BRP eOME P I R ROPERTY NSPECTION EPORT€¦ · For more information, refer to Texas Real Estate...

BRP Home Inspection PLLC TREC License 22788 Springtown, TX 319 750-4525 [email protected] www.brphomeinspection.com

BRP HOME

INSPECTION PROPERTY INSPECTION REPORT

BRP Home Inspection PLLC TREC License 22788 Springtown, TX 319 750-4525 [email protected] www.brphomeinspection.com

BRP HOME

INSPECTION PROPERTY INSPECTION REPORT

Inspector: Bill Johnson, BRP Home Inspection PLLC

Cover Page1234 Anywhere Trail, Anytown, TX 12345

Inspection prepared for: Angie Client & Korby ClientReal Estate Agent: Susie Buyer-Agent - Agent Real Estate

Date of Inspection: 12/4/2019 Time: 10am - 2pmAge of Home: 2002 (17 yrs) Size: 2712 sf

Weather: clear, 68 degrees

Inspector: Bill Johnson

BRP Home Inspection PLLC 1234 Anywhere Trail, Anytown, TX

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PROPERTY INSPECTION REPORTPrepared For: Angie Client

(Name of Client)

Concerning: 1234 Anywhere Trail, Anytown TX, 12345(Address or Other Identification of Inspected Property)

By: Bill Johnson, License #22788 12/4/2019(Name and License Number of Inspector) (Date)

PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIESThis property inspection report may include an inspection agreement (contract), addenda, and other information related to propertyconditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefullyread 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 TREClicensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at the timeof the inspection. While there may be other parts, components or systems present, only those items specifically noted as beinginspected were inspected. The inspector is NOT required to turn on decommissioned equipment, systems, utility services or apply anopen flame or light a pilot to operate any appliance. The inspector is NOT required to climb over obstacles, move furnishings orstored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT acode compliance inspection and does NOT verify compliance with manufacturer’s installation instructions. The inspection does NOTimply 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, notinspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. The inspectormust check the Deficient (D) box if a condition exists that adversely and materially affects the performance of a system or componentor constitutes a hazard to life, limb or property as specified by the TREC Standards of Practice. General deficiencies includeinoperability, material distress, water penetration, damage, deterioration, missing components, and unsuitable installation. Commentsmay be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasizethe 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, SYSTEMSOR COMPONENTS. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the riskinvolved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes inperformance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about thisproperty, including any seller’s disclosures, previous inspection reports, engineering reports, building/remodeling permits, andreports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You shouldalso attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at thisproperty. It is not the inspector’s responsibility to confirm that information obtained from these sources is complete or accurate orthat 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.

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


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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 theoriginal 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 maycrack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition ofthe 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. Ifyou did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professionalopinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire alicensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning thisproperty.

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 electricalreceptacles 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 functionalemergency 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 Standardsof 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 mayhave been “grandfathered” because they were present prior to the adoption of codes prohibiting such conditions. While the TRECStandards of Practice do not require inspectors to perform a code compliance inspection, TREC considers the potential for injury orproperty 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 inspectedand can provide an option clause permitting the buyer to terminate the contract within a specified time. Neither the Standards ofPractice nor the TREC contract forms require a seller to remedy conditions revealed by an inspection. The decision to correct ahazard 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 CONTAINCONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION DOES NOTREGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT UNDERSTAND THE EFFECT OF ANYCONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT AN ATTORNEY.

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR


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

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TEXAS REAL ESTATE CONSUMER NOTICECONCERNING 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 beavoided through the identification and repair of certain hazardous conditions.Examples of such hazards include: •Improperly installed or missing ground fault circuit protection (GFCI) devices for electricalreceptacles in garages, bathrooms, kitchens, and exterior areas;•Improperly installed or missing arc fault protection (AFCI) devices for electrical receptacles in familyrooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms,closets, hallways, or similar rooms or areas;•Ordinary glass in locations where modern construction techniques call for safety glass;•The lack of fire safety features such as smoke alarms, fire-rated doors in certain locations, andfunctional emergency escape and rescue openings in bedrooms;•Excessive spacing between balusters on stairways and porches;•Improperly installed appliances;•Improperly installed or defective safety devices; and•Lack of electrical bonding and grounding. To ensure that consumers are informed of hazards such as these, the Texas Real EstateCommission (TREC) has adopted Standards of Practice requiring licensed inspectors to report theseconditions as “Deficient” when performing an inspection for a buyer or seller, if they can bereasonably determined. These conditions may not have violated building codes or common practices at the time of theconstruction of the home, or they may have been “grandfathered” because they were present prior tothe adoption of codes prohibiting such conditions. While the TREC Standards of Practice do notrequire inspectors to perform a code compliance inspection, TREC considers the potential for injuryor property loss from the hazards addressed in the Standards of Practice to be significant enough towarrant this notice. Contract forms developed by TREC for use by its real estate licensees also inform the buyer of theright to have the home inspected and can provide an option clause permitting the buyer to terminatethe contract within a specified time. Neither the Standards of Practice nor the TREC contract formsrequires a seller to remedy conditions revealed by an inspection. The decision to correct a hazard orany deficiency identified in an inspection report is left to the parties to the contract for the sale orpurchase of the home.



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I. STRUCTURAL SYSTEMS

✔ A. FoundationsTYPE OF FOUNDATION: Post-tension slab on grade foundation

---• At the time of the inspection the foundation appears to be performing as intended.Most of the slab was not directly visible due to floor coverings and/or porches, stoops,patios and/or ground clearance..

✔ ✔ B. Grading and Drainage---• GRADE / DRAINAGE• Overall the yard is well graded to allow for proper drainage. Some areas may haveminor ponding during a rain.• The home had areas of minor erosion visible that will continue unless action is taken toprevent it. This project could be done by a homeowner as a part of a home improvementproject or a qualified landscape contractor could be contacted for the services.

✔ ✔ C. Roof Covering MaterialsTYPE(s) OF ROOF COVERING:• The roof is covered with laminated fiberglass asphalt shingles, also called"architectural" or dimensional" shingles. Laminated shingles are composed of multiplelayers bonded together. Fiberglass shingles are composed of a fiberglass mat embedded inasphalt and covered with ceramic-coated mineral granules. Shingles with multiple layersbonded together are usually more durable than shingles composed of a single layer.VIEWED FROM:• Roof---• CONDITION

• **ROOF COVERING**• The Inspector observed no deficiencies in the condition of the shingles, flashing andvents.• Debris was observed on the roof surface. This should be removed to prevent damage tothe shingles and possible water intrusion.• ***GUTTERS***• Debris was observed in gutters. Recommend removing debris and cleaning guttersystem to prevent damage.• The gutters were in generally good condition. Minor defects were observed.



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Roof view Roof view

debris on roof

✔ D. Roof Structure and AtticsVIEWED FROM:• AtticAPPROXIMATE DEPTH OF INSULATION:• Areas are in excess of 13 inches deep• Blown in fiberglass insulation observed---• ROOF STRUCTURE• Unable to fully inspect the roof structure due to the presence of a thermal barrier. Nodefects were observed in the visible portions of the roof structure.• Could not access all areas of the attic due to limited space and risk of damage.• ** ATTIC LADDER **• The attic ladder in the second floor hallway is well insulated with a zippered insulatedcover inside the attic.



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Zippered cover over attic access attic view

attic view Thermal barrier installed over roof structure



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✔ ✔ E. Walls (Interior and Exterior)WALL MATERIALS:• EXTERIOR• Exterior brick veneer walls noted• Exterior stone and grout walls noted• Exterior hardboard siding observed• INTERIOR• Drywall (Sheetrock) noted on interior walls---• EXTERIOR WALLS• Exterior walls were in generally good condition. Minor defects were observed.Significant defects are noted below.• Shrubbery was observed to be too close to the exterior walls. The heavy foliagegrowing on, over or around the exterior walls of the structure should be trimmed back toprovide at least 18" clearance to the walls. Foliage too close to the house could result indamage to the walls and also provide an avenue for insect intrusion.Trimming or removal is recommended. A project of this nature can be done by ahomeowner as a part of a home improvement project. A landscape contractor is anotheralternative.• The areas between the exterior cladding / veneer and ALL wall penetrations need to beproperly sealed such as utility connections, downspouts, hose bibs(faucets), lightingfixtures, receptacles, etc with an exterior grade elastomeric sealant.• The sidewall veneer / cladding is in contact with the roofing material. Under currentbuilding standards; a minimum of 2" clearance is required between the roofing materialthe exterior cladding• INTERIOR WALLS• Interior walls were in generally good condition. Minor cosmetic defects were observed.

• ** GARAGE **• Unable to fully inspect garage due to stored personal items.

shrubbery too close to wall

Definition

Elastomeric sealant is a building material used to fill and seal up spaces. With a rubbery liquid texture that dries hard but retains flexibility, it can be easy to work with and is typically long-lasting. When applied or inserted into a crack or space, the sealant expands and seals to the surface, creating a waterproof barrier.



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Personal items stored in garage Roof contact with siding

✔ F. Ceilings and FloorsCEILING AND FLOOR MATERIALS:• Ceiling is drywall• Floors had carpet covering in various locations• Floors had wood laminate flooring in one or more locations---• CEILING• Ceilings were generally in good condition. Minor cosmetic defects were observed.• FLOORS• Floors were generally in good condition. Minor cosmetic defects were observed.

✔ ✔ G. Doors (Interior and Exterior)---• INTERIOR DOORS• Interior doors were generally in good condition. No significant defects were observed.• One door to upstairs guestroom was observed to be sticking. Adjustment is necessary forproper operation.• EXTERIOR DOORS• Exterior doors were found to be performing and in satisfactory condition at the time ofthe inspection.• Double cylinder locks were observed in one or more locations at the egress doors (backdoor). ALL exterior egress doors should be readily operable from the interior side withoutthe use of a key or special effort and/or knowledge as per current fire safety standards.Replacement with a non-keyed interior operator is recommended for safety.• The back door weatherstripping has been repaired improperly. Replacement ofweatherstripping is needed for proper function.• STORM DOOR• The back door has a retracting insect screen installed but is damaged and appears non-functional. I was unable to latch it properly. Replacement is recommended.



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double cylinder locks on back door retractable insect screen



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✔ ✔ H. WindowsWINDOW TYPES:• Windows are made of aluminum• Windows are single hung type• Gas filled and/or low-emissivity type windows---• WINDOWS• At the time of the inspection; I was unable to visually inspect or operate some of thewindows due to height, window treatments, personal effects, large, heavy or fragilestorage and/or furniture• Window plastic weatherstripping is cracked in numerous areas. Replacement isrecommended.• One or more of the bedroom windows are inoperable. At least one window in eachbedroom should fully open with free access to the outside for fire safety egress.• One or more of the windows were difficult to operate.• Window guides and/or counter balances were observed to be damaged or not operatingproperly. Some windows will not stay in the open position. Repairs are recommended.• WINDOW SCREENS• One or more of the window screens were observed to be damaged and/or missing.Recommend repairs and/or inquiring with owner for possible stored screens.• Upstairs windows are not blocked or guarded to prevent a small child from opening andfalling to the ground below.Current standards require all windows where the sill height is less than 24 inches and thedistance to the surface below is greater than 72 inches must be blocked to prevent openingmore than 4 inches or have an approved window guard installed. Window OpeningControl Devices (WOCD) must have the ability to be removed or disabled without usingtools for fire safety. Installation of an approved window guard is also permitted. Installation of WOCD's or an approved window guards are advised for safety. WindowOpening Control Devices or window guards are available at most home improvementstores or online.• One or more of the thermal pane windows were observed to have lost their seals. Thishas resulted in condensation or a fog like film to develop between the panes of glass. Thethermal pane windows are no longer functional as designed when the seal is lost andreplacement may be necessary.

Definition

Window Opening Control Device - A device installed on a window to prevent opening more than 4 inches to prevent a small child from exiting and falling to the ground below.



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Damaged window weather stripping unblocked / unguarded window

window weatherstrip damage missing caulk

✔ I. Stairways (Interior and Exterior)---• STAIRS• Stairs were found to be conforming and in satisfactory condition at the time of theinspection.• HANDRAILS & SPINDLES• The stairway spindle spacing was found to be within the acceptable standard of 4 3/8inches or less apart.



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✔ ✔ J. Fireplaces and ChimneysLOCATION(s): Fireplace is located in the family roomTYPE(s): Fireplace is a natural gas operated direct-vented chamber---• CONDITION• The damper was tested for operation and appeared to be functional at the time ofinspection.• Damper not blocked open. Artificial gas logs were present within the firebox. Thedamper is required to be permanently blocked in the open position to prevent inadvertentoperation with damper closed allowing combustion gases {carbon monoxide} into theliving space. Carbon monoxide is a clear, odorless gas that can be hazardous or fatal tothe occupants. Recommend damper be blocked open by a qualified chimney sweep orfireplace service.• GENERAL COMMENTS• Unable to verify fire block around chimney in attic due to inaccessibility and/orinsulation.• Attempted to light fireplace but it would not light. Repairs may be needed or thefireplace may not have been used for some time. Cleaning and further inspection by aqualified fireplace service is recommended prior to use.• Observed evidence of water intrusion around the damper area inside the fireplace. Couldnot access the chimney in the attic due to limited space and risk of damage. Recommendfurther evaluation by a qualified fireplace service or roofer.

fireplace Evidence of water in fireplace



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Gas logs in fireplace chimney

✔ ✔ K. Porches, Balconies, Decks, and Carports---• PORCH(s) / PATIO• All surfaces were found to be in satisfactory condition at the time of the inspection.• DRIVEWAY & SIDEWALK• All surfaces were found to be in satisfactory condition at the time of the inspection.• OUTDOOR KITCHEN AREA PATIO• The patio surface has an uneven surface that could present a tripping hazard.Improvements should be considered.

outdoor kitchen patio



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II. ELECTRICAL SYSTEMS

✔ L. OtherITEMS OBSERVED:---• FENCE(s)• The wood fence is in generally good condition overall. Sealing and /or painting isrecommended to preserve the wood and extend the life of the fence.• Wood fence panels in close proximity to the ground and damage from wood destroyinginsects were observed. Wood fences should maintain a minimum of 2" clearance aboveground level to avoid wood rot, water damage and insect infestation

wood fence



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✔ ✔ A. Service Entrance and PanelsPANEL LOCATION(s):• The electrical panel is located in the garage

SERVICE RATING & WIRE TYPE:• Copper wiring---• 200 ampSERVICE ENTRANCE & PANEL(s):• CONDITION• The service entrance wiring is in generally good condition.• SERVICE ENTRANCE• UNDERGROUND SERVICE• MAIN PANEL• All components of the main service panel appear to be properly installed andfunctioning as intended. Any discrepancies are noted below.• There are white wires in the panel that should be labeled as hot wires. Current standardsrequire identification of "hot" conductors with colored tape not to include white or green.RECOMMENDATION: Contact a qualified electrician for corrective action.• The conduit is separated from the meter base exposing the conductors within. Repairs bya licensed electrician are advised.

electrical service entrance



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Conduit separated from meter box main panel

unmarked white wires



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III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

✔ ✔ B. Branch Circuits, Connected Devices, and FixturesTYPE OF WIRING:

Copper wiring---• STANDARD OUTLETS• Unable to test all outlets due to personal belongings, furniture or appliances.• Under current standards all exterior receptacles require a weatherproof bubble typecover and GFCI protection. Recommend repairs by a licensed electrician.• GFCI, AFCI OUTLETS• GFCI protected outlets in the kitchen operated normally at the time of inspection.• LIGHTING• Lights operated normally and were generally in good condition at the time ofinspection. Any discrepancies are noted.• One or more of the bathroom receptacles appear not to be protected by a GFCI device.Current standards require all outlets within 3 feet of a sink have ground fault protection.Installation of GFCI receptacles by a licensed electrician is advised for safety. - first floor guest bath - one outlet in master bath - upstairs bathNOTE: The non-functional outlets listed may all be connected to a single GFCI outlet inthe master bath, which did not function (left side of mirror). Replacement of this outletmay correct the problem with the other two. It is recommended that a licensed electricianbe contacted for further evaluation and repairs.• Ceiling fan in upstairs game room area did not work. I was unable to operate the fan orlight using the remote on the wall. Repairs may be required.

ceiling fan & light not working unguarded bulb

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.

Definition

Arc-fault circuit interrupter: A device intended to provide protection from the effects of arc faults by recognizing characteristics unique to arcing and by functioning to de-energize the circuit when an arc fault is detected.



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✔ ✔ A. Heating EquipmentTYPE OF SYSTEM:• Gas fired forced hot airENERGY SOURCE(s):• The furnaces are natural gas---• OPERATION• The unit appeared to be functioning as intended at the time of the inspection• CONDITION• Unit is generally in good condition. No significant defects were observed on the day ofinspection.• Both furnace gas connections were missing a drip leg. A drip leg in the gas line is usedto trap sediments in the gas to prevent debris from entering the gas valves causing afailure of the valve. Installation by a licensed plumber is recommended.

missing drip leg Furnace #1 operation (infrared)



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✔ ✔ B. Cooling EquipmentTYPE OF SYSTEM:• Split system(s)---• OPERATION• The AC unit operated normally on the day of inspection. The differences in airtemperature measured at supply and return registers fell within the acceptable range ofbetween 14 and 22 degrees F.• CONDITION• ** COMPRESSOR UNIT **• Compressor unit is generally in good condition. No significant defects were observed onthe day of inspection.• AGE OF UNIT #1 (large unit) Manufacturer: Rheem Date of Manufacture: 2/2018The average life expectancy for a central air conditioning unit is 7 to 15 years. Withproper cleaning and servicing a unit may last much longer. However, as with anyequipment, it is impossible to predict when a unit will fail.• AGE OF UNIT #2 Manufacturer: Rheem Date of Manufacture: 9/2018The average life expectancy for a central air conditioning unit is 7 to 15 years. Withproper cleaning and servicing a unit may last much longer. However, as with anyequipment, it is impossible to predict when a unit will fail.• The AC compressor unit #1 electrical circuit protection is oversized for the unit. Use ofan oversized breaker/fuse can result in equipment damage, wiring damage and/or fire inthe event of a failure. Installation of the proper circuit protection by a licensed electricianis advised.

AC unit #1 AC circuit breakers



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AC unit #2 AC #1 operation (infrared)

AC #2 operation (infrared)

✔ ✔ C. Duct Systems, Chases, and Vents---• CONDITION• No significant issues were observed at the time of inspection.• ** FILTER(s) **• The air filter for unit in the garage attic was dirty and should be replaced.• The air filter for unit in upstairs attic was clean and the correct size for the unit.• ** REGISTERS **• The air registers are in generally good condition. Some cosmetic defects were observed.



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IV. PLUMBING SYSTEM

AC ductwork AC ductwork



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✔ ✔ A. Plumbing Supply, Distribution System and FixturesLOCATION OF METER: Front near streetLOCATION OF MAIN VALVE: Main supply shutoff co-located with meter in commonunderground utility box---

-------- FUEL GAS SYSTEM ------

Natural gas is installed in this home. Inspection of gas supply systems are beyond thescope of a general home inspection.This optional systems standard often requires knowledge of the rules of the local gassupplier or industry-accepted testing procedures. Optional systems are segregated fromother components commonly required for inspection, as these optional systems oftenrequire more knowledge and experience on the part of the inspector. Some types of testsrequire a specialized license to perform, since these tests potentially involve hazards ordestructive testing.

-------- WATER SYSTEM ------

SUPPLY

The static water pressure was observed at 50 psi. The static water pressure readings are typically at 40-80 psi in the normal operatingrange. Pressure higher than 80 psi may put excessive pressure on the household watersystem resulting in premature faucet leaks and/or damage to some appliances.

** BATHROOM SINK(S) **

Faucet valve in master bath had to be over-rotated to close. This may be a simpletightening of the faucet in the sink top or repairs could be needed. Recommend repairs bya qualified licensed plumber.

** SHOWERS **

The shower handle/valve was loose in the master shower. Repairs are recommended.



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water meter & shutoff water pressure - 50 psi

faucet valve over-rotated to close loose shower valve handle



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✔ B. Drains, Wastes, and Vents---

CONDITION

No significant defects were observed on the day of inspection

EXTERIOR

The exterior main cleanout was located at the front of the structure

INTERIOR

** SINKS **


** KITCHEN SINK **


** TOILETS **


** BATHTUBS & SHOWERS **


main cleanout



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✔ ✔ C. Water Heating EquipmentENERGY SOURCE & LOCATION(s):• Natural gas• Water heater(s) located in the garage attic.CAPACITY EACH UNIT:• 50 gallons estimated• 2 units installed---• CONDITION• Unable to inspect water heater shell or data label due to thermal wrap. Data label wasnot visible. It is reasonable to assume the water heater is original to the house and datedaccordingly.• The water heater appears to be in good condition overall. Any defects are noted below.• The burner gas supply line is missing a drip leg or sediment trap. A sediment trap isinstalled to keep moisture and debris from entering the gas valve and preventing properoperation. A licensed plumber should be contacted to make corrections.• **VENT PIPE**• The vent pipe was disconnected or installed incorrectly. This can result in CO leakageinto the living area and is a safety hazard. Repair by a licensed plumber is advised.• The water temperature at the faucet locations was noted to exceed the 120 degree scaldlimit. Adjustments to the temperature control are recommended for safety.

water heater



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V. APPLIANCES

vent pipe not properly installed Missing drip leg

Hot water temperature - 148 degrees

✔ D. Hydro-Massage Therapy EquipmentComments:

✔ E. OtherMaterials:Comments:



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✔ ✔ A. Dishwashers---• OPERATION• The dishwasher was found to be operational but the door for the soap dispenser wouldnot close & latch. Repairs may be required for proper operation.

Soap dispenser door

✔ B. Food Waste Disposers---• CONDITION• The disposal is in good condition overall.• OPERATION• Disposal operated normally at the time of the inspection. Any deficiencies are listedbelow.

✔ ✔ C. Range Hood and Exhaust Systems---• CONDITION• Overall the condition of the range hood and vent fan was good. Any significant defectsor recommendations are noted below.• Recommend cleaning• Range hood fan operated normally on the day of inspection.



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✔ D. Ranges, Cooktops, and Ovens---• Range: Natural Gas• Oven(s): Electric• CONDITION• Stove / ovens are in generally good condition. Any exceptions are noted below.• OPERATION• NOTE: The General Home Inspection testing of ovens & stoves does not include testingof all features, but is limited to confirmation of basic cook, bake and broil features usingnormal controls. You should ask the seller about the functionality of any other specialfeatures of the unit(s).

• The oven was tested at 350 degrees for a 20 minute period. Actual temperature waswithin the acceptable range of +/- 20 degrees.• The gas shutoff valve for the range is located at the back of the right-hand cabinet underthe cooktop.

Range operation Range gas valve under cabinet



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Oven actual temperature - 350 Oven operation (infrared)

Range Operation (infrared)

✔ E. Microwave Ovens---• CONDITION• The microwave oven is generally in good condition. No significant defects wereobserved.• OPERATION• At the time of the inspection, the Inspector observed no deficiencies in the operation ofthe built-in microwave oven. Built-in microwave ovens are tested using normal operatingcontrols. Unit was tested and appeared to be serviceable at time of inspection. Leak and/orefficiency testing is beyond the scope of this inspection. If concerned, you should seekfurther evaluation by qualified technician.



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✔ F. Mechanical Exhaust Vents and Bathroom HeatersComments:• OPERATION• The bath fan(s) were functioning as intended at the time of inspection

✔ ✔ G. Garage Door OperatorsTYPE OF DOOR:• One 16' steel panel, sectional overhead door• One 7' steel sectional overhead door---• CONDITION• The garage door(s) are in generally good condition overall. Minor cosmetic defectswere observed. Significant defects, if any, are noted below.• The manual lock should be removed or disabled when an automatic garage door openeris in use to prevent inadvertent operation with the door locked resulting in damage and/orinjury.• OPERATION• The overhead garage door(s) were functional at the time of the inspection

Garage door lock

✔ H. Dryer Exhaust Systems---• CONDITION• Could not fully inspect the condition of the dryer vent as it is enclosed in cabinetry orwithin the wall cavity. The visible portions of the vent are in generally good condition.Only minor cosmetic defects were observed on the day of inspection.• Recommend cleaning prior to use and on a regular basis to prevent lint build-up and afire hazard.



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VI. OPTIONAL SYSTEMS

✔ I. Other---

✔ A. Landscape Irrigation (Sprinkler) Systems---• CONTROL PANEL LOCATION• The landscape irrigation (sprinkler) system was operated with a control panel located inthe garage.• OPERATION• Unable to access the control panel due to stored personal belongings.

damaged conduit for irrigation system Irrigation system control box



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✔ ✔ B. Swimming Pools, Spas, Hot Tubs, and EquipmentTYPE OF CONSTRUCTION:• In-Ground• Concrete/Shotcrete---• ** POOL WATER SURFACE **• The below water pool surfaces appeared to be in need of a cleaning. Leaves and debriswere observed on pool bottom llikley due to the fall season and wind blown leaves. Poolwas in generally good condition. Recommend a qualified pool service clean and servicethe pool prior to use and on a regular basis to maintain proper operation.• ** POOL DECK SURFACE **• Pool deck surface is in generally good condition. The area behind the outdoor kitchen isuneven and is a trip/injury hazard to pool users.• ** SKIMMERS & SWEEPER **• The pool sweeper appeared to be functioning as intended at the time of the inspection• ** POOL ELECTRICAL **• The pool and/or spa lights appeared functional at the time of the inspection.• ** PUMP DESCRIPTION **• Unable to determine manufacturer or age due to damaged or missing data labels onpumps.

• ** POOL BARRIERS **• Under current standards; all pool entrance gates should open outward away from thepool area and be equipped with a self-closing and self-latching device. No latchingdevices are installed. Recommend installing latching devices for safety.• Further information can be obtained from {cpsc.gov} regarding the safety regulations• Current standards require all doors that allow access to the pool area be equipped withan audible alarm heard throughout the house and sound for {30} seconds continuously.The alarm device should be mounted at a height of not less than {54"} above the doorthreshold. A self-closing and self-latching door device may be another acceptable safetypractice• Pool pumps were improperly grounded. This is a safety issue and should be repaired bya licensed electrician.• Pool / spa heater has been disconnected and is non-functional. Replacement may bedesired.



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outdoor kitchen patio anti entrapment drain system

skmmers need cleaning spa aerator operation



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pump motors labels illegible pump motor not properly grounded

Pool heater disconnected

✔ C. OutbuildingsMATERIALS:• Not applicable---

✔ D. Private Water Wells (A coliform analysis is recommended)TYPE OF PUMP:• The home water is supplied from a public source.TYPE OF STORAGE EQUIPMENT: None--------



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✔ E. Private Sewage Disposal (Septic) SystemsTYPE OF SYSTEM:• Not applicableLOCATION OF LEACH FIELD OR SPRAYERS: NA-------------

✔ ✔ F. Other---• - OUTDOOR KITCHEN -• CONDITION• The outdoor kitchen has not been maintained and does not appear to have been used forsome time. - The grill is non-functional and in very poor condition. Replacement is recommended. - The refrigerator appears to be functional as frozen water bottles were observed.However it is in poor condition. Replacement may be desired. - The ceiling fan above the outdoor bar is non-functional and will need replacement.• OPERATION• Grill fuel source was natural gas• The grill was not operated during the inspection due to the poor condition.

outdoor kitchen refrigerator operational but in poor condition



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Grill non-functional/poor condition grill in poor condition

grill in poor condition



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ceiling fan non-functional


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Glossary

Glossary

Term DefinitionAFCI Arc-fault circuit interrupter: A device intended to provide

protection from the effects of arc faults by recognizingcharacteristics unique to arcing and by functioning to de-energizethe circuit when an arc fault is detected.

Elastomeric Elastomeric sealant is a building material used to fill and seal upspaces. With a rubbery liquid texture that dries hard but retainsflexibility, it can be easy to work with and is typically long-lasting.When applied or inserted into a crack or space, the sealantexpands and seals to the surface, creating a waterproof barrier.

GFCI A special device that is intended for the protection of personnelby de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

WOCD Window Opening Control Device - A device installed on awindow to prevent opening more than 4 inches to prevent a smallchild from exiting and falling to the ground below.


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Inspection SummaryInspection Summary

STRUCTURAL SYSTEMSPage 8 Item: G Doors (Interior and

Exterior)• The back door has a retracting insect screen installed but isdamaged and appears non-functional. I was unable to latch itproperly. Replacement is recommended.

Page 10 Item: H Windows • Upstairs windows are not blocked or guarded to prevent a smallchild from opening and falling to the ground below.Current standards require all windows where the sill height is lessthan 24 inches and the distance to the surface below is greater than72 inches must be blocked to prevent opening more than 4 inches orhave an approved window guard installed. Window OpeningControl Devices (WOCD) must have the ability to be removed ordisabled without using tools for fire safety. Installation of anapproved window guard is also permitted. Installation of WOCD's or an approved window guards are advisedfor safety. Window Opening Control Devices or window guards areavailable at most home improvement stores or online.• One or more of the thermal pane windows were observed to havelost their seals. This has resulted in condensation or a fog like filmto develop between the panes of glass. The thermal pane windowsare no longer functional as designed when the seal is lost andreplacement may be necessary.

Page 12 Item: J Fireplaces andChimneys

• Observed evidence of water intrusion around the damper areainside the fireplace. Could not access the chimney in the attic due tolimited space and risk of damage. Recommend further evaluation bya qualified fireplace service or roofer.

ELECTRICAL SYSTEMSPage 15 Item: A Service Entrance and

Panels• The conduit is separated from the meter base exposing theconductors within. Repairs by a licensed electrician are advised.

Page 17 Item: B Branch Circuits,Connected Devices,and Fixtures

• One or more of the bathroom receptacles appear not to beprotected by a GFCI device. Current standards require all outletswithin 3 feet of a sink have ground fault protection. Installation ofGFCI receptacles by a licensed electrician is advised for safety. - first floor guest bath - one outlet in master bath - upstairs bathNOTE: The non-functional outlets listed may all be connected to asingle GFCI outlet in the master bath, which did not function (leftside of mirror). Replacement of this outlet may correct the problemwith the other two. It is recommended that a licensed electrician becontacted for further evaluation and repairs.• Ceiling fan in upstairs game room area did not work. I was unableto operate the fan or light using the remote on the wall. Repairs maybe required.

HEATING, VENTILATION AND AIR CONDITIONING SYSTEMSPage 19 Item: B Cooling Equipment • The AC compressor unit #1 electrical circuit protection is

oversized for the unit. Use of an oversized breaker/fuse can result inequipment damage, wiring damage and/or fire in the event of afailure. Installation of the proper circuit protection by a licensedelectrician is advised.

Definition

Window Opening Control Device - A device installed on a window to prevent opening more than 4 inches to prevent a small child from exiting and falling to the ground below.

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.


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PLUMBING SYSTEMPage 25 Item: C Water Heating

Equipment• The vent pipe was disconnected or installed incorrectly. This canresult in CO leakage into the living area and is a safety hazard.Repair by a licensed plumber is advised.• The water temperature at the faucet locations was noted to exceedthe 120 degree scald limit. Adjustments to the temperature controlare recommended for safety.

APPLIANCESPage 27 Item: A Dishwashers • The dishwasher was found to be operational but the door for the

soap dispenser would not close & latch. Repairs may be required forproper operation.

OPTIONAL SYSTEMSPage 31 Item: A Landscape Irrigation

(Sprinkler) Systems• Unable to access the control panel due to stored personalbelongings.

Page 32 Item: B Swimming Pools,Spas, Hot Tubs, andEquipment

• Current standards require all doors that allow access to the poolarea be equipped with an audible alarm heard throughout the houseand sound for {30} seconds continuously. The alarm device shouldbe mounted at a height of not less than {54"} above the doorthreshold. A self-closing and self-latching door device may beanother acceptable safety practice• Pool pumps were improperly grounded. This is a safety issue andshould be repaired by a licensed electrician.• Pool / spa heater has been disconnected and is non-functional.Replacement may be desired.

BRP eOME P I R ROPERTY NSPECTION EPORT€¦ · For more information, refer to Texas Real Estate...

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