ALL TEX Inspections 650 Century Plaza #110, Houston, TX 77073 Phone: (713)885-6000 Fax: (281)443-6202 Email: all_tex@sbcglobal.net PROPERTY INSPECTION REPORT Report #: Prepared For: AL20050503-01 Fred Smith (Name of Client) Concerning: Any Street, Houston, TX 77066 (Address of Inspected Property) By: Allen Lott, #7484 05/03/2005 (Name and License Number of Inspector) (Date) This inspection report is made under prevailing conditions of the items indicated at the time of the inspection and it is expressly understood that no warranty or guarantee of subsequent performance or condition of said items is being made. The inspector is limited solely to those items specifically indicated herein and is also limited to patent, open and obvious defects which are readily ascertainable by the visual inspection without the need to disassemble any items or remove wall coverings or other areas hidden from view. This inspection does not guarantee concurrence with local or city building, electrical, plumbing and HVAC codes. Any code references and quotes are from the IRC 2003 (International Code Council- International Residential Code for One and Two- Family Dwellings) Where discrepancy's occur between local and national codes, local codes shall prevail. This inspection is not and is not intended to be a "code" inspection. By acceptance of this instrument, the customer waives any and all claims for damages, costs, expenses, repairs or other liabilities rising out of or in any way related to this inspection and the failure to report any defects in the items inspected unless caused by gross and willful negligence of the inspector. ADDITIONAL INFORMATION PROVIDED BY INSPECTOR Present at Inspection: þ Buyer þ Selling Agent o Listing Agent Occupant Building Status: þ Vacant o Owner Occupied o Tenant Occupied o Other Weather Conditions: Fair þ Cloudy Rain 67 Outside Temp. Utilities On: þ Yes o No Water o No Electricity No Gas Special Notes:: þ Sub Flooring þ Floors Covered þ Walls/Ceilings Covered or Freshly Painted o Behind/Under Furniture and/or Stored Items INACCESSIBLE OR OBSTRUCTED AREAS þ Attic Space is Limited - Viewed from Accessible Areas þ Plumbing Areas - Only Visible Plumbing Inspected o Siding Over Older Existing Siding o Crawl Space Is Limited - Viewed From Accessible Areas þ Mold/Mildew investigations are NOT included with this report, it is beyond the scope of this inspection at the present time. Any reference of water intrusion, is recommended that a professional investigation be obtained. NOTICE: THIS REPORT IS PAID FOR BY AND PREPARED FOR THE CLIENT NAMED ABOVE. THIS REPORT IS NOT VALID WITHOUT THE SIGNED SERVICE AGREEMENT AND IS NOT TRANSFERABLE. For the purposes of this report, it is assumed that the front of the house faces: East Note: Recommendations for repair may be detailed in this report. The opinions or recommendations are for the sole benefit of the client, and should not be construed as a guide for performing repairs. When items are noted as "in need of repair" client is advised to always consult with a qualified and/or licensed contractor to evaluate the entire "unit" and make repairs as needed. Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 or (512) 459-6544 (http:\\www.trec.state.tx.us). REI 7A-0 Page 1 of 1 3
Report Identification: Any Street Page 2 of 13 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 þ þ A. Foundations (If all crawl space areas are not inspected, provide an explanation.) Comments (An opinion on performance is mandatory.): Foundation Type: þ Slab Pier & Beam Post Tension Performance Opinion: Structural movement and/ or settling noted, however, the foundation is supporting the structure as intended at the time of inspection. Note: Weather conditions, drainage, leakage, and other adverse factors are able to effect structures and differential movements are likely to occur. The inspectors opinion is based on visual observations of accessible and unobstructed areas of the structure at the time of the inspection. Changes in the content of water in clay soils cause 90% of cracking problems in foundations. Future performance of the structure cannot be predicted or warranted. In all cases the client should obtain as much information through sellers disclosure and any other means, about the history of the dwelling as possible. Including transferability of any existing warranties, including but not limited to, foundation leveling. Indication of previous foundation repair. Buyer should be advised to fully investigate the transferability of the repair warranty. Surface cracks observed. Example: North and south wall. þ B. Grading & Drainage Note: Inadequate surface grading and drainage, the lack of/or the neglect of gutters and down spouts, landscape and planters to close to the house and non-uniform runoff from the roof are the most common cause of water related problems at the foundation. þ þ C. Roof Covering (If the roof is inaccessible, report the method used to inspect.) Type(s): þ Composition Shingles o Wood o Metal o Tile o Built-up Other Point of Observation: Ground þ From Roof Edge of Roof Binoculars Note: Roofing problems can occur at any time, monitor seasonally for loose shingles, wind or hail damage and deterioration. Observed tree branches on/too close to roof covering. Recommend removing any branches within four foot of the roof. Branches may cause severe damage to shingles in windy conditions as well as providing access for pest. Exposed fasteners observed in vent flashing. Recommend sealing fastener heads to prevent water intrusion. Exposed fasteners observed in shingles or ridge caps. Evidence of past repair exist at the flashing on the west wall.
Report Identification: Any Street Page 3 of 13 þ D. Roof Structure and Attic (If the attic is inaccessible, report the method used to inspect.) Point of Observation: Scuttle Entrance þ Entered Attic Area Some areas obstructed by storage Attic Ventilation: þ Soffit Vents Roof Vents þ Ridge Vents Power Vents Roof Structure: þ Conventional Frame þ Purling system Truss system Insulation: Type: Batt's þ Blown-in Approx. Depth of Insulation: 10-12 Inches Note: During a visual inspection of the attic, hidden problems may exist that are not discovered due to limitations such as: poor access, obstructions, stored items, HVAC equipment and duct work, etc. Attic door does not seal. Recommend installing weather strip around perimeter of the hatch and fit batt type insulation in door to prevent attic heat penetration into the dwelling þ þ E. Walls (Interior and Exterior) Interior Walls: þ Sheet rock Wallpaper Paneling Cracks observed near door or window. Example: West wall bedroom 2 Exterior Walls Type(s): þ Brick þ Cement Board þ Wood o Stone
Report Identification: Any Street Page 4 of 13 o Vinyl o Aluminum þ Stucco o Asbestos Note: Exterior walls should be monitored seasonally for cracks in mortar joints and wood seams. Cracks should be properly sealed and/or painted to prevent water penetration and related damage Recommend caulking all exposed joints or surface crack in the siding, soffit or fascia to prevent water penetration and related damage. Monitor seasonally. Cracks and/or "stair step" cracks observed in mortar joints. Example: South, west and north walls. Interior Steps, Railings, Stairways and Balconies þ þ F. Ceilings and Floors Ceiling: þ Sheet rock Drop Tile Cracks observed in ceiling. Examples: Vault area bedroom 2, living area and game room. Flooring: þ Carpet Vinyl Wood þ Ceramic Other Note: Due to standard construction practices on multi-story dwellings, it is common for the floor to squeak, creak or pop in some areas. When severe, a flooring specialist should be consulted to evaluate and repair all areas. þ þ G. Doors (Interior and Exterior) Interior Doors All accessible and operable doors were opened and closed, locks and latches tested. Master bath door does not latch properly at the top. Exterior Doors All accessible and operable doors were opened and closed, locks and latches tested. All exterior door should have keyless operation for proper egress in emergency situation. Wood rot observed at the base of the jamb on living room exterior door. Garage Doors Type of Door(s): þ Metal Wood o Fiberglass þ þ H. Windows Windows were tested at random. Windows were opened and closed, locks and latches were tested. Window screens are missing and/or damaged. Example: West wall master bedroom.
Report Identification: Any Street Page 5 of 13 þ I. Fireplace/Chimney Type of Fireplace: o Factory o Brick/Stone o Free Standing Note: The draw/draft of the chimney was not tested and could not be determined at the time of inspection. There are no damper stops attached to the damper door. Damper stops should be used on all gas supplied fire places to reduce the risk of carbon monoxide poisoning and other safety reasons. þ J. Porches, Decks and Carports (Attached) þ K. Other II. ELECTRICAL SYSTEMS þ þ A. Service Entrance and Panels Main Disconnect Panel Type of Wire: Copper þ Aluminum Location: North wall garage interior Main Panel Disconnect:200 amp Breaker panel appears to be labeled. Accuracy of labeling was not verified. Observed loose ground clamp at the ground rod. þ þ B. Branch Circuits - Connected Devices and Fixtures (Report as in need of repair the lack of ground fault circuit protection where required.) Outlet and Switches Type of Wire: þ Copper Aluminum
Report Identification: Any Street Page 6 of 13 Ground Fault Circuit Interrupt (GFCI) Safety Protection Kitchen: þ Yes o No o N/A Bathrooms: þ Yes o No o N/A Exterior: þ Yes þ No o N/A Garage: þ Yes o No o N/A Basement: Yes o No þ N/A Wet Bar: o Yes o No þ N/A A/C Unit: o Yes þ No o N/A Pool/Spa: o Yes o No þ N/A þ No GFCI protection at one or more locations. This is considered a recognized safety hazard and in need of repair o GFCI circuit not inspected at: Electrical Fixtures GFCI protection device did not function as intended at the time of inspection. Example: Rear patio breakfast area, also missing weather cover. Smoke and Fire Alarms Carbon monoxide detectors should be installed in any room utilizing a gas appliance. Other Electrical System Components III.HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS þ þ A. Heating Equipment Type and Energy Source:, Type of Equipment: þ Central þ Gas o Electric o Heat Pump o Wall Heaters þ Unit #1 - Supply Air Temp: 110 Return Air Temp: 70 Temp. Differential: 40 Degrees F þ Unit #2 - Supply Air Temp: 132 Return Air Temp: 90 Temp. Differential: 42 Degrees F Damage observed to the flue connection at the primary unit. Normal operating range for this heating equipment is between 35 and 55 degrees. The equipment is performing in the normal range at the time of inspection. Note: To inspect a heat exchanger you must take the heater apart and this is beyond the scope of inspection. The system was inspected for gas leaks, proper flame color and drafting of the flame. Heating systems should be inspected and serviced by a licensed technician on annual basis. Buyer should obtain service records prior to closing Heating equipment should be serviced on an annual basis. If unable to obtain service records from current owner, recommend contacting a licensed technician to provide service.
Report Identification: Any Street Page 7 of 13 þ þ B. Cooling Equipment: Type and Energy Source:, Type of Equipment: þ Central o Evaporative Location:South wall Max Amps:30 amp Breaker size:30 amp Location:North wall Max Amps:30 Breaker size:30 þ Unit #1 - Supply Air Temp: Return Air Temp: Temp. Differential: Degrees F þ Unit #2 - Supply Air Temp: 50 Return Air Temp: 68 Temp. Differential: 18 Degrees F Insulation required on the HVAC suction/condensate line to prevent possible damage. Corrosion observed in the emergency pan of the primary unit. Service conductor improperly secured at both units. Recommend contacting a licensed HVAC technician to evaluate entire system and make repairs as needed. The normal operating range is between 16 and 22 degrees. Equipment is operating within the normal range at time of inspection. Note: HVAC systems should be inspected and serviced by a licensed technician on annual basis. Buyer should obtain service records prior to closing HVAC equipment should be serviced on an annual basis. If unable to obtain service records from current owner, recommend contacting a licensed technician to provide service.
Report Identification: Any Street Page 8 of 13 þ þ C. Ducts and Vents Type of Duct: þ Flex Duct o Duct Board o Metal Duct Observed breached or dislocated duct at the following location: Left of attic stairwell. Recommend contacting a licensed HVAC technician to evaluate entire system and make repairs as needed. IV. PLUMBING SYSTEM þ þ A. Water Supply System and Fixtures Water Source: þ Public o Private Sewer Type: þ Public o Private Supply pipes: Galvanized Steel þ Copper CPVC PVC Sinks Stoppers missing and/or not functioning at the following locations: Master bath. Bathtubs and Showers No access was located for bath traps. Hot/cold water reversed on master shower. Commodes Observed leaking tank flapper in the following location: Upstairs bath. The flapper will harden over time and cause the tank to run intermittently and/ or continuously. Washing Machine Connections Handle missing on the hot water supply valve. Exterior Plumbing Main water shutoff: North wall No anti-siphon device observed at the following locations: exterior. Recommend installing anti-siphon devices on all exterior hose bibs.
Report Identification: Any Street Page 9 of 13 þ þ B. Drains, Wastes, Vents Main clean out location: East wall Temporary repairs observed to the tail piece under sinks in upstairs bath and half bath. þ C. Water Heating Equipment (Report as in need of repair those conditions specifically listed as recognized by TREC rules.) Energy Source: Energy Source: þ Gas o Electric Approx. age: 7 Years Capacity: 50 Gallons Water Heater Temperature and Pressure Relief Valve Note: The Temperature pressure relief valve was not tested due to the possibility that the valve might not reseal, resulting in water damage. þ D. Hydro-Therapy Equipment No serviceable access located for pump mechanism. V. APPLIANCES þ þ A. Dishwasher Unit was tested in normal wash cycle and is functioning as intended at time of inspection. Back flow prevention was not present at the time of inspection. þ B. Food Waste Disposer Food waste disposal is working properly.
Report Identification: Any Street Page 10 of 13 þ þ C. Range Hood Fans speed tested properly at the time of inspection. Recirculating vent hoods should have charcoal type filters installed. þ D. Ranges/Ovens/Cooktops Range Type: o Electric þ Gas Range/cook top was tested in normal modes and appears to be operating as intended at time of inspection. Oven(s) Unit #1: þ Electric Gas Unit #2: o Electric o Gas þ Unit # 1 tested at 350 degrees 10 Degrees Variance (max 25 degrees) Unit # 2 tested at 350 degrees Degrees Variance (max 25 degrees) þ E. Microwave Cooking Equipment Microwave was tested by heating a container of water. þ F. Trash Compactor þ G. Bathroom Exhaust Fans and/or Heaters þ H. Whole House Vacuum Systems þ I. Garage Door Operators Garage door operator was tested and is functioning
Report Identification: Any Street Page 11 of 13 þ J. Door Bell and Chimes Doorbell was operating at time of inspection þ þ K. Dryer Vents Temporary repair observed to the dryer vent pipe. þ L. Other Built-in Appliances VI. OPTIONAL SYSTEMS þ A. Lawn Sprinklers þ B. Swimming Pools and Equipment þ C. Outbuildings þ D. Outdoor Cooking Equipment Energy Source: þ E. Gas Lines Main shut off location:south wall Note: Accessible gas lines were visually inspected for deterioration only. Leak tests were performed at the appliance cut-off valve and supply flex line only. þ F. Water Wells (A coliform analysis is recommended.) Type of Pump: Type of Storage Equipment: Type of pump: Type of storage:
Report Identification: Any Street Page 12 of 13 þ G. Septic Systems þ H. Security Systems þ I. Fire Protection Equipment
Report Identification: Any Street Page 13 of 13 SUGGESTED FOUNDATION MAINTENANCE & CARE - Proper drainage and moisture maintenance to all types of foundations due to the expansive nature of the area load bearing soils. Drainage must be directed away from all sides of the foundation with grade slopes. In most cases, floor coverings and/or stored articles prevent recognition of signs of settlement - cracking in all but the most severe cases. It is important to note, this was not a structural engineering survey nor was any specialized testing done of any sub-slab plumbing systems during this limited visual inspection as these are specialized processes requiring excavation. In the event that structural movement is noted, client is advised to consult with a Structural Engineer who can isolate and identify causes and determine what corrective steps, if any, should be considered to either correct and/or stop structural movement.