11327 dawnheath dr / sunbelt inspections / chris staudt trec … · 2020. 8. 21. · 11327...

Inspection ReportRobbie Mayfield

Property Address:11327 Dawnheath DrCypress TX 77433

Sunbelt Inspections

Chris Staudt TREC #2077515823 Stable Creek CR

Cypress, TX. 77429713-296-9154

Table of Contents

Cover Page.................................................................1

Table of Contents ........................................................2

Intro Page ...................................................................3

I STRUCTURAL SYSTEMS........................................4

II ELECTRICAL SYSTEMS.......................................16

III HEATING, VENTILATION AND AIRCONDITIONING SYSTEMS .....................................23

IV PLUMBING SYSTEM...........................................25

V APPLIANCES........................................................28

VI LANDSCAPE IRRIGATION (SPRINKLER)SYSTEMS.................................................................30

VII SWIMMING POOLS, SPAS, HOT TUBS, andEQUIPMENT.............................................................31

VIII OPTIONAL SYSTEMS .......................................41

General Summary.....................................................42

Invoice.......................................................................43

Attachments ..............................................................44

Back Page.................................................................45

Report Identification: 11327 Dawnheath Dr

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Date: 3/20/2018 Time: 09:00:00 AM Report ID: 032018CS1Property:11327 Dawnheath DrCypress TX 77433

Customer:Robbie Mayfield

Real Estate Professional:Rhonda WillifordRe/Max Compass

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should beconsidered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a secondopinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair orreplacement of item, component or unit should be considered before you purchase the property.

Inspected (I) = I visually observed the item, component or unit and if no other comments were made then it appeared to befunctioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it wasfunctioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Deficiency (D) = The item, component or unit is not functioning as intended or needs further inspection by a qualifiedcontractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

In Attendance:Seller only

Type of building:Single Family (2 story)

Approximate age of building:Over 10 Years

Temperature:Over 65

Weather:Clear

Ground/Soil surface condition:Dry

Rain in last 3 days:No


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I = Inspected NI = Not Inspected NP = Not Present D = Deficiency

I NI NP D

I. STRUCTURAL SYSTEMS

A. FoundationsType of Foundation(s):: Poured ConcreteComments:(1) Typical corner "pops" observed at foundation corners. This condition is cosmetic in nature and notstructurally significant.

A. Item 1(Picture) Typical corner "pops" observed atfoundation corners.

(2) Elevation readings of the slab, with a zip level do not indicate evidence of excessive movement or un-levelness of the slab.


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The visible portions of the foundation and slab appear to be functioning as intended. No signs of significantmovement such as excessive brick veneer and drywall cracking, abnormal door operation, unleveledsoffits or severely sloped floors. Therefore, it is my opinion that the foundation is adequately performing itsintended function.

B. Grading and DrainageComments:Concrete splash blocks or downspout extensions, are absent at some gutter downspouts. Gutterdownspouts should discharge a minimum of 18" away from the foundation.

B. Item 1(Picture) Concrete splash blocks ordownspout extensions, are absent at some gutterdownspouts


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C. Roof Covering MaterialsType(s) of Roof Covering: Architectural Asphalt ShinglesViewed From: Binoculars, Walked roofRoof Ventilation: Ridge vents, Soffit VentsRoof Covering Attached With: NailsComments:(1) The roof covering, is not new and shows signs of wear consistent with its age. The overall condition ofthe roof covering appears to be acceptable. This roof covering is probably around 12 years old. This typeof architectural style composition shingles typically lasts about 20 years in this climate.

A general seal up of roof penetrations, exposed nail heads and flashings is recommended as routinemaintenance.


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C. Item 1(Picture) The roof covering, is not new andshows signs of wear consistent with its age.


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(2) Exposed nails penetrating flashings, shingles, underlayment and roof sheathing need to be sealed withan approved roof sealant. Exposed nails on shingle top caps need to be sealed.


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C. Item 4(Picture) Exposed nails penetrating flashings,shingles, underlayment and roof sheathing need to besealed with an approved roof sealant.

(3) The satellite dish was observed mounted on the roof covering. The securing screws penetrate the roofcovering, underlayment and sheathing. Over time, this installation will most likely leak water into thestructure causing water damage. A better installation might be to bolt the dish to a vertical structuralelement and seal the bolts/screws to insure that water does not penetrate the building envelope. If youchoose to remove the dish from its current location, immediate repair to the roof covering is recommended.


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C. Item 5(Picture) The satellite dish was observedmounted on the roof covering.

(4) Approximately 4 shingles are missing from the left rear ridge. Recommend Replacement.

C. Item 6(Picture) Approximately 4 shingles aremissing from the left rear ridge.


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(5) I recommend, you consult with a competent and qualified roofing contractor to evaluate further,determine the best repair methods, estimate costs, and to perform the repairs.

D. Roof Structures and AtticRoof Structure: 2 X 6 Rafters, Oriented Strand Board (OSB), Radiant BarrierAttic Insulation: Blown, FiberglassApproximate Average Depth of Insulation: 12 inchesApproximate Average Thickness of Vertical Insulation: Not VisibleAttic Viewed From: Adequate Walkways and Service PlatformsComments:

E. Walls (Interior and Exterior)Comments:

F. Ceilings and FloorsFloor Structure: SlabComments:

G. Doors (Interior and Exterior)Comments:(1) Some exit doors, have interior key operated dead bolts. I recommend that these be changed out tohardware that can be opened from the inside without the use of a key for safety/fire escape reasons.


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G. Item 1(Picture) Some exit doors, have interior keyoperated dead bolts.

(2) The attic access door (pull down stairs), is not insulated. This door separates a non-conditioned space(attic) from the interior conditioned space and should be insulated and weather stripped for energyefficiency reasons.


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G. Item 2(Picture)

H. WindowsComments:

I. Stairways (Interior and Exterior)Comments:

J. Fireplaces and ChimneysChimney (exterior): Composition boardOperable Fireplaces: OneTypes of Fireplaces: Conventional, Gas/LP Log starterComments:

K. Porches, Balconies, Decks and CarportsComments:


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L. OtherComments:Carbon monoxide detection is in place.

The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should beconsidered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments inthis inspection report.


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II. ELECTRICAL SYSTEMSSmoke alarms and carbon monoxide (CO) monitors are not operated and are only checked for installation at proper locations. Theinstallation of interconnected (sound or visibly alert at all locations) combination type ionization/photoelectric smoke detectors/alarmsis now required in new construction and upgrading of older homes is advised.

These smoke detectors/alarms are required on each level including the basement, crawl space, and attic, where applicable, inside ofall bedrooms or any rooms designated for the purpose of sleeping and outside within the near proximity of the doors to these rooms.

Test all alarms and detectors by both the test button and smoke per the manufactures instructions. Replace batteries at a minimum ofevery year or as required.

The smoke detectors and CO monitors are are not tested to avoid nuisance alarms, consult your security monitor company for furtherdetails and too assure proper function and application. All units should be fully evaluated and tested per the manufacture'sinstructions and replaced at least every 10 years.

A. Service Entrance and PanelsElectrical Service Conductors: Underground Service, Aluminum feed from meter, 220 voltsPanel Type: Circuit breakersElectric Panel Manufacturer: EATONComments:(1) The main electrical service panel, shown with dead front cover removed for inspection purposes.


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A. Item 1(Picture) The main electrical service panel

(2) Anti-oxidant paste, was not observed on service entrance conductor terminations. Anti-oxidant paste isrecommended to prevent corrosion at the terminations.


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A. Item 2(Picture) Anti-oxidant paste, was notobserved on service entrance conductor terminations.

(3) White wire(s) used as hot leg(s) inside panel, and not marked as such. Recommend correction asneeded.


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A. Item 3(Picture) White wire(s) used as hot leg(s)inside panel, and not marked as such.

(4) Proper wire clamps or bushings are not present at some wire penetrations into the electrical servicepanel. Clamps or bushings protect the wires from the sharp metal edges of the panel.


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A. Item 4(Picture) Proper wire clamps or bushings arenot present at some wire penetrations into theelectrical service panel.

(5) I recommend that a licensed, competent, qualified, professional electrical contractor be consulted toevaluate further, determine the best method for repair, estimate costs, and perform the repairs.

B. Branch Circuits, Connected Devices, and FixturesBranch wire 15 and 20 AMP: CopperComments:(1) The GFCI receptacle located in the garage has been replace with a standard receptacle. The garage/exterior outlets are no longer GFCI protected. Recommend Replacement.


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B. Item 1(Picture) The GFCI receptacle located in thegarage has been replace with a standard receptacle.

(2) Arc Fault Circuit Interrupter (AFCI) breakers, are installed for bedroom circuits only. One or morecircuits are not protected by an Arc Fault Circuit Interrupter (AFCI). Arc Fault Circuit Interrupter (AFCI)breakers are now required, depending on local adoption of these new standards, at all 120-volt, singlephase, 15 & 20 amp branch circuits supplying outlets installed in a dwelling unit family rooms, diningrooms, living rooms, parlors, libraries, dens, bedrooms, sun rooms, hallways, recreation rooms, closets,and similar rooms or areas.

AFCI's are devices designed to protect against fires caused by arcing faults in the homes wiring. Arcingfaults can be created by damaged, deteriorated, or worn electrical plugs, cords, and/or branch circuitconductors. AFCIs are required in new construction per current building standards which have beenadopted in most jurisdictions across the country. Older homes with aging and deteriorating wiring systemscan especially benefit from the added protection of AFCIs.


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I recommend the client consider having a qualified licensed electrician evaluate and upgrade branchcircuits to AFCI protection per current building standards.(3) The doorbell system appears to operate normally.(4) The ceiling fan in the front right bedroom is noisy when operated. Recommend correction.(5) One or more smoke detectors has been disconnected. Without a working smoke detector in your homeyou have no first alert to a possible fire. I recommend repair or replace as needed using a qualified person.(6) I recommend that a licensed, competent, qualified, professional electrical contractor be consulted toevaluate further, determine the best method for repair, estimate costs, and perform the repairs.

The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas ofconcern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator forexample) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this reportshould be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to thecomments in this inspection report.


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III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMSNOTE: HVAC units should be serviced annually. If the date of the last service receipt is more than one year old, you should considerhaving the unit(s) serviced for preventative maintenance even if operation of the unit(s) is currently normal. Air filters should bechanged as needed.

Checking Humidifiers, electric air filters, ultra-violet lights and air flow balance is not included in the scope of this inspection. Accuracyand complete functionality of thermostats is not included in the scope of this inspection. Evaporator coils and heat exchangers areusually not accessible without dismantling some system components. Dismantling A/C system components to check evaporator coilsand heat exchangers is outside of the scope of a standard home inspection.

A. Heating EquipmentType of Systems: Forced AirEnergy Source: Natural gasHeat System Brand: GOODMANNumber of Heat Systems (excluding wood): TwoComments:The units appeared to operate normally using the standard controls.

I could not determine if the heat exchangers are or are not cracked without dismantling the furnaces.Dismantling of components is outside of the scope of a standard home inspection.

B. Cooling EquipmentType of Systems: Air conditioner unitCentral Air Manufacturer: GOODMANA/C Tonnage: 3.5 Ton, 3 TonA/C Amperage: 40 AMPS, 30 AMPSComments:(1) The upstairs air conditioning system is dripping water into the secondary drain pan. Recommendcorrection.

B. Item 1(Picture) The upstairs air conditioning systemis dripping water into the secondary drain pan.

(2) An emergency cut off (float) switch, was not observed on the A/C auxiliary pans viewed from the atticspace. An emergency cut off switch is recommend to prevent interior water damage in the event of anemergency condition involving the A/C condensate drains.(3) Ambient air test was performed by using laser thermometer readings to determine if the difference intemperatures of the supply and return air is between 14 degrees and 22 degrees indicating that the unit(s)


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is(are) cooling as intended. The air temperature on the system(s) read:

Downstairs supply = 48 degrees, and the return air temperature was 64 degrees. Difference = 16 degrees.The low pressure line was cold to the touch at the condenser unit.

Upstairs supply = 51 degrees, and the return air temperature was 66 degrees. Difference = 15 degrees.The low pressure line was cold to the touch at the condenser unit.

These conditions indicate that both systems are currently cooling normally.(4) The plywood decking under the upstairs HVAC unit has moisture stains. A catch pan that also shows tohave water in it in the past is still present. I was not able to recreate a moisture today, but under different ormore extreme summer heat this problem may still exists. I recommend contacting the seller for moreinformation.

B. Item 2(Picture) The plywood decking under theupstairs HVAC unit has moisture stains.

(5) A/C units should be serviced annually. I recommend that you ask the seller for a receipt of last service.If the date of last service is more than one year, I recommend that you consult with a licensed, qualified,heating, ventilation and air conditioning professional to perform annual maintenance on these units.

C. Duct System, Chases, and VentsDuctwork: Silverflex-roundFilter Type: DisposableComments:

The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find allareas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal andinspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware thatthe inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended thatqualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


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IV. PLUMBING SYSTEMWhile water was run down the drains, this alone cannot simulate the waste flows characteristic of full occupancy. Undergroundsanitary drain lines are not visible during the course of a standard home inspection and are not inspected. Complete examination ofsanitary drain lines requires equipment and time beyond the scope of a standard home inspection. Comprehensive sanitary drain linetesting is available from certain licensed plumbers with specialized equipment. Water softening/filtration systems are not included inthe inspection.

A. Plumbing Supply, Distribution Systems and FixturesWater Source: PublicLocation of water meter: StreetPlumbing Water Supply (into home): PVCPlumbing Water Distribution (inside home): CPVCLocation of main water supply valve: Right SideStatic water pressure reading: 58 pounds/square inchComments:No anti-siphon devices, were observed at exterior hose bibbs. These are low cost devices that screw on tothe exterior hose bibbs to prevent back-flow into the water supply. They are required by mostmunicipalities.


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A. Item 1(Picture) No anti-siphon devices, wereobserved at exterior hose bibbs.

B. Drains, Waste, and VentsWasher Drain Size: 2" DiameterPlumbing Waste: PVCComments:Note: Some of the showers have built up tile. I cannot determine if a shower pan or liner has beeninstalled under the tile (not visible). The shower does not appear to be currently leaking.


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B. Item 1(Picture) Some of the showers have built uptile.

C. Water Heating EquipmentEnergy Source: Gas (quick recovery)Capacity: (2) 40 GallonWater Heater Manufacturer: STATEWater Heater Location: AtticComments:

D. Hydro-Massage Therapy EquipmentComments:A readily accessible inspection port is not available. I could not view the underside of the tub to check forleaks or verify that the motor housing is bonded to ground. The tub operated normally and the motor circuitis GFCI protected.

D. Item 1(Picture) A readily accessible inspection portis not available.

E. OtherComments:

The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle.Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use.If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the pipingsystem. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase.It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


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V. APPLIANCESSpecial precautions for dryer ducts and vents

Clean the lint screen/filter before or after drying each load of clothes. If clothing is still damp at the end of a typical drying cycleor drying requires longer times than normal, this may be a sign that the lint screen or the exhaust duct is blocked.

Clean the dryer vent and exhaust duct periodically. Check the outside dryer vent while the dryer is operating to make sureexhaust air is escaping. If it is not, the vent or the exhaust duct may be blocked. To remove a blockage in the exhaust path, it may benecessary to disconnect the exhaust duct from the dryer. Remember to reconnect the ducting to the dryer and outside vent beforeusing the dryer again.

Clean behind the dryer, where lint can build up. Have a qualified service person clean the interior of the dryer chassis periodicallyto minimize the amount of lint accumulation. Keep the area around the dryer clean and free of clutter.

Replace plastic or foil, accordion-type ducting material with rigid or corrugated semi-rigid metal duct. Most manufacturersspecify the use of a rigid or corrugated semi-rigid metal duct, which provides maximum airflow. The flexible plastic or foil type ductcan more easily trap lint and is more susceptible to kinks or crushing, which can greatly reduce the airflow.

Take special care when drying clothes that have been soiled with volatile chemicals such as gasoline, cooking oils, cleaningagents, or finishing oils and stains. If possible, wash the clothing more than once to minimize the amount of volatile chemicals on theclothes and, preferably, hang the clothes to dry. If using a dryer, use the lowest heat setting and a drying cycle that has a cool-downperiod at the end of the cycle. To prevent clothes from igniting after drying, do not leave the dried clothes in the dryer or piled in alaundry basket.

A. DishwasherDishwasher Brand: JENN AIRComments:The dishwasher is loose, and needs securing to underside of countertop or cabinets (using a proper lengthscrew). I recommend repair as necessary. The door latch is also difficult to operate.

B. Food Waste DisposersDisposer Brand: BADGERComments:

C. Range Hood and Exhaust SystemsExhaust/Range Hood: DOWNDRAFT, JENN AIRComments:

D. Ranges, Cooktops and OvensRange/Oven: JENN AIRRange/Cooktop/Oven Connections: Gas and 220 Volt ACComments:

E. Microwave OvensBuilt in Microwave: JENN AIRComments:

F. Mechanical Exhaust Vents and Bathroom HeatersMechanical Exhaust Vents and Bathroom Heaters: Fan onlyComments:

G. Garage Door OperatorsGarage Door Operator: TWO UNITS, GENIEComments:

H. Dryer Exhaust SystemsDryer Vent: Smooth Metal


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Dryer Connections: Both Gas and 220 Volt ACComments:

I. OtherComments:

The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas ofconcern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report shouldbe considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the commentsin this inspection report.


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VI. LANDSCAPE IRRIGATION (SPRINKLER) SYSTEMS

A. ControllerComments:

B. Vacuum BreakerComments:

C. Zone 1Comments:

D. Zone 2Comments:Zone 2 was making a gurgling sound, but the sprinkler heads did not pop up. Recommend correction.

E. Zone 3Comments:

F. Zone 4Comments:

G. Zone 5Comments:

H. Zone 6Comments:

I. Zone 7Comments:

J. Zone 8Comments:

K. Zone 9Comments:


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VII. SWIMMING POOLS, SPAS, HOT TUBS, and EQUIPMENT

A. System ControllerComments:

B. Motors, Pumps and ImpellorsComments:

C. Filter HousingComments:

D. Return JetsComments:

E. Tile, Decking and CopingComments:

F. Pool Shell and PlasterComments:

G. Drain CoversComments:

H. Pool Fill LineComments:

I. Overflow DrainComments:

J. LightsComments:

K. Ground Fault Circuit Interupter ProtectionComments:

L. Fence Gates and OtherComments:(1) The potential for drowning exists, I recommend that you consult with a professional pool company todiscuss such precautions as alarms for pool access doors, childproof barriers and water disturbancealarms.(2) Fence gates did not appear to be self closing and self latching. I recommend the installation ofautomatic gate closing devices and latches.(3) Pictures of pool and equipment.


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L. Item 1(Picture) Pictures of pool and equipment.


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(4) The sealant for the swimming pool expansion joint is deteriorated and needs replacement.


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L. Item 9(Picture) The sealant for the swimming poolexpansion joint is deteriorated and needsreplacement.


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VIII. OPTIONAL SYSTEMS


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General Summary

Sunbelt Inspections

15823 Stable Creek CRCypress, TX. 77429

713-296-9154

CustomerRobbie Mayfield

Address11327 Dawnheath DrCypress TX 77433

The following items or discoveries indicate that these systems or components do not function as intended or adverselyaffects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequentobservation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it inproper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. ThisSummary is not the entire report. The complete report may include additional information of concern to the customer. It isrecommended that the customer read the complete report.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Chris Staudt TREC #20775


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http://www.HomeGauge.com

Sunbelt Inspections


713-296-9154

Report Attachments

ATTENTION: This inspection report is incomplete without reading the information included herein atthese links/attachments. Note If you received a printed version of this page and did not receive a copyof the report through the internet please contact your inspector for a printed copy of the attachments.

11327 DAwnheath Foundation Elevation Drawing

11327 Dawnheath Termite Inspection


Page 44 of 45REI 7-5 (05/04/2015)

Sunbelt Inspections

Chris Staudt TREC #20775


713-296-9154


Page 45 of 45REI 7-5 (05/04/2015)

11327 dawnheath dr / sunbelt inspections / chris staudt trec … · 2020. 8. 21. · 11327...

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