PROPERTY REINSPECTION REPORT

Transcription

1 PROPERTY REINSPECTION REPORT Prepared For: Andrew Xia Address: 1078 Great Meadow Dr. Allen, TX By: Robert Taylor, TREC license # 3619 Date: 10/27/2014 The Three Page Visual Contract Agreement previously provided with the original property inspection report extends to this reinspection report as well. This report is subject to provisions expressed in the original inspection agreement contract. ADDITIONAL INSPECTION INFORMATION Inspection Time: 1:00 pm Weather: Clear Temp: 84 degrees Realty Co: Palace Realtors Agent: Ting Feng Structure Type: Two story residence Status: Home is a furnished model Who Is Present: Supervisor and workmen today This Is Your Invoice Fee: $ Paid By: Credit Card Received By: Robert Taylor Aadvanced Inspections Inc. ~ 1108 Edgefield Drive ~ Plano, TX of 5

2 [ Reinspection Of Specific Items Requested By The Purchaser Are Organized Below ] Items That Appear To Have Been Satisfactorily Addressed: Exterior Walls Single car garage entry and painting is almost complete. Fireplace and Chimneys is working fine today Roof Structure and Attics INSULATION: Upstairs southeast bedroom closet - There are areas where the insulation has been pulled back from ceiling and some discarded recessed can lights, etc. above the double car garage. The builder says the can lighting is disconnected and the insulation is not required above the garage ceiling... which is true. Insulation has been added to the upper attic Gutters & Downspouts splash blocks have been added ELECTRIC LEFT PANEL RIGHT PANEL One circuit breaker (#22) is double lugged but there seems to be little amperage draw if it is only powering outlets at the kitchen nook and dining room per the labeling. Should be ok although it may not meet electric codes. The AFCI breaker #16 labeled bedrooms is connected now. Is equipped with a generator breaker interrupter. This device is not connected, ask builder for more information. The builder says there is no requirement to install and connect this item so it was not removed because there is no safe way to fill the opening in the dead front of the panel. There are four circuits that have been terminated in the panel... this should not be a problem. Smoke Alarms operation good Aadvanced Inspections Inc. ~ 1108 Edgefield Drive ~ Plano, TX of 5

3 Fixture: Non working fixtures (may be bulbs, switches or fixtures) most have been replaced but check incomplete items in the next section. Exterior landscape lighting fixture and bulb have been replaced. Light fixture sensor repaired above the exterior entry cover. Transformer box at the east elevation has been removed. Equipment Disconnect east elevation is no longer in use and the panel breaker has been removed. Upper Attic: Electrical connections to the west are now contained in a junction box. 220 volt electrical connections above the double car garage have been removed. Outlet: Cover plate is installed in the office. PLUMBING Bathroom Master Left Sink good. Bathroom Bed Upstairs SW Bathroom Bed Upstairs SE Bathroom Hall Upstairs west Water Heaters both are good Laundry Washer The sewer inlet has been opened, I recommend to file the opening smooth Hydro-Massage Therapy Equipment An access panel has been added to access the motor however the opening small is would be difficult to remove the motor. Tub motor is working, turns on from the control button. Range Hood light is fixed. Beverage Refrigerator Media Room door alignment is good. Wrought iron fencing at the east property line has been repaired. Aadvanced Inspections Inc. ~ 1108 Edgefield Drive ~ Plano, TX of 5

4 Some doors have been taken care of however see the next section Items That Are Incomplete Or The Same As Before: Grading and Drainage Lower soil at south, east elevations to expose at least two inches of foundation and slope to drain away from structure. Do not create a condition where water will pool up against the foundation. See the WDI report for more specifics. Roof Covering - Seal water heater flue rain collars. Repair two broken roof vents west elevation EXTERIOR DOORS Some wood decay at center of the door (hinge side bottom) jamb - study. Entry door weather strip lock side needs to be pushed in tight (towards the bottom). SERVICE ENTRANCE AND PANELS LEFT PANEL RIGHT PANEL One protective cable clamp is missing where wires pass through metal edges of the panel box. Two neutral wires lugged together should be connected directly to the neutral bus bar. One 45 amp circuit breaker is oversized for the specifications (40 Max fuse or breaker) noted on the AC compressor. Four knock-out shields are loose and fall out easily when touching them on the deadfront. GFCI (ground fault circuit interrupter) GFCI must be present within 6 feet of laundry and bar sinks. IRC 2006 [3802.2] & NEC 2008 [210.8A2] See laundry north wall. GFCI Is absent at the BBQ service area. Fixture: Non working fixtures (may be bulbs, switches or fixtures) exterior landscape lighting just one, exterior eave lighting one at the east side of the home, three sets of flood lights at the north elevation of the home (apparently on a timer and light sensor which will need to be observed during evening hours) Upper Attic: electrical connections in junction box to the east need to be covered. Aadvanced Inspections Inc. ~ 1108 Edgefield Drive ~ Plano, TX of 5

5 Switch: Defective 3-way switch connections associated with the upstairs west hall bath fan and the downstairs family room fan. Closet fixture bulb is not covered/protected closet beneath the back stair and upstairs SW bedroom closet. PLUMBING Bathroom Master Shower south shower valve needs to be secured to the wall framing, loose when you grab hold of the valve. Toilet need to raise water level in the bowl... intermittently does not fill high enough Garage Door Operators - BOTH DOORS Infrared beam height should be mounted so that it is at 6 inches above the floor. (TREC guidelines and/or per manufacture install specifications). Outdoor BBQ propane tank has been connected, unable to light from the electric ignition... I lighted it with a match. Comments On Some Items Not Mentioned Above: General paint touch up needed throughout the interior. Carpet cleaning and floor cleaning is needed. It may be time to refinish the wood floor in this home. Exterior landscape lighting does not have rubber gaskets to keep moisture out of the bulb sockets. An after thought - Now that the spa motor is visible it will need a casing ground if the plumbing in the home is run in copper. If the plumbing is PEX (or crosslinked polyethylene) the casing ground is not needed. The builder said he plumbing in the home is PEX however should check the plumbing lines in the attic to confirm this. General Comments: Carbon Monoxide detectors have been added one at the kitchen nook and one at the upstairs game room. Time clocks in the garage are now labeled however some of these fixtures are also controlled by light sensors so they do not turn on until dark. I did not see all the exterior lighting come on at the front landscape up-lights or the floods north side of home. Wire plugged into outlet at the master bath closet attic access builder says this is for the Tivoli lighting at the master bedroom ceiling. Recessed can lights above the double garage builder says they are disconnected. Hydro-Massage Therapy Equipment - there are debris beneath the tub Dishwasher door closes no longer rubs the cabinet but appears to be slightly out of alignment to the opening. Exterior Walls - A little mortar touch up needed at the front entry arch keystone. Aadvanced Inspections Inc. ~ 1108 Edgefield Drive ~ Plano, TX of 5