I. STRUCTURAL SYSTEMS

Transcription

1 I. STRUCTURAL SYSTEMS A. Foundations Type of Foundation(s): Pier & Beam - Crawlspace Opinion: All exposed areas of the foundation were examined visually. Examination of the foundation was limited to photographs taken around the perimeter. Accessible related structural components of the home were checked for cracks, movement, misalignment or other signs of excessive foundation settling. Many of those indicators could be the result of non-foundation related issues. The Inspector's opinion, based on accessible and observable indications, is that the foundation for this home appeared to be performing without the obvious need for significant repair or leveling at the time of inspection. 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 Comments of accessible and unobstructed areas of the structure at the time of the inspection. Future performance of the structure cannot be predicted or warranted. We recommend that you visit the following website: This website was published specifically to help buyers and others understand the foundation inspections with reference to real estate transactions. The support for the foundation is dry-stacked bricks. While it appears to be performing adequately, it may be advisable to consult a foundation company to determine if additional support would be recommended. Page 4 of 23

2 B. Grading and Drainage Inspected for proper and adequate grading around the foundation, for evidence of ponding or erosion near the foundation, and for deficiencies in installed rain gutter and downspout systems. Note: Inspector cannot verify the presence or functionality of subterranean drainage systems. No deficiencies observed C. Roof Covering Materials Types of Roof Covering: Asphalt Shingles Viewed From: Rooftop (walked) Inspected general condition and appearance of roof, for evidence of previous repairs, and for evidence of existing leaks. Note: It is beyond the scope of this inspection to determine the age or expected life of the roof covering, to determine the number of layers of roof covering, or to identify latent damage. 1. Observed standing water at back right area of roof. Page 5 of 23

3 D. Roof Structures and Attics Viewed From: Attic space walked or crawled - Some areas not accessible Approximate Average Depth of Insulation: 4 inches Inspected the attic for proper ventilation, examined accessible installed framing and decking, checked for consistent distribution of insulation over all living areas, and examined installation of attic access ladder/opening. Note: Some areas of attic spaces may not be accessible, powered vents will not be tested. 2. Additional insulation should be installed in attic for better energy efficiency. E. Walls (Interior and Exterior) Observed concrete fiber siding siding on exterior walls, inspected interior and exterior walls for proper structural performance and evidence of water penetration. Note: Inspector is not required to comment on cosmetic deficiencies, awnings or shutters. Inspector can not verify proper mix or composition of applied mortar or other adhesive. Walls out of square or not plumb may not be an indication of structural failure. To determine failure generally requires a baseline reading taken previously that can be compared to current conditions. 3. Caulking/sealant is separated or missing in some areas. All gaps, cracks and holes on exterior walls should be sealed to prevent water damage to the wall structure. This includes areas where different siding materials meet, around windows and doors, and where plumbing or wiring penetrates the exterior wall. 4. Seal around plumbing fixtures in shower and tub enclosures. Page 6 of 23

4 F. Ceilings and Floors Inspected ceilings and floors for proper structural performance and evidence of water penetration. Note: Inspector is not required to comment on cosmetic deficiencies. Floors that are unlevel do not necessarily indicate structural failure. To determine failure generally requires a baseline reading taken previously that can be compared to current conditions. 5. Observed indications of possible water damage on ceilings, no excessive moisture present at the time of inspection. G. Doors (Interior and Exterior) Inspected doors for proper structural performance and operation, and for evidence of water penetration. Note: Inspector is not required to comment on cosmetic deficiencies, or on security systems or devices. 6. The window in the back kitchen door is a sheet of plastic. Page 7 of 23

5 7. Weather stripping insufficient at front door. H. Windows Inspected windows for proper structural performance and operation, for evidence of water penetration, for deficiencies in glazing and weather stripping, for obvious indications of broken seals on insulated windows, and for safety glass in required areas. Note: Inspector is not required to comment on cosmetic deficiencies, or on security systems or devices. 8. Observed openable windows without screens 9. The window in the back bathroom is not double-paned like the rest of the windows in the home. I. Stairways (Interior and Exterior) Not Present J. Fireplaces and Chimneys Not Present Page 8 of 23

6 K. Porches, Balconies, Decks, and Carports Inspected balconies, carports, porches and decks for proper safety railings, and for deficiencies in accessible and visible components, materials and connection points. Note: Inspector is not required to exhaustively measure installed components, or to enter any area where headroom is less than 18 inches, or the access opening is less than 24 inches wide. No deficiencies observed Page 9 of 23

7 II. ELECTRICAL SYSTEMS A. Service Entrance and Panels Inspected service entrance and related panels, cabinets, boxes and boards, breakers, grounding electrode, and connected wiring. Note: Inspector is not required to determine present or future sufficiency of capacity, conduct voltage drop calculations, verify accuracy of circuit labeling or operate circuit breakers. Arc-fault devices are not tested when property is occupied. Inspector may not activate breakers that have tripped or are turned off at the time of inspection. 10. The cover of the electrical panel by the meter was missing fasteners (screws). Should be blunt-tipped 11. Two wires were observed connected to a single breaker. This is a condition known as "double-tapping" and is not allowed. 12. Ground and neutral busses must be separated in electrical sub-panels Page 10 of 23

8 13. Electrical wiring at breaker panel not properly protected from metal cabinet A Zinsco TM or SylvaniaTM-Zinsco electrical panel is installed in this building. Serious electrical hazards may be present in the electrical panel which could result in overheating, fire, or inability to turn off the electrical power in the home. 14. Contact a licensed electrician to inspect the panel for immediate or potential fire and shock hazards. Additional information about this hazard is available at an independent building failures research website: B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper Wire Inspected installed fixtures, devices, and accessible junction boxes. Looked for GFCI protection and equipment disconnects in required locations. Tested accessible smoke detectors by pressing "test" button. Note: Inspector is not required to examine low voltage wiring, verify the effectiveness or interconnectivity of smoke detectors, remove covers or wall plates, or disassemble mechanical devices. According to a study performed by the National Association of Home Builders, the average life expectancy of wiring is lifetime, but lighting accessories and controls is 10 years. We recommend replacing all outlets and switches that are more than 10 years old. The National Fire Alarm Code requires that smoke & heat detectors be replaced every 10 years. 15. Unable to verify proper electrical bonding of gas supply lines. Bonding of the gas lines helps prevent fires that may be caused by static electricity or lightning. The bonding connection may be concealed by insulation or other building materials, but should be verified by a licensed electrician. Page 11 of 23

9 16. Observed smoke detectors not functioning when tested and/or with failure indication. 17. Observed electrical connections not in covered junction boxes Kitchen vent hood Bedroom closet Attic 18. The ceiling fan in the middle bedroom did not appear to be functioning properly at the time of inspection. 19. The four-pin 220 volt outlet for the dryer does not appear to be properly wired (separate ground & neutral) Page 12 of 23

10 20. Observed numerous old outlets in the home. Should be replaced. 21. Observed "open ground" condition on several outlets. 22. Current standards prohibit bare incandescent bulbs in closets. Enclosed fixtures should be installed in all closets. Page 13 of 23

11 III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type of Systems: Central Energy Sources: Natural Gas Verified system installation and operation. Note: Inspector is not required to program digital controls, verify compatibility of components, verify accuracy of thermostats, check integrity of heat exchanger, determine adequacy of the system, or to determine uniformity of supply of conditioned air to various parts of the home. According to a study performed by the National Association of Home Builders, the average life expectancy of a residential furnace is 15 to 20 years. With advances in technology, it may be economically beneficial to replace older equipment sooner. 23. The flue for the furnace does not appear to have the proper "Type B" cap installed. Page 14 of 23

12 B. Cooling Equipment Type of Systems: Central Verified system installation and operation. Checked for proper access and clearances, adequacy of condensate drain system, insulation on pipes, condition of accessible coils, and condition and installation of window units. Peripheral control devices such as zone controllers, electronic dampers, float switches, etc. are not tested. Note: Inspector is not required to program digital controls, check pressure or type of refrigerant, verify compatibility of components, verify accuracy of thermostats, determine adequacy of the system, or to determine uniformity of supply of conditioned air to various parts of the home. Inspector should not operate the air conditioning system when the outdoor temperature is less than 60 degrees Fahrenheit. According to a study performed by the National Association of Home Builders, the average life expectancy of residential air conditioning equipment is 10 to 15 years. With advances in technology, it may be economically beneficial to replace older equipment sooner. The exterior temperature was too cold to operate the system (below 60 F) Running the condenser at low temperatures could result in damage to the unit. The system was visually inspected only. 24. Observed missing or damaged insulation for air conditioning refrigerant line and/or primary drain line. All exposed refrigerant or primary drain plumbing should be insulated to prevent damage to the home from condensation. 25. Primary condensate drain line terminates too close to foundation. Should expel water into plumbing drain system or a minimum of ten feet from foundation. Page 15 of 23

13 C. Duct Systems, Chases, and Vents Inspected accessible ducting for condition and proper routing. Checked for air flow at registers. Checked condition of accessible fans, filters, grills and registers. Note: Inspector is not required to program digital controls, verify compatibility of components, verify accuracy of thermostats, determine adequacy of the system, or to determine uniformity of supply of conditioned air to various parts of the home. Replace all air filters soon after moving in, then regularly as recommended by manufacturer. No deficiencies observed Page 16 of 23

14 IV. PLUMBING SYSTEM A. Plumbing Supply, Distribution Systems and Fixtures Location of water meter: front yard Location of main water supply valve: - not located - Static water pressure reading: 78 psi Inspected visible and accessible plumbing for presence of active leaks, and for appropriate valves and back-flow devices. Observed accessible supply plumbing, tested fixtures not connected to an appliance, and tested mechanical operation of installed fixtures. Note: Inspector is not required to operate main, branch or shut-off valves, nor to inspect systems or components that have been shut down or secured, circulating pumps, water softening or filtering systems, pressure tanks or sprinkler systems. Inspector is not required to determine quality or volume of water supply, or to verify functionality of back-flow prevention devices. 26. Observed PVC in use for pressurized plumbing inside structure at washing machine. PVC is not approved for this application. 27. The valve for the back bathroom shower did not appear to be functioning properly at the time of inspection. 28. Current standards require anti-backflow devices to be installed on all exterior faucets. These are inexpensive devices that screw onto the faucet to prevent contaminated ground water from being drawn back into the water supply system. Page 17 of 23

15 B. Drains, Wastes, and Vents Inspected visible and accessible plumbing for presence of active leaks. Observed accessible waste and vent plumbing, checked functional drainage at fixtures, and tested mechanical operation of installed fixtures. Note: Inspector is not required to inspect systems or components that have been shut down or secured. Inspector is not required to verify functionality of floor drains. No deficiencies observed C. Water Heating Equipment Energy Sources: Natural Gas Capacity: 40 Gallons Inspected water heater(s) for proper installation, checked fittings and visible components for corrosion and broken or missing parts, checked for shut-off valve and required safety features. Note: Inspector is not required to verify effectiveness of T&P valve, nor to operate the valve if damage may result. Inspector is not required to determine efficiency or adequacy of the unit. According to a study performed by the National Association of Home Builders, the average life expectancy of residential water heaters is 10 years. Tankless water heaters may last 20+ years. 29. No drain lines (plumbing) were connected to the water heater temperature & pressure relief valve or drain pan. D. Hydro-Massage Therapy Equipment Not Present Page 18 of 23

16 E. Other 30. Gas valves should be capped when no appliance is connected. 31. Sediment trap not installed at required location (water heater) SEDIMENT TRAP Where a sediment trap is NOT incorporated as part of the gas utilization equipment, a sediment trap is required as close to the inlet of the equipment as practical at the time of the equipment installation. The trap should be either a Tee fitting with a capped nipple at the bottom outlet (illustrated) or other device recognized as an effective sediment trap. Page 19 of 23

17 V. APPLIANCES A. Dishwashers Not Present B. Food Waste Disposers Not Present C. Range Hood and Exhaust Systems Vent Type: Exhaust to exterior Inspected installed appliance for proper installation and operation at high and low settings. Note: Inspector is not required to comment on cosmetic deficiencies, or to determine the adequacy of venting systems. 32. The kitchen vent hood fan was not working at low setting Page 20 of 23

18 D. Ranges, Cooktops, and Ovens Inspected installed appliance for proper installation and operation, burners tested at high and low settings, oven(s) tested at 350 degrees. Note: Inspector is not required to comment on cosmetic deficiencies or to test self-cleaning functions. Did not test broiler. Measured oven temperature was 350 degrees. 33. The front right burner on the range did not appear to be functioning properly at the time of inspection. 34. Required anti-tip devices not installed on range. These devices have been included with every range sold since 1988 E. Microwave Ovens Not Present Page 21 of 23

19 F. Mechanical Exhaust Vents and Bathroom Heaters Inspected installed appliance for proper installation and operation. Note: Inspector is not required to comment on cosmetic deficiencies, or to determine the adequacy of venting systems. No deficiencies observed G. Garage Door Operators Not Present H. Dryer Exhaust Systems Inspected installed appliance for proper installation. Note: Inspector is not required to comment on cosmetic deficiencies. No deficiencies observed Page 22 of 23

20 Report Summary Installation, Maintenance & Repair Issues This is a listing of significant repair items noted in the report. While every attempt is made to include all pertinent items in this summary, it is possible that some items may be overlooked, or the buyer may feel that there are other items in the report that are of equal or greater significance. In no case should this summary be deemed a substitute for reading the entire report. 1. Observed standing water at back right area of roof. 2. Additional insulation should be installed in attic for better energy efficiency. 3. Caulking/sealant is separated or missing in some areas. 4. Seal around plumbing fixtures in shower and tub enclosures. 5. Observed indications of possible water damage on ceilings, no excessive moisture present at the time of inspection. 6. The window in the back kitchen door is a sheet of plastic. 7. Weather stripping insufficient at front door. 8. Observed openable windows without screens 9. The window in the back bathroom is not double-paned like the rest of the windows in the home. 10. The cover of the electrical panel by the meter was missing fasteners (screws). 11. Two wires were observed connected to a single breaker 13. Electrical wiring at breaker panel not properly protected from metal cabinet 14. Contact a licensed electrician to inspect the panel for immediate or potential fire and shock hazards 16. Observed smoke detectors not functioning when tested and/or with failure indication. 17. Observed electrical connections not in covered junction boxes 18. The ceiling fan in the middle bedroom did not appear to be functioning properly at the time of inspection. 19. The four-pin 220 volt outlet for the dryer does not appear to be properly wired 20. Observed numerous old outlets in the home 21. Observed "open ground" condition on several outlets. 23. The flue for the furnace does not appear to have the proper "Type B" cap installed. 24. Observed missing or damaged insulation for air conditioning refrigerant line and/or primary drain line. 25. Primary condensate drain line terminates too close to foundation. 26. Observed PVC in use for pressurized plumbing inside structure at washing machine. PVC is not approved for this application. 27. The valve for the back bathroom shower did not appear to be functioning properly at the time of inspection. 29. No drain lines (plumbing) were connected to the water heater temperature & pressure relief valve or drain pan. 30. Gas valves should be capped when no appliance is connected. 32. The kitchen vent hood fan was not working at low setting 33. The front right burner on the range did not appear to be functioning properly at the time of inspection. It is recommended that all repairs should be performed by a qualified professional in the designated field. A home inspection is a relatively superficial examination of a broad range of items. When a specialist performs a repair it is likely that additional latent defects may be discovered. Safety Concerns While this was not intended to be a code compliance inspection, The Texas Real Estate Commission (TREC) requires inspectors to report certain conditions if they can be reasonably determined. These conditions may be grandfathered if they were present prior to the adoption of codes prohibiting such conditions. The State of Texas generally does not require that existing homes have to upgraded to meet current codes. 12. Ground and neutral busses must be separated in electrical sub-panels 15. Unable to verify proper electrical bonding of gas supply lines. 22. Current standards prohibit bare incandescent bulbs in closets 28. Current standards require anti-backflow devices to be installed on all exterior faucets 31. Sediment trap not installed at required location 34. Required anti-tip devices not installed on range Page 23 of 23