from the Inspectors view.

Fireplace and Chimney: Fire blockage, chases, chimney caps and chimney claddings are not readilyvisible or accessible and therefore are not reported on. Draft, proper combustion, smoke, leakages,cleanliness, fire worthiness, etc., are not part of this inspection and excluded from this report. Therefore,you may wish to obtain the services of a professional chimney sweep for these inspections and otherservices related to the fireplace and chimney.

AC’s: The indoor air conditioner evaporator coils were not physically observed. The coils are located withthe cabinet interior and/or plenum that would require specialized tools to disassemble and reassemble. If theInspector were to remove the duct materials and/or cut into the plenum under these conditions, the HVACwarranty could be voided. AC systems are not operated when the outdoor temperature is less than 60!F

degrees. Temperature differential is a fundamental standard test for the proper function of the coolingsystem. The normal range it considered to between 15!F – 20!F degrees of total difference between the

return air and supply air. Unusual conditions such as excessive humidity, low outdoors temperature orrestricted air flow may indicate abnormal operation even though the equipment is functioning basically asdesigned and occasionally may indicate normal operation in spite of equipment malfunctions. If anyconcerns exist about the physical condition of the indoor coils, a qualified and licensed HVAC contractorshould be consulted prior to closing to fully evaluate the HVAC systems and equipment.

Furnaces: Per the T.R.E.C. standards of practice, Full evaluation of the integrity of the heat exchangerrequires dismantling of the furnace and is beyond the scope of this limited visual inspection. Electrical heatstrips are excluded form this report. Heaters are not operated when the outside temperature is 90!Fdegrees of greater. If any concerns exist about the physical condition of the furnace(s), a qualified andlicensed HVAC contractor should be consulted prior to closing to fully evaluate the HVAC systems andequipment.

Water Heaters: The temperature and pressure relief (TPRV) valve on the water heater(s) was not activateddue to the possibility that it may not reseal and may continue to leak. We recommend that you test thisdevice periodically or replace it according to the manufacturer’s specifications.

Pools / Spas: Equipment is operated in the manual settings only and only above finish grade (aboveground) visible and accessible deficiencies in the pool’s pump(s), heater (excluding heat exchangers), filter,electrical, blower and visible plumbing connections are inspected. The Inspector will report on visibledeficiencies in the pools surrounding decking, coping and tile. The Inspector will make no evaluation onpool/spa structural bodies and underground piping, plumbing or electrical systems.



When Things Go Wrong…

There may come a time that you discover something wrong with the house, and you may be upset ordisappointed with your inspection. Please review the following information that may be helpful inunderstanding concerns that you may have.

In the State of Texas, Real Estate Inspectors are licensed and governed by the Texas Real EstateCommission. The State has a Standard of Practice and a promulgated inspection report form, which allInspectors are required by law to follow. A copy of this may be obtained from the State’s web site at www.trec.state.tx.us.

Intermittent Or Concealed Problems…Some problems can only be discovered by living in the house. They cannot be discovered during the fewhours of a home inspection. For example, some shower stalls leak when people are in the shower, but do notleak when you simply turn on the tap. Some roofs only leak when specific conditions exist. Some problemswill only be discovered when carpets are lifted, furniture is moved, finishes are removed or walls areopened up.

No Clues…

These problems may have existed at the time of the inspection but there were no clues as to their existence.Our inspections are based on the existing performance of the house on the day of the inspection only. Ifthere were no clues of a past problem and the sellers did not disclose information concerning issues thatthey were aware of, it is unfair to assume the Inspector should have seen the problems or foresee a futureproblem.

Some Minor Things Can Usually Be MissedSome say we are inconsistent because our reports identify some minor problems but not others. The minorproblems that are identified were discovered while looking for more significant problems. We note themsimply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000problems. These are the things that affect people's purchase decisions.

Contractors' AdviceThe main source of dissatisfaction with Home Inspectors comes from comments made by contractors.Contractors' opinions often differ from ours. Don't be surprised when the plumber says, “ The Inspectorshould have told you where the leak was coming from”. Tradesman, Contractors, Builders and variousService Personnel are unaware of what a State Licensed Real Estate Inspector is required, by the State ofTexas Laws and Regulations, to inspect during a real estate transaction and how Inspectors are required toinspect items. Therefore, differences of opinion between the various contractors involved can causeconfusion.

Last Man In TheoryWhile our advice represents the most prudent thing to do, many contractors are reluctant to undertake theserepairs. This is because of the "Last Man In Theory". The contractor fears that if he is the last person towork onthe roof, he will get blamed if the roof leaks, regardless of whether the roof leak is his fault or notconsequently, he won't want to do a minor repair with high liability when he could re-roof the entire housefor more money and reduce the likelihood of a callback.



Most Recent Advice Is Best

There is more to the "Last Man In Theory". It suggests that it is human nature for homeowners to believethe last bit of "expert" advice they receive, even if it is contrary to previous advice. As home inspectors, weunfortunately find ourselves in the position of "First Man In" and consequently it is our advice that is oftendisbelieved.

Why Didn't We See ItContractors may say, "I can't believe you had this house inspected, and they didn't find this problem". Thereare several reasons for these apparent oversights:

1. Conditions During InspectionIt is difficult for homeowners to remember the circumstances in the house, at the time of the inspection.Homeowners seldom remember that it was snowing, there was storage everywhere in the basement or thatthe furnace could not be turned on because the air conditioning was operating, etcetera. It's impossible forcontractors to know what the circumstances were when the inspection was performed.

2. The Wisdom Of HindsightWhen the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that

the basement is wet when there is 2 inches of water on the floor. Predicting the problem is a different story.

3. A Long LookIf we spent 1/2 an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find

more problems too. Unfortunately, the inspection would take several days and would cost considerablymore.

4. We're GeneralistsWe are generalists; we are not specialists. The heating contractor may indeed have more heating expertisethan we do. This is because we are expected to have heating expertise and plumbing expertise, roofingexpertise, electrical expertise and etcetera.

5. An Invasive LookProblems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulledout, and so on. A home inspection is a visual examination. We don't perform any invasive or destructivetests.

Not InsuranceA home inspection is designed to better your odds. It is not designed to eliminate all risk. For that reason, ahome inspection should not be considered an insurance policy, a warranty or a guarantee. The premium thatan insurance company would have to charge for a policy with no deductible, no limit and an indefinitepolicy period would be considerably more than the fee we charge. It would also not include the value addedby the inspection.

Summary StatementInspections are never intended to cause issues between sellers and buyers. The Inspector’s position is neverintended to “blow a deal” or to pick a property apart. However, the potential Clients or Homeowners do hireus to inform them of the existing conditions of the property. Unfortunately, Inspector’s are caught in themiddle between the Sellers or their Realtor, the Buyers or their Realtor and any repair contractor thatpresents a difference of opinion. The inspection report may list items as in need of repair. However, itshould be understood by all parties reading the inspection report, that the inspection does not require theSellers or Owners to make any of the suggested repairs and is not intended to force anyone to correct theitems listed as in need of repair. The purpose of this inspection and report is to inform the Clients of theproperty’s condition on the day of the inspections and is based on the Inspectors’ opinion.


This Is Only Comments and Notes. You need to Read The Complete Inspection Report.Report Comments


I . S T R U C T U R A L

A. FOUNDATION :C - At this time, with limited visibility due to the high grade in the opinion of the inspector the foundation appears to be supportingthe structure and immediate significant repair needs are not evident.

B. GRADING and DRAINAGE:See Photo:# 7

D - The finished grade needs to be kept a minimum of 4” from brick,stone veneer, stucco. 6” from sidingand sloped away at 6” in 10' for drainage. Moisture at the foundation can cause foundation movement. Recommend re-grading orinstalling a drainage system.

See Photo #: 8D -There are gutters and or down spouts pulling away from the house . Failure of the gutters and down spouts can result in damageto the structure.

See Photo #: 9D - The gutter down spouts should be extended so the flow is directed away from the foundation. A distance of5’ is required in expansive soils. Excessive moisture at the foundation can causefoundation movement, in clay soils, and result in damage to the structure.

See Photo #: 9gutters should have splash blocks to control erosion of the soil

See Photo #: 10D - Debris noted in gutters -recommend

See Photo #: 11D - There is drainage toward the foundation on the north side of house. This area should be re-graded to direct flow away from thefoundation at a minimum slope of 6”/10’ or a drainage system installed. Moisture at the foundation can cause foundation movementin clay soils.

C. ROOF COVERING MATERIALS:At time of inspection roof appeared to be in good condition.In the inspectors opinion the roof appears to be in the middle third of its life.This is only the inspectors opinion to get a truly accurate assessment client should consult a certified roofing professionalD. ROOF STRUCTURE and ATTIC:D - The firewall is missing between the garage attic and house attic. This wall helps prevent the spreading of fire from one structureto the other.

D - There is no lights installed in the attic for maintenance purposes. A light should be installed at every mechanical unit so it canbe serviced.

C- Inspector would recommend that multiple lights be installed in attic for ease of access and visibility when storing items orperforming maintenance.

At the time of inspection there were noted wires laying on ceiling joist and a couple of junction boxes without cover plates on themit is recommended that a qualified electrician be contacted to install cover plates and re route wiring to hang on the rafters thesetwo issues are considered a potential shock hazard.

See Photo #: 19The wires on the ceiling joist were common practice at the time this home was built. However over the years the the codes have

Vaden Property Inspections REI 7-4 (Revised 04/2014)



changed and wires are to be ran either through rafters in drilled holes or attached by stapling to rafter to get the wire off the ceilingjoist.E. WALLS ( E XT E R I O R ):See Photo #: 25,26 ,27D - Some minor brick and mortar separation was noted at various locations around the house. At this point they do not seem to be aproblem. Repair and /or monitor is recommended.

See Photo #: 27D - A stair step pattern of brick / mortar separation was found on the north and south walls. This condition is normally associatedwith foundation movement.

See Photo #: 26D - Siding should be a minimum of 6” above finished grade. Brick and stone should be a minimum of 4" abovegrade.

D - There are no weep holes present on the exterior wall(s). Weep holes permit moisture to drain from behind thebrick and should be spaced no more than 33” on center and above windows and doors. The trapping ofmoisture in the walls can cause structural damage.

D - There are no brick veneer expansion joints on this dwelling. The BIA (Brick Industry Association)recommends expansion joints no more than 25 feet on center. Expansions joints are installed to help prevent stress cracks.

See Photo #: 29D - There is some missing exterior trim. .

E. WALLS ( I N T E R I O R ):Bedroom #1See Photo #: 31D - There are nail pops visible on some walls. This is a common occurrence. Recommend resetting or replacing with screws.

See Photo #: 32C - Some wall surfaces were obstructed by hanging items, preventing a full evaluation in these areas.

See Photo #: 33D - There were minor settlement cracks noted on some walls. These types of cracks are common and are usually associated withminor settlement.

F. CEILING:See Photo #:37D - There is evidence of previous repairs on the ceiling in the hallway between the living room and the bedrooms

See Photo #:38D - There were cracks noted on some of the ceilings.

F. FLOORS:Kitchen See Photo #: 43D - The grout on the kitchen floor is cracked / missing.

See Photo #: 44D - There is a tear / damage to the Vinyl floor in the entry way next to the living room.

D - There are hollow sounding tile in various locations.

G. DOORS ( I N T E R I O R ):See Photo #: 49D - The hinge on the guest bedroom (blue walls) door is loose.




See Photo #: 50Hall Closet Door drags at the top of the doorG. DOORS ( E X T E R I O R ):C - All doors were operated and functioning as intended.

H. WINDOWS:C - All accessible windows were operated and functioning.

I. STAIRS INTERIOR and EXTERIOR:

J. FIREPLACE and CHIMNEYS:

K. PORCH, BALCONIES, DECKS, AND CARPORTS:Front porch was inspected and at the time of inspection found to be in good working order.L. OTHER SYSTEMS:

I I . E L E C T R I C A L

A. SERVICE ENTRANCE and PANELS:See Photo #85Service EntranceD - The grounding electrode conductor could not be observed. A qualified electrician should verify its presence.

D - Numerous branch circuit conductors are improperly entering the main electrical panel through a single large knockout located atthe top of the panel box. Under current electrical standards, branch circuit conductors shall be evenly distributed and securedthrough the provided knockout holes. This does not comply with current fire regulations.

D - There is double lugging evident (two wires under one screw) on one or more neutral lugs in the main electrical panel. This canresult in overheating of the wire and is a potential fire hazard.

D - The main electrical panel has more than six throws to turn off power. Under today's standards no more than six throws areallowed in order to disconnect the service to the house.

D - There is questionable wiring inside the main electrical panel. Recommend contacting a licensed electrician for furtherevaluation. Aluminum wiring feeding to the oven/ cooktop

B. BRANCH CIRCUITS, CONNECTION DEVICE, and FIXTURES:See Photo #: 91C - All accessible receptacles were tested and functioning.

D - There are exposed wire splices in the Attic that are in a junction box without a cover plate. This represents a potential shockhazard.

See Photo #92D - All exterior receptacles require weather proof covers.

See Photo #93D - The light fixture on the wall next to Garage door is loose. This represents a potential shock hazard . Inspector recommends thatit be secured and that it be caulked around the top so that water does not enter the junction box of the exterior fixture.




See Photo # 94D - There are open ground receptacles present in the majority of the home with exception only to the barrooms. This means thethird prong on an appliance plug is not getting ground protection. This may be a concern with items such as computers and otherelectronic devises.

D - There are no GFCI (Ground Fault Circuit Interrupter) receptacles installed in this home interior or exterior GFCI’s are requiredat all receptacles on the exterior, the garage, wet bars, kitchens and bathrooms to prevent shock in areas where moisture is possible.

C - All light fixtures were turned on and functioning.

D - There are missing smoke detectors in the bedrooms there are small or detectors in the hallway and kitchen however it is a goodidea to have other detectors installed in the bedrooms.

D - The gas meter bonding / ground wire is not connected to the gas piping.Inspector recommends that a qualified certified professional be contacted to bond the gas meter and ensure the home is properlygrounded

I I I . H E A T I N G, V E N T I L A T I O N, A I R C O N D I T I N G S Y S T E M S

A . EQUIPMENT / HEATING DESCRIPTION: Thermostat located in the hallway just past the living room across from the furnace.

D - The gas line entering the heating unit is a flex line. Vibrations from the furnace may cause damage to a flex line therefore aridged line should be used.

Other than the flex gas line the furnace operated properly.

B. VENTS / FLUE:C - There are no safety or functional concerns noted at the time of this inspection.

B. COOLING EQUIPMENT / DRAIN LINES:D - Insulation is needed on the large Freon suction line at the A/C compressor. Uninsulated lines may affect system performance.

D - The A/C condensing unit should be on a raised pad at least 3” above finished grade.

B. COOLING EQUIPMENT / DRAIN PAN:C - There is no safety or function concerns noted at the time of this inspection.

B. HEATING / COOLING ELECTRICAL:C - There is no safety or function concerns noted at the time of this inspection.

C. DUCTS SYSTEMS, CHASES and VENTS

C. DUCTS SYSTEMS, CHASE, VENTS, and FILTERSHVAC Filter was in good shape. The size or the filter was 20x25x1C. DUCTS SYSTEMS, CHASE, VENTS, and AIR RETURN

I V . P L U M B I N G S Y S T E M S




A. DESCRIPTION and SUPPLY LINEC - There are no functional concerns noted at the time of this inspection.

D - The water spigot on the front and back sides of the house do not have back flow protection.

A. PLUMBING SUPPLY, DISTRIBUTION SYSTEMS and FIXTURESThe main water supply line was noted as being 1/2 inch copper and at the time of inspection did not appear to have any functionalconcerns.A. WATER FIXTURES, KITCHEN SINK:C - There are no functional concerns noted at the time of this inspection.

A. WATER FIXTURES, BATHROOM SINK:C - There are no functional concerns noted at the time of this inspection.

A. WATER FIXTURES, BATHROOM SHOWERC - There are no functional concerns noted at the time of this inspection.

A. WATER FIXTURES, BATHTUB:See Photo #: 115D - The tub in the hall bathroom has missing / loose caulk / grout. Recommend repairing to prevent water from entering the wallcavity.

A. BATHROOM EXHAUST VENTS and HEATERS:D - An exhaust vent needs to be installed in the master bathroom and the hall bathroom and vent to the outside. Vents permit theremoval of moisture and should terminate through the roof structure.

A. WATER FIXTURES, BATHROOM TOILETS:D - The toilet in the master bathroom is loose at the floor which can result in damage to the wax seal and possible leakage.

D - The toilets in both the hall and master bathroom should be caulked at the toilet / floor junction.

B. DRAINS, WASTE, VENTSAt the time of inspection hall bathroom sink drain seemed to drain very slowly all other drains seem to be in good working order.

Recommend a licensed plumber be consulted to evaluate hall bathroom sink drain.

C. WATER HEATING EQUIPMENT:See Photo #:127D - The water heater should be standing in an emergency drain pan because of its location in the dwelling.

See Photo #:128D - The temperature and pressure relief (TPR) valve drain line on the water heater is missing. Water issuing from the TPR duringan emergency can do damage to persons and adjacent structures.D - The temperature and pressure relief (TPR) valve drain line on the water heater should be routed to the outside and have a downturned unthreaded elbow. Water issuing from the TPR during an emergency can do damage to adjacent structures and harm personsin the near vicinity.

See Photo #: 129D - The water supply pipes on the water heater should be insulated to within 6” of the vent pipe to protect them from freezing. Hardfreezes are rare in this area but significant damage can occur if it happens.

D. HYDROTHERAPY EQUIPMENT:




E. OTHER SYSTEMS

V . A P P L I A N C E

A. DISHWASHER:C - The dishwasher was operated in normal mode and is functioning normally.

D - A visible back flow device was not found while inspecting the dishwasher. It is possible that the dishwasher may have aninternal device but a second device either a “High Loop” or a mechanical back flow device should be installed. These deviceslessen the chance of non-potable water backing up from the sink and entering the dishwasher and the water supply or contaminatingthe clean items in the washer. The high loop should attach to the underside of the countertop.

See Photo #: 140D - The dishwasher drain line that terminates at the under sink drain line needs back flow prevention. A check valve could beinstalled or the drain line could be raised and attached to the bottom of the counter to form a “High Loop”. These devices lessen thechance of non-potable water backing up from the sink and entering the dishwasher and the water supply or contaminating the cleanitems in the dishwasher.

See Photo # 139D - There is rust present on the dishwasher racks and or inside the cabinet.

B. FOOD WASTE / DISPOSER:

C. RANGE HOOD and EXHAUST SYSTEMSC - The vent filter is located under the microwave.

C - The exhaust fan on the range hood was operated and functioning normally.

D. RANGE, COOK-TOPS and OVENS:C - The oven was operated in a normal mode and is functioning normally.

E. MICROWAVEC - The microwave was operated in a normal mode and is functioning normally.

D - The turntable in the microwave does not operate.Motor itself is functioning however turntable was not present at time of inspection

F. MECHANICAL EXHAUST VENTS and BATHROOM HEATERS:D - An exhaust vent needs to be installed in the master bathroom and the hall bathroom and vent to the outside. Vents permit theremoval of moisture and should terminate through the roof structure.

G. GARAGE DOOR OPENER:C - The garage vehicle door was operated and functioning normally.

D - The manual vehicle door lock needs to be removed or disabled. Locked doors which are electronically opened can causedamage to the door or the operator.

H. DRYER EXHAUST SYSTEMS:C - The dryer vent appears to properly vent to the exterior.

C - The termination on the dryer vent should be cleaned monthly to prevent lint buildup which can be a fire hazard.




I. OTHER SYSTEMS:

DOOR BELL and CHIMES: C - The door bell was operated and is functioning normally.

V I . O P T I O N A L

A. SPRINKLER SYSTEM

B. SWIMMING POOL EQUIPMENT, and HEATER:

C. OUTBUILDINGS:Excluded at our client's request.

D. PRIVATE WATER WELLS :

E. PRIVATE SEWAGE DISPOSAL (Septic) SYSTEMS

F. OTHER SYSTEMS:

OUTDOOR COOKING EQUIPMENT

GAS SUPPLY LINEOnly "visible" gas lines were inspected / observed as they relate to over, cook top, range, furnace, water heater, fireplace and otherappliances as applicable. No underground lines are inspected.Gas line materials does meet acceptable standards


Documents

Vaden Property Inspections€¦ · Vaden Property Inspections 156 James Road Kilgore, Texas 75662 (903) 522-2913 Sample Client Canton, TX 12345 123 4 th Street sam03192015 Sunday,