Inspection Report. Tony Castronovo. Property Address: 210 Brazos Street Bldg! Brazoria Texas Brazos Street Building 1

Transcription

1 nspection Report Tony Castronovo Property Address: 210 Brazos Street Bldg! Brazoria Texas Brazos Street Building 1 House To Home nspection Ray Basinger TREC # Linn Lane Magnolia, TX

2 PROPERTY NSPECTON REPORT Prepared For: Tony Castronovo (Name of Client) Concerning: 210 Brazos Street, Bldg!, Brazoria, Texas (Address or Other dentification of nspected Property) By: Ray Basinger TREC # / House To Home nspection 3/16/2018 (Name and License Number of nspector) Ray Basinger Trec # (Date) (Name, License Number of Sponsoring nspector) PURPOSE, LMTATONS AND NSPECTOR / CLENT RESPONSBLTES This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. f any item or comment is unclear, you should ask the inspector to clarify the findings. t 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 The TREC Standards of Practice (Sections of the Rules) are the minimum standard 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 turn on decommissioned equipment, systems, utility services or apply an open flame or light a pilot to operate any appliance. The inspector is NOT required to climb over obstacles, 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. n this report, the inspector shall indicate, by checking the appropriate boxes on the form, whether each item was inspected, not inspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. The inspector must check the Deficient (D) box if a condition exists that adversely and materially affects the performance of a system or component or constitutes a hazard to life, limb or property as specified by the TREC Standards of Practice. General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing components, 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 may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards or Deficiencies below. THS PROPERTY NSPECTON S NOT A TECHNCALLY EXHAUSTVE NSPECTON 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. t 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. Promulgated by the Texas Real Estate Commission(TREC) P.O. Box 12188, Austin, TX (512) ( Page 2 of 59

3 You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. t 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. TEMS DENTFED N THE REPORT DO NOT OBLGATE ANY PARTY TO MAKE REPARS OR TAKE OTHER ACTONS, NOR S THE PURCHASER REQURED TO REQUEST THAT THE SELLER TAKE ANY ACTON. When a deficiency is reported, it is the client s responsibility to obtain further evaluations 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. f 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. t 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. TEXAS REAL ESTATE CONSUMER NOTCE CONCERNNG HAZARDS OR DEFCENCES Each year, Texans sustain property damage and are injured by accidents in the home. While some accidents may not be avoidable, many other accidents, injuries, and deaths may be avoided through the identification and repair of certain hazardous conditions. Examples of such hazards include: malfunctioning, improperly installed, or missing ground fault circuit protection (GFC) devices for electrical receptacles in garages, bathrooms, kitchens, and exterior areas; malfunctioning arc fault protection (AFC) devices; ordinary glass in locations where modern construction techniques call for safety glass; malfunctioning or lack of fire safety features such as smoke alarms, fire-rated doors in certain locations, and functional emergency escape and rescue openings in bedrooms; malfunctioning carbon monoxide alarms; excessive spacing between balusters on stairways and porches; improperly installed appliances; improperly installed or defective safety devices; and lack of electrical bonding and grounding. To ensure that consumers are informed of hazards such as these, the Texas Real Estate Commission (TREC) has adopted Standards of Practice requiring licensed inspectors to report these conditions as Deficient when performing an inspection for a buyer or seller, if they can be reasonably determined. These conditions may not have violated building codes or common practices at the time of the construction of the home, or they may have been grandfathered because they were present prior to the adoption of codes prohibiting such conditions. While the TREC Standards of Practice do not require inspectors to perform a code compliance inspection, TREC considers the potential for injury or property loss from the hazards addressed in the Standards of Practice to be significant enough to warrant this notice. Contract forms developed by TREC for use by its real estate licensees also inform the buyer of the right to have the home inspected and can provide an option clause permitting the buyer to terminate the contract within a specified time. Neither the Standards of Practice nor the TREC contract forms require a seller to remedy conditions revealed by an inspection. The decision to correct a hazard or any deficiency identified in an inspection report is left to the parties to the contract for the sale or purchase of the home. Page 3 of 59

4 NFORMATON NCLUDED UNDER "ADDTONAL NFORMATON PROVDED BY NSPECTOR", OR PROVDED AS AN ATTACHMENT WTH THE STANDARD FORM, S NOT REQURED BY THE COMMSSON AND MAY CONTAN CONTRACTUAL TERMS BETWEEN THE NSPECTOR AND YOU, AS THE CLENT. THE COMMSSON DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTES. F YOU DO NOT UNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTANED N THS SECTON OR ANY ATTACHMENTS, CONSULT AN ATTORNEY. ADDTONAL NFORMATON PROVDED BY NSPECTOR: Type of building: Apartment Complex Approximate age of Structure: 16 Years Approximate Square Footage of Structure: Multiple units 600 to 900 square feet each Weather: Overcast and warm Temperature: 80 Degrees F n Attendance: Home nspector, Buyer, Seller, Tentant Ground/Soil surface condition: Dry Page 4 of 59

5 Table of Contents Cover Page...1 Table of Contents...5 ntro Page...6 STRUCTURAL SYSTEMS...7 ELECTRCAL SYSTEMS...26 HEATNG, VENTLATON AND AR CONDTONNG SYSTEMS...31 V PLUMBNG SYSTEM...34 V APPLANCES...45 V OPTONAL SYSTEMS...52 General Summary...54 Page 5 of 59

6 Date: 3/16/2018 Property: 210 Brazos Street Bldg! Brazoria Texas Time: 10:00 AM Customer: Tony Castronovo Comment Key or Definitions Report D: Castronovo 210 Brazos Street Bldg 1 Real Estate Professional: The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property. nspected () = visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear. Not nspected (N)= did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting. Not Present (NP) = This item, component or unit is not in this home or building. Deficiency (D) = The item, component or unit is not functioning as intended or needs further inspection by a qualified contractor. tems, components or units that can be repaired to satisfactory condition may not need replacement. Page 6 of 59

7 = nspected N = Not nspected NP = Not Present D = Deficient. STRUCTURAL SYSTEMS A. Foundations Type of Foundation(s): Concrete Slab on Grade Comments: The foundation of this structure is shared by multiple living units being supported by the same foundation. The foundation appeared to be supporting the single unit inspected as intended. t is my understanding that the foundation of this townhouse is the responsibility of the building owner or homeowner association. Any issues with the foundation should be addresses to the association responsible. B. Grading and Drainage Comments: There were no deficiencies detected concerning the grading and drainage at the time of the inspection. The grading and drainage appeared to drop away from the foundation as well as slope toward the drainage areas. There was no standing water near the structure. C. Roof Covering Materials Types of Roof Covering: Asphalt/Fiberglass Viewed From: Drone Roof Ventilation: Ridge vents, Soffit Vents Comments: The roof is just a few months old and was inspected via a drone. The roof inspection results are posted in the sister report of building 2. D. Roof Structure and Attics Viewed From: From entry Approximate Average Depth of nsulation: 10 inches Type of Attic nsulation: Blown in loose nsulation Attic Access: Scuttle hole Roof Structure: Steel trusses Comments: There were no deficiencies detected concerning the roof structure at the time of the nspection. All roof structure appeared to be supporting the structure as intended. The building has a metal roof structure. Page 7 of 59

8 = nspected N = Not nspected NP = Not Present D = Deficient D. tem 1(Picture) Firewall in place between units D. tem 2(Picture) Firewall unit 107 E. Walls (nterior and Exterior) Wall Structure: Metal studs Comments: (1) The electrical service entrance meter boxes are not sealed to the exterior wall. recommend sealing the electrical service entrance boxes to the exterior wall to prevent moisture and pest intrusion into the wall. Page 8 of 59

9 = nspected N = Not nspected NP = Not Present D = Deficient E. tem 1(Picture) This area needs to be sealed to the wall to prevent moisture and pest intrusion into the wall. (2) The cooling condenser service disconnects are not sealed to the wall. recommend sealing the disconnects to prevent moisture intrusion into the wall. E. tem 2(Picture) This area needs to be sealed to the wall to prevent moisture and pest intrusion into the wall. (3) The siding and trim on this home appears to be stucco an EFs. did not perform a moisture test for possible water intrusion concerning the stucco, as this is a separate test and should be preformed by a licensed moisture detection technician. did inspect for the proper flashing and flashing kick-outs required for stucco as well as visually inspect for obvious signs of moisture intrusion. At the time of the inspection there are several areas in need of repair throughout the exterior.there is cracking along the seams and settling cracks in the stucco throughout the exterior as well has some damaged EFs. The cracks and damage detected appear to be cosmetic. recommend monitoring these cracks and damage and sealing as needed to prevent moisture intrusion. Page 9 of 59

10 = nspected N = Not nspected NP = Not Present D = Deficient E. tem 3(Picture) Stucco cracks E. tem 4(Picture) Stucco cracks Page 10 of 59

11 = nspected N = Not nspected NP = Not Present D = Deficient E. tem 5(Picture) Stucco cracks E. tem 6(Picture) Damaged EFS (4) There is an active water leak in the rear wall and ceiling of unit 103. recommend further evaluation and repairing the leak and replacing all damaged drywall as needed. Page 11 of 59

12 = nspected N = Not nspected NP = Not Present D = Deficient E. tem 7(Picture) Active water leak in wall or ceiling unit 103 E. tem 8(Picture) Active moisture in wall E. tem 9(Picture) Water stained ceiling unit 103 Page 12 of 59

13 = nspected N = Not nspected NP = Not Present D = Deficient E. tem 10(Picture) Moisture stained ceiling E. tem 11(Picture) Active water leak in this wall (5) There is organic growth growing in the water heater closet at unit 103. The growth may be harmful, recommend further evaluation and repair as needed. E. tem 12(Picture) Growth on wall Page 13 of 59

14 = nspected N = Not nspected NP = Not Present D = Deficient (6) The laundry room wall is moisture stained in unit 101. recommend further evaluation and repair as needed. E. tem 13(Picture) Moisture stained wall (7) The wall has moisture stains in unit 104. The moisture stain is not active. recommend repair as needed. E. tem 14(Picture) Moisture stained wall F. Ceilings and Floors Ceiling Structure: Metal Beams Floor Structure: Concrete Comments: (1) The carpet and vinyl flooring in 6 of the units is in poor condition. recommend replacing as needed. Page 14 of 59

15 = nspected N = Not nspected NP = Not Present D = Deficient F. tem 1(Picture) Damaged vinyl floor unit 101 (2) The base boards are moisture damaged at the front and rear exit doors at units 103,101,107 recommend replacing the base boards as needed. F. tem 2(Picture) Damaged base boards F. tem 3(Picture) Moisture damaged base boards Page 15 of 59

16 = nspected N = Not nspected NP = Not Present D = Deficient F. tem 4(Picture) Deteriorated door frame F. tem 5(Picture) Deteriorated base board unit 107 (3) The ceilings have water stains in units 103 and 104, These stains appear to be from a active water leak. recommend further evaluation and repair as needed. Page 16 of 59

17 = nspected N = Not nspected NP = Not Present D = Deficient F. tem 6(Picture) Water leak here F. tem 7(Picture) Moisture stains unit 104 (4) The vinyl flooring is lifted and loose at the second floor bathroom in unit 107. recommend further evaluation and repair as needed. F. tem 8(Picture) Lifted vinyl Page 17 of 59

18 = nspected N = Not nspected NP = Not Present D = Deficient (5) There is evidence of moisture intrusion on the ceiling of unit 106 Laundry room. recommend further evaluation of this area and repairing as needed. F. tem 9(Picture) Moisture stain G. Doors (nterior & Exterior) Comments: (1) There are missing door stops throughout the apartments. recommend installing door stops to prevent drywall and door damage. (2) The rear exit door frames are deteriorated/rotted at the bottom of the door frames at all units. recommend repairing as needed to prevent further deterioration. Page 18 of 59

19 = nspected N = Not nspected NP = Not Present D = Deficient G. tem 1(Picture) Deteriorated door frame G. tem 2(Picture) Deteriorated door frame unit 105 Page 19 of 59

20 = nspected N = Not nspected NP = Not Present D = Deficient G. tem 3(Picture) Deteriorated door frame unit 106 G. tem 4(Picture) Deteriorated door frame (3) The dead bolt door frame locking plate is missing at unit 103 entry door. recommend installing as needed to prevent door frame damage. G. tem 5(Picture) Missing locking plate Page 20 of 59

21 = nspected N = Not nspected NP = Not Present D = Deficient (4) The water heater closet door frame striker plate is missing at unit 101 entry door. recommend installing as needed to prevent door frame damage. G. tem 6(Picture) Missing striker plate (5) The door lock does not function at the half bathroom door in unit 107. recommend repair as needed. (6) The closet door lower tracks are damaged or missing at unit 101 &108. recommend repair or replacing the lower door track to prevent the doors from falling off the top track. (7) The bathroom and water heater closet doors contacts the frame when being closed making the door difficult to close in unit 103. recommend adjusting as needed. H. Windows Comments: (1) There are damaged window screens throughout the building. recommend repairing all window screens in the case the window needs to be open the screens will aid in preventing insects from entering the home. The pictures shown are not all inclusive of every missing window screen. (2) The second floor windows do not meet current standards. Current standards require the bottom of a second floor window to be 24" above the flooring. The exception is if the window does not open more than 4" and does not allow a drop of more than 6' down from the window. recommend installing window stops to prevent the windows from opening more than 4". at the second floor. Note: This requirement may not have been a required at the time this building was constructed.. Stairways (nterior & Exterior) Comments: (1) The stairway hand rail is not terminated toward the wall at the ends. Current standards require all stairway railing to be terminated toward the walls at both ends of the stairs to signal the end of an available hand rail for the stairs. Page 21 of 59

22 = nspected N = Not nspected NP = Not Present D = Deficient. tem 1(Picture) Hand rail should be terminated (2) The balusters/spindles on the stairway safety railing are spaced to far apart. The current standard required for safety is that the balusters/spindles be spaced such that a 4." sphere can not pass through the balusters/spindles at any point between the baluster/spindles.. tem 2(Picture) This distance should be less than 4" (3) The stairway hand and safety railing is loose near the top landing area at unit 108. recommend repair as needed. Page 22 of 59

23 = nspected N = Not nspected NP = Not Present D = Deficient. tem 3(Picture) Loose stair railing K. Porches, Balconies, Decks and Carports Comments: (1) The rear stair support poles are rusted at the base. recommend further evaluation and repair as needed. K. tem 1(Picture) Rusted support post (2) The front carport awning is rusted and in need of paint. recommend painting as needed. Page 23 of 59

24 = nspected N = Not nspected NP = Not Present D = Deficient K. tem 2(Picture) Rusted car port (3) The steel front and rear entry stairs are rusted and the balusters/spindles on the stairway safety railing are spaced to far apart. The current standard required for safety is that the balusters/spindles be spaced such that a 4." sphere can not pass through the balusters/spindles at any point between the baluster/ spindles. Page 24 of 59

25 = nspected N = Not nspected NP = Not Present D = Deficient K. tem 3(Picture) This distance should be less than 4" K. tem 4(Picture) Rusted safety railing K. tem 5(Picture) Rusted safety railing Page 25 of 59

26 = nspected N = Not nspected NP = Not Present D = Deficient L. Other Comments: There are no door bells present at any of the apartments. = nspected N = Not nspected NP = Not Present D = Deficient. ELECTRCAL SYSTEMS A. Service Entrance and Panels Electrical Service Entrance Conductor Type: Copper Service Entrance: Below ground Panel Amperage into house: 8 x 125 Amps Panel Type: Circuit breakers Panel Location: nterior closets, Main shut -offs at left end Electric Panel Manufacturer: General Electric Comments: (1) There are no Arc Fault Circuit nterrupts (AFC) breakers present in the breaker panel box. Current standards require all habitable spaces in the house be AFC protected. NOTE: AFC breakers requirements for all habitable spaces was not the building standard at the time this house was constructed. Page 26 of 59

27 = nspected N = Not nspected NP = Not Present D = Deficient A. tem 1(Picture) View of 1 of 8 main power shut off A. tem 2(Picture) View of unit 101 breaker panel open for inspection Page 27 of 59

28 = nspected N = Not nspected NP = Not Present D = Deficient A. tem 3(Picture) View of unit 104 breaker panel open for inspection A. tem 4(Picture) View of unit 107 breaker panel open for inspection (2) The cooling condensers for all units call for a maximum breaker size of 20 amps. The breaker boxes have 30 amp breakers installed. recommend having a qualified electrician replace as needed. (3) There are white wire used as power wires in all of the breaker panels that are not flagged. All neutral colored wires used has power wires must be flagged as power wires. recommend having a licensed electrician evaluate and repair as needed. (4) The main power entrance box at building 1 is loose from the box at the bottom. recommend having a licensed electrician evaluate and repair as needed. Page 28 of 59

29 = nspected N = Not nspected NP = Not Present D = Deficient A. tem 5(Picture) Open main entrance wire B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring:: Romex Branch wire 15 and 20 AMP: Copper Comments: (1) Three of the four GFC outlets do not function in the kitchen of unit 103. recommend having a licensed electrician evaluate and repair as needed. (2) There are exposed electrical wires at building 1 rear stairway. recommend repair as needed. Page 29 of 59

30 = nspected N = Not nspected NP = Not Present D = Deficient B. tem 1(Picture) Exposed wires here B. tem 2(Picture) Exposed wire here (3) The GFC reset at unit 101 kitchen sink area does not trip. recommend having a licensed electrician evaluate and repair as needed. (4) One of the GFC reset at unit 101 kitchen sink area has reverse polarity. recommend having a licensed electrician evaluate and repair as needed. (5) There are light bulbs that did not light up with switch activation at the interior and exterior of the house. recommend replacing all non functioning light bulbs and retesting the fixtures. The pictures shown may not be all inclusive of every missing/non lighting fixture. (6) The GFC reset in the half bathroom has an open ground in unit 107. recommend having a licensed electrician evaluate and repair as needed. (7) The smoke detectors are not interconnected at any of the apartments. All the smoke detector alarms functioned as intended individually however to meet current standards the smoke detectors should be interconnected. Smoke detector alarms within a house should be linked together to activate all smoke alarms if any one detector is activated. The smoke alarms should also be connected to the house electrical system and have a battery back up in the case of power failure. recommend further evaluation and repair of the smoke alarm system. (8) The GFC outlets do not trip at the kitchen sink of unit 105. recommend having a licensed electrician evaluate and repair as needed. Page 30 of 59

31 = nspected N = Not nspected NP = Not Present D = Deficient (9) The GFC circuits throughout all of the apartments should be evaluated by a licensed electrician as several of the GFC outlets are not in place or do dot trip. = nspected N = Not nspected NP = Not Present D = Deficient. HEATNG, VENTLATON AND AR CONDTONNG SYSTEMS A. Heating Equipment Type of Systems: Forced Air Energy Sources: Electric Heat System Brand: Goodman Number of Heat Systems (excluding wood): Eight Comments: There were no deficiencies detected at the time of the inspection concerning the function of the furnaces. All of the furnaces produced warm air as intended. Furnaces have limited visibility to the heating elements and as a result the heat element(s) could not be 100% checked for defects. A. tem 1(Picture) View of unit 103 furnace temperature measured at a outlet register. A. tem 2(Picture) View of unit 101 furnace lit and active. Page 31 of 59

32 = nspected N = Not nspected NP = Not Present D = Deficient A. tem 3(Picture) View of unit 104 furnace temperature measured at a outlet register. A. tem 4(Picture) View of unit 107 furnace temperature measured at a outlet register. B. Cooling Equipment Type of Systems: Split System Central Air Manufacturer: Goodman Comments: (1) The cooling system temperature deltas between the return air and the outlet air at the registers was between 6 and 14 degrees F for units 101, 102,104,106 and 107 and 108. These deltas are not considered acceptable deltas. The Delta on a correctly functioning cooling system should be between 15 and 25 Degrees F. recommend having a licensed HVAC technician evaluate and repair the cooling systems as needed. Note: The cooling condenser labels are washed out and not legible, The units all appear to be the same date and model. Page 32 of 59

33 = nspected N = Not nspected NP = Not Present D = Deficient B. tem 1(Picture) Cooling condenser labels are not legible (2) There were no deficiencies detected concerning the function of the cooling systems in units 103,105 at the time of the inspection. The temperature delta between the return air temperature and the outlet air temperature at the registers was on average 16 degrees F. This delta is considered an acceptable delta when measured at the register. The Delta on a correctly functioning air conditioner measured at the registers should be between 12 and 22 Degrees F depending on conditions. Note: The cooling system line pressures were not taken and the system was not tested for leaks as this is beyond the scope of the home inspector. f further evaluation is needed please contact a licensed HVAC technician. Page 33 of 59

34 = nspected N = Not nspected NP = Not Present D = Deficient B. tem 2(Picture) View of the unit 103 cooling system measured return air temperature at the register B. tem 3(Picture) View of unit 103 cooling system measured exit air temperature at the regster C. Duct Systems, Chases, and Vents Type of Ductwork: nsulated Flex Duct Filter Sizes: 16x25 Filter Type: Disposable Comments: There were no deficiencies detected at the time of the inspection concerning the heating and cooling ducts and filters. recommend changing or cleaning the return air filters according to the manufactures required recommendations and checking the air filter(s) at least once a month to enhance the efficiency of the heating and cooling systems. = nspected N = Not nspected NP = Not Present D = Deficient V. PLUMBNG SYSTEM Page 34 of 59

35 = nspected N = Not nspected NP = Not Present D = Deficient A. Plumbing Supply, Distribution Systems and Fixtures Location of water meter: Left end of building Location of main water supply valve: Left end of building Static water pressure reading: 60 pounds/square inch Water Source: Public Plumbing Water Supply (into home): PVC Plumbing Water Distribution (inside home): CPVC Comments: (1) The water pressure to a home should be between 40 PS and 80 PS. The water pressure to this home was measured at 60 PS. This water pressure is within the acceptable pressure range. A. tem 1(Picture) Main water shut offs at building 1 A. tem 2(Picture) View of measured water pressure (2) The toilet is leaking at the base in unit 103. recommend having a licensed plumber evaluate and repair as needed. Page 35 of 59

36 = nspected N = Not nspected NP = Not Present D = Deficient A. tem 3(Picture) Leaking toilet A. tem 4(Picture) Cracked toilet lid and tank (3) The toilet tank and lid is cracked in unit 103. recommend replacing the toilet in unit 103. (4) The water controls and spout leak water at unit 103. recommend having a licensed plumber evaluate and repair as needed. Page 36 of 59

37 = nspected N = Not nspected NP = Not Present D = Deficient A. tem 5(Picture) Water leak (5) The shower head is leaking around the connections and joints at unit 101. recommend repair as needed. A. tem 6(Picture) Water leak here (6) The shower water control is leaking in unit 106. recommend repair as needed. Page 37 of 59

38 = nspected N = Not nspected NP = Not Present D = Deficient A. tem 7(Picture) Leaking water control (7) The toilet tank lid is cracked in unit 108. recommend replacing the tank lid. A. tem 8(Picture) Cracked tank lid B. Drains, Waste, and Vents Plumbing Waste: PVC Comments: (1) The bathroom bathtub is missing the drain strainer in unit 103. recommend replacing/installing a strainer to prevent large items from entering the drain line. Page 38 of 59

39 = nspected N = Not nspected NP = Not Present D = Deficient B. tem 1(Picture) Missing strainer (2) There is no dishwasher high loop or vent present in the dishwasher drain line in unit 101. The dishwasher drain line should run up from the garbage disposer and then back down to the dishwasher or up to a drain line vent. Having a high loop drain line or vent line style type of routing of the dishwasher drain line will help prevent clogging of the drain line and will help keep the disposer waste from the waste disposer from backing up into the dishwasher drain line causing a clog. recommend installing a high loop or vent into the dishwasher drain line to help prevent clogging of the dishwasher drain line. B. tem 2(Picture) Any drain line entering a food waste disposer should enter the disposer in a downward direction to prevent clogging. (3) The bathroom shower/tub enclosures caulking in unit 104 is separating and cracked in areas. recommend repair as needed to prevent moisture intrusion into the shower/tub walls. Page 39 of 59

40 = nspected N = Not nspected NP = Not Present D = Deficient B. tem 3(Picture) Needs caulking unit 104 (4) The sink stoppers are missing or are non functional in the bathrooms at unit 103 and 101. recommend repairing as needed. (5) The half bathroom sinks drains slow in unit 101 & 102. Slow draining sinks are usually a good indication of a partial drain clog. recommend having a licensed plumber evaluate and repair as needed. C. Water Heating Equipment Water Heater Energy Sources: Electric Water heater Capacity: 40 Gallon Water Heater Manufacturer: A.O. Smith, Reliance, Whirlpool Water Heater Location: nterior closet or Laundry room Number of Water Heaters: 8 Water Heaters Comments: (1) The water heaters throughout the apartments do not have drain lines attached to the safety drain pan for the water heater. Note: Six of the 8 water heaters throughout the apartments are manufactures from 2012 to 2017, the other two water heaters are old or leaking units 101 is old and unit 104 is leaking and need to be replaced. Page 40 of 59

41 = nspected N = Not nspected NP = Not Present D = Deficient C. tem 1(Picture) No water heater drain pan line C. tem 2(Picture) No drain pan (2) Several of the water heaters do not have safety drain pans. recommend installing drain pans and drain lines routed to the exterior. (3) The water heater is rusted and leaking in unit 104. recommend replacing the water heater in this unit. Page 41 of 59

42 = nspected N = Not nspected NP = Not Present D = Deficient C. tem 3(Picture) Rusted and leaking water heater (4) The water supply line valve to the water heater is rusted and damaged at unit 105. recommend having a licensed plumber evaluate and repair as needed. C. tem 4(Picture) Rusted water supply valve (5) The TPR plumbing from the water heater in unit 106 is running up instead of down and is discharged into the laundry drain. For proper draining in the case the TPR valve is activated the plumbing should run on a downward slope at all times until the water exits the pipe 6" from the exterior ground. Page 42 of 59

43 = nspected N = Not nspected NP = Not Present D = Deficient C. tem 5(Picture) ncorrect TPR plumbing D. Hydro-Massage Therapy Equipment Comments: (1) The jetted tub was filled with water, all jets were checked for water flow and the jetted tub controls were inspected for function. There were no deficiencies detected concerning the function of the jetted tub at the time of the inspection. Page 43 of 59

44 = nspected N = Not nspected NP = Not Present D = Deficient D. tem 1(Picture) View of unit 103 jetted tub functioning. D. tem 2(Picture) View of unit 106 jetted tub functioning. D. tem 3(Picture) View of jetted tub functioning. Page 44 of 59

45 = nspected N = Not nspected NP = Not Present D = Deficient (2) There is no accessible GFC protection for the the jetted tub motors that could be located/verified (maybe under the tub panel). recommend verifying that the jetted tubs are GFC protected. = nspected N = Not nspected NP = Not Present D = Deficient V. APPLANCES A. Dishwasher Dishwasher Brand: Whirlpool Available Dryer Connections: Electric Only Comments: There is rust on the dish racks of the dishwashers in unit 101&105. recommend sealing or replacing the dish racks to prevent staining of dishes and the inside of the dishwasher. Page 45 of 59

46 = nspected N = Not nspected NP = Not Present D = Deficient A. tem 1(Picture) View of 1 of 8 Dishwasher A. tem 2(Picture) Rusted dishrack A. tem 3(Picture) Rusted dishrack B. Food Waste Disposers Disposer Brand: Badger Page 46 of 59

47 = nspected N = Not nspected NP = Not Present D = Deficient Comments: The food waste disposers are cracked on the exterior of the disposer and leak water through the cracks in units 103 and 101. recommend replacing the disposers. B. tem 1(Picture) Cracked and leaking disposer B. tem 2(Picture) Cracked disposer C. Range Hood and Exhaust Systems Exhaust Hood Brand: Whirlpool Exhaust Hood Venting: Recirculating Comments: (1) The range exhaust charcoal filter is missing in unit 103. recommend installing as needed. Page 47 of 59

48 = nspected N = Not nspected NP = Not Present D = Deficient C. tem 1(Picture) Missing filter (2) The range light in the exhaust vent fan of unit 101 did not light with switch activation. recommend replacing the light bulb and retesting the light. C. tem 2(Picture) This light failed to light with activation of the light switch. D. Ranges, Cooktops and Ovens Oven Brand: Whirlpool Oven Energy Source: Electric Cook top Brand: Whirlpool Cook top Energy source: Electric Number of cooktop Elements/Burners: 4 element Comments: (1) The ovens are not equipped with anti-tip devices. The anti tip device will prevent the oven from tipping forward in the event too much weight is applied to the oven door or front of the oven. This is a safety feature that should be installed on all stand alone ovens. (2) The measured oven temperature is out of tolerance on all of the ovens. The ovens were set to 350 Degrees F and and allowed to heat for the appropriate amount of time to reach the set temperature. The Page 48 of 59

49 = nspected N = Not nspected NP = Not Present D = Deficient oven temperature was then measured with a oven thermometer.the oven measurement is more than 25 degrees out of tolerance. recommend adjusting the oven temperature controls and retesting. D. tem 1(Picture) View of one of eight ovens under test. D. tem 2(Picture) View of unit 103 measured oven temperature. Page 49 of 59

50 = nspected N = Not nspected NP = Not Present D = Deficient D. tem 3(Picture) View of unit 101 measured oven temperature. D. tem 4(Picture) View of unit 107 measured oven temperature. (3) There were no deficiencies detected concerning the function of the cooktops at the time of the inspection. The cooktop elements were tested on high and low settings. Page 50 of 59

51 = nspected N = Not nspected NP = Not Present D = Deficient D. tem 5(Picture) View of the cooktop functioning. E. Microwave Ovens Comments: There are no built in microwave ovens present at this property. F. Mechanical Exhaust Vents and Bathroom Heaters Comments: There were no deficiencies detected at the time of the inspection concerning the function of the exhaust vent fans however the vent fan screen in unit 108 is clogged and in need of cleaning. recommend cleaning the exhaust vent fan screen to promote good air flow. F. tem 1(Picture) Clogged exhaust vent H. Dryer Exhaust Systems Comments: The clothes dryer vents are clogged with lint and the back draft flaps are stuck in the open position at several of the units. recommend cleaning the clothes dryer vents as needed. Page 51 of 59

52 = nspected N = Not nspected NP = Not Present D = Deficient H. tem 1(Picture) Dryer vent needs cleaned. Other Comments: = nspected N = Not nspected NP = Not Present D = Deficient V. OPTONAL SYSTEMS A. Landscape rrigation (Sprinkler) Systems Number of rrigation Zones:: 4 zones Comments: The sprinkler system is a manual system with four zones. The water line is disconnected to one of the zones. There is no anti backflow device to protect the water source to the complex. recommend repair as needed. Page 52 of 59

53 = nspected N = Not nspected NP = Not Present D = Deficient A. tem 1(Picture) Disconnected sprinkler water line A. tem 2(Picture) Sprinkler system plumbing Page 53 of 59

54 General Summary Customer Tony Castronovo Address 210 Brazos Street Bldg! Brazoria Texas The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. t is recommended that the customer read the complete report.. STRUCTURAL SYSTEMS E. Walls (nterior and Exterior) nspected, Deficient (1) The electrical service entrance meter boxes are not sealed to the exterior wall. recommend sealing the electrical service entrance boxes to the exterior wall to prevent moisture and pest intrusion into the wall. (2) The cooling condenser service disconnects are not sealed to the wall. recommend sealing the disconnects to prevent moisture intrusion into the wall. (3) The siding and trim on this home appears to be stucco an EFs. did not perform a moisture test for possible water intrusion concerning the stucco, as this is a separate test and should be preformed by a licensed moisture detection technician. did inspect for the proper flashing and flashing kick-outs required for stucco as well as visually inspect for obvious signs of moisture intrusion. At the time of the inspection there are several areas in need of repair throughout the exterior.there is cracking along the seams and settling cracks in the stucco throughout the exterior as well has some damaged EFs. The cracks and damage detected appear to be cosmetic. recommend monitoring these cracks and damage and sealing as needed to prevent moisture intrusion. (4) There is an active water leak in the rear wall and ceiling of unit 103. recommend further evaluation and repairing the leak and replacing all damaged drywall as needed. (5) There is organic growth growing in the water heater closet at unit 103. The growth may be harmful, recommend further evaluation and repair as needed. (6) The laundry room wall is moisture stained in unit 101. recommend further evaluation and repair as needed. (7) The wall has moisture stains in unit 104. The moisture stain is not active. recommend repair as needed. F. Ceilings and Floors nspected, Deficient (1) The carpet and vinyl flooring in 6 of the units is in poor condition. recommend replacing as needed. (2) The base boards are moisture damaged at the front and rear exit doors at units 103,101,107 recommend replacing the base boards as needed. (3) The ceilings have water stains in units 103 and 104, These stains appear to be from a active water leak. recommend further evaluation and repair as needed. (4) The vinyl flooring is lifted and loose at the second floor bathroom in unit 107. recommend further evaluation and repair as needed. Page 54 of 59

55 . STRUCTURAL SYSTEMS (5) There is evidence of moisture intrusion on the ceiling of unit 106 Laundry room. recommend further evaluation of this area and repairing as needed. G. Doors (nterior & Exterior) nspected, Deficient (1) There are missing door stops throughout the apartments. recommend installing door stops to prevent drywall and door damage. (2) The rear exit door frames are deteriorated/rotted at the bottom of the door frames at all units. recommend repairing as needed to prevent further deterioration. (3) The dead bolt door frame locking plate is missing at unit 103 entry door. recommend installing as needed to prevent door frame damage. (4) The water heater closet door frame striker plate is missing at unit 101 entry door. recommend installing as needed to prevent door frame damage. (5) The door lock does not function at the half bathroom door in unit 107. recommend repair as needed. (6) The closet door lower tracks are damaged or missing at unit 101 &108. recommend repair or replacing the lower door track to prevent the doors from falling off the top track. (7) The bathroom and water heater closet doors contacts the frame when being closed making the door difficult to close in unit 103. recommend adjusting as needed. H. Windows nspected, Deficient (1) There are damaged window screens throughout the building. recommend repairing all window screens in the case the window needs to be open the screens will aid in preventing insects from entering the home. The pictures shown are not all inclusive of every missing window screen. (2) The second floor windows do not meet current standards. Current standards require the bottom of a second floor window to be 24" above the flooring. The exception is if the window does not open more than 4" and does not allow a drop of more than 6' down from the window. recommend installing window stops to prevent the windows from opening more than 4". at the second floor. Note: This requirement may not have been a required at the time this building was constructed.. Stairways (nterior & Exterior) nspected, Deficient (1) The stairway hand rail is not terminated toward the wall at the ends. Current standards require all stairway railing to be terminated toward the walls at both ends of the stairs to signal the end of an available hand rail for the stairs. (2) The balusters/spindles on the stairway safety railing are spaced to far apart. The current standard required for safety is that the balusters/spindles be spaced such that a 4." sphere can not pass through the balusters/spindles at any point between the baluster/spindles. (3) The stairway hand and safety railing is loose near the top landing area at unit 108. recommend repair as needed. K. Porches, Balconies, Decks and Carports L. Other nspected, Deficient (1) The rear stair support poles are rusted at the base. recommend further evaluation and repair as needed. (2) The front carport awning is rusted and in need of paint. recommend painting as needed. (3) The steel front and rear entry stairs are rusted and the balusters/spindles on the stairway safety railing are spaced to far apart. The current standard required for safety is that the balusters/spindles be spaced such that a 4." sphere can not pass through the balusters/spindles at any point between the baluster/spindles. nspected, Deficient There are no door bells present at any of the apartments. Page 55 of 59

56 . ELECTRCAL SYSTEMS A. Service Entrance and Panels nspected, Deficient (1) There are no Arc Fault Circuit nterrupts (AFC) breakers present in the breaker panel box. Current standards require all habitable spaces in the house be AFC protected. NOTE: AFC breakers requirements for all habitable spaces was not the building standard at the time this house was constructed. (2) The cooling condensers for all units call for a maximum breaker size of 20 amps. The breaker boxes have 30 amp breakers installed. recommend having a qualified electrician replace as needed. (3) There are white wire used as power wires in all of the breaker panels that are not flagged. All neutral colored wires used has power wires must be flagged as power wires. recommend having a licensed electrician evaluate and repair as needed. (4) The main power entrance box at building 1 is loose from the box at the bottom. recommend having a licensed electrician evaluate and repair as needed. B. Branch Circuits, Connected Devices, and Fixtures nspected, Deficient (1) Three of the four GFC outlets do not function in the kitchen of unit 103. recommend having a licensed electrician evaluate and repair as needed. (2) There are exposed electrical wires at building 1 rear stairway. recommend repair as needed. (3) The GFC reset at unit 101 kitchen sink area does not trip. recommend having a licensed electrician evaluate and repair as needed. (4) One of the GFC reset at unit 101 kitchen sink area has reverse polarity. recommend having a licensed electrician evaluate and repair as needed. (5) There are light bulbs that did not light up with switch activation at the interior and exterior of the house. recommend replacing all non functioning light bulbs and retesting the fixtures. The pictures shown may not be all inclusive of every missing/non lighting fixture. (6) The GFC reset in the half bathroom has an open ground in unit 107. recommend having a licensed electrician evaluate and repair as needed. (7) The smoke detectors are not interconnected at any of the apartments. All the smoke detector alarms functioned as intended individually however to meet current standards the smoke detectors should be interconnected. Smoke detector alarms within a house should be linked together to activate all smoke alarms if any one detector is activated. The smoke alarms should also be connected to the house electrical system and have a battery back up in the case of power failure. recommend further evaluation and repair of the smoke alarm system. (8) The GFC outlets do not trip at the kitchen sink of unit 105. recommend having a licensed electrician evaluate and repair as needed. (9) The GFC circuits throughout all of the apartments should be evaluated by a licensed electrician as several of the GFC outlets are not in place or do dot trip.. HEATNG, VENTLATON AND AR CONDTONNG SYSTEMS B. Cooling Equipment nspected, Deficient (1) The cooling system temperature deltas between the return air and the outlet air at the registers was between 6 and 14 degrees F for units 101, 102,104,106 and 107 and 108. These deltas are not considered acceptable deltas. The Delta on a correctly functioning cooling system should be between 15 and 25 Degrees F. recommend having a licensed HVAC technician evaluate and repair the cooling systems as needed. Note: The cooling condenser labels are washed out and not legible, The units all appear to be the same date and model. Page 56 of 59

57 V. PLUMBNG SYSTEM A. Plumbing Supply, Distribution Systems and Fixtures nspected, Deficient (2) The toilet is leaking at the base in unit 103. recommend having a licensed plumber evaluate and repair as needed. (3) The toilet tank and lid is cracked in unit 103. recommend replacing the toilet in unit 103. (4) The water controls and spout leak water at unit 103. recommend having a licensed plumber evaluate and repair as needed. B. Drains, Waste, and Vents nspected, Deficient (1) The bathroom bathtub is missing the drain strainer in unit 103. recommend replacing/installing a strainer to prevent large items from entering the drain line. (2) There is no dishwasher high loop or vent present in the dishwasher drain line in unit 101. The dishwasher drain line should run up from the garbage disposer and then back down to the dishwasher or up to a drain line vent. Having a high loop drain line or vent line style type of routing of the dishwasher drain line will help prevent clogging of the drain line and will help keep the disposer waste from the waste disposer from backing up into the dishwasher drain line causing a clog. recommend installing a high loop or vent into the dishwasher drain line to help prevent clogging of the dishwasher drain line. (3) The bathroom shower/tub enclosures caulking in unit 104 is separating and cracked in areas. recommend repair as needed to prevent moisture intrusion into the shower/tub walls. (4) The sink stoppers are missing or are non functional in the bathrooms at unit 103 and 101. recommend repairing as needed. (5) The half bathroom sinks drains slow in unit 101 & 102. Slow draining sinks are usually a good indication of a partial drain clog. recommend having a licensed plumber evaluate and repair as needed. C. Water Heating Equipment nspected, Deficient (1) The water heaters throughout the apartments do not have drain lines attached to the safety drain pan for the water heater. Note: Six of the 8 water heaters throughout the apartments are manufactures from 2012 to 2017, the other two water heaters are old or leaking units 101 is old and unit 104 is leaking and need to be replaced. (2) Several of the water heaters do not have safety drain pans. recommend installing drain pans and drain lines routed to the exterior. (3) The water heater is rusted and leaking in unit 104. recommend replacing the water heater in this unit. (4) The water supply line valve to the water heater is rusted and damaged at unit 105. recommend having a licensed plumber evaluate and repair as needed. (5) The TPR plumbing from the water heater in unit 106 is running up instead of down and is discharged into the laundry drain. For proper draining in the case the TPR valve is activated the plumbing should run on a downward slope at all times until the water exits the pipe 6" from the exterior ground. D. Hydro-Massage Therapy Equipment nspected, Deficient (2) There is no accessible GFC protection for the the jetted tub motors that could be located/verified (maybe under the tub panel). recommend verifying that the jetted tubs are GFC protected. V. APPLANCES A. Dishwasher nspected, Deficient There is rust on the dish racks of the dishwashers in unit 101&105. recommend sealing or replacing the dish racks to prevent staining of dishes and the inside of the dishwasher. Page 57 of 59