Wickman Inspection Services
Wickman Inspection Services
This Home Inspection Report Was Prepared Exclusively For:
Chris Blue 2010 West 4th Avenue, Corsicana Texas 75110
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 7A-1
Page 1 of 29
Wickman Inspection Services 814 S. Avenue O Clifton, Texas, 76634 254-644-0761 [email protected]
PROPERTY INSPECTION REPORT Prepared For:
Chris Blue (Name of Client)
Concerning:
1210 W. 4th Avenue, Corsicana, TX (Address or Other Identification of Inspected Property)
By:
Craig Wickman TREC 9122
01/20/2012
(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 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 TREClicensed 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 7A-1
Page 2 of 29
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 ACTIONS. 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 Inspection Time In: 9:00 AM Time Out: 1:30 PM Property was: Weather Conditions at the Time of Inspection: Clear Outside Temperature at the Time of Inspection: 70-75 Degrees Present at the time of Inspection: Buyer-Chris Blue
Occupied / Vacant
Your Risk This inspection can help you reduce your risk, but I cannot eliminate it nor do I assume it. This inspection is an overview of the general conditions of the property, but I may not find every defect. All homes require maintenance. You should anticipate occasional unexpected repairs. This inspection is not a guarantee or warranty of any kind. Building Codes This inspection does not include checking for compliance with all building codes. It’s not possible to determine compliance with codes after the home is completed because many critical components are no longer visible. If you find codes, specifications or standards referenced in this report you should realize that they’re only provided to indicate the source for my opinions; they are not intended to imply that this code was in place at the time of construction, nor that this is a code compliance inspection. Not all code related issues can or will be disclosed in this report. We offer no warranty as to code compliance. This House was constructed in the early 1900’s, most modern building standard’s were not in effect when this house was constructed.
Note: Directions and/or locations within the report will be referenced from a point at the front of the house, looking toward the house.
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 7A-1
Page 3 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I
NI
NP
NI=Not Inspected
NP=Not Present
D=Deficient
Inspection Item
D
I. STRUCTURAL SYSTEMS
A. Foundations Type of Foundation(s): Pier and beam Method of Inspection: Visual inspection of exterior and entered crawl space, with Relative Foundation Elevation Survey. Access limited in the back left corner below the Kitchen and Hall, clearance issues such as piping and plumbing blocking access Comments: Foundation Performance Opinion: In my opinion, the foundation appears to be providing adequate support for the structure based on a limited visible observation today. At this time, I did not observe any evidence that would indicate the presence of significant deflection in the foundation. There were no notable functional problems resulting from foundation movement, although any listed and not limited to stressed indicator(s) should be monitored. The interior and exterior stress indicators showed little affects of movement and I perceived the foundation to contain no significant unlevelness after walking the 1st level floors. Considering the presence of expansive, collapsible, and/or erosive soils, that are present in this region, opinions offered today cannot be considered a guaranty and/or a warranty at any level. This is a cursory and visual observation of the conditions and circumstances present at the time of this inspection. Opinions are based on observations made without sophisticated testing procedures. Therefore, the opinions expressed are on of apparent conditions and not absolute fact and are only good for the date and time of this inspection. A “Relative Foundation Elevation Survey” was completed at the time of Inspection. See attachment STRESS INDICATORS (indicators may not necessarily be present at the time of inspection, items to monitor for future may be listed and may not be limited too): * Stress cracks(s) in the exterior foundation perimeter beam. * Deflection cracks in the exterior veneer. * Interior drywall cracks and/or stress indications. * Misalignment of interior/exterior doors due to foundation movement. * Window frame/Exterior veneer separation. Additional Observation and/or Comments: PIER AND BEAM FOUNDATION * Within the crawlspace additional supports have been added in various locations. The current method of adding support, differs from modern construction methods. Today’s method of pier installation would be poured concrete piers with a perimeter foundation wall, not wooden supports to the soil surface of the crawlspace grade. The current technique will be prone to ongoing movement of the structure. If movement or settling of the structure is a problem now in the future, additional support and/or releveling may be necessary. * Added supports within the crawlspace were noted in areas including below the living room were not supporting the structure. Deterioration was noted at the wood to soil contact. Improvements may include concrete blocks and beams across the span rather than as supported with wood boards.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 4 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
Views into the crawlspace, with added supports.
Limited access to below the kitchen area.
Deteriorated supports at the bottoms.
Notes: Notice: Highly plastic clay soils, as are typically found in this region, exhibit a great amount of expansion and contraction with varying moisture contents. With this type of expansion and contraction of the soils, slab on grade homes and traditional/modern pier and beam homes will experience some degree of foundation distress. You should expect to see deflection cracks in the exterior brick veneer, interior drywall, and floor tile cracks. Notice: The inspection of the foundation may show it to be functioning as intended or having movement typical to this region, at the time of the inspection. This does not guarantee the future life or failure of the foundation, but is a visual and cursory observation of the conditions and circumstances at the time of the inspection. The Inspector is not a structural engineer. This inspection is not an engineering report, and should not be considered one. If any cause of concern is noted on this report, or if you want further evaluation, you should consider and evaluation by an engineer licensed by the state of Texas.
Specific limitations for foundations. The inspector is not required to: (1) enter a crawlspace or any area where headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high; (2) provide an exhaustive list of indicators of possible adverse performance; or (3) inspect retaining walls not related to foundation performance.
B. Grading & Drainage Comments: The drainage and grading appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: GRADING AND DRAINAGE * Poor to negative site drainage was observed at the rear of the house. Proper grading and/or drainage is needed to help prevent water from standing and/or ponding next to
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 5 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
the foundation beam. Improper grading may make it difficult to prevent storm water runoff intrusion of the structure. Corrective measures may be needed if the water stands within 10-feet of the foundation for more than 24 hours. Soil in the crawlspace was damp, which is an indication that during rain showers, runoff may be entering the crawlspace. A drainage swale (in effect, a wide and shallow ditch) should be created. Drainage swales are intended to divert storm water away from the house and ultimately off the lot.
International Residential Code for One & Two Family Dwellings R401.3 Drainage. Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection so as to not create a hazard. Lots shall be graded so as to drain surface water away from foundation walls. The grade away from foundation walls shall fall a minimum of 6 inches (152 mm) within the first 10 feet (3048 mm). * Wood is in contact with ground at the crawlspace including added supports and at the perimeter underpinning on the entire home. It is recommended that these areas be monitored for wood destroying insect (i.e. Termites).and when possible remove any wood to ground contact.
GUTTER AND DOWNSPOUT SYSTEMS * The downspout(s) should discharge water at least three to five feet from the house. Storm water should be encouraged to flow away from the building at the point of discharge. This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 6 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
View of the grading at the rear of the house.
Wood to ground in the crawlspace at the underpinning.
Downspout discharges should be extended.
Wood to soil contact at the underpinning. Notes: During hot Texas summers it is important to maintain proper moisture in the soil around the foundation. The use of soaker hoses and/or lawn sprinlers around the foundation is encouraged during dry conditions to help control the soil from contracting away from foundation. Proper care and maintenance of the grading is important to the foundation. Improper care for trees and large shrubs around foundation may cause foundation problems. It is generally recommend you water outside of current root area to assist roots to grow outside of foundation area. Consulting a qualified soil and/or landscaping specialist to inspect the structure would be beneficial in the care of the structure. Specific limitations for grading and drainage. The inspector is not required to: (1) inspect flatwork or detention/retention ponds (except as related to slope and drainage); (2) determine area hydrology or the presence of underground water; or (3) determine the efficiency or operation of underground or surface drainage systems.
C. Roof Covering Materials Type(s) of Roof Covering: Composition Roofing Material Viewed From: Access to roof was not available(2 story structure). Inspectors are only required to carry ladders to access 1 story structures. No single story roofs to allow ladder access to 2nd floor roof. Comments: Roofing material not evaluated(2 story structure). If there are any concerns please contact a roofing specialist. The performance of the roof is subjective and is sometimes difficult for two individuals to agree on the life of a roof. You may wish to consult a qualified roofing specialist to determine and provide maintenance to the roof. It should be noted that it is not possible to guarantee the service life of
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 7 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
any roofing material, too many conditions such as weather, including but not limited to wind and heavy rain, can damage and/or cause leaks at any time. • No evidence of water penetrations from the roof were noted at the time of the inspection from the attic and/or the 2nd floor ceilings.
View of shingles at the front porch roof. Notes: Specific limitations for roof covering. The inspector is not required to: (1) determine the remaining life expectancy of the roof covering; (2) inspect the roof from the roof level if, in the inspector’s reasonable judgment, the inspector cannot safely reach or stay on the roof or significant damage to the roof covering materials may result from walking on the roof; (3) determine the number of layers of roof covering material; (4) identify latent hail damage; or (5) provide an exhaustive list of locations of water penetrations or previous repairs.
D. Roof Structure & Attic Viewed From: Entering the attic and performing a visual inspection. Approximate Average Depth of Insulation: 0-8 inches Approximate Average Thickness of Vertical Insulation: Attic contains no vertical wall structure. Type of Attic Floor Insulation: Batt Fiberglass andLoose Fill Rock Wool Type of Vertical Insulation: Attic contains no vertical walls. Location of Access: 2nd Floor Hallway, Type of Attic Ventilation: Gable Vents, Comments: Roofing and attic structure appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: ATTIC VENTILATION * The level of ventilation is considered marginal and should be improved. Building standards require a minimum of one (1) square foot of free vent area be provided for every one hundred and fifty (150) square feet of attic floor space. In hot weather, the radiant heat will make the house uncomfortable. Proper ventilation will help to keep the house cooler during warm weather and extend the life of roofing materials.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 8 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
ATTIC INSULATION * Insulation improvements may be cost effective, depending on the anticipated term of ownership. Insulation in the attic appears to be between 0-8 inches deep. The suggested depth for an “r” value of 30 is about 8 to 10 inches. Adding un-faced blankets of insulation or blown in insulation may be a good idea. The attic floor at the front of the house has insulation added, although there are areas with little or no insulation. There is no T.R.E.C. standard in the inspection guidelines for insulation depth. ATTIC LADDER/ACCESS * Ideally, the attic access hatch should be better insulated when located within the living area of the home.
Typical attic insulation.
Insulation at the front room.
There is no T.R.E.C. standard in the inspection guidelines for insulation depth. The suggested minimum depth for an “r” value of 30 is about 8 to 10 inches. If an increased “r” value is desirable, adding un-faced blankets of insulation or blown in insulation may be a good idea. Specific limitations for roof structure and attic. The inspector is not required to: (1) enter attics or unfinished spaces where openings are less than 22 inches by 30 inches or headroom is less than 30 inches; (2) operate powered ventilators; or (3) provide an exhaustive list of locations of water penetrations.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 9 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
E. Walls (Interior & Exterior) Occupancy: Vacant at time of inspection. Type of Exterior Walls: Wood Siding/Veneer, Type of Interior Walls: Drywall, and Paper/Vinyl wall covering, Comments: Exterior and interior walls appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: INTERIOR WALLS * Evidence of previous repairs of the interior wall finish was detected at the back porch. * Cracks were noted in the interior gypsum wallboard in various locations. Cracks near the interior windows and doors are common and are usually indications that there is some degree of movement occurring in the structure. (in any structure some degree of movement is normal and should not be of concern ) the severity of the cracks can be an indication of the amount of movement in a structure. These cracks are common and should be monitored. EXTERIOR WALLS * Soft, damaged and/or decayed wood siding and/or trim was noted on the exterior of the house. Wood in contact with the soil appears to be soft, an alternate material such as but not limited to sheet metal and/or Hardi plank(cementuous type siding) may be a better material. Any damaged and or missing exterior siding should be repaired/replaced to prevent the intrusion of water and/or pests. * Exterior paint is peeling or is showing signs of wear in various locations. Paint and caulking should be maintained on a regular basis to prevent wood deterioration and water intrusion to the structure.
Drywall crack.
View of siding touching the soil.
View of typical exterior peeling paint.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 10 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
Notes: Specific limitation for interior walls. The inspector is not required to: (1) report cosmetic damage or the condition of wallcoverings; paints, stains, or other surface coatings; cabinets; or countertops, or (2) provide an exhaustive list of locations of water penetrations. Specific limitations for exterior walls. The inspector is not required to: (2) report the condition or presence of awnings, shutters, security devices, or systems; (3) determine the cosmetic condition of paints, stains, or other surface coatings; or (4) operate a lock if the key is not available.
F. Ceilings & Floors Occupancy: Vacant at time of inspection. Type of Ceiling Covering: Drywall, Type of Floor Covering: Wood,and Vinyl, Comments: Ceiling and floors appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: CEILINGS • Cracks were noted in the interior ceiling gypsum wallboard in various locations. Cracks are usually indications that there is some degree of movement occurring in the structure. (in any structure some degree of movement is normal and should not be of concern ) the severity of the cracks can be an indication of the amount of movement in a structure. These cracks are common and should be monitored. FLOORS • Wood floors in many locations should be refinished and/or sealed to prevent further damage. Notes: Specific limitation for interior ceilings, and floors. The inspector is not required to: (1) report cosmetic damage or the condition of floor, or ceiling coverings; paints, stains, or other surface coatings; cabinets; or countertops, or (2) provide an exhaustive list of locations of water penetrations.
G. Doors (Interior & Exterior) Type of Exterior Doors: Wood and Glass, Type of Interior Doors: Wood, Comments: Exterior and interior doors appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: EXTERIOR DOORS • Safety glass etchings were not observed on the glass within the door. Safety glass is required for glass doors and is generally identified by an etching in the corner of the glass pane. This house was constructed prior to Building Standards requiring safety glass. Notes: Specific limitation for interior doors. The inspector is not required to:
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 11 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D (1) (2)
NP=Not Present D=Deficient Inspection Item
report cosmetic damage or the condition of paints, stains, or other surface coatings; cabinets; or countertops, or provide an exhaustive list of locations of water penetrations.
Specific limitations for exterior doors. The inspector is not required to: (5) report the condition or presence of awnings, shutters, security devices, or systems; (6) determine the cosmetic condition of paints, stains, or other surface coatings; or (7) operate a lock if the key is not available. Specific limitation for exterior and interior glazing. The inspector is not required to: (1) exhaustively observe insulated windows for evidence of broken seals; (2) exhaustively observe glazing for identifying labels; or (3) identify specific locations of damage.
H. Windows Type of Windows: Wooden Frame with Single Pane Glass, with Storms Comments: Accessible windows appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: • The windows in many locations are in mild disrepair. This is a common condition that does not necessitate immediate major repair. Trimming and adjustment, hardware improvements and glazing repairs would be logical long term improvements. In practice, improvements are usually made on an as needed basis only. The most important factor is that the window exteriors are well maintained to avoid rot or water infiltration. Bedroom windows in various locations did not open or close properly. Windows are considered a fire escape in bedrooms. Windows that are stuck or have been painted shut do not allow for proper emergency egress. This condition is considered a recognized hazard. Bedroom windows should be in working order according to the T.R.E.C. guidelines. At the time of the inspection, at least one window in each bedroom area was noted to be operable, it is recommended to mark window as escape route and/or not block access. • The window(s) in many locations are inoperative. Improvement can be undertaken to allow normal operation of the window. * At least one window(s) at the front of the house 2nd floor was noted to be cracked and should be repaired. * Broken window sash cords(s) (the ropes that hold up the windows) were noted in many locations. A window sash cord is designed to keep a window open. Broken or defective window sash cords can allow the windows to slam down unexpectedly. This condition can result in broken glass panes or other related injuries. Defective window sash cords should be replaced to ensure proper operation of the window. * Windows within the stairs were noted not to have safety glass indication etching. Today’s building standards require all windows within stair runs must be safety glass type. This house was constructed prior to the requirements of today’s building standards.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 12 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
Cracked window at the front of the house.
View of window in the stairs.
Notes: Specific limitation for exterior and interior glazing. The inspector is not required to: (4) exhaustively observe insulated windows for evidence of broken seals; (5) exhaustively observe glazing for identifying labels; or (6) identify specific locations of damage.
I.
Stairways (Interior & Exterior) Comments: Stairway (interior and exterior) appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: •
There does not appear to be enough headroom in the stairwell at the 1st floor landing. Under current building standards the minimum headroom in all parts of the stairway shall not be less than 6 feet 8 inches measured vertical from the slope of the plain adjoining the tread nosing or from the floor surface of the landing or platform.(2003 IRC 311.5.2)
View of head clearance in the stairs.
Specific limitation for stairways. The inspector is not required to exhaustively measure every stairway component.
J.
Fireplace/Chimney Type of Fireplace: Gas Only Comments: Fireplace and chimney components appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: FIREPLACE(S) •
Firebox has common gaps or cracks. Cracks in the firebrick or gaps in the mortar can result in house fires. Most small openings can be sealed using a temperature rated
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 13 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
fireplace caulk. Gas logs appear to be vent free type, it is recommended to locate manufactures installation instructions to make sure venting is not required.
View of the firebrick.
View of the gas logs.
Specific limitations for fireplace and chimney. The inspector is not required to: (1) verify the integrity of the flue; (2) perform a chimney smoke test; or (3) determine the adequacy of the draft.
K. Porches, Balconies, Decks, and Carports Comments: Porches, balconies, decks, and carports appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: PORCH(S) • The porch at the front of the house has settled relative to the house proper. This is a common condition that should be monitored. Deflection was noted at the front of the front porch, it appears that the corner columns have some degree of settlement. The high point in the front edge is above a pier in the crawlspace. •
Soft wood was noted at the front porch. During the operation of the lawn sprinkler test, spray heads were noted spraying onto the porch surface. Adjustment to the spray pattern may prolong the service of the porch surface. Deteriorated wood should be replaced.
View of porch floor boards.
View of front porch.
Notes: Specific limitation for porches, balconies, decks, and carports. The inspector is not required to: (1) exhaustively measure the porch, balcony, deck, or attached carport components; or (2) enter any area where headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 14 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
II. ELECTRICAL SYSTEMS
A. Service Entrance and Panels Service type: Overhead entrance to structure Meter Size: 200 Amp Main Panel: SquareD 200 Amp located outside at the service meter Sub Panel(s): Siemens 100 Amp located in the back entry/porch Comments: Electrical Panel(s) and Sub Panel(s) appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: SERVICE / ENTRANCE * The electrical service appears to be undersized. It should be further evaluated and possibly need to be upgraded to at least 200 amps. Modern building standards require a minimum service to a single family dwelling to be at least 100 amps (IRC 2003)(NEC 2002). It is recommended to have the electrical system of the house fully evaluated by a properly licensed electrician. The current and/or previous occupants may not have experienced problems associated with the inadequately sized service; there is no way to determine if future needs of the existing system will be without problems. Most newly constructed and/or newly upgraded services for similar size homes that are all electric, and/or gas with electric systems are commonly equipped with a minimum 200 amp service including properly protected circuits and properly sized branch circuit wiring. With to Central Air Conditioning systems, 1 electric furnace, 1 electric water heater and electric kitchen appliances the current overhead conductors may not be adequate. Evidence of overheating was noted at the overhead service mast conductor connection at the exterior of the house. MAIN PANEL * Loose breaker(s) were noted in the Main Panel. A licensed electrician should make sure breakers are properly installed in the panel. SUB-PANELS * The sub panel at the back porch is not an exterior grade panel, no evidence of water intrusion to the panel was noted. ARC FAULT CIRCUIT INTERUPPTION PROTECTION •
Arc Fault Circuit Interrupter (AFCI) protection was missing in the Electrical Panels protecting circuits serving family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, or similar rooms or areas. AFCIs are newly developed electrical devices designed to protect against fires caused by arcing faults in the home electrical wiring. Arc faults can be created by damaged, deteriorated, or warn electrical plugs, cords, and/or branch circuit conductors. As of September 1, 2008, the State of Texas has adopted the 2005 National Electrical Code(NEC) which includes the requirement, as the “minimum standard” for residential electrical work. Homes built between 2002 and late 2008, generally were only required to have arc fault protection for bedroom circuits. However, the current Texas Real Estate Commission(TREC) standard of practice requires inspectors to indicate that a hazardous or deficient condition exists if any home does not have this protection, regardless of date the home was constructed. Structures that were originally constructed prior to the development and/or requirement of AFCIs may or may not be wired to allow simple replacement of breakers to update protection. If upgrade is desired a licensed electrician should evaluate further.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 15 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
View into the Sub Panel.
NP=Not Present D=Deficient Inspection Item
View into the Main Panel.
View of overhead, overheated connection.
Notes: All repairs should be made by a Licensed Electrician. Specific limitations for service entrance and panels. The inspector is not required to: (1) determine present or future sufficiency of service capacity amperage, voltage, or the capacity of the electrical system; (2) test arc-fault circuit interrupter devices when the property is occupied or damage to personal property may result, in the inspector’s reasonable judgment; (3) report the lack of arc-fault circuit interrupter protection when the circuits are in conduit; (4) conduct voltage drop calculations; (5) determine the accuracy of overcurrent device labeling; (6) remove covers where hazardous as judged by the inspector; (7) verify the effectiveness of overcurrent devices; or (8) operate overcurrent devices.
B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper 120/240 and Knob & Tube - Recommend Licensed Electrician for Evaluation and Repairs. Comments: Branch circuits, Connected Devices, and Fixtures appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: DISTRIBUTION WIRING * Wiring exposed on interior finishes in the rear porch should be relocated or protected by a rigid conduit. * The installation of the distribution wiring is non-standard. It is suspected that installation was performed by an amateur or handyman, rather than a licensed electrician. The refrigerator is outlet is an extension cord. This is an improper use of a extension cord. Recommend having a licensed electrician run wiring to and setting a plug next to the unit. * Active Knob and Tube wiring was noted at the attic and in the crawlspace. At least portions of the house are wired with an antiquated wiring system. It appears that alterations to the Knob and Tube wiring have been made, this is cause to have a properly licensed electrician fully evaluate the electrical system of the house. OUTLETS * 2 and 3-prong outlets were noted in the inspection. Portions of the wiring system is a two wire system, meaning there are no grounded conductors in the receptacles in the structure. Many older homes have this type of wiring. If there are any concerns with this type of wiring. I recommend having a licensed electrician inspect wiring system. Although it may have been according to building practice at the time of original construction. Today’s standards of building practice would not allow ungrounded
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 16 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
receptacles. In an instance of an electrical issue with an appliance or tool etc.., for example, the presence of a grounded conductor provides a safer path for electrical current to follow. Some modern electronics may not function properly without properly grounded receptacles. •
This structure is not properly protected by GFCI (ground fault circuit interrupt)outlets. This is a required statement by T.R.E.C. (6/13/94) GFCI outlets are required within 6’ of any water source inside the house (bathrooms, wet bars, or utility room sinks, and all kitchen counter top outlets), all exterior outlets, and all outlets in the garage except for one which should be set aside for an appliance like a refrigerator or freezer. GFCI receptacles were noted to be missing in the checked areas:
Bathroom(s)
Utility room
Exterior
Kitchen
OtherSWITCHES * An electrical light switch was noted in, above, or near a tub or shower enclosure at the 2nd floor front bathroom. Typically, electrical receptacles should be at least 3 feet from a tub or shower enclosure, unless it installed as part of a listed tub or shower assembly (IRC E3902.10)(NEC 406.8C). FIXTURES * The light in various locations is inoperative. If the bulbs are not blown, the circuit should be investigated. * Open incandescent fixtures were present in closet(s) in various locations. Incandescent fixtures should have globes over the bulbs and be at least 12 inches from storage area to prevent contact with stored items. Surface mounted fluorescents and/or recessed incandescent fixtures may be within 6 inches of storage area.(IRC 3903.11)(NEC 410.8C). The use of compact fluorescent bulbs does not resolve the issue, this type of bulb still generates heat. * There are not enough smoke alarms in the home. Modern building requirements would specify one detector per room used for sleeping quarters and at least one in adjacent areas. One smoke detector should also be at a minimum of one per level. Smoke detectors were noted missing in the bedrooms and at the first floor location at the time of inspection. Smoke detectors are suggested to be connected to the house electrical system with battery backup and monitored from a remote service. Battery powered units are okay for remodels or existing homes. Carbon monoxide detectors are also recommended for this house. * Dimmer switches were noted in various locations with compact fluorescent bulbs in fixtures, a standard switch should be installed. Compact fluorescents in use are not dimmable type. Standard incandescent bulbs could be installed if dimming capability is wanted.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 17 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
Knob &Tube spliced in the Sub Panel.
Extension cord for refrigerator outlet.
Views of active Knob & Tube wiring in the attic.
Typical closet lighting.
Switch too close to the shower.
Notes: The ground fault circuit interrupt breaker is a safety device that can protect against electrical shock. It can break the circuit in 1/60th. Of a second if a fault to the grounding is detected. These breakers should be tested occasionally and replaced when they no longer protect the circuit. All repairs should be made by a Licensed Electrician. Specific limitations for branch circuits, connected devices, and fixtures. The inspector is not required to: (1) inspect low voltage wiring; (2) disassemble mechanical appliances; (3) verify the effectiveness of smoke alarms; (4) verify interconnectivity of smoke alarms (5) activate smoke alarms that are being actively monitored or require the use of codes; or (6) verify that smoke alarms are suitable for the hearing-impaired.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 18 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS
A. Heating Equipment Type of System: Central Forced Air Furnace Energy Source: Heating System #1 – Electricity, Heating System #2 – Natural Gas, Manufacture: Unit (1) Payne #PF0MN8042, Unit (2) Carrier #58CH100202, Location: Unit (1) 1st floor Hall Closet, Unit (2) Attic, Comments: Heating equipment appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: A Heating and Air Conditioning Contractor was onsite providing higher level of evaluation than is performed by the Home Inspector. * There are wall, space gas heater units at a 2nd floor bathroom that were not inspected during this inspection. The T.R.E.C. guidelines specifically state that these heater units are not to be inspected by the inspector. Recommend having a licensed ac heating technician inspect these units. Bathrooms are served by the Central Heating System, it is recommended to disconnect/eliminate the space heaters, they do not have temperature controls and/or pilot safety controls. * Given the age of the 2nd floor Heating System, it may be nearing the end of its useful life. It would be wise to budget for a new furnace. Rust was noted in the heat exchanger.
View of rust in the heat exchanger.
View of the #2 Heating equipment.
View of bathroom space heater.
Notice: It is recommended that filters be changed on a regular basis per manufacturer instructions. Notice: Furnace closets should not be used for any additional storage of any kind.
B. Cooling Equipment Type of System: Central Forced Air System Energy Source: Electricity Manufacture: Unit (1) Payne #PA12NA042H, Unit (2) Carrier #38CKC042300,
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 19 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
Estimated Tonnage: Unit (1) 3.5 tons, Unit (2) 3.5 tons, A Heating and Air Conditioning Contractor was onsite providing higher level of evaluation than is performed by the Home Inspector. Comments: Cooling equipment appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: •
In order to reduce the potential for water damage, it is recommended that an auxiliary drain pan be installed below the indoor component of the air conditioning system in the attic.
View of indoor coil Unit #1.
Missing overflow pan for the attic installed system.
Notes: Testing the differential temperature of the supply (ambient) air and the return (vent) air is the best test available (without releasing gasses into the environment) for diagnosing the present condition of the air-conditioning equipment. The normal range is between 14.◦ f. & 22.◦ f. for a complete evaluation of the system, we recommend having the entire system inspected by a licensed ac tech. 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. It is recommended that the unit be serviced annually. Having the coils cleaned allows the unit to perform as intended and avoids costly repairs. As of January 23, 2006, all cooling systems manufactured and sold in the USA must meet a SEER (Seasonal Energy Efficiency Rating) of 13 or greater. This will make repair parts for older, less efficient units harder to find and more expensive. The SEER rating for the unit on this structure is not determined. If this is a concern, I recommend having the system inspected by a licensed HVAC professional.
C. Duct System, Chases, and Vents Comments: Duct Systems, Chases, and Vents appears to be in Satisfactory Condition at the time of the inspection.
Notes: Specific limitations for the heating equipment, cooling equipment, duct system, chases, and vents. The inspector is not required to: (1) program digital thermostats or controls;
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 20 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D (2)
(2)
(3)
(4)
inspect: (A) (B) (C)
NP=Not Present D=Deficient Inspection Item
for pressure of the system refrigerant, type of refrigerant, or refrigerant leaks; winterized evaporative coolers; or humidifiers, dehumidifiers, air purifiers, motorized dampers, electronic air filters, multi-stage controllers, sequencers, heat reclaimers, wood burning stoves, boilers, oil-fired units, supplemental heating appliances, de-icing provisions, or reversing valves;
operate: (A) setback features on thermostats or controls; (B) cooling equipment when the outdoor temperature is less than 60 degrees Fahrenheit; (C) radiant heaters, steam heat systems, or unvented gas-fired heating appliances; or (D) heat pumps when temperatures may damage equipment; verify: (A) compatibility of components; (B) the accuracy of thermostats; or (C) the integrity of the heat exchanger; or determine: (A) sizing, efficiency, or adequacy of the system; (B) uniformity of the supply of conditioned air to the various parts of the structure; or (C) types of materials contained in insulation.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 21 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
IV. PLUMBING SYSTEM
A. Water Supply System and Fixtures Location of water meter: Meter and Main cutoff located at front of property. Location of main water supply valve: No main cutoff noted at the house, water must be turned off at the meter. Static water pressure reading: 50-55 PSI Type of Service: City Water Distribution/Service Pipe Material: Copper, and Galvanized, Number of Bathrooms: 2, Comments: Water supply system and fixtures appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: SUPPLY PLUMBING * At least portions of the supply piping appear to be older steel/galvanized piping is subject to corrosion on the interior of the pipe. As corrosion builds up, the inside diameter of the pipe becomes constricted, resulting in a loss of water pressure and possible unexpected leaks. This piping is typically replaced when the loss of pressure can no longer be tolerated and/or leaks become problematic. The crawlspace should be periodically monitored and leaks repaired as needed. If excessive water use is noted you could have a leak underground or in the crawlspace. It appears that most of the household plumbing has been replaced with copper tubing. * The backflow device at the front exterior of the house has a leak. FIXTURES * Sediment/debris is restricting flow at most of the indoor plumbing fixtures. In homes where the water has been off for any length of time, you should expect maintenance issues. KITCHEN FIXTURES * The Kitchen faucet is leaking and should be repaired. EXTERIOR FIXTURES * It is recommended that an anti-siphon device be added to the exterior hose bib(s). Anti-siphon devices keep contaminated water from entering the potable water of the house plumbing. These devices are cheap and can be found in most home improvement stores. Anti Siphon adaptor that can be added to exterior hose bib.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 22 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
Leak at the Kitchen Faucet.
Leak at the laundry connection.
Notes: Specific limitations for plumbing systems. The inspector is not required to: (1) operate any main, branch, or shut-off valves; (2) operate or inspect sump pumps or waste ejector pumps; (3) inspect: (A) any system that has been winterized, shut down or otherwise secured; (B) circulating pumps, free-standing appliances, solar water heating systems, water-conditioning equipment, filter systems, water mains, private water supply systems, water wells, pressure tanks, sprinkler systems, swimming pools, or fire sprinkler systems; (C) the inaccessible gas supply system for leaks; (D) for sewer clean-outs; or (E) for the presence or operation of private sewage disposal systems; (4) determine: (A) quality, potability, or volume of the water supply; or (B) effectiveness of backflow or anti-siphon devices; or (5) verify the functionality of clothes washing drains or floor drains.
B. Drains, Wastes, and Vents Type of Drain, Waste and Vent Piping: Schedule 40 PVC and Cast Iron Comments: Drains, Waste and plumbing vents appears to be in Satisfactory Condition at the time of the inspection. Portions of the Dran, Waste and Venting System has been updated/upgraded to PVC type piping.
Notes:
C. Water Heating Equipment Energy Source Unit #1: Electricity, Capacity Unit #1: 50 Gallon Location Unit #1: Kitchen Closet Comments: Water Heating Equipment appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: * Temperature & pressure relief valve (TRP) should drain into a line that is plumbed horizontally or down, but cannot go back up. (this keeps debris from going back to the valve) this line can be 3/4 inch copper or steel piping depending on local requirements(not reduced in size) and should terminate 6 inches from the ground and terminate outside pointing towards the ground. Remember to test the valve and replace it if it leaks or does not operate or every 3 years. TRP piping appears to
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 23 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
discharge to the crawlspace, if the TRP discharges or leaks, you may not be aware. The TRP piping should discharge in a conspicuous location. * Safety pan underneath the water heater is missing. T.R.E.C. requires inspectors to report that a water heater in the attic or on a second story does not have safety pan underneath it that is properly piped to the outside or to a drain. In addition, any first story water heater that could cause foreseeable water damage if it were to leak is required to have a pan underneath it that is properly piped to the outside or to a drain.
View of the Water Heater.
Special Notice: Manufacturers of most Temperature and Pressure Relief (TPR) Valves state that the TPR should be operated every year and inspected every three years. If the date code on the TPR is expired, it is strongly recommended to replace the TPR for reasons of safety. Notice: Water heater closets should not be used for any additional storage of any kind.
D. Hydro-Massage Therapy Equipment Comments:
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 24 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
V. APPLIANCES
A
Dishwasher Manufacturer: Maytag Comments: Dishwasher appears to be in Satisfactory Condition at the time of the inspection.
B. Food Waste Disposer Manufacturer: Master Plumber Comments: Food waste disposal appears to be in Satisfactory Condition at the time of the inspection.
C. Range Exhaust Vent Manufacturer: Nameplate information was not available/not accessible Comments: Range exhaust vent appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: * Control knob missing for the exhaust fan. •
Range Hood Light is missing cover lens. Light switch is located in a poor location, switch is too close to energized lamp base.
View of fan speed control, missing knob.
D. Ranges, Cooktops, and Ovens Manufacturer: Unit (1) Maytag - Electric Range Comments: Ranges, cooktops, and ovens appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: * Oven is not properly secured to the surrounding cabinet or wall. Children can tip the oven over if the door is used as a stepping stool. All ovens are now required to be secured in some fashion. An anti tip device should be installed.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 25 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
E. Microwave Oven Manufacturer: No unit present Comments:
F. Trash Compactor Manufacturer: No unit present Comments:
G. Mechanical Exhaust Vents and Bathroom Heaters Comments: Mechanical exhaust vents and bathroom heaters appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: * There are wall, space gas heater units at a 2nd floor bathroom that were not inspected during this inspection. The T.R.E.C. guidelines specifically state that these heater units are not to be inspected by the inspector. Recommend having a licensed ac heating technician inspect these units. Bathrooms are served by the Central Heating System, it is recommended to disconnect/eliminate the space heaters, they do not have temperature controls and/or pilot safety controls.
H. Garage Door Operator(s) Comments: Garage door operator(s) was Not Inspected at the time of the inspection. Located in a detached garage, outbuilding inspection was not ordered.
I.
Doorbell and Chimes Comments: Doorbell and chimes appears to be in Satisfactory Condition at the time of the inspection with the following exceptions:
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 26 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
•
J.
The doorbell was inoperative and should be repaired.
Dryer Vents Comments: Dryer vents appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: * Exterior trim of the dryer vent was damaged and should be replaced.
Specific limitations for appliances. The inspector is not required to: (1) operate or determine the condition of other auxiliary components of inspected items; (2) inspect self-cleaning functions; (3) determine the adequacy of venting systems.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 27 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
VI. OPTIONAL SYSTEMS
A. Lawn and Garden Sprinkler Systems Comments: The Lawn and Garden Sprinkler is not operating properly at the time of the inspection, the following issues were noted: • It appears that the timer/controller is not functioning properly, zones do not activate according to the read out on the controller. Identification of zones was not possible, the same zone does not energize each cycle according to the timer/controller indication. • At least 2 areas do not appear to be energizing: 1) At the left side of the driveway. 2) At the fence at the rear of the property. * At least 3 damaged spray heads were noted 1) 2 heads at the right side fence near the front of the backyard. 2) 1 head is missing components at the left side of the driveway in the backyard. * The backflow device at the front exterior of the house has a leak.
Specific limitations for lawn and garden sprinkler systems. The inspector is not required to inspect: (A) for effective coverage of the sprinkler system; (B) the automatic function of the timer or control box; (C) the effectiveness of the rain or freeze sensor; or (D) sizing and effectiveness of anti-siphon devices or backflow preventers.
B. Swimming Pools, Spas, Hot Tubs, and Equipment Type of Construction: No Pool Present Comments:
C. Outbuildings Comments: Inspection of the Outbuilding was not ordered.
D. Outdoor Cooking Equipment Energy Source: No Outdoor Cooking Equipment Present. Comments:
E. Gas Supply Systems Comments: Accessible components of the Gas Supply System appears to be in Satisfactory condition at the inspection with the following exceptions: •
All uncapped gas lines should be capped for safety purposes. Gas outlets in various locations appear to be obsolete and/or disconnected for the gas supply, I would recommend capping all accessible gas stops.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 28 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
Typical of uncapped gas outlets.
Specific limitation for gas lines. The inspector is not required to inspect sacrificial anode bonding or for its existence.
F. Private Water Wells (A coliform analysis is recommended.) Type of Pump: No Private Well Present. Type of Storage Equipment: No Private Well Present. Comments:
G. Private Sewage Disposal (Septic) Systems Type of System: No Onsite Sewage Disposal System(septic) Present. City sewer service. Location of Drain Field: No Onsite Sewage Disposal System Present. Comments:
H. Whole-House Vacuum Systems Comments:
I.
Other Built-in Appliances Comments: Other built in appliances found in the house which included an elevator was not fully evaluated. Proper licensing is required to perform elevator inspections. Design and capacity information was not noted at the time of the Inspection. •
The elevator was ran between the 1st and 2nd floor, appears to operate. Limited safety features were noted, such as no elevator door that moves with the elevator. Keep all items inside the elevator when moving.
View of the Elevator. This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
View of Elevator Equipment. Page 29 of 29
This Home Inspection Report Was Prepared Exclusively For:
Chris Blue 2010 West 4th Avenue, Corsicana Texas 75110
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 7A-1
Page 1 of 29
Wickman Inspection Services 814 S. Avenue O Clifton, Texas, 76634 254-644-0761 [email protected]
PROPERTY INSPECTION REPORT Prepared For:
Chris Blue (Name of Client)
Concerning:
1210 W. 4th Avenue, Corsicana, TX (Address or Other Identification of Inspected Property)
By:
Craig Wickman TREC 9122
01/20/2012
(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 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 TREClicensed 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 7A-1
Page 2 of 29
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 ACTIONS. 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 Inspection Time In: 9:00 AM Time Out: 1:30 PM Property was: Weather Conditions at the Time of Inspection: Clear Outside Temperature at the Time of Inspection: 70-75 Degrees Present at the time of Inspection: Buyer-Chris Blue
Occupied / Vacant
Your Risk This inspection can help you reduce your risk, but I cannot eliminate it nor do I assume it. This inspection is an overview of the general conditions of the property, but I may not find every defect. All homes require maintenance. You should anticipate occasional unexpected repairs. This inspection is not a guarantee or warranty of any kind. Building Codes This inspection does not include checking for compliance with all building codes. It’s not possible to determine compliance with codes after the home is completed because many critical components are no longer visible. If you find codes, specifications or standards referenced in this report you should realize that they’re only provided to indicate the source for my opinions; they are not intended to imply that this code was in place at the time of construction, nor that this is a code compliance inspection. Not all code related issues can or will be disclosed in this report. We offer no warranty as to code compliance. This House was constructed in the early 1900’s, most modern building standard’s were not in effect when this house was constructed.
Note: Directions and/or locations within the report will be referenced from a point at the front of the house, looking toward the house.
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 7A-1
Page 3 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I
NI
NP
NI=Not Inspected
NP=Not Present
D=Deficient
Inspection Item
D
I. STRUCTURAL SYSTEMS
A. Foundations Type of Foundation(s): Pier and beam Method of Inspection: Visual inspection of exterior and entered crawl space, with Relative Foundation Elevation Survey. Access limited in the back left corner below the Kitchen and Hall, clearance issues such as piping and plumbing blocking access Comments: Foundation Performance Opinion: In my opinion, the foundation appears to be providing adequate support for the structure based on a limited visible observation today. At this time, I did not observe any evidence that would indicate the presence of significant deflection in the foundation. There were no notable functional problems resulting from foundation movement, although any listed and not limited to stressed indicator(s) should be monitored. The interior and exterior stress indicators showed little affects of movement and I perceived the foundation to contain no significant unlevelness after walking the 1st level floors. Considering the presence of expansive, collapsible, and/or erosive soils, that are present in this region, opinions offered today cannot be considered a guaranty and/or a warranty at any level. This is a cursory and visual observation of the conditions and circumstances present at the time of this inspection. Opinions are based on observations made without sophisticated testing procedures. Therefore, the opinions expressed are on of apparent conditions and not absolute fact and are only good for the date and time of this inspection. A “Relative Foundation Elevation Survey” was completed at the time of Inspection. See attachment STRESS INDICATORS (indicators may not necessarily be present at the time of inspection, items to monitor for future may be listed and may not be limited too): * Stress cracks(s) in the exterior foundation perimeter beam. * Deflection cracks in the exterior veneer. * Interior drywall cracks and/or stress indications. * Misalignment of interior/exterior doors due to foundation movement. * Window frame/Exterior veneer separation. Additional Observation and/or Comments: PIER AND BEAM FOUNDATION * Within the crawlspace additional supports have been added in various locations. The current method of adding support, differs from modern construction methods. Today’s method of pier installation would be poured concrete piers with a perimeter foundation wall, not wooden supports to the soil surface of the crawlspace grade. The current technique will be prone to ongoing movement of the structure. If movement or settling of the structure is a problem now in the future, additional support and/or releveling may be necessary. * Added supports within the crawlspace were noted in areas including below the living room were not supporting the structure. Deterioration was noted at the wood to soil contact. Improvements may include concrete blocks and beams across the span rather than as supported with wood boards.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 4 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
Views into the crawlspace, with added supports.
Limited access to below the kitchen area.
Deteriorated supports at the bottoms.
Notes: Notice: Highly plastic clay soils, as are typically found in this region, exhibit a great amount of expansion and contraction with varying moisture contents. With this type of expansion and contraction of the soils, slab on grade homes and traditional/modern pier and beam homes will experience some degree of foundation distress. You should expect to see deflection cracks in the exterior brick veneer, interior drywall, and floor tile cracks. Notice: The inspection of the foundation may show it to be functioning as intended or having movement typical to this region, at the time of the inspection. This does not guarantee the future life or failure of the foundation, but is a visual and cursory observation of the conditions and circumstances at the time of the inspection. The Inspector is not a structural engineer. This inspection is not an engineering report, and should not be considered one. If any cause of concern is noted on this report, or if you want further evaluation, you should consider and evaluation by an engineer licensed by the state of Texas.
Specific limitations for foundations. The inspector is not required to: (1) enter a crawlspace or any area where headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high; (2) provide an exhaustive list of indicators of possible adverse performance; or (3) inspect retaining walls not related to foundation performance.
B. Grading & Drainage Comments: The drainage and grading appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: GRADING AND DRAINAGE * Poor to negative site drainage was observed at the rear of the house. Proper grading and/or drainage is needed to help prevent water from standing and/or ponding next to
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 5 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
the foundation beam. Improper grading may make it difficult to prevent storm water runoff intrusion of the structure. Corrective measures may be needed if the water stands within 10-feet of the foundation for more than 24 hours. Soil in the crawlspace was damp, which is an indication that during rain showers, runoff may be entering the crawlspace. A drainage swale (in effect, a wide and shallow ditch) should be created. Drainage swales are intended to divert storm water away from the house and ultimately off the lot.
International Residential Code for One & Two Family Dwellings R401.3 Drainage. Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection so as to not create a hazard. Lots shall be graded so as to drain surface water away from foundation walls. The grade away from foundation walls shall fall a minimum of 6 inches (152 mm) within the first 10 feet (3048 mm). * Wood is in contact with ground at the crawlspace including added supports and at the perimeter underpinning on the entire home. It is recommended that these areas be monitored for wood destroying insect (i.e. Termites).and when possible remove any wood to ground contact.
GUTTER AND DOWNSPOUT SYSTEMS * The downspout(s) should discharge water at least three to five feet from the house. Storm water should be encouraged to flow away from the building at the point of discharge. This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 6 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
View of the grading at the rear of the house.
Wood to ground in the crawlspace at the underpinning.
Downspout discharges should be extended.
Wood to soil contact at the underpinning. Notes: During hot Texas summers it is important to maintain proper moisture in the soil around the foundation. The use of soaker hoses and/or lawn sprinlers around the foundation is encouraged during dry conditions to help control the soil from contracting away from foundation. Proper care and maintenance of the grading is important to the foundation. Improper care for trees and large shrubs around foundation may cause foundation problems. It is generally recommend you water outside of current root area to assist roots to grow outside of foundation area. Consulting a qualified soil and/or landscaping specialist to inspect the structure would be beneficial in the care of the structure. Specific limitations for grading and drainage. The inspector is not required to: (1) inspect flatwork or detention/retention ponds (except as related to slope and drainage); (2) determine area hydrology or the presence of underground water; or (3) determine the efficiency or operation of underground or surface drainage systems.
C. Roof Covering Materials Type(s) of Roof Covering: Composition Roofing Material Viewed From: Access to roof was not available(2 story structure). Inspectors are only required to carry ladders to access 1 story structures. No single story roofs to allow ladder access to 2nd floor roof. Comments: Roofing material not evaluated(2 story structure). If there are any concerns please contact a roofing specialist. The performance of the roof is subjective and is sometimes difficult for two individuals to agree on the life of a roof. You may wish to consult a qualified roofing specialist to determine and provide maintenance to the roof. It should be noted that it is not possible to guarantee the service life of
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 7 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
any roofing material, too many conditions such as weather, including but not limited to wind and heavy rain, can damage and/or cause leaks at any time. • No evidence of water penetrations from the roof were noted at the time of the inspection from the attic and/or the 2nd floor ceilings.
View of shingles at the front porch roof. Notes: Specific limitations for roof covering. The inspector is not required to: (1) determine the remaining life expectancy of the roof covering; (2) inspect the roof from the roof level if, in the inspector’s reasonable judgment, the inspector cannot safely reach or stay on the roof or significant damage to the roof covering materials may result from walking on the roof; (3) determine the number of layers of roof covering material; (4) identify latent hail damage; or (5) provide an exhaustive list of locations of water penetrations or previous repairs.
D. Roof Structure & Attic Viewed From: Entering the attic and performing a visual inspection. Approximate Average Depth of Insulation: 0-8 inches Approximate Average Thickness of Vertical Insulation: Attic contains no vertical wall structure. Type of Attic Floor Insulation: Batt Fiberglass andLoose Fill Rock Wool Type of Vertical Insulation: Attic contains no vertical walls. Location of Access: 2nd Floor Hallway, Type of Attic Ventilation: Gable Vents, Comments: Roofing and attic structure appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: ATTIC VENTILATION * The level of ventilation is considered marginal and should be improved. Building standards require a minimum of one (1) square foot of free vent area be provided for every one hundred and fifty (150) square feet of attic floor space. In hot weather, the radiant heat will make the house uncomfortable. Proper ventilation will help to keep the house cooler during warm weather and extend the life of roofing materials.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 8 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
ATTIC INSULATION * Insulation improvements may be cost effective, depending on the anticipated term of ownership. Insulation in the attic appears to be between 0-8 inches deep. The suggested depth for an “r” value of 30 is about 8 to 10 inches. Adding un-faced blankets of insulation or blown in insulation may be a good idea. The attic floor at the front of the house has insulation added, although there are areas with little or no insulation. There is no T.R.E.C. standard in the inspection guidelines for insulation depth. ATTIC LADDER/ACCESS * Ideally, the attic access hatch should be better insulated when located within the living area of the home.
Typical attic insulation.
Insulation at the front room.
There is no T.R.E.C. standard in the inspection guidelines for insulation depth. The suggested minimum depth for an “r” value of 30 is about 8 to 10 inches. If an increased “r” value is desirable, adding un-faced blankets of insulation or blown in insulation may be a good idea. Specific limitations for roof structure and attic. The inspector is not required to: (1) enter attics or unfinished spaces where openings are less than 22 inches by 30 inches or headroom is less than 30 inches; (2) operate powered ventilators; or (3) provide an exhaustive list of locations of water penetrations.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 9 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
E. Walls (Interior & Exterior) Occupancy: Vacant at time of inspection. Type of Exterior Walls: Wood Siding/Veneer, Type of Interior Walls: Drywall, and Paper/Vinyl wall covering, Comments: Exterior and interior walls appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: INTERIOR WALLS * Evidence of previous repairs of the interior wall finish was detected at the back porch. * Cracks were noted in the interior gypsum wallboard in various locations. Cracks near the interior windows and doors are common and are usually indications that there is some degree of movement occurring in the structure. (in any structure some degree of movement is normal and should not be of concern ) the severity of the cracks can be an indication of the amount of movement in a structure. These cracks are common and should be monitored. EXTERIOR WALLS * Soft, damaged and/or decayed wood siding and/or trim was noted on the exterior of the house. Wood in contact with the soil appears to be soft, an alternate material such as but not limited to sheet metal and/or Hardi plank(cementuous type siding) may be a better material. Any damaged and or missing exterior siding should be repaired/replaced to prevent the intrusion of water and/or pests. * Exterior paint is peeling or is showing signs of wear in various locations. Paint and caulking should be maintained on a regular basis to prevent wood deterioration and water intrusion to the structure.
Drywall crack.
View of siding touching the soil.
View of typical exterior peeling paint.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 10 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
Notes: Specific limitation for interior walls. The inspector is not required to: (1) report cosmetic damage or the condition of wallcoverings; paints, stains, or other surface coatings; cabinets; or countertops, or (2) provide an exhaustive list of locations of water penetrations. Specific limitations for exterior walls. The inspector is not required to: (2) report the condition or presence of awnings, shutters, security devices, or systems; (3) determine the cosmetic condition of paints, stains, or other surface coatings; or (4) operate a lock if the key is not available.
F. Ceilings & Floors Occupancy: Vacant at time of inspection. Type of Ceiling Covering: Drywall, Type of Floor Covering: Wood,and Vinyl, Comments: Ceiling and floors appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: CEILINGS • Cracks were noted in the interior ceiling gypsum wallboard in various locations. Cracks are usually indications that there is some degree of movement occurring in the structure. (in any structure some degree of movement is normal and should not be of concern ) the severity of the cracks can be an indication of the amount of movement in a structure. These cracks are common and should be monitored. FLOORS • Wood floors in many locations should be refinished and/or sealed to prevent further damage. Notes: Specific limitation for interior ceilings, and floors. The inspector is not required to: (1) report cosmetic damage or the condition of floor, or ceiling coverings; paints, stains, or other surface coatings; cabinets; or countertops, or (2) provide an exhaustive list of locations of water penetrations.
G. Doors (Interior & Exterior) Type of Exterior Doors: Wood and Glass, Type of Interior Doors: Wood, Comments: Exterior and interior doors appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: EXTERIOR DOORS • Safety glass etchings were not observed on the glass within the door. Safety glass is required for glass doors and is generally identified by an etching in the corner of the glass pane. This house was constructed prior to Building Standards requiring safety glass. Notes: Specific limitation for interior doors. The inspector is not required to:
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 11 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D (1) (2)
NP=Not Present D=Deficient Inspection Item
report cosmetic damage or the condition of paints, stains, or other surface coatings; cabinets; or countertops, or provide an exhaustive list of locations of water penetrations.
Specific limitations for exterior doors. The inspector is not required to: (5) report the condition or presence of awnings, shutters, security devices, or systems; (6) determine the cosmetic condition of paints, stains, or other surface coatings; or (7) operate a lock if the key is not available. Specific limitation for exterior and interior glazing. The inspector is not required to: (1) exhaustively observe insulated windows for evidence of broken seals; (2) exhaustively observe glazing for identifying labels; or (3) identify specific locations of damage.
H. Windows Type of Windows: Wooden Frame with Single Pane Glass, with Storms Comments: Accessible windows appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: • The windows in many locations are in mild disrepair. This is a common condition that does not necessitate immediate major repair. Trimming and adjustment, hardware improvements and glazing repairs would be logical long term improvements. In practice, improvements are usually made on an as needed basis only. The most important factor is that the window exteriors are well maintained to avoid rot or water infiltration. Bedroom windows in various locations did not open or close properly. Windows are considered a fire escape in bedrooms. Windows that are stuck or have been painted shut do not allow for proper emergency egress. This condition is considered a recognized hazard. Bedroom windows should be in working order according to the T.R.E.C. guidelines. At the time of the inspection, at least one window in each bedroom area was noted to be operable, it is recommended to mark window as escape route and/or not block access. • The window(s) in many locations are inoperative. Improvement can be undertaken to allow normal operation of the window. * At least one window(s) at the front of the house 2nd floor was noted to be cracked and should be repaired. * Broken window sash cords(s) (the ropes that hold up the windows) were noted in many locations. A window sash cord is designed to keep a window open. Broken or defective window sash cords can allow the windows to slam down unexpectedly. This condition can result in broken glass panes or other related injuries. Defective window sash cords should be replaced to ensure proper operation of the window. * Windows within the stairs were noted not to have safety glass indication etching. Today’s building standards require all windows within stair runs must be safety glass type. This house was constructed prior to the requirements of today’s building standards.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 12 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
Cracked window at the front of the house.
View of window in the stairs.
Notes: Specific limitation for exterior and interior glazing. The inspector is not required to: (4) exhaustively observe insulated windows for evidence of broken seals; (5) exhaustively observe glazing for identifying labels; or (6) identify specific locations of damage.
I.
Stairways (Interior & Exterior) Comments: Stairway (interior and exterior) appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: •
There does not appear to be enough headroom in the stairwell at the 1st floor landing. Under current building standards the minimum headroom in all parts of the stairway shall not be less than 6 feet 8 inches measured vertical from the slope of the plain adjoining the tread nosing or from the floor surface of the landing or platform.(2003 IRC 311.5.2)
View of head clearance in the stairs.
Specific limitation for stairways. The inspector is not required to exhaustively measure every stairway component.
J.
Fireplace/Chimney Type of Fireplace: Gas Only Comments: Fireplace and chimney components appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: FIREPLACE(S) •
Firebox has common gaps or cracks. Cracks in the firebrick or gaps in the mortar can result in house fires. Most small openings can be sealed using a temperature rated
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 13 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
fireplace caulk. Gas logs appear to be vent free type, it is recommended to locate manufactures installation instructions to make sure venting is not required.
View of the firebrick.
View of the gas logs.
Specific limitations for fireplace and chimney. The inspector is not required to: (1) verify the integrity of the flue; (2) perform a chimney smoke test; or (3) determine the adequacy of the draft.
K. Porches, Balconies, Decks, and Carports Comments: Porches, balconies, decks, and carports appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: PORCH(S) • The porch at the front of the house has settled relative to the house proper. This is a common condition that should be monitored. Deflection was noted at the front of the front porch, it appears that the corner columns have some degree of settlement. The high point in the front edge is above a pier in the crawlspace. •
Soft wood was noted at the front porch. During the operation of the lawn sprinkler test, spray heads were noted spraying onto the porch surface. Adjustment to the spray pattern may prolong the service of the porch surface. Deteriorated wood should be replaced.
View of porch floor boards.
View of front porch.
Notes: Specific limitation for porches, balconies, decks, and carports. The inspector is not required to: (1) exhaustively measure the porch, balcony, deck, or attached carport components; or (2) enter any area where headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 14 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
II. ELECTRICAL SYSTEMS
A. Service Entrance and Panels Service type: Overhead entrance to structure Meter Size: 200 Amp Main Panel: SquareD 200 Amp located outside at the service meter Sub Panel(s): Siemens 100 Amp located in the back entry/porch Comments: Electrical Panel(s) and Sub Panel(s) appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: SERVICE / ENTRANCE * The electrical service appears to be undersized. It should be further evaluated and possibly need to be upgraded to at least 200 amps. Modern building standards require a minimum service to a single family dwelling to be at least 100 amps (IRC 2003)(NEC 2002). It is recommended to have the electrical system of the house fully evaluated by a properly licensed electrician. The current and/or previous occupants may not have experienced problems associated with the inadequately sized service; there is no way to determine if future needs of the existing system will be without problems. Most newly constructed and/or newly upgraded services for similar size homes that are all electric, and/or gas with electric systems are commonly equipped with a minimum 200 amp service including properly protected circuits and properly sized branch circuit wiring. With to Central Air Conditioning systems, 1 electric furnace, 1 electric water heater and electric kitchen appliances the current overhead conductors may not be adequate. Evidence of overheating was noted at the overhead service mast conductor connection at the exterior of the house. MAIN PANEL * Loose breaker(s) were noted in the Main Panel. A licensed electrician should make sure breakers are properly installed in the panel. SUB-PANELS * The sub panel at the back porch is not an exterior grade panel, no evidence of water intrusion to the panel was noted. ARC FAULT CIRCUIT INTERUPPTION PROTECTION •
Arc Fault Circuit Interrupter (AFCI) protection was missing in the Electrical Panels protecting circuits serving family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, or similar rooms or areas. AFCIs are newly developed electrical devices designed to protect against fires caused by arcing faults in the home electrical wiring. Arc faults can be created by damaged, deteriorated, or warn electrical plugs, cords, and/or branch circuit conductors. As of September 1, 2008, the State of Texas has adopted the 2005 National Electrical Code(NEC) which includes the requirement, as the “minimum standard” for residential electrical work. Homes built between 2002 and late 2008, generally were only required to have arc fault protection for bedroom circuits. However, the current Texas Real Estate Commission(TREC) standard of practice requires inspectors to indicate that a hazardous or deficient condition exists if any home does not have this protection, regardless of date the home was constructed. Structures that were originally constructed prior to the development and/or requirement of AFCIs may or may not be wired to allow simple replacement of breakers to update protection. If upgrade is desired a licensed electrician should evaluate further.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 15 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
View into the Sub Panel.
NP=Not Present D=Deficient Inspection Item
View into the Main Panel.
View of overhead, overheated connection.
Notes: All repairs should be made by a Licensed Electrician. Specific limitations for service entrance and panels. The inspector is not required to: (1) determine present or future sufficiency of service capacity amperage, voltage, or the capacity of the electrical system; (2) test arc-fault circuit interrupter devices when the property is occupied or damage to personal property may result, in the inspector’s reasonable judgment; (3) report the lack of arc-fault circuit interrupter protection when the circuits are in conduit; (4) conduct voltage drop calculations; (5) determine the accuracy of overcurrent device labeling; (6) remove covers where hazardous as judged by the inspector; (7) verify the effectiveness of overcurrent devices; or (8) operate overcurrent devices.
B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper 120/240 and Knob & Tube - Recommend Licensed Electrician for Evaluation and Repairs. Comments: Branch circuits, Connected Devices, and Fixtures appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: DISTRIBUTION WIRING * Wiring exposed on interior finishes in the rear porch should be relocated or protected by a rigid conduit. * The installation of the distribution wiring is non-standard. It is suspected that installation was performed by an amateur or handyman, rather than a licensed electrician. The refrigerator is outlet is an extension cord. This is an improper use of a extension cord. Recommend having a licensed electrician run wiring to and setting a plug next to the unit. * Active Knob and Tube wiring was noted at the attic and in the crawlspace. At least portions of the house are wired with an antiquated wiring system. It appears that alterations to the Knob and Tube wiring have been made, this is cause to have a properly licensed electrician fully evaluate the electrical system of the house. OUTLETS * 2 and 3-prong outlets were noted in the inspection. Portions of the wiring system is a two wire system, meaning there are no grounded conductors in the receptacles in the structure. Many older homes have this type of wiring. If there are any concerns with this type of wiring. I recommend having a licensed electrician inspect wiring system. Although it may have been according to building practice at the time of original construction. Today’s standards of building practice would not allow ungrounded
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 16 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
receptacles. In an instance of an electrical issue with an appliance or tool etc.., for example, the presence of a grounded conductor provides a safer path for electrical current to follow. Some modern electronics may not function properly without properly grounded receptacles. •
This structure is not properly protected by GFCI (ground fault circuit interrupt)outlets. This is a required statement by T.R.E.C. (6/13/94) GFCI outlets are required within 6’ of any water source inside the house (bathrooms, wet bars, or utility room sinks, and all kitchen counter top outlets), all exterior outlets, and all outlets in the garage except for one which should be set aside for an appliance like a refrigerator or freezer. GFCI receptacles were noted to be missing in the checked areas:
Bathroom(s)
Utility room
Exterior
Kitchen
OtherSWITCHES * An electrical light switch was noted in, above, or near a tub or shower enclosure at the 2nd floor front bathroom. Typically, electrical receptacles should be at least 3 feet from a tub or shower enclosure, unless it installed as part of a listed tub or shower assembly (IRC E3902.10)(NEC 406.8C). FIXTURES * The light in various locations is inoperative. If the bulbs are not blown, the circuit should be investigated. * Open incandescent fixtures were present in closet(s) in various locations. Incandescent fixtures should have globes over the bulbs and be at least 12 inches from storage area to prevent contact with stored items. Surface mounted fluorescents and/or recessed incandescent fixtures may be within 6 inches of storage area.(IRC 3903.11)(NEC 410.8C). The use of compact fluorescent bulbs does not resolve the issue, this type of bulb still generates heat. * There are not enough smoke alarms in the home. Modern building requirements would specify one detector per room used for sleeping quarters and at least one in adjacent areas. One smoke detector should also be at a minimum of one per level. Smoke detectors were noted missing in the bedrooms and at the first floor location at the time of inspection. Smoke detectors are suggested to be connected to the house electrical system with battery backup and monitored from a remote service. Battery powered units are okay for remodels or existing homes. Carbon monoxide detectors are also recommended for this house. * Dimmer switches were noted in various locations with compact fluorescent bulbs in fixtures, a standard switch should be installed. Compact fluorescents in use are not dimmable type. Standard incandescent bulbs could be installed if dimming capability is wanted.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 17 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
Knob &Tube spliced in the Sub Panel.
Extension cord for refrigerator outlet.
Views of active Knob & Tube wiring in the attic.
Typical closet lighting.
Switch too close to the shower.
Notes: The ground fault circuit interrupt breaker is a safety device that can protect against electrical shock. It can break the circuit in 1/60th. Of a second if a fault to the grounding is detected. These breakers should be tested occasionally and replaced when they no longer protect the circuit. All repairs should be made by a Licensed Electrician. Specific limitations for branch circuits, connected devices, and fixtures. The inspector is not required to: (1) inspect low voltage wiring; (2) disassemble mechanical appliances; (3) verify the effectiveness of smoke alarms; (4) verify interconnectivity of smoke alarms (5) activate smoke alarms that are being actively monitored or require the use of codes; or (6) verify that smoke alarms are suitable for the hearing-impaired.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 18 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS
A. Heating Equipment Type of System: Central Forced Air Furnace Energy Source: Heating System #1 – Electricity, Heating System #2 – Natural Gas, Manufacture: Unit (1) Payne #PF0MN8042, Unit (2) Carrier #58CH100202, Location: Unit (1) 1st floor Hall Closet, Unit (2) Attic, Comments: Heating equipment appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: A Heating and Air Conditioning Contractor was onsite providing higher level of evaluation than is performed by the Home Inspector. * There are wall, space gas heater units at a 2nd floor bathroom that were not inspected during this inspection. The T.R.E.C. guidelines specifically state that these heater units are not to be inspected by the inspector. Recommend having a licensed ac heating technician inspect these units. Bathrooms are served by the Central Heating System, it is recommended to disconnect/eliminate the space heaters, they do not have temperature controls and/or pilot safety controls. * Given the age of the 2nd floor Heating System, it may be nearing the end of its useful life. It would be wise to budget for a new furnace. Rust was noted in the heat exchanger.
View of rust in the heat exchanger.
View of the #2 Heating equipment.
View of bathroom space heater.
Notice: It is recommended that filters be changed on a regular basis per manufacturer instructions. Notice: Furnace closets should not be used for any additional storage of any kind.
B. Cooling Equipment Type of System: Central Forced Air System Energy Source: Electricity Manufacture: Unit (1) Payne #PA12NA042H, Unit (2) Carrier #38CKC042300,
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 19 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
Estimated Tonnage: Unit (1) 3.5 tons, Unit (2) 3.5 tons, A Heating and Air Conditioning Contractor was onsite providing higher level of evaluation than is performed by the Home Inspector. Comments: Cooling equipment appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: •
In order to reduce the potential for water damage, it is recommended that an auxiliary drain pan be installed below the indoor component of the air conditioning system in the attic.
View of indoor coil Unit #1.
Missing overflow pan for the attic installed system.
Notes: Testing the differential temperature of the supply (ambient) air and the return (vent) air is the best test available (without releasing gasses into the environment) for diagnosing the present condition of the air-conditioning equipment. The normal range is between 14.◦ f. & 22.◦ f. for a complete evaluation of the system, we recommend having the entire system inspected by a licensed ac tech. 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. It is recommended that the unit be serviced annually. Having the coils cleaned allows the unit to perform as intended and avoids costly repairs. As of January 23, 2006, all cooling systems manufactured and sold in the USA must meet a SEER (Seasonal Energy Efficiency Rating) of 13 or greater. This will make repair parts for older, less efficient units harder to find and more expensive. The SEER rating for the unit on this structure is not determined. If this is a concern, I recommend having the system inspected by a licensed HVAC professional.
C. Duct System, Chases, and Vents Comments: Duct Systems, Chases, and Vents appears to be in Satisfactory Condition at the time of the inspection.
Notes: Specific limitations for the heating equipment, cooling equipment, duct system, chases, and vents. The inspector is not required to: (1) program digital thermostats or controls;
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 20 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D (2)
(2)
(3)
(4)
inspect: (A) (B) (C)
NP=Not Present D=Deficient Inspection Item
for pressure of the system refrigerant, type of refrigerant, or refrigerant leaks; winterized evaporative coolers; or humidifiers, dehumidifiers, air purifiers, motorized dampers, electronic air filters, multi-stage controllers, sequencers, heat reclaimers, wood burning stoves, boilers, oil-fired units, supplemental heating appliances, de-icing provisions, or reversing valves;
operate: (A) setback features on thermostats or controls; (B) cooling equipment when the outdoor temperature is less than 60 degrees Fahrenheit; (C) radiant heaters, steam heat systems, or unvented gas-fired heating appliances; or (D) heat pumps when temperatures may damage equipment; verify: (A) compatibility of components; (B) the accuracy of thermostats; or (C) the integrity of the heat exchanger; or determine: (A) sizing, efficiency, or adequacy of the system; (B) uniformity of the supply of conditioned air to the various parts of the structure; or (C) types of materials contained in insulation.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 21 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
IV. PLUMBING SYSTEM
A. Water Supply System and Fixtures Location of water meter: Meter and Main cutoff located at front of property. Location of main water supply valve: No main cutoff noted at the house, water must be turned off at the meter. Static water pressure reading: 50-55 PSI Type of Service: City Water Distribution/Service Pipe Material: Copper, and Galvanized, Number of Bathrooms: 2, Comments: Water supply system and fixtures appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: SUPPLY PLUMBING * At least portions of the supply piping appear to be older steel/galvanized piping is subject to corrosion on the interior of the pipe. As corrosion builds up, the inside diameter of the pipe becomes constricted, resulting in a loss of water pressure and possible unexpected leaks. This piping is typically replaced when the loss of pressure can no longer be tolerated and/or leaks become problematic. The crawlspace should be periodically monitored and leaks repaired as needed. If excessive water use is noted you could have a leak underground or in the crawlspace. It appears that most of the household plumbing has been replaced with copper tubing. * The backflow device at the front exterior of the house has a leak. FIXTURES * Sediment/debris is restricting flow at most of the indoor plumbing fixtures. In homes where the water has been off for any length of time, you should expect maintenance issues. KITCHEN FIXTURES * The Kitchen faucet is leaking and should be repaired. EXTERIOR FIXTURES * It is recommended that an anti-siphon device be added to the exterior hose bib(s). Anti-siphon devices keep contaminated water from entering the potable water of the house plumbing. These devices are cheap and can be found in most home improvement stores. Anti Siphon adaptor that can be added to exterior hose bib.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 22 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
Leak at the Kitchen Faucet.
Leak at the laundry connection.
Notes: Specific limitations for plumbing systems. The inspector is not required to: (1) operate any main, branch, or shut-off valves; (2) operate or inspect sump pumps or waste ejector pumps; (3) inspect: (A) any system that has been winterized, shut down or otherwise secured; (B) circulating pumps, free-standing appliances, solar water heating systems, water-conditioning equipment, filter systems, water mains, private water supply systems, water wells, pressure tanks, sprinkler systems, swimming pools, or fire sprinkler systems; (C) the inaccessible gas supply system for leaks; (D) for sewer clean-outs; or (E) for the presence or operation of private sewage disposal systems; (4) determine: (A) quality, potability, or volume of the water supply; or (B) effectiveness of backflow or anti-siphon devices; or (5) verify the functionality of clothes washing drains or floor drains.
B. Drains, Wastes, and Vents Type of Drain, Waste and Vent Piping: Schedule 40 PVC and Cast Iron Comments: Drains, Waste and plumbing vents appears to be in Satisfactory Condition at the time of the inspection. Portions of the Dran, Waste and Venting System has been updated/upgraded to PVC type piping.
Notes:
C. Water Heating Equipment Energy Source Unit #1: Electricity, Capacity Unit #1: 50 Gallon Location Unit #1: Kitchen Closet Comments: Water Heating Equipment appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: * Temperature & pressure relief valve (TRP) should drain into a line that is plumbed horizontally or down, but cannot go back up. (this keeps debris from going back to the valve) this line can be 3/4 inch copper or steel piping depending on local requirements(not reduced in size) and should terminate 6 inches from the ground and terminate outside pointing towards the ground. Remember to test the valve and replace it if it leaks or does not operate or every 3 years. TRP piping appears to
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 23 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected D
NP=Not Present D=Deficient Inspection Item
discharge to the crawlspace, if the TRP discharges or leaks, you may not be aware. The TRP piping should discharge in a conspicuous location. * Safety pan underneath the water heater is missing. T.R.E.C. requires inspectors to report that a water heater in the attic or on a second story does not have safety pan underneath it that is properly piped to the outside or to a drain. In addition, any first story water heater that could cause foreseeable water damage if it were to leak is required to have a pan underneath it that is properly piped to the outside or to a drain.
View of the Water Heater.
Special Notice: Manufacturers of most Temperature and Pressure Relief (TPR) Valves state that the TPR should be operated every year and inspected every three years. If the date code on the TPR is expired, it is strongly recommended to replace the TPR for reasons of safety. Notice: Water heater closets should not be used for any additional storage of any kind.
D. Hydro-Massage Therapy Equipment Comments:
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 24 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
V. APPLIANCES
A
Dishwasher Manufacturer: Maytag Comments: Dishwasher appears to be in Satisfactory Condition at the time of the inspection.
B. Food Waste Disposer Manufacturer: Master Plumber Comments: Food waste disposal appears to be in Satisfactory Condition at the time of the inspection.
C. Range Exhaust Vent Manufacturer: Nameplate information was not available/not accessible Comments: Range exhaust vent appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: * Control knob missing for the exhaust fan. •
Range Hood Light is missing cover lens. Light switch is located in a poor location, switch is too close to energized lamp base.
View of fan speed control, missing knob.
D. Ranges, Cooktops, and Ovens Manufacturer: Unit (1) Maytag - Electric Range Comments: Ranges, cooktops, and ovens appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: * Oven is not properly secured to the surrounding cabinet or wall. Children can tip the oven over if the door is used as a stepping stool. All ovens are now required to be secured in some fashion. An anti tip device should be installed.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 25 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
E. Microwave Oven Manufacturer: No unit present Comments:
F. Trash Compactor Manufacturer: No unit present Comments:
G. Mechanical Exhaust Vents and Bathroom Heaters Comments: Mechanical exhaust vents and bathroom heaters appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: * There are wall, space gas heater units at a 2nd floor bathroom that were not inspected during this inspection. The T.R.E.C. guidelines specifically state that these heater units are not to be inspected by the inspector. Recommend having a licensed ac heating technician inspect these units. Bathrooms are served by the Central Heating System, it is recommended to disconnect/eliminate the space heaters, they do not have temperature controls and/or pilot safety controls.
H. Garage Door Operator(s) Comments: Garage door operator(s) was Not Inspected at the time of the inspection. Located in a detached garage, outbuilding inspection was not ordered.
I.
Doorbell and Chimes Comments: Doorbell and chimes appears to be in Satisfactory Condition at the time of the inspection with the following exceptions:
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 26 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
•
J.
The doorbell was inoperative and should be repaired.
Dryer Vents Comments: Dryer vents appears to be in Satisfactory Condition at the time of the inspection with the following exceptions: * Exterior trim of the dryer vent was damaged and should be replaced.
Specific limitations for appliances. The inspector is not required to: (1) operate or determine the condition of other auxiliary components of inspected items; (2) inspect self-cleaning functions; (3) determine the adequacy of venting systems.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 27 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
VI. OPTIONAL SYSTEMS
A. Lawn and Garden Sprinkler Systems Comments: The Lawn and Garden Sprinkler is not operating properly at the time of the inspection, the following issues were noted: • It appears that the timer/controller is not functioning properly, zones do not activate according to the read out on the controller. Identification of zones was not possible, the same zone does not energize each cycle according to the timer/controller indication. • At least 2 areas do not appear to be energizing: 1) At the left side of the driveway. 2) At the fence at the rear of the property. * At least 3 damaged spray heads were noted 1) 2 heads at the right side fence near the front of the backyard. 2) 1 head is missing components at the left side of the driveway in the backyard. * The backflow device at the front exterior of the house has a leak.
Specific limitations for lawn and garden sprinkler systems. The inspector is not required to inspect: (A) for effective coverage of the sprinkler system; (B) the automatic function of the timer or control box; (C) the effectiveness of the rain or freeze sensor; or (D) sizing and effectiveness of anti-siphon devices or backflow preventers.
B. Swimming Pools, Spas, Hot Tubs, and Equipment Type of Construction: No Pool Present Comments:
C. Outbuildings Comments: Inspection of the Outbuilding was not ordered.
D. Outdoor Cooking Equipment Energy Source: No Outdoor Cooking Equipment Present. Comments:
E. Gas Supply Systems Comments: Accessible components of the Gas Supply System appears to be in Satisfactory condition at the inspection with the following exceptions: •
All uncapped gas lines should be capped for safety purposes. Gas outlets in various locations appear to be obsolete and/or disconnected for the gas supply, I would recommend capping all accessible gas stops.
This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
Page 28 of 29
Report Identification: 1210 W. 4th Avenue, Corsicana, TX I=Inspected I NI NP
NI=Not Inspected
NP=Not Present D=Deficient Inspection Item
D
Typical of uncapped gas outlets.
Specific limitation for gas lines. The inspector is not required to inspect sacrificial anode bonding or for its existence.
F. Private Water Wells (A coliform analysis is recommended.) Type of Pump: No Private Well Present. Type of Storage Equipment: No Private Well Present. Comments:
G. Private Sewage Disposal (Septic) Systems Type of System: No Onsite Sewage Disposal System(septic) Present. City sewer service. Location of Drain Field: No Onsite Sewage Disposal System Present. Comments:
H. Whole-House Vacuum Systems Comments:
I.
Other Built-in Appliances Comments: Other built in appliances found in the house which included an elevator was not fully evaluated. Proper licensing is required to perform elevator inspections. Design and capacity information was not noted at the time of the Inspection. •
The elevator was ran between the 1st and 2nd floor, appears to operate. Limited safety features were noted, such as no elevator door that moves with the elevator. Keep all items inside the elevator when moving.
View of the Elevator. This confidential report is prepared exclusively for Chris Blue
© 2012 Wickman Inspection Services
View of Elevator Equipment. Page 29 of 29
