Houston's Edge Home Inspections

Transcription

1 Cover Page Houston's Edge Home nspections Property nspection Report nspection prepared for: Houston Client Date of nspection: 4/10/2015 Time: 1:00 p.m. 6:30 p.m. Age of Home: 1981 Size: sq. ft Weather: 70*F raining rained in last three days: Yes, Home was vacant buyer not present at inspection, No access to garage apartment so not inspected nspector: John Fish License # Long oak Drive, Houston, TX Phone:

2 PROPERTY NSPECTON REPORT Prepared For: Houston Client (Name of Client) Concerning: Houston surrouding area, Tomball TX, (Address or Other dentification of nspected Property) By: John Fish, License # /10/2015 (Name and License Number of nspector) (Date) PURPOSE, LMTATONS AND NSPECTOR / CLENT RESPONSBLTES 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 turn on decommissioned equipment, systems, utility services or apply an open flame or light a pilot to operate any appliance. The inspector is NOT required to climb over obstacles, 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 shall indicate, by checking the appropriate boxes on the form, whether each item was inspected, not inspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. The inspector must check the Deficient (D) box if a condition exists 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 Practice. General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing components, 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 may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards or Deficiencies below. THS PROPERTY NSPECTON S NOT A TECHNCALLY EXHAUSTVE NSPECTON 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. TEMS DENTFED N THE REPORT DO NOT OBLGATE ANY PARTY TO MAKE REPARS OR TAKE OTHER ACTONS, NOR S THE PURCHASER REQURED TO REQUEST THAT THE SELLER TAKE ANY ACTON. 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. Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX (512) ( Page 1 of 94

3 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. TEXAS 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: malfunctioning, improperly installed, or missing ground fault circuit protection (GFC) devices for electrical receptacles in garages, bathrooms, kitchens, and exterior areas; malfunctioning arc fault protection (AFC) devices; ordinary glass in locations where modern construction techniques call for safety glass; malfunctioning or lack of fire safety features such as smoke alarms, fire-rated doors in certain locations, and functional emergency escape and rescue openings in bedrooms; malfunctioning carbon monoxide alarms; excessive spacing between balusters on stairways and porches; improperly installed appliances; improperly 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 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 require 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. NFORMATON NCLUDED UNDER "ADDTONAL NFORMATON PROVDED BY NSPECTOR", OR PROVDED AS AN ATTACHMENT WTH THE STANDARD FORM, S NOT REQURED BY THE COMMSSON AND MAY CONTAN CONTRACTUAL TERMS BETWEEN THE NSPECTOR AND YOU, AS THE CLENT. THE COMMSSON DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTES. F YOU DO NOT UNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTANED N THS SECTON OR ANY ATTACHMENTS, CONSULT AN ATTORNEY. ADDTONAL NFORMATON PROVDED BY NSPECTOR Page 2 of 94

4 . STRUCTURAL SYSTEMS X X A. Foundations Type of Foundation(s): Slab Foundation Because some structural movement is tolerated in the Houston area, evaluation of foundation performance is, largely, subjective. Expansive soil conditions are common in this area and can adversely affect the performance of a foundation. Geological evaluations are beyond the scope of this inspection. A professional Structural Geo-Tech Engineer should be consulted prior to closing if client is concerned by conditions listed in this report. Comments: Cracks observed at foundation at more than one area. n my opinion the foundation may not be supporting the structure as intended and would recommend a structural engineer or reputable foundation company evaluate. Cracks observed at foundation at more than one area. Cracks observed at foundation at more than one area. Page 3 of 94

5 Cracks observed at foundation at more than one area. Page 4 of 94

6 X X B. Grading and Drainage Comments: nformation as to whether this property lies in the flood plain or if it has ever been subjected to rising water is not determined by this inspection. The owner may be able to provide more information pertaining to this.. With slab foundations, the soil should be kept at 4 inches below the brick ledge, 6 inches for siding. For pier and beam foundations, there should be a high point under the home sloping to the exterior of the home. The final grade should slope away from the house at a rate of 6 inches in ten feet. nadequate clearance can allow water to enter through the weep holes causing interior damage or under a pier and beam causing damage to the piers. Please note that grading and drainage was examined around the foundation perimeter only. Grading and drainage at other areas of the property are not included within the scope of this inspection.. Proper clearance will also help in detecting wood destroying insects if they try to enter from a visible point outside the home. High soil around a home is conducive for wood destroying insects Soil grade and drainage patterns around some areas of house{ back of garage) do not appear to properly direct water away from foundation to aid in controlling runoff water and could cause differential movement of the foundation or water penetration during heavy rains. There are areas around the foundation that have high soil,which can be conducive to termites and allow water/insects into home. Soil grade should typically be four to six inches below the top of foundation with a positive slop away from the foundation for proper drainage. Extensive vegetation next to the home or growing on the home can promote moisture damage and wood deterioration to the siding and structure. t is recommended to kept all vegetation away from the home to allow proper ventilation between the home and vegetation. Loose gutter and missing end and downspout. Visible erosion in areas would recommend gutters Holes in yard poor drainage at patio area. Due to mounds and high soil and lost of conducive conditions to attracted termites would highly recommend a termite inspection by a licensed termite inspector. Page 5 of 94

7 There are areas around the foundation that have high soil,which can be conducive to termites and allow water/insects into home. Soil grade should typically be four to six inches below the top of foundation with a positive slop away from the foundation for proper drainage. Extensive vegetation next to the home or growing on the home can promote moisture damage and wood deterioration to the siding and structure. t is recommended to kept all vegetation away from the home to allow proper ventilation between the home and vegetation. There are areas around the foundation that have high soil,which can be conducive to termites and allow water/insects into home. Soil grade should typically be four to six inches below the top of foundation with a positive slop away from the foundation for proper drainage. There are areas around the foundation that have high soil,which can be conducive to termites and allow water/insects into home. Soil grade should typically be four to six inches below the top of foundation with a positive slop away from the foundation for proper drainage. Page 6 of 94

8 Holes in yard Holes in yard Soil grade and drainage patterns around some areas of house{ back of garage) do not appear to properly direct water away from foundation to aid in controlling runoff water and could cause differential movement of the foundation or water penetration during heavy rains. Loose gutter and missing end and downspout. Page 7 of 94

9 Loose gutter and missing end and downspout. poor drainage at patio area. Due to mounds and high soil and lost of conducive conditions to attracted termites would highly recommend a termite inspection by a licensed termite inspector. Extensive vegetation next to the home or growing on the home can promote moisture damage and wood deterioration to the siding and structure. t is recommended to kept all vegetation away from the home to allow proper ventilation between the home and vegetation. Page 8 of 94

10 X X C. Roof Covering Materials Type(s) of Roof Covering: Asphalt shingles noted. Viewed From: Roof Ground level with the use of binoculars only due to the height of the roof (two or\more stories) and or slope and rain at time of inspection. Life expectancy of a composition roof can range from years, depending on the quality of the material. The low-end shingle is normally around 15 years. Shingles labeled as year life expectancy, last approximately years in the Houston area. t is best to replace a roof when signs of cracking, curling edges, brittle shingles, or signs of granular loss are observed Comments: Gable roof system with one layer of roofing materials observed gable vents observed soffit and ridge vents. The slope of the roof above carport and front porch area is less the a 2" inch pitch and shingles should not be installed in these area. Recommend roofing contractor evaluate these ares. Loose and missing shingles at front area of roof. These shingles in this area where installed using staples and were improperly nailed high on shingle in areas spot checked. Recommend roofing contractor evaluate. Observed some weak decking at front porch area of roof recommend roofing contractor evaluate. Exposed nails. Holes at one or more areas of shingles. damaged and torn shingles at more than one areas. Limbs in contact or within 3 of the roof covering should be removed. Limbs can brush the aggregate off the roof covering prematurely wearing the shingles Exposed nails at roof jacks.. Each exposed nail has the potential leak. Caulking/mastic should be applied to prevent the nails from rust and/or leaking. recommend a qualified roofing contractor caulk and repair as necessary Lifting flashing. Recommend remove debris Recommend roofing contractor to evaluate Page 9 of 94

11 The slope of the roof above carport and front porch area is less the a 2" inch pitch and shingles should not be installed in these area. Recommend roofing contractor evaluate these ares. Loose and missing shingles at front area of roof. These shingles in this area where installed using staples and were improperly nailed high on shingle in areas spot checked. Recommend roofing contractor evaluate. The slope of the roof above carport and front porch area is less the a 2" inch pitch and shingles should not be installed in these area. Recommend roofing contractor evaluate these ares. Observed some weak decking at front porch area of roof recommend roofing contractor evaluate. Page 10 of 94

12 Loose and missing shingles at front area of roof. These shingles in this area where installed using staples and were improperly nailed high on shingle in areas spot checked. Recommend roofing contractor evaluate. Loose and missing shingles at front area of roof. These shingles in this area where installed using staples and were improperly nailed high on shingle in areas spot checked. Recommend roofing contractor evaluate. Holes at one or more areas of shingles. Loose and missing shingles at front area of roof. These shingles in this area where installed using staples and were improperly nailed high on shingle in areas spot checked. Recommend roofing contractor evaluate. Page 11 of 94

13 Loose and missing shingles at front area of roof. These shingles in this area where installed using staples and were improperly nailed high on shingle in areas spot checked. Recommend roofing contractor evaluate. Loose and missing shingles at front area of roof. These shingles in this area where installed using staples and were improperly nailed high on shingle in areas spot checked. Recommend roofing contractor evaluate. Loose and missing shingles at front area of roof. These shingles in this area where installed using staples and were improperly nailed high on shingle in areas spot checked. Recommend roofing contractor evaluate. Exposed nails at roof jacks.. Each exposed nail has the potential leak. Caulking/mastic should be applied to prevent the nails from rust and/or leaking. recommend a qualified roofing contractor caulk and repair as necessary Page 12 of 94

14 Lifting flashing. Exposed nails. Limbs in contact or within 3 of the roof covering should be removed. Limbs can brush the aggregate off the roof covering prematurely wearing the shingles damaged and torn shingles at more than one areas. Page 13 of 94

15 damaged and torn shingles at more than one areas. damaged and torn shingles at more than one areas. damaged and torn shingles at more than one areas. Recommend remove debris Page 14 of 94

16 X X Lifting flashing. D. Roof Structure and Attics Recommend remove debris Viewed From: Roof Ground Approximate Average Depth of nsulation: nsulation is 4 inches deep Comments: Hump in roof close to deck balcony area. Missing H clips at roof decking Stains at facia metal coverings and edge metal. Missing fire blocking material at attic access pull down stairs. Missing insulation at attic space in ceilings and walls. Hump in roof close to deck balcony area. Stains at facia metal coverings and edge metal. Page 15 of 94

17 Stains at facia metal coverings and edge metal. Missing fire blocking material at attic access pull down stairs. Missing insulation at attic space in ceilings and walls. Missing insulation at attic space in ceilings and walls. Page 16 of 94

18 Missing insulation at attic space in ceilings and walls. Missing H clips at roof decking Page 17 of 94

19 X X E. Walls (nterior and Exterior) Wall Materials: Exterior walls are made of stone Exterior walls are made of wood nterior walls are made of tile nterior walls have mirrors on them nspection of interior and exterior walls focuses on structural performance and water penetration issues. The condition of surface finishes and cosmetic blemishes are not noted, except where they may contribute to or be symptomatic of other problems. Areas enclosed within finished walls and concealed flashing details (e.g., doors, windows, brick ledges, etc.) are not accessible and beyond scope of the inspection. Home furnishings, artwork, personal items, heavy foliage, etc. can obscure damage, water stains, prior repairs etc., and preclude assessment of these conditions. Limitations: No moisture testing is performed, unless specifically indicated in the report. No mold or indoor air quality (AQ) tests are performed, The inspector is not qualified or certified to perform such evaluations. The client should be aware that various fungi,molds and mildew can flourish in environments subject to water intrusion events and areas of excessively moist or humid conditions. A growing concern for some clients includes the possible adverse effect on indoor air quality and the potential for related health hazards. f concerned, the client is advised to contact a qualified AQ Professional for further evaluations of this property. Texas law allows only persons who possess a valid Structural Pest Control Business License to inspect or make reports with respect to pest infestations including wood destroying insects and other organisms such as fungus (causing wood rot). This report is not a termite inspection and no responsibility is assumed for any damage caused by or the presence of wood-destroying organisms. We advise our clients to have a structural pest inspection performed by a qualified, licensed pest control specialist Comments: Recommend sealing all holes and gaps at exterior of home. Earth to wood contact on the exterior siding Observed damage siding and moisture damaged siding at many areas around the home, garage, and garage apartment area. Recommend contractor evaluate and give estimates for repairs or replacement. Damaged and moisture damaged trim at more than one area recommend contractor evaluate. Loose trim observed at one or more areas. Exterior siding is stained in areas. Trim needs painted at one or more areas. Recommend sealing around all exterior penetrations. Penetrations through building enclosure elements that also perform rain water management functions must be properly sealed or Page 18 of 94

20 flashed to limit the potential for moisture intrusion and air loss. Cracks in drywall at multiple areas of home. Most wood siding installation requirements specifically state Leave 2 clearance between roofing and bottom edge of siding to prevent wood rot. Did not observe the normal 2 clearance from roof surface and wood rot was observed at areas of wood siding in contact with roofing materials recommend contractor evaluate. Gaps at drywall around some receptacle covers. Mold like stain visible in laundry room area moisture detected at area with moisture meter. Small holes in wall. Large hole in wall laundry area. Damaged texture at one or more areas. Observed damage siding and moisture stains at back of siding in garage areas. Movement observed at column in family room. Earth to grade contact at columns at exterior. Recommend sealing all holes and gaps at exterior of home. Earth to wood contact on the exterior siding Page 19 of 94

21 Observed damage siding and moisture damaged siding at many areas around the home, garage, and garage apartment area. Recommend contractor evaluate and give estimates for repairs or replacement. Observed damage siding and moisture damaged siding at many areas around the home, garage, and garage apartment area. Recommend contractor evaluate and give estimates for repairs or replacement. Observed damage siding and moisture damaged siding at many areas around the home, garage, and garage apartment area. Recommend contractor evaluate and give estimates for repairs or replacement. Recommend sealing all holes and gaps at exterior of home. Page 20 of 94

22 Observed damage siding and moisture damaged siding at many areas around the home, garage, and garage apartment area. Recommend contractor evaluate and give estimates for repairs or replacement. Damaged and moisture damaged trim at more than one area recommend contractor evaluate. Exterior siding is stained in areas. Trim needs painted at one or more areas. Page 21 of 94

23 Recommend sealing around all exterior penetrations. Penetrations through building enclosure elements that also perform rain water management functions must be properly sealed or flashed to limit the potential for moisture intrusion and air loss. Cracks in drywall at multiple areas of home. Damaged and moisture damaged trim at more than one area recommend contractor evaluate. Most wood siding installation requirements specifically state Leave 2 clearance between roofing and bottom edge of siding to prevent wood rot. Did not observe the normal 2 clearance from roof surface and wood rot was observed at areas of wood siding in contact with roofing materials recommend contractor evaluate. Page 22 of 94

24 Most wood siding installation requirements Most wood siding installation requirements specifically state Leave 2 clearance between specifically state Leave 2 clearance between roofing and bottom edge of siding to prevent wood roofing and bottom edge of siding to prevent wood rot. Did not observe the normal 2 clearance from rot. Did not observe the normal 2 clearance from roof surface and wood rot was observed at areas roof surface and wood rot was observed at areas of wood siding in contact with roofing materials of wood siding in contact with roofing materials recommend contractor evaluate. recommend contractor evaluate. Damaged and moisture damaged trim at more than one area recommend contractor evaluate. Damaged and moisture damaged trim at more than one area recommend contractor evaluate. Page 23 of 94

25 Most wood siding installation requirements specifically state Leave 2 clearance between roofing and bottom edge of siding to prevent wood rot. Did not observe the normal 2 clearance from roof surface and wood rot was observed at areas of wood siding in contact with roofing materials recommend contractor evaluate. Gaps at drywall around some receptacle covers. Large hole in wall laundry area. Mold like stain visible in laundry room area moisture detected at area with moisture meter. Page 24 of 94

26 Cracks in drywall at multiple areas of home. Cracks in drywall at multiple areas of home. Cracks in drywall at multiple areas of home. Damaged texture at one or more areas. Page 25 of 94

27 Small holes in wall. Small holes in wall. Small holes in wall. Small holes in wall. Page 26 of 94

28 Cracks in drywall at multiple areas of home. Observed damage siding and moisture stains at back of siding in garage areas. Observed damage siding and moisture stains at back of siding in garage areas. Observed damage siding and moisture stains at back of siding in garage areas. Page 27 of 94

29 Damaged and moisture damaged trim at more than one area recommend contractor evaluate. Observed damage siding and moisture damaged siding at many areas around the home, garage, and garage apartment area. Recommend contractor evaluate and give estimates for repairs or replacement. Damaged and moisture damaged trim at more than one area recommend contractor evaluate. Observed damage siding and moisture damaged siding at many areas around the home, garage, and garage apartment area. Recommend contractor evaluate and give estimates for repairs or replacement. Page 28 of 94

30 Observed damage siding and moisture damaged siding at many areas around the home, garage, and garage apartment area. Recommend contractor evaluate and give estimates for repairs or replacement. Observed damage siding and moisture damaged siding at many areas around the home, garage, and garage apartment area. Recommend contractor evaluate and give estimates for repairs or replacement. Loose trim observed at one or more areas. Mold like stain visible in laundry room area moisture detected at area with moisture meter. Page 29 of 94

31 Earth to grade contact at columns at exterior. Earth to grade contact at columns at exterior. Earth to grade contact at columns at exterior. Page 30 of 94

32 X X F. Ceilings and Floors Ceiling and Floor Materials: Ceiling is made of drywall The condition of surface finishes and cosmetic blemishes are not noted, except where they may contribute to or be symptomatic of other problems. Areas concealed within finished spaces are not accessible and beyond scope of the inspection. Home furnishings, artwork, personal items, etc. can obscure damage, water stains, prior repairs etc., and prevent assessment of these conditions. Limitations: No moisture testing is performed, unless specifically indicated in the report. No mold or indoor air quality (AQ) tests are performed, The inspector is not qualified or certified to perform such evaluations. The client should be aware that various fungi, molds and mildew can flourish in environments subject to water intrusion events and areas of excessively moist or humid conditions. A growing concern for some clients includes the possible adverse effect on indoor air quality and the potential for related health hazards. f concerned, the client is advised to contact a qualified AQ Professional for further evaluations of this property. Texas law allows only persons who possess a valid Structural Pest Control Business License to inspect or make reports with respect to pest infestations including wood destroying insects and other organisms such as fungus (causing wood rot). This report is not a termite inspection and no responsibility is assumed for any damage caused by or the presence of wood-destroying organisms. We advise our clients to have a structural pest inspection performed by a qualified, licensed pest control specialist. The inspector does not move or climb over furniture or stored items to inspect behind them.. Floors are made of wood, carpet, linoleum, and tile Comments: Small cracks on ceiling Patched areas on the ceiling Stains and damage visible at ceiling some moisture detected at laundry area of ceiling recommend contractor evaluate. Small holes in ceiling. Stains on carpet. scratched wood floors. Moisture detected at carpet and baseboard trim in family near front window and in front of fireplace unable to determine the cause of mouisture recommend a contractor evaluate and make repairs as necessary. Observed served floors sloping master bathroom kitchen and hall area this can be a sign of foundation movement. Page 31 of 94

33 Stains and damage visible at ceiling some moisture detected at laundry area of ceiling recommend contractor evaluate. Stains and damage visible at ceiling some moisture detected at laundry area of ceiling recommend contractor evaluate. Stains on carpet. Small holes in ceiling. Page 32 of 94

34 Small holes in ceiling. Stains and damage visible at ceiling some moisture detected at laundry area of ceiling recommend contractor evaluate. Stains and damage visible at ceiling some moisture detected at laundry area of ceiling recommend contractor evaluate. Stains and damage visible at ceiling some moisture detected at laundry area of ceiling recommend contractor evaluate. Page 33 of 94

35 Stains and damage visible at ceiling some moisture detected at laundry area of ceiling recommend contractor evaluate. Stains and damage visible at ceiling some moisture detected at laundry area of ceiling recommend contractor evaluate. Stains and damage visible at ceiling some moisture detected at laundry area of ceiling recommend contractor evaluate. Stains on carpet. Page 34 of 94

36 Stains on carpet. Moisture detected at carpet and baseboard trim in family near front window and in front of fireplace unable to determine the cause of mouisture recommend a contractor evaluate and make repairs as necessary. Moisture detected at carpet and baseboard trim in family near front window and in front of fireplace unable to determine the cause of mouisture recommend a contractor evaluate and make repairs as necessary. Moisture detected at carpet and baseboard trim in family near front window and in front of fireplace unable to determine the cause of mouisture recommend a contractor evaluate and make repairs as necessary. Page 35 of 94

37 Moisture detected at carpet and baseboard trim in family near front window and in front of fireplace unable to determine the cause of mouisture recommend a contractor evaluate and make repairs as necessary. Moisture detected at carpet and baseboard trim in family near front window and in front of fireplace unable to determine the cause of mouisture recommend a contractor evaluate and make repairs as necessary. X X G. Doors (nterior and Exterior) scratched wood floors. Comments: Laundry area door does not close. doors stick in jamb at more than one area. Doors did not latch at more than one area. Door drags floor at upstairs bedroom. door did not close at garage at back. Page 36 of 94

38 Laundry area door does not close. doors stick in jamb at more than one area. Doors did not latch at more than one area. doors stick in jamb at more than one area. Page 37 of 94

39 Door drags floor at upstairs bedroom. door did not close at garage at back. X X H. Windows Doors did not latch at more than one area. Window Types: Garden style windows Windows are made of alluminum Windows are made of steel Comments: Recommend caulking around some windows. loose glazing strip at window. Missing screens Torn screens Latch did not operate at upstairs bedroom window Page 38 of 94

40 X X loose glazing strip at window.. Stairways (nterior and Exterior) Latch did not operate at upstairs bedroom window Comments: Recommend hand rails Hand rail at garage apartment stairs did not return to wall or renewer post. X X J. Fireplaces and Chimneys Locations: Fireplace is located in the family room Types: Fireplace is prefabricated nformation note: examination of concealed or inaccessible portions of the chimney is beyond the scope of our visual inspection. Unless remote controlled, we do not turn on gas valves and light the fireplace. t is suggested you have the owner demonstrate that the gas lighter or logs function properly. We do not preform draft or smoke test.f further review is desired, client is advised to consult with a qualified contractor prior to closing., Special equipment and methods are needed to thoroughly inspect the interior of a chimney or fireplace vent. Typically only a small portion of the interior is visible to the home inspector. Thorough inspection of chimneys, flues, liners and vents can only be carried out by a qualified chimney sweep. We strongly recommend that prior to using any solid fuel burning fireplace or appliance that the client first has the unit thoroughly inspected, and if necessary cleaned, by a qualified, licensed chimney sweep. Comments: Hole present at fire box. Recommend contractor evaluate did not start fire in fireplace until defect is fixed. Page 39 of 94

41 X X K. Porches, Balconies, Decks, and Carports Comments: Cracks at carport area Cracks at driveway. Cracking seen on the patio Cracks at walkways. Deck up against foundation master bedroom patio area this is conducive to termite activity. Loose deck boards at master bedroom patio. loose deck boards at upstairs balcony area Damaged deck railing at balcony area. Rail opens too large at balcony deck. Cracks at carport area Cracks at carport area Cracks at driveway. Cracks at walkways. Page 40 of 94

42 Cracks at driveway. Deck up against foundation master bedroom patio area this is conducive to termite activity. Loose deck boards at master bedroom patio. Damaged deck railing at balcony area. Page 41 of 94

43 Cracking seen on the patio Rail opens too large at balcony deck. X L. Other Materials: Comments: loose deck boards at upstairs balcony area. ELECTRCAL SYSTEMS Page 42 of 94

44 X X A. Service Entrance and Panels Panel Locations: Electrical panels are located at the exterior of structure and interior Materials and Amp Rating: Copper wiring 60 amp 240 volt sub panel at exterior 200 amp 240 volt panel at recreation area at interior of home. 100 amp 240 volt panel at exterior Service Entrance and Panels nspection of the electrical service system is limited to visible and accessible components of the entrance cable, meter box, service panel and the visible portions of the wiring. A large portion of the electrical system is hidden behind walls and ceilings and not all the conditions relating to these inaccessible areas can be known. Where possible, the cover of the service panel is removed to investigate the conditions in it. While some deficiencies in an electrical system are readily discernible, not all conditions that can lead to the interruption of electrical service, or that may be hazardous, can be identified though a visual inspection. Auxiliary electrical systems such as generators are not inspected. No assessment as to the adequacy of the service capacity relative to current or future consumption is performed. No assertion as to the insurability of the property is made. Comments: Although there is no minimum height requirement for service panels and sub panels. The sub panel is less the 2' above grade and is easy accessible by small children. There are wires in the panel that were disconnected that could possibly come into contact with hot breakers.( interior 200 amp panel located in recreation area in home. Service wires over the back yard should be a minimum of 10' above the ground. These appear to be lower at right back side of garage apartment area. The service disconnect for the two condenser doesn t meet requirements regarding working space and clearances (36 in front and 30 in width maintained to a height of 6 6 ) due to the condenser. The electrical panel doesn t meet code requirements regarding working space and clearances (36 in front and 30 in width maintained to a height of 6 6 ). Where Zinsco and Zinsco-Sylvania electrical panels are discovered in buildings they should be replaced to reduce some very real fire and shock hazards. Recommend licensed and certified electrician evaluate Bonding screw should be removed from sub panel. Double tapped feeder wires at exterior 100 amp service panel. Recommend electrician evaluate. Bare wire present at 200 amp interior service panel. Rodent dropping observed at interior service panel. Screws for interior service panel should be blunted ends not pointed. Recommend a certified and license electrician to evaluate all areas Page 43 of 94

45 Service wires over the back yard should be a minimum of 10' above the ground. These appear to be lower at right back side of garage apartment area. Where Zinsco and Zinsco-Sylvania electrical panels are discovered in buildings they should be replaced to reduce some very real fire and shock hazards. Recommend licensed and certified electrician evaluate The service disconnect for the two condenser doesn t meet requirements regarding working space and clearances (36 in front and 30 in width maintained to a height of 6 6 ) due to the condenser. The electrical panel doesn t meet code requirements regarding working space and clearances (36 in front and 30 in width maintained to a height of 6 6 ). Bonding screw should be removed from sub panel. Page 44 of 94

46 Double tapped feeder wires at exterior 100 amp service panel. Recommend electrician evaluate. There are wires in the panel that were disconnected that could possibly come into contact with hot breakers.( interior 200 amp panel located in recreation area in home. Bare wire present at 200 amp interior service panel. Rodent dropping observed at interior service panel. Page 45 of 94

47 Screws for interior service panel should be blunted ends not pointed. Page 46 of 94

48 X X B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper wiring 60 Amp sub panel unknown 100 Amp service panel unknown 225 Amp service panel at interior Connected Devices, and Fixtures: Ground Fault Circuit nterrupter (GFC) outlet or circuit breaker protection is required in the garage, bathrooms, kitchen, all exterior outlets, and swimming pool or wet areas. GFC's are designed to provide accidental shock protection in these areas. Older homes may not have GFC protection, which is due to absence, improper installation, or was not required when the home was constructed. Homeowners are not required to upgrade to GFC's if the home did not have them when constructed. This is a SAFETY HAZARD and a HGHLY RECOMMENDED REPAR TEM! The Texas standards of practice for inspectors require us to mark this as a deficiency. Smoke detectors are tested for a local alarm by pressing the test button on each detector. Testing the central alarm systems and actual smoke test are outside the scope of this inspection. f such testing is desired, we recommend you consult with a company specializing in fire systems. Starting in 2002, standards required smoke detectors to be installed in all bedrooms and halls adjoining bedrooms. The installed smoke detectors should be wired together so if one is triggered, then all detectors will sound. n occupied homes, the smoke detectors are not tested unless it is known they are not connected to a monitored system. Suggest periodic testing to ensure proper working order and the batteries be replaced annually. The wiring for phone systems, television surround sound systems, cable and internet are not part of a home inspection therefore these items are not inspected or evaluated.the purpose of an AFC (Arc Fault Circuit nterrupt) breaker is to protect against fires caused by electrical arcs. Standard circuit breakers and GFC s cannot detect all dangerous arc faults. Arcs can be caused by damaged, aged or improperly used wires or cords or worn electrical insulation. AFC breakers detect these arc faults and immediately turn off the circuit where the arc is detected. Arc fault protection is required for all bedroom circuits in newer homesafc faults shall be present in all sleeping rooms, family rooms, dining rooms, sun rooms, living rooms, pallor rooms, recreation rooms, media rooms,hallways closets, and all similar rooms Comments: No access to upstairs garage apartment area so receptacles were not tested in this area. Missing receptacle covers at one or more areas. No power at one or more receptacles,. Recommend a licensed and certified electrician evaluate This house does not appear to be equipped with enough smoke detectors. We strongly advise investing in multiple detectors and placing them according to the Page 47 of 94

49 manufacturer's instructions. Smoke detectors should be placed within each bedroom, outside each sleeping area, and on each additional story This house does not appear to be equipped with a carbon monoxide detector. We strongly advise investing in at least one detector and placing it according to the manufacturer's instructions. The electrical panel legend is not filled out properly and may not be accurate. This is important in an emergency to know what circuit breaker to turn off. recommend properly labeling your panel The 2002 NEC [National Electrical Code], section states with regard to grounded [neutral] connections: Each grounded conductor shall terminate within the panel board in an individual terminal that is not also used for another conductor. While doubling of the neutrals was, and still is a very common practice among electricians, it has been found to cause problems due to poor connections. The remediation is not expensive, and can be done quickly by a licensed electrician. ( at 200 amp panel recreation area.) Not all outlets in hazardous locations are protected with GFC circuitry as required by current standards. Observed one or more of the following required locations that are not GFC protected: all bathrooms, all kitchen counter top and island outlets, all exterior outlets, garage outlets, etc. This condition is a recognizee hazard and should be corrected by a qualified/licensed electrician. One or more outlets in the following locations were not protected: Not present at all required areas in kitchen,did not function at one area in master bathroom and were not present at required area by toilet in master bathroom. were not present in required area in garage and outside locations, not present at all required areas in laundry and at dishwasher now required as of 2014 There are hot to neutral reversed wired receptacles at one or more areas. The breaker for the A/C condensing unit is 60 amps at upstairs unit. The maximum rated fuse or breaker on the air conditioning unit is 20 amps, meaning that the breaker in the panel is too large for the unit. This could be a fire hazard and recommend further evaluation by a licensed electrician The breaker for the A/C condensing unit is 70 amps at downstairs unit. The maximum rated fuse or breaker on the air conditioning unit is 30 amps, meaning that the breaker in the panel is too large for the unit. This could be a fire hazard and recommend further evaluation by a licensed electrician wires not located in junction box at heating unit downstairs. Lights found to be not functioning. Possibly just a burned out bulb, but it could\ also be due to a broken fixture / switch or improper wiring., Missing bottom cover at light fixture front porch. Damaged receptacles at more than one areas recommend electrician replace Did not observe installed AFC (Arc Fault Circuit nterrupt) device protection, as required by current building standards, for all: family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreations rooms, closets, hallways, or similar rooms or areas. AFC devices are intended to protect against fires caused by electrical arcing faults in the home s wiring. Arc faults are a common cause of residential electrical fires. Arc faults can be created by damaged, deteriorated, or worn electrical plugs, cords, and/or branch circuit conductors. As of September 1, 2008, the State of Texas has adopted the 2008 NEC, which includes this requirement, as the "minimum standard" for all non-exempt electrical Page 48 of 94

50 work. Houston's Edge Home nspectionshomes built prior to 2002, generally were not required to have arc fault protection. However, the current TREC standard of practice requires inspectors to indicate that a deficient condition exists if any home does not have this protection, regardless of date the home was constructed Damaged fixture cover in kitchen area. There is an open knockout hole in the back of the panel that needs to be sealed. This may be where the insects and rodents are entering Observed 3-prong outlet for dryer 4-prong is required by current code. Receptacle not properly secured in junction box under kitchen sink. Lamp cord or extension cord being used as permanent wiring master bedroom and garage area. wires not located in junction box at garage area. Exposed wiring at exterior Wires at exterior under 8' should be in enclosed conduit. Missing junction box covers at one or more areas. Exposed wire in garage area. wiring not properly secure at garage area recommend electrician evaluate and make repairs s necessary wires not located in junction box at water heater area. Oven oversized breaker 70 amps. Recommend a certified and license electrician to evaluate all areas Missing receptacle covers at one or more areas. No power at one or more receptacles,. Recommend a licensed and certified electrician evaluate Page 49 of 94

51 Lights found to be not functioning. Possibly just a burned out bulb, but it could\ also be due to a broken fixture / switch or improper wiring., Lights found to be not functioning. Possibly just a burned out bulb, but it could\ also be due to a broken fixture / switch or improper wiring., Missing bottom cover at light fixture front porch. Lights found to be not functioning. Possibly just a burned out bulb, but it could\ also be due to a broken fixture / switch or improper wiring., Page 50 of 94

52 Lights found to be not functioning. Possibly just a burned out bulb, but it could\ also be due to a broken fixture / switch or improper wiring., This house does not appear to be equipped with enough smoke detectors. We strongly advise investing in multiple detectors and placing them according to the manufacturer's instructions. Smoke detectors should be placed within each bedroom, outside each sleeping area, and on each additional story Damaged receptacles at more than one areas recommend electrician replace Lights found to be not functioning. Possibly just a burned out bulb, but it could\ also be due to a broken fixture / switch or improper wiring., Page 51 of 94

53 Not all outlets in hazardous locations are protected with GFC circuitry as required by current standards. Observed one or more of the following required locations that are not GFC protected: all bathrooms, all kitchen counter top and island outlets, all exterior outlets, garage outlets, etc. This condition is a recognizee hazard and should be corrected by a qualified/licensed electrician. One or more outlets in the following locations were not protected: Not present at all required areas in kitchen, were not present in required area in garage and outside locations, not present at all required areas in laundry and at dishwasher now required as of 2014 There are hot to neutral reversed wired receptacles at one or more areas. Page 52 of 94

54 Not all outlets in hazardous locations are protected with GFC circuitry as required by current standards. Observed one or more of the following required locations that are not GFC protected: all bathrooms, all kitchen counter top and island outlets, all exterior outlets, garage outlets, etc. This condition is a recognizee hazard and should be corrected by a qualified/licensed electrician. One or more outlets in the following locations were not protected: Not present at all required areas in kitchen, were not present in required area in garage and outside locations, not present at all required areas in laundry and at dishwasher now required as of 2014 Lights found to be not functioning. Possibly just a burned out bulb, but it could\ also be due to a broken fixture / switch or improper wiring., Page 53 of 94