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Property Inspection Report
Phase: New Home Final
12345 New Street; Your City, TX 7507?
Inspection Date:
Wednesday, October 9, 2013
Prepared For:
First Name Last Name
Prepared By:
Nolan's Inspections, LLC
1521 Callaway Drive
Plano, TX 75075-6842
Phone: (972)922-2111
Email: [email protected]
Website: www.NolansInspections.com
Report Number:
Final Sample Report - 4Q2013
Inspector:
Nolan Kienitz TREC # 7095
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Nolan's Inspections, LLC
1521 Callaway Drive
Plano, TX 75075-6842
Phone: (972)922-2111
Email: [email protected]
www.NolansInspections.com
PROPERTY INSPECTION REPORT
First Name Last Name
Prepared For:
(Name of Client)
Concerning:
12345 New Street, Your City, TX 7507?
Final Sample Report - 4Q2013
(Address or Other Identification of Inspected Property)
By:
Nolan Kienitz,
TREC # 7095
(Name and License Number of Inspector)
10/09/2013
(date)
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 535.227-535.233 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 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 from
these sources is complete or accurate or that this inspection is consistent with the opinions expressed in
previous or future reports.
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
Page 1 of 27
(8/09)
Report Identification: Final Sample Report - 4Q2013;
12345 New Street, Your City, TX
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. 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
Present at Inspection:
Property Data:
Buyer, Home Inspector (me - Nolan Kienitz)
Vacant
Two Story, Single-Family
Weather Data:
Fair
~ 80-85 °F
For directional purposes of this report the home faces:
North
Inspection Start Time: 8:30
End Time:
11:30
THIS REPORT IS PAID AND PREPARED FOR THE EXCLUSIVE USE OF THE CLIENT NAMED ABOVE. THIS
COPYRIGHTED REPORT IS NOT VALID WITHOUT THE SIGNED INSPECTION AGREEMENT AND IS NOT
TRANSFERABLE FROM CLIENT NAMED ABOVE.
This report provides data on the final construction of a new home. This inspection is a focus on the
Mechanical and Structural functionality of the property.
Some elements of data regarding cosmetic items may be noted for the First Name Last Name punch list.
First Name Last Name are advised to develop their punch list of all cosmetic flaws, defects and other
items of concern and bring to the attention of the builder at their final walk-through.
First Name Last Name are advised to visibly mark (with non-damaging dots or painter's tape) all cosmetic
items of concern and follow through with the builder to make sure they are fixed and/or repaired to
satisfaction.
Images in this report are representative and may show only a small number/percentage of a larger
number of similar deficiencies.
Additional support information for my observations and opinions made in this report are often added
throughout the report as it applies to a specific topic. This information for clarification will be from the
International Residential Code (IRC), National Electrical Code (NEC) or from the specific Manufacturer's
installation or maintenance guidelines and/or documentation from Better Building Practice standards.
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
Page 2 of 27
(8/09)
Report Identification: Final Sample Report - 4Q2013; 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 3 of 27
D=Deficient
D
I. STRUCTURAL SYSTEMS
A. Foundations
Type of Foundations(s):
Slab on Grade w/Post-Tension cable reinforcement
Comments:
Foundation Performance Opinion
In my opinion, the foundation appears to be providing adequate support for the structure at the
time of this inspection. I did not observe any apparent evidence that would indicate the presence
of adverse performance or significant deficiencies in the foundation. The interior and exterior
stress indicators showed little effects of adverse performance and I perceived the foundation to
contain no significant un-levelness after walking the 1st level floors.
There are still items relating to the foundation that need attention by the builder.
There has been previous foundation work performed. This visual observation cannot determine if
the repairs made were proper and within specified engineering tolerances. Documentation from
the foundation repair company along with the Professional Engineer's specification for repair
would have to be reviewed to see if they are in compliance.
With such work on a foundation there can be resulting changes in door and window operation and
sometimes these elements have to also then be re-adjusted for proper operation.
Once all such foundation work has been done a reputable plumber should have done a complete
test of both water supply and drain lines to verify that there are no cracks/leaks in same. This
report should be made available for review.
It is likely that there is also a transferable warranty with the foundation work. I recommend that
such information should be obtained before closing.
DEFICIENT
The form boards for the foundation appear to have not been set precisely per plans as there is a
brick veneer overhang at some faces of the slab. The builder needs to prep the slab and put a
parge coat in place to help smooth over the transition from the slab to the brick veneer.
Rock pockets and voids were noted in the face of the foundation on the East side(s) of home.
Repairs should be made to properly seal foundation.
Brick veneer overhang at South side
Rock pockets at East side
B. Grading and Drainage - Comments:
DEFICIENT
Splash blocks or downspout extensions are missing at some downspouts around home. Add
splash blocks or extensions as needed to provide proper drainage away from foundation.
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 4 of 27
D=Deficient
D
Missing (or not yet set) splash blocks
C. Roof Covering Materials
Type(s) of Roof Covering:
Fiber Glass Asphalt Shingles
Viewed From:
Inspected from roof structure drip edge with ladder.
Comments:
Overview:
The roof is a complex system comprised of many components that must work well together to
provide weather protection for the house. The major elements in this system include the roof
covering (shingles, tiles, etc.), the underlayment (impregnated felt), metal flashing (lead, copper,
aluminum, etc.), sheathing (plywood, OSB, dimensional lumber), and the roof rafters themselves.
Limitations:
Roof inspections are limited to visual observation of accessible surfaces. The roof is inspected from
the roof level, only if it can be done safely in this inspector's opinion and without damaging the roof.
Some roof coverings are not intended to be walked on (e.g. slate, clay tile, aluminum, wood
shingles, etc.) Certain types of damage and/or poor workmanship (e.g.: improper fastening,
manufacturer defects, etc.) may not be apparent during a visual inspection. As such, I cannot
guarantee that the roof will be free of leaks, without any impact damage or predict the remaining
service life of the roof covering.
Recommendation:
Regardless of my findings regarding the roof and roof covering I strongly recommend that you have
your insurance company physically (on-site) review the roof covering for insurability or consult with
a qualified roofing specialist for an in-depth roof inspection. Either of these inspections need to take
place before closing at Escrow.
Insurability of Roof Covering:
This inspection and observation will not provide necessary information required by an insurance
company for a roof's insurability. I recommend that a qualified insurance adjuster or roofing
specialist provide a detailed analysis as required by the insurance company.
OBSERVATIONS
The roof covering is in generally good condition, but there were some items that need attention
that are noted below.
Roofing felt (underlayment) has been brought down and "over" the drip edge at roof plate bottoms.
DEFICIENT
There was no kickout flashing observed at the lower, bottom edge of the roof and the sidewall.
The lack of this kickout flashing will allow water intrusion at these points.
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
D=Deficient
D
Missing kickout flashing
General roof covering views
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Page 5 of 27
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 6 of 27
D=Deficient
D
D. Roof Structure and Attic
Viewed From: Entered Attic - Some areas obstructed and not accessible
Approximate Average Depth of Insulation:
12 - 13 inches - Per Data Sheet
Approximate Average Thickness of Vertical Insulation:
2 - 4 inches
Comments:
Attic/Roof Structure
All components were found to be in satisfactory condition on the day of the inspection.
Attic Access
Attic access is via Pull-Down Stairs located at: Garage .
E. Walls (Interior and Exterior) - Comments:
Description of Structure's Exterior Cladding:
Exterior Cladding:
Wall Structure:
Trim Material:
Brick, Fiber Cement Board, Stone
Wood stud framing
Fiber Cement Board, Wood
This is not a cosmetic inspection; however, some items noted may be cosmetic in nature or not
yet finished on the Builder's Punch List. The buyers will make a separate cosmetic list at their final
walk-through inspection.
Recheck and secure/seal around all wall penetrations (such as at thermostat wire) at outlets,
switches, other wall covers, under sinks at plumbing at walls/panels, utility room at exhaust vents,
A/C registers and under sinks at cabinets, islands, wall, panel and shelf joints.
Refinish coiffured ceiling tape and float joints and walls at ceiling at joints/drywall as needed.
Refinish sealing kitchen counter tops and back-splashes at counters, walls, cabinet/counters at
trim and panels as needed.
Clean and refinish where scratches are noted at kitchen cabinets/counters and island as well as
seal island panel joints where gaps are noted.
Refinish all blemishes, grain splits, joints, etc. at crown molding, baseboard, shoe mold, trim, etc.
including sealing shoe mold/baseboard and joints at tile flooring. Refinish bathroom and kitchen
cabinets/counters at panels, trim, doors, drawers and fronts for a smooth, flush, even, sealed and
stained/painted finish.
There is a lot of work yet to be done by the builder and associated trades to get the property ready
for a final walk with the buyer. Some of these items are noted below and are not at all fully
inclusive, but merely representative.
Images below are representative of work that needs to be finished.
DEFICIENT
Interior:
Final fit/finish is needed at multiple rooms and locations throughout the home. Holes are noted in
sheetrock at kitchen center island, baseboard not completed, primed, caulked painted, entry to
master bath shower not complete, final texture not complete, final wall priming and painting not
complete.
Exterior:
Bricks need to be set in place at South exterior. These were likely access locations for the City of
McKinney inspectors to view the backside of the brick veneer installation to minimize mortar
splash.
Chimney needs to be primed and painted.
Large gap in stone at front entry behind the door bell mounting.
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
REI 7-2 (8/09)
NI=Not Inspected
NP=Not Present
D=Deficient
D
Gap under doorbell
Hole at kitchen island
Texture, prime & paint needed
Baseboard, caulk, prime, paint
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Page 7 of 27
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
D=Deficient
D
Master bath shower
Brick at South side
REI 7-2 (8/09)
Chimney
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Page 8 of 27
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 9 of 27
D=Deficient
D
Windows, caulk, seal, window sill
F. Ceilings and Floors - Comments:
Description of Structure's Ceiling & Floor Coverings:
Ceiling Covering:
Sheetrock
Floor Covering:
Carpet, Tile/Stone
Floors
Final construction is still underway so the floors were a mess at the time of this inspection. With all
the work yet underway I would have expected the installed carpet to have a protective secure
plastic covering, but it does not.
This will require a serious cleaning or possibly even replacing the carpet if it continues to get
loaded with construction dust/debris.
G. Doors (Interior and Exterior) - Comments:
Change all locks on home before moving in. After new locks have been installed, ensure that
jambs at striker plates are cut deep enough to allow new deadbolt locks to fully engage and lock.
Dead bolt locks are not locked unless the bolt is fully extended.
DEFICIENT
Interior:
Final finish needed on many doors.
Exterior:
Deadbolt lock(s) do not extend fully at: Front Entry & Garage East Side Entry. Dead bolt locks
are not securely locked unless the bolt is fully extended.
Weatherstripping improvements needed for exterior door(s) at: Front Entry & Garage East Side
Entry.
Final finish needed on exterior doors.
Rear Entry door (from kitchen to rear yard) has been changed to "open outward". This is not a
typical door swing installation. In light of this installation the hinges need to be changed to an "antitamper" type hinge as well as any other security requirements that need to be installed with a door
that "opens outward".
Garage:
When an automatic garage door operator is in use the manual lock(s) should be disabled or
removed.
Not that the garage door operator unit was not yet installed at the time of this inspection.
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 10 of 27
D=Deficient
D
Rear entry "opens outward"
Security hinges need to be installed
Disable lock once operator unit is installed
H. Windows - Comments:
Type: Double-pane Vinyl
DEFICIENT
One or more of the window screens were observed to be missing. Noted some screens sitting
inside home and they may be for the windows that are missing screens.
Screen pull tab has pulled out of screen at 2nd Floor South room window.
Tension rod not secured to lower right window in Master Bedroom.
Tilt-open latch is broken at: lower right window in Master Bedroom.
Lower left window binds when closing (at Dining Room) and won't allow the latches to operate to
secure the window.
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 11 of 27
D=Deficient
D
Tension rod not connected & damaged latch
I. Stairways (Interior and Exterior) - Comments:
Interior:
All components were found to be in satisfactory condition on the day of the inspection.
J. Fireplace/Chimney - Comments:
F/P Type: Factory / Pre-fab
F/P Shutoff Valve: Right of firebox
F/P Use:
Gas log & Woodburning
Fireplace appears to be operational, but could not be tested as the gas meter for the property has
not yet been set and enabled and there is a deficiency noted below.
DEFICIENT
Natural gas supply line does have fire-caulk around pipe as it enter the firebox, however there are
large gaps in the sealant. The installer missed several areas and did not do a quality job. This is
noted as a safety concern and needs to be remedied.
Make-up air vent hood needs to be painted for UV protect at South exterior of home.
If buyer elects to have a "gas log" system installed in the fireplace(s) make sure the installation
includes a Damper Clamp. When artificial gas logs are installed in the fireplace (with a damper) it
should be permanently blocked open with a Damper Clamp to prevent spillage of combustion
product (carbon monoxide) into the living space. This is noted as a safety concern and needs to
be included as part of the installation..
Gaps in fire caulk at gas starter bar
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 12 of 27
D=Deficient
D
Hood needs to be painted for UV protection
K. Porches, Balconies, Decks, and Carports - Comments:
L. Other - Comments:
Driveway & Walks:
The driveway and walks appear to be in adequate condition. Typical minor cracks were observed.
Cabinets & Countertops:
The cabinets and countertops in this home appear to be in generally adequate condition.
Wood Destroying Insects:
I recommend a semi-annual or annual inspection of this property by a qualified and licensed pest
control company for wood destroying insects. Having regular inspections can alert you to the
presence of these insects before considerable damage can be done. Wood destroying insects
can and do show up without warning.
DEFICIENT
Fences (Wood & Iron):
Many of the wood fence posts are already warped and causing the fence pickets to bend out of
shape and position.
Gate at East side of home does not latch due to the very wet, wood fence posts. This needs to be
repairs.
These fence posts won't last very long and should be replaced with steel fence posts set in
concrete. Neighboring homes appear to have steel fence posts in place.
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Warping fence posts
REI 7-2 (8/09)
D=Deficient
D
Gate won't latch
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Page 13 of 27
Report Identification: Final Sample Report - 4Q2013; 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 14 of 27
D=Deficient
D
II. ELECTRICAL SYSTEMS
A. Service Entrance and Panels - Comments:
DESCRIPTION:
Electrical Service Size:
Service Entrance Wires:
Main Distribution Panel:
Brand of Panel:
Panel Location:
Main Breaker Rating:
Service Ground:
Ground Connections:
120/240 Volt Main Service
Copper , Underground
Breakers
Square D
Garage
200 amps
Copper
Ground Rod, UFER (rebar in slab)
Service Entrance Panel
SEP appears to be in acceptable condition save for the AFCI 'deficient' comment below that I am
required by TREC to place in this report.
DEFICIENT
AFCI (Arc Fault Circuit Interrupters)
This home's electrical system has been deemed "Deficient" by TREC (Texas Real Estate
Commission), due to the lack of Arc Fault Circuit Interrupter (AFCI) devices covering ALL areas of
the home with 15 and 20 Amp branch circuits.
This requirement for deficient reporting has been made by TREC, according to their current
SOP (Standards of Practice) ... effective February - 2009.
Section §535.229. Standards of Practice: Minimum Inspection Requirements for
Electrical Systems
(a) Service entrance and panels. The inspector shall report as Deficient:
Item (17) the lack of arc-fault circuit interrupting devices serving family rooms, dining rooms,
living rooms, parlors, libraries, dens, bedrooms sunrooms, recreations rooms, closets,
hallways, or similar rooms or area;
Even though your home might predate any building code requirements for these devices, the
requirement for AFCI's configured in this manner is being made by TREC, not this Inspector
or any other local or state governing laws or rules. At this time I am not aware of any
municipality or AHJ (Authority Having Jurisdiction) requiring conformance to this requirement.
If you have questions regarding this requirement by TREC please contact them for their
reason or logic for making this requirement. TREC contact information
For an explanation of the purpose and functioning of AFCI's please visit the Electrical Safety
Foundation International WEB site at: Electrical Safety Foundation - AFCI Explanation
AFCI protection IS installed for the sleeping areas which is the IRC requirement that this home in
McKinney is being built under.
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 15 of 27
D=Deficient
D
Service Entrance Panel
B. Branch Circuits, Connected Devices, and Fixtures
Type of Wiring: Copper
Comments:
GFCI (Ground Fault Circuit Interrupters)
Front & Rear Exterior Entry receptacles are controlled by a Re-set located in the garage.
Kitchen countertop receptacles usually have one or two Re-sets located in the kitchen above the
countertops.
Bathroom receptacles can have Re-sets in each bathroom or in one bathroom for all locations.
Some Garage Door Operator units are now (newer home construction) protected by a GFCI
receptacle that is controlled by a Re-set on the garage wall.
DEFICIENT
Fixtures (Luminaires)
Lights burned out / missing at: Multiple fixtures throughout home.
Coach lamps at front & East side exterior are loose on veneer.
Ceiling Fans
Ceiling Fan pull chains are not at proper length to adjust fan speed and/or adjust light kit
configuration while standing at floor level. Builder could have remote controls installed in place of
extending the pull chains for each fan in the home.
Ceiling fan is not balanced properly and wobbles when operated (high speed) at: Living Room,
Master Bedroom.
Switches
Switch is missing cover plate at: Multiple Locations
Some switch cover plates are loose at: Multiple Locations.
Receptacles
Some receptacle cover plates are loose at: Multiple Locations.
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 16 of 27
D=Deficient
D
Cover plate for low voltage drop near Rear Entry of home should be a solid cover rather than one
with a hole in it. The hole can/will allow water intrusion and needs to be replaced with an approved
cover plate for exterior use.
Smoke Alarms / Detectors
Chirping smoke alarms indicate a need for battery replacement. One or more were "chirping" at
time of inspection.
Smoke alarms still had the dust covers on them and were not tested. At the time of walk-through,
smoke alarms should be tested. All smoke alarms are required to sound simultaneously when one
sounds.
Some of the alarms did not have the dust overs in place and likely are clogged with construction
dust. All heads need to be thoroughly cleaned and tested for proper use and detection.
Distribution Branch Circuit Wiring
Wiring in attic for the furnace units is running across the decking and is not properly secured nor
protected as required by the IRC and NEC.
Loose coach lamp(s)
Unprotected wires in attic
Unprotected wires in attic
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 17 of 27
D=Deficient
D
Exterior weather approved cover plate is needed
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013; 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 18 of 27
D=Deficient
D
III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS
A. Heating Equipment
Type of System: Central Forced Air
Energy Source: Natural Gas
Comments:
DESCRIPTION:
Manufacturer:
BTU's:
Unit 1 (1st Flr)
Carrier (DOB= 2013 )
88,000
Unit 2 (2nd Flr)
Carrier (DOB= 2013 )
44,000
Spring & Fall routine maintenance schedules should be set up with a Qualified, Licensed, HVAC
Professional to verify integrity of system for optimal performance.
The HVAC contractor has not yet completed the installation and testing of the furnace units. Both
units were open and appeared to be in a situation of being worked on.
Gas meter has not yet been set so the furnace is not able to be tested at the time of this
inspection.
Once the systems get turned up the HVAC contractor should provide a test results document
indicating all required values for the operation of the cooling system.
HVAC contractor should also be sure that both T-Stats are "not restricted" to both upper and lower
temperatures in both heating and cooling cycles.
B. Cooling Equipment
Type of System: Central
Comments:
DESCRIPTION:
Manufacturer:
BTU's:
Unit 1
Carrier (DOB= 2013 )
Unit 2
Carrier (DOB= 2013 )
Temperature Differential (Delta-T) during today's inspection:
Unit 1
Unit 2
Delta-T (
):
--- °F
--- °F
Temperature Differential (Delta T) Readings:
Delta-T readings are only one of many elements utilized to evaluate the acceptable
performance of a cooling system. The general/suggested acceptable range is considered to be
approximately between 15-23° F total difference between the return air and supply air. The
preferred location for this reading is taken across the Evaporative (EVAP) coil of the HVAC
system. There are times that this is not possible for this inspector and readings via a laserthermometer at various supply and return air vents are taken.
Unusual conditions, such as excessive humidity, low outdoor temperatures and restricted
airflow may indicate abnormal operation even though the equipment is functioning basically as
designed and occasionally may indicate normal operation in spite of an equipment malfunction.
A more complex, comprehensive inspection involving ambient temperature, humidity, latent
heat, sensible heat, refrigerant levels & pressures, etc. can only be performed by a licensed
HVAC technician with proper tools, equipment and training.
Additionally, the proper 'sizing' of the system can only be determined by a complex analysis
(Manual J) and is outside the scope of this inspection.
Spring & Fall routine maintenance schedules should be set up with a Qualified, Licensed, HVAC
Professional to verify integrity of system for optimal performance.
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 19 of 27
D=Deficient
D
The electrical lines for both condenser units are not yet secured. The HVAC contractor appears to
be at an "in process" state based upon the open access panels for the units in the attic space.
I was not able to run/test the units for an adequate Delta T at the time of this inspection.
Once the systems get turned up the HVAC contractor should provide a test results document
indicating all required values for the operation of the cooling system.
HVAC contractor should also be sure that both T-Stats are "not restricted" to both upper and lower
temperatures in both heating and cooling cycles.
C. Duct System, Chases, and Vents - Comments:
Type of Ducting:
Flex Ducting
Return air filter size(s):
20 x 25 x 1 , 20 x 36 x 1
Return air filter(s) located: Wall 2nd Floor, Ceiling 1st Floor
Filter sizes need to be verified.
All return air filters should be replaced before moving in and at either regular monthly intervals or
as needed thereafter. Any register / diffuser which has signs of residue around it may indicate a
system that may not have been well-maintained in the past.
DEFICIENT
Flex duct is torn and insulation is evident inside the 2nd floor return air duct chamber. This needs
to be repaired (NOT with duct tape) to secure the inner lining of the flex duct.
In light of this item I recommend that the builder have the HVAC contractor review ALL the duct
installed to ensure there are not any tears at any other installed duct.
If necessary a remote camera should be used to ensure that no other duct is damaged.
Torn inner lining of flex duct at 2nd floor.
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013; 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 20 of 27
D=Deficient
D
IV. PLUMBING SYSTEM
A. Water Supply System and Fixtures
Location of Water Meter:
North at curb.
Location of main water supply valve:
Flowerbed
Static water pressure reading:
60 PSI See Note below regarding static water pressure.
Comments:
Water Source:
Public
Visible Supply Line Material:
Copper
The IRC - International Residential Code requires that static water pressure delivered to a
residential property be no lower than 40 PSI and no higher than 80 PSI. The reading observed
can vary a great deal due to many variables. Including, but not limited to: time of day, sprinkler
systems operating, people taking showers/baths, clothes & dishes being washed. The use of
water by the entire neighborhood being served by the water utility can vary the pressure as well.
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 other
inaccessible or hidden from view, could not be observed by this inspector and are excluded from
this inspection. All plumbing repairs noted in the "Plumbing System" section should be performed
by a Qualified, Licensed Plumbing Professional.
Water flow was observed at both hot & cold faucets at laundry connections.
Water flow was observed at the water supply line/valve for the refrigerator(s) ice-maker.
The gas meter was not set thus I was not able to test to be sure that hot valves (left) were hot and
cold valves (right) were cold as the water heater will not operate without a gas supply.
PRV (Pressure Reducing Valve) has been installed on the main water supply line and is located in
the valve control box at the North, front flowerbed. This is an indication that the general water
supply likely exceeds the IRC recommended maximum of 80-psi. This device can be adjusted to
control the delivered pressure to the home's fixtures.
DEFICIENT
Laundry Connections
The supply/drain box has been secured to the wall/studs with sheetrock screws. Proper smooth
top screws should be used for such to minimize the sharp points that are a safety hazard.
Exterior Faucets & Fixtures
Both exterior hose bibbs need to be replaced as there is not a "stop" point to turn off the water
flow. Once has to continually turn the faucet handles to find the sweet spot that will minimize or
stop the water flow.
Downstairs Hall Bathroom
Bathtub/Shower
Cracked, deteriorated and/or missing bathtub enclosure grout and/or caulk should be repaired
or replaced as necessary. There are gaps just above the tub rim.
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 21 of 27
D=Deficient
D
Use ;proper screws to secure supply/drain box
B. Drains, Wastes, and Vents - Comments:
Visible Drain Line Material: PVC
Visible Vent Pipe Material:
PVC
While some water was run down the drains, this cannot simulate the waste flow characteristic of
full occupancy of the home. There may be partial blockage of the sanitary drain lines buried in the
yard or under the home's slab foundation ... from broken / crushed pipes. Examination of such
partial blockage is beyond the scope of this inspection. If drain stoppages occur you should bring
this to your builder's or Qualified, Licensed Plumber's attention immediately. Portions of the
plumbing system concealed below the structure and beneath the yards are not inspected. 24-hour
testing of the shower pan and hydrostatic pressure testing of the sewer lines is also not included
in this inspection.
New home construction, recently remodeled and/or vacant homes can easily have the drain
system back-up when being used by the new occupants. This is usually due to the fact the the
contractors involved use the DWV (Drain, Waste and Vent) system as a method for cleaning
everything from paint to putty to almost anything else you can think of. Solid wastes in the pipes
tend to congeal as water drains from the pipes through lack of use. The solids can form barriers in
the pipes. Before occupying the property, you should repeatedly fill all plumbing fixtures in an
attempt to ensure that the drains will operate once you and your family have moved into your new
home.
All components were found to be in satisfactory condition. No leaks were noted at visible drain line
connections at the time of this inspection.
C. Water Heating Equipment
Energy Source:
Natural Gas
Capacity:
See Details Below
Comments:
DESCRIPTION:
Unit #1:
Manufacturer
Rheem
Age
2013
Size
50 Gals
Location
Garage
TPRV (Temperature & Relief Valve) operated at time of inspection and did appear to properly seal
after initial flow of water and release of the trip handle.
Gas meter was not set at the time of this inspection so I was not able to fully test the water heater.
D. Hydro-Massage Therapy Equipment - Comments:
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013; 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 22 of 27
D=Deficient
D
V. APPLIANCES
A. Dishwasher - Comments:
Manufacturer: General Electric
Unit was run on normal wash with heated drying and no operational problems were noted on day
of inspection.
B. Food Waste Disposer - Comments:
Manufacturer: ISE (In Sink Erator)
Ran when actuated by switch with no operational problems noted on the day of inspection.
C. Range Exhaust Vent - Comments:
Manufacturer: General Electric
Multi-Speed Fan with Light and is vented via: Overhead Vent Pipe to Home's Exterior .
Filters should be washed/cleaned periodically by placing in a dishwasher cycle. Filters with
charcoal elements should be replaced as required by manufacturer.
DEFICIENT
Installation of the exhaust vent is not yet complete as the builder has not had the vent pipe yet
installed and routed to the home's exterior.
Installation not yet complete
D. Ranges, Cooktops, and Ovens - Comments:
Cooktop:
Manufacturer: General Electric
Natural Gas
Oven(s):
Manufacturer: General Electric
Electric
Oven(s) Temperature Test Results
Oven temperature test performed with dial set at 350°F per TREC Standards of Practice.
Allowable variance in temperature is: ± 25°.
Upper or Main Unit:
Test result was 350 °F.
Variance noted: 0 °F (max ±25°F)
The homeowner should use an oven thermometer when cooking until comfortable with actual
oven readings as related to what is requested on the temperature control panel.
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 23 of 27
D=Deficient
D
Electronic control panel can be used to calibrate the oven temperature with the selected values
from the touchpad. Owner's Manual may have the procedure for the access codes to enable
calibration. If not available the manufacturer's representative will have to be contacted. Often the
manual's can be downloaded from the internet.
Appliance Gas Line Shut Off Valve
Shut off valve for gas line is located in cabinet at Bottom side of unit.
Oven:
All components related to the oven was found to be in satisfactory condition on the day of the
inspection.
DEFICIENT
Cooktop
Installation of the cooktop was not completed at the time of this inspection.
Cooktop not yet installed
E. Microwave Oven - Comments:
Manufacturer: General Electric
Heated when operated and no operational problems were noted. All components were found to be
in satisfactory condition on the day of the inspection.
F. Trash Compactor - Comments:
G. Mechanical Exhaust Vents and Bathroom Heaters - Comments:
All exhaust fans are operable and those that were visible from the accessible attic flooring
appeared to vent outside of the building envelope and were in satisfactory condition at the time of
this inspection.
H. Garage Door Operator(s) - Comments:
Not installed at time of inspection.
I. Doorbell & Chimes - Comments:
Front door bell and related components were found to be in satisfactory condition at the time of
this inspection.
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 24 of 27
D=Deficient
D
J. Dryer Vents - Comments:
Dryer vent pipe runs vertically through wall, attic space and through roof.
No deficiencies observed with the dryer vent pipe, vent hood and damper at the time of this
inspection.
Dryer vent pipes that are vertical runs can collect lint over time and reduce the exhaust air flow
from the dryer and give you an indication that the dryer is not "drying" adequately. In fact it may
just be a collection of line in the 'vertical' vent pipe. Cleaning this pipe periodically will aid in
keeping the dryer operating at an optimal condition.
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013; 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 25 of 27
D=Deficient
D
VI. OPTIONAL SYSTEMS
A. Lawn and Garden Sprinkler Systems - Comments:
When the system is operational, all of the sprinkler system associated components are
inspected and operated in the manual settings only.
Manufacturer:
Hunter Total Number of Zones wired:
10
Zone 1: North front flowerbeds (drip)
Zone 2: North front parkway (drip)
Zone 3: Northeast front yard along driveway (pop-up)
Zone 4: North & Northwest front yard (pop-up)
Zone 5: West side yard (pop-up)
Zone 6: South rear yard near foundation (pop-up)
Zone 7: South rear yard middle (rotors)
Zone 8: South rear yard near fence (rotors)
Zone 9: East side yard (pop-ups)
Zone 10: Tree bubblers
An evaluation of coverage of all heads in all zones should be done to maximize landscape
coverage and minimize overspray on walls, fences, sidewalks, driveways & streets.
DEFICIENT
Conduit (PVC) protecting zone control wires is not properly secured to the veneer siding.
Conduit (PVC) protecting zone control wires needs to be painted for UV protection.
Conduit (PVC) for the rain sensor device at rear yard fence is not properly secured and the wires
are flapping on the fence pickets.
Conduit (PVC) for the rain sensor wiring needs to be painted for UV protection.
Line for Zone 1 (front flowerbed drip) is sticking up beyond a lawnmower blade level near the
Zone control valve box at the NW side of flowerbed. This line needs to be properly set to remove
the damage and trip hazard.
Paint PVC for UV protection, mount and secure properly
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
Page 26 of 27
D=Deficient
D
Irrigation line too high
B. Gas Supply Systems - Comments:
Gas meter and main shut off noted at Northwest exterior of home.
NOTE: Meter was not yet installed at the time of this inspection. Thus, related appliances
(furnace units, water heater, cooktop, fireplace) could not be fully tested for operation.
Only "visible" gas lines were inspected / observed as they relate to over, cooktop, range, furnace,
water heater, fireplace and other appliances as applicable.
Gas distribution throughout home is via "Black Iron Pipe".
Sediment traps ARE installed at both furnace units and the water heater. The City of McKinney
does require and is enforcing this item's installation for new construction.
Carbon Monoxide Alarm
Carbon monoxide is an odorless poison gas that's produced by incomplete combustion. Things in
this house that can produce carbon monoxide include the furnace and the gas water heater. Even
electric ovens can produce carbon monoxide during their cleaning mode. Carbon monoxide
alarms are inexpensive and easy to install.
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Report Identification: Final Sample Report - 4Q2013, 12345 New Street, Your City, TX
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
D=Deficient
D
Sediment traps ARE installed
REI 7-2 (8/09)
© Since 2003 - Nolan's Inspections, LLC, 1521 Callaway Drive, Plano, TX 75075-6842
Page 27 of 27
10-10-11
APPROVED BY THE TEXAS REAL ESTATE COMMISSION (TREC)
P.O. BOX 12188, AUSTIN, TX 78711-2188
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:
improperly installed or missing ground fault circuit protection (GFCI) devices for
electrical receptacles in garages, bathrooms, kitchens, and exterior areas;
improperly installed or missing arc fault protection (AFCI) devices for electrical
receptacles in family rooms, dining rooms, living rooms, parlors, libraries, dens,
bedrooms, sunrooms, recreations 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, and functional 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 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 requires 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.
This form has been approved by the Texas Real Estate Commission for voluntary use by its licensees. Copies of
TREC rules governing real estate brokers, salesperson and real estate inspectors are available from TREC. Texas
Real Estate Commission, P.O. Box 12188, Austin, TX 78711-2188, 512-459-6544 (http://www.trec..texas.gov)
TREC Form No. OP-I
Nolan E. Kienitz
Credentials
TREC - Texas Real Estate Commission - Professional Home Inspector # 7095
Post-Tensioning Institute - Level 1 Inspector ... # 91209019
ICC (International Code Council) - Residential Combination Inspector R-5
ICC (International Code Council) - Certified Residential Plumbing Inspector P-1
ICC (International Code Council) - Certified Residential Electrical Inspector E-1
ICC (International Code Council) - Certified Residential Building Inspector B-1
ICC (International Code Council) - Certified Residential Mechanical Inspector M-1
Project Management Institute - PMP - (Retired) - Project Management Professional
Texas Department of Insurance - VIP Inspector - TDI # 08508061035
U.S. Department of Housing and Urban Development - FHA Inspector - J195
U.S. Department of Housing and Urban Development - 203k Consultant - D0850