BullsEye Home Inspections P.O. BOX 1794 Grapevine, TX

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1 BullsEye Home Inspections P.O. BOX 1794 Grapevine, TX (817) PROPERTY INSPECTION REPORT Prepared For: (Name of Client) Concerning:,, (Address or Other Identification of Inspected Property) By: J. Scott Walling License # 7873 Expires 12/31/10 (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 Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX , or (512) ( REI 7-2 (8/09) Page 1 of 13

2 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 MAE REPAIRS OR TAKE OTHER ACTIONS NOR IS THE PUCHASER 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 Report Number: Client address:, Phone: Inspection Date / Time: Fax: Buyers Agent:, This report is confidential, for the Client's use only. Thank you for choosing BullsEye Home Inspections for your Structural and Mechanical inspection. Page 2 of 13

3 I. STRUCTURAL SYSTEMS A. Foundations Type of Foundation(s): Concrete slab on grade. We were unable to see areas of the foundation gray line (Minimum to 4" should be visible above soil or 2" inches if adjoining patio/porch) due to the following reasons. High soil level or mulch obscures view of foundation. A minimum of 4" of exposed foundation maintains the required 6" separation required between soil and the nearest wood framing member of the structure (floor sill plates). This also allows the homeowner to monitor the foundation's performance. Concrete patio or porch adjoined foundation with less than 2" exposed foundation. (This can contribute to undetected insect entry.) No opinions are rendered on areas not visible for inspection. Deficiencies- Some/all post tension cable end(s) are visible in The cables are under tension and ideally the ends should be sealed to prevent rust and corrosion of the cable and anchor components. Copper plumbing pipes (water supply lines) were visible and edge of slab on right side of the structure just behind the dryer vent cap. B. Grading and Drainage - Grading and drainage appears to allow water to flow away from the structure and off of the property. Except for the high soil/mulch levels previously noted, no other problems noted at the time of this inspection. C. Roof Covering Materials Type(s) of Roof Covering: Architectural composition shingles. Note: With regular maintenance average life expectancy is between years under normal installation/conditions. Page 3 of 13

4 Viewed From: Observed from either eave level on ladder and/or ground level using binoculars. Note: Following Texas Real Estate Commission Standards, the inspector did not climb/walk onto roof due to safety (height-pitch) concerns and much of roof was not accessible with a 12' ladder. ROOF COVERING OBSERVATIONS- Roof covering observed showing normal wear for age. Inspector unable to examine fasteners from top side without damaging roof covering. Nailing patterns and penetration of fasteners through decking was verified from attic. Not all areas are available for inspection. ROOF JACKS, FLASHING, & COUNTER FLASHING OBSERVATIONS- Damaged or incorrectly installed roof jacks and/or flashings are noted - some flashings pulled up. Roof jack flashings and satellite mount brackets - Fasteners penetrate flashing, shingles, underlayment and roof decking/sheathing. Exposed heads of fasteners should be sealed/caulked to keep water from penetrating roof components. GUTTERING OBSERVATIONS- Downspouts terminate near the foundation. Some gutters overflow and stain gutter exterior and wall by garage. All gutter downspouts should have splash blocks or diverters to control erosion. Subsurface drains noted, but not tested. THEY ARE NOT PART OF THIS INSPECTION. D. Roof Structure and Attic Viewed From: Entered attic area. Viewing was restricted, Attic inspected from areas with safe walkways, typically from attic access to mechanical equipment. Viewing and access is restricted by low headroom around perimeters of attic and lack of safe walkways without disturbing insulation. Not all areas can be seen and problems could exist in those areas. If this concerns you, consider consulting with a qualified specialist to further evaluate current conditions. Deficiencies: Oriented strand board (OSB) decking used for flooring in attic is not rated for that application and could result in someone stepping through the attic causing injury and damaging the structure. Page 4 of 13

5 Approximate Average Depth of Insulation: 8-12 inches combination of batt type and blown in present. Approximate Average Thickness of Vertical Insulation: 5-9 inches where visible. Much vertical insulation is not visible in this home after construction completed. ATTIC OBSERVATIONS- Conventional framing ROOF STRUCTURE OBSERVATIONS- No problems observed during this inspection period. ATTIC VENTILATION IS PROVIDED BY: Static vents near ridges of roof.. Soffit vents present for intake ventilation. No problems observed during this inspection period. E. Walls (Interior and Exterior) - EXTERIOR WALL OBSERVATIONS- EXTERIOR WALLS ARE CONSTRUCTED OF THE FOLLOWING MATERIALS: Stucco over wood framing with foam core stucco coated type architectural trim/accents. Some settlement cracks noted above windows of office, at right front corner and horizontally along wall on right side from electric meter to front corner (at about 4.5' high). Settlement cracks in stucco are indications of movement and settlement of the structure at some point in time and is considered typical of this age and type of construction. Repairs of this type on stucco is considered routine home maintenance. INTERIOR WALL OBSERVATIONS- INTERIOR WALLS ARE COVERED WITH THE FOLLOWING MATERIAL(S): Drywall Stored items or furnishings prevent full inspection, No problems observed during this inspection period. New 2009 TREC Standards of Practice calls for inspecting for proper fire separation between the garage and the living space and garage and attic. Requirements call for a finished drywall on the garage interior with no penetrations unless sealed with approved fire rated materials, fire rated doors from garage to home and properly sealed attic accesses. Deficiencies are: Unapproved penetrations in garage wall adjoining residence - outlets/switches with plastic boxes. This is deficient due to an upgrade in the standards which were not in effect at the time this home was built. Page 5 of 13

6 F. Ceilings and Floors - CEILING COVERING(S): Painted sheet rock. CEILING OBSERVATIONS- No problems observed during this inspection period. FLOOR COVERING(S): No problems observed during this inspection period. GARAGE FLOOR OBSERVATIONS- No problems observed during this inspection period. G. Doors (Interior and Exterior) - EXTERIOR DOOR OBSERVATIONS- Moisture related deterioration is present in door(s) and/or related trim in the patio door, lower right balcony door off 2nd floor bedroom and right bottom of front entry door. Paint peeling noted on patio door trim. Previous repairs noted. INTERIOR DOOR OBSERVATIONS- No problems observed during this inspection period. OVERHEAD GARAGE DOOR OBSERVATIONSGarage door is wood. Signs of moisture penetration observed at bottom of both overhead garage door(s). This may be due to lack of proper seal at trim and/or threshold. H. Windows - No problems observed during this inspection period. I. Stairways (Interior and Exterior) - INTERIOR RAIL(S) & STEP(S)- The railings are OK. The stairway is OK. þ þ J. Fireplace/Chimney - FIRE PLACE LOCATION- #1 - First Floor, Family Room. #2 outside patio FIREPLACE TYPE- #1 -Prefabricated metal #2 Masonry FIRE PLACE OBSERVATIONS- #1 -Sealed unit with gas log set present. Moisture/rust stains on back wall inside firebox. Possibly condensation or rain intrusion from flue opening on exterior wall. A qualified specialist should further evaluate the current conditions of the system. Unit not tested, pilot off and inspector does not light pilot lights on appliances. #2 gas log set not tested. Inspector does not use open flame devices for testing. No problems were observed during the inspection period of #2. BullsEye Home Inspections and the National Fire Protection Association recommend whenever a home is sold, the chimney receives a Level II inspection by a chimney sweep certified by the Chimney Safe Institute of America. Visit for more information. A complete and thorough inspection of all areas and components of a chimney and fireplace is beyond the scope of a general home inspection. The flue drafting capability and conditions of inaccessible portions of the chimney are not determined. This report is based on those components that are accessible for viewing. Page 6 of 13

7 K. Porches, Balconies, Decks and Carports - BALCONY OBSERVATIONS: No problems observed during inspection period. PORCH OBSERVATIONS: No problems observed during inspection period. II. ELECTRICAL SYSTEMS A. Service Entrance and Panels - Service is underground. MAIN PANEL COMMENTS: Main panel is located in the Garage, Circuit breakers are provided. Deficiency: No Arc Fault Circuit Interrupters (AFCI) type circuit breakers are present on circuits with receptacles serving family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways or similar rooms or areas. This is an upgrade to the standards adopted after this homes was built. Wire(s) rub unprotected metal edges. SUB-PANEL COMMENTS: Sub panel is located in the Garage, Wire(s) rub unprotected metal edges. Connectors designed to protect the wiring and connect/secure it at entry point to the panels are not present. A licensed electrician should be contacted to further evaluate the electrical system. B. Branch Circuits- Connected Devices and Fixtures Type of Wiring: Copper, Grounded type branch wiring present. RECEPTACLE DEFICIENCIES- Ground Fault circuit Interrupter(s) were not present, not install properly, and/or do not operate as shown by use of a separate testing device in the kitchen counter to right of sink and one left of range top, in the garage ceiling, wall next to bench seat by double door and in attic. These are deficient due to an upgrade of the standards since this home was built. ACCESSORY WIRING COMMENTS: The Air Conditioning disconnect, No problems observed during this inspection period. Smoke detectors are present but not tested at the time of this inspection. Recommend changing all smoke detector batteries and testing all units prior to occupying the home. Replace batteries per detector manufacturers instructions but at least annually. Deficiency: some and /or all smoke detectors have been painted which could effect the functioning of the devices. All are stamped "DO NOT PAINT". This voids manufacturers warranty/liability. Carbon Monoxide Detector(s) If gas appliance(s) are present, a Carbon Monoxide detector should be installed on each floor. Page 7 of 13

8 III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type of System: Forced Air. Energy Source: Gas. Heating System- The heating system operated correctly at the time of the inspection. NOTE: Full evaluation of the integrity of a heat exchanger requires dismantling of the furnace and is beyond the scope of this inspection. Hvac Location/Coverage Area Unit located in 2nd floor hall pull down ladder access to attic. Coverage : Main downstairs living areas. UNIT LOCATION / DESCRIPTION: Location: #2 in attic pull down in 2nd floor hall. #3 located in game room walk out attic access. Type and Energy Source: both are Gas Forced Air. Heating System- The heating system operated correctly at the time of the inspection. NOTE: Full evaluation of the integrity of a heat exchanger requires dismantling of the furnace and is beyond the scope of this inspection. Hvac Location/Coverage Area #2 covers 2nd floor. #3 covers master suite on 1st floor. B. Cooling Equipment Electric. Electric, - Split System. AIR TEMPERATURE DIFFERENTIAL- Temperature drop/differential observed between degrees. (taken between interior return and supply air) This is considered a normal operating range. EVAPORATOR OBSERVATIONS- Evaporator Deficiencies- Rust and/or water were present in the secondary drain pan. This is an indication that the primary drain line is or has been clogged at some point in time. Eventually the pan will rust through and water can damage the structure. CONDENSER (EXTERIOR UNIT) OBSERVATIONS- No problem observed during this inspection period. THERMOSTAT OBSERVATIONS- No problems observed during this inspection period. The air conditioning system should be further evaluated by a licensed HVAC Technician. Hvac Location/Coverage Area First Floor main living areas. UNIT LOCATION / DESCRIPTION: Location: #2 in attic pull down in 2nd floor hall. #3 located in game room walk out attic access. Type and Energy Source: Electric. Page 8 of 13

9 Electric, - Split System. AIR TEMPERATURE DIFFERENTIAL- Temperature drop/differential observed between degrees. (taken between interior return and supply air) This is considered a normal operating range. EVAPORATOR OBSERVATIONS- #3 Evaporator Deficiencies- Debris present in the secondary drain pan may cause the drain line to become clogged. CONDENSER (EXTERIOR UNIT) OBSERVATIONS- No problem observed during this inspection period. THERMOSTAT OBSERVATIONS- No problems observed during this inspection period. Hvac Location/Coverage Area #2 covers 2nd floor. #3 covers master suite on 1st floor. C. Duct System, Chases, and Vents - DUCTWORK TYPE- Fiberglass duct board and/or flexible type ducts were primarily used for distribution/return system throughout. No problems observed during this inspection period. FILTER OBSERVATIONS- No problems observed during this inspection period. Media type filter in each unit in attic. Typically 6 months or longer between changes. IV. PLUMBING SYSTEM A. Water Supply System and Fixtures Location of water meter: Right front corner of property near curb. Location of main water supply valve: Valve is located at the water meter. Unable to locate homeowner water shut off valve which is typically located in front flower bed, often near sewer clean outs. Landscaping and mulch often obscures view of the box encasing the valve. Inquire with seller for valve location. City shut off valve in meter box. Valve not tested. Page 9 of 13

10 Static water pressure reading: Water pressure of approximately 80 psi was checked at an exterior hose bib. Water pressure from 40 to 80 pounds per square inch is considered within normal/acceptable range. Municipal service is primary water source. SUPPLY PIPING TYPE- Combination of materials, Copper was the predominate pipe material noted. POTABLE WATER LINE OBSERVATIONS- Appears serviceable EXTERIOR PLUMBING- Pool deck exterior faucet has leaks/drips. Kitchen: No problems observed during this inspection period. Bathrooms: LAVATORY-Not all handles labeled or marked hot/cold. This is a common problem on designer type faucets. TOILET/BIDET PLUMBING- No problems observed during this inspection period. TUB/SHOWER PLUMBING- No problems observed during this inspection period. TUB/SHOWER ENCLOSURE- Caulking/Grouting is in poor condition at left corner wall joint in 2nd floor hall bath. Even the smallest of cracks in joints can allow water to penetrate behind tiles and cause damage. Caulking the tub/tile is routine home maintenance. If window present above tub/shower, the tile window sill should be watertight where it meets the window frame. Utility Room: No problems observed during this inspection period. Washing machine connections are visibly inspected, however they are not tested for function since they are either connected to a machine, or are open ended with no way to contain water flow if tested. B. Drains, Wastes, and Vents - DRAIN/WASTE & VENT PIPING TYPE- PVC plastic was the predominate material visible. SEWER PIPE OBSERVATIONS- No problems observed during this inspection period. SEWER VENT PIPE OBSERVATIONS- No problems observed during this inspection period. Kitchen: No problems observed during this inspection period. Page 10 of 13

11 Bathrooms: LAVATORY- No problems observed during this inspection period. TOILET/BIDET PLUMBING- No problems observed during this inspection period. TUB/SHOWER PLUMBING- No problems observed during this inspection period. Utility Room Sink: No problems observed during this inspection period. Washing machine drains are visibly inspected, however testing is beyond the scope of this type of inspection. Typically they are either connected to a machine or there are no supply lines to introduce water for testing. C. Water Heating Equipment Energy Source: Gas operated. Capacity: There is an energy efficient tankless unit installed which if sized correctly should provide adequate volume and do so economically. Location: Water heater is located in the attic walk out in 2nd floor game room. No problems observed during this inspection period. D. Hydro-Massage Therapy Equipment - Deficiencies- Pump access was not located. The GFCI on a dedicated circuit for the hydro therapy tub is not present. Inquire with seller. V. APPLIANCES A. Dishwasher - No problems observed during limited test run of appliance. B. Food Waste Disposer - No problems observed during limited test run of appliance. C. Range Exhaust Vent - Exhaust vent is a vented type. No problems observed during limited test run of appliance. D. Ranges, Cooktops, and Ovens - Range present, Gas. The gas valve to shut off in case of emergency was inaccessible. Some burner(s) failed to stay lit when turned to low setting. Consider getting adjustment made by a qualified technician. Double Oven present, Gas. With the thermostat set at 350 degrees the oven shut down temperature was 347 degrees in small oven and 352 degrees in large oven. A licensed technician should further evaluate current conditions and make repairs/adjustments. Page 11 of 13

12 E. Microwave Oven - No problems observed during this inspection period. Note: No microwave leak detection and/or output testing was done during this inspection period. A container of water was place in the microwave. After 30 seconds the water was hot. þ F. Trash Compactor - G. Mechanical Exhaust Vents and Bathroom Heaters - Vent unit present. No problems observed during limited test run of appliance. H. Garage Door Operator(s) - Note: Remote opener(s) were not available to test operation. Request demonstration from seller. Deficiency in garage door opener. Overhead garage door lock are not disabled. Actuating door opener with lock engaged can damage unit and possibly cause injury. Pressure safety reversing mechanism failed to operate on double wide door. ADJUST AUTO-REVERSE SWITCH ON GARAGE DOOR: Most electric garage door openers now have an auto-reverse feature which acts to stop and reverse the door should some object (a child) be encountered while the door is closing. It is a safety protection device and its proper adjustment should not be neglected. Adjustment screws are generally labeled and within easy reach with a screwdriver. These mechanisms should be finely adjusted so they will reverse upon contacting something soft, such as a child. Use a basketball, placed in the path of the closing door to test this function and adjust as needed. I. Doorbell and Chimes - No problems observed. J. Dryer Vents - Lint clogging dryer duct is a fire hazard. VI. OPTIONAL SYSTEMS A. Lawn and Garden Sprinkler Systems - Number of zones - 6 functioned as intended. 7~9 showed to be on but unable to detect where they were, could be set as pool filler or underground tree bubbler. Inquire with seller VALVE TYPE- Automatic operation, Back flow prevention present but not tested at the time of this inspection. VALVE OBSERVATIONS- NOTE: Sprinklers were checked in manual mode only. No problems were observed during this inspection period. TIMER AND SUBPANEL OBSERVATIONS- NOTE: Automatic function of the timer/control Page 12 of 13

13 box was not tested. SPRINKLER HEAD OBSERVATIONS- No significant problems were observed during the inspection. B. Swimming Pools, Spas, Hot Tubs, and Equipment Type of Construction: Concrete. No problems noted at the time of inspection. POOL LIGHTS AND GFCI PROTECTION: Pool repair company replaced underwater wet niche pool light during inspection. WIRING/GROUNDING: No problems noted at the time of inspection. PUMPS/MOTORS/CONTROLS: No problems noted at the time of inspection. TANK, FILTER, & MEDIA-No problems noted at the time of inspection. Pressures normal. Pool service tech stated they performed semi-annual filter overhaul last month. HEATERS/GAS LINES/WIRING- No problems noted at the time of inspection. FENCES/GATES/ENCLOSURES- Door alarm for patio door to pool area. Recommend you inquire with local city building officials to determine local requirements for pool fences, gates, enclosures and door/window alarms. Pool ownership has some potential liabilities and you should be aware of your responsibilities as a pool owner. D. Outdoor Cooking Equipment Energy Source: Natural Gas. The following deficiencies were noted: Some burners in the unit failed to operate: left side stove top, right side grill and smoker burners. Consult with a qualified specialist to further evaluate this unit. þ þ E. Gas Supply Systems - BullsEye only inspects gas piping in visible areas at the appliance connections. No underground or inaccessible piping is inspected and gas system is not tested. þ J. Security Systems - BullsEye is not licensed to inspect alarm/security systems. þ K. Fire Protection Equipment - BullsEye is not licensed to inspect fire protection equipment. Page 13 of 13

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