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PROPERTY INSPECTION REPORT
COTTON & CO. * 1-888-274-2161
Cotton and Co. LP
2226 Bauer Drive
Houston, TX 77080
888.274.2161
Inspected By: JIM LARUE TREC# 8663
Inspection Date: 1/16/2009
Client
John Doe
Jane Doe
Home
12345 GREEN ST (Sample)
HOUSTON, TX
Real Estate Agent
Elisa McNinch
The inspection of the property listed above must be performed in compliance with the rules of the Texas Real Estate Commission(TREC). The inspection is of conditions which are present
and visible at the time of the inspection, and all of the equipment is operated in normal modes. The inspector must indicate which items are in need of repair or are not functioning and will
report on all applicable items required by TREC rules. This report is intended to provide you with information concerning the condition of the property at the time of inspection. Please read
the report carefully. If any item is unclear, you should request the inspector to provide clarification. It is recommended that you obtain as much history as is available concerning this
property. This historical information may include relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should attempt to determine whether
repairs, renovation, remodeling, additions or other such activities have taken place at this property. Property conditions change with time and use. Since this report is provided for the specific
benefit of the client(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information
concerning this property.
ADDITIONAL INFORMATION PROVIDED BY INSPECTOR:
TERMITE FHA
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
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Report Identification 12345 GREEN ST (Sample) Report# 11609-01
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
this 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=Inspected NI=Not Inspected
NP=Not Present
R=Not Functioning or in Need of Repair
CR=Corrected on Reinspection
I
NI
NP
R
CR
Inspection Items
I.. STRUCTURAL SYSTEMS / Other
A. GRADING and DRAINAGE
FOUNDATION: POURED CONCRETE
METHOD USED TO OBSERVE CRAWLSPACE: NO CRAWLSPACE
ROOF COVERING: METAL- SHINGLE
ROOF STRUCTURE: STICK-BUILT, 2 X 6 RAFTERS, 2 X 8 RAFTERS, LATERAL BRACING, PLYWOOD,
PALM BRACES, ROOF DECKING IS MISSING"H" CLIPS
ROOF-TYPE: GABLE, HIP
VENTILATION: RIDGE VENTS, SOFFIT VENTS, TURBINES
VIEWED ROOF COVERING FROM: GROUND, Ground via high strength field glasses.
INSULATION: BLOWN, BATT, FIBERGLASS
R- VALUE: BELOW R-19
WALL STRUCTURE: WOOD, 2 X 4 WOOD, 2 X 6 WOOD, PLATFORM FRAME
SIDING STYLE: SHIPLAP
SIDING MATERIAL: WOOD
FLOOR STRUCTURE: WOOD JOISTS, SLAB, Carpeted, CERAMIC TILE
EXTERIOR ENTRY DOORS: WOOD, Glass and Wood
WINDOW TYPES: AGED, SINGLE-HUNG, SINGLE PANE, Metal Frame
WINDOW MANUFACTURER: SCOTCHCRAFT
TYPES OF FIREPLACES: CONVENTIONAL, GAS/LP LOG STARTER
OPERABLE FIREPLACES: ONE
NUMBER OF WOODSTOVES: ONE
CHIMNEY: BRICK, METAL FLUE
APPURTENANCE: DECK, STAIRS
FENCING: 6" PICKET, WOOD FENCING
Comments:
Areas of unfavorable grading include: rear of garage and flower beds - a minimum of 4 inches of slab should
be showing above grade. Repair as necessary... ( Picture 1 )
Areas of unfavorable grading include: GARAGE REAR AND SIDES. REAR YARD - These areas do not
appear to drain water away from home and needs landscaping and drainage corrected. Repair as necessary...
( Picture 2-3 )
A. Picture 1
A. Picture 2
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I
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NP
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Inspection Items
A. Picture 3
B. FOUNDATIONS (If all crawlspace areas are not inspected, provide an explanation. An opinion on
performance is necessary)
Comments:
The foundation appears to be functioning as intended, no significant differential settling indicated.
The foundation appears to be functioning as intended, significant differential settling is not indicated, however all
structures settle and generally uniform settlement is not considered contraindicative. Stability of the foundation is not
a value that can be determined from a single evaluation.
I recommend that you visit the website www.houston-slab-foundations.info. This website was written specifically
for home buyers to provide reliable information concerning slab-on-ground foundations in the Greater Houston Area.
The website contains 37 of the most frequently asked questions about the performance of slab-on-ground foundations
and how foundation performance is typically evaluated.
Corner tension shearing is observed (Cosmetic) in concrete slab. Repair as necessary.( Picture 1 )
B. Picture 1
C. ROOF COVERING (If the roof is inaccessible, report the method used to inspect)
Comments:
Tree debris at the front valley needs to be removed. Repair as necessary... ( Picture 1 )
Roof jacks show minor damage due to squirrels. Jacks have damage at the tops and base. I recommend that
these jacks be sealed and if needed replaced. Repair as necessary... ( Picture 2 )
Rear roof line ties in at the base of the window frame. I recommend that this area be flashed and sealed as this
is an area that may become prone to leak as exterior finishes age. Repair as necessary... ( Picture 3 )
Lifted shingles noted at the front of the residence at the entry porch roof line. Repair as necessary... ( Picture
4)
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I
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Inspection Items
C. Picture 1
C. Picture 2
C. Picture 3
C. Picture 4
D. ROOF STRUCTURE AND ATTIC (If the attic is inaccessible, report the method used to inspect)
Comments:
Pull down stairs is un-insulated and the unit is in need of servicing. Bolts have come loose that hold the unit
together. Repair as necessary... ( Picture 1-2)
Attic purlins are missing purlins struts and purlins are under-sized. Struts have been removed and should be
replaced as purlins provide support to roof rafters in an attempt to limit deflection or sagging. Repair as
necessary...
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I
NI
NP
R
CR
Inspection Items
D. Picture 1
D. Picture 2
E. WALLS (interior and Exterior)
Comments:
Exterior siding and trim is starting to show age and is in need of repainting and resealing at joints and around
window frames. Repair as necessary...
Minor to moderate cubical rot noted in several areas at the exterior of the residence. Trim boards at the splash
zones are damaged and have areas that are exposed. Repair as necessary...
Wood trim at the front of the residence is in contact with the roof covering and has become damaged due to
cubical rot. A one inch gap between wood trim and roof covering is needed to prevent this and to allow for an
additional roof cover to be applied if needed. I recommend that when these boards are replaced that the needed
space be given to prevent this in the future. Repair as necessary... ( Picture 1-2 )
Fascia boards at the left side of the residence. Mid-span is damaged due to cubical rot at the butt joint between
the boards. Repair as necessary... ( Picture 3 )
Steel brick lentils over windows and doors at the exterior are starting to rust and are in need of paint. Repair as
necessary... ( Picture 4 )
Open areas between the brick and wood trim at the exterior are in need of sealing. These areas can allow
moisture and un-wanted pests to enter the residence. Repair as necessary... ( Picture 5 )
Minor cracks noted in the mortar joints at the front entry of the residence. These cracks are common and due
to routine settlement. Repair as necessary... ( Picture 6-7 )
Exterior siding on the garage is damaged at the splash zones and the rear sections of the siding have been
replaced with metal flashing. Repair as necessary... ( Picture 8-9 )
Rear of the garage has a hole in the siding that has been taped over and painted. Repair as necessary... ( Picture
10 )
Un-painted and exposed wood at the rear of the garage around the window frames. Repair as necessary...
( Picture 11 )
Siding corner 1x4 boards at the second floor are loose and need to be re-caulked and painted. Repair as
necessary... ( Picture 12 )
Fascia is in contact with the roof covering at the rear of the residence and has started to become damaged due
to cubical rot. Wood members in these areas need to be cut back to limit water wicking and damage. Repair as
necessary... ( Picture 13 )
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NP
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Inspection Items
Open hole in the siding at the rear of the residence at the hose bib has a piece of flashing that has been added
to this area; however, the area above the bib still remains open. Repair as necessary... ( Picture 14 )
Damaged sheet rock noted at the master bathroom between the tub and shower areas. Repair as necessary...
( Picture 15 )
Loose base board noted in the master water closet on the left side of the commode. Repair as necessary...
( Picture 16 )
Loose trim work noted in the family room. Left of the entry to at the fireplace. Repair as necessary... ( Picture
17 )
Family room door trim is not set to the door jamb. A one inch gap is present between the jamb and the wood
trim. Repair as necessary...
Tile surround at bath tub on wall needs to be re-grouted and sealed (aged) at upstairs hall bath. Repair as
necessary... ( Picture 18 )
Unfinished patch work at the hall bedroom on the 2nd floor at the closet. Repair as necessary... ( Picture 19 )
E. Picture 1
E. Picture 2
E. Picture 3
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Inspection Items
E. Picture 4
E. Picture 5
E. Picture 6
E. Picture 7
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Inspection Items
E. Picture 8
E. Picture 9
E. Picture 10
E. Picture 11
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Inspection Items
E. Picture 12
E. Picture 13
E. Picture 14
E. Picture 15
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Inspection Items
E. Picture 16
E. Picture 17
E. Picture 18
E. Picture 19
F. DOORS (Interior and Exterior)
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Inspection Items
Comments:
Garage door unit is dented and inoperative. Repair as necessary... ( Picture 1 )
Side entry door unit to the garage is in need of adjustment. Door is in contact with the top of the jamb. I
recommend that this unit have a threshold installed as the garage has been finished out and the bottom of the
door is open to the exterior. Repair as necessary... ( Picture 2 )
All exterior door units are in need of new weatherstripping. All exterior door units show areas that are open or
will not seal. Repair as necessary... ( Picture 3 )
Entry door to the family room has a gap between the door jamb and door trim. Repair as necessary... ( Picture
4)
Laundry room door unit is missing. Repair as necessary... ( Picture 5 )
Double door units at the entry are in need of adjustment. Doors are in contact with each other at the tops of the
units. Repair as necessary... ( Picture 6 )
Several areas have missing or damaged door stops throughout the residence. Repair as necessary... ( Picture 7 )
Bedroom entry door unit ( Purple room) is in need of adjustment. Door is in contact with jamb. Repair as
necessary... ( Picture 8 )
Bi-fold door units in upstairs bedroom (Green room) are in contact with carpet. Repair as necessary... ( Picture
9)
F. Picture 1
F. Picture 2
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Inspection Items
F. Picture 3
F. Picture 4
F. Picture 5
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Inspection Items
F. Picture 6
F. Picture 7
F. Picture 8
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Inspection Items
F. Picture 9
G. CEILING and FLOORS
Comments:
Several areas throughout the residence have water stains in the ceiling. These areas were checked with a
moisture meter and levels were found to be normal.
Dining room ceiling is water stained. Repair as necessary... ( Picture 1 )
Minor separation in the tape joint noted in the dining room ceiling. Repair as necessary... ( Picture 2 )
Master bedroom ceiling is water stained in the rear corner. Repair as necessary... ( Picture 3 )
Visible touch-ups in the paint have been done in the master bathroom ceiling. Repair as necessary... ( Picture
4)
Several hollow tile noted in the master bathroom and the entry. I recommend that these tile be monitored and
if needed repaired or replaced. Repair as necessary... ( Picture 5-6 )
Carpet is stained and is damaged at in high traffic areas throughout the residence. Repair as necessary...
( Picture 7-8)
2nd floor hall bath tile at the floor is elevated as you enter the water closet. This can become a tripping hazard.
Repair as necessary... ( Picture 9 )
Cracks in tile noted at the kitchen and living room. Repair as necessary... ( Picture 10-11 )
G. Picture 1
G. Picture 2
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Inspection Items
G. Picture 3
G. Picture 4
G. Picture 5
G. Picture 6
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G. Picture 7
G. Picture 8
G. Picture 9
G. Picture 10
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G. Picture 11
H. WINDOWS
Comments:
Tracks and glides should be thoroughly cleaned to preserve operation. Glazing is slightly deteriorated,
recommend replacement as necessary. Most windows are missing or have damaged screens. Repair as
necessary... ( Picture 1-2 )
Window frames at the exterior brick are in need of re-sealing. Caulking has aged and several areas have
openings or holes. Repair as necessary... ( Picture 3 )
H. Picture 1
H. Picture 2
H. Picture 3
I. FIREPLACE/CHIMNEY
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Inspection Items
Comments:
Flashing at the chimney is aged and in need of re-sealing. Remember to seal all seams. Repair as necessary...
( Picture 1 )
I. Picture 1
J. PORCHES, DECKS AND CARPORTS (Attached)
Comments:
Porch post shows evidence of cubical rot and need to be sealed at the tops. Repair as necessary... ( Picture 1 )
J. Picture 1
K. OTHER
Comments:
Driveway sections have settlement cracks that are common for their age. No heaving was noted in any section
at the time of this inspection. As these cracks open up, I recommend that they be sealed to limit moisture
incursion. Repair as necessary... ( Picture 1 )
A/C in the garage has been removed. Repair as necessary... ( Picture 2 )
Garage has been built out. Access to the garage through the main door is not possible. Repair as necessary...
( Picture 3 )
An addition has been added to the side of the garage. This addition has limited clearance from the ground of 1
to 2 inches. The roof covering for this structure is missing or damaged and the wall lumber has become
exposed and weathered. Repair as necessary... ( Picture 4-5-6 )
Debris at the rear of the residence needs to be removed. Wood and other items are good attractions for wood
destroying insects and un-wanted pests. Repair as necessary... ( Picture 7 )
Open expansion joints should be sealed. Sections between the house and the garage are open. Repair as
necessary... ( Picture 8 )
Residence was treated for subterranean termites 4-8-97. ( Picture 9 )
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Inspection Items
K. Picture 1
K. Picture 2
K. Picture 3
K. Picture 4
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Inspection Items
K. Picture 5
K. Picture 6
K. Picture 7
K. Picture 8
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Inspection Items
K. Picture 9
L. TRIM & MOLDING WORK
Comments:
Stair spindles do not meet today's current code. Spacing between spindles is greater than 4 inches. At the time
that this residence was constructed, this was common and met the requirements for that time. I recommend
that at some point these spindles be updated to meet today's current code. Repair as necessary... ( Picture 1 )
Handrail is loose at the bottom of the stairs. Repair as necessary... ( Picture 2 )
Several closets throughout the residence are missing closet rods. Repair as necessary... ( Picture 3 )
L. Picture 1
L. Picture 2
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Inspection Items
L. Picture 3
M. PLANTS, SHRUBS & TREE'S
Comments:
Tree limbs at the front of the residence are within 3 feet of the roofline. I recommend that trees be trimmed
back 3 to 4 feet to limit their contact with the roof covering. Repair as necessary... ( Picture 1 )
Tree limb was laying in the front yard at the time of this inspection. Repair as necessary... ( Picture 2 )
M. Picture 1
M. Picture 2
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Report Identification 12345 GREEN ST (Sample) Report# 11609-01
I=Inspected
I
NI
NI=Not Inspected
NP
R
NP=Not Present
R=Not Functioning or in Need of Repair
CR
CR=Corrected on Reinspection
Inspection Items
II.. ELECTRICAL SYSTEMS
A. SERVICE ENTRANCE AND PANELS
ELECTRICAL CONDUCTORS: BELOW GROUND
PANEL CAPACITY: 150 AMP
PANEL TYPE: CIRCUIT BREAKERS
BRANCH WIRE 15 and 20 AMP: COPPER
ELEC. PANEL MANUFACTURER: BRYANT
Comments:
Some labels are present, but illegible or confusing. Recommend correcting for safety reasons. Repair as
necessary... ( Picture 1 )
A. Picture 1
B. BRANCH CIRCUITS-CONNECTED DEVICES AND FIXTURES (Report as in need of repair the lack of
ground fault circuit protection where required.)
Comments:
Garage electrical outlets at the ceiling and wall are missing switchplate covers and electrical fixtures. Loose or
open wiring was found in the ceiling locations. I recommend that either new coverplates or fixtures be
installed or that these areas be plated off. Repair as necessary... ( Picture 1 )
Smoke detectors were not found in bedrooms throughout the residence. Repair as necessary... ( Picture 2 )
Unguarded bulbs found in closets throughout structure - fire hazard. Repair as necessary... ( Picture 3 )
Master bath GFCI outlet - cover plate is damaged. Repair as necessary... ( Picture 4 )
Family room outlets have open grounds and appear to be wired in conjunction with the ceiling fan. I
recommend that these items be corrected a licensed electrician. Repair as necessary... ( Picture 5 )
Open junction box found in attic space. Repair as necessary... ( Picture 6 )
B. Picture 1
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Inspection Items
B. Picture 2
B. Picture 3
B. Picture 4
B. Picture 5
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Inspection Items
B. Picture 6
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Report Identification 12345 GREEN ST (Sample) Report# 11609-01
I=Inspected
I
NI
NI=Not Inspected
NP
R
NP=Not Present
R=Not Functioning or in Need of Repair
CR
CR=Corrected on Reinspection
Inspection Items
III.. HEATING, VENTILATION, AND AIR CONDITIONING SYSTEMS
A. HEATING EQUIPMENT
HEAT TYPE: FORCED AIR
ENERGY SOURCE: GAS
NUMBER OF HEAT SYSTEMS (excluding wood): ONE
HEAT SYSTEM BRAND: UNKNOWN
COOLING EQUIPMENT TYPE: AIR CONDITIONER UNIT
COOLING EQUIPMENT ENERGY SOURCE: ELECTRICITY
NUMBER OF A/C UNITS: ONE
CENTRAL AIR MANUFACTURER: TRANE
DUCTWORK: INSULATED
FILTER TYPE: DISPOSABLE
Comments:
Heater is aged and shows excessive scaling at the platform in front of the unit. Burner compartment had uneven
and multi-colored flames when tested at the time of this inspection. I recommend that this unit be evaluated for
servicability by a licensed HVAC technician. Repair as necessary... ( Picture 1,2 )
Vent stack for heater is in contact with combustibles at the roof-line. Vent pipe is unstrapped. Repair as
necessary... ( Picture 3 )
A. Picture 1
A. Picture 2
A. Picture 3
B. COOLING EQUIPMENT
Comments:
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Inspection Items
Vapor return line at the exterior unit (condenser) is aged and in need of replacement. Repair as necessary...
( Picture 1 )
Exterior A/C unit data info.( Picture 2 )
B. Picture 1
B. Picture 2
C. DUCTS AND VENTS
Comments:
Return air grill at second floor is bent. Repair as necessary... ( Picture 1 )
Trunk line in attic leading to unit for the return air crosses the attic space at the backside of the attic access. No
access is possible to the water heater without damaging this ductwork. Prior damage to ductwork was noted at
the time of this inspection. I recommend that this ducting be re-routed to provide clear and unobstructed access
to the water heater. Additionally, any ductwork that is in direct contact with ceiling joists (resting on) should be
elevated and strapped in place. Repair as necessary...
C. Picture 1
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Report Identification 12345 GREEN ST (Sample) Report# 11609-01
I=Inspected
I
NI
NI=Not Inspected
NP
R
NP=Not Present
R=Not Functioning or in Need of Repair
CR
CR=Corrected on Reinspection
Inspection Items
IV.. PLUMBING SYSTEM
A. WATER SUPPLY SYSTEM AND FIXTURES
WATER SOURCE: PUBLIC
PLUMBING SUPPLY: COPPER
DISTRIBUTION: COPPER
PLUMBING WASTE: PVC
WASHER DRAIN SIZE: 2" DIAMETER
WATER HEATER POWER SOURCE: GAS (QUICK RECOVERY)
MANUFACTURER: BRADFORD-WHITE
CAPACITY: 40 Gallon
Comments:
Vacuum Breakers (anti-siphon) missing from all exterior hose bibs. Repair as needed..( Picture 1 )
Hose bibs at exterior of residence are in need of insulation. Repair as necessary...
Main water line to residence is in need of new insulation. Repair as necessary... ( Picture 2 )
Hose bib at rear of house is facing upward. Repair as necessary... ( Picture 3 )
Half bath sink drain was stuck and sink pull for stopper was inoperative. Repair as necessary... ( Picture 4 )
Half bath commode is loose at floor. Repair as necessary... ( Picture 5 )
Master bath vanity sink at the far right side - sink drain was stuck and sink pull for stopper was inoperative.
Additionally, this vanity had an active water leak at the cold side control knob. Repair as necessary... ( Picture
6)
Second floor hall bath - Shower control button is leaking water when depressed. Repair as necessary...
( Picture 7 )
A. Picture 1
A. Picture 2
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Inspection Items
A. Picture 3
A. Picture 4
A. Picture 5
A. Picture 6
A. Picture 7
B. DRAINS, WASTES, VENTS
Comments:
Note: In addition, even though a test of lavatories, tubs, and toilets did not reveal any slow drains, this does not
preclude the potential for blockages in the main routing to the sewer. Examination of this piping is beyond the scope
of a typical property inspection.
C. WATER HEATER EQUIPMENT (Report as in need of repair those conditions specifically listed as recognized
hazards by TREC Rules)
Comments:
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Inspection Items
NO ACCESS TO UNIT WAS POSSIBLE DUE TO THE ROUTING OF THE A/C DUCTING IN THE
ATTIC SPACE. UNIT WAS NOT LIT AT THE TIME OF THIS INSPECTION AND NO
EVALUATION WAS POSSIBLE OF IT AND/OR ANY SYSTEMS ASSOCIATED WITH OR
REQUIRING HOT WATER.( Picture 1 )
Vent pipe for water heater appears to be single wall pipe that is not secure at the roof line and piping does not
transition above the roof the required 24 inches. Repair as necessary... ( Picture 2 )
I recommend that this unit be evaluated by a licensed plumber and the necessary corrections be made. Roof
decking is discolored due to excessive heat above this unit. Repair as necessary... ( Picture 3 )
C. Picture 1
C. Picture 2
C. Picture 3
D. HYDRO-THERAPY EQUIPMENT
Comments:
Master bath tub (whirlpool tub) is void of GFCI protection and does not meet today's current code. Repair as
necessary... ( Picture 1 )
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Inspection Items
D. Picture 1
E. Gas Lines
Comments:
Uncapped gas valve in laundry room - gas valves for dryers and other appliances that are not in use should be
sealed off to prevent accidental discharge of gas into the living quarters when not in use. Repair as necessary...
Page 32 of 43
Report Identification 12345 GREEN ST (Sample) Report# 11609-01
I=Inspected
I
NI
NI=Not Inspected
NP
R
NP=Not Present
R=Not Functioning or in Need of Repair
CR
CR=Corrected on Reinspection
Inspection Items
V.. APPLIANCES
A. DISHWASHER
DISHWASHER: WHIRLPOOL
DISPOSER: KENMORE
EXHAUST/RANGE: VENTED, JENN AIR
RANGE/OVEN: ELECTRIC OVEN, ELECTRIC COOKTOP, JENN AIR
BUILT-IN MICROWAVE: JENN AIR
TRASH COMPACTORS: NONE
EXHAUST FAN TYPES: FAN WITH LIGHT
GARAGE DOOR OPERATOR MANUFACTURER: N/A
DRYER VENT: METAL or METAL HUB
Comments:
Functioning as intended.
B. FOOD WASTE DISPOSER
Comments:
Unit is aged and making noise. While unit could last for some time, this unit should be a candidate for
replacement. Additionally, the guard is missing from the sink drain. Repair as necessary...
B. Picture 1
C. RANGES/OVENS/COOKTOPS
Comments:
Functioning as intended.
D. MICROWAVE COOKING EQUIPMENT
Comments:
Turn table for unit was inoperative at the time of this inspection. Repair as necessary... ( Picture 1 )
D. Picture 1
E. BATHROOM EXHAUST FANS AND/OR HEATERS
Comments:
Functioning as intended.
F. DOOR BELL AND CHIMES
Comments:
Functioning as intended.
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Inspection Items
G. DRYER VENTS
Comments:
Exterior dryer vent is make-shift in its design. I recommend that the proper exterior dryer vent be installed. In
the current installation, this area is open to the exterior and can allow unwanted pests and insects access.
Repair as necessary... ( Picture 1 )
G. Picture 1
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Report Identification 12345 GREEN ST (Sample) Report# 11609-01
I=Inspected
I
NI
NI=Not Inspected
NP
R
NP=Not Present
R=Not Functioning or in Need of Repair
CR
CR=Corrected on Reinspection
Inspection Items
VI.. LAWN SPRINKLERS
A. SPRINKLER OPERATION
Comments:
Sprinkler system was inoperative at the time of this inspection. The controller for the system was found on an
exterior wall at the rear of the residence. This type of controller is intended for indoor use or to be installed in
a dry area. I recommend that this system be inspected by a licensed irrigator or a company that provides
servicing to sprinkler systems. All necessary repairs should be done at that time. Repair as necessary...
( Picture 1 )
A. Picture 1
Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2004 : Licensed To Cotton and Co. LP
Page 35 of 43
Date: 1/16/2009
Property:
12345 GREEN ST (Sample)
HOUSTON, TX
Time: 2:50 PM
Report ID: 11609-01
Customer:
John Doe
Jane Doe
Real Estate Professional:
Elisa McNinch
Homes more than 5 years old may have areas that are not current in code requirements. This is not a new home and this home cannot be expected to meet
current code standards. While this inspection makes every effort to point out safety issues, it does not inspect for code. It is common that homes of any age
will have had repairs performed and some repairs may not be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for
items that are not functioning as intended. It does not grade the repair. It is sometimes common to see old plumbing or mixed materials. Sometimes water
signs in crawlspaces or basements could be years old from a problem that no longer exists. Or, it may still need further attention and repair. Determining this
can be difficult in a lived in home. Sometimes homes have signs of damage to wood from wood eating insects. Having this is typical and fairly common. If
the home inspection reveals signs of damage you should have a pest control company inspect further for activity and possible hidden damage. The home
inspection does not look for possible manufacturer re-calls on components that could be in this home. Always consider hiring the appropriate expert for any
repairs or further inspection.
Client Is Present:
Yes
Age Of Home:
Over 10 Years
Radon Test:
No
Water Test:
No
Weather:
Cloudy
Temperature:
Below 65
Rain in last 3 days:
No
Page 36 of 43
General Summary
Cotton and Co. LP
2226 Bauer Drive
Houston, TX 77080
888.274.2161
Customer
John Doe
Jane Doe
Property Address
12345 GREEN ST (Sample)
HOUSTON, TX
I. STRUCTURAL SYSTEMS / Other
A.
GRADING and DRAINAGE
Inspected, Not Functioning or in Need of Repair
Areas of unfavorable grading include: rear of garage and flower beds - a minimum of 4 inches of slab should be showing above grade.
Repair as necessary... ( Picture 1 )
Areas of unfavorable grading include: GARAGE REAR AND SIDES. REAR YARD - These areas do not appear to drain water away from
home and needs landscaping and drainage corrected. Repair as necessary... ( Picture 2-3 )
FOUNDATIONS (If all crawlspace areas are not inspected, provide an explanation. An opinion on performance is necessary)
Inspected, Not Functioning or in Need of Repair
B.
The foundation appears to be functioning as intended, no significant differential settling indicated.
The foundation appears to be functioning as intended, significant differential settling is not indicated, however all structures settle and generally
uniform settlement is not considered contraindicative. Stability of the foundation is not a value that can be determined from a single evaluation.
I recommend that you visit the website www.houston-slab-foundations.info. This website was written specifically for home buyers to provide
reliable information concerning slab-on-ground foundations in the Greater Houston Area. The website contains 37 of the most frequently asked
questions about the performance of slab-on-ground foundations and how foundation performance is typically evaluated.
C.
Corner tension shearing is observed (Cosmetic) in concrete slab. Repair as necessary.( Picture 1 )
ROOF COVERING (If the roof is inaccessible, report the method used to inspect)
Inspected, Not Functioning or in Need of Repair
Tree debris at the front valley needs to be removed. Repair as necessary... ( Picture 1 )
Roof jacks show minor damage due to squirrels. Jacks have damage at the tops and base. I recommend that these jacks be sealed and if
needed replaced. Repair as necessary... ( Picture 2 )
Rear roof line ties in at the base of the window frame. I recommend that this area be flashed and sealed as this is an area that may become
prone to leak as exterior finishes age. Repair as necessary... ( Picture 3 )
Lifted shingles noted at the front of the residence at the entry porch roof line. Repair as necessary... ( Picture 4 )
ROOF STRUCTURE AND ATTIC (If the attic is inaccessible, report the method used to inspect)
Inspected, Not Functioning or in Need of Repair
D.
Pull down stairs is un-insulated and the unit is in need of servicing. Bolts have come loose that hold the unit together. Repair as necessary...
( Picture 1-2)
Attic purlins are missing purlins struts and purlins are under-sized. Struts have been removed and should be replaced as purlins provide
support to roof rafters in an attempt to limit deflection or sagging. Repair as necessary...
WALLS (interior and Exterior)
Inspected, Not Functioning or in Need of Repair
E.
Exterior siding and trim is starting to show age and is in need of repainting and resealing at joints and around window frames. Repair as
necessary...
Minor to moderate cubical rot noted in several areas at the exterior of the residence. Trim boards at the splash zones are damaged and have
areas that are exposed. Repair as necessary...
Wood trim at the front of the residence is in contact with the roof covering and has become damaged due to cubical rot. A one inch gap
between wood trim and roof covering is needed to prevent this and to allow for an additional roof cover to be applied if needed. I
recommend that when these boards are replaced that the needed space be given to prevent this in the future. Repair as necessary... ( Picture
Page 37 of 43
1-2 )
Fascia boards at the left side of the residence. Mid-span is damaged due to cubical rot at the butt joint between the boards. Repair as
necessary... ( Picture 3 )
Steel brick lentils over windows and doors at the exterior are starting to rust and are in need of paint. Repair as necessary... ( Picture 4 )
Open areas between the brick and wood trim at the exterior are in need of sealing. These areas can allow moisture and un-wanted pests to
enter the residence. Repair as necessary... ( Picture 5 )
Minor cracks noted in the mortar joints at the front entry of the residence. These cracks are common and due to routine settlement. Repair as
necessary... ( Picture 6-7 )
Exterior siding on the garage is damaged at the splash zones and the rear sections of the siding have been replaced with metal flashing.
Repair as necessary... ( Picture 8-9 )
Rear of the garage has a hole in the siding that has been taped over and painted. Repair as necessary... ( Picture 10 )
Un-painted and exposed wood at the rear of the garage around the window frames. Repair as necessary... ( Picture 11 )
Siding corner 1x4 boards at the second floor are loose and need to be re-caulked and painted. Repair as necessary... ( Picture 12 )
Fascia is in contact with the roof covering at the rear of the residence and has started to become damaged due to cubical rot. Wood members
in these areas need to be cut back to limit water wicking and damage. Repair as necessary... ( Picture 13 )
Open hole in the siding at the rear of the residence at the hose bib has a piece of flashing that has been added to this area; however, the area
above the bib still remains open. Repair as necessary... ( Picture 14 )
Damaged sheet rock noted at the master bathroom between the tub and shower areas. Repair as necessary... ( Picture 15 )
Loose base board noted in the master water closet on the left side of the commode. Repair as necessary... ( Picture 16 )
Loose trim work noted in the family room. Left of the entry to at the fireplace. Repair as necessary... ( Picture 17 )
Family room door trim is not set to the door jamb. A one inch gap is present between the jamb and the wood trim. Repair as necessary...
Tile surround at bath tub on wall needs to be re-grouted and sealed (aged) at upstairs hall bath. Repair as necessary... ( Picture 18 )
Unfinished patch work at the hall bedroom on the 2nd floor at the closet. Repair as necessary... ( Picture 19 )
DOORS (Interior and Exterior)
Inspected, Not Functioning or in Need of Repair
F.
Garage door unit is dented and inoperative. Repair as necessary... ( Picture 1 )
Side entry door unit to the garage is in need of adjustment. Door is in contact with the top of the jamb. I recommend that this unit have a
threshold installed as the garage has been finished out and the bottom of the door is open to the exterior. Repair as necessary... ( Picture 2 )
All exterior door units are in need of new weatherstripping. All exterior door units show areas that are open or will not seal. Repair as
necessary... ( Picture 3 )
Entry door to the family room has a gap between the door jamb and door trim. Repair as necessary... ( Picture 4 )
Laundry room door unit is missing. Repair as necessary... ( Picture 5 )
Double door units at the entry are in need of adjustment. Doors are in contact with each other at the tops of the units. Repair as necessary...
( Picture 6 )
Several areas have missing or damaged door stops throughout the residence. Repair as necessary... ( Picture 7 )
Bedroom entry door unit ( Purple room) is in need of adjustment. Door is in contact with jamb. Repair as necessary... ( Picture 8 )
Bi-fold door units in upstairs bedroom (Green room) are in contact with carpet. Repair as necessary... ( Picture 9 )
CEILING and FLOORS
Inspected, Not Functioning or in Need of Repair
G.
Several areas throughout the residence have water stains in the ceiling. These areas were checked with a moisture meter and levels were
found to be normal.
Dining room ceiling is water stained. Repair as necessary... ( Picture 1 )
Minor separation in the tape joint noted in the dining room ceiling. Repair as necessary... ( Picture 2 )
Master bedroom ceiling is water stained in the rear corner. Repair as necessary... ( Picture 3 )
Visible touch-ups in the paint have been done in the master bathroom ceiling. Repair as necessary... ( Picture 4 )
Several hollow tile noted in the master bathroom and the entry. I recommend that these tile be monitored and if needed repaired or replaced.
Repair as necessary... ( Picture 5-6 )
Carpet is stained and is damaged at in high traffic areas throughout the residence. Repair as necessary... ( Picture 7-8)
2nd floor hall bath tile at the floor is elevated as you enter the water closet. This can become a tripping hazard. Repair as necessary...
( Picture 9 )
Cracks in tile noted at the kitchen and living room. Repair as necessary... ( Picture 10-11 )
WINDOWS
Inspected, Not Functioning or in Need of Repair
H.
Tracks and glides should be thoroughly cleaned to preserve operation. Glazing is slightly deteriorated, recommend replacement as
necessary. Most windows are missing or have damaged screens. Repair as necessary... ( Picture 1-2 )
Window frames at the exterior brick are in need of re-sealing. Caulking has aged and several areas have openings or holes. Repair as
necessary... ( Picture 3 )
FIREPLACE/CHIMNEY
Inspected, Not Functioning or in Need of Repair
I.
J.
Flashing at the chimney is aged and in need of re-sealing. Remember to seal all seams. Repair as necessary... ( Picture 1 )
PORCHES, DECKS AND CARPORTS (Attached)
Inspected, Not Functioning or in Need of Repair
K.
Porch post shows evidence of cubical rot and need to be sealed at the tops. Repair as necessary... ( Picture 1 )
OTHER
Inspected, Not Functioning or in Need of Repair
Driveway sections have settlement cracks that are common for their age. No heaving was noted in any section at the time of this inspection.
Page 38 of 43
As these cracks open up, I recommend that they be sealed to limit moisture incursion. Repair as necessary... ( Picture 1 )
A/C in the garage has been removed. Repair as necessary... ( Picture 2 )
Garage has been built out. Access to the garage through the main door is not possible. Repair as necessary... ( Picture 3 )
An addition has been added to the side of the garage. This addition has limited clearance from the ground of 1 to 2 inches. The roof covering
for this structure is missing or damaged and the wall lumber has become exposed and weathered. Repair as necessary... ( Picture 4-5-6 )
Debris at the rear of the residence needs to be removed. Wood and other items are good attractions for wood destroying insects and unwanted pests. Repair as necessary... ( Picture 7 )
Open expansion joints should be sealed. Sections between the house and the garage are open. Repair as necessary... ( Picture 8 )
Residence was treated for subterranean termites 4-8-97. ( Picture 9 )
TRIM & MOLDING WORK
Inspected, Not Functioning or in Need of Repair
L.
Stair spindles do not meet today's current code. Spacing between spindles is greater than 4 inches. At the time that this residence was
constructed, this was common and met the requirements for that time. I recommend that at some point these spindles be updated to meet
today's current code. Repair as necessary... ( Picture 1 )
Handrail is loose at the bottom of the stairs. Repair as necessary... ( Picture 2 )
Several closets throughout the residence are missing closet rods. Repair as necessary... ( Picture 3 )
PLANTS, SHRUBS & TREE'S
Inspected, Not Functioning or in Need of Repair
M.
Tree limbs at the front of the residence are within 3 feet of the roofline. I recommend that trees be trimmed back 3 to 4 feet to limit their
contact with the roof covering. Repair as necessary... ( Picture 1 )
Tree limb was laying in the front yard at the time of this inspection. Repair as necessary... ( Picture 2 )
II. ELECTRICAL SYSTEMS
A.
B.
SERVICE ENTRANCE AND PANELS
Inspected, Not Functioning or in Need of Repair
Some labels are present, but illegible or confusing. Recommend correcting for safety reasons. Repair as necessary... ( Picture 1 )
BRANCH CIRCUITS-CONNECTED DEVICES AND FIXTURES (Report as in need of repair the lack of ground fault circuit protection
where required.)
Inspected, Not Functioning or in Need of Repair
Garage electrical outlets at the ceiling and wall are missing switchplate covers and electrical fixtures. Loose or open wiring was found in
the ceiling locations. I recommend that either new coverplates or fixtures be installed or that these areas be plated off. Repair as necessary...
( Picture 1 )
Smoke detectors were not found in bedrooms throughout the residence. Repair as necessary... ( Picture 2 )
Unguarded bulbs found in closets throughout structure - fire hazard. Repair as necessary... ( Picture 3 )
Master bath GFCI outlet - cover plate is damaged. Repair as necessary... ( Picture 4 )
Family room outlets have open grounds and appear to be wired in conjunction with the ceiling fan. I recommend that these items be
corrected a licensed electrician. Repair as necessary... ( Picture 5 )
Open junction box found in attic space. Repair as necessary... ( Picture 6 )
III. HEATING, VENTILATION, AND AIR CONDITIONING SYSTEMS
A.
HEATING EQUIPMENT
Inspected, Not Functioning or in Need of Repair
Heater is aged and shows excessive scaling at the platform in front of the unit. Burner compartment had uneven and multi-colored flames
when tested at the time of this inspection. I recommend that this unit be evaluated for servicability by a licensed HVAC technician. Repair
as necessary... ( Picture 1,2 )
Vent stack for heater is in contact with combustibles at the roof-line. Vent pipe is unstrapped. Repair as necessary... ( Picture 3 )
COOLING EQUIPMENT
Inspected, Not Functioning or in Need of Repair
B.
C.
Vapor return line at the exterior unit (condenser) is aged and in need of replacement. Repair as necessary... ( Picture 1 )
Exterior A/C unit data info.( Picture 2 )
DUCTS AND VENTS
Inspected, Not Functioning or in Need of Repair
Return air grill at second floor is bent. Repair as necessary... ( Picture 1 )
Trunk line in attic leading to unit for the return air crosses the attic space at the backside of the attic access. No access is possible to the
water heater without damaging this ductwork. Prior damage to ductwork was noted at the time of this inspection. I recommend that this
ducting be re-routed to provide clear and unobstructed access to the water heater. Additionally, any ductwork that is in direct contact with
ceiling joists (resting on) should be elevated and strapped in place. Repair as necessary...
IV. PLUMBING SYSTEM
A.
WATER SUPPLY SYSTEM AND FIXTURES
Inspected, Not Functioning or in Need of Repair
Vacuum Breakers (anti-siphon) missing from all exterior hose bibs. Repair as needed..( Picture 1 )
Hose bibs at exterior of residence are in need of insulation. Repair as necessary...
Main water line to residence is in need of new insulation. Repair as necessary... ( Picture 2 )
Page 39 of 43
Hose bib at rear of house is facing upward. Repair as necessary... ( Picture 3 )
Half bath sink drain was stuck and sink pull for stopper was inoperative. Repair as necessary... ( Picture 4 )
Half bath commode is loose at floor. Repair as necessary... ( Picture 5 )
Master bath vanity sink at the far right side - sink drain was stuck and sink pull for stopper was inoperative. Additionally, this vanity had an
active water leak at the cold side control knob. Repair as necessary... ( Picture 6 )
Second floor hall bath - Shower control button is leaking water when depressed. Repair as necessary... ( Picture 7 )
DRAINS, WASTES, VENTS
Inspected
B.
C.
Note: In addition, even though a test of lavatories, tubs, and toilets did not reveal any slow drains, this does not preclude the potential for
blockages in the main routing to the sewer. Examination of this piping is beyond the scope of a typical property inspection.
WATER HEATER EQUIPMENT (Report as in need of repair those conditions specifically listed as recognized hazards by TREC Rules)
Inspected, Not Functioning or in Need of Repair
NO ACCESS TO UNIT WAS POSSIBLE DUE TO THE ROUTING OF THE A/C DUCTING IN THE ATTIC SPACE. UNIT
WAS NOT LIT AT THE TIME OF THIS INSPECTION AND NO EVALUATION WAS POSSIBLE OF IT AND/OR ANY
SYSTEMS ASSOCIATED WITH OR REQUIRING HOT WATER.( Picture 1 )
Vent pipe for water heater appears to be single wall pipe that is not secure at the roof line and piping does not transition above the roof the
required 24 inches. Repair as necessary... ( Picture 2 )
I recommend that this unit be evaluated by a licensed plumber and the necessary corrections be made. Roof decking is discolored due to
excessive heat above this unit. Repair as necessary... ( Picture 3 )
HYDRO-THERAPY EQUIPMENT
Inspected, Not Functioning or in Need of Repair
D.
E.
Master bath tub (whirlpool tub) is void of GFCI protection and does not meet today's current code. Repair as necessary... ( Picture 1 )
Gas Lines
Inspected, Not Functioning or in Need of Repair
Uncapped gas valve in laundry room - gas valves for dryers and other appliances that are not in use should be sealed off to prevent
accidental discharge of gas into the living quarters when not in use. Repair as necessary...
V. APPLIANCES
B.
FOOD WASTE DISPOSER
Inspected, Not Functioning or in Need of Repair
Unit is aged and making noise. While unit could last for some time, this unit should be a candidate for replacement. Additionally, the guard
is missing from the sink drain. Repair as necessary...
MICROWAVE COOKING EQUIPMENT
Inspected, Not Functioning or in Need of Repair
D.
G.
Turn table for unit was inoperative at the time of this inspection. Repair as necessary... ( Picture 1 )
DRYER VENTS
Inspected, Not Functioning or in Need of Repair
Exterior dryer vent is make-shift in its design. I recommend that the proper exterior dryer vent be installed. In the current installation, this
area is open to the exterior and can allow unwanted pests and insects access. Repair as necessary... ( Picture 1 )
VI. LAWN SPRINKLERS
A.
SPRINKLER OPERATION
Inspected, Not Functioning or in Need of Repair
Sprinkler system was inoperative at the time of this inspection. The controller for the system was found on an exterior wall at the rear of the
residence. This type of controller is intended for indoor use or to be installed in a dry area. I recommend that this system be inspected by a
licensed irrigator or a company that provides servicing to sprinkler systems. All necessary repairs should be done at that time. Repair as
necessary... ( Picture 1 )
Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2004 : Licensed To Cotton and Co. LP
Page 40 of 43
Cotton and Co. LP
JIM LARUE TREC# 8663
2226 Bauer Drive
Houston, TX 77080
888.274.2161
Page 41 of 43
INVOICE
Cotton and Co. LP
2226 Bauer Drive
Houston, TX 77080
888.274.2161
By: JIM LARUE TREC# 8663
Activity Date: 1/16/2009
Report ID: 11609-01
Customer Info:
Location:
John Doe
Jane Doe
12345 GREEN ST (Sample)
HOUSTON, TX
Customer's Representative:
Elisa McNinch
Fees:
Service
Termite Inspection
Heated Sq Feet 2,001 - 2,500
Price
85.00
270.00
Amount
1
1
Sub-Total
85.00
270.00
Tax $0.00
Total Price $355.00
Payment Method:Credit Card
Payment Status:Paid
Note:
Page 42 of 43
INSPECTION AGREEMENT
AGREEMENT
The parties agree to the following: in consideration for the fee received, Cotton & Company is providing (at the request
of the client) a real estate inspector to perform an inspection on the property located as herein described.
The cursory limited visual inspection pertains solely to items listed on the inspection report that are readily accessible at the time of inspection. The inspection to be done under this
agreement is only an attempt to identify items in need of immediate repair or specific recognized hazards as defined by T.R.E.C. The presence of Client(s) has been requested and
encouraged during the inspection and shall be at Client(s) own risk. This inspection is supplemental to any real estate transfer or seller's Disclosure Statement and shall not be used
as a substitute for such disclosure statement(s).
The Client(s) agree that the Texas Real Estate Commission (including any reporting departures made by Cotton & Company) defines the scope of the inspection to be provided. A
copy of the Standards has been made available to you in our supplemental package and on the T.R.E.C. website at www.trec.state.tx.us. These are the agreed Standards of Practice
for the performance of this inspection.
The cursory limited inspection is intended to reduce risk but will not eliminate risk, therefore the inspection to be done will not identify all repairs needed or potential hazards
whether in accessible or inaccessible areas. When inspection of any system or component is limited or designated as not inspected due to inaccessibility or for any other reason, the
client(s) must understand that conditions affecting the structure, systems, or components may be present and go unreported. All findings should be considered partial or incomplete
until further evaluated by a qualified repair person prior to closing.
Since this inspection is based upon visual observations made on one day, during a limited time period, Cotton & Company cannot be responsible for any condition affecting any
system or component that is intermittent in function and may not be detectable during the inspection. No warranties or guarantees are expressed or implied.
The inspector will not light pilot lights, activate the main water supply, gas or electric systems, energize electrical circuits which are off or otherwise operate any component other
than user controls. The written inspection report provided by Cotton & Company will contain the opinions of the inspector. These opinions would not be applicable to future
changing conditions. Although code compliance and engineering evaluation are specifically excluded from the inspection, some codes may be used as a reference and bias for the
opinion of the inspector. The inspection services provided are further defined and limited by the report and any attached addenda.
General Statements and Agreements that apply to Home Inspections
What we do:
1. The inspection report provided by Cotton & Co will contain the good faith opinions of the inspector regarding the observable need of any repairs, replacements, or further
evaluation by specialists of the items inspected. The report will not include and should not be interpreted to indicate any opinion regarding compliance with codes, ordinances,
statues, or restrictions; nor the insurability, efficiency, durability, life expectancy and future performance of any particular item inspected.
2. The purpose of our reports is to inform our clients whether or not the items inspected are functioning as intended, or is in need of repair or further evaluation.
3. We perform our inspection/evaluations from physical observation only. In other words we can only inspect and report on those items and defects that are observable by ordinary
senses without dismantling portions of the property or appurtenances, or removal of any items (such as clothing or furniture) to facilitate inspection.
4. If you have any questions about our report, we will be happy to explain our observations.
-------------------------------------------------------------------------------What we do not do:
1. We do not make guarantees, nor offer warranties or representations, insure future performance or the condition of any item.
2. We will not make observations of any item that is not physically visible during the course of an inspection. For example, we do not move furniture, rugs, clothing, paintings or
wall furnishing, appliances or other furnishings. We do not uncover buried pipes or electrical distribution circuits. We cannot see or make observations regarding items covered by
wall coverings, furniture, flooring, or enclosed wall spaces. Past repairs/remodeling may hide evidence of prior damages or defects.
3. We do not inspect for compliance with building codes, soil analysis, adequacy of design, capacity, termite infestation including but not limited to potentially toxic strains of mold
(including stachybotrys, aspergillus, and penicillium). We do not check for funguses or spores, including but not limited to, any substance, vapor, or gas produced by or arising out
of any funguses or spores or any material, product, building component, building, or structure that contains, harbors, nurtures, or acts as a medium for any funguses or spores.
Funguses include, but are not limited to, any reproductive body produced by or arising out of any funguses. We also do not check for HVAC efficiency and size, property value,
flood plain location, pollution, environmental issues such as lead paint , asbestos, etc., or habitability.
4. Out inspectors are not allowed to change or alter these written provisions in any way.
5. We do not hold ourselves out to be specialists or professional engineers for any particular items or systems. We are a general quality assurance and real estate inspection firm. If
we report any item as nonfunctional or in need of repair, you are urged to acquire a second opinion from a specialist for the item(s) cited. We do not perform repairs or provide
binding estimates of costs to repair any item.
Before completion of any contractual agreements on the property inspected, Client(s) agree to obtain second opinions or cost estimates by appropriate specialist on items where
performance may be reported as questionable, in need of repair or unsafe. It is specifically understood and agreed that Cotton & Company are bound only by the terms and
conditions of this agreement and have not relied on any other representations, oral or otherwise. Any conditions requiring repair, replacement, or servicing should be by
professionals in appropriate trades before closing. Client(s) give permission to Cotton & Company to discuss report findings with Realtors, owners, repair persons and other
interested persons.
The Client(s) agree to notify Cotton & Company in writing of any complaints or items in question within 14 days of discovery and allow Cotton & Company access to the property
to evaluate these items before corrective action is taken. Life threatening situations should be addressed immediately. In other than life threatening situations, Client(s) failure to
permit Cotton & Company to re-inspect the item at issue shall mean the client(s) has waived any claim against Cotton & Company for breach of this Agreement and/or any error or
omissions claim that results.
Dispute Resolution: Upon written request by either party that is submitted according to the applicable rules for arbitration, any claim, demand or cause of action, which arises out
of or, is related to this Agreement, (collectively "Claims") shall be resolved by binding arbitration in the County of Harris, Texas, in accordance with (1) the Federal Arbitration
Act; (ii) the Code of Procedure ("code") of the National Arbitration Forum ("administrator" or "NAF") and (iii) this Agreement, which shall control any consistency between it and
the law and be in writing setting forth the finding of fact and law and the reasons supporting the decision. Such decision shall be final and binding upon the parties, subject to the
Page 43 of 43
right of the appeal described below. Judgment upon any arbitration award may be entered in any court having jurisdiction. The arbitrator has exclusive authority to resolve any
dispute relating to the applicability or enforceability of the Agreement. Either party shall have the right to appeal to the appropriate court any errors of law including a limited
number of depositions (including the production of documents) by mutual agreement or as permitted by the arbitrator.
Certificate of Merit: The client shall make no claim of professional negligence unless the client has first provided me with a written certification executed by an independent
Texas Professional Engineer currently practicing in the area of house inspections in the Greater Houston Area for home buyers. The certification shall: a)contain the name and
license number of the certifier; b)specify what research the certifier has performed to discover the standard of care, c)specify the acts or omissions that the certifier contends are not
in conformance with the standard of care for a registered structural engineer performing professional services under similar circumstances; and d)state in detail the basis for the
certifier’s opinion that such acts or omissions do not conform to the standard of care. This certificate shall be provided to me not less than thirty (30) days prior to the presentation
of any claim, or the institution of any arbitration or legal proceeding. This certificate of merit clause will take precedence over any existing state law in force at the time of the
claim or demand for arbitration.
Insurance: Insurance to pay undiscovered repairs and unsafe conditions is not carried Cotton & Company. Some error in the inspection process is inevitable; however Cotton &
Company provides a standard of care substantially better than the industry average. If there are concerns raised by the inspection, you should have comprehensive inspection(s) by
an appropriately rated and licensed engineer, specialist, or repair contractor conducted.
Client(s) agrees that in the event any portion of the contract, report or addenda is ruled inadmissible as evidence that the remainder of all aforementioned documents, or any portion
therefore, shall remain admissible as evidence.
Changes to this contract are not accepted without specific written approval of Cotton & Company.
Entire Agreement: This Agreement and no other implied, or verbal pronouncements by Cotton & Company or the client(s) shall be relied upon.
Third Party Indemnification: This inspection and the report are not intended for the use or benefit of anyone other than the Client(s). No third party shall have any right arising
from the inspection or the report. In consideration for Cotton & Company furnishing the report, Client(s) shall indemnify and hold Cotton & Company harmless from any claims,
demands or costs as a result of any third party demand or claim arising out of the inspection or report.
Hold Harmless Agreement: CLIENT agress t hold any and all real estate agents involved in the purchase of the property to be inspected harmlessand keep them exonerated from
all loss, damage, liability or expense occassioned or claimed by reasons of acts or neglects of INSPECTOR or his employees or visitors or independent contractors engaged or paid
by INSPECTOR for the purpose of inspecting subject home.
______________________________________________________________________________________________________________________________________________
CLIENT ACKNOWLEDGES HAVING READ THIS CONTRACT, AND WILL READ THE REPORT AND ALL ATTACHMENTS BEFORE PURCHASING THE
PROPERTY. FURTHER, THAT CLIENT UNDERSTANDS THE TERMS AND CONDITIONS AND AGREES TO BE BOUND BY THESE TERMS AND CONDITIONS
AND TO PAY INSPECTION FEES AS AGREED AT THE TIME OF INSPECTION. THE FINAL REPORT WILL NOT BE RELEASED UNTIL PAYMENT IS RECEIVED
BY COTTON & COMPANY. Payment of fees indicates acceptance of these provisions.