PROPERTY INSPECTION REPORT

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1 Vista Home Inspections, LLC Ph PROPERTY INSPECTION REPORT Prepared For: Concerning: Client Anywhere, TX (Name of CLIENT) (Address or Other Identification of Inspected Property) By: Lance Lambert TREC (Name and License Number of INSPECTOR) (Date) (Name, License Number and Signature of Sponsoring Inspector, if required) This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefully read ALL of this information. This inspection is subject to the rules ( Rules ) of the Texas Real Estate Commission ( TREC ), which can be found at The TREC Standards of Practice (Sections of the Rules) are the minimum standards for inspections by TREC-licensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted as being inspected were inspected. The inspector is not required to move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturer s installation instructions. The inspection does NOT imply insurability or warrantability of the structure or its components. Although some safety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potential hazards. In this report, the inspector will note which systems and components were Inspected (I), Not Inspected (NI), Not Present (NP), and/or Deficient (D). General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing parts, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another. Some items reported as Deficient may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards, form OP-I. This property inspection is not an exhaustive inspection of the structure, systems, or components. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about this property, including any seller s disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspector s responsibility to confirm that information Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX , or (512) (http://www.trec.state.tx.us). REI 7A-1

2 obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous or future reports. Items identified in the report do not obligate any party to make repairs or take other action, nor is the purchaser required to request that the seller take any action. When a deficiency is reported, it is the client s responsibility to obtain further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made. Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property. ADDITIONAL INFORMATION PROVIDED BY INSPECTOR All agreements and terms as stated in the INSPECTION AGREEMENT are binding as they pertain to this PROPERTY INSPECTION REPORT. The CLIENT signature is required on the INSPECTION AGREEMENT for the PROPERTY INSPECTION REPORT to be a valid report. The CLIENT, by accepting the PROPERTY INSPECTION REPORT or relying upon it on any way, expressly agrees to the Limitations, Departures and Disclaimers in the PROPERTY INSPECTION REPORT, and/or attachments. This PROPERTY INSPECTION REPORT is made for the sole purpose of assisting the CLIENT in developing his or her own opinion of the feasibility of purchasing the inspected property. This PROPERTY INSPECTION REPORT is not intended to be used for determining insurability of the structure and may not conform to the Texas Department of Insurance guidelines for property insurability. This PROPERTY INSPECTION REPORT is not transferable and is not to be used by or for any property and/or home warranty company. The digital pictures in this report are a sample of the damages in place and should not be considered to show all of the damages and/or deficiencies found. There will be some damage and/or deficiencies not represented with digital imaging. Property Status Pre-existing single family single story home, the main entry faces: North. Start time: 2p-6p. Property is: Vacant. In attendance: Client was NOT present to go over the inspectors findings. Weather & outside temperature conditions: Partly cloudy; 80 degrees or greater at the time of the inspection. Utilities On: Gas Not Present, Water On, Electric On. Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX , or (512) (http://www.trec.state.tx.us). REI 7A-1 Page 2 of 16

3 Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX , or (512) (http://www.trec.state.tx.us). REI 7A-1 Page 3 of 16

4 I. STRUCTURAL SYSTEMS A. Foundations Type of Foundation(s): Slab-on Grade Comments: Foundation Performance Opinion: In the inspectors opinion, based on a limited visible observation, the foundation appears to be functioning as intended at this time at the time of the inspection. The following observations and recommended repairs were made but not limited to: The foundation did not show any significant crack. The foundation did not show any significant un-levelness after walking the 1 st floor. Exterior and interior stress indicators experienced common minor/moderate cracks and/or settling/movement, which is typical of any house of this age and type. If the client has any concerns about the foundation and related components, a licensed foundation specialist should be consulted. The inspectors opinion is based on visual observations made without sophisticated testing equipment or procedures of accessible and unobstructed areas of the foundation and/or structure at the date and time of the inspection. The future performance of the foundation and/or structure cannot be predicted or warranted during a one time inspection. Foundation Exterior Observations Soil is shrinking/pulling away from the foundations perimeter. Most of the North Texas area soil is expansive type clay, expands when wet and contracts when dry, therefore places additional stress on the foundation. Watering program for the foundation can keep the soil moist; minimize stress during the dry periods, whether it is in the winter or summer months. Corner of the foundation is cracked at a few locations. This is a common condition in homes and does not appear to affect the performance of the foundation. However, repairs should be undertaken to maintain the foundation. Foundation has minor/moderate crack on the W side of the house. This implies that some structural movement/settling of the house have occurred, as is typical of most houses. Recommend monitoring for possible future repairs. This confidential report is prepared exclusively for Client Page 4 of 16 Pre-inspections Agreement, even if the agreement is not signed.

5 B. Grading & Drainage Comments: Grading & Drainage It is very important that proper grading and drainage is maintained for proper foundation performance, deter wood rot, preventing water intrusion and condition that are conducive to insects. Grade should slope away from the home by adding/subtracting the soil to create a positive drainage system; maintaining a minimum of four inches from brick/stone exterior and six inches from wood/hardboard siding. The yard (grade) has a slight slope on the S and E sides of the house. During heavy rains, the accumulation of storm water may be unavoidable. The area should be monitored during/after heavy rains for proper drainage. Planter Beds Planter beds are present and can trap water against the walls and foundation. Recommend monitoring and repairs as necessary to insure proper drainage. C. Roof Covering Materials Type(s) of Roof Covering: Fiberglass/Asphalt composition shingle Viewed From: Sloped Roof (pitch 3/12 or greater); walked on roof Comments: Roof covering and related components should be further evaluated and repair by a qualified roofing contractor. The following observations and recommended repairs were made but not limited to: Note: Life expectancy or insurability of the roofing material is not covered by this property inspection report. If any concerns exist about the roof covering life expectancy or potential for future problems, a roofing specialist or insurance company should be consulted. Shingle to the roofs covering has minor damage in a few locations. Recommend monitoring for possible future repairs. Fasteners need to be reset then caulked at the roofs covering, plumbing vents, vent stacks and attic vents to help prevent moisture penetration. This confidential report is prepared exclusively for Client Page 5 of 16

6 D. Roof Structure & Attic Viewed From: Attic access located at the garage Entered the attic and performed a visual inspection; some areas not accessible, due to obstructions and/or possible unsafe condition. Approximate Average Depth of Insulation: Insulation appears to be loose fill. Insulation depth appears to be an average of inches. Approximate Average Thickness of Vertical Insulation: Insulation appears to be batts/blanket. Insulation depth appears to be an average of 4-6 inches. Comments: Insulation depth marker Notice: The attic is inspected by entering it. But if there s no flooring, insulation is covering the joist and/or headroom is less than five (5) feet, this restricts the ability of the inspector to move around and inspect the attic space without injury and/or damage to the building. Observations will be made from the scuttle opening if the headroom is less than five (5) feet. Roofs Structure Roofs structure appears to be conventional wood frame with OSB decking. Attic Vents Attic intake ventilation is soffit vents. Discharge ventilation is turbine vents. Attic ventilation is necessary to keep air moving through the attic to reduce heat/humidity levels, deter mildew and damage/deterioration to the property. Attic Insulation Insulation appears to be un-level or have low spots in the attic. This is a common condition in homes as they get older or the insulation compresses to due gravity or traffic/storage. Evening out and/or additional insulation will increase the overall efficiency This confidential report is prepared exclusively for Client Page 6 of 16

7 E. Walls (Interior & Exterior) Comments: Interior Walls: Appears to be conventional wood frame with sheetrock (drywall) walls. The house appears to be recently remodeled (ie exterior and interior walls repainted or mortared, new carpeting, etc), not all previous deficiencies/defects will be detected or found at the time of the inspection. Evidence of previous repairs to the interior wall was observed at the garage. Recommend monitoring and repair as necessary. Minor/Moderate crack in the interior wall was observed at various locations. As the house tends to shift and settle, cracks can appear in the sheetrock. Cosmetic repair may be necessary. Exterior Walls: Appears to be conventional wood frame with brick/stone veneer and/or cement fiber siding/paneling (Some of the exterior walls of the home could not be inspected, due to heavy foliage or obstructions.) Siding/Trim Caulking is missing or in poor condition at the exterior walls vertical joints and where the wall intersects with the AC s refrigerate lines, exterior faucet, vent caps, and/or outlets. Lintel/Arch Lintel is metal angle iron that supports the brickwork above windows and doors. If not maintained, they rust and expand, causing cracks in brickwork. Brick/Stone Veneer Brick/Stone veneer has minor crack at the front side of the house. This implies that some structural movement/settling of the house have occurred, as is typical of most houses. Recommend monitoring for possible future repairs. This confidential report is prepared exclusively for Client Page 7 of 16

8 F. Ceilings & Floors Comments: Ceilings: Appears to be conventional wood frame with sheetrock (drywall) ceiling. Evidence of previous repairs to the ceiling was observed at the living room vents. Recommend monitoring and repair as necessary. Minor/Moderate joint crack in the ceiling was observed at a few locations. As the house tends to shift and settle, cracks can appear along the sheet rock joints. Cosmetic repair may be necessary. Floors: Appears to be concrete slab with carpet, tile and/or vinyl flooring. Floor has a minor/moderate crack at the garage. This implies that some structural movement/settling have occurred, as is typical of most houses. Recommend monitoring for possible future repair. Carpet has stains and/or damaged at various locations Vinyl flooring is damaged at the laundry room and master bathroom. G. Doors (Interior & Exterior) Comments: Overhead Garage door Caulking improvements are recommended between the exterior siding and the garage door frame (jamb) Exterior Doors Screen to the sliding glass door is slightly damaged. Recommend monitoring for possible future repair. Handle to the sliding glass door is loose. Lock/Latch to the screen door is missing at the front entrance. H. Windows Comments: Windows appear to be double insulated pane with a metal frame. Notice: Only accessible windows are inspected and only a representative number of these windows are check for operation during the inspection. Defective thermal-pane windows are not always visible. Dirt, haze, cloudy days, rainy days, and other weather conditions can obscure their condition. Window conditions are noted as observed at the time of the inspection and no warranty is implied This confidential report is prepared exclusively for Client Page 8 of 16

9 I. Stairways (Interior & Exterior) Comments: J. Fireplace/Chimney Comments: Living Room Fireplace/Chimney: Prefabricated wood burning fireplace with a metal flue (vent stack) and cement fiber siding/panel chimney exterior. Brick panel to the fireplaces hearth has minor/moderate crack. Recommend monitoring for possible future repairs/replacement. Vent cap to the exterior chimneys ventilation system has pulled loose. Repairs should be undertaken to prevent moisture penetration. K. Porches, Balconies, Decks, and Carports Comments: Porch/Patio appears to be in satisfactory condition at the time of the inspection. L. Other Comments: Driveway Driveway has a minor/moderate crack. Recommend monitoring and repairs as necessary Walkway Walkway appears to be in satisfactory condition at the time of the inspection. II. ELECTRICAL SYSTEMS Only visible electrical components which are interior to or attached to exterior walls of the home were inspected. Wiring and all associated components underground, interior walls to, floor and ceiling, not attached to the home or not readily visible in the attic, or otherwise inaccessible or hidden from view, could not observed by the inspector and are excluded from this inspection. Discrepancies related to the electrical system should be considered safety hazards. If the client has any concerns about the electrical system and related components, a licensed electrician should be consulted. A. Service Entrance and Panels Comments: Service entrance, panels and related components should be further evaluated and repair by a licensed electrician. The following observations and recommended repairs were made but not limited to: Service/Entrance: Meter is located on the W side of the house. Main power/cable entrance appears to be underground (underground conductors/feeders are not inspected). Conductor/Feeder wires in the main distribution panel appear to be cooper ( V). This confidential report is prepared exclusively for Client Page 9 of 16

10 #1 Main Panel Box: Siemens (200-amp Rating) panel with a single main disconnect breaker/fuse located in the garage interior. Primary ground connection connected to the grounding rod. Grounding rod is not fully driven into the ground. Ground rod should be flush with the ground (grade) to prevent safety/trip hazard. Ground wire is disconnected from the grounding rod. The ground is a safety feature that allows stray electrical to flow back from the appliances to the main panel to the ground. Arc-fault Circuit Interrupters (AFCI s): Are installed at the bedrooms and/or smoke detectors. AFCI devices were tested and appear to be functioning as intended. Per TREC standards of practice we are required to note this item as deficient, when Arc- Fault Circuit Interrupters are missing in family rooms, dining rooms, living rooms, game rooms, den/office, hallways, bedrooms, sunrooms, closets or similar rooms or areas. For more information, refer to the Texas Real Estate Commission Consumer Notice concerning Recognized Hazards, Form OP-1 (see attached document). B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Visible distribution wiring appears to be copper from the panels 15/20 amp breakers/fuses to the receptacles. Comments: Repairs to the branch circuits, connected devices, fixture and other related components should be undertaken by a licensed electrician. The following observations and recommended repairs were made but not limited to: Light Fixtures Light fixture is inoperative (bulb?) at the rear side of the house. This confidential report is prepared exclusively for Client Page 10 of 16

11 Outlets If the outlets in the home are blocked by heavy storage, fixtures and/or furniture; only visible outlets will be inspected. Cover to the outlet is damaged at the front side of the house. Not all garage outlets appear to be connected to a ground fault circuit interrupter (GFCI) device. For increased electrical safety, client should consider having the outlets connected to a GFCI or replaced with a GFCI. Smoke Detectors For increased fire safety, client should consider changing the batteries out and retest the smoke detectors prior to moving into the house. Smoke detectors are missing at the hallways. Client should consider installing smoke detectors for increased safety. III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS Notice: The inspection of the heating and cooling systems is a visual inspection only using the normal operating controls for the system. A detailed evaluation of the interior components of the heating system and cooling system is beyond the scope of a home inspection. A detailed inspection of the interior components of the heating and cooling system can only be gained by dismantling the unit. A. Heating Equipment Type of System: Energy Source: Comments: Heating equipment responded to the controls and is functioning at the time of the inspection. The following observations were made but not limited to: Manufactures recommend having the heating equipment and related components checked and serviced every year. Future performance of the heating system and related components can not be guaranteed. The client should consider the last time the unit was serviced Unit #1: Trane M/N TWE030C14B0 S/N 4405K312V central electrical forced air furnace located in the attic (thermostat located in the living room) Note: Strap is blocking access to the interior of the heater. Air temperature readings were taken at a few supply vents (registers) throughout the house. Temperature readings were above 100 F which are within normal operating range. This confidential report is prepared exclusively for Client Page 11 of 16

12 B. Cooling Equipment Type of System: Comments: Cooling equipment responded to the controls and is functioning at the time of the inspection. Manufactures recommend having the cooling equipment and related components checked and service once a year. Future performance of the cooling system and related components can not be guaranteed. The client should consider the last time the unit was serviced. Unit #1: Trane M/N 2TTB2030A1000AA S/N 4341NUM4F central electrical forced air furnace located on the N side of the house. Size And Age: The manufactures listing plate on the outside condenser/coils list the unit as 2 ½-ton condenser (Approx. Mgf. Date 2004), maximum 12 SEER, Any condenser unit manufactured after January 23, 2006 must be rated at a minimum 13 SEER. The maximum over-current device (breaker/fuse) to be used is 30-amp breaker. Note: Disconnect box to the outdoor AC is padlocked. Current owner should be contacted on the last time the unit was serviced. If the unit has not been serviced in over two years, the client should consider having the unit serviced. Supply Air Temp 64.8 F. Return Air Temp 84.5 F. The average temperature differential is 19.7 F. Temperature differential between F is considered normal operating range. C. Duct System, Chases, and Vents Comments: Return Ventilation & Ductwork Filter Size & Location: #1 filter (20 x 20) located in the hallway. Notice: Checking humidifiers, electronic air filters and proper air flow is not included in this inspection. IV. PLUMBING SYSTEM Plumbing and all associated plumbing components underground, interior to walls, floor, ceiling, not attached to the home or not readily accessible, in the attic, behind cabinets and walls, behind or below bathtubs, showers, or sinks or otherwise inaccessible or hidden from view, could not be observed by this inspector and are excluded from this inspection. The inspector does not perform a water meter test to identify leaks in the water supply system. Findings can be inconclusive. Without a visible sign of a leak there can be no guarantee that all potential or inaccessible leakage conditions will be discovered. If the client has any concerns about the plumbing system and related components, a licensed plumber should be consulted. This confidential report is prepared exclusively for Client Page 12 of 16

13 A. Water Supply System and Fixtures Location of water meter: Water meter located in the front yard. Performing a water meter movement test to identify leaks or inspecting the meter is beyond the scope of inspection. Location of main water supply valve: Water supply cut-off located in the front yard. Static water pressure reading: Static (Water) pressure tested at the exterior hose bib or laundry connection. Registered 81 or greater (40-80 PSI is considered normal operating range). Water pressure can be lowered by adding a pressure reducer valve at the water meter and expansion tank at the water heater or adjusting the current pressure reducer. The desired range is in the 40 PSI to 80 PSI range. Visible water supply lines appear to be cooper. This company does not inspect buried lines. Comments: Water supply PSI Water Meter/Water Cut-off Water supply cut-off valve is buried. Repairs should be undertaken to prevent premature rust/corrosion and easy access during an emergency. Laundry Connection Valves to the laundry connection have been capped. Commode/Toilet Handle to the commodes/toilets flush valve is missing at the hallway bathroom. Commode/Toilet runs on after flushing at the hallway bathroom. This could indicate a faulty tank fill valve or flapper. Fill valve to the commode/toilet tank leaks water when flushed at the hallway bathroom. Sink Evidence of a previous leak was observed under sink. This would suggest that problems has been experienced in the past and should be closely monitored. Sinks faucet is leaking water at the valve or the base of the spout when turned on at the kitchen. This confidential report is prepared exclusively for Client Page 13 of 16

14 B. Drains, Wastes, and Vents Comments: Exterior Observations Main drain cleanout is on the front side of the house. The visible drain lines appear to be PVC/CPVC C. Water Heating Equipment Energy Source: Capacity: Comments: Unit #1: Rheem (Approx. Age 2004) M/N 82V52-1 S/N RH gallon electric water heater located in the garage interior. Life expectancy for water heaters varies; however 9 to 12 years is a general expectation. Temperature and Pressure Relief (TPR) valve to the water heater is not tested due to the possibility of the valve leaking after it is opened. Manufactures recommend the TPR valve be changed every two (2) years to maintain safety. Measured at the master bathroom sink; water temp appears to be between F (Notice: Water temperature greater then 120 F may cause burns). Safety pan to the water heater is slightly damaged. Recommend monitoring for possible future repairs. D. Hydro-Massage Therapy Equipment Comments: Not installed/present at the time of the inspection. This confidential report is prepared exclusively for Client Page 14 of 16

15 V. APPLIANCES A Dishwasher Comments: General Electric Dishwasher responded to the controls and is functioning at the time of the inspection. The following observations were made but not limited to: Cap to the dishwashers jet dry dispenser is missing Water is leaking at the dishwashers at the air-gap device. B. Food Waste Disposer Comments: In Sink Erator Food waste disposer responded to the controls and is functioning at the time of the inspection. The following observations were made but not limited to: Wire clamps that protect the electrical wires from the sharp edges of the food waste disposer are missing. Repairs should be undertaken for improved safety. C. Range Exhaust Vent Comments: General Electric Filter/Ductless Hood System Exhaust vent responded to the controls and is functioning at the time of the inspection. The following observations were made but are not limited to: Exhaust vents light fixture is missing the cover. D. Ranges, Cooktops, and Ovens Comments: General Electric Electric Range Cooktop responded to the controls and is functioning at the time of the inspection. The following observations were made but not limited to: Oven tested at 350 F Temperature of 346 F was noted. (A range of less then 25 F is considered an acceptable difference.). Drip pan the ranges burner is missing. Element to the cooktop/range burner are missing. E. Microwave Oven Comments: Not installed/present at the time of the inspection. F. Trash Compactor Comments: Not installed/present at the time of the inspection. G. Mechanical Exhaust Vents and Bathroom Heaters Comments: Mechanical Exhaust Vents Mechanical exhaust vents responded to the controls and is functioning at the time of the inspection. This confidential report is prepared exclusively for Client Page 15 of 16

16 H. Garage Door Operator(s) Comments: Linear Garage door opener responded to the controls and is functioning at the time of the inspection. The following observations were made but are not limited to: Controls to the garage door opener are less than five (5) feet high from the ground up. Button should be moved up to prevent children from playing and possibly damaging the door and equipment. When an automatic garage door opener is in use, the manual lock should be disabled or removed to prevent damage to the garage door and garage door opener. Garage door opener did not automatically reverse when reasonable resistance was applied. Repairs are recommended. I. Doorbell and Chimes Comments: Doorbell/Chime responded to the controls and is functioning at the time of the inspection. J. Dryer Vents Comments: Dryer Energy Source Available: 240 Volt Circuit (4-prong outlet) available. Dryer vent discharges on the W side of the house. Dryer vent has been capped off. Once cap has been removed the vent stack should be inspected. VI. OPTIONAL SYSTEMS This section contains systems that are not included in a basic/standard inspection under TREC guidelines. However, should the inspector agree to inspect an item in this section, the inspection standards are set by TREC. There may be additional fees for items inspected in this section. If you have any questions regarding items inspected or not inspected in this or any section of the report, please contact the inspector. A. Gas Supply Systems Comments: This inspection does not include buried gas lines, behind walls or behind fireplaces. Only "visible" gas lines were inspected / observed as they relate to oven, cooktop, range, furnace, water heater, fireplace and other appliances as applicable. If the client is concerned, recommend having the local gas supplier or qualified licensed plumber evaluate system. This confidential report is prepared exclusively for Client Page 16 of 16

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