Foundations General 1 Exterior 2 Due to the number of stress cracks in the brick veneer, cracks in the foundation, doors binding, and the big variance in the level of the foundation, there is evidence or indications noted in the following sections of the report, the foundation may not be performing its intended function. The judgment as to whether foundation performance is inadequate is subjective. Deciding on whether a home should have the foundation underpinned or not, because of damage due to foundation movement, is best made by a Professional Structural/Geo-Technical Engineer. Professional Engineers who specialize in damage evaluations are qualified to provide unbiased professional opinions as to whether a house foundation requires repair or whether foundation repair is a recommended option in the event that foundation repair is not necessary. For these reasons we recommend you retain a Professional Structural/Geo-Technical Engineer who specializes in foundation engineering performance evaluations to evaluate the performance of this foundation before making a final decision to buy or not to buy the house. You can learn more about foundation performance evaluations and the retaining of Professional Engineers at the <www.houstonslabfoundations.com> website for additional information. Hairline crack(s) in foundation perimeter beam on right side of the home. These crack(s) do not appear significant to require repairs at this time; recommend monitoring. Open tendon cable tensioning ports were noted at one or more locations around the exterior foundation grade beam. The minimum grout cover to the tendon tail from the finished concrete slab edge shall be approximately 1 inch, as shown in the figure below. It is also permissible to reduce the grout cover to the tendon tail to 1/8 inch provided that the tendon tail is covered with a protective cap, that results in a minimum cover of 1 inch. We recommend proper cleaning and sealing of any open tendon ports to protect the cable ends from corrosion, which may allow moisture to wick into the cable causing it to rust and possibly losing its connection from the support clamp. Common foundation corner pops (a hairline crack at the corner of the slab) were noted, which are generally the result of differential movement between the masonry walls and the foundation expanding and contracting against each other. This condition did not appear to adversely affect the structure at this time. The corners should be examined periodically and if the crack worsens or the corner breaks off, then the brick veneer may lack proper support and repair would be needed. Page 1 of 17
Foundations Grading and Drainage Exterior 3 Stress crack(s) observed extending out through the left and right sides of the outer foundation beam of the garage. This is an indication of foundation movement, which may require further review. One or more areas around the foundation has high soil that may allow water/insects into the home (soil grade should typically be four to six inches below the top edge of foundation with positive slop away from the foundation for proper drainage). Low areas were observed on the left and right rear sides of the home. Adding dirt backfill to any low lying areas located around the foundation is recommended to ensure proper drainage away from the foundation at all times. Page 2 of 17
Roof Covering Materials Exterior 4 The water heater or heater exhaust vent collar is raised above the roof jack; recommend resetting and re-sealing the vent collar to ensure leak free conditions. Suggest trimming all trees and vegetation away from roof to prevent damage to roofing materials. One or more areas of exposed nail and/or staple heads- (These areas should be maintained with an approved sealant). Nail pops observed at various areas on the roof. This is a condition where either a nail has backed out causing a lifting of the shingle or the nail head is protruding through the shingle. Nails should be reset and sealed as part of a routine maintenance effort to prevent roof damage. The flashing located on the back and left side of the chimney is lifted and should be resealed/re-secured to ensure leak free conditions; recommend review for correction by a qualified roofing contractor. The roof shingles are showing signs of deterioration at time of inspection; recommend review for repairs by a qualified roofing contractor. One of the power vent covers is damaged; recommend replacement to prevent unwanted varmint entry. Page 3 of 17
Roof Structure and Attic Upper Attic 5 The attic stair assembly hardware is loose or missing, which could result in injury. Some of the hardware was tightened to safely gain access to the attic; recommend tightening or replacing all hardware to strengthen the stairs by a qualified contractor. Roof structure framing is poorly braced to current standards. Current standards require Purlin beams be dimensioned the same size as the rafters and knee braces be on 4-foot centers. See illustration below. Ridge supports, collar ties, or Purlin beam bracing missing; recommend review by a qualified contractor. Expansion clips are not installed between the edges of the roof sheathing. These clips are designed to allow the sheathing to expand and contract without buckling. The insulation provided in the attic has poor coverage in some areas; recommend review by a qualified contractor. Some of the batt insulation attached to the vertical walls in the attic is missing or detached; recommend review by a qualified contractor for repairs. Signs of previous leaks were observed on the middle side of the attic roof by the chimney at time of inspection; recommend review by a qualified roofer for repair or replacement as necessary. The attic flooring is either not adequately secured in place or does not comply with accepted industry specifications for floor sheathing. Accessing the attic could result in injury. The attic should have an unobstructed passageway from the access to the service side of all equipment. The flooring should be solid (minimum 3/4" floor decking), continuous, and not less than 24 inches wide. On the control side of the equipment and on other sides where access is necessary for servicing, a level work platform extending a minimum of 30 inches from the edge of equipment with a 36-inch high clear working space should be provided. In older homes this may not have been required but is considered a safety upgrade so a worker does not fall through the ceiling while working on equipment. Page 4 of 17
Walls (Interior and Exterior) Exterior 6 Slight stress cracks observed in the brick veneer wall on various sides of the home. This is an indication that previous deflection or thermo expansion has occurred at this location. Inspector is unable to determine when this occurred or if additional cracking is likely; recommend re-pointing (repairing) mortar to prevent moisture intrusion. There are areas around the home such as, doors, hose bibs, gas lines, A/C refrigerant lines or any voids that penetrate the exterior veneer. Any electrical panel/disconnect should be sealed on the top and both sides. These areas should be sealed to prevent varmint or moisture entry. Extensive vegetation and overgrowth observed around the home. This can promote moisture damage and wood deterioration to the siding and structure, which is not always visible to the inspector; suggest trimming/removal of vegetation to prevent damage to the home. This was a limited review of this area. Damage/deterioration can only be viewed after removal of vegetation/overgrowth. Weep holes (small openings in brick wall mortar joints) are at or below grade level on front side of the home. Weep holes allow airflow for ventilation and to allow moisture to drain. This condition can allow water to enter the interior of wall and cause related moisture problems; recommend grade improvements and/or landscape alterations to ensure all water drains away from the homes foundation. The Lintels, above the window/doors, are rusting; recommend sanding and apply a rust preventative paint to preserve the remaining life. Lintels (support for the bricks above windows and door openings) at various locations were not imbedded into the mortar. The ends were exposed and rusted, which can cause the mortar to crack as shown in the pictures below; recommend review by a qualified mason. Page 5 of 17
Walls (Interior and Exterior) Recommend caulking seam where vertical trim butts against the brick veneer on left front side of the home to prevent moisture penetration. Garage 7 Laundry Room 8 Master Bedroom 9 The frieze board, soffit trim, is pushed outward on the right front side of the garage. This may indicate wall movement; recommend review by a qualified contractor. Observed stress cracking on the front wall in the garage. This condition could be related to foundation movement.; recommend review of sellers disclosure to see if repairs have been performed or have a qualified professional review for repairs. Observed stress cracking on the back wall in the laundry room. This condition could be related to foundation movement.; recommend review of sellers disclosure to see if repairs have been performed or have a qualified professional review for repairs. Observed stress cracking on the front and back wall in the master bedroom. This condition could be related to foundation movement.; recommend review of sellers disclosure to see if repairs have been performed or have a qualified professional review for repairs. Ceilings and Floors Garage 10 There is a vent installed in the ceiling of the garage, which breaks the fire barrier; recommend removing and repair by a qualified contractor. Kitchen 11 Observed slight stress cracks on the left of the ceiling in the kitchen. This condition is possibly related to localize minor settlement. See any additional notes under foundations. Living Room 12 Observed dry stains on the left rear of the ceiling in the living room. The inspector probed stains with a moisture detector, which showed no moisture present at time of inspection. Client is advised to consult seller to determine the source of staining and verify that corrections have been made. Master Bathroom 13 Observed cracked or damaged tiles on middle of the floor; recommend repairs as needed. Page 6 of 17
Doors (Interior and Exterior) Exterior 14 The bottom weather-strip for the entry door is damaged or missing; recommend replacing. The exterior doors of the home have a keyed deadbolt. This can present a Safety Hazard in an emergency if a key is not available to open the door. The entry door of the home, requires adjustment to the door strike plate to facilitate a tight seal. Recommend caulking the entry doorjamb where the doorjamb/trim, slab, and threshold meet, which will prevent water entry and door trim/jamb from deteriorating due to moisture. The molding around the right exterior garage door is moisture damaged; recommend replacing. Family Room 15 Garage 16 The bottom of the right exterior garage door threshold was not caulked before installing; recommend sealing to keep moisture and varmint's from entering. The family room sliding glass door would not latch; recommend corrections for proper operation and security. The right exterior garage door handle hardware is loose; recommend repairs. The right exterior garage door is binding against the doorjamb/threshold, which is not allowing the door to close properly. Master Bedroom 17 The bedroom and bedroom closet door is binding against the doorjamb/threshold, which is not allowing the door to close properly. Page 7 of 17
Windows Dining Room 18 The window spring for the window on the left wall is disconnected or broken; recommend repairs to restore proper operation. Exterior 19 Observed areas where caulking should be applied around the windows and/or voids in the brick ledge, which penetrate the exterior veneer. The vinyl glazing strip is cracked, missing, or loose on some of the windows at the time of the inspection; recommend replacing. Some of the window screens are damaged or missing at the time of the inspection; recommend replacing. The insulation under the kitchen window is coming loose; recommend repairs. Kitchen 20 A window on the right wall is broken/cracked; recommend repairs by a qualified glass company for proper operation and safety. The window spring for the window on the right wall is disconnected or broken; recommend repairs to restore proper operation. Master Bathroom 21 Unable to determine if the window is tempered safety glass on the left wall; recommend confirming the presence of safety glass at this location or replacement with safety glass if found not present to ensure safety. Master Bedroom 22 Some of the window screens are damaged or missing at the time of the inspection; recommend replacing. The window spring for the window on the back wall is disconnected or broken; recommend repairs to restore proper operation. Page 8 of 17
Fireplace/Chimney Exterior 23 Living Room 24 Chimney cap is damaged or was not installed properly. Cap should be at least two inches thick and form an overhang of the chimney for water to run off. See illustration below. There is an open gap around the gas line to the firebox; recommend sealing with high-heat caulk at gas pipe penetration to the firebox. The area between the front fireplace lintel and the firebox is not sealed, which can allow the fire to draft up between the wall cavity; recommend repairs by a fireplace specialist. Other Exterior 25 The inside of the smoke chamber is not smooth. When the inside surface of the smoke chamber is formed by corbeled masonry, the inside surface shall be parged smooth. Correction can help with draft and maintenance of fireplace. Recommend review by a qualified fireplace specialist to make repairs or corrections to ensure safe and proper operation. The driveway shows extensive cracking and damage and is at or near the end of its useful life; recommend review by qualified professional replacement as necessary. Heaving observed on some sections of the driveway. This is a trip hazard; recommend re-leveling or replacing by a qualified contractor. Heaving observed on some sections of the sidewalk. This is a trip hazard; recommend re-leveling or replacing by a qualified contractor. The fence is deteroriated at various locations; recommend repairs. Gate is sagging or not operating properly by the right side of the home, which makes the gate difficult to close and latch; recommend review for repair or replacement as necessary. Some of the right side gate hardware is damaged; recommend repairs. Kitchen 26 The bottom shelf of the sink cabinet is moisture damaged; recommend corrections as needed. The underside of counter top behind the kitchen sink is moisture damaged. Page 9 of 17
ELECTRICAL SYSTEMS Service Entrance and Panels General 27 Anti-oxidizing compound was not used for the service wire connections to the main breaker in the main panel. Most manufacturers recommend using a corrosion inhibiting compound like, Blackburn CONTAX paste, Burndy Pentrox paste, and Pen-Union CUAL-AID. Anti-oxidizing compound is recommended by NECA/AA 104-2000 and National Electrical Installation Standard published by the National Electrical Contractors Association, which calls for anti-oxidant in section 3.1.2(c) of that standard or follow the manufacturer recommendation, This is a common problem found on approximately 98% of panels inspected; recommend contacting a licensed electrician for opinion. Arc- Fault Circuit Interrupters (AFCI) may not have been required when the home was built but TREC requires this to be checked as a deficiency. As of 2002 Arc-Faults were required for bedrooms and as of 2008 Combination Arc-Faults were required for all habitable rooms. If the home was built prior to this, the home owners are not required to bring this up to current standards. Arc- Fault Circuit Interrupters contain solid state circuitry that will recognize the unique voltage and current wave form combinations that are the " signature" of an electrical arc, and then open the circuit when arcing occurs. Like when there is a loose wire, which causes an electrical arc and possible fire. A licensed electrician should performed all upgrades if you plan on upgrading the home to Arc-Fault breakers. Some white insulated wires in the breaker box are being used as hot for the 240 volt circuits. This is a common wiring practice, but the white insulated hot wire should be permanently identified at each end to indicate its use as "hot". Normally black or red paint/plastic tape may be used to identify these wires as hot. The electrical panel is not labeled; recommend labeling for ease in identification of circuits per current electrical/construction standards. The ground rod is not 8 feet in length. When checking to see if the ground clamp was tight, the ground rod pulled right out of the ground; recommend replacing with the proper length rod. Page 10 of 17
ELECTRICAL SYSTEMS Branch Circuits, Connected Devices, and Fixtures General 28 Ground Fault Circuit Interrupter (GFCI) outlet or circuit breaker protection is required by current codes in the garage, bathrooms, kitchen, all exterior outlets, and swimming pool or wet areas. GFCI's are designed to provide accidental shock protection in these areas. Entry/Halls/Stairs 29 Exterior 30 GFCI protection is NOT PROVIDED in all locations. In most cases this may not have been required when the home was constructed and the home owner is not required to bring it up to current codes. This is considered a SAFETY HAZARD and a HIGHLY RECOMMENDED REPAIR ITEM! The master bedroom hall smoke detector did not respond to test; recommend repairing or replacing for safety. Some of the lights for the light fixture are not functional in the front porch, possibly due to spent bulb; suggest client verify fixture for proper operation or have the fixture reviewed by a licensed electrical contractor. The electrical outlet on the right wall in the exterior is an ungrounded three prong receptacle. It is recommended the receptacle(s) be grounded. Recommend sealing around all exterior light fixtures to prevent moisture from entering into the electrical junction box. Family Room 31 Garage 32 The electrical outlet on the back wall in the exterior shows reversed polarity. Reversed polarity (hot and neutral wires reversed) is corrected by minor wiring adjustments at the affected receptacles. Some of the lights for the light fixture are not functional in the family room, possibly due to spent bulb; suggest client verify fixture for proper operation or have the fixture reviewed by a licensed electrical contractor. The electrical outlet on the right wall in the garage shows reversed polarity. Reversed polarity (hot and neutral wires reversed) is corrected by minor wiring adjustments at the affected receptacles. Hall Bathroom 33 Kitchen 34 Exposed electrical wires observed on the front and back wall of the garage. This may be a "Safety Concern" if used where it could be subject to physical damage. Exposed electrical wires should be encased in conduit to prevent damage. The electrical outlet on the front wall in the hall bathroom shows reversed polarity. Reversed polarity (hot and neutral wires reversed) is corrected by minor wiring adjustments at the affected receptacles. The ceiling fan is out of balance at different speeds; recommend having fan balanced. Page 11 of 17
ELECTRICAL SYSTEMS Branch Circuits, Connected Devices, and Fixtures Open splices or bare wire observed under the cooktop, which is a "Safety Concern". Whenever an electric wire is cut and reconnected, the "splice" should be encased in a covered "junction box" to prevent shock or separation of the splice. Laundry Room 35 Left Front Bedroom 36 Master Bathroom 37 Master Bedroom 38 Loose/missing stress clamp was noted on the waste disposal at the time of the inspection. The electrical outlet on the right wall in the laundry room is loose; recommend re-securing outlet. The smoke detector is missing in the bedroom; recommend replacing for safety. The electrical outlet on the right wall in the master bathroom shows reversed polarity. Reversed polarity (hot and neutral wires reversed) is corrected by minor wiring adjustments at the affected receptacles. The smoke detector is missing in the master bedroom; recommend replacing for safety. Right Front Bedroom 39 Could not determine which fixtures the light switch on the front wall operated; recommend consulting with the sellers for more information. The electrical outlet on the left wall in the bedroom is broken. Some of the lights for the light fixture are not functional in the bedroom and bedroom closet, possibly due to spent bulb; suggest client verify fixture for proper operation or have the fixture reviewed by a licensed electrical contractor. The ceiling fan is out of balance at different speeds; recommend having fan balanced. The smoke detector is missing in the bedroom; recommend replacing for safety. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS Heating Equipment Upper Attic 40 The home furnace was inoperable at the time of inspection because the gas was turned off to the home. Page 12 of 17
HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS Cooling Equipment General 41 A/C condensing units should have a 12-inch minimum clearance from the exterior wall; recommend correction for proper cooling. Upper Attic 42 Duct System, Chases, and Vents Upper Attic 43 As most manufacturers warn against operating air conditioning units when the outside temperature is below 60 degrees and heat pump units below 65 degrees, the unit was not tested because of the possibility of damaging the compressor and related components. If the cooling system is operated during low exterior temperatures and the interior temperature differential measured is then found to be satisfactory, the result may not necessarily indicate that the temperature differential and cooling performance will be satisfactory during hot weather. For these reasons, the air conditioning system was not operated at the time of the inspection. No comment can be made on any existing conditions requiring repair or service, which could only be revealed by operating the cooling system. It is recommended that you consult with a licensed HVAC technician for a more complete discussion of this condition and to make arrangements to evaluate the system on a warm day prior to closing this transaction if possible. You may also want to have a home warranty with pre existing conditions attached, ask your agent. A trap was not installed for the home evaporator coil condensate drain line ; recommend correction by a licensed plumbing contractor. The primary drain is routed to a plumbing stack vent, which could allow sewer gas to back up into the evaporator coils; recommend relocating. The water heater flue vent is not properly strapped between either the rafters or junctions of the flue pipe; recommend correction. PLUMBING SYSTEM Page 13 of 17
PLUMBING SYSTEM Water Supply System and Fixtures General 44 Water is rusted in color for a short time then clears in some of the fixtures. Hot and cold orientation of all the faucets was not checked because the gas was turned off to the home, therefore did not have hot water. Exterior 45 No water flow to the right side exterior hose bib; recommend review for correction by a licsnesed plumbing contractor. Family Room 46 The wet bar faucet aerator is either partially blocked or missing; recommend cleaning or replacing as needed. Hall Bathroom 47 The bathroom vanity and bathroom tub stopper is missing; recommend adjustment or replacement for proper operation. The bathroom vanity and bathroom tub faucet is broken and leaking; recommend repairs by a licensed plumbing contractor. The toilet bowl is loose and not secured to the floor properly. The wax ring inside the unit must have a snug, secure fit in order to keep from leaking. Recommend replacing the wax seal and re-securing the toilet to prevent water leakage and damage to the sub-floor. This type of damage is not always visible or accessible to the inspector at time of inspection; recommend review by a qualified plumbing contractor for repair or replacement, as necessary. Master Bathroom 48 Upper Attic 49 The faucet and/or tub spout is not caulked at the wall, which may result in water penetration to the interior structure and deterioration of the wall; recommend caulking around faucets and tub spouts to prevent wall damage. Failure to keep these areas sealed can cause deterioration and moisture damage to the interior walls, which is not always visible to the inspector at the time of inspection. Grout is cracked and/or missing in some areas of the bathroom tub surround. Cracked grout should be removed and tiles re-grouted where needed to restore watertight integrity of tile. Failure to keep tile grouted and sealed can cause deterioration and moisture damage to the interior walls, which is not always visible to the inspector at the time of inspection. After repairs are completed, it is recommended to apply a silicone sealant to the tile and grout periodically to prevent moisture penetration to the underlying walls. Observed extensive corrosion, no leaks visible at time of inspection; recommend review by a licensed plumbing contractor for repair or replacement, as necessary. Recommend insulating exposed water lines in the attic to prevent freezing, during cold weather. Page 14 of 17
PLUMBING SYSTEM Drains, Wastes, and Vents Hall Bathroom 50 The bathroom tub trap is leaking at time of the inspection; recommend review for repair or replacement, as necessary. Master Bathroom 51 The bathroom tub trap is leaking at time of the inspection; recommend review for repair or replacement, as necessary. Could not finish draining the tub because the opening in the foundation was filling with water and would overrun. The bathroom tub does not drain or drains very slow; recommend review by a licensed plumbing contractor for repairs. Water Heating Equipment Laundry Room 52 The water heater was not tested because the gas was turned off to the home. The temperature and pressure relief valve was not operated due to the age of the unit or the lever would not operate easily. In most cases, the valve will not reset under these conditions, which would allow water to run continuously through the drain pipe. The safety relief valve should be operated at least once a year by the water heater owner to insure waterways are clear. The safety relief valve should be inspected by a licensed plumber every 3 years. If this has not been done, it is recommended to replace this relief valve. The water heater is located indoors without an overflow pan/drain line; recommend installing to prevent moisture damage to the home in the event of leak. The temperature/pressure relief valve, discharge line, is installed up the wall and across the garage ceiling. In order to help assure safety, should the valve activate, the discharge line should be composed of 3/4" metal, copper, or 1" CPVC pipe routed to allow complete draining. The line should terminate within 6 to 12 in. of floor or outside the dwelling or above a suitable drain if the heater is located where discharge would cause water damage. APPLIANCES Page 15 of 17
APPLIANCES Dishwasher Kitchen 53 The drain line does not have a high loop or an air gap was not installed for the dishwasher drain line. The dishwasher drain line should be looped upward and connected to the underside of counter (or have an air gap installed above the counter if there is a slot for one) to prevent the possible contamination of clean dishes, which can occur if water from the sink flows into the dishwasher. See example of air gap below: Food Waste Disposer Kitchen 54 The dishwasher was not secured to the cabinet; recommend securing to keep the dishwasher from tipping outward. The dishwasher door springs are weak and will not keep the door from falling open; recommend review for repair as necessary. The disposal splash guard is damaged at time of inspection; recommend replacing. Range Exhaust Vent Kitchen 55 The light cover for the exhaust hood is missing. Mechanical Exhaust Vents and Bathroom Heaters Upper Attic 56 The bathroom vent fans are improperly venting to the soffit, which acts as an air intake; recommend extending fan exhaust to the exterior through a roof vent, to prevent damage and/or deterioration from moisture and/or condensation when the roof is replaced. Garage Door Operator(s) Garage 57 Some of the garage door panels are damaged; recommend review for repairs. The garage door bottom weather strip is damaged; recommend replacing. The garage door opener is not properly secured to the header above the garage door; recommend repairs by a qualified garage door contractor. The garage door electronic eyes are out of sync, which requires the button to be held down to close the garage door. Could not test the electronic eyes or check the pressure to auto reverse the door; recommend review by a qualified contractor for repairs. Page 16 of 17
APPLIANCES Dryer Vents Exterior 58 Laundry Room 59 The dryer vent cover and/or flap is missing or damaged. Replacement is needed to prevent small animal or insect entry. The dryer vent is disconnected from the dryer. OPTIONAL SYSTEMS Lawn and Garden Sprinkler Systems General 60 Gas Supply System Exterior 61 Laundry Room 62 The transformer for the sprinkler system controller was disconnected from the wiring; recommend review by a qualified contractor for repairs. Unable to operate gas appliances because the gas is turned off at the meter. Recommend complete test of all gas appliances for leaks after the gas is restored to the home. Open gas pipe observed, which could be a safety hazard; suggest installing a cap or plug, for safety prior to close. Page 17 of 17