Full House Inspections Phone: (254)836-0413 Fax: (254)836-0413 Email: fullhouseinspect@aol.com 205 Lake Dr. China Spring, TX 76633-2772 PROPERTY INSPECTION REPORT Prepared For: Jack and Jill Homebuyer (Name of Client) Concerning: 137 Pleasant Court, Beautiful, TX 77331 (Address of Inspected Property) By: John Peitsmeyer, Lic #7092 (Name and License Number of Inspector) 07/22/2011 (Date) (Name, License Number and Signature of Sponsoring Inspector, if required) This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefully read ALL of this information. This inspection is subject to the rules (“Rules”) of the Texas Real Estate Commission (“TREC”), which can be found at www.trec.state.tx.us. The TREC Standards of Practice (Sections 535.227-535.233 of the Rules) are the minimum standards for inspections by TREC-licensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted as being inspected were inspected. The inspector is not required to move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturer’s installation instructions. The inspection does NOT imply insurability or warrantability of the structure or its components. Although some safety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potential hazards. In this report, the inspector will note which systems and components were Inspected (I), Not Inspected (NI), Not Present (NP), and/or Deficient (D). General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing parts, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another. Some items reported as Deficient may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards, form OP-I. This property inspection is not an exhaustive inspection of the structure, systems, or components. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about this property, including any seller’s disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspector’s responsibility to confirm that information obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous or future reports. ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS OR TAKE OTHER ACTION, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THE SELLER TAKE ANY ACTION. When a deficiency is reported, it is the client’s responsibility to obtain further evaluations 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 7-2 (8/09) Report Identification: 20110722-01 Sample Report, 137 Pleasant Court, Beautiful, TX and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made. Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property. ADDITIONAL INFORMATION PROVIDED BY INSPECTOR Present at Inspection: Buyer, Buyers representative, Buyers Agent, Inspector, Occupant Building Status: Owner Occupied Weather Conditions: Cloudy Outside Temp: 70's-80's Utilities On: Yes Special Notes: For the purpose of the inspection the house faces north. 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. Page 2 of 15 REI 7-2 (8/09) Report Identification: 20110722-01 Sample Report, 137 Pleasant Court, Beautiful, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D I. STRUCTURAL SYSTEMS A. Foundations Type of Foundation(s): Slab On Grade Comments: Foundation performance: The foundation appears to be performing its intended function. No significant issues were observed. 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. Future performance of the structure cannot be predicted or warranted. B. Grading and Drainage - Comments The clearance from the ground to the exterior cladding was insufficient in one or more locations. Grading in contact with the exterior cladding is conducive to problematic water related issues and wood destroying insect activity. Ideally four (4) to six (6) inches of clearance should be maintained between the grading and the exterior cladding. The grading should then slope away from the structure at a rate of six (6) inches in the first ten (10) feet. Gutters that discharge onto the roof should be extended to discharge directly into the gutters below. This condition, if left unattended, can result in premature deterioration of the roofing under the end of the downspout and or water damaged fascia and soffit. REI 7-2 (8/09) Page 3 of 15 Report Identification: 20110722-01 Sample Report, 137 Pleasant Court, Beautiful, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Gutters cleaning recommended for improved performance in one or more locations. . C. Roof Covering Materials Type(s) of Roof Covering: Composition Shingles (Architectural) Viewed From: Viewed roof from roof top Comments: Roof shingles are loosing aggregate visibly in one or more locations. Nothing major at this time. Annual inspections are recommended. REI 7-2 (8/09) Page 4 of 15 Report Identification: 20110722-01 Sample Report, 137 Pleasant Court, Beautiful, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Minor repairs to the roofing are recommended. Damaged or missing roofing material should be repaired. All roof penetrations should be examined and sealed as necessary. Horizontal drip cap has been installed over the underlayment rather than under the underlayment at horizontal eaves. Nail heads were exposed at the flashings and ridge cap. They should be sealed to reduce risk of leaks. REI 7-2 (8/09) Page 5 of 15 Report Identification: 20110722-01 Sample Report, 137 Pleasant Court, Beautiful, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Trees were in contact or close contact and should be trimmed away to prevent damage to the shingles. Manufacturing defect observed at one shingle. Debris on patio cover roof should be cleaned off. D. Roof Structure and Attic Viewed From: Entered attic and viewed with a flashlight. Limited Access/Limited Visibility Approximate Average Depth of Insulation: 8 to 10 Inches Blown Insulation Approximate Average Thickness of Vertical Insulation: 3 1/2 inches Comments: Note: The attic inspection was limited based upon what was visible and safely accessible by the inspector at the time of the inspection. REI 7-2 (8/09) Page 6 of 15 Report Identification: 20110722-01 Sample Report, 137 Pleasant Court, Beautiful, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Static roof vents in attic congested with dryer lint. Air flow restricted as a result. Purlins are undersized by current standards. (No significant rafter sagging was observed) E. Walls (Interior and Exterior) - Comments Exterior Wall Types: Brick Note: Vegetation observed in contact with exterior walls. Ideally this should be trimmed away 12 inches or more to prevent conditions conducive to wood destroying insect damage or damage caused be the vegetation itself. F. Ceilings and Floors - Comments Fire wall breech observed. (Hole in garage ceiling) Typical hair line cracks observed in the corners of the coffered ceiling in the master bathroom. REI 7-2 (8/09) Page 7 of 15 Report Identification: 20110722-01 Sample Report, 137 Pleasant Court, Beautiful, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D G. Doors (Interior and Exterior) - Comments H. Windows - Comments Window Types: Insulated Glass Units, Metal Window screen(s) missing. (On windows facing the rear porch. Safety glass etchings were not observed on window in hazardous location(s). (Above master tub) I. Stairways (Interior and Exterior) - Comments J. Fireplace/Chimney - Comments Type of Fireplace: Factory K. Porches, Balconies, Decks, and Carports - Comments L. Other - Comments II. ELECTRICAL SYSTEMS A. Service Entrance and Panels - Comments Arc fault circuit interrupting devices were not found. Arc fault circuit protection is recommended for living rooms, family rooms, dining rooms, parlors, libraries, dens, sunrooms, recreation rooms, closets, hallways, bedrooms, and similar rooms and areas. Arc fault protection is required in new home construction. Grounded neutral conductors should not be doubled up as was observed within the distribution panel. (Garage) Neutrals not isolated from ground in sub panel. (Garage) REI 7-2 (8/09) Page 8 of 15 Report Identification: 20110722-01 Sample Report, 137 Pleasant Court, Beautiful, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Aluminum main service wire connectors have no antioxidant. (Garage sub panel) Service panel breaker labeling is incomplete. Evidence of vermin activity was observed within the electrical main disconnect panel. All potential vermin entry points to the service panel should be sealed. (East exterior side of the home) B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper Comments: Ground fault circuit protection (GFCI) was not found in one or more locations. Current standards require GFCI protection above all kitchen counter tops, in bathrooms, in garages, within six feet of the edge of a sink, and at exterior wall outlets. Some exceptions may apply. (Some kitchen receptacles) Minor damage to one or more electrical receptacles observed. REI 7-2 (8/09) Page 9 of 15 Report Identification: 20110722-01 Sample Report, 137 Pleasant Court, Beautiful, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Note: Electrical receptacles at exterior and garage were not tested for GFCI (ground fault circuit interrupter) protection. (Inability to reset due to obstructions) Three-prong electrical receptacles observed to have open grounds in one or more locations. (Above attic access in attic) Could not test master bedroom ceiling fan. Pull chain too high. Ceiling fans were out of balance or wobbling in one or more locations. (Rear exterior of the house) Southwest hall closet light inoperative. Smoke detector was inoperative. (Southwest hallway) No smoke detectors found in bedrooms. III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type of System: Central Heating (Heat Pump) Energy Source: Electric Comments: B. Cooling Equipment Type of System: Central - Air Conditioner Comments: Insulation was missing and or damaged on the refrigerant suction line of the indoor unit. (At ceiling) REI 7-2 (8/09) Page 10 of 15 Report Identification: 20110722-01 Sample Report, 137 Pleasant Court, Beautiful, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Water stains observed at floor of the indoor unit.. (Condensation dripping from refrigerant line has left a stain) Exterior unit pad is not the proper height off grade. Bottom of AC unit should sit three inches above grade. C. Duct System, Chases, and Vents - Comments Type of Ducting: Flexible Insulated Ducting IV. PLUMBING SYSTEM A. Water Supply System and Fixtures Location of water meter: North West Corner of Property Location of main water supply valve: In the Water Meter Box Static water pressure reading: 40 PSI Comments: Note: Laundry room plumbing not tested. Water filter system not included in inspection. REI 7-2 (8/09) Page 11 of 15 Report Identification: 20110722-01 Sample Report, 137 Pleasant Court, Beautiful, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Handle missing or damaged at exterior hose bib. (Rear exterior) Toilet is not secured tightly to the floor. (Master Bathroom) B. Drains, Wastes, and Vents - Comments Lead flashing improperly installed over plumbing vent. (East slope) C. Water Heating Equipment Energy Source: Electric Two Units Capacity: 50 (Gallons Both) Comments: Water heaters clearance from floor inadequate. Water heaters in a garage or room that opens to a garage should be elevated so that the pilots, burners or heating elements are not less than 18 inches from the garage floor. REI 7-2 (8/09) Page 12 of 15 Report Identification: 20110722-01 Sample Report, 137 Pleasant Court, Beautiful, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Cable clamp missing one side where wiring enters the water heater housing. (Garage) The temperature and pressure relief valve drain line material was not rated for the application. The line should be removed and replaced with the appropriate material for improved safety. (Both units) An electrical disconnect was not installed in sight of the water heater. An electrical disconnect or a lockable circuit breaker should be provided for additional maintenance safety. (Both units) D. Hydro-Massage Therapy Equipment - Comments No access panel was found for the whirlpool tub motor. V. APPLIANCES A. Dishwasher - Comments B. Food Waste Disposer - Comments C. Range Exhaust Vent - Comments Type of Range Exhaust Vent: Ducted D. Ranges, Cooktops, and Ovens - Comments Range Energy Source: Electric REI 7-2 (8/09) Page 13 of 15 Report Identification: 20110722-01 Sample Report, 137 Pleasant Court, Beautiful, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Oven Energy Source: Electric Two Units E. Microwave Oven - Comments Microwave Type: Portable Microwave Oven Unit. This section pertains to built in microwave units. Free standing appliances are not included in the inspection. F. Trash Compactor - Comments G. Mechanical Exhaust Vents and Bathroom Heaters - Comments Bathroom vents did not appear to be vented to exterior. H. Garage Door Operator(s) - Comments Automatic reversing sensors improperly located. (Too high) Ideally these should be positioned at 6 inches above the floor. Traveler disengage rope missing. I. Doorbell and Chimes - Comments J. Dryer Vents - Comments The dryer vent terminated into the attic. Vent should terminate to the exterior of the home. REI 7-2 (8/09) Page 14 of 15 Report Identification: 20110722-01 Sample Report, 137 Pleasant Court, Beautiful, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D VI. OPTIONAL SYSTEMS A. Lawn and Garden Sprinkler Systems - Comments System consists of a RainBird controller with 8 zones and a siphon vacuum break device. Sprinkler system does not have a rain/freeze sensor installed. Zone valves not located for all zones. Valve housing covers may be hidden under leaves, grass, or debris. Sub surface leaks were observed on sprinkler head at zone. (Zone 1) Broken or damaged sprinkler heads were noted. This condition should be remedied to ensure adequate spray coverage for the entire sprinkler system. (Zone 4) A head pops up but did not spray. (Zone 3) (Zone ^) Poor spray pattern on one head. (Zone 5) REI 7-2 (8/09) Page 15 of 15