Houston Home Inspectors - INSPECT-A-HOME
Inspections - Houston Texas 832-573-0771

A Houston Texas home inspection firm that specializes in thorough and accurate service

Our Reports

JFC2K8-6-90

INSPECT -A- HOME

7447 HARWIN SUITE 210-E

HOUSTON, TEXAS 77036

MOBILE: (832) 573-0771

FAX: (713) 334-4329

NOTE TO REALTORS:

 (OUR INSPECTORS HAVE SUPRA KEYS.)

WE ARE DEDICATED FULL TIME INSPECTORS

CONFIDENTIAL INSPECTION REPORT

*Not transferable

 

Email: inspectahome@verizon.net

 

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    

Exclusively Prepared For:

Buyer: Clients Name

 Property Inspected:

2330 Your St.

Houston, TX 77083-2418

                                                                                                                                                                                                                                                                                                                                                                                  

Inspections Performed By:

MR. JOHN FRANCIS CASIMIRO

TREC LICENSE #6570

 

 

INSPECT -A- HOME

PROPERTY INSPECTION REPORT

JFC2K8-6-90

Prepared For:  Client  / AGENT:

(Name of Client/Agent)

Concerning:   2330 Your St.,Houston, TX 77083-2418

(Address or Other Identification of Inspected Property)

By:                             JOHN FRANCIS CASIMIRO, TREC #6570               June 17, 2008

             (Name and License Number of Inspector)                    (Date)                            

The inspection of the property listed above must be performed in compliance with the rules of the Texas Real Estate Commission (TREC).

The inspection is of conditions, which are present and visible at the time of the inspection, and all of the equipment is operated in normal modes.  The inspector must indicate which items are in need of repair or are not functioning and will report on all applicable items required by TREC rules.

This report is intended to provide you with information concerning the condition of the property at the time of the inspection.  Please read the report carefully.  If any item is unclear, you should request the inspector to provide clarification.

It is recommended that you obtain as much history as is available concerning this property. This historical information may include copies of any seller’s disclosures, previous inspection or engineering reports, reports performed for or by relocation companies, municipal inspection departments, lenders insurers, and appraisers.  You should attempt to determine whether repairs, renovation, remodeling, additions or other such activities have taken place at this property.

Property conditions change with time and use.  Since this report is provided for the specific benefit of the client(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and obtain current information concerning this property.

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR

THIS INSPECTION REPORT DOES NOT RELIEVE THE SELLER FROM THEIR RESPONSIBILTY IN DISCLOSING ALL KNOWN DEFECTS, WHICH MIGHT BE MISSED BY THE INSPECTOR DURING THE TIME OF INSPECTION. SELLER TO BUYER MUST DISCLOSE KNOWN AND HIDDEN DEFECTS AS REQUIRED BY THE T.R.E.C. 

GUIDE:  2-STORY HOUSE: RESIDENTIAL

4 BEDROOM, 2.5-BATH & 2 CAR GARAGE Attached

FOUNDATION: POST TENSION

YEAR BUILT: 2006

TIME: 10:00 am           PRESENT: NONE

WEATHER: SUNNY           TEMP: 90 DEGREES F.

 (FOR ANY QUESTIONS PLEASE CONTACT)

INSPECT -A- HOME

MOBILE: (832) 573-0771 

PRIORITIES OF ITEMS TO BE REPAIRED ARE AS FOLLOW:

1.      All items that are related to safety.

2.      Items that will cause further deterioration.

3.      Items that the household uses everyday.

4.      The maintenance items; which are included in this inspection report.

INSPECTION FEE PAID: $370.00    

NOTE: THIS INSPECTION REPORT WILL BE SAVED FOR ONE YEAR FROM THE DATE OF INSPECTION

Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, and TX 78711-2188, 1-800-250-8732 or (512) 459-6544 (http:\\www.trec.state.tx.us). REI 7A-0

Page 1 of 16

 

 

Report Identification JFC2K8-6-90                                                                                                                                   Page 2 of 16

I = inspected     NI = Not Inspected    NP = Not Present    R = Not Functioning or In Need Repair

  I     NI        NP      R

I.   STRUCTURAL SYSTEMS

x q q x A.  Foundations: PostTension                        Comments:

At time of inspection, the cement foundation slab of this property is in good/stable condition and serving its intended.

Note: The foundation performance opinion stated below neither in any way addresses future foundation movement or settlement, nor does it certify floors to be level. Soil in the Houston Texas area is known to be unstable and unpredictable. Due to the expansive nature of the soil in this area, no warranty against future movement can be made. This inspector is not responsible for defects in the slab in areas that are not visible for inspection. The inspector does not perform any engineering studies or measurements such as geological, and hydrological stability test, soils conditions reports; wave action reporting; any form of engineering analysis. Only licensed engineers can conduct such evaluations. Should you have present or future concerns regarding the foundation's condition, you are strongly advised to consult with a licensed Professional Structural Engineer for further evaluation.

 

 

·         Wedge cracks to foundation slab observed at Front Right and Front-Left side of house.  These are a normal occurrence and do not affect the intended purpose of foundation slab.

·         Expose foundation slab at Front (Front entry walkway) of house to a minimum of 4-6”. 

·         Seal/patch the exposed metal tendon at right side of cement foundation slab to prevent further corrosion. 

 

Note:

Proper draining is critical to the future performance of the foundation. Trees and shrubs around foundation can affect soil moisture content and thus the foundation. Experts recommend that trees and shrubs be planted away from foundations, or drainage that good root barriers be installed to prevent roots from getting under slab.  If for any reason water ponds at

any location near the foundation for any extended period of time

(24 hours of more), drainage corrections will have to be made.

 

x q q q  B.  Grading and Drainage                        Comments:

Note:   Proper grading and drainage is important to maintaining proper foundation performance, preventing water penetration, avoiding wood rot and preventing conditions which are conducive to wood destroying insect intrusion and mold growth. Client is urged to keep soil levels a minimum of 4”-6” below top of slab and graded away to promote positive drainage and to prevent water from ponding around foundation. Uniformity of moisture content is the key to minimizing the effects of expansive soils on the foundation of a home. Avoid the use of metal edging or other damming devices within 5 feet of the foundation. Landscaping should not trap water against the foundation. Provide a slope in soils below landscape bedding and in the bedding away from the foundation.

 

 

 x q q x   C. Roof Covering    Composition  Asphalt shingles       

Comments:                                                                                                                                          

The composition roof was visually inspected at ground level/roof level (walked on) and noted that the roof covering are generally in good condition with many years of life left.

Type of Roof Covering:                   ¨20 year     x25-30 year shingles     ¨Tile                         ¨Metal

Type of Roof Decking:                     xOSB         ¨Plywood                           ¨1" boards          ¨TechShield

Roof Covering Inspected From:  ¨Ground w/Binoculars                          xLadder Top           xWalked on

Soffit & Fascia Material:                 ¨Wood       xFiber Cement (Hardi type)                              ¨Vinyl covered

Gutter Material:                          ¨Metal      xSheet Metal                   ¨Vinyl                 ¨No gutters

 

·         Seal/caulk all kickout flashing nails/roof jack nails/exposed shingle nails on roof level as needed. These exposed nails are a water penetration point.

x q q q  D.  Roof Structure and Attic                              Comments:

Attic Access Location:      ¨hallway               ¨upstairs hall            xGarage              ¨None

Attic insulation:                     xloose fill                  ¨batt type                       ¨none

Type:                                          ¨Fiberglass              ¨Rock Wool                   ¨Cellulose              xBlowing Wool

Attic Ventilation:              xSoffit Vents           xPeak Ridge Vents     ¨Turbines               ¨Vent caps

Attic Structure Consist Of: xRafters, Joists and Purlins                          ¨Truss and Web Design

Actual inches of Insulation measured: 4-6 inches

 

x q q q  E.  Walls (Interior and Exterior)                        Comments:

Type of Wall Structure:          xWood Frame              ¨Metal Frame                            ¨Concrete Block

Exterior trim material:            xWood                     ¨Fiber Cement (Hardi type)

Interior walls covered with: xSheet Rock                 ¨Wood Paneling                       ¨Combo of both

Siding Consist of:                      xBrick Veneer              ¨Fiber Cement (Hardi type)   ¨Vinyl/Aluminum

             ¨Composition wood     xWood                                         ¨Stucco   ¨EIFS

Exterior:   Front: Brick        Left: Brick       Right: Brick         Rear: Brick

  • Note:  Garage interior walls are not finished/ not painted. 

 

Note: This Company does not test for the presence of lead based paint. If Client has questions or concerns as to whether any of the interior or exterior surfaces contain lead based paint, it is recommended they consult a qualified environmental testing company to perform test to identify the presence of any lead based paint.

 

x q q x    F.  Ceilings and Floors                        Comments:

  • Seal/caulk the Fluorescent Light Fixture/ceiling connection in Kitchen area.

Note:

The condition of the hidden wood or wood structural members and other components in the ceiling and floor cavities, under the attic space insulation materials, under wood flooring and other floor coverings including the sub flooring, in areas not readily observable, and under the roofing material is unknown to this inspector. No opinion as to the condition of the wood or wood structural members or the other components in these hidden areas is either intended or implied by this inspection and written report.

 

x q q x  G. Doors (Interior and Exterior)                 Comments:

Garage Door(s):        ¨Metal           xWood              ¨Roll up           ¨Cantilever          ¨Vinyl          

Method of operation: ¨Manually    xWith Opener

  • Service/repair the loose door stops at upstairs hallway.
  • Service/repair the inoperable door latch in downstairs Half Bath.
  • Closet door moulding to Bedroom #4 observed with cosmetic damage (cracked, not flush).
  • Bedroom # 2 entry door sticking. Service/repair as needed.
  • Install weather stripping to attic access door.

x q q x   H.  Windows (Double pane)                    Comments:

Glazing: Good     Sills: Good     Latches: Good     

Screens: Good    Weather seals: Good

·         Seal/caulk below window sills throughout interior as needed. 

II.  ELECTRICAL SYSTEMS

x q q x  A. Service Entrance and Panels (Underground) 

                                                                                                      Comments:

Location: Exterior/Left              Brand: Square D                    Total breakers: 19

Main Amp Rated: 125              Ground clamp/Rod: Good        Knockouts: Good

Labeled: Yes                           Arc Fault Breakers: Yes         Service: Aluminum

  • Several copper branch wirings over exposed at breaker connections within electric control panel.
  • Apply anti-oxidizing grease to service panel as needed.
  • There are double lugged wires to the neutral bus bar connections within control panel box, this should be repared/serviced by a professional electrician.

Items included but not limited to underground/overhead services and clearances, weatherheads, grounding electrode & connection panels, sub-panels and breakers. This inspection does not determine the service capacity, amperage or voltage. The capacity of the electrical system relative to any present or future use, the insurability of the system or property, the existence of any voltage drop that may or may not be present or the insulating quality or capacity of any wire coverings.

 

Note:

Only visible electrical components which are interior to or attached to the exterior walls of the home were inspected. Wiring and all associated components underground, interior to walls, floors and ceilings, not attached to the home or not readily visible in the attic, or otherwise inaccessible or hidden from view, could not be observed by the Inspector and are excluded from this inspection. Discrepancies related to the electrical system should be considered as safety hazards.

x q q q B.  Branch Circuits-Connected Devices and Fixtures:   

                                                                                             Comments: Good

Notes: GFCI outlets present at: Kitchen countertop

Master Bathroom

Hall bath/Garage/Exterior

Branch: Copper                     Receptacles/outlets: Copper /3-prong

 

 Notes:

The Inspection does not include: Low voltage systems, telephone wiring, intercoms, sound systems cable-satellite-TV wiring or timers.

 

FYI: GFCI's (Ground Fault Circuit Interrupters) are modern electrical devices, either a receptacle or a circuit breaker, which is designed to protect people from electric shock. GFCI's are now required in wet or damp environments. In the event of a fault in an appliance that you are touching, the GFCI would detect the current that passes through your body to ground, and shut the circuit off, protecting you from a potentially fatal shock. We strongly recommend that all receptacles located in the Kitchen, Baths, Garage, at Spas, Hot Tubs, Fountains, Pools, crawl spaces and outdoors be upgraded to the ground fault circuit interrupter type. This should be done by a qualified, licensed electrician.

 

FYI: GFCI's should be tested monthly, as some are known to deteriorate and lock in the hot position. Faulty and/or malfunctioning GFCI breakers and receptacles should be replaced immediately. Appliances such as refrigerators should not be put on GFCI's, as a nuisance trip of the device will cause the loss of food.

III.  HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

x q q x A. Heating Equipment:  2 units                                  

                                                                                                      Comments:    

TEMPERATURE READING:  Degrees F= 111 & 115 = Functional

Unit # 1:

Type and Energy Source: Gas-Centralized/Horizontal unit                               Model: 2006 - TRANE

Location: Attic                   Disconnect switch: Good                                      Insulation---   Burners: Good

Igniters: automatic            Gas Line Type: Flexible 

 

Unit # 2:

Type and Energy Source: Gas-Centralized/Horizontal unit                           Model: 2006 - TRANE

Location: Attic                   Disconnect switch: Good                                      Insulation---   Burners: Good

Igniters: automatic            Gas Line Type: Flexible 

 

·         Provide/install a collar strap to the gas flue vent pipe to gas heating unit # 1.

      ·         Hire professional HVAC technician/contrator to service/repair the tilted  

            gas sediment trap fittings. These sediment traps should be vertical to   

            properly trap gas sediments/debri.

 

 

A word about your heating AND cooling system:

Furnaces and A/C units can and do go out without warning, especially older units. As a homebuyer, you should be proactive and upgrade any units older than 10 to 12 years old or units with bent/damaged/loose fitting panels. Regardless of the decision to upgrade, have the furnace(s) cleaned, serviced and adjusted for peak operation prior to closing and then annually prior to the first use. As this is only a limited visual inspection of these systems, any furnace or A/C unit 10 to 12 years old or older should be thoroughly evaluated by a knowledgeable, qualified and licensed HVAC contractor prior to closing. Having your heating and cooling system serviced each year before the first use will ensure that the system is safe and operating as intended. Failure to have a yearly check up can lead to expensive repairs or replacement do to malfunctioning equipment. Malfunctioning heating systems can also be dangerous.

 

Warning:

This inspection will not likely meet the underwriting requirements of a home warranty (residential service contract) company. Many of these companies have been known to deny coverage due to subjective and often questionable code compliance and maintenance arguments. My advice to you is to call the Home Warranty Company you will be using and ask for the HVAC company that they use in your area. Have your system further evaluated by this company to insure it meets the underwriting guidelines of the

Home Warranty Company. Failure to do so may result in your company denying future claims.

Note: The heat exchanger was not inspected during this inspection. This cannot be properly done without dismantling the furnace

 

x q q x  B.  Cooling Equipment:                                            

                                                                                                      Comments:

(Differential temperature( 72-56) = 16 degrees F.)

Functional AC readings should be between 16-21 degrees F.

Unit # 1:   SN: 6324RRH5F

Type and Energy Source: Centralized-Electric          Model: 3 ton -TRANE

Year: 2006                                                             Filter =Good          Drip pan: Good

 

(Differential temperature( 73-56) = 17 degrees F.)

Functional AC readings should be between 16-21 degrees F.

 

Unit # 2:    SN: 60452HN57

Type and Energy Source: Centralized-Electric          Model: 2 ton -TRANE

Year: 2006                                                             Filter =Good          Drip pan: Good

 

  • Service/repair the AC refrigerant line insulation within HVAC unit at attic crawl space. Note: Galvanic corrosion observed to the AC suction line. Monitor this area as needed.
     

A word about your heating AND cooling system:

Furnaces and A/C units can and do go out without warning, especially older units. As a homebuyer, you should be proactive and upgrade any units older than 10 to 12 years old or units with bent/damaged/loose fitting panels. Regardless of the decision to upgrade, have the furnace(s) cleaned, serviced and adjusted for peak operation prior to closing and then annually prior to the first use. As this is only a limited visual inspection of these systems, any furnace or A/C unit 10 to 12 years old or older should be thoroughly evaluated by a knowledgeable, qualified and licensed HVAC contractor prior to closing. Having your heating and cooling system serviced each year before the first use will ensure that the system is safe and operating as intended. Failure to have a yearly check up can lead to expensive repairs or replacement do to malfunctioning equipment. Malfunctioning heating systems can also be dangerous.

 

x q q q C.  Ducts and Vents          (Non-Rigid)                          Comments:

Note:

 I recommend having the duct system pressure tested for leakage. This is beyond the scope of this inspection; however, many older duct systems leak (especially metal duct systems)

I recommend that all dirty filters be replaced before moving in and at either regular monthly intervals or as needed thereafter. Any register/diffuser which has signs of dirt around it may indicate a dirty system or a system that was dirty at one time.

 

IV.             PLUMBING SYSTEM

x q q x  A.  Water Supply Systems and Fixtures                   

                                                                                                      Comments:

Drains, Wastes, and Vents= PVC                      Supply Lines= PVC      

 

  • Kitchen = Install hose clamp to dishwasher drain line below the kitchen sink.

  • Hallway bathroom (Half) = Service/repair inoperable water damper to vanity sink.                  
  • Hallway bathroom (Full) = Good                                       
  • Master Bath (Full) = Install inspection door behind tub.

  • Utility/Washroom = Good 
  •  Main cutoff valve = Front-Right/exterior   Pipe Material: PVC = Good

  • Exterior faucets = Good

 

Note:

Only visible plumbing components which are interior to or attached to the exterior walls of the home were inspected. Plumbing and all associated plumbing components underground, interior to walls, floors and ceilings, not attached to the home or not readily visible in the attic, or otherwise inaccessible or hidden from view, could not be observed by this Inspector and are excluded from this inspection. All plumbing repairs noted under "Plumbing System" should be performed by a qualified and licensed plumbing contractor.

 

For a Full Copy please contact us.

 

               INSPECT-A-HOME       

                  Home Buyer Information

 Please Read Carefully

            Let it be known that the inspection was made to visually inspect the structural and mechanical-electrical and functionally test major appliances on the house that were readily accessible and does not require the dismantling or removal of appliances and any mechanical-electrical fixtures including covers. Inspector assigned that performed inspection is wholly responsible to all legal aspect regarding their inspection.

            The purpose of this inspection is to give a subjective professional opinion and to verify that the inspected items were performing their intended functions at the time of inspection or in need of immediate repair.  The scope of this inspection is limited to visual observation at the exterior and interior of the structure as viewed from the floor area, the attic as viewed within the enclosure only when it is accessible. Only the items that were provided with power on by the respective utility supplier and that were accessible were visually and functionally inspected.  Items that cause visual obstruction that are heavy to remove (i.e. furniture & equipment) during the inspection were not moved. 

            Items that are NOT normally inspected are listed as follows: water softener, barbecue grills, alarm systems, solar hot water systems, intercommunications systems, telephone lines, gas light fixtures, buried utility lines, items and components that are hidden beneath floors, between walls or ceilings and decorative lighting systems. Asbestos, lead paint and toxic molds are not part of the inspection; you may contact a specialty inspector to perform inspection as needed.

            The structural components that were inspected consisted of the foundation, primary load bearing members, and the roof surface observed from ground level.  Only exposed structural defects or failures are reported on this inspection report. Buyer may contact a structural engineer to further evaluate the detailed level of foundation & slab elevation before buying the property if level is a direct concern of the buyer, as this inspector does not use computer level machine.

           The mechanical & electrical inspections normally consist of the following fixtures: air conditioning & Heating systems, hot water heaters, built in appliances and exposed plumbing drains, water and vent systems.  The appliances were functionally operated at least once using normal operating controls.  Only the present conditions of items inspected are reported on the inspection report.

            Components of equipment, including underground water, gas and sewer lines that are not exposed or not accessible were NOT inspected. Computation of load analysis on structural members and electrical circuits are NOT within the s