Inspection Report. Prepared for: William Smith 2700 New Street Plano, TX 75025

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1 Inspection Report Prepared for: William Smith 2700 New Street Plano, TX This report sample only includes minimal information to display the report's format. Your individual inspection reports may include unlimited text and photographs. Additionally, you may create your own inspection templates that may include unlimited default text and default photographs that will be included in the report format shown here. Your information and logo below. Onclarity, Inc. Steven McNeese N. Allen Drive Allen, TX

2 PROPERTY INSPECTION REPORT Prepared For: Mr. William Smith (Name of Client) Concerning: 2700 New Street, Plano, TX, (Address or Other Identification of Inspected Property) By: Steven McNeese /09/2006 (Name and License Number of Inspector) (Date) (Name, License Number and Signature of Sponsoring Inspector, if required) The inspection of the property listed above must be performed in compliance with the rules of the Texas Real Estate Commission (TREC). The inspection is of conditions which are present and visible at the time of the inspection, and all of the equipment is operated in normal modes. The inspector must indicate which items are in need of repair or are not functioning and will report on all applicable items required by TREC rules. This report is intended to provide you with information concerning the condition of the property at the time of inspection. Please read the report carefully. If any item is unclear, you should request the inspector to provide clarification. It is recommended that you obtain as much history as is available concerning this property. This historical information may include copied of any seller s disclosures, previous inspection or engineering reports, reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should attempt to determine whether repairs, renovation, remodeling, additions or other such activities have taken place at this property. Property conditions change with time and use. Since this report is provided for the specific benefit of the client(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property. ADDITIONAL INFORMATION PROVIDED BY INSPECTOR Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX , or (512) ( REI 7A-0 Page 1 of 13

3 Additional pages may be attached to this report. Read them very carefully. This report may not be complete without the attachments. If an item is present in the property but is not inspected, the "NI" column will be checked and an explanation is necessary. Comments may be provided by the inspector whether or not an item is deemed in need of repair. I. STRUCTURAL SYSTEMS A. Foundations (if all crawl space areas are not inspected, provide an explanation.) (An opinion on performance is mandatory.) Foundation appears to be slab on grade and appears to be functioning as designed at the time of this inspection. This house is built in an area where known expansion soil exists. Over the life of the house you may experience cracks in the brick veneer, sheet rock, foundation, and floor tiles, and doors sticking from foundation movement. Minor corner compression cracks of triangular shape located at foundation corners are merely cosmetic and not of structural significance. Seal and monitor as required. Exposed post tension cable end(s) at one or more locations around the exterior foundation grade beam-(this condition my allow moisture to wick into the cable causing it to rust and possibly losing its connection from the support clamp). Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX , or (512) ( REI 7A-0 Page 2 of 13

4 B. Grading and Drainage Drainage of the site appeared to be in serviceable condition at the time of the inspection except for the following issue(s). Recommend filling in holes around foundation and sprinkler heads to help prevent ponding or standing water next to foundation. Grading of the soil around the foundation appears to be in serviceable condition. Recommend adding soaker hoses around entire foundation to help prevent dry cracking soil and limit foundation movement. Fill in holes around foundation and in yard to help prevention of standing water or tripping hazard. Vegetation was in contact with the exterior walls. The vegetation should be trimmed away to prevent future damage to the building Page 3 of 13

5 C. Roof Covering (If the roof is inaccessible, report the method used to inspect.) Walked on roof for observation. Roof is hip type, composition shingles. Typical life expectancy of shingles is years. The roof showed signs of weathering. This condition can indicate imminent leakage and repairs. The roof covering had signs of water ponding or poor drainage at the time of the inspection. One or more areas of exposed nail and/or staple heads- (These areas should be maintained with an approved sealant). Page 4 of 13

6 D. Roof Structure and Attic (If the Attic is inaccessible, report the method used to inspect.) Entered attic from two pull down ladder locations for inspection, the garage and in the main hallway. Ventilation is passive and soffit vents. Attic type is rafter. Insulation is blown-in-type and approximately 8-12 inches in depth. It is recommended that (1) 12 inch roof vent be installed for every 150/sq. foot of attic space for proper ventilation. It is estimated there is approx. 1200/sq. foot of attic space requiring (8) vents. E. Walls (Interior and Exterior) Types: Brick Veneer Exterior walls are brick veneer and wood or wood type and hardy board. Interior walls are finished drywall. Garage not painted but is taped. Recommend painting as soon as possible to help prevent drying and cracking of sheet rock. There were moisture stains on the interior walls at the time of the inspection. Master Bedroom The inspector recommends evaluation by an engineer. There were moisture stains on the interior walls at the time of the inspection. F. Ceilings and Floors Types: Carpet, Ceramic Tile Floor, Linoleum, Drywall G. Doors (Interior and Exterior) Types: Hollow Wood Door stops missing or not properly aligned in some locations such as but not limited to master bedroom main door, front door, and closet at front entrance. Recommend all door stops be installed and operating properly to prevent inside door knob from making contact with inside walls or other doors. Front bedroom door needs adjusted, not properly latching. Page 5 of 13

7 Powder Bath Determining tempered glass is not part of this inspection. The latching hardware on the exterior doors was not operational at the time of the inspection. H. Windows Windows are metal framed, single hung, double pane, insulated glass. Window blinds noted and inspected through out home. Note: Signs of lost seals in the thermal pane windows may appear and disappear as temperatures and humidity changes. Some windows with lost seal may not been evident at the time of the inspection. Windows only checked for obvious fogging. If some lost seals were noted, recommend all windows be checked by a specialist for further lost seal detection. I. Fireplace/Chimney J. Porches, Decks and Carports (Attached) Types: Concrete Concrete driveway, porch, sidewalk and garage floor, minor cracks noted, typical for most homes. Seal and monitor. K. Other Six foot wooden fence in back with one functioning gate and wooden posts. Recommend staining fence to prolong fence life. Shutters located in front of home are not properly secured at top. Recommend repairs by qualified handyman. Page 6 of 13

8 II. ELECTRICAL SYSTEMS A. Service Entrance and Panels Main distribution panel box is located in the garage, service is underground, 200 AMP, 120/240 volt, copper, using breakers. A/C disconnect boxes are located on the exterior wall next to the A/C units and appear to be secured. A number 6 bare copper wire was observed exiting the main panel box and was properly connected to the external grounding rod with and acorn clamp. The required second point of ground was found on the cold side water pipe above the water heater. Four prong 220 receptacle found in laundry room. Required by today's building standards. Arc-fault interrupters are present. Arc-Fault Circuit Interrupters (AFCI's) are required by current standards. AFCI's contain solid state circuitry that will recognize the unique voltage and current wave form combinations that are the signature of an electrical arc, and the open circuit when arcing occurs. B. Branch Circuits - Connected Devices and Fixtures (Report as in need of repair the lack of ground fault circuit protection where required.): All branch circuit wiring appears to be copper. Some receptacles may operate a wall switch. This enables you to turn a lamp on and off from the door. Noted for location only: GFCI resets for the kitchen are located in the kitchen. GFCI reset for bathroom receptacles is located in the guest bathroom. GFCI reset for the garage and outside receptacles is located in the garage Page 7 of 13

9 III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type and Energy Source: Types: Forced Air/Electric Hallway closet upright unit. Carrier furnace units. The general standards for air temperature differential (Delta T) should be degrees or delta T of 57 degrees. The Honeywell thermostat is located on an inside wall, is level, at the right height, and appears to be operating as per it's design and purpose. B. Cooling Equipment Type and Energy Source: Three ton Carrier condenser unit. The general standard for air temperature differential (Delta T) should be degrees or a delta T of 17 degrees. Carrier model number=38byc (3 Ton unit) (30 AMP MAX breaker). Recommend adding 1/2 cup bleach and 1/2 cup water mixed to risers on primary condensation line close to hallway upright unit to help prevent buildup inside line. Noted for location: The primary condensation line is connected directly into the Drain Waste Pipe System. The secondary condensation line is capped and a sensor switch is installed to stop HVAC unit if water is detected in line. Page 8 of 13

10 C. Ducts and Vents All visible ductwork appears to be connected and functioning properly. Filters are located in the attic units, sizes are 16x20x1, and should be replaced monthly to ensure operation. Exhaust fan was operational in all bathrooms. Page 9 of 13

11 IV. PLUMBING SYSTEMS A. Water Supply System and Fixtures City water supply system. Main shutoff is located in front of property, close to the main street. Supply system appears to be Copper and PVC. Most pipes are concealed and unable to inspect. Outside water pressure tested at 65 PSI. Recommended is PSI. Recommend caulking or sealing both toilets to linoleum flooring to help prevent moisture intrusion B. Drains, Wastes, Vents The main sewer system is city. Clean-outs are located around the outside of the structure. The drain, waste and vent system appears to be PVC pipe. C. Water Heating Equipment (Report as in need of repair those conditions specifically listed as recognized hazards by TREC rules.) Energy Source: The 50 gallon gas water heater appears to be functioning correctly. The TP&R drain valves are connected and the drain lines are installed properly. Not tested. The water heater gas lines are mode of flexible gas pipe and appear to be connected correctly according to their design and purpose. The flue pipes appear to be made of metal and properly exit dwelling as required. Dielectric unions were found on both the cold and hot side pipes. Drain pans are installed and appear to be plumbed to the outside as required. Rheem unit in garage model number=82v52-1 Noted for location: The TP&R valve and drain line exit point is located on the right side of the home. If water is ever seen coming out either of these pipes a licensed plumber should be contacted for a full water heater review. D. Hydro-Therapy Equipment Page 10 of 13

12 V. APPLIANCES A. Dishwasher At the time of the inspection, the dishwasher appeared to function according to it's design and specification. The door seal was secure and appeared not to be leaking. The heating element was tested and appeared to be working as per it's design and purpose. B. Inspection Item Food Waste Disposer Disposal appeared to function according to it's design and purpose. The splash guard was in good condition and would eliminate waste from coming out of unit. C. Range Hood Range hood is up draft in type, is properly vented to the top and out the front of the microwave and appears to function according to it's design and purpose on low and high settings. Under mount light was also operational. Recommend cleaning the grease filter(s) every six months or when dirty with warm soapy water to insure proper unit operation. D. Ranges/Ovens/Cook Tops Oven was set to 350 degrees and tested at 336 degrees. Within the degrees required by the manufacturer. The oven light was operational. The four electric burners tested satisfactory on low, medium and high settings. E. Microwave Cooking Equipment F. Trash Compactor G. Bathroom Exhaust Fans and/or Heaters All visible ductwork appears to be connected and functioning properly. Filter is located at bottom of hallway unit, size is 16x20x1, and should be replaced monthly to insure proper operation. H. Whole House Vacuum Systems Page 11 of 13

13 I. Garage Door Operators No garage door opener found. Recommend general maintenance about twice a year is the form of white grease applied to all rollers and slides to prolong door and opener life. J. Door Bell and Chimes The door bell was operational at the time of inspection. K. Dryer Vents The dryer vent is vented through the side wall. Monitor closely for lint buildup. L. Other Built-in Appliances Back right bedroom ceiling fan makes noise. Recommend repairs by qualified handyman. Page 12 of 13

14 VI. OPTIONAL SYSTEMS A. Lawn Sprinklers The sprinkler automatic timers were tested at the time of the inspection. The main sprinkler shut off valve(s) is located in the front close to the main house shut off. The controls are located in the garage and a battery backup was installed. Zone 1 = Flower beds in front. Zone 2 = Front yard. Zone 3 = Front yard left side. Zone 4 = Backyard rotating heads by fence. Zone 5 = Backyard middle area rotating heads. Zone 6 = Right side yard. Zone 2 = Front yard. One small area by tree is not properly covered. Zone 6 = Right side yard. One head by fence not functioning. Rotate head by A/C. B. Swimming Pools and Equipment C. Out Buildings D. Outdoor Cooking Equipment Energy Source: E. Gas Lines F. Water Wells (A coliform analysis is recommended) Type of Pump: Type of Storage Equipment: G. Septic Systems H. Security Systems It is beyond the scope of this inspection for a full security evaluation. Please contact ADT or Brinks if a security check is required. American Ranger control center located in the master closet. I. Fire Protection Equipment Smoke detectors are required in all sleeping areas and adjacent halls by today's building standards. Smoke detectors were found and tested. Recommend replacing the battery backup every year to ensure proper operation. Page 13 of 13