A+ Home Inspections Cutten Parkway, Houston, TX Phone: (832) PROPERTY INSPECTION REPORT

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1 A+ Home Inspections 6786 Cutten Parkway, Houston, TX Phone: (832) PROPERTY INSPECTION REPORT Report #: Prepared For: DR John Smith (Name of Client) Concerning: 4321 N. Way Circle, Houston, TX (Address of Inspected Property) By: David Rogers, # /06/2012 (Name and License Number of Inspector) (Date) 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 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 Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX , or (512) (

2 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 NOTICE: THIS REPORT IS PAID FOR BY AND PREPARED FOR THE CLIENT NAMED ABOVE. THIS REPORT IS NOT VALID WITHOUT THE SIGNED INSPECTION CONTRACT AND IS NOT TRANSFERABLE. The information contained in this report is based on a visual observation of the property and is designed to be clear and easy to understand. The comments are an opinion of the observations, determinations, or findings as defined by the Texas Real Estate Commission (TREC) - Standards of Practice and are not intended to be, nor are they, a definitive summary of the recommended repairs. With any visual inspection, it is impossible to assess the full extent of any noted discrepancy. No destructive testing or dismantling of building components is performed. However, the information provided in this report is intended to help you identify the problem areas. If necessary, a detailed, in depth examination by a qualified technician should be obtained to determine the full extent and cause of any noted problem. Recommendations in this report are not intended to be critical of the property, only a professional opinion of present conditions. All structures are in need of some repair. It is not the responsibility of the inspector to make recommendations to the client regarding the purchase of the property, only to observe and comment. The condition of the property is based on the client's own value system, not the inspectors. The following descriptions are used to identify comments in this report: Note: information for client awareness of conditions that may not necessarily warrant immediate attention. Deficient: A condition that adversely and materially affects the performance of a system or component or constitutes a hazard to life, limb, or property as specified by the TREC Standards of Inspection. Front, Rear, Left and Right: Denotes location by facing the property from the street. þ Check boxes are used to denote location, identification purposes and items that are listed as deficient. Present at Inspection: þ Buyer Selling Agent Listing Agent Occupant Building Status: o Vacant þ Owner Occupied o Tenant Occupied o Other Weather Conditions: þ Fair Cloudy Rain 79 Outside Temp. Utilities On: þ Yes o No Water o No Electricity No Gas Special Notes: þ Sub Flooring/Slab Surface o Floors Covered INACCESSIBLE OR OBSTRUCTED AREAS þ Attic Space is Limited - Viewed from Accessible Areas þ Plumbing Areas - Only Visible Plumbing Inspected o Walls/Ceilings Covered or Freshly Painted o Siding Over Older Existing Siding þ Behind/Under Furniture and/or Stored Items o Crawl Space Is Limited-Viewed From Accessible Areas þ Mold/Mildew investigations are NOT included with this report, it is beyond the scope of this inspection at the present time. Any reference of water intrusion, is recommended that a professional investigation be obtained. Page 2 of 11

3 I. STRUCTURAL SYSTEMS A. Foundations Type of Foundation(s): Slab on grade Foundation Performance Opinion: þ The dwelling did not exhibit any evidence of major foundation deformities caused from excessive foundation settlement at the time of inspection. Note: Weather conditions, drainage, underground leaks, erosion, trees/vegetation, and other adverse factors can effect the structure allowing differential movement to occur. This inspectors opinion is based on visual observations of accessible and unobstructed areas of the structure at the time of the inspection. Future performance of the structure cannot be predicted or warranted. This was not a structural engineering survey nor was any specialized testing done of any sub-slab plumbing systems during this limited visual inspection. In the event that structural movement is observed, the client is advised to consult with a Structural Engineer or foundation specialist who can isolate and identify causes, and determine what corrective steps, if any, should be considered to either correct and/or reduce structural movement. Observations of Structural Movement or Settlement: þ Wall, floor or ceiling cracks. þ Differential movement of abutting flatwork such as walkways, driveways and patios. þ Exposure of post tension cable ends/buckles at the following locations: rear and right exterior. þ Corner fractures (possible insect penetration) at the following locations: left rear corner family room, left rear corner master bedroom, right rear corner master bedroom. þ Driveway flatwork at the right garage door is offset posing a possible tripping hazard and may trap water at the right garage door. Note: Portions of the slab at the rear of the dwelling was not visually accessible due to the patio covering the slab. The exterior of the slab was not visually inspected at this location. B. Grading & Drainage - Comments Suggested Grading and Drainage Maintenance: Most of the greater Houston area soils contain expansive clays. Therefore, proper care of the soil under and around your home's foundation is very important in preserving the integrity of the structure. It is recommended that a watering and drainage program be implemented to maintain soil conditions around perimeter of the dwelling to prevent any abnormal differential movement. Note: This inspection does not include the efficiency or operation of underground or surface drainage systems, detention/retention ponds, area hydrology or the presence of underground water. þ Splashblocks not installed below the gutter downspouts at the left front corner of the garage, left rear corner of the master bedroom. þ High soil levels observed at the following locations: front porch columns. C. Roof Covering Materials Type(s) of Roof Covering: Composition Shingles Viewed From: Roof Level Roof Performance Opinion: þ The roof covering is experiencing normal wear. Page 3 of 11

4 Note: It is not within the scope of this inspection to determine the remaining life of the roof covering, age of the roof covering, identify latent hail damage, determine the number of layers of roof covering material, or provide an exhaustive list of previous repairs and locations of water penetrations. The roof covering will be viewed from the ground if the inspector may damage the roof covering or cannot safely reach or stay on the roof surface. þ Roof clover vent not properly installed at the rear master bedroom roof slope. Moisture penetration could occur under heavy wind and rain conditions. þ Caulk face nailed flashings where missing at the following locations: right roof slope clover vents, left slope furnace roof jack, rear master bedroom roof slope clover vent, rear roof slope power attic vent. þ Gutter at the rear of the family room is not capped and no downspout installed. D. Roof Structure & Attic Viewed From: Attic Decking Approximate Average Depth of Insulation: 12" Approximate Average Thickness of Vertical Insulation: 4" Note: It is not within the scope of this inspection to enter attics and unfinished spaces where access is less than 22" x 30", head room less than 30", operate power ventilators, or provide an exhaustive list of locations of water penetrations. Insulation Type: þ Batts þ Blown-in þ Install or redistribute insulation where missing at the attic at the right side of the furnace. Ventilation þ Wire connections at the attic power ventilator are not made inside the thermostat junction box. Note: Attic power ventilator was not operated at the time of inspection due to low ambient temperature. Attic Framing þ Split roof rafter above the furnace. Recommend the split rafter be scabbed to prevent deflection at the roof covering. Attic Access þ Disappearing stairway ladder bolts are loose and should be tightened. E. Walls (Interior & Exterior) - Comments Note: It is not within the scope of this inspection to report cosmetic damage or the condition of the wall coverings; paints, stains or other surface coatings; cabinets; or countertops; report the condition or presence of awnings; or provide an exhaustive list of locations of water penetrations. Interior Wall þ Cracks in the drywall observed at the following locations: right front bedroom above the left corner of the door. Exterior Wall Type(s): þ Brick þ Cement Board Wood Stone Vinyl Aluminum Stucco Asbestos Page 4 of 11

5 þ Brick veneer and mortar cracked at the top of the garage door center post. þ Weep holes missing above the rear patio door lintel and dining room window lintel. F. Ceilings & Floors - Comments Note: It is not within the scope of this inspection to report cosmetic damage or the condition of the ceiling coverings; paints, stains or other surface coatings; or provide an exhaustive list of locations of water penetrations. Ceiling þ Cracks in the drywall observed at the following locations: right rear corner master closet ceiling, left rear corner master bedroom ceiling. Floor þ Broken floor tile at the bedroom hallway at the office doorway at the carper transition. G. Doors (Interior & Exterior) - Comments Note: It is not within the scope of this inspection to determine the cosmetic condition of paints, stains or other surface coatings, and operated door locks if the key is not provided. Interior Door þ Door out of balance at the master bedroom. The door does not hold a desired position. þ Doors do not properly latch at the following locations: master closet. Exterior Doors þ Weather strip not sealing properly at the following locations: rear patio door. þ Doors deteriorated from weathering at the following locations: bottom corner hinge side of the rear patio door. Garage Doors Type of Door(s): þ Metal Wood Fiberglass þ Safety cables are improperly installed at both garage door springs. þ Garage door side rails are loose and should be tightened at the left garage door. H. Windows - Comments Note: Only accessible windows were operated at the time of inspection. It is not within the scope of this inspection to determine the presence of shutters, security devices or systems; exhaustively observe insulated windows for broken seals, glazing for identifying labels, or identify specific locations of damage. þ Seal drill holes at the base of the left master bedroom window frame. I. Stairways (Interior & Exterior) - Comments Note: It is not within the scope of this inspection to exhaustively measure every stairway component. Stairway þ Stairwell hand railing ends should terminate into the wall or newel post. Page 5 of 11

6 þ Balcony and or landing spindles are wider than 4 inches apart. J. Fireplace/Chimney - Comments Note: It is beyond the scope of the inspection to verify the integrity of the flue, perform a chimney smoke leakage. Therefore, you may wish to obtain the services of a professional chimney sweep for these inspections and other services related to the fireplace and or chimney. Type of Fireplace: Factory Built þ Brick/Stone Free Standing Flue penetration accessible at the attic: Yes þ No N/A Gas Valve Location: þ Left Right N/A Gas Key Present: þ Yes No (Valve not operated) N/A Fireplace þ Damper stop is missing (gas log assemblies). K. Porches, Balconies, Decks and Carports - Comments Note: It is not within the scope of this inspection to exhaustively measure every porch, balcony, deck or attached carport component; enter any area where headroom is less than 18" or the access opening is less than 24" wide x 18" high. None visible at the time of inspection. þ L. Other - Comments II. ELECTRICAL SYSTEMS A. Service Entrance and Panels - Comments Note: It is beyond the scope of the inspection to determine present or future sufficiency of service capacity amperage, voltage, or the capacity of the electrical system; perform voltage drop calculations; determine accuracy of the labeling; operate and verify effectiveness of overcurrent devices. Service Entrance Type: Above Ground þ Below Ground Service Entrance None visible at the time of inspection. Main Panel Enclosure: Cutler Hammer Enclosure. Main Service Disconnect Installed: 100 amps 125 amps þ 150 amps 200 amps None (6 handles max) Main Panel þ The branch circuits are bundled and not individually secured to the panel enclosure. þ One knockout missing at the bottom of the panel cabinet. þ Clean debris from the bottom of the panel box. þ Several neutrals are double lugged. The neutrals should be installed at separate terminal screws. þ The white wire at the 240 volt circuit breakers should be marked another color (red or black). þ The black sheathed ground wire at grounding terminal should be marked green. þ No anti-oxidant solution installed at the aluminum service wire terminations. Page 6 of 11

7 þ Electrical continuity has not been properly established at the conduit nipple between the meter can and panel cabinet. The lock nut shall not be the sole means of bonding when knock out rings remain. þ The panel box is not installed with proper clearance. A 30" wide and 36" deep area should be free of obstructions from floor to ceiling at the front of the panel enclosure. þ Combination arc fault breakers are not installed at the family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, or similar rooms or areas. (Note: Branch arc fault breakers are installed at the bedroom locations per labeling. This meets the code requirement for the dwelling at the time it was constructed.) þ Circuit breaker installed at A/C condensing unit circuit is too large per manufactures specifications. 40 amp installed and 30 amp is required per manufactures specifications. Grounding Electrode þ The grounding electrode should be completely driven to the soil. B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper Note: It is not within the scope of this inspection to inspect low voltage wiring; disassemble mechanical appliances; verify effectiveness of smoke alarms; verify interconnectivity of smoke alarms; activate monitored smoke alarms; verify that smoke alarms are suitable for the hearing-impaired. Branch Circuit þ No Ground Fault Circuit Interrupter device installed at the garage right wall outlet and garage ceiling outlets. þ Ceiling fan out of balance at the right rear guest bedroom. Smoke and Fire Alarms None visible at the time of inspection. III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type of System: Central Energy Source: Gas Note: The visual inspection of the heating equipment does not include internal parts that require dissembling of the unit to visually inspect. The condition of the heating equipment is based on the performance of the system when tested and those components that are visually accessible at the time of inspection. Full evaluation of the integrity of such components as a heat exchanger, require dismantling of the furnace and is beyond the scope of a visual inspection. Temperature Differential: When tested the air temperature differential noted between air supply and air return was 43 degrees. (30-60 degrees normal range) þ The thermostat wires are not installed with a sleeve where passing through the metal furnace cabinet. Page 7 of 11

8 B. Cooling Equipment: Type of System: Central Note: The visual inspection of the cooling equipment does not include internal parts that require dissembling of the unit to visually inspect. The condition of the cooling equipment is based on the performance of the system when tested and those components that are visually accessible at the time of inspection. Full evaluation of components requiring dismantling of the equipment is beyond the scope of a visual inspection. Temperature Differential: Note: Due to low ambient temperature at the time of inspection the cooling equipment could not be tested. System should be tested when weather conditions permit. (3 ton unit) þ Remove insulation/debris from auxiliary condensate drain pan. C. Duct System, Chases, and Vents - Comment Type of Ducting: þ Flex Ducting o Duct Board o Metal Ducting þ Several of the ducts are touching and should be separated to prevent condensation from forming on the lines and dripping in the attic. IV. PLUMBING SYSTEM A. Water Supply System and Fixtures Location of water meter: Front Exterior Location of main water supply valve: Right Exterior Static water pressure reading: 64 psi Note: It is not within the scope of this inspection to operate any main, branch or shut-off valves; inspect any system that has been winterized, shut down or secured; inspect circulating pumps, solar water heating systems, water conditioning equipment, filter systems, water mains, private water supply systems, water wells, pressure tanks, and fire sprinkler systems; determine the quality, potability, or volume of the water supply; effectiveness of backflow or anti-siphon devices. Type of Water Pipping System: CPVC Bonding Clamp Location: N/A þ The kitchen sink cold water supply angle stop handle is missing. þ Caulk the hall bathtub enclosure corners where deteriorated or missing. þ Air pocket in the master shower tile grout joint at the right wall. þ The master shower splash guard is deteriorated at the base of the shower door. B. Drains, Wastes, and Vents - Comments Note: It is not within the scope of this inspection to operate any main, branch or shut-off valves; inspect any system that has been winterized, shut down or secured; inspect circulating pumps, solar water heating systems, water conditioning equipment, filter systems, water mains, private water supply systems, water wells, pressure tanks, and fire sprinkler systems; determine the quality, potability, or volume of the water supply; effectiveness of backflow or anti-siphon devices. Page 8 of 11

9 Note: Tub inspection access blocked or none installed and drain connections could not be visually inspected at the master bathroom and hall bathroom. þ Remove debris from the master shower drain line. þ The right master bathroom sink drain line is draining slowly. þ Paint the sewer cleanout at the left exterior of the dwelling to prevent UV damage. C. Water Heating Equipment Energy Source: Gas Capacity: 50 gallon Note: The temperature and pressure relief test valve was not operated during this inspection due to the possibility of the valve not reseating and water damage resulting. Manufacturers recommend that valves older than three years be removed, cleaned and inspected or replaced. þ The water heater temperature and pressure relief drain line should terminate within 6 inches of grade at the right exterior of the garage. þ The water heater flue vent pipe not properly strapped at the attic. þ Inadequate clearance at top of the water heater. The water heater should be clear of combustibles within 12" of the top of the unit (water line insulation). (manufacturers specifications) þ Remove insulation/debris from auxiliary drain pan. D. Hydro-Massage Therapy Equipment - Comments þ The hydro-therapy tub at the master bathroom is not installed with an easily accessible inspection panel. The drain connections and pump/motor could not be visually inspected at the time of inspection. V. APPLIANCES A. Dishwasher - Comments þ Baskets are rusted in several places. B. Food Waste Disposer - Comments þ The disposal whip cord is not properly secured at the clamp at the base of the food waste disposal. C. Range Exhaust Vent - Comments D. Ranges, Cooktops, and Ovens - Comments Note: Self-cleaning ovens are not checked through entire cycle. þ Anti-tip devise is not installed at free standing range to prevent range from tipping over when oven door is opened. Page 9 of 11

10 E. Microwave Oven - Comments Note: Microwave cooking equipment is not inspected for radiation leaks. þ F. Trash Compactor - Comments G. Mechanical Exhaust Vents and Bathroom Heaters - Comments H. Garage Door Operator(s) - Comments þ Disable or remove the manual door lock at the left garage door. Note: The right garage door is not installed with a garage door opener. I. Doorbell and Chimes - Comments J. Dryer Vents - Comments VI. OPTIONAL SYSTEMS A. Lawn and Garden Sprinkler Systems - Comments Note: Inspected in manual mode only. System design and proper coverage are not included in this inspection. Programmable Timer Type and Location: Rainbird - Left Garage Wall. Anti-siphon Device Location: Front exterior. Number of Zones Installed: 6 þ Adjusted sprinkler heads that are spraying brick veneer and or siding to prevent deterioration of siding and water penetration to dwelling. Zone 5 þ The anti siphon device should be installed at least 6 inches above the highest head. þ Pop up head broken at zone 6 left side of the driveway. B. Swimming Pools, Spas, Hot Tubs, and Equipment Type of Construction: Gunite - Pebbletec surface Note: Pool/Spa surfaces and/or liners are not inspected for leaks. Note: Fences, gates and any enclosures should be maintained to insure the safety of pools, spas, hot tubs and ponds from unsupervised entry from children, non swimmers or pets. No determination is made or implied by this inspector as to the proper depth of pool for use of diving boards, sliding boards or any other accessories of the pool. Note: Pool/Spa equipment was operated in pool service mode only. Remotes and programmed controllers were not operated. þ Self closing mechanisms not installed or not working at the following locations: left gate and rear gate. þ The pool fill line is not insulated above grade at the left exterior of the dwelling. Page 10 of 11

11 þ Leak observed at the spa supply line. þ The pool main drain line return valve handle is missing the locking nut. þ The Polaris pool cleaner wheels are not turning properly. Recommend the pool cleaner be serviced. C. Gas Supply Systems - Comments Note: It is not within the scope of this inspection to pressure test the gas service line and gas piping; inspect for leaks at inaccessible gas supply lines. Meter Location: Right exterior of the dwelling. Bonding Clamp Location: Attic at the water heater. None visible at the time of inspection. Page 11 of 11