Report for. Dick and Jane Homeowner Lovers Lane, Houston, Texas 77000

Transcription

1 Report for Dick and Jane Homeowner 1234 Lovers Lane, Houston, Texas March 17, 2004

2

3 I NI NP R Inspection Item I. STRUCTURAL SYSTEMS o o o A. Foundations (If all crawl space areas are not inspected, provide an explanation.) Comments (An opinion on performance is mandatory.): Type of foundation: Slab-on grade Method of inspection: Visual inspection of exterior The foundation is performing as intended. No significant problems were observed. FOUNDATION -Cracks were observed on the exterior walls of the house. This implies that some structural movement of the building has occurred, as is typical of most houses. o o o B. Grading and Drainage o o o C. Roof Covering (If the roof is inaccessible, report the method used to inspect.) FLAT ROOFING -The roofing was found to be in poor condition and should be replaced. There is alligatoring in the asphalt covering and there is some water damage in the inside of the house. The roof was also "spongy" and was not considered safe to walk on. Alligatoring on roof GUTTERS / DOWNSPOUTS -The old galvanized gutters and downspouts should be replaced. Rusted and damaged gutters Water damage on soffitt Page 2 of 18

4 o o o D. Roof Structure and Attic (If the attic is inaccessible, report the method used to inspect. ) -There is a roof sag on the middle corner at the back of the house. Sagging roof in back of house Damage to soffitt at roof sag o o o -The roof is "spongy" in places which may be the result of water damage from leaks in the roof to the sheathing. The roof may not support the weight of a person in some places. ATTIC INSULATION / VENTILATION -The flat roof has a sloped ceiling in part of the house and in other parts of the house, there is no attic access because of the very low attic height. Ventilation of the attic is questionable. E. Walls (Interior and Exterior) INTERIOR WALLS -Water staining and slight damage was noted. The cause for the staining should be determined and repairs undertaken, if necessary, to prevent structural damage. Page 3 of 18

5 Water damage in front room -Minor cracks were noted. This condition is mainly cosmetic in nature and should be patched. Crack in kitchen wall at Crack in kitchen wall Page 4 of 18

6 EXTERIOR WALLS -Typical minor cracking was observed on the exterior walls of the house. This implies that some structural movement of the building has occurred, as is typical of most houses. Vertical crack in brick -Damage to siding at rear of house. Damage to siding at back of house Water damage to eaves, gutter damage and loose wiring conduit. Page 5 of 18

7 o o o F. Ceilings and Floors CEILINGS -Water damage was noted. Repairs undertaken to prevent further damage to the structure. Example of Water Damage o o o -Signs of mildew were observed in the middle bath. The cause should be investigated and/or repaired to prevent further damage. FLOORS -The floor is loose and/or cracked. This should be repaired before it becomes a trip hazard. G. Doors (Interior and Exterior) INTERIOR DOORS -Swinging door in breakfast area should be trimmed or adjusted as necessary to work properly. EXTERIOR DOORS -The second front door was not checked because it was blocked by a wire. -The threshold at the back door has water damage. Water damage on threshold Possible trip hazard Page 6 of 18

8 o o o H. Windows -A few window screens are missing and one screen is damaged. -Some window could not be locked. o o o I. Fireplace/Chimney FIREPLACE(S) -The fireplace damper does not operate and requires repair. CHIMNEY(S) -The rain cap and vermin screen is not centered and may be loose. Chimney scteen is not on straight o o o J. Porches, Decks and Carports (Attached) PORCH -The back porch slab is cracked and displaced. CARPORT -The carport has water damage to the eaves and siding, the gutters are rusted through and the roof is in poor condition. Water damage on carport eave Page 7 of 18

9 Water damage on eave Water damage on walkway cover Diagonal crack in carport brick wall Page 8 of 18

10 Water damage to carport siding o o o K. Other II. ELECTRICAL SYSTEMS o o o A. Service Entrance and Panels -The complete electrical system should be evaluated by a qualified electrician. SERVICE / ENTRANCE -The service wires do not have adequate clearance from the ground and should be repaired. The top of the service mast and the service wires should be at least ten (10) feet from the ground. -The grounding of the electrical service is ineffective. The service should be grounded to the main water supply and/or driven ground rods as required. MAIN PANEL -The main distribution panel did not have a disconnect. This item should be repaired. -Overheated wiring within the main distribution panel should be examined by a licensed electrician and repaired as necessary. -The main distribution panel does not appear to be properly grounded/bonded. This should be investigated and repaired. Page 9 of 18

11 o o o B. Branch Circuits - Connected Devices and Fixtures (Report as in need of repair the lack of ground fault circuit protection where required.): DISTRIBUTION WIRES -There are exposed wires on the outside outlets and some of these are not woking. Explosed outside wiring -Abandoned wiring should be replaced or appropriately terminated. -Damaged wiring should be replaced or appropriately repaired. -Loose wiring should be secured. Water damage to eave Loose wiring -Extension cords should not be used as permanent wiring. OUTLETS -Outlets show various problems including inoperative, no grounds and ungrounded 3 prong plugs. A qualified electrician should check. -The installation of a ground fault circuit interrupter (GFCI) is recommended for the kitchen, bathroom and outside outlets. A ground fault circuit interrupter (GFCI) offers protection from shock or electrocution. -Missing outlet and switch cover plates should be replaced. SWITCHES -The damaged light switch should be repaired. -The older light switches are obsolete and should be replaced. -A ceiling fan was wired with an extension cord and not checked. Page 10 of 18

12 III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS o o o A. Heating Equipment Type and Energy Source: Central Forced Air Furnace, Gas o o o B. Cooling Equipment Type and Energy Source: Central Air Conditioning, Electricity CENTRAL AIR CONDITIONING AND HEAT -There is no main disconnect at the HVAC location. -An electrical outlet is not present at the HVAC location. o o o C. Ducts and Vents -The vent from the heater room is loose and knocked over. Loose vent IV. PLUMBING SYSTEM o o o A. Water Supply System and Fixtures SUPPLY PLUMBING -The older steel piping is subject to corrosion on the interior of the pipe. As corrosion builds up, the inside diameter of the pipe becomes constricted, resulting in a loss of water pressure. This piping is typically replaced when the loss of pressure can no longer be tolerated. -Water pressure was found to be low when tested with two fixtures operated simultaneously. This condition should be investigated and/or repaired. -The bathtub was observed to drain slowly, suggesting that an obstruction may exist. -It is recommended that an anti-siphon device be added to the hose bib(s). o o o B. Drains, Wastes, Vents Page 11 of 18

13 o o o o C. Water Heating Equipment (Report as in need of repair those conditions specifically listed as recognized hazards by TREC rules.) Energy Source: Gas -The supply piping shows evidence of corrosion where it meets the water heater. This is a common condition and should be repaired. -The discharge piping serving the Temperature and Pressure Relief (TPR) Valve for the water heater should terminate not less than 6 inches or more than 24 inches above the floor. -No safety pan and drain was found for the water heater. This should be repaired by the installation of a pan with a drain by a qualified professional -There appears to be some damage where the vent pipe exits the roof. o o o D. Hydro-Therapy Equipment V. APPLIANCES o o o A. Dishwasher o o o B. Food Waste Disposer o o o C. Range Hood o o o D. Ranges/Ovens/Cooktops GAS COOKTOP -A burner on the gas cooktop is inoperative and is in need of repair. o o o E. Microwave Cooking Equipment o o o F. Trash Compactor o o o G. Bathroom Exhaust Fans and/or Heaters -The exhaust fan is noisy in master bath. o o o H. Whole House Vacuum Systems o o o I. Garage Door Operators o o o J. Door Bell and Chimes o o o K. Dryer Vents o o o L. Other Built-in Appliances Page 12 of 18

14 VI. OPTIONAL SYSTEMS o o o A. Lawn Sprinklers o o o B. Swimming Pools and Equipment o o o C. Outbuildings o o o D. Outdoor Cooking Equipment o o o E. Gas Lines o o o F. Water Wells o o o G. Septic Systems o o o H. Security Systems o o o I. Fire Protection Equipment Page 13 of 18

15 ADDUNDUM: REPORT OVERVIEW THE HOUSE IN PERSPECTIVE The house in general is well built but is showing signs of age typical for a house that is 47 years old. The roof has reached the end of its useful life and should be replaced to prevent major water damage to the house. The electrical system should be evaluated by a qualified electrician and safety issues should be addressed as required. THE SCOPE OF THE INSPECTION All components designated for inspection in accordance with the rules of the TEXAS REAL ESTATE COMMISSION (TREC) are inspected, except as may be noted by the Not Inspected or Not Present check boxes. Explanations for items not inspected may be in the TREC Limitations sections within this report. This inspection is visual only. A representative sample of building components are viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of building components is performed. It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind. Please refer to the pre-inspection contract for a full explanation of the scope of the inspection. ADDENDUM: REPORT SUMMARY The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term. Other significant improvements, outside the scope of this inspection, may also be necessary. Please refer to the body of this report for further details on these and other recommendations. MAJOR CONCERNS FLAT ROOFING -The roofing was found to be in poor condition and should be replaced. There is alligatoring in the asphalt covering and there is some water damage in the inside of the house. The roof was also "spongy" and was not considered safe to walk on. -The roof is "spongy" in places which may be the result of water damage from leaks in the roof to the sheathing. The roof may not support the weight of a person in some places. II. ELECTRICAL SYSTEMS -The complete electrical system should be evaluated by a qualified electrician. -Overheated wiring within the main distribution panel should be examined by a licensed electrician and repaired as necessary. -The main distribution panel does not appear to be properly grounded/bonded. This should be investigated and repaired. Page 14 of 18

16 SAFETY ISSUES FLAT ROOFING -The roof is "spongy" in places which may be the result of water damage from leaks in the roof to the sheathing. The roof may not support the weight of a person in some places. FLOORS -The floor is loose and/or cracked. This should be repaired before it becomes a trip hazard. -Some window could not be locked. PORCH -The back porch slab is cracked and displaced. SERVICE / ENTRANCE -The service wires do not have adequate clearance from the ground and should be repaired. The top of the service mast and the service wires should be at least ten (10) feet from the ground. -The grounding of the electrical service is ineffective. The service should be grounded to the main water supply and/or driven ground rods as required. MAIN PANEL -The main distribution panel did not have a disconnect. This item should be repaired. -Overheated wiring within the main distribution panel should be examined by a licensed electrician and repaired as necessary. -The main distribution panel does not appear to be properly grounded/bonded. This should be investigated and repaired. DISTRIBUTION WIRES -There are exposed wires on the outside outlets and some of these are not woking. -Abandoned wiring should be replaced or appropriately terminated. OUTLETS -Outlets show various problems including inoperative, no grounds and ungrounded 3 prong plugs. A qualified electrician should check. -The installation of a ground fault circuit interrupter (GFCI) is recommended for the kitchen, bathroom and outside outlets. A ground fault circuit interrupter (GFCI) offers protection from shock or electrocution. -Missing outlet and switch cover plates should be replaced. SWITCHES -The damaged light switch should be repaired. -The older light switches are obsolete and should be replaced. -The roofing was found to be in poor condition and should be replaced. There is alligatoring in the asphalt covering and there is some water damage in the inside of the house. The roof was also "spongy" and was not considered safe to walk on. Page 15 of 18

17 REPAIR ITEMS FLAT ROOFING -The roofing was found to be in poor condition and should be replaced. There is alligatoring in the asphalt covering and there is some water damage in the inside of the house. The roof was also "spongy" and was not considered safe to walk on. GUTTERS / DOWNSPOUTS -The old galvanized gutters and downspouts should be replaced. -There is a roof sag on the middle corner at the back of the house. -The roof is "spongy" in places which may be the result of water damage from leaks in the roof to the sheathing. The roof may not support the weight of a person in some places. INTERIOR WALLS -Water staining and slight damage was noted. The cause for the staining should be determined and repairs undertaken, if necessary, to prevent structural damage. -Minor cracks were noted. This condition is mainly cosmetic in nature and should be patched. EXTERIOR WALLS -Blocked weep holes (openings in the mortar joints, typically found at foundation level) in the brick veneer wall structure should be cleared. Weep hole spacing should generally be less than 33". CEILINGS -Water damage was noted. Repairs undertaken to prevent further damage to the structure. -Signs of mildew were observed in the middle bath. The cause should be investigated and/or repaired to prevent further damage. FLOORS INTERIOR DOORS -Swinging door in breakfast area should be trimmed or adjusted as necessary to work properly. EXTERIOR DOORS -The threshold at the back door has water damage. FIREPLACE(S) -The fireplace damper does not operate and requires repair. CHIMNEY(S) -The rain cap and vermin screen is not centered and may be loose. CARPORT -The carport has water damage to the eaves and siding, the gutters are rusted through and the roof is in poor condition. Page 16 of 18

18 SERVICE / ENTRANCE -The service wires do not have adequate clearance from the ground and should be repaired. The top of the service mast and the service wires should be at least ten (10) feet from the ground. -The grounding of the electrical service is ineffective. The service should be grounded to the main water supply and/or driven ground rods as required. MAIN PANEL -The main distribution panel did not have a disconnect. This item should be repaired. -Overheated wiring within the main distribution panel should be examined by a licensed electrician and repaired as necessary. -The main distribution panel does not appear to be properly grounded/bonded. This should be investigated and repaired. DISTRIBUTION WIRES -There are exposed wires on the outside outlets and some of these are not woking. -Damaged wiring should be replaced or appropriately repaired. -Loose wiring should be secured. -Extension cords should not be used as permanent wiring. OUTLETS -Outlets show various problems including inoperative, no grounds and ungrounded 3 prong plugs. A qualified electrician should check. -The installation of a ground fault circuit interrupter (GFCI) is recommended for the kitchen, bathroom and outside outlets. A ground fault circuit interrupter (GFCI) offers protection from shock or electrocution. -Missing outlet and switch cover plates should be replaced. SWITCHES -The damaged light switch should be repaired. -The older light switches are obsolete and should be replaced. CENTRAL AIR CONDITIONING AND HEAT -There is no main disconnect at the HVAC location. -An electrical outlet is not present at the HVAC location. -The vent from the heater room is loose and knocked over. -It is recommended that an anti-siphon device be added to the hose bib(s). -The supply piping shows evidence of corrosion where it meets the water heater. This is a common condition and should be repaired. -The discharge piping serving the Temperature and Pressure Relief (TPR) Valve for the water heater should terminate not less than 6 inches or more than 24 inches above the floor. -No safety pan and drain was found for the water heater. This should be repaired by the installation of a pan with a drain by a qualified professional -There appears to be some damage where the vent pipe exits the roof. GAS COOKTOP -A burner on the gas cooktop is inoperative and is in need of repair. Page 17 of 18

19 ITEMS TO MONITOR SUPPLY PLUMBING -The older steel piping is subject to corrosion on the interior of the pipe. As corrosion builds up, the inside diameter of the pipe becomes constricted, resulting in a loss of water pressure. This piping is typically replaced when the loss of pressure can no longer be tolerated. -Water pressure was found to be low when tested with two fixtures operated simultaneously. This condition should be investigated and/or repaired. -The bathtub was observed to drain slowly, suggesting that an obstruction may exist. G. Bathroom Exhaust Fans and/or Heaters -The exhaust fan is noisy in master bath. Page 18 of 18