DFW Premier Home Inspections

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1 Cover Page DFW Premier Home nspections Property nspection Report T nspection prepared for: Sample Report Agent: John Doe - John Doe Real Estate nspection Date: 9/17/2010 Time: 8:00 Age: 5 years Size: 3110 Weather: sunny nspector: David B.Odum License # Eaton, Mckinney, T, Phone: Fax: DFW Premier Home nspections 2408 Eaton Dr Mckinney T

2 , T Prepared For: Concerning: PROPERTY NSPECTON REPORT Sample Report (Name of Client) T (Address or Other dentification of nspected Property) By: David B.Odum, License # /17/2010 (Name and License Number of nspector) Date This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. f any item or comment is unclear, you should ask the inspector to clarify the findings. t 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. n this report, the inspector will note which systems and components were nspected (), Not nspected (N), 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-. 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. t 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. t 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. Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, T , or (512) ( Page 1 of 14

3 , T tems 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. f 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. t 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. ADDTONAL NFORMATON PROVDED BY NSPECTOR TEAS REAL ESTATE CONSUMER NOTCE CONCERNNG HAZARDS OR DEFCENCES Each year, Texans sustain property damage and are injured by accidents in the home. While some accidents may not be avoidable, many other accidents, injuries, and deaths may be avoided through the identification and repair of certain hazardous conditions. Examples of such hazards include: mproperly installed or missing ground fault circuit protection (GFC) devices for electrical receptacles in garages, bathrooms, kitchens, and exterior areas; mproperly installed or missing arc fault protection (AFC) devices for electrical receptacles in family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, or similar rooms or areas; Ordinary glass in locations where modern construction techniques call for safety glass; The lack of fire safety features such as smoke alarms, fire-rated doors in certain locations, and functional emergency escape and rescue openings in bedrooms; Excessive spacing between balusters on stairways and porches; mproperly installed appliances; mproperly 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 adopted Standards of Practice requiring licensed inspectors to report these conditions as Deficient when performing an inspection for a buyer or seller, if they can be reasonably determined. These conditions may not have violated building codes or common practices at the time of the construction of the home, or they may have been grandfathered because they were present prior to the adoption of codes prohibiting such conditions. While the TREC Standards of Practice do not require inspectors to perform a code compliance inspection, TREC considers the potential for injury Page 2 of 14

4 , T or property loss from the hazards addressed in the Standards of Practice to be significant enough to warrant this notice. Contract forms developed by TREC for use by its real estate licensees also inform the buyer of the right to have the home inspected and can provide an option clause permitting the buyer to terminate the contract within a specified time. Neither the Standards of Practice nor the TREC contract forms requires a seller to remedy conditions revealed by an inspection. The decision to correct a hazard or any deficiency identified in an inspection report is left to the parties to the contract for the sale or purchase of the home. A Home nspection is a non-invasive visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and nspector, prior to the inspection process. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection and not the prediction of future conditions. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection. A material defect is a condition with a residential real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect. An nspection report shall describe and identify in written format the inspected systems, structures, and components of the dwelling and shall identify material defects observed. nspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required. Page 3 of 14

5 , T =nspected N=Not nspected NP=Not Present D=Deficiency N NP D. Structural Systems A. Foundations Type of Foundation(s): Slab Foundation Small hairline cracks are normal in concrete. f the crack becomes larger or is larger that 1/8-1/4 in width then it should be sealed to prevent water penetration small hairline crack in sidewalk in rear of house out from the patio small hairline crack in sidewalk on Soutwest corner of house next to gate small area of spauling at foundation at garage door entry. small hairline crack in sidewalk in rear of house B. Grading & Drainage hairline crack/spauling at foundation at garage door C. Roof Covering Materials Type(s) of Roof Covering: Asphalt shingles Viewed From: Ladder Ground D. Roof Structure & Attic Approximate Average Depth of nsulation: nsulation is 11.5 inches deep Some areas of the attic had insulation over soffit vents not allowing the vents to breathe. Approximate Average Thickness of Vertical nsulation: Viewed From: Ladder Viewed From: Ground Page 4 of 14

6 , T =nspected N=Not nspected NP=Not Present D=Deficiency N NP D Attic insulation is measured at 11.5 inches E. Walls (nterior and Exterior) insulation pull away from soffit so that soffit vents can breate Wall Materials: Exterior walls are made of stone nterior walls are made of sheetrock small crack that needs to be sealed if larger than 1/8 of an inch Areas between exterior stone and frieze board need to be sealed or caulked to prevent moisture or deterioration Small hairline crack in exterior stone facia. No evidence of settlement or structural movement. f cracks are larger than 1/8 in width you might consider sealing or having the joints sealed with mortar to prevent water penetration caulking around exterior between stone and frieze board small hairliine cracks in exterior stone facia Page 5 of 14

7 , T =nspected N=Not nspected NP=Not Present D=Deficiency N NP D small hailine crack at top of tile and corner of wall small hairline crack in sheetrock in window areas another small hairline crack at joint in sheetrock in window in master bath F. Ceilings & Floors Ceiling Materials: Ceiling is made of drywall G. Doors (nterior & Exterior) All doors are functional Page 6 of 14

8 , T =nspected N=Not nspected NP=Not Present D=Deficiency N NP D H. Windows Window Types: Windows are made of alluminum All windows are functional all window screens are present small bend or imperfection in window frame. No evidence of leaking or damage Minor water damage to window ledge in NW corner bedroom. Probably due to window sweating. Needs to be resealed to prevent any further damage found several small cracks through out house in sheetrock around windows casing small bend or imperfection in window frame. Stairways (nterior & Exterior) stairway into attic is operational Window ledge in NW corner bedroom has minor water damage J. Fireplace/Chimney Locations: Fireplace is located in the den Types: Fireplace is prefabricated K. Porches, Balconies, Decks, and Carports L. Other Materials:. Electrical Systems Page 7 of 14

9 , T =nspected N=Not nspected NP=Not Present D=Deficiency N NP D A. Service Entrance and Panels Panel Locations: Electrical panel is located on the west side of the house in the garage Materials & Amp Rating: Copper wiring 200 amp White (neutral wires) used for hot wires into several breakers Using white neutral wires as a hot wire B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper wiring 200 Amp service panel wiring for garage door openers is not in an authorized box with cover over it wiring for garage door units is not in an authorized outlet Page 8 of 14

10 , T =nspected N=Not nspected NP=Not Present D=Deficiency N NP D. Heating, Ventilation and Air Conditioning Systems A. Heating Equipment Type of System: Electric Air handler is located in the attic Condenser is located on the east and south side of house Energy Source: Heater is electric B. Cooling Equipment Type of System: Electric Air handler is located in the attic Condenser is located on the east and south side of house Wiring connections for units in the attic should be in a junction box and not exposed. Exterior plumbing going to outside condenser should be insulated to prevent moisture and better performance for unit C. Duct System, Chases, and Vents Filter are clean Wiring for both units is exposed with wire nuts V. Plumbing Systems Page 9 of 14

11 , T =nspected N=Not nspected NP=Not Present D=Deficiency N NP D A. Water Supply System and Fixtures Location of Water Meter: North side Front of structure Location of Main Water Supply Valve: North side Pressure weakens when multiple faucets or shower are in use Static Water Pressure Reading:38 psi t is optimal for water pressure to be between 40psi and 80 psi. exterior faucets and piping into house need caulking to prevent water and moisture penetration behind walls Holes in sheetrock behind plumbing in west bathroom. This might allow insects or moisture in walls. Static water pressure on outside faucet was 38psi. base of faucet needs caulking as well as pipes into garage vanities in bathroom need to be caulked to prevent moisture small holes in sheetrock behind plumbing in west bathroom Page 10 of 14

12 , T =nspected N=Not nspected NP=Not Present D=Deficiency N NP D B. Drains, Wastes, and Vents C. Water Heating Equipment Energy Source: Water heater is electric powered There are two hot water heaters, one in the garage and on in the east side of the house in a hall closet Capacity: Unit is 50 gallons D. Hydro-Massage Therapy Equipment Jet tub in the master bathroom was operational V. Appliances A. Dishwasher Dishwasher operated normally B. Food Waste Disposer Garbage disposal operated normally C. Range Exhause Vent Exhaust vent was located under microwave and operated normal D. Ranges, Cooktops, and Ovens Double oven operated with normal temps. They were checked and at 350 degrees they were within 5 degrees Glass cooktop worked normally E. Microwave Oven Microwave operated normally F. Trash Compactor No trash compactor present G. Mechanical Exhaust Vents and Bathroom Heaters All Bath fans operated normally Page 11 of 14

13 , T =nspected N=Not nspected NP=Not Present D=Deficiency N NP D H. Garage Door Operator(s) Door Type: Sectional door Garage door and sensors operated properly.. Doorbell and Chimes Doorbell operated normally J. Dryer Vents V. Optional Systems A. Lawn and Garden Sprinkler Systems System operated correctly. Some heads need spray adjustment B. Swimming Pools, Spas, Hot Tubs, and Equipment Type of Construction: C. Outbuildings Materials: D. Outdoor Cooking Equipment Energy Source: E. Gas Supply Systems F. Private Water Wells (A coliform analysis is recommended) Type of Pump: Type of Storage Equipment: Page 12 of 14

14 , T =nspected N=Not nspected NP=Not Present D=Deficiency N NP D G. Private Sewage Disposal (Septic) Systems Materials: Location of Drain Field: H. Whole-House Vacuum Systems. Other Built-in Appliances Page 13 of 14

15 , T Report Summary Report Summary Structural Systems Page 4 tem: A Foundations small hairline crack in sidewalk in rear of house out from the patio small hairline crack in sidewalk on Soutwest corner of house next to gate small area of spauling at foundation at garage door entry. Page 6 tem: E Walls (nterior and Exterior) Areas between exterior stone and frieze board need to be sealed or caulked to prevent moisture or deterioration Small hairline crack in exterior stone facia. No evidence of settlement or structural movement. f cracks are larger than 1/8 in width you might consider sealing or having the joints sealed with mortar to prevent water penetration Page 7 tem: H Windows small bend or imperfection in window frame. No evidence of leaking or damage Minor water damage to window ledge in NW corner bedroom. Probably due to window sweating. Needs to be resealed to prevent any further damage found several small cracks through out house in sheetrock around windows casing Electrical Systems Page 8 tem: A Service Entrance and Panels White (neutral wires) used for hot wires into several breakers Page 9 tem: B Branch Circuits, Connected Devices, and Fixtures wiring for garage door openers is not in an authorized box with cover over it Heating, Ventilation and Air Conditioning Systems Page 9 tem: B Cooling Equipment Wiring connections for units in the attic should be in a junction box and not exposed. Exterior plumbing going to outside condenser should be insulated to prevent moisture and better performance for unit Plumbing Systems Page 10 tem: A Water Supply System and Fixtures Static Water Pressure Reading:38 psi t is optimal for water pressure to be between 40psi and 80 psi. exterior faucets and piping into house need caulking to prevent water and moisture penetration behind walls Holes in sheetrock behind plumbing in west bathroom. This might allow insects or moisture in walls. Page 14 of 14

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