master spec home and pool inspection services...property inspection report prepared for: mr. &...

Home Inspection Report

Master Spec Home and Pool Inspection Services

174 Anywhere Dr. Heath, TX 75032

PROPERTY INSPECTION REPORT

Prepared For: Mr. & Mrs. Happy Homebuyer

Concerning: 174 Anywhere Dr. Heath, TX 75032

Inspection Date: 4/9/2018

By: Inspector Name: Jason Woodliff License Number: 21033 Date: 5-14-14

Phone: 214-536-9300 E-Mail: [email protected]

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 inspection 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 sellers 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.

Master Spec Home and Pool Inspection Services

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

Page 1 of 42REI 7-5 (Revised 05/4/2015)

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

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, 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; 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 require 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 ASAN 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

This report has been prepared for the sole and exclusive use of the client indicated above and is limited to an impartial opinion which is not a warranty, that the items inspected are defect-free or that concealed defects may exist as of the date of this inspection or which may have existed in the past or may exist in the future. The report is limited to the components of the property which were visible to the inspector at the time of inspection and his opinion of their condition at the time of inspection. The digital photos in this report are a sampling of the conditions and should not be considered to show all of the conditions or deficiencies observed. The photos are intended to illustrate some, but not all the defects and to clarify the written information in the report. This is not a code-compliance inspection, but the report may contain some references to the International Residential Code and National Electric Code, as support for the inspector's opinion.

Report Identification: ______________________________________________________________________174 Anywhere Dr. - Heath, TX 75032

Page 2 of 42REI 7-5 (Revised 05/4/2015)

ADDITIONAL INFORMATION: (continued) Property Description: Two-Story, wood framed, single family residence, brick/stone/stucco exterior, slab foundation, tile roof, attached 2-car garage, detached 2-car garage, sprinkler system, in-ground pool and spa, aerobic septic system. For Reference: The front of the property faces east. Conditions at time of inspection: Partly Cloudy, 50-70 degrees F.


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

I NI NP D

REI 7-5 (Revised 05/4/2015)Page 3 of 42

Client: Mr. & Mrs. Happy Homebuyer

Palm-Tech Inspector, Copyright © 1998-2018, PDmB, Inc.Master Spec Home and Pool Inspection Services

I. STRUCTURAL SYSTEMS

A. Foundations Type of Foundation: Slab on grade Comments: The foundation is performing as intended. No evidence of significant movement was observed at time of inspection. B. Grading and Drainage - Comments: The gutter at the front corner is leaking. Water-damaged fascia was observed under the corner seam. A small area of high grade was observed at the rear, which can allow water and insect penetration. Common industry practice requires 4" from bottom of brick veneer to soil. A splash guard is missing at the rear south side corner.

C. Roof Covering Materials Type of Roof Covering: Tile Viewed from: Drone Comments: Several tiles have been replaced on the north side. A tile over the detached garage and a tile at the front of the house over the second story have shifted out of position.



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C. Roof Covering Materials (continued)



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D. Roof Structures and Attics Viewed from: Attic Approximate Average Depth of Insulation: 8" Comments: Not all areas of the attic are accessible or visible. As information, there is a hidden attic access on the south side of the upstairs, behind a bookshelf. The attic space above the master, which is accessible through a door in the upstairs north side bedroom, is not equipped with solid flooring in front of either piece of HVAC equipment, as required. In the attic space above the second floor, which is accessible with pull-down stairs in the upstairs hallway, uneven flooring was observed and a pvc pipe crosses the walkway. These could be trip hazards, use caution when traversing the attic space. The attic space above the attached garage was not accessible at time of inspection. The attic space above the detached garage was accessible but visibility was very limited due to stored items.



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D. Roof Structures and Attics (continued)

E. Walls (Interior and Exterior) - Comments: All areas of the interior walls were not visible due to furniture and stored items. All areas of the exterior walls were not visible due to heavy foliage. A small crack was observed in the entryway. As information, a pet door has been installed in a storage closet inside the master bathroom. The exterior coach lights are not sealed at the top and sides to prevent moisture intrusion. Foliage is contacting the house at multiple areas. Discoloration was was observed at the front and rear, from water running out of the gutters and down the wall. Hairline separation was observed in the brick on the south side, near the garages.



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E. Walls (Interior and Exterior) (continued)



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F. Ceilings and Floors - Comments: All areas of the floor were not visible due to furniture, rugs and stored items. Discoloration (stain) was observed on the master bedroom ceiling.

G. Doors (Interior and Exterior) - Comments: The attic doors should be equipped with keyed locks. One of the jack and jill bathroom doors and the upstairs front bedroom door do not latch. A small area of water damage was observed at the bottom of the door frame of the front balcony door. The seal is damaged at the bottom of the exterior door leading to the portico. Multiple doorstops are missing; upstairs hall closet, upstairs north side bedroom, upstairs half-bath. As information, the exterior "doors" in the office are not actually doors, they do not open.



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H. Windows - Comments: The left side and middle windows in the master bedroom were not accessible to be tested. A piece of trim installed around the windows prevents the shutters from being opened. Damaged trim was observed on the upstairs north side bedroom window, which makes the window very difficult to operate and latch. The window cannot be completely closed. Additionally, the screen on this window is missing. The crank handles are loose on the upstairs front bedroom window, and the left side window will not open.

I. Stairways (Interior and Exterior) - Comments: No deficiencies observed. J. Fireplaces and Chimneys - Comments: The gas and damper were functioning properly at time of inspection. There is no damper clamp. A damper clamp is required with an artificial gas log fireplace.



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K. Porches, Balconies, Decks, and Carports - Comments: The filler between the rear porch and decking has deteriorated.

II. ELECTRICAL SYSTEMS

A. Service Entrance and Panels - Comments: This home is not equipped with Arc Fault Circuit Interrupters in habitable rooms, as recommended. AFCI devices are designed to protect against fires caused by electrical arcing faults in the home's wiring. Arc faults can be created by damaged, deteriorated or worn electrical plugs or cords. AFCI devices were not a requirement at the time this house was built. A double-lugged breaker was observed on the panel in the "hidden" attic space. Recommend a licensed electrician for further evaluation/correction. Two sharp-ended screws were used to secure the panel in the "hidden" attic space. Blunt-ended screws are recommended, as sharp screws can damage wires.



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A. Service Entrance and Panels (continued)

B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper Comments: All smoke alarms were checked and were found to be functioning properly. Each bedroom has a smoke alarm and the hallways adjacent to each bedroom have a smoke alarm, as required. No carbon monoxide detectors were found. Recommend improvement, as this is a major safety issue. Because of the size of this house, there should be at least 2 on each floor in a house this size. GFCI protected receptacles are missing at required locations; kitchen island, the wall receptacle in the utility room above the sink, baseboard receptacle in the master bathroom. Only 1 receptacle in the attached garage is GFCI protected, all should be. The GFCI receptacle at the left side master bath sink is obstructed. The cover is missing on the front porch receptacle. The cover plate is missing on the GFCI receptacle in the utility room cabinet.



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B. Branch Circuits, Connected Devices, and Fixtures (continued) Some receptacles were not accessible due to furniture and stored items. All accessible receptacles were checked. The light on the fan in the upstairs north side bedroom is not functioning and the fan makes a constant "buzzing" sound. The fans in the other upstairs bedroom are not functioning, although this could be related to an issue with the remotes. Multiple lights are not functioning or need replacement bulbs; 1 kitchen, 1 mudroom, 1 office, 3 master bedroom, upstairs middle bedroom closet, walk-in shower in the downstairs south side bathroom, 1 portico light, multiple exterior flood lights.



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III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

A. Heating Equipment Type of Systems: Forced Air Energy Sources: Gas Comments: All 4 units were functioning properly at time of inspection. B. Cooling Equipment Type of Systems: Forced Air Comments: Upstairs Unit (5 ton) Return air- 61 degrees F Supply air- 43 degrees F The temperature differential should ideally be between 14-22 degrees F. Master Unit (2.5 ton) Return air- 61 degrees F Supply air- 44 degrees F Downstairs Middle Unit (3 ton) Return air- 66 degrees F Supply air- 47 degrees F This unit covers the dining room, office, half-bath, utility room, and pantry. Downstairs South Side Unit (4 ton) This unit did not respond. Recommend a licensed HVAC technician for further evaluation. Three attempts were made to start the unit. This unit covers the kitchen, living room, office, half-bath, and downstairs secondary bedroom. The drain pan is rusted on the master unit. As information, these units were manufactured in 2006. Average life expectancy is 10-15 years. C. Duct Systems, Chases, and Vents - Comments: No deficiencies observed. As information, the filters are located on the units in the attic spaces.



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IV. PLUMBING SYSTEM

A. Plumbing Supply, Distribution Systems and Fixtures Location of water meter: In the front yard Location of main water supply valve: Did not locate Static water pressure reading: 80 PSI Comments: The static water pressure is 80 PSI. Ideal water pressure is between 40-80 PSI. When the sprayer at the utility room sink is operated, water still comes out of the faucet. There is no cold water at the wash area in the utility room. A toilet bolt cover is missing in the half-bath. The decorative piece is missing on the tip of the faucet at the right side master bath sink. The hot/cold are reversed at the master bath tub. The master toilet seat is very loose. Separation was observed in the tile in the jack and jill shower, caulk is needed. The faucet and shower head are loose in the upstairs front bathroom, but both are working properly. There is no door for the master shower, nor is there a step-down into the shower. After only a few minutes of running water in the shower, water ran out of the shower area and into the bathroom.



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A. Plumbing Supply, Distribution Systems and Fixtures (continued)

B. Drains, Wastes, and Vents - Comments: The pull is missing on the stopper at the left side master sink. There is no stopper in the upstairs front bathroom sink.

C. Water Heating Equipment Energy Sources: Natural gas Capacity: 40 gallons X 2 Comments: Both units were functioning properly at time of inspection. As information, these units were manufactured in 2017. The average life expectancy of a gas water heater is 6-12 years. There is a drain pan under the units, which appears to be plumbed to the exterior of the house, as required. The temperature at the fixtures was 135 degrees F. The maximum recommended temperature is 120 degrees F, as scalding can occur at any temperature over 120 degrees F.



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C. Water Heating Equipment (continued)

D. Hydro-Massage Therapy Equipment - Comments: Functioning properly at time of inspection. The equipment is GFCI protected, as required. The reset is in the master closet. The equipment is not accessible for visual inspection, as it is sealed under the tub.

Reset



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V. APPLIANCES

A. Dishwashers - Comments: Functioning properly at time of inspection. The unit was only run in "normal" operating mode. The air gap fitting is not connected to the drain line.

B. Food Waste Disposers - Comments: Both units were functioning properly at time of inspection. Food waste disposers should not be used with a septic system. C. Range Hood and Exhaust Systems - Comments: The system is not functioning.

D. Ranges, Cooktops, and Ovens - Comments: The cooktop was functioning properly at time of inspection. The bottom oven was set at 350 degrees F, but reached 385 degrees F. This is considered a deficiency, as only a 25 degree variance is allowed. The top oven was within the acceptable range.



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D. Ranges, Cooktops, and Ovens (continued)

E. Microwave Ovens - Comments: Functioning properly at time of inspection. The unit was only run in "normal" operating mode. F. Mechanical Exhaust Vents and Bathroom Heaters - Comments: All the units were functioning properly at time of inspection. The master bathroom exhaust fans vent into the attic space. They should vent to the exterior of the house.

G. Garage Door Operators - Comments: All 4 doors open and close properly. The sensors for all 4 doors are functioning properly. All 4 doors auto-reversed under resistance to closing, as required. The manual locks are disabled, as required. H. Dryer Exhaust Systems - Comments: Needs to be cleaned out.



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VI. OPTIONAL SYSTEMS

A. Landscape Irrigation (Sprinkler) Systems - Comments: There is no rain sensor. As information, the entire property does not have sprinkler coverage. This is not considered a deficiency. Several valve box covers are missing/damaged on the north side of the house and backyard. Recommend repair, as this could be a trip hazard. One of the shut-off valves is broken. Multiple zones did not respond; #1, #3, #4, #5, #6, #8, #13, #18, #23, and #24. The homeowner advised that zones #3, #4, #5, #6, #8, #13, #18, and #24 are not in use. One of the heads in zone #19 is leaking at the bottom.



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B. Swimming Pools, Spas, Hot Tubs, And Equipment Type of Construction: In-ground Comments: The pool is not equipped with a safety barrier. When a safety barrier is not present, the house should be equipped with an alarm that sounds for 30 seconds when a door or window leading to the pool area is opened. This house is not equipped with an alarm, which is a safety issue, particularly with small children. Recommend installing a barrier, as a safety precaution. The gates leading to the pool area open inward. They should open outward. The self-closing mechanism on the north side gate is not functioning properly, and the gate is rusted and separated at the bottom. The pump was functioning properly at time of inspection. The pump pressure was 21 PSI at time of inspection. Normal pump pressure is 15-22 PSI. The vacuum was functioning properly at time of inspection. The pool lights were functioning properly at time of inspection. The spa light is not functioning. The heater was functioning properly at time of inspection. The blower was functioning properly at time of inspection. The bonding wire is disconnected between the pump motor and booster pump. Recommend repair. The system is reading "low salt". Multiple coping tiles are loose or separated. Corrosion was noted on the diving board. Water Chemistry Free Chlorine: Reading "high" Ideal free chlorine range is 1.0-3.0 ppm PH: 7.1 Ideal PH range is 7.4-7.6, but acceptable PH range is 7.2-7.8. PH is the most important factor in determining the comfort level of the pool. The human eye has a PH of 7.5, so any reading of PH outside of the 7.2-7.8 range may cause eye irritation. Total Alkalinity: 45 ppm Ideal alkalinity range is 80-120 ppm Calcium Hardness: 247 ppm Ideal calcium hardness range is 200-400 ppm. Cyanuric Acid: 44 ppm Ideal cyanuric acid range is 30-50 ppm The temperature of the pool at time of inspection was 64 degrees F. The saturation index is a way of measuring the relationship between PH, alkalinity, calcium hardness and temperature. It is used to determine the waters' tendency to be acidic (corrosive) or basic (scale forming). The saturation index is determined with a mathematical formula. If the saturation index calculates to zero, the water is neither scale forming nor corrosive. A positive number indicates the water tends to be scale forming and a negative number indicates the water tends to be corrosive. Any reading between -.3 and +.3 is acceptable. The saturation index of this pool is -.9. The pool water was not balanced at time of inspection.



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B. Swimming Pools, Spas, Hot Tubs, And Equipment (continued)



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C. Outbuildings - Comments: D. Private Water Wells (A coliform analysis is recommended) Type of Pump: Type of Storage Equipment: Comments: E. Private Sewage Disposal (Septic) Systems Type of System: Location of Drain Field: Comments:



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I. STRUCTURAL SYSTEMS

B. Grading and Drainage The gutter at the front corner is leaking. Water-damaged fascia was observed under the corner seam. A small area of high grade was observed at the rear, which can allow water and insect penetration. Common industry practice requires 4" from bottom of brick veneer to soil. A splash guard is missing at the rear south side corner.

C. Roof Covering Materials Several tiles have been replaced on the north side. A tile over the detached garage and a tile at the front of the house over the second story have shifted out of position. Types(s) of Roof Covering: Tile Viewed From: Drone


Summary






Summary (continued)





D. Roof Structures and Attics Not all areas of the attic are accessible or visible. As information, there is a hidden attic access on the south side of the upstairs, behind a bookshelf. The attic space above the master, which is accessible through a door in the upstairs north side bedroom, is not equipped with solid flooring in front of either piece of HVAC equipment, as required. In the attic space above the second floor, which is accessible with pull-down stairs in the upstairs hallway, uneven flooring was observed and a pvc pipe crosses the walkway. These could be trip hazards, use caution when traversing the attic space. The attic space above the attached garage was not accessible at time of inspection. The attic space above the detached garage was accessible but visibility was very limited due to stored items. Viewed From: Attic Approximate Average Depth of Insulation: 8"


Summary (continued)






Summary (continued)





E. Walls (Interior and Exterior) All areas of the interior walls were not visible due to furniture and stored items. All areas of the exterior walls were not visible due to heavy foliage. A small crack was observed in the entryway. As information, a pet door has been installed in a storage closet inside the master bathroom. The exterior coach lights are not sealed at the top and sides to prevent moisture intrusion. Foliage is contacting the house at multiple areas. Discoloration was was observed at the front and rear, from water running out of the gutters and down the wall. Hairline separation was observed in the brick on the south side, near the garages.


Summary (continued)






Summary (continued)




F. Ceilings and Floors All areas of the floor were not visible due to furniture, rugs and stored items. Discoloration (stain) was observed on the master bedroom ceiling.

G. Doors (Interior and Exterior) The attic doors should be equipped with keyed locks. One of the jack and jill bathroom doors and the upstairs front bedroom door do not latch. A small area of water damage was observed at the bottom of the door frame of the front balcony door. The seal is damaged at the bottom of the exterior door leading to the portico. Multiple doorstops are missing; upstairs hall closet, upstairs north side bedroom, upstairs half-bath. As information, the exterior "doors" in the office are not actually doors, they do not open.

H. Windows The left side and middle windows in the master bedroom were not accessible to be tested. A piece of trim installed around the windows prevents the shutters from being opened. Damaged trim was observed on the upstairs north side bedroom window, which makes the window very difficult to operate and latch. The window cannot be completely closed. Additionally, the screen on this window is missing. The crank handles are loose on the upstairs front bedroom window, and the left side window will not open.


Summary (continued)




H. Windows (continued)

J. Fireplaces and Chimneys The gas and damper were functioning properly at time of inspection. There is no damper clamp. A damper clamp is required with an artificial gas log fireplace.

K. Porches, Balconies, Decks, and Carports The filler between the rear porch and decking has deteriorated.

II. ELECTRICAL SYSTEMS

A. Service Entrance and Panels This home is not equipped with Arc Fault Circuit Interrupters in habitable rooms, as recommended. AFCI devices are designed to protect against fires caused by electrical arcing faults in the home's wiring. Arc faults can be created by damaged, deteriorated or worn electrical plugs or cords. AFCI devices were not a requirement at the time this house was built. A double-lugged breaker was observed on the panel in the "hidden" attic space. Recommend a licensed electrician for further evaluation/correction. Two sharp-ended screws were used to secure the panel in the "hidden" attic space. Blunt-ended screws are recommended, as sharp screws can damage wires.


Summary (continued)






Summary (continued)





B. Branch Circuits, Connected Devices, and Fixtures All smoke alarms were checked and were found to be functioning properly. Each bedroom has a smoke alarm and the hallways adjacent to each bedroom have a smoke alarm, as required. No carbon monoxide detectors were found. Recommend improvement, as this is a major safety issue. Because of the size of this house, there should be at least 2 on each floor in a house this size. GFCI protected receptacles are missing at required locations; kitchen island, the wall receptacle in the utility room above the sink, baseboard receptacle in the master bathroom. Only 1 receptacle in the attached garage is GFCI protected, all should be. The GFCI receptacle at the left side master bath sink is obstructed. The cover is missing on the front porch receptacle. The cover plate is missing on the GFCI receptacle in the utility room cabinet. Some receptacles were not accessible due to furniture and stored items. All accessible receptacles were checked. The light on the fan in the upstairs north side bedroom is not functioning and the fan makes a constant "buzzing" sound. The fans in the other upstairs bedroom are not functioning, although this could be related to an issue with the remotes. Multiple lights are not functioning or need replacement bulbs; 1 kitchen, 1 mudroom, 1 office, 3 master bedroom, upstairs middle bedroom closet, walk-in shower in the downstairs south side bathroom, 1 portico light, multiple exterior flood lights. Type of Wiring: Copper


Summary (continued)




B. Branch Circuits, Connected Devices, and Fixtures (continued)

III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

B. Cooling Equipment Upstairs Unit (5 ton) Return air- 61 degrees F Supply air- 43 degrees F The temperature differential should ideally be between 14-22 degrees F. Master Unit (2.5 ton) Return air- 61 degrees F Supply air- 44 degrees F Downstairs Middle Unit (3 ton) Return air- 66 degrees F Supply air- 47 degrees F This unit covers the dining room, office, half-bath, utility room, and pantry. Downstairs South Side Unit (4 ton) This unit did not respond. Recommend a licensed HVAC technician for further evaluation. Three attempts were made to start the unit. This unit covers the kitchen, living room, office, half-bath, and downstairs secondary bedroom. The drain pan is rusted on the master unit. As information, these units were manufactured in 2006. Average life expectancy is 10-15 years. Type of System: Forced Air


Summary (continued)




IV. PLUMBING SYSTEM

A. Plumbing Supply, Distribution Systems and Fixtures The static water pressure is 80 PSI. Ideal water pressure is between 40-80 PSI. When the sprayer at the utility room sink is operated, water still comes out of the faucet. There is no cold water at the wash area in the utility room. A toilet bolt cover is missing in the half-bath. The decorative piece is missing on the tip of the faucet at the right side master bath sink. The hot/cold are reversed at the master bath tub. The master toilet seat is very loose. Separation was observed in the tile in the jack and jill shower, caulk is needed. The faucet and shower head are loose in the upstairs front bathroom, but both are working properly. There is no door for the master shower, nor is there a step-down into the shower. After only a few minutes of running water in the shower, water ran out of the shower area and into the bathroom. Location of water meter: In the front yard Location of main water supply valve: Did not locate Static water pressure reading: 80 PSI


Summary (continued)




A. Plumbing Supply, Distribution Systems and Fixtures (continued)

B. Drains, Wastes, and Vents The pull is missing on the stopper at the left side master sink. There is no stopper in the upstairs front bathroom sink.

V. APPLIANCES

A. Dishwashers Functioning properly at time of inspection. The unit was only run in "normal" operating mode. The air gap fitting is not connected to the drain line.


Summary (continued)




C. Range Hood and Exhaust Systems The system is not functioning.

D. Ranges, Cooktops, and Ovens The cooktop was functioning properly at time of inspection. The bottom oven was set at 350 degrees F, but reached 385 degrees F. This is considered a deficiency, as only a 25 degree variance is allowed. The top oven was within the acceptable range.

F. Mechanical Exhaust Vents and Bathroom Heaters All the units were functioning properly at time of inspection. The master bathroom exhaust fans vent into the attic space. They should vent to the exterior of the house.


Summary (continued)




H. Dryer Exhaust Systems Needs to be cleaned out.

VI. OPTIONAL SYSTEMS

A. Landscape Irrigation (Sprinkler) Systems There is no rain sensor. As information, the entire property does not have sprinkler coverage. This is not considered a deficiency. Several valve box covers are missing/damaged on the north side of the house and backyard. Recommend repair, as this could be a trip hazard. One of the shut-off valves is broken. Multiple zones did not respond; #1, #3, #4, #5, #6, #8, #13, #18, #23, and #24. The homeowner advised that zones #3, #4, #5, #6, #8, #13, #18, and #24 are not in use. One of the heads in zone #19 is leaking at the bottom.


Summary (continued)




A. Landscape Irrigation (Sprinkler) Systems (continued)

B. Swimming Pools, Spas, Hot Tubs, And Equipment The pool is not equipped with a safety barrier. When a safety barrier is not present, the house should be equipped with an alarm that sounds for 30 seconds when a door or window leading to the pool area is opened. This house is not equipped with an alarm, which is a safety issue, particularly with small children. Recommend installing a barrier, as a safety precaution. The gates leading to the pool area open inward. They should open outward. The self-closing mechanism on the north side gate is not functioning properly, and the gate is rusted and separated at the bottom. The pump was functioning properly at time of inspection. The pump pressure was 21 PSI at time of inspection. Normal pump pressure is 15-22 PSI. The vacuum was functioning properly at time of inspection. The pool lights were functioning properly at time of inspection. The spa light is not functioning. The heater was functioning properly at time of inspection. The blower was functioning properly at time of inspection. The bonding wire is disconnected between the pump motor and booster pump. Recommend repair. The system is reading "low salt". Multiple coping tiles are loose or separated. Corrosion was noted on the diving board. Water Chemistry Free Chlorine: Reading "high" Ideal free chlorine range is 1.0-3.0 ppm PH: 7.1 Ideal PH range is 7.4-7.6, but acceptable PH range is 7.2-7.8. PH is the most important factor in determining the comfort level of the pool. The human eye has a PH of 7.5, so any reading of PH outside of the 7.2-7.8 range may cause eye irritation. Total Alkalinity: 45 ppm Ideal alkalinity range is 80-120 ppm Calcium Hardness: 247 ppm Ideal calcium hardness range is 200-400 ppm.


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B. Swimming Pools, Spas, Hot Tubs, And Equipment (continued) Cyanuric Acid: 44 ppm Ideal cyanuric acid range is 30-50 ppm The temperature of the pool at time of inspection was 64 degrees F. The saturation index is a way of measuring the relationship between PH, alkalinity, calcium hardness and temperature. It is used to determine the waters' tendency to be acidic (corrosive) or basic (scale forming). The saturation index is determined with a mathematical formula. If the saturation index calculates to zero, the water is neither scale forming nor corrosive. A positive number indicates the water tends to be scale forming and a negative number indicates the water tends to be corrosive. Any reading between -.3 and +.3 is acceptable. The saturation index of this pool is -.9. The pool water was not balanced at time of inspection. Type of Construction: In-ground


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master spec home and pool inspection services...property inspection report prepared for: mr. &...

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