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TUTOR PROFESSIONAL INSPECTIONSHome and Septic Inspections

423 Logan Ranch RoadGeorgetown, Texas 78628

Phone: 512-966-9575 Fax: 512-864-7750

Confidential Inspection Report325 Powell Ln

Elgin, TX 78621

Prepared for: Paul Illingworth

This report is the exclusive property of the inspection company and the client whose name appears herewith and

its use by any unauthorized persons is prohibited.

TUTOR PROFESSIONAL INSPECTIONS 423 Logan Ranch Road, Georgetown, TX 78628

512-966-9575 [email protected]

Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188 (512) 936-3000(http://www.trec.texas.gov) REI 7-5 (05/4/2015)

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PROPERTY INSPECTION REPORT

Prepared For: Paul Illingworth

Concerning:

(Name of Client)

325 Powell Ln, Elgin,TX 78621

By:

(Address or Other Identification of Inspected Property)

Alan Lemke TREC #20972 03/07/2016 (Name and License Number of Inspector:) (Date)

Chet Tutor TREC #6483(Name, License Number and Signature of Sponsoring Inspector, if required)

PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES

This property inspection report may include an inspection agreement (contract), addenda, and other information related toproperty conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important thatyou 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 atwww.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 thetime of the inspection. While there may be other parts, components or systems present, only those items specifically noted asbeing inspected were inspected. The inspector is NOT required to turn on decommissioned equipment, systems, utility services orapply an open flame or light a pilot to operate any appliance. The inspector is NOT required to climb over obstacles, movefurnishings 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 installationinstructions. The inspection does NOT imply insurability or warrantability of the structure or its components. Although somesafety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT requiredto identify all potential hazards.

In this report, the inspector shall indicate, by checking the appropriate boxes on the form, whether each item was inspected, notinspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. Theinspector must check the Deficient (D) box if a condition exists that adversely and materially affects the performance of a systemor component or constitutes a hazard to life, limb or property as specified by the TREC Standards of Practice. Generaldeficiencies include inoperability, material distress, water penetration, damage, deterioration, missing components, and unsuitableinstallation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is notrequired 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 EstateConsumer 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 ofthe risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events orchanges in performance due to changes in use or occupancy. It is recommended that you obtain as much information as isavailable 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,

www.trec.texas.gov

www.trec.texas.gov

http://www.trec.texas.gov

http://www.trec.texas.gov

Report Identification: 325 Powell Ln, Elgin 78621 8091

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

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insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other suchactivities have taken place at this property. It is not the inspector’s responsibility to confirm that information obtained from thesesources 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 OTHERACTIONS, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THE SELLER TAKE ANY ACTION. When adeficiency is reported, it is the client’s responsibility to obtain further evaluations and/or cost estimates from qualified serviceprofessionals. 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 repaircosts. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems andadd to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have beenmade.

Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and sealsmay crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparentcondition 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 containedherein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on observationsat the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdatedinformation. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in thisreport. It is recommended that you hire a licensed inspector to perform an inspection to meet your specific needs and to provideyou with current information concerning this property.

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 beavoidable, many other accidents, injuries, and deaths may be avoided through the identification and repair of certain hazardousconditions. Examples of such hazards include:

• malfunctioning, improperly installed, or missing ground fault circuit protection (GFCI) devices for electrical receptaclesin garages, bathrooms, kitchens, and exterior areas;

• malfunctioning arc fault protection (AFCI) devices;• ordinary glass in locations where modern construction techniques call for safety glass;• malfunctioning or lack of fire safety features such as smoke alarms, fire-rated doors in certain locations, and functional

emergency escape and rescue openings in bedrooms;• malfunctioning carbon monoxide alarms;• excessive spacing between balusters on stairways and porches;• improperly installed appliances;• improperly installed or defective safety devices; • lack of electrical bonding and grounding;• 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 adoptedStandards of Practice requiring licensed inspectors to report these conditions as “Deficient” when performing an inspection for abuyer 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 theymay have been “grandfathered” because they were present prior to the adoption of codes prohibiting such conditions. While theTREC Standards of Practice do not require inspectors to perform a code compliance inspection, TREC considers the potential forinjury 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 homeinspected and can provide an option clause permitting the buyer to terminate the contract within a specified time. Neither theStandards of Practice nor the TREC contract forms require a seller to remedy conditions revealed by an inspection. The decisionto correct a hazard or any deficiency identified in an inspection report is left to the parties to the contract for the sale or purchase



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of the home.

INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR" ORPROVIDED AS AN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSIONAND MAY CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THECOMMISSION DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOTUNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANYATTACHMENTS, CONSULT AN ATTORNEY.

ADDITIONAL INFORMATION PROVIDED BY INSPECTORJOB NAME: 8091 Inspection Date / Time: CLIENT ADDRESS: 325 Powell Ln, Elgin TX 78621 Phone: 713-962-8553 BUYERS AGENT: Pam Vaillancourt, Keller Williams Realty-RR

This report is confidential, for the Client's use only. Thank you for choosing TUTOR PROFESSIONAL INSPECTIONSfor your Structural and Mechanical inspection.For inspection purposes this home faces west

325 Powell Ln



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I. STRUCTURAL SYSTEMS

þ ¨ ¨ þ A. Foundations

Type of Foundation(s): Concrete slab on grade.Comments:

Except as noted the foundation is in overall sound condition andperforming as designed. There are two hairline fractures on thepatio side of the foundation. This appears to be superficial and maybe caused by a number of factors such as curing, shrinkage, or minormovement which is relatively common in this area. If this is still ofconcern, recommend evaluation by a structural engineer.

Various conditions and adverse factors are able to affect structures,with differential movement likely to occur over time. The inspectorsopinion is based on visual observations of accessible and unobstructedareas of the structure at the time of the inspection. Future performanceof the structure cannot be predicted or warranted.

þ ¨ ¨ þ B. Grading and Drainage

Comments:

Improper drainage noted from foundation around the home.There are areas of potential ponding which appear to be fromanimal digging on the east side of the garage. There is trenchingfrom a lack of installed gutters on the rear of the garage.



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þ ¨ ¨ ¨ C. Roof Covering Materials

Types of Roof Covering: Architectural composition shingles. Note: Withregular maintenance average life expectancy is between 20 -25 yearsunder normal installation/conditions.Viewed From: Observed from either eave level and/or ground level usingbinoculars. Note: Inspector did not climb/walk onto roof due to safetyconcerns which included unsafe conditions such as height and slope ofthe roof. Comments:

ROOF COVERING OBSERVATIONS- Roof covering observedshowing normal wear for age. ROOF JACKS, FLASHING, &COUNTER FLASHING OBSERVATIONS- No problems wereobserved during this inspection period.

þ ¨ ¨ þ D. Roof Structure and Attic

Viewed From: Entered attic area. Partial attic accessible, Viewing wasrestricted by low headroom. No problems noted at the time of theinspection.Approximate Average Depth of Insulation: Blown-in type, 10 - 16 inches, Noproblems noted at the time of the inspection.ATTIC OBSERVATIONS- Conventional framing, ROOFSTRUCTURE OBSERVATIONS- Attic access ladder in the rearhallway is not hung in accordance with the manufacturer'sspecifications that preclude the use of deck screws that could shearand cause serious injury. Current standards require 16-d nails or lagscrews. There are no collar braces installed every four feet asrequired by current standards in the north end attic. ATTICVENTILATION IS PROVIDED BY: Ventilation is provided by ridgevents.



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þ ¨ ¨ þ E. Walls (Interior and Exterior)

Comments:

INTERIOR WALLS ARE COVERED WITH THE FOLLOWINGMATERIAL(S): Drywall / Paneling. INTERIOR WALLOBSERVATIONS- Stored items prohibit full inspection of floors.There are previous repairs in some of the wall corners of thekitchen. There is an impact hole behind the garage service door.There are impact dents in the stairwell of the garage. There aretapeline fractures in the garage walls. There are corner beadfractures around the interior garage corners. There is a tapelinefracture in the corner wall above the right side of the mastershower unit.

EXTERIOR WALLS ARE CONSTRUCTED OF THE FOLLOWINGMATERIALS: Brick veneer and Hardy siding over wood framing.EXTERIOR WALL OBSERVATIONS- There is animal damage onthe bottom of the southwest corner trim board. There is moisturedeterioration present on some of the upper level corner trimboards on the front of the home. No weep holes noted in the stoneveneer on most sides of the home. The current standard is one 3/8inch hole every 33 inches. Several of the joints in the siding shouldbe sealed per current standards to reduce moisture intrusion.There is a cracked siding board on the northwest corner of thehome below the window. The caulk is failing where the trim boardof the siding joins the stone and should be re-caulked to reducemoisture intrusion. Seal openings between stone/brick and friezeboards. There is moisture deterioration on the fascia boards on afew of the corners of the home. Vegetation in contact with exteriorwall on south side of the home. Trim back 3 to 4 inches to reducemoisture intrusion and expose foundation for monitoring against wooddestroying insects. There are multiple step fractures in the stone on



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the south wall of the home and on the rear corners of the garagethat should be sealed to reduce moisture penetration. Minorfractures noted on each side of the garage door from minormovement of the steel lintel. While these fractures do not representa significant structural issue, they should be sealed to reduce moistureintrusion. Seal the hole in the mortar above the garage doors toreduce the risk of pest/rodent intrusion. Seal the mortar fracturesat the upper southeast corner of the garage. There is rust residueon the east wall of the garage from the window A/C unitrefrigerant discharge. The corner trim board on the northwestcorner of the home is pulling loose from the stone and should berepaired and sealed to reduce moisture intrusion.



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þ ¨ ¨ þ F. Ceilings and Floors

Comments:

CEILING COVERING(S): Painted sheet rock / wood. CEILINGOBSERVATIONS- The joints at some of the wood ceiling panels inthe room above the garage are separating and should beresecured. There is a tapeline fracture in the ceiling of the masterbedroom coffer. There is what appears to be a previous moisturestain in the ceiling around the light fixture in the hall between thekitchen and living room. There is a tapeline fracture at theceiling/wall joint on the south end of the kitchen. FLOORCOVERING(S): Vinyl flooring / Carpeting / Ceramic Tile. Storeditems prohibit full inspection of floors. There are some small carpetstains in the upstairs area of the home. GARAGE FLOOROBSERVATIONS- Normal stress fractures were present. The garagefloor is covered with stored items and could not be fully inspected.



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þ ¨ ¨ þ G. Doors (Interior and Exterior)

Comments:

INTERIOR DOOR OBSERVATIONS- The door to the garageapartment is out of alignment and rubs when closing. The door tothe upstairs water heater closet does not latch when closed. Thereare damaged friction balls on the double doors of the upstairs inlaw bathroom and at the east dining room doors. The door hasbeen removed from the master bathroom.

EXTERIOR DOOR OBSERVATIONS- Seal around door casings onthe exterior to reduce moisture intrusion. Dead bolt on multipledoors require a key on the interior which violates current homesafety standards. There is a split on the edge of the door casing atthe garage service door.

OVERHEAD GARAGE DOOR OBSERVATIONS- Garage door ismetal. Caulk around the garage door casing to reduce moistureintrusion.



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þ ¨ ¨ þ H. Windows

Comments:

Some screens are missing/damaged.

þ ¨ ¨ þ I. Stairways (Interior and Exterior)

Comments:

There is no handrail on the stairway to the garage apartment asrequired by current standard when there are 4 or more risers.

þ ¨ ¨ þ J. Fireplaces and Chimneys

Comments:

FIRE PLACE LOCATION- First Floor, Living Room. FIREPLACETYPE- Prefabricated metal, with gas log starter, FIRE PLACEOBSERVATIONS- A large amount of creosote and ash observed inunit. Cleaning / service is needed before use. There is mortarmissing at the joint of the chimney and siding trim boards.



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þ ¨ ¨ þ K. Porches, Balconies, Decks, and Carports

Comments:

Seal the corner trim boards on the porch support posts to reducemoisture penetration. Seal the ledge trim boards on the porchsupport posts to reduce moisture penetration. There is somemoisture deterioration present on some of the porch support postsand railing structures. The railing at the south entry steps is looseand should be properly secured. There is no proper grip-ablehandrail on the stairs at the south entry stairs. There is a previouscaulk repair at the joint of the south entry stairs. COVEREDPATIO: There is wood to soil contact on the support structure ofthe patio stairs that may lead to wood rot and/or a conducivecondition for wood destroying insects. There are no handrails tothe covered patio which is required by current standards whenthere are four or more steps.



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þ ¨ ¨ ¨ L. Other

Comments:

II. ELECTRICAL SYSTEMS

þ ¨ ¨ þ A. Service Entrance and Panels

Comments:

Service is overhead. SERVICE SIZE: Service size appears to be 200amps. MAIN PANEL COMMENTS: Main panel is located in/on theeast exterior of home. Panel is rated for 200 amps. Ground wirepresent in panel and terminates on to a ground rod. Bond wire islocated on the faucet near the main panel. One or more knockoutsare missing. There are wires going into breakers (non-GFCI) thatshould be color coded red to indicate they are hot wires.SUB-PANEL COMMENTS: Subpanel is located in the LaundryRoom, Neutrals are double tapped in one of the bars in the subpanel. GROUNDING & BONDING: The propane line is notbonded as required by current standards. This may not have been arequirement at the time the home was built but is a safety feature thatshould be added to help protect against lightning.



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þ ¨ ¨ þ B. Branch Circuits, Connected Devices, and Fixtures

Type of Wiring: Copper, Aluminum (220 volt OK), Grounded type branchwiring present.Comments:

There are damaged switch and receptacle face plates noted aroundthe home. The garage is not fully GFCI protected as required bycurrent standards (i.e. the receptacle in the ceiling). This was notrequired when the house was built. There are exposed incandescentbulbs in the garage stairwell landing that should be covered with awire basket or globe per current standards. The light in the garagestairwell is not working. There is no light switch to control thestairwell light at the bottom of the stairs in the home as requiredby current standards. SMOKE DETECTORS: Smoke detectors arepresent and operating correctly at the time of this inspection. CARBON MONOXIDE DETECTOR: A carbon monoxide detectorshould be installed when gas appliances are present. DOORBELL:Doorbell was present and functioning at the time of inspection.

III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

þ ¨ ¨ ¨ A. Heating Equipment

Type of Systems: Heat Pump.Energy Sources: Electric.



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Heating System- The heating system operated correctly at the time ofthe inspection. Return Air Chase/Plenum Observations- No problemswere noted at the time of the inspection. Thermostat Observations-The thermostat appeared to operate correctly at the time of theinspection. The service air was 121f degrees and the return air was 82fdegrees for a differential of 39f degrees. Standard is 30 to 40fdegrees.Hvac Location/Coverage Area

Located in a closet outside the master bedroom and services thedownstairs area.UNIT LOCATION / DESCRIPTION:

Type and Energy Source: Electric Forced Air Heat Pump.Heating System- The heating system operated correctly at the time ofthe inspection. Return Air Chase/Plenum Observations- No problemswere noted at the time of the inspection. Thermostat Observations-The thermostat appeared to operate correctly at the time of theinspection. The service air was 114f degrees and the return air was 78fdegrees for a differential of 36f degrees. Standard is 30 to 40fdegrees.Hvac Location/Coverage Area

Located in the upstairs hall closet and services the upstairs area.

þ ¨ ¨ þ B. Cooling Equipment

Type of Systems: Heat Pump, Electric. The condensing unit is a 3.5 ton unitwith a max breaker of 40 amps. Breaker is properly sized. Manufactured in 1999. Refrigerant type is R-22.Comments:

Electric, - Central, AIR TEMPERATURE DIFFERENTIAL-Temperature drop/differential observed between 15 - 20 degrees.(taken between interior return and supply air) This is considered anormal operating range. EVAPORATOR OBSERVATIONS- Systemis an older model and may not be cooling as efficiently as newermodels. No problem observed during this inspection period. CONDENSER (EXTERIOR UNIT) OBSERVATIONS- System is anolder model and may not be cooling as efficiently as newer models.Condenser Deficiencies- There is damage noted to the heat transferfins. Insulation is damaged and/or not present on refrigerantand/or primary drain line(s). The condenser unit should be raisedat least 3-4" above grade. THERMOSTAT OBSERVATIONS- Noproblems observed during this inspection period.



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Hvac Location/Coverage Area

Services the downstairs area and is located on the north side of thehome.UNIT LOCATION / DESCRIPTION:

Type and Energy Source: Electric. The condensing unit is a 2 ton unitwith a max breaker of 20 amps. Breaker is properly sized. Manufactured in 2000. Refrigerant type is R-22. Electric, - Central, AIR TEMPERATURE DIFFERENTIAL-Temperature drop/differential observed between 15 - 20 degrees.(taken between interior return and supply air) This is considered anormal operating range. EVAPORATOR OBSERVATIONS- Systemis an older model and may not be cooling as efficiently as newermodels. No problem observed during this inspection period. CONDENSER (EXTERIOR UNIT) OBSERVATIONS- System is anolder model and may not be cooling as efficiently as newer models. Condenser Deficiencies- Insulation is damaged and/or not presenton refrigerant and/or primary drain line(s). There is damage notedto the heat transfer fins. The condenser unit should be raised atleast 3-4" above grade. THERMOSTAT OBSERVATIONS- Noproblems observed during this inspection period.



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Hvac Location/Coverage Area

Services the upstairs and is located on the north side of the home.

þ ¨ ¨ ¨ C. Duct Systems, Chases, and Vents

Comments:

DUCTWORK TYPE- Fiberglass duct board and/or flexible type ductswere primarily used for distribution/return system throughout. Ductwork, Air Chase and/or Plenum Observations- No problemsobserved during this inspection period. FILTER OBSERVATIONS- No problems observed during this inspection period.

IV. PLUMBING SYSTEM

þ ¨ ¨ þ A. Plumbing Supply, Distribution Systems and Fixtures

Location of water meter: The water meter is located at the end of thedriveway. Location of main water supply valve: Shutoff valve is located at the meter.Static water pressure reading: Static Water Pressure reading is 76 PSI. A waterpressure reading between 40-80 psi is recommended. Water pressurewas checked at an exterior hose bib. Comments:

Municipal service is primary water source. SUPPLY PIPING TYPE-Combination of materials, POTABLE WATER LINEOBSERVATIONS- Appears serviceable, EXTERIOR PLUMBING-No anti-siphon protection observed on exterior hose bibs/faucets. This is a basic safety attachment to the end of faucets that will protectfrom a cross connection or back-flow of water into the house. Someexterior faucets have leaks/drips or broken handles.Kitchen:

No problems observed during this inspection period.Bathrooms:

LAVATORY- No problems observed during this inspection period. TOILET/BIDET PLUMBING- No problems observed during this



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inspection period. TUB/SHOWER PLUMBING- No problemsobserved during this inspection period. TUB/SHOWERENCLOSURE- No problems observed during this inspection period.Wet Bar:

No problems observed during this inspection period.Utility Room:

No problems observed during this inspection period.

þ ¨ ¨ þ B. Drains, Wastes, and Vents

Comments:

DRAIN/WASTE & VENT PIPING TYPE- PVC plastic, SEWERPIPE OBSERVATIONS- No problems observed during this inspectionperiod. SOIL VENT PIPE OBSERVATIONS- No problems observedduring this inspection period. The sewer cleanout is located on thenortheast corner of the home.

Kitchen:

No problems observed during this inspection period.Bathrooms:

LAVATORY- The right master lavatory drains slow indicating apossible clog. TOILET/BIDET PLUMBING- No problems observedduring this inspection period. TUB/SHOWER PLUMBING- Noproblems observed during this inspection period.Wet Bar:

No problems observed during this inspection period.Utility Room Sink:

No problems observed during this inspection period.

þ ¨ ¨ þ C. Water Heating Equipment

Energy Sources: Electrically operated. 4500 watts, - Both Units.Capacity: 40 Gallons, Both units.Comments:

Location:

Water heater #1 is located in the laundry room. Water heater #2 islocated in a closet in the upstairs hallway. The termination of theT&P lines are more than 6 inches above the exterior surface andviolates current standards. There is no main disconnect withinsight of the unit as required by current standards. The Temperature& Pressure relief valve was not tested due to the possibility that itcould be damaged.



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þ ¨ ¨ ¨ D. Hydro-Massage Therapy Equipment

Comments:

No problems observed during limited test run of equipment. Locatedin the master bath. The GFCI for the jet tub is located in the electricpanel..

¨ þ ¨ ¨ E. Other

Comments:

The water softener was not inspected as per Texas Standards ofPractice.

V. APPLIANCES

þ ¨ ¨ þ A. Dishwashers

Comments:

Except as noted the unit is in overall sound working condition. Discharge hose is installed without an air gap. The drain line shouldbe raised to the underside of the counter top.



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þ ¨ ¨ ¨ B. Food Waste Disposers

Comments:

No problems observed during limited test run of appliance.

þ ¨ ¨ þ C. Range Hood and Exhaust Systems

Comments:

Exhaust vent is a vented type. Except as noted, the unit is in properworking order. The vent tube terminates in the south attic.

þ ¨ ¨ þ D. Ranges, Cooktops, and Ovens

Comments:

Range present, Propane. Except as noted, the unit was operating asdesigned. The propane valve was inaccessible; located behind theunit. Oven present, Propane. No problems observed during thisinspection period. With the thermostat set at 350 degrees the oventemperature was 345f degrees. The standard is plus or minus 25fdegrees.

¨ þ ¨ ¨ E. Microwave Ovens

Comments:

Microwave not inspected - it was not built in.

þ ¨ ¨ þ F. Mechanical Exhaust Vents and Bathroom Heaters

Comments:

Vent unit present in most bathrooms. There is no vent unit installedin the master toilet room.

þ ¨ ¨ þ G. Garage Door Operators

Comments:

The garage door opener on the east bay could not be engaged withthe track and closed/opened. The locking mechanism is stillfunctional on both doors which is a violation of current standardswhen there are automatic garage door operators. Note: Remoteopener(s) were not available to test operation. Request demonstrationfrom seller.



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þ ¨ ¨ ¨ H. Dryer Exhaust Systems

Comments:

No problems noted.

¨ þ ¨ ¨ I. Other

Comments:

Security system not inspected per Texas Standards of Practice.

VI. OPTIONAL SYSTEMS

¨ þ ¨ ¨ A. Landscape Irrigation (Sprinkler) Systems

Comments:

Not inspected. Beyond scope of this inspection.

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

¨ þ ¨ ¨ C. Outbuildings

Comments:

Not Inspected - Beyond the scope of this contract.

þ ¨ ¨ þ D. Private Water Wells (A coliform analysis is recommended.)

Type of Pump submersible.Type of Storage Equipment: Except as noted, the pressure tank was in overallsound operating condition.Comments:

PRESSURE: No problems were noted during the time of theinspection. SITE DRAINAGE- Drainage is adequate. COLIFORMBACTERIA WATER TEST- Sample taken to Round Rock Lab. Results will be available in 24 to 48 hours. There is a drip leak at thetop nozzle of the blue pressure tank that should be addressed by aqualified well professional.

þ ¨ ¨ þ E. Private Sewage Disposal (Septic) Systems

Type of System: Aerobic Spray - both systems.Location of Drain Field: Home - Tank is located at the right of house,Drainfield location is in the right yard

Barn - Tank is located on the east side of the barn, Drainfield location



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is on the east of the barn. Comments:

Both systems, working needs repairs. The floats which control thepumps and alarms are not fully functional and should be repairedbe a septic professional. See Separate Report for details.

þ ¨ ¨ ¨ F. Other

Comments:

The propane tank is above ground and located on the south side of theproperty.



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TREC: 6483 TCEQ: 0S0019974

Tutor Professional InspectionsHome and Septic Inspections

423 Logan Ranch RoadGeorgetown, Texas 78628

Phone: 512-966-9575 Fax: 512-864-7750

March 7, 2016

Paul Illingworth325 Powell LnElgin, TX 78621

RE: 325 Powell Ln Elgin, TX 78621

Dear Illingworth:

At your request, a visual inspection of the above referenced property was conducted on March 7, 2016 . This inspectionreport reflects the visual conditions of the property at the time of the inspection only, hidden or concealed defects cannotbe included in this report. An earnest effort was made on your behalf to discover all visible defects, however please taketime to review limitations contained in the inspection agreement.

IMPORTANT: The Summary is not the entire report. The complete report may include additional information of concern tothe client. It is recommended That the client read the complete report. The entire Inspection Report, including theStandards of Practice, limitations and scope of Inspection, and Pre-Inspection Agreement must be carefully read to fullyassess the findings of the inspection.

Overall, the home was constructed in a workmanlike manner, consistent with the local building trades and codes in effectat the time of construction, and appears to have had average maintenance over the years. However in accordance withprevailing local real estate purchase agreements, the following items should be addressed:

I. STRUCTURAL SYSTEMSFoundations - GradingThere are two hairline fractures on the patio side of the foundation.B. Grading and Drainage Improper drainage noted from foundation around the home. There are areas of potential ponding which appear to be from animal digging on the east side of the garage. There is trenching from a lack of installed gutters on the rear of the garage. Roof - AtticAttic access ladder in the rear hallway is not hung in accordance with the manufacturer's specifications thatpreclude the use of deck screws that could shear and cause serious injury. There are no collar braces installed every four feet as required by current standards in the north end attic.Structure ComponentsE. Walls (Interior and Exterior) There are previous repairs in some of the wall corners of the kitchen. There is an impact hole behind the garage service door. There are impact dents in the stairwell of the garage. There are tapeline fractures in the garage walls. There are corner bead fractures around the interior garage corners.

TREC: 6483 TCEQ: 0S0019974

There is a tapeline fracture in the corner wall above the right side of the master shower unit. There is animal damage on the bottom of the southwest corner trim board. There is moisture deterioration present on some of the upper level corner trim boards on the front of the home. No weep holes noted in the stone veneer on most sides of the home. Several of the joints in the siding should be sealed per current standards to reduce moisture intrusion. There is a cracked siding board on the northwest corner of the home below the window. The caulk is failing where the trim board of the siding joins the stone and should be re-caulked to reduce moistureintrusion. Seal openings between stone/brick and frieze boards. There is moisture deterioration on the fascia boards on a few of the corners of the home. Vegetation in contact with exterior wall on south side of the home. There are multiple step fractures in the stone on the south wall of the home and on the rear corners of the garagethat should be sealed to reduce moisture penetration. Minor fractures noted on each side of the garage door from minor movement of the steel lintel. Seal the hole in the mortar above the garage doors to reduce the risk of pest/rodent intrusion. Seal the mortar fractures at the upper southeast corner of the garage. There is rust residue on the east wall of the garage from the window A/C unit refrigerant discharge. The corner trim board on the northwest corner of the home is pulling loose from the stone and should be repairedand sealed to reduce moisture intrusion. F. Ceilings and Floors The joints at some of the wood ceiling panels in the room above the garage are separating and should beresecured. There is a tapeline fracture in the ceiling of the master bedroom coffer. There is what appears to be a previous moisture stain in the ceiling around the light fixture in the hall between thekitchen and living room. There is a tapeline fracture at the ceiling/wall joint on the south end of the kitchen. There are some small carpet stains in the upstairs area of the home. G. Doors (Interior and Exterior) The door to the garage apartment is out of alignment and rubs when closing. The door to the upstairs water heater closet does not latch when closed.There are damaged friction balls on the double doors of the upstairs in law bathroom and at the east dining roomdoors. The door has been removed from the master bathroom. Seal around door casings on the exterior to reduce moisture intrusion. Dead bolt on multiple doors require a key on the interior which violates current home safety standards. There is a split on the edge of the door casing at the garage service door. Caulk around the garage door casing to reduce moisture intrusion.H. Windows Some screens are missing/damaged.I. Stairways (Interior and Exterior) There is no handrail on the stairway to the garage apartment as required by current standard when there are 4 ormore risers.J. Fireplaces and Chimneys A large amount of creosote and ash observed in unit.There is mortar missing at the joint of the chimney and siding trim boards. K. Porches, Balconies, Decks, and Carports Seal the corner trim boards on the porch support posts to reduce moisture penetration. Seal the ledge trim boards on the porch support posts to reduce moisture penetration. There is some moisture deterioration present on some of the porch support posts and railing structures. The railing at the south entry steps is loose and should be properly secured. There is no proper grip-able handrail on the stairs at the south entry stairs. There is a previous caulk repair at the joint of the south entry stairs. There is wood to soil contact on the support structure of the patio stairs that may lead to wood rot and/or aconducive condition for wood destroying insects. There are no handrails to the covered patio which is required by current standards when there are four or moresteps.

II. ELECTRICAL SYSTEMSA. Service Entrance and Panels One or more knockouts are missing. There are wires going into breakers (non-GFCI) that should be color coded red to indicate they are hot wires.Neutrals are double tapped in one of the bars in the sub panel.

TREC: 6483 TCEQ: 0S0019974

The propane line is not bonded as required by current standards.B. Branch Circuits: There are damaged switch and receptacle face plates noted around the home. The garage is not fully GFCI protected as required by current standards (i.e. the receptacle in the ceiling). There are exposed incandescent bulbs in the garage stairwell landing that should be covered with a wire basket orglobe per current standards. The light in the garage stairwell is not working. There is no light switch to control the stairwell light at the bottom of the stairs in the home as required by currentstandards. A carbon monoxide detector should be installed when gas appliances are present.

III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMSCoolingDownstairsCondenser Deficiencies- There is damage noted to the heat transfer fins. Insulation is damaged and/or notpresent on refrigerant and/or primary drain line(s). The condenser unit should be raised at least 3-4" above grade.Upstairs Condenser Deficiencies- Insulation is damaged and/or not present on refrigerant and/or primary drain line(s).There is damage noted to the heat transfer fins.The condenser unit should be raised at least 3-4" above grade.

IV. PLUMBING SYSTEMSupplyNo anti-siphon protection observed on exterior hose bibs/faucets. Some exterior faucets have leaks/drips or broken handles.DrainsBathrooms: The right master lavatory drains slow indicating a possible clog.Water HeaterThe termination of the T&P lines are more than 6 inches above the exterior surface and violates current standards.There is no main disconnect within sight of the unit as required by current standards.

V. APPLIANCESA. Dishwashers Discharge hose is installed without an air gap.C. Range Hood and Exhaust Systems The vent tube terminates in the south attic. D. Ranges, Cooktops, and Ovens The propane valve was inaccessible; located behind the unit.F. Mechanical Exhaust Vents and Bathroom Heaters There is no vent unit installed in the master toilet room.G. Garage Door Operators The garage door opener on the east bay could not be engaged with the track and closed/opened. The locking mechanism is still functional on both doors which is a violation of current standards when there areautomatic garage door operators.

VI. OPTIONAL SYSTEMSWellsThere is a drip leak at the top nozzle of the blue pressure tank that should be addressed by a qualified wellprofessional.SepticThe floats which control the pumps and alarms are not fully functional and should be repaired be a septicprofessional.

Thank you for using my services to do your pre-purchase home inspection. If you have any questions regarding theinspection report or the home, please feel free to call.

Sincerely,

TREC: 6483 TCEQ: 0S0019974

Chet TutorProfessional Inspector

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