All Metro Home Inspections Inc. 1203 Sonoma Drive , Allen Tx. 75013 (214) 728-0805 www.allmetrohomeinspection-dfw.com PROPERTY INSPECTION REPORT Prepared For: John & Jane Doe Concerning: 1234 Apple Street, Allen Tx. 75002 (12345) (Address or Other Identification of Inspected Property) By: Brent Schoonover TREC #3617 (Name and License Number of Inspector) 8-12-2010 (Date) (Name, License Number and Signature of Sponsoring Inspector, if required) 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.state.tx.us. The TREC Standards of Practice (Sections 535.227-535.231 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 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 will note which systems and components were Inspected (I), Not Inspected (NI), Not Present (NP), and/or Deficient (D). General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing parts, 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 as Deficient may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards, form OP-I. This property inspection is not an 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 seller’s 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 Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 or (512) 459-6544 (http://www.trec.state.tx.us). REI 7-2 (8-09) Report Identification: 123456, John & Jane Doe, 1234 Apple St. Allen Tx. 75002 ____________________________________________________________________ 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 ACTION, 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. 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. ADDITIONAL INFORMATION PROVIDED BY INSPECTOR This is not an environmental report. Not verified – Black mold, Radon, Asbestos, Lead paint and etc. If you are concerned about these environmental issues we suggest you follow up with a specialist in that particular field. Conditions: Sunny 85 to 91 degrees Occupied Start: __9:00 AM ____ Finish __12:30 PM____ Construction: Brick, hardie board and wood veneer Present at inspection: buyer, renters House faces north. Page 2 of 11 Report Identification: 12345 John & Jane Doe, 1234 Apple St. Allen Tx. 75002, ________________________________________________________________________________ I=Inspected I NI=Not Inspected NP=Not Present D=Deficient NI NP D I. STRUCTURAL SYSTEMS A. Foundations Type of Foundation(s): Type: Slab on grade (post tension). This is an opinion based upon current conditions. This is not a warranty or guarantee of future performance. Comments: Slab crack in garage (not unusual). No movement of any major significance noted at time of inspection. B. Grading & Drainage – Comments: C. Roof Covering Materials Type(s) of Roof Covering: Composition shingle. Viewed From: Roof level Comments: Crepe Myrtles need trimming back from roof at northeast and east side. Debris built up in northeast valley on roof (clean out). Flashings/Roof Penetrations: Furnace flue pipe not strapped to rafters. Flashing open front by office. Gutters: Downspouts not extended away from foundation at perimeter. Downspout pulled loose from brick at garage southwest. Page 3 of 11 Report Identification: 12345 John & Jane Doe, 1234 Apple St. Allen Tx. 75002, I=Inspected I NI=Not Inspected NP=Not Present D= Deficient NI NP D D. Roof Structure & Attic Viewed From: Floored areas only Approximate Average Depth of Insulation: 10- 12’” Fiberglass Approximate Average Thickness of Vertical Insulation: 4 to 6” fiberglass Comments: Pull down ladder top bolt missing nut. Insulation against fireplace flue in attic. Missing some floor decking at step up going to furnace. Structure: E. Walls (Interior & Exterior) – Comments: Interior Walls: Kitchen sink cabinet floor with some deterioration. Past water penetration at MBR bath window sill (water swelled) Page 4 of 11 Report Identification: 12345 John & Jane Doe, 1234 Apple St. Allen Tx. 75002, I=Inspected I NI=Not Inspected NP=Not Present D= Deficient NI NP D East bdrm window texture damage (past water penetration). Holes in sheetrock over hallbath tub (each side). Note hallbath wall tile at tub not sealed (looks unfinished). Exterior Walls: Brick crack at northwest corner. Fascia rot at: diningroom front, MBR west, front northwest corner, front northeast at bottom of gable. F. Ceilings & Floors – Comments: Ceilings: Sheetrock cracks at: familyroom Page 5 of 11 Report Identification: 12345 John & Jane Doe, 1234 Apple St. Allen Tx. 75002, I=Inspected I NI=Not Inspected NP=Not Present D= Deficient NI NP D Floors: Scattered holes in tile at brkfst nook, kitchen. Tile missing and tile short to dishwasher in kitchen (because dishwasher was replaced). G. Doors (Interior & Exterior) – Comments: Interior Doors: Exterior Doors: Front – threshold to foundation not sealed. Garage Doors: : Lock not disabled. H. Windows – Comments: Defective double-pane glass (seals broken) at: brkfst nook (2), familyroom (8), familyroom tempered (1), hallbath tempered (2), MBR bath tempered (1), MBR (2), diningroom (5), entry upper arch tempered (1), office (2), northeast bdrm (3), east bdrm (1). Window Screens: I. J. Fireplace/Chimneys - Comments: Familyroom – Gas logs. No damper stop. K. Porches, Balconies, Decks, and Carports – Comments: Stairways (Interior & Exterior) – Comments: Page 6 of 11 Report Identification: 12345 John & Jane Doe, 1234 Apple St. Allen Tx. 75002, I=Inspected I NI=Not Inspected NP=Not Present D= Deficient NI NP D II. ELECTRICAL SYSTEMS A. Service Entrance and Panels – Comments: Service entrance not visible (underground service). Main Panel: 200 amp ITE box located in: garage Neutrals are grouped together under same screws (current code calls for neutrals to be one wire per screw). B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper Comments: Note per 2008 National Electric code all receptacles and switches should be Arch fault protected (was not required when the house was built). Wiring/Boxes/Conduit : Garage work bench fluorescent wired with power cord (unknown if bench is staying). Open junction box and wires not capped at laundry by door. Grounding/Bonding: Equipment Disconnects: Receptacles: Cover plates missing at: MBR closet, northeast bdrm (3), southeast bdrm (1), garage (1). Damaged at kitchen (1). Not all verified due to furnishings in place. Switches: Unknown at: familyroom (1, maybe for fan light). Ground Fault Circuit Interrupters: No GFI protection at: kitchen (3), garage (1, where freezer is plugged in). Fixtures: Lights out at: fireplace track light (1), garage exterior floods (2). Garage exterior floodlight lamp holder broke. Globes missing at MBR fan. Fans: (4) No remote for familyroom fan/light (can’t change fan speed or turn on light). Off balance at MBR. Smoke Alarms: (6) Carbon monoxide alarms: (0) No alarms. Suggest alarms at each bdrm area. Page 7 of 11 Report Identification: 12345 John & Jane Doe, 1234 Apple St. Allen Tx. 75002, I=Inspected I NI=Not Inspected NP=Not Present D= Deficient NI NP D III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type of System: Central horizontal flow forced air Energy Source: Gas burners Comments: Units are primarily self enclosed and the heat exchangers are not fully visible. Units are not dismantled to inspect for cracks or defects. For a full heat exchanger inspection you should call a licensed HVAC company. Unit: Ducane 100,000 btu , B. Cooling Equipment Type of System: Central horizontal flow Comments: Unit: Ducane 4 ton , Return: 74 º F, Supply: 54º F, Temperature Differential: 20 º F. Freon suction line missing some insulation in attic where insulation joints come together (need taping). Past leakage into over flow pan (not leaking today). Air in freon lines. Suggest service by HVAC company. C. Duct System, Chases, and Vents – Comments: Ducts: Vents: Air registers rusted at: laundry, hallbath. Filters: Filter sizes: 20x25x1 filter tray door nut missing. IV. PLUMBING SYSTEM A. Water Supply System and Fixtures Location of water meter: Front parkway Location of main water supply valve: Not located (probably buried in front flowerbed). Static water pressure reading: 60 lbs. (taken at front faucet) Comments: Appears water line is added in attic that runs from water heater to back of house through attic (unknown what this goes to). Water Meter: No movement through water meter detected. Kitchen Sink: Utility Room: Washer: Clothes washer in place connections not inspected. Dryer: Electric: Clothes dryer in place connections not verified. Exterior Faucets: (2) Front – Leaks at anti-siphon cap. Both – missing anti-siphons. Bathroom: Hall . 2 Lavs.: Both slow to drain. Tub/Shower : Missing caulk at control escheon to tile. Commode: Ballcock leaks. Note water saver toilet. Bathroom: MBR . 2 Lavs.: South – Sink bowl with surface cracks. Shower (stall): Apparent tile replacement. No shower pan leakage detected. Page 8 of 11 Report Identification: 12345 John & Jane Doe, 1234 Apple St. Allen Tx. 75002, I=Inspected I NI=Not Inspected NP=Not Present D= Deficient NI NP D Tub: Commode: Runs continuous (needs new flapper). B. Drains, Wastes, and Vents – Comments: Note only visible lines inspected. Piping Type: PVC C. Water Heating Equipment Energy Source: gas Capacity: 50 gallons Comments: Dielectric unions missing water lines to water heater connections (not required when house was built). Unit Unknown brand (tank wrapped) , 50 gallons, located at MBR hall . No over flow pan under unit in closet. Corrosion on top of tank and at water lines. Drain bib dripping into closet. D. Hydro-Massage Therapy Equipment – Comments: No access to pump. V. APPLIANCES A. Dishwasher – Comments: Whirlpool Page 9 of 11 Report Identification: 12345 John & Jane Doe, 1234 Apple St. Allen Tx. 75002, I=Inspected I NI=Not Inspected NP=Not Present D= Deficient NI NP D B. Food Waste Disposer – Comments: ISE One hammer froze at rivet. C. Range Exhaust Vent – Comments: Whirlpool ventless 4 speed D. Ranges, Cooktops, and Ovens – Comments: Whirlpool Range: Electric. No anti-tip device. Ovens: Electric Oven: 345 º F. at 350 º F. Note self clean ovens are not run through entire cleaning cycle. E. Microwave Oven – Comments: Whirlpool F. Trash Compactor – Comments: G . Mechanical Exhaust Vents and Bathroom Heaters – Comments: (2) H. Garage Door Operator(s) – Comments: Transmitters not inspected (not available). I. Doorbell and Chimes – Comments: J. Dryer Vents – Comments: Note vents are not inspected for blockage. VI. OPTIONAL SYSTEMS A. Lawn and Garden Sprinkler Systems – Comments: Number of stations: 6 . Coverage not verified. Timer auto functions not verified (system inspected in manual mode only). No rain/freeze gauge. #2 front northwest - one head stopped up and is cracked. #4 east parkway – one head stopped up by alley. #6 backyard – southwest oscillating head blocked by bushes. Sprinker valve control wiring exposed at garage west (out of conduit). B. Swimming Pools, Spas, Hot Tubs, and Equipment Type of Construction: Comments: C. Outbuildings – Comments: D. Outdoor Cooking Equipment Energy Source: Page 10 of 11 Report Identification: 12345 John & Jane Doe, 1234 Apple St. Allen Tx. 75002, I=Inspected I NI=Not Inspected NP=Not Present D= Deficient NI NP D Comments: E. Gas Supply Systems – Comments: Pipe Test Method: Line Pressure. No signs of leakage detected during 30 minute line pressure test. Gas line not anchored to floor in attic by furnace. F. Private Water Wells (A coliform analysis is recommended.) Type of Pump: Type of Storage Equipment: Comments: G. Private Sewage Disposal (Septic) Systems Type of System: Location of Drain Field: Comments: H. Whole-House Vacuum Systems – Comments: I. Other Built-in Appliances – Comments: Attic power vent – not running during inspection (unable to verify operation). Junction box cover missing. Page 11 of 11