Pre-Drywall Property Inspection

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Lesley Willis
6 years ago
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00 Paid: Received By: Robert Taylor About The Home The house is framed The building contractor is K Hovnanian Homes This

1 Pre-Drywall Property Inspection Information Date: 1/20/2014 Weather: Clear Sky Time: 8:15 am Buyers: Hans Nirmal Property Address: 2563 Forest Breeze Drive City: Frisco Realty Company: Associate: Mike Askin Inspection Fee $ Paid: Received By: Robert Taylor About The Home The house is framed The building contractor is K Hovnanian Homes This inspection took place prior to drywall installation. Water was water is on Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 1of 12

broom finish was applied instead of rock salt finish at

concrete is rough along the entry cover edge may but may

2 Termite Treatment 1. Bora Care has been applied can see the green dye on the wood. Concrete 1. finish is not smooth at the double car garage 2. broom finish was applied instead of rock salt finish at the south patio 3. concrete is rough along the entry cover edge may but may not matter if flat work conceals the entry cover 4. concrete rough lack of forming along the east side of the entry Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 2of 12

Framing Orange Tags are nailed to the framed walls at shoulder level to Mark the following

low spot in the balcony hopefully the surface with be water impenetrable 2.

balcony there is loose and missing trim at the bottom of the beams 4.

3 Framing Orange Tags are nailed to the framed walls at shoulder level to Mark the following defects. General framing 1. low spot in the balcony hopefully the surface with be water impenetrable 2. loose and incomplete backing around the fireplace 3. balcony there is loose and missing trim at the bottom of the beams 4. one foundation bolt is outside of the sole plate at the double car garage SE corner... need to add a redhead anchor bolt 5. one foundation bolt is not tightened at the single car garage north wall Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 3of 12

6. possible finish conflict between entry closet ceiling (beneath stair) and the doorway 7.

plumbing line protrudes out from wall space at the closet beneath the stairway 9.

not all nails are connected to solid wood backing advise to add Simpson tico-clips and solid backing to attach the

Toe nailing add tico clips Some nails miss the mark Bowed studs protruding out from framed wall 1.

4 6. possible finish conflict between entry closet ceiling (beneath stair) and the doorway 7. interior window or glass separation between the master tub and shower is not plumb 8. plumbing line protrudes out from wall space at the closet beneath the stairway 9. decorative overhanging roof above the single car garage needs to be reviewed for stability a. not all nails are connected to solid wood backing advise to add Simpson tico-clips and solid backing to attach the clips to the wall and the rafters. Toe nailing add tico clips Some nails miss the mark Bowed studs protruding out from framed wall 1. north downstairs bedroom north wall east walls 2. laundry 2 the south wall and northeast corner 3. master bedroom entry 1 and the entry hall the other at the east wall 4. upstairs north bath east wall at the tub 5. upstairs hall between game room and bedrooms 2 Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 4of 12

Joist hangers missing from ceilings 1. game room at the beam on the east side of the room missing two triple hangers and one double hanger 2.

master shower outside SE corner Backing for drywall at wall areas is missing at 1. upstairs bath sides of tub for future shower enclosure door. 2.

.. nothing to attach the door casing to Garage Door Opening 1. double car garage two of the vertical door jambs are out of plumb 2.

5 Joist hangers missing from ceilings 1. game room at the beam on the east side of the room missing two triple hangers and one double hanger 2. one single joist hanger missing above the entry Backing for drywall at ceilings is missing at 1. master bath commode to the north side 2. master shower outside SE corner Backing for drywall at wall areas is missing at 1. upstairs bath sides of tub for future shower enclosure door. 2. corner backing missing downstairs north bedroom see SE corner 3. large gaps above the exterior doorways and house to garage... nothing to attach the door casing to Garage Door Opening 1. double car garage two of the vertical door jambs are out of plumb 2. single car garage one of the door jambs is out of plumb Windows & Doors 1. Upstairs north bedroom window is difficult to latch 2. Upstairs SE bedroom sliding window must lift up in track to engage the top latch 3. Master bedroom packing protection needs to be removed from between the window panels Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 5of 12

4. House to garage door there are no shims present to help hold and stabilize the door frame. Need more backing top of doors to secure the door casing. 5.

Plumbing Plumbing in this home is cross-linked polyethylene (PEX). Plastic water lines run through walls, possibly floor joists and attics, Not beneath the slab.

and lower can sometimes freeze the PEX lines. All PEX lines running through the attic(s) should be fully insulated to minimize the chances of this from occurring.

6 4. House to garage door there are no shims present to help hold and stabilize the door frame. Need more backing top of doors to secure the door casing. 5. Entry door is a temporary stock door. 6. Upstairs balcony doors can warp if not stacked correctly... better if installed. Plumbing Plumbing in this home is cross-linked polyethylene (PEX). Plastic water lines run through walls, possibly floor joists and attics, Not beneath the slab. For in depth information about PEX plumbing systems Temperatures at 32 degrees F. and lower can sometimes freeze the PEX lines. All PEX lines running through the attic(s) should be fully insulated to minimize the chances of this from occurring. PEX lines are color coated Red for hot and blue or white for cold. 1. Recommend to clean and place a tub liner in the second floor tub to protect during construction. Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 6of 12

2. Plumbing line outside of wall at the closet beneath the stair

Apparent water leak associated with the upstairs shared bath

4. Downstairs entry/guest bath the shower waterproof membrane

7 2. Plumbing line outside of wall at the closet beneath the stair no simple, best to leave as is 3. Apparent water leak associated with the upstairs shared bath shower review and correct. Water stained flooring and floor joists. 4. Downstairs entry/guest bath the shower waterproof membrane should be folded tighter to the wall surface Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 7of 12

5. Shut off valve connections wobble at the kitchen sink island and downstairs guest bath Gas Lines 1.

panels look good and observed 3 grounds 2. need to change the layout of the light fixtures above the kitchen island 2.

second floor game room north wall at the base plate, 4. west wall at the base plate, media room top plate north wall, 5.

8 5. Shut off valve connections wobble at the kitchen sink island and downstairs guest bath Gas Lines 1. present serving BBQ, kitchen, fireplace, tankless water heater, two furnaces Electrical 1. panels look good and observed 3 grounds 2. need to change the layout of the light fixtures above the kitchen island 2. nail plates needed at see orange and green tags 1. west side of master closet, 2. west side of master bath, 3. second floor game room north wall at the base plate, 4. west wall at the base plate, media room top plate north wall, 5. 3 needed at hall from game room to the south bedrooms HVAC Furnace Comments 1. appears ok however it is difficult to maneuver in the tight attic space Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 8of 12

Air Conditioning Comments 1. Fan coils stubbed out at the east elevation.

Refrigeration lines Ductwork 1. Downstairs thermostat is located at the master bedroom 2.

9 Air Conditioning Comments 1. Fan coils stubbed out at the east elevation. However the client shared that this was predetermined to be installed on the west elevation by a change order early on in the construction Refrigeration lines Ductwork 1. Downstairs thermostat is located at the master bedroom 2. Master bedroom supply and return air vents are fairly close together, better if the supply was positioned closer to and aimed at the south windows 3. Upstairs thermostat at the north bedroom which does have a supply and return duct but is far from the warmest point in the home, the south bedrooms... suggest discuss the reasoning for the thermostat location with the builder. 4. upstairs SE bedroom supply and return ducts are 5 feet a part and better if supply is closer to the window Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 9of 12

5. upstairs west bedroom similar condition supply and return are 2 feet apart 6.

Range Exhaust Duct 1. Client says it is vented to the exterior... however there is no visible vent.

good Attic Note there are three attic entries 1) above single car garage, 2) above the family room 3) second

10 5. upstairs west bedroom similar condition supply and return are 2 feet apart 6. note there is a fresh air vent serving both down and upstairs zones. The fresh air in take is near the fireplace. Range Exhaust Duct 1. Client says it is vented to the exterior... however there is no visible vent. Bath & Laundry Fans Ducts 1. good Fireplace 1. good Attic Note there are three attic entries 1) above single car garage, 2) above the family room 3) second floor hall ceiling Exterior 1. west elevation a. a number of penetrations through the Thermo Ply need to be sealed b. loose Thermo Ply above the game room window Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 10of 12

c. loose Thermo Ply above the master bath window 2.

east elevation a. several penetrations need to be sealed b.

11 c. loose Thermo Ply above the master bath window 2. south elevation a. at least two penetrations need to be sealed and the outside SW corner of the Thermo Ply needs to be secured and taped. 3. east elevation a. several penetrations need to be sealed b. loose Thermo Ply above the dining room windows c. loose Thermo Ply above the study windows Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 11of 12

Roof 1. bath vents need to be trimmed and sealed properly above the upstairs south shared bath and the north hall bath. Items To Consider Doing 2.

Install an access panel that allows access to the space and motor beneath the Jacuzzi tub (this is a current code requirement but often overlooked by the builder and city inspector 6.

The builders model set the standard for the quality that you can or should expect to receive on your home. When in doubt make comparisons. 2.

12 Roof 1. bath vents need to be trimmed and sealed properly above the upstairs south shared bath and the north hall bath. Items To Consider Doing 2. Insulate all interior bathroom and laundry walls to dampen sound transference. 3. Insulate ceiling/floor areas to cut down on noise. 4. Insulate the sewer pipes from second floor to reduce noise. 5. Install an access panel that allows access to the space and motor beneath the Jacuzzi tub (this is a current code requirement but often overlooked by the builder and city inspector 6. Install telephone jacks at patio and garage. 7. Install pre-wiring for smoke detector in the media room. 8. Run a direct 20 amp circuit dedicated to the media room equipment. General Notes 1. The builders model set the standard for the quality that you can or should expect to receive on your home. When in doubt make comparisons. 2. All changes discussed with the builder, sales agent or supervisor, need to be in writing and should be specific. 3. Wording used in this report are common construction terms and should easily be interpreted by the builder. The Pre-Drywall Inspection Agreement, Important Limitations, Departures and Disclaimers (Client) hereby request Aadvanced Inspections Inc. herein after known as the Inspector, to conduct a... Aadvanced Inspections Inc. Inspector Robert W. Taylor Page 12of 12

PROPERTY REINSPECTION REPORT

PROPERTY REINSPECTION REPORT Prepared For: Andrew Xia Address: 1078 Great Meadow Dr. Allen, TX 75013 By: Robert Taylor, TREC license # 3619 Date: 10/27/2014 The Three Page Visual Contract Agreement previously