PROPERTY INSPECTION REPORT

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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)

Page
1

of
10


PROPERTY INSPECTION REPORT


Prepared For: ___
__________
_______________________________________________________________

(Name of Client)


Concerning:

__
__________________________
_________________________________________________

(Address or Other Identification of Inspected Property)


By:

___
Paul
M. Burnham,


TREC#20131,


May 4, 2011
___
________________________

(Name and License Number of Inspector) (Date)



___________________________________________________________________________________________________________________

(Name, License Number and Signature of Sponsoring Inspector, if required)



This property inspection report may include an inspection agreem
ent (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 cod
e 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 repo
rt, 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 i
nspector 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 Co
ncerning 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 proper
ty, 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 als
o attempt to

determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at

this property. It is not the inspector’s responsibility to confirm that information obtained from these sources

is complete or accurate
or that this inspection is consistent with the opinions expressed in previous or future

reports.


ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS OR

TAKE OTHER ACTIONS, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THE

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)

Page
2

of
10



Report Iden
tification:
__________________________________________________




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 fo
llow
-
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 deficien
cies 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 condition
s 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. Repai
rs, 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 i
nformation

concerning this property.


_______________________________________________________________________________________

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR


I understand this home was built in the late 1920s or early 1930s. It’s important t
o note that many additions to this
home met or exceeded building and safety codes when they were installed. The home looks as though it was well
maintained by the previous owners.


I saw no evidence of wood destroying

insects
. However, I would recommend an

inspection by a certified inspector.


I would recommend a licensed electrician inspect the electrical system.






















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)

Page
3

of
10


Report Identification:
______________
___________________
____
_


I=Inspected


NI=Not Inspected

NP=Not Present

D=Deficient




I. STRUCTURAL SYSTEMS

X

?

?

?

A. Foundations

Type of Foundation(s):

Pier and beam.

Comments:

Brick and mortar piers with wood beams. I saw no damaged piers. The wood beams
had longitudinal cracks, however I did not see significant bowing.




Cracked beams







X

?

?

?


B. Grading and Drainage


Comments:

The area under and around the house seemed well
drained with adequate slope away from the house.



X

?

?

?


C. Roof Covering Materials

Type(s) of Roof Covering:

Metal

Viewed From:

The ground and on a ladder in two different locations.
Roof seemed to
slippery for
safe access.

Comments:

Roof seemed in good condition. I observed no penetrations or deterioration in the
surface. Some of the fasteners were beginning to rust.

Gutter over front porch steps is full of leaves and twigs
and needs

cleaning.



X

?

?

X


D. Roof Structure and Attic

Viewed From:

Inside
the
attic

Approximate Average Depth of Insulation:

R19

batts

Approximate Average Thickness of Vertical Insulation:

Comments:

Energy Star recommends

insulation levels for retrofitting existing wood
-
framed
buildings

with existing insulation adding additional R25 to R
38
.

The attic has no vents. Energy Star recommends attic ventilation to reduce cooling costs and roof
damage.

I saw no evidence of

water

l
eaks
.











I NI NP D

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)

Page
4

of
10


Repo
rt Identification:
__________________
________________________


I=Inspected


NI=Not Inspected

NP=Not Present


D= Deficient




Visual evidence of

what seemed like

fire damage to roof frame structure. The
rafter and lathe
wood was black and it resembled wood that had been superficially burned.





X

?

?

?


E. Walls (Interior and Exterior)


Comments:

Slight interior wall cracking.
Likely due to slight
foundation movement.


Exterior wall siding had slight damage and was recently
re
painted.

Plants can damage walls and should be trimmed
away.



Wall cracks front bedroom




Wall crack in kitchen





Plants growing on wall next to front porch



I NI NP D

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)

Page
5

of
10


Report Identification:
______________________
_________________


I=Inspected


NI=Not Inspected

NP=Not Present


D= Deficient



X

?

?

X

F. Ceilings and Floors


Comments:

All ceilings and floors looked and felt solid. The floor is
uninsulated. Insulating the floor would aid in reducing energy consumption.

Energy Star
recommended
insulation levels for retrofitting existing wood
-
framed buildings
; floor insulated to R13 to R1
9.


I would recommend an evaluation by an insulation company.



Uninsulated floor


X

?

?

?


G. Doors (Interior and Exterior)


Comments:

All interior and exterior doors wo
rked properly.
One was slightly
damaged and one was crooked.

Crooked door was most likely due to foundation settlement.















X

?

?

?

H. Windows


Comments:

Windows are all single pane with wood frames. All have been well
maintained . The windows had no screens.


X

?

?

?


I. Stairways (Interior and Exterior)


Comments:

Concrete stairways leading to front porch.
Treated lumber stairway leading to back door. Both sets of stairs functioned as designed.


?

?

X

?


J. Fireplace/Chimney
-

Comments:











I NI NP D

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)

Page
6

of
10


Report
Identification: _____________________________________________


I=Inspected

NI=Not Inspected

NP=Not Present

D= Deficient




X

?

?

?


K. Porches, Balconies, Decks, and Carports


Comments:

Front porch was sturdy. Maybe some
slight movement in one of the columns supporting the
front porch

and roof
.



Brick failing on front porch column.



?

?

?

?


L. Other


Comments:




II. ELECTRICAL SYSTEMS

X

?

?

X


A. Service Entrance and Panels


Comments:

Primary house panel was outside.


No arc fault
circuit interrupters installed.




Knockouts removed with no breakers installed.


Wires exiting without metal connector. This can damage
An electrical ha
zard





the wire and allow bugs to enter.



X

?

?

X


B. Branch Circuits, Connected Devices, and Fixtures

Type of Wiring:

Copper

Comments:


The wiring system is dated
.

It was updated from an old
knob and tube

system to a
n
insulated two

conductor with no
ground
. Additional updates to the kitchen and
bathroom have

grounded
GFCI outlets.




I NI NP D

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)

Page
7

of
10


Report Identification: _____________________________________________


I=Inspected

NI=Not Inspected

NP=Not Present

D= Deficient







The kitchen has a grounded outlet to the left of

Branch circuit box in living area with no cover and no
the stove







circuits identified



III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

X

?

?

?


A. Heating
Equipment

Type of System:

Window units

Energy Source:

Electric

Comments:

Supplied air heated in excess of 90 degrees Fahrenheit.

Could not test the unit in the laundry room/back porch. Cord not long enough to reach outlet.


Dining/living area unit
control panel functioned poorly. Unit hearted and cooled but it was very
difficult to change functions, speeds and temperature.


X

?

?

?


B. Cooling Equipment

Type of System:

Electric window units

Comments:

Provided cool air. Difficult to determine
capability due to mild exterior temperature.



?

?

X

?


C. Duct System, Chases, and Vents


Comments:



IV.PLUMBING SYSTEM

X

?

?

?


A. Water Supply System and Fixtures

Location of water meter:

In front of house adjacent to curb.

Location of main
water supply valve:

Approximately three feet in front of house inside 6 inch riser
covered with concrete cap. Valve completely covered with dirt.

Static water pressure reading:

Good in bath and kitchen

Comments:

Supply plumbing under the house was pipe wr
ap insulated at one time. Some of the
insulation has fallen off.

Toilet centerline was only 13 inches from wall.
Current codes require a minimum clearance of 1
5
inches.




I NI NP D

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)

Page
8

of
10


Report Identification: _____________________________________________


I=Inspected

NI=Not Inspected

NP=Not Present

D= Deficient




X

?

?

X

B. Drains, Wastes, and Vents


Comments:

Dishwasher drain has no antisiphon device. You can
add an antisiphon device or raise a point of the drain hose higher than the connection allowing it to drain.







X

?

?

?


C. Water Heating Equipment

Energy Source:

Gas

Capacity:

50 gallons

Comments:

Installed in a location adjacent to the clothes dryer making it inaccessible.



?

?

X

?


D. Hydro
-
Massage Therapy Equipment


Comments:



V. APPLIANCES

X

?

?

?


A Dishwasher


Comments:

Operated full cycle.
Performed properly.
No leaks



?

?

X

?


B. Food Waste Disposer


Comments:



X

?

?

?


C. Range Exhaust Vent


Comments:



X

?

?

X


D. Ranges, Cooktops, and Ovens


Comments:

Gas oven with four burn
er cook stop. Oven set at
350 provided temperature of 375. All surface burners opera
ted
. Missing an anti tip device.



?

?

X

?


E. Microwave Oven


Comments:



?

?

X

?


F. Trash Compactor


Comments:


I NI NP D

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)

Page
9

of
10


Report Identification: _______________________________________


I=Inspected

NI=Not Inspected

NP=Not Present

D= Deficient



X

?

?

X

G. Mechanical Exhaust Vents and Bathroom Heaters


Comments:

Vent and heater functioned
properly however exhaust air was vented into the attic. This can cause excess moisture in the attic. The exhaust air
must vent to the outside.


?

?

X

?


H. Garage Door Operator(s)


Comments:



X

?

?

X


I. Doorbell and Chimes


Comments:

Doorbell chime was missing.





X

?

?

X


J. Dryer Vents


Comments:

Dryer vented under the house. The dryer should vent outside.



Bottom of clothes dryer
vent


VI. OPTIONAL SYSTEMS

?

?

X

?


A. Lawn and Garden Sprinkler Systems


Comments:



?

?

X

?


B. Swimming Pools, Spas, Hot Tubs, and Equipment

Type of Construction:

Comments:




I NI

NP D

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)

Page
10

of
10



Report Identification:
_______________________________________


I=Inspected

NI=Not Inspected

NP=Not Present

D= Deficient




?

X
?

?

C. Outbuildings


Comments:



?

?

X

?


D. Outdoor Cooking Equipment

Energy Source:

Comments:


?

X

?

?

E. Gas Supply Systems


Comments:


?

?

X

?

F. Private Water Wells
(A coliform analysis is recommended.)

Type of Pump:

Type of Storage Equipment:

Comments:


?

?

X

?


G. Private Sewage Disposal (Septic) Systems

Type of System:

Location of Drain Field:

Comments:


?

?

X

?


H. Whole
-
House Vacuum Systems


Comments:



?

?

X

?


I. Other Built
-
in Appliances


Comments:



I NI NP D