Sample Home Inspection Report

TEC Inspection Services

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HOME INSPECTED FOR:

Sample Home Inspection Report

111 Main St, Dallas TX

November 20, 2020

Title Pages

REI 7-5 (05/2015)

PROPERTY INSPECTION REPORT

Prepared For: Sample Report (Name of Client)

Concerning: 111 Main St., Dallas TX

By: Randy Reed, Lic #6780 11/20/2020

PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES

PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES

This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefully read ALL of this information.

This inspection is subject to the rules (“Rules”) of the Texas Real Estate Commission (“TREC”), which can be found at www.trec.texas.gov.

The TREC Standards of Practice (Sections 535.227-535.233 of the Rules) are the minimum standards for inspections by TREC-licensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted as being inspected were inspected. The inspector is NOT required to 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 REPORT IS NOT A SAFETY / CODE INSPECTION, and the inspector is NOT required to identify all potential hazards.

In 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.

THIS PROPERTY INSPECTION IS NOT A TECHNICALLY EXHAUSTIVE INSPECTION OF THE STRUCTURE, SYSTEMS OR COMPONENTS. THE INSPECTION MAY NOT REVEAL ALL DEFICIENCIES. A REAL ESTATE INSPECTION HELPS TO REDUCE SOME OF THE RISK INVOLVED IN PURCHASING A HOME, BUT IT CANNOT ELIMINATE THESE RISKS, NOR CAN THE INSPECTION ANTICIPATE FUTURE EVENTS OR CHANGES IN PERFORMANCE DUE TO CHANGES IN USE OR OCCUPANCY. It is recommended that you obtain as much information as is available about this property, including any seller’s disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspector’s responsibility to confirm that information obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous or future reports.

ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS OR TAKE OTHER ACTIONS, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THE SELLER TAKE ANY ACTION. When a deficiency is reported, it is the client’s responsibility to obtain further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made.

Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property.

TEXAS REAL ESTATE CONSUMER NOTICE CONCERNING HAZARDS OR DEFICIENCIES

TEXAS REAL ESTATE CONSUMER NOTICE CONCERNING HAZARDS OR DEFICIENCIES

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 (GFCI) devices for electrical
  • receptacles in garages, bathroom, kitchens, and exterior areas;
  • malfunctioning arc fault protection (AFCI) devices;
  • ordinary glass in locations where modern construction techniques call for safety glass;
  • the 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
  • lack of electrical bonding and grounding; and
  • lack of bonding on gas piping, including corrugated stainless steel tubing (CSST).

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 requires 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.

INFORMATION INCLUDED UNDER “ADDITIONAL INFORMATION PROVIDED BY INSPECTOR”, OR PROVIDED AS AN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION AND MAY CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT UNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT AN ATTORNEY.

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR

Inspection Time In: 9:15 am

Time Out: 5 pm

Property was: Occupied

Building Orientation (For Purpose Of This Report Front Faces): East

Weather Conditions During Inspection: Cloudy Overcast , Sunny

Outside temperature during inspection: 80 ° to 90 ° Degrees

Parties present at inspection: Buyer and Buyers Agent

THIS REPORT IS PAID AND PREPARED FOR THE EXCLUSIVE USE BY Sample Report. THIS IS COPYRIGHTED REPORT IS NOT VALID WITHOUT THE SIGNED INSPECTION AGREEMENT.

THIS REPORT IS NOT TRANSFERABLE FROM THE CLIENT NAMED ABOVE.

SCOPE OF INSPECTION

These standards of practice define the minimum level of inspection required for substantially completed residential improvements to real property up to four dwelling units. A real estate inspection is a non-technically exhaustive, limited visual survey and basic performance evaluation of the systems and components of a building using normal controls and does not require the use of specialized equipment or procedures. The purpose of the inspection is to provide the client with information regarding the general condition of the residence at the time of inspection. The inspector may provide a higher level of inspection performance than required by these standards of practice and may inspect components and systems in addition to those described by the standards of practice.

GENERAL LIMITATIONS

The inspector is not required to:

(A) inspect:

(i) items other than those listed within these standards of practice;

(ii) elevators;

(iii) detached buildings, decks, docks, fences, or waterfront structures or equipment;

(iv) anything buried, hidden, latent, or concealed;

(v) sub-surface drainage systems;

(vi) automated or programmable control systems, automatic shut-off, photoelectric sensors, timers, clocks, metering devices, signal lights, lightning arrestor system, remote controls, security or data distribution systems, solar panels, outdoor kitchens, gas grills (built-in or free standing), refrigerators (built-in or free standing), wine coolers, ice makers or smart home automation components.or refrigerators (built-in or free standing),

(vii) concrete flatwork such as; driveways, sidewalks, walkways, paving stones or patios;

(B) report:

(i) past repairs that appear to be effective and workmanlike except as specifically required by these standards;

(ii) cosmetic or aesthetic conditions; or

(iii) wear and tear from ordinary use;

(C) determine:

(i) insurability, warrantability, suitability, adequacy, compatibility, capacity, reliability, marketability, operating costs, recalls, counterfeit products, product lawsuits, life expectancy, age, energy efficiency, vapor barriers, thermostatic performance, compliance with any code, listing, testing or protocol authority, utility sources, or manufacturer or regulatory requirements except as specifically required by these standards;

(ii) the presence or absence of pests, termites, or other wood-destroying insects or organisms;

(iii) the presence, absence, or risk of asbestos, lead-based paint, MOLD, mildew, corrosive or contaminated drywall “Chinese Drywall” or any other environmental hazard, environmental pathogen, carcinogen, toxin, mycotoxin, pollutant, fungal presence or activity, or poison;

(iv) types of wood or preservative treatment and fastener compatibility; or

(v) the cause or source of a conditions;

(D) anticipate future events or conditions, including but not limited to:

(i) decay, deterioration, or damage that may occur after the inspection;

(ii) deficiencies from abuse, misuse or lack of use;

(iii) changes in performance of any component or system due to changes in use or occupancy;

(iv) the consequences of the inspection or its effects on current or future buyers and sellers;

(v) common household accidents, personal injury, or death;

(vi) the presence of water penetrations; or

(vii) future performance of any item;

(E) operate shut-off, safety, stop, pressure or pressure-regulating valves or items requiring the use of codes, keys, combinations, or similar devices;

(F) designate conditions as safe;

(G) recommend or provide engineering, architectural, appraisal, mitigation, physical surveying, realty, or other specialist services;

(H) review historical records, installation instructions, repair plans, cost estimates, disclosure documents, or other reports;

(I) verify sizing, efficiency, or adequacy of the ground surface drainage system;

(J) verify sizing, efficiency, or adequacy of the gutter and downspout system;

(K) operate recirculation or sump pumps;

(L) remedy conditions preventing inspection of any item;

(M) apply open flame or light a pilot to operate any appliance;

(N) turn on decommissioned equipment, systems or utility services; or

(O) provide repair cost estimates, recommendations, or re-inspection services.

THE CLIENT, BY ACCEPTING THIS PROPERTY INSPECTION REPORT OR RELYING UPON IT IN ANY WAY, EXPRESSLY AGREES TO THE SCOPE OF INSPECTION, GENERAL LIMITATIONS AND INSPECTION AGREEMENT.

This inspection report is made for the sole purpose of assisting the purchaser to determine his and/or her own opinion of feasibility of purchasing the inspected property and does not warrant or guarantee all defects to be found. If you have any questions or are unclear regarding our findings, please call our office prior to the expiration of any time limitations such as option periods.

This report contains technical information. If you were not present during this inspection, please call the office to arrange for a consultation with your inspector. If you choose not to consult with the inspector, this inspection company cannot be held liable for your understanding or misunderstanding of the reports content.

The contents of this report are for the sole use of the client named above and no other person or party may rely on this report for any reason or purpose whatsoever without the prior written consent of the inspector who authored the report. Any person or party who chooses to rely on this report for any reason or purpose whatsoever without the express written consent of the inspector does so at their own risk and by doing so without the prior written consent of the inspector waives any claim of error or deficiency in this report.

This report is not intended to be used for determining insurability or warrantability of the structure and may not conform to the Texas Department of Insurance guidelines for property insurability. This report is not to be used by or for any property and/or home warranty company.

The digital pictures within this report are a representative sample of accessible and inaccessible areas, deficiencies or damages in place and should not be considered to show all of the accessible and inaccessible areas, deficiencies or damages observed.

There will be inaccessible areas, deficiencies or damages not represented with digital imaging.

This confidential report is prepared exclusively for Sample Report on 11/20/2020. © TEC Inspection Services

I. STRUCTURAL SYSTEMS

A. Foundations

A. Foundations

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [  ] D  

Type of Foundation(s): Slab on Ground

Comments:

Notice: This inspection is one of first impression and the inspector was not provided with any historical information pertaining to the structural integrity of the inspected real property. This is a limited cursory and visual survey of the accessible general conditions and circumstances present at the time of this inspection.

  • Opinions are based on general observations made without the use of specialized tools or procedures.
  • Therefore, the opinions expressed are one of apparent conditions and not of absolute fact and are only good for the date and time of this inspection.
  • The inspection of the foundation may show it to be providing adequate support for the structure or having movement typical to this region, at the time of the inspection. This does not guarantee the future life or failure of the foundation. The Inspector is not a structural engineer. This inspection is not an engineering report or evaluation and should not be considered one, either expressed or implied. If any cause of concern is noted on this report, or if you want further evaluation, you should consider an evaluation by an engineer of your choice.

Foundation Is Performing Adequately

In my opinion, the foundation appears to be providing adequate support for the structure at the time of this inspection. I did not observe any apparent evidence that would indicate the presence of adverse performance or significant deficiencies in the foundation. The interior and exterior stress indicators noted at the time of the inspection are considered normal.

Scope of Foundation Elevation Survey

The purpose of this inspection was to evaluate the foundation and determine if further evaluation by a professional engineer is necessary. The foundation was visually inspected and a floor elevation survey was performed. Interior floor elevations were taken with a Technidea Pro-2000 Ziplevel. Elevations were recorded to the nearest 0.1-inch throughout the home. A benchmark of 0.0 was established near the center of the home and is shown on drawing with a “R”. An adjustment was made for floor coverings if they were a different elevation than the floor covering at the benchmark location.

The opinions contained herein are based on the experience and judgment of the inspector who performed the foundation survey and take into consideration the structures geographic location and accumulated affect of normal seasonal movement, as well as, conditions observed without taking soil samples, performing plumbing leak tests, removing floor or wall coverings, or performing invasive testing or procedures. The opinions offered herein are based solely on the observations made at the time of the inspection, and do not take into consideration any changes in the condition of the foundation after the date the survey was performed. This report does not predict or warrant the future performance of the subject foundation.

NOTE: The Inspector is not a Structural Engineer. This inspection is not an engineering report or evaluation and should not be considered one, either expressed or implied. If any cause of concern is noted on this report, or if you want further evaluation, you should consider an evaluation by a Professional Engineer of your choice.

B. Grading and Drainage

B. Grading and Drainage

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Comments: Water is not added to any system to determine functional flow. All comments are based on visual evidence on the day and at the time of the inspection. Future events cannot be determined.

sample home inspection report

GRADING & DRAINAGE

  • Lower all soil levels around the home to help prevent water penetration and to allow for proper clearance between soil and exterior finish.
  • Grading improvements are warranted to cause water to flow away from the home.
  • Clear and flush all gutters and downspouts to allow for the free flow of water through the system.
  • Properly connect all downspouts to discharge drain tubes.
  • Install gutters and downspouts on the upper level of the home to reduce premature erosion to the lower shingles which could result in leak issues.
  • Clear and flush all drains around the perimeter of the home.
  • A negative slope with no apparent drainage improvements was noted at the right side of the home.
  • Drainage improvements may be warranted. Specialist evaluation recommended.

C. Roof Covering Materials

C. Roof Covering Materials

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X]

Type(s) of Roof Covering: Composition

Viewed From: Walked on roof

Comments: In addition to the following notes, a roofing specialist should be employed for a professional evaluation of the roof covering. This recommendation is made due to noted conditions at the time of the inspection.

Notice: Life expectancy of the roofing material is not covered by this property inspection report. If any concerns exist about the roof covering life expectancy or potential for future problems, a roofing specialist should be consulted. The Inspector cannot offer an opinion or warranty as to whether the roof has leaked in the past, leaks now, or may be subject to future leaks, either expressed or implied.

The inspection of this roof may show it to be functioning as intended or in need of minor repairs. This inspection does not determine the insurability of the roof. You are strongly encouraged to have your Insurance Company physically inspect the roof, prior to the expiration of any time limitations such as option or warranty periods, to fully evaluate the insurability of the roof.

Sample Home Inspection Report Roof

Home Inspection Report Roof

ROOF COVERING

  • Age related deterioration was noted in the form of fiberglass showing through on shingles and evidence of granule loss that has collected in the gutters.
  • Improper repairs were noted to plumbing vents and flue vents on the roof covering. Caulking has been placed around openings to seal and prevent water penetration.
  • UV protectant should be improved on all plumbing vents and flue vents above the roof line.
  • Cracked shingles were noted in areas.

D. Roof Structures and Attics

D. Roof Structures and Attics

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Viewed From: From Interior of Attic

Approximate Average Depth of Insulation: 7” to 9”

(Note: Generally recommended depth of attic floor insulation is approximately 13+ inches to achieve a

R38 rating.)

Insulation Type: Foam, Loose Filled

Description of Roof Structure: Rafter Assembly

Attic Accessibility: Partial

Comments:

ROOF STRUCTURE

  • Attic entry doors should be insulated when place in living areas.
  • The depth of insulation should be improved. The R value of the foam insulation is unknown and the level of insulation is less than what is recommended by the National Energy Commission for our area.
  • Evidence of vermin activity was noted in the attic space. Consult a Pest Control Specialist for further evaluation.

E. Walls (Interior and Exterior)

E. Walls (Interior and Exterior)

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Comments:

Description of Exterior Cladding: Hard Coat Stucco

Notice: Due to the home being occupied, I was unable to inspect all of the interior surfaces because of window treatments, personalized wall treatments / finishes, personal effects, large, heavy or fragile storage and/or furniture.

INTERIOR & EXTERIOR WALLS

  • Properly seal all penetrations in exterior walls to prevent water intrusion.
  • Properly seal around all mounted fixtures and other areas where water may enter the exterior finish to prevent water intrusion.
  • Trim foliage away from the exterior of the home.

F. Ceilings and Floors

F. Ceilings and Floors

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Comments:

FLOORS

Carpet stains were noted in various locations. Professionally clean all carpets or replace.

G. Doors (Interior and Exterior)

G. Doors (Interior and Exterior)

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Comments:

INTERIOR/EXTERIOR DOORS

  • Some interior doors are not clasping properly and hardware should be adjusted as needed.
  • The door at the office area should not swing out over a step down as it presents a safety hazard.
  • Replace damaged hardware on doors so that they clasp properly.
  • Water damage was noted to thresholds on balcony doors at the upstairs game room area.
  • Improve weather stripping on all exterior doors to prevent water penetration.
  • Relocate the pin lock on the upstairs bedroom door to a reasonable height.
  • Replace wood rot noted on exterior doors at the right side of the home.
  • Improve exterior seals around all doors to prevent water penetration.
  • Improve all exterior door threshold seals to prevent water penetration.

H. Windows

H. Windows

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Comments:

Note: I was unable to visually inspect or operate some of the windows due to height, window treatments, personal effects, large, heavy or fragile storage and/or furniture.

WINDOWS

  • Evidence of water penetration was noted at the interior of windows. Improve interior caulking to prevent water penetration.
  • A broken window was noted at the downstairs guest bedroom.
  • Fogged Windows were noted at the upstairs middle bedroom (back of home).
  • Improve exterior caulking around all windows to prevent water penetration.
  • All windows adjacent public areas should be tempered glass for improved safety.

I. Stairways (Interior and Exterior)

I. Stairways (Interior and Exterior)

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [] D  

Comments:

All components were found to be performing and in satisfactory condition on the day of the inspection.

J. Fireplaces and Chimneys

J. Fireplaces and Chimneys

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Comments:

FIREPLACE/CHIMNEY

  • The function of the front fireplace was not tested due to the flue vent being blocked with paper.
  • Specialist evaluation recommended for repair and verification of function.
  • The control for the back living area fireplace is antiquated and did not cause the unit to function when attempting to test. Specialist evaluation recommended for repair and verification of function.
  • The connection in the gas supply line is improper and a portion of the gas supply line is an improper material. Specialist evaluation recommended.
  • Clear all debris away from chimney flue vents in the attic space.
  • It should be noted that there is not a gas supply to the outdoor fireplace. This chimney flue and firebox should be professionally cleaned.

K. Porches, Balconies, Decks, and Carports

K. Porches, Balconies, Decks, and Carports

Comments:

BALCONY

  • Replace cracked tiles at the balcony areas.
  • Properly secure the railings to the floor and wall areas.

This confidential report is prepared exclusively for Sample Report on 11/20/2020. © TEC Inspection Services

II. ELECTRICAL SYSTEMS

A. Service Entrance and Panels

A. Service Entrance and Panels

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Comments:

Box Rating and/or Main Disconnect Rating: 225 amps, 225 amps

Box Location: Garage, Garage

Cabinet Manufacturer: Cutler-Hammer, Cutler-Hammer

Branch Circuit Wire Type: Copper

MAIN/SUB PANELS

  • Properly separate grounding and neutral wiring in the panels for improved safety.
  • None of the required dwelling unit devices, receptacle and lighting outlets (switches, receptacles and fixtures) are connected to an arc-fault circuit-interrupter (AFCI) circuit device. Under the current National Electrical Code, all of the living area devices, receptacle and lighting outlets (switches, receptacles and fixtures) should be connected to an arc-fault circuit interrupter (AFCI) device.
  • Replace sharp pointed screws securing panel covers using flat tipped screws for improved safety.

B. Branch Circuits, Connected Devices, and Fixtures

B. Branch Circuits, Connected Devices, and Fixtures

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Type of Wiring: Copper

Comments:

Note: Some of the receptacles in the home were inaccessible and could not be reached for inspection due

to height, personal effects, heavy storage, furniture or conditions outside the control of the inspector.

Note: It is recommended to replace the batteries in all of the smoke detectors upon taking ownership and

once a year thereafter for reasons of safety.

Note: Due to location, height or conditions outside the control of the inspector, one or more of the smoke

alarms were inaccessible and could not be tested at the time of this inspection.

BRANCH CIRCUITS

  • Label the timer in the garage for its intended purpose. Verify function of all landscape lighting that may be controlled by this timer.
  • Loose outlets were noted in various locations (marked with dots) and should be secured in the walls.
  • Replace antiquated smoke detectors (effective life expectancy of 10 years).
  • Replace all missing smoke detectors in the home.
  • Install CO gas detectors throughout the home.
  • Store a fire egress ladder at the second floor of the home.
  • Properly cover all exterior outlets and switches using bubble type covers for weather protection.
  • Replace all inoperative interior and exterior bulbs and verify function of light fixtures.
  • Properly cover all closet lights or replace fixtures for improved safety.
  • Remove abandoned low voltage wiring at the front gate area.
  • Enclose low voltage wiring at the back of the home in conduit for its protection. The termination of this wiring should be determined and disclosed by the Seller.

This confidential report is prepared exclusively for Sample Report on 11/20/2020. © TEC Inspection Services

III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

A. Heating Equipment

A. Heating Equipment

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Type of Systems: Central Forced Air

Comments: It should be noted that an acceptable temperature reading will differ based on the type of

system and energy source in place.

Energy Sources: Gas, Gas, Gas

Brand Name: Trane, Trane, Trane

Approximate System Age: 2001, 2001, 2001

FURNACE UNIT(S)

  • All three units appear to be the age of the home. These units are deemed to be at the end of their life expectancy. Specialist evaluation recommended.
  • Install proper sediment traps on gas line connectors at furnace units.

B. Cooling Equipment

B. Cooling Equipment

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Type of Systems: Central Forced Air

Comments:

Approximate System Age: 2020, 2020, 2020

Approximate System Size: 2.5 ton, 5 ton, 5 ton

Listed Refrigeration Type: 410A, 410A, 410A

Brand Name: Trane, Trane, Trane

Notice: Temperature differential readings (Delta-T) are an accepted industry standard of practice for measuring proper cooling performance of the air conditioning system. Our company policy normal acceptable range is considered to be between 15 to 22 degrees °F total difference (Delta-T) measured between the return air and supply air within close proximity of the related coils of the system being evaluated. Conditions such as but not limited to; excessive humidity, high or low outdoor temperatures or restricted airflow may indicate abnormal operation even though the equipment is functioning basically as designed and occasionally may indicate normal operation despite an equipment malfunction. The inspector will not be able to anticipate future events, conditions or changes in performance of any component or system due to changes in use or occupancy. The inspector makes no guarantee or warranty, expressed or implied, as to future performance of any item, system or component.

CENTRAL AIR CONDITIONING UNIT(S)

  • All three evaporator coils are the age of the home. These coils are deemed to be beyond an average life expectancy. Specialist evaluation recommended.
  • Two of the three evaporator coils are not rated by the manufacturer for use with R 410 A refrigerant.
  • Specialist evaluation recommended.
  • Water and rust were noted in the safety pan under the unit that accessible from the master closet attic access area.
  • Install secondary float switches in the pans under each unit to protect against water related issues.
  • Insulate primary drain lines on units to prevent condensation.
  • The upstairs unit did not operate within a normal differential range when tested. Specialist evaluation recommended.

C. Duct Systems, Chases, and Vents

C. Duct Systems, Chases, and Vents

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [] D  

Comments:

All components were found to be performing and in satisfactory condition on the day of the inspection.

This confidential report is prepared exclusively for Sample Report on 11/20/2020. © TEC Inspection Services

IV. PLUMBING SYSTEM

A. Plumbing Supply, Distribution Systems and Fixtures

A. Plumbing Supply, Distribution Systems and Fixtures

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Location of water meter: Within 5 feet of the street

Location of main water supply valve: Front Flower Bed

Static water pressure reading: 60 to 70 psi

Comments:

Notice: The Inspector has attempted to discover and report conditions requiring further evaluation or repair. However; determining the condition of any component that is not visible and/or accessible, such as plumbing components that are buried, beneath the foundation, located within construction voids or otherwise concealed, and reporting any deficiency that does not appear or become evident during our limited cursory and visual survey is outside the scope of this inspection. The inspector will not be able to anticipate future events, conditions or changes in performance of any component or system due to changes in use or occupancy. The inspector makes no guarantee or warranty, express or implied, as to future performance of any item, system or component.

PLUMBING SUPPLY SYSTEMS

  • The shower head at the downstairs guest bedroom bathroom is leaking and should be repaired or replaced.
  • Damage was noted to the porcelain tub at the downstairs guest bedroom bathroom.
  • Caulking improvements are needed in all tub and shower enclosures.
  • Repair the leaking control at the upstairs hall bathroom sink.
  • Replace the gate valve at the water cut off with a proper ball valve.

B. Drains, Wastes, and Vents

B. Drains, Wastes, and Vents

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Comments: Waste Clean Outs located at: the front flower bed

Notice: Reporting the condition of drains, wastes and vent piping that is not completely visible and/or accessible or; reporting any defect or deficiency that requires extended use of the system to develop or does not become evident during our limited cursory and visual survey is outside the scope of the inspection. This is a limited cursory and visual survey of the accessible general conditions and circumstances present at the time of this inspection. Opinions are based on general observations made without the use of specialized tools or procedures. Therefore, the opinions expressed are one of apparent conditions and not of absolute fact and are only good for the date and time of this inspection. The inspector will not be able to anticipate future events, conditions or changes in performance of any component or system due to changes in use or occupancy. The inspector makes no guarantee or warranty, express or implied, as to future performance of any item, system or component.

DRAINS/WASTES/VENTS

  • Repair the drainstop at the guest bathroom tub.
  • Repair the drainstop at the guest bathroom sink.
  • Leak noted under the upstairs bedroom bathroom sink.
  • The tub in the upstairs bedroom bathroom was observed to drain slowly and should be cleared of any obstruction.

C. Water Heating Equipment

C. Water Heating Equipment

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Comments:

Energy Source: Gas , Gas

Location: Attic, Attic

Approximate Capacity: 50 Gallons , 50 Gallons

Approximate Age: 2010, 2016 Approximate Design Life: 8 to 10 years

Brand Name: State Water Heaters, Rheem

WATER HEATER(S)

  • The 2010 unit is at the end of its life expectancy. Budget for replacement.
  • Install sediment traps on gas line connectors at water heaters.
  • Corrosion was noted on supply connections at the 2010 unit.
  • Improper material is being used for the TPR valve discharge line on the 2016 unit. This should be CPVC or Copper only.

D. Hydro-Massage Therapy Equipment

D. Hydro-Massage Therapy Equipment

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[ ] I    [ X ] NI    [ X ] NP  [ ] D  

Comments

E. Gas Distribution System

E. Gas Distribution System

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Comments:

Corrugated Stainless Steel Tubing (CSST) was observed to be in use at the time of this inspection. This product is known to have various installation and grounding / bonding problems or deficiencies. Full evaluation of this product is beyond the scope of this inspection. You are strongly encouraged to have a licensed plumber evaluate the installation and a licensed electrician investigate for proper bonding and grounding of this component of the gas distribution system. Such follow-up should take place prior to the expiration of any time limitations such as option or warranty periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs.

Notice: The Inspector will use a combustible gas leak detector on accessible gas lines, joints, unions and connectors and report visible deficiencies found at the time and date of the inspection. The inspector inspects the gas lines from the point they enter the structure and will complete the inspection without digging, damaging property, permanent construction or building finish. When performing the inspection, the inspector will keep in consideration the age of the system and normal wear and tear from ordinary use when rendering opinions. The inspector is not required to and will not inspect sacrificial anode bonding or for its existence. The Inspector is not licensed to and will not perform a pressure test on the gas line system. The Inspector cannot detect gas leaks below the finished grade (underground), construction voids, between the walls or behind fireplace hearths. Propane tanks will not be inspected. If any further concerns exist about possible gas line failure and/or deficiencies or code compliance, we recommend the buyer have the gas system further evaluated by the local controlling gas supplier and/or a qualified licensed master plumber prior to the expiration of any time limitations such as option or warranty periods.

GAS SUPPLY LINES AND RELATED COMPONENTS

  • Corrugated Stainless Steel Tubing (CSST) was observed to be in use at the time of this inspection.
  • This product is known to have various installation and grounding / bonding problems or deficiencies.
  • Full evaluation of this product is beyond the scope of this inspection. You are strongly encouraged to have a licensed plumber evaluate the installation and a licensed electrician investigate for proper bonding and grounding of this component of the gas distribution system. Such follow-up should take place prior to the expiration of any time limitations such as option or warranty periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs.
  • I was unable to located an accessible bonding connection to the corrugated stainless steel tubing (CSST) gas supply lines. Under current gas piping installation standards, all CSST piping systems should be bonded back to the grounding electrode system. It is strongly recommended that an electrician further evaluate this condition and the electricians recommended repairs made.
  • Flexible gas piping should not pass through walls or ceilings in the home. Specialist evaluation recommended.

This confidential report is prepared exclusively for Sample Report on 11/20/2020. © TEC Inspection Services

V. APPLIANCES

A. Dishwashers

A. Dishwashers

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Comments: Unless otherwise noted, the unit, if present, was operated through a complete normal cycle and performed without issue.

Brand Name: Frigidaire

DISHWASHER

  • Secure the unit in the cabinet opening.
  • The dishwasher drain hose is not properly installed to prevent back flow or anti-siphoning. It is Recommended that an air gap device or high drain loop be installed in the drain line.

B. Food Waste Disposers

B. Food Waste Disposers

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Comments: Unless otherwise noted, the unit, if present, operated normally via a nearby switch.

FOOD WASTE DISPOSER

  • The splashguard for the food waste disposer is damaged and/or missing.

C. Range Hood and Exhaust Systems

C. Range Hood and Exhaust Systems

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [  ] D  

Comments: Unless otherwise noted, the unit, if present, functioned as intended and vents properly to the exterior of the home if required.

This component appears to be performing adequately at the time of this inspection.

D. Ranges, Cooktops, and Ovens

D. Ranges, Cooktops, and Ovens

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Comments: Please see pictures of verification of function below.

Cooktop Brand Name: Unknown

Built-in Oven Brand Name: Jenn-Air

OVEN/RANGE

  • The back right burner would not ignite and function.

E. Microwave Ovens

E. Microwave Ovens

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [  ] D

F. Mechanical Exhaust Vents and Bathroom Heaters

F. Mechanical Exhaust Vents and Bathroom Heaters

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [  ] D  

Comments:

This component appears to be performing adequately at the time of this inspection.

G. Garage Door Operators

G. Garage Door Operators

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Comments: The door, door opener components and safety mechanisms should be serviced annually.

OVERHEAD GARAGE DOOR OPENER

  • Professionally service all components of doors and openers. Annual servicing is recommended.

H. Dryer Exhaust Systems

H. Dryer Exhaust Systems

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [  ] D  

Comments: It is recommended that the dryer vent be professionally cleaned prior to use and annually thereafter.

This component appears to be performing adequately at the time of this inspection.

I. Other

I. Other

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [  ] D  

Comments: If other built in appliances are present in the home and were included in this inspection process, please see verification of function photos below.

This confidential report is prepared exclusively for Sample Report on 11/20/2020. © TEC Inspection Services

VI. OPTIONAL SYSTEMS

A. Landscape Irrigation (Sprinkler) System

A. Landscape Irrigation (Sprinkler) Systems

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Comments:

When the system is operational, all of the sprinkler system associated components are inspected and operated in the manual settings only.

Note: Some municipalities now require moisture (rain/freeze) sensors or weather stations to be installed on all new installation and existing sprinkler systems. Our company does not maintain a list of municipalities that require the installation of a moisture sensor. Please check with your municipality for moisture sensor requirements.

Sprinkler system equipped with a moisture (rain/freeze) sensor or weather station: No

Total Number of Zones Wired: 12

SPRINKLER SYSTEM AND COMPONENTS

  • Install a rain/freeze sensor on the system controller.
  • An irrigation specialist should excavate and examine the back flow prevention valve.
  • All heads that are spraying flatwork and fencing should be adjusted or redirected.
  • Replace the damaged head noted at the left side of the home.

B. Swimming Pools, Spas, Hot Tubs, and Equipment

B. Swimming Pools, Spas, Hot Tubs, and Equipment

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Comments:

Notice: When the system is operational, all of the pool or spa systems and associated components are inspected and operated in the manual / service settings only. Operating the pool components from indoor control panels or handheld remotes are outside the scope of this inspection. You are strongly encouraged to consult with the current homeowner for knowledge on regularly scheduled maintenance and valve operations.

Type of Construction: In Ground

Type of Filter: Cartridge / Filter Gauge Pressure Reading: 20 to 25 psi

Some of the pool components appear to have deficiencies that are beyond normal. The buyer should have this condition further evaluated by a pool technician familiar with pool structures and associated pool components for remedial cost estimates. The observations made to support the rendering of this opinion are listed but may not be limited to the following:

The pool pump motors do not appear to be connected to a ground fault circuit interrupter (GFCI) device. Under current electrical standards, all pool pump motors supplied from branch circuits rated at 120 volts through 240 volts, single phase, whether by receptacle or direct connection, shall be provided with ground-fault circuit-interrupter protection for personnel.

Notice: Based on what we were able to observe and our experience with swimming pool, spa and hot tub technology, we submit this inspection report based on the present condition, working under current use and habits of the current occupants of the residence. When performing the inspection, the inspector will keep in consideration the age of the system and normal wear and tear from ordinary use when rendering opinions.

All of the pool or spa systems and associated components are inspected and operated in the manual / service settings only. Operating the pool components from indoor control panels or handheld remotes are outside the scope of this inspection.

For further assistance and inspections, we recommend contacting a licensed pool contractor or ask the seller if you may discuss the pool or spa with the maintenance company that the seller has used to clean and service the pool or spa.

The Inspector shall inspect and report deficiencies in the condition of all associated above ground and accessible components. This inspection does not include evaluations of freeze guard controls and/or devices or pool, spa or hot tub bodies / shells below the water line and does not insure, guarantee or warrant against structure or sub-surfaces water leaks, either expressed or implied. The inspector will not be able to anticipate future events, conditions or changes in performance of any component or system due to changes in use or occupancy. The inspector makes no guarantee or warranty, express or implied, as to future performance of any item, system or component.

Specific limitations for swimming pools, spas, hot tubs, and equipment.

The inspector is not required to and will not:

  • disassemble filters or dismantle or otherwise open any components or lines;
  • operate valves;
  • uncover or excavate any lines or concealed components of the system;
  • fill the pool, spa, or hot tub with water;
  • inspect any system that has been winterized, shut down, or otherwise secured;
  • determine the presence of sub-surface water tables;
  • determine the effectiveness of entrapment covers;
  • determine the presence of pool shell or sub-surface leaks; or
  • inspect ancillary equipment such as computer controls, covers, chlorinators or other chemical
  • dispensers, or water ionization devices or conditioners other than required by this section.

SWIMMING POOL/SPA/HOT TUB

  • Install secondary alarms on all exterior doors entering pool area from the home.
  • Repair all gates to self close and self latch.
  • Install GFCI protection circuits for pool equipment.
  • Elevate equipment above grade and level.
  • Per an email received by the Inspector, the filter is not properly labeled. Currently labeled as DE and it is a Cartridge Filter.
  • The filter pressure is high. Clean and service as needed.
  • Properly ground bond pool equipment to a grounding rod.
  • Clear and flush all deck drains.
  • Repair the mastic seal where needed.
  • Install weir gates on pool skimmers.
  • The pool light GFCI should not be used for any other purpose.
  • Install a grate cover on the overflow drain. This drain should be cleared and flushed.

C. Outbuildings

C. Outbuildings

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [  ] D  

Comments: N/A

D. Outdoor Cooking Equipment

D. Outdoor Cooking Equipment

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [X] D  

Comments:


OUTDOOR COOKING EQUIPMENT

  • The unit would not ignite and function when attempting to test. Repair and verify function.
  • Replace the missing grates in the grill.
  • Install a shut off valve on the gas supply.

E. Electric Gate

E. Electric Gate

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [  ] D  

Comments: All components of the gate and opener should be serviced annually.

F. Refrigerator / Built-In

F. Refrigerator / Built-In

I=Inspected, NI=Not Inspected, NP=Not Present, D=Deficient

[X] I    [  ] NI    [  ] NP  [ ] D  

Comments: KitchenAid

HOME INSPECTION REPORT SUMMARY

The “Report Summary” section is intended to be a tool to assist our clients and their representative(s) in preparing a repair request, if and when applicable. THIS IS NOT A LIST OF MANDATORY REPAIRS BUT A LIST OF SUGGESTED REPAIRS OR UPGRADES NEEDED IN THE SHORT TERM. The Report Summary is intended to follow the flow of the main body of the Property Inspection Report and IS NOT a suggested priority repair list. The order of repair priority is left up to the sole discretion of the client and your Inspector will not be able to assist you with specifying the order of importance. Further, this summary contains only those items identified as “Deficient”. There may be other items listed in the full body of the Property Inspection Report that could be important to you and you may consider adding them to your repair request if and when applicable. You should read and understand the entire Property Inspection Report prior to completing any repair request. This report contains technical information, if you do not understand or are unclear about some of the information contained in the body of this report; please call the office to arrange for a verbal consultation with your inspector prior to the expiration of any time limitations such as option or warranty periods.

GRADING & DRAINAGE

  • Lower all soil levels around the home to help prevent water penetration and to allow for proper clearance between soil and exterior finish.
  • Grading improvements are warranted to cause water to flow away from the home.
  • Clear and flush all gutters and downspouts to allow for the free flow of water through the system.
  • Properly connect all downspouts to discharge drain tubes.
  • Install gutters and downspouts on the upper level of the home to reduce premature erosion to the lower shingles which could result in leak issues.
  • Clear and flush all drains around the perimeter of the home.
  • A negative slope with no apparent drainage improvements was noted at the right side of the home. Drainage improvements may be warranted. Specialist evaluation recommended.

ROOF COVERING

  • Age related deterioration was noted in the form of fiberglass showing through on shingles and evidence of granule loss that has collected in the gutters.
  • Improper repairs were noted to plumbing vents and flue vents on the roof covering.
  • Caulking has been placed around openings to seal and prevent water penetration.
  • UV protectant should be improved on all plumbing vents and flue vents above the roof line.
  • Cracked shingles were noted in areas.

ROOF STRUCTURE

  • Attic entry doors should be insulated when place in living areas.
  • The depth of insulation should be improved. The R value of the foam insulation is unknown and the level of insulation is less than what is recommended by the National Energy Commission for our area.
  • Evidence of vermin activity was noted in the attic space. Consult a Pest Control Specialist for further evaluation.

INTERIOR & EXTERIOR WALLS

  • Properly seal all penetrations in exterior walls to prevent water intrusion.
  • Properly seal around all mounted fixtures and other areas where water may enter the exterior finish to prevent water intrusion.
  • Trim foliage away from the exterior of the home.

FLOORS

  • Carpet stains were noted in various locations. Professionally clean all carpets or replace.

INTERIOR/EXTERIOR DOORS

  • Some interior doors are not clasping properly and hardware should be adjusted as needed.
  • The door at the office area should not swing out over a step down as it presents a safety hazard.
  • Replace damaged hardware on doors so that they clasp properly.
  • Water damage was noted to thresholds on balcony doors at the upstairs game room area.
  • Improve weather stripping on all exterior doors to prevent water penetration.
  • Relocate the pin lock on the upstairs bedroom door to a reasonable height.
  • Replace wood rot noted on exterior doors at the right side of the home.
  • Improve exterior seals around all doors to prevent water penetration.
  • Improve all exterior door threshold seals to prevent water penetration.

WINDOWS

  • Evidence of water penetration was noted at the interior of windows. Improve interior caulking to prevent water penetration.
  • A broken window was noted at the downstairs guest bedroom.
  • Fogged Windows were noted at the upstairs middle bedroom (back of home).
  • Improve exterior caulking around all windows to prevent water penetration.
  • All windows adjacent public areas should be tempered glass for improved safety.

FIREPLACE/CHIMNEY

  • The function of the front fireplace was not tested due to the flue vent being blocked with paper. Specialist evaluation recommended for repair and verification of function.
  • The control for the back living area fireplace is antiquated and did not cause the unit to function when attempting to test.
  • Specialist evaluation recommended for repair and verification of function.
  • The connection in the gas supply line is improper and a portion of the gas supply line is an improper material. Specialist evaluation recommended.
  • Clear all debris away from chimney flue vents in the attic space.
  • It should be noted that there is not a gas supply to the outdoor fireplace. This chimney flue and firebox should be professionally cleaned.

BALCONY

  • Replace cracked tiles at the balcony areas.
  • Properly secure the railings to the floor and wall areas.

MAIN/SUB PANELS

  • Properly separate grounding and neutral wiring in the panels for improved safety.
  • None of the required dwelling unit devices, receptacle and lighting outlets (switches, receptacles and fixtures) are connected to an arc-fault circuit-interrupter (AFCI) circuit device. Under the current National Electrical Code, all of the living area devices, receptacle and lighting outlets (switches, receptacles and fixtures) should be connected to an arc-fault circuit interrupter (AFCI) device.
  • Replace sharp pointed screws securing panel covers using flat tipped screws for improved safety.

BRANCH CIRCUITS

  • Label the timer in the garage for its intended purpose. Verify function of all landscape lighting that may be controlled by thistimer.
  • Loose outlets were noted in various locations (marked with dots) and should be secured in the walls.
  • Replace antiquated smoke detectors (effective life expectancy of 10 years).
  • Replace all missing smoke detectors in the home.
  • Install CO gas detectors throughout the home.
  • Store a fire egress ladder at the second floor of the home.
  • Properly cover all exterior outlets and switches using bubble type covers for weather protection.
  • Replace all inoperative interior and exterior bulbs and verify function of light fixtures.
  • Properly cover all closet lights or replace fixtures for improved safety.
  • Remove abandoned low voltage wiring at the front gate area.
  • Enclose low voltage wiring at the back of the home in conduit for its protection. The termination of this wiring should be determined and disclosed by the Seller.

FURNACE UNIT(S)

  • All three units appear to be the age of the home. These units are deemed to be at the end of their life expectancy. Specialist evaluation recommended.
  • Install proper sediment traps on gas line connectors at furnace units.

CENTRAL AIR CONDITIONING UNIT(S)

  • All three evaporator coils are the age of the home. These coils are deemed to be beyond an average life expectancy. Specialist evaluation recommended.
  • Two of the three evaporator coils are not rated by the manufacturer for use with R 410 A refrigerant. Specialist evaluation recommended.
  • Water and rust were noted in the safety pan under the unit that accessible from the master closet attic access area.
  • Install secondary float switches in the pans under each unit to protect against water related issues.
  • Insulate primary drain lines on units to prevent condensation.
  • The upstairs unit did not operate within a normal differential range when tested. Specialist evaluation recommended.

PLUMBING SUPPLY SYSTEMS

  • The shower head at the downstairs guest bedroom bathroom is leaking and should be repaired or replaced.
  • Damage was noted to the porcelain tub at the downstairs guest bedroom bathroom.
  • Caulking improvements are needed in all tub and shower enclosures.
  • Repair the leaking control at the upstairs hall bathroom sink.
  • Replace the gate valve at the water cut off with a proper ball valve.

DRAINS/WASTES/VENTS

  • Repair the drainstop at the guest bathroom tub.
  • Repair the drainstop at the guest bathroom sink.
  • Leak noted under the upstairs bedroom bathroom sink.
  • The tub in the upstairs bedroom bathroom was observed to drain slowly and should be cleared of any obstruction.

WATER HEATER(S)

  • The 2010 unit is at the end of its life expectancy. Budget for replacement.
  • Install sediment traps on gas line connectors at water heaters.
  • Corrosion was noted on supply connections at the 2010 unit.
  • Improper material is being used for the TPR valve discharge line on the 2016 unit. This should be CPVC or Copper only.

GAS SUPPLY LINES AND RELATED COMPONENTS

  • Corrugated Stainless Steel Tubing (CSST) was observed to be in use at the time of this inspection. This product is known to have various installation and grounding / bonding problems or deficiencies. Full evaluation of this product is beyond the scope of this inspection. You are strongly encouraged to have a licensed plumber evaluate the installation and a licensed electrician investigate for proper bonding and grounding of this component of the gas distribution system. Such follow-up should take place prior to the expiration of any time limitations such as option or warranty periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs.
  • I was unable to located an accessible bonding connection to the corrugated stainless steel tubing (CSST) gas supply lines. Under current gas piping installation standards, all CSST piping systems should be bonded back to the grounding electrode system. It is strongly recommended that an electrician further evaluate this condition and the electricians recommended repairs made.
  • Flexible gas piping should not pass through walls or ceilings in the home. Specialist evaluation recommended.

DISHWASHER

  • Secure the unit in the cabinet opening.
  • The dishwasher drain hose is not properly installed to prevent back flow or anti-siphoning.
  • It is recommended that an air gap device or high drain loop be installed in the drain line.

FOOD WASTE DISPOSER

  • The splashguard for the food waste disposer is damaged and/or missing.

OVEN/RANGE

  • The back right burner would not ignite and function.

OVERHEAD GARAGE DOOR OPENER

  • Professionally service all components of doors and openers. Annual servicing is recommended.

SPRINKLER SYSTEM AND COMPONENTS

  • Install a rain/freeze sensor on the system controller.
  • An irrigation specialist should excavate and examine the back flow prevention valve.
  • All heads that are spraying flatwork and fencing should be adjusted or redirected.
  • Replace the damaged head noted at the left side of the home.

SWIMMING POOL/SPA/HOT TUB

  • Install secondary alarms on all exterior doors entering pool area from the home.
  • Repair all gates to self close and self latch.
  • Install GFCI protection circuits for pool equipment.
  • Elevate equipment above grade and level.
  • Per an email received by the Inspector, the filter is not properly labeled. Currently labeled as DE and it is a Cartridge Filter.
  • The filter pressure is high. Clean and service as needed.
  • Properly ground bond pool equipment to a grounding rod.
  • Clear and flush all deck drains.
  • Repair the mastic seal where needed.
  • Install weir gates on pool skimmers.
  • The pool light GFCI should not be used for any other purpose.
  • Install a grate cover on the overflow drain. This drain should be cleared and flushed.

OUTDOOR COOKING EQUIPMENT

  • The unit would not ignite and function when attempting to test. Repair and verify function.
  • Replace the missing grates in the grill.
  • Install a shut off valve on the gas supply.

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