12202 E. Colony Shore Dr.

Cypress, Tx. 77433

Cell: 713-416-5626 Home: 281-758-1904

T.R.E.C. # 6665

PROPERTY INSPECTION REPORT

Prepared For: Brian Bullard (Name of Client)

Contract # Ho-05031 0-1

Concerning: 4418 Nina Lee Lane, Houston Tx. 77092 (Address or Other Identification of Inspected Property)

By:

Truman L. Laminack, Jr, TREC #6665

(Name and License Number of Inspector)

President, ALL STAR A11NSPECTIONS, INC.

N/A

5/3/10

(Date)

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

This property inspection report may include a pre-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 lNWW.trec.state.tx.us.

The TREC Standards of Practice (Sections 535.227-535.231 of the Rules) are the minimum standards for inspections by TREC-licensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted as being inspected were inspected. The inspector is not required to move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturer's installation instructions. The inspection does NOT imply insurability or warrantability of the structure or its components. Although some safety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potential hazards.

In this report, the inspector will note which systems and components were Inspected (I), Not Inspected (NI), Not Present (NP), and/or Deficient (D). General deficiencies include inoperability, material distress, water penetration, damage, deterioration, rnisslnq 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 the other.

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-!'

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 informalion as is available about this property, including any seller's disclosures, previous inspection 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 (htfp:\\www.trec .. state.tx.us).REI7A-0

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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.

Items identified in the report do not obligate any party to make repairs or take other action, nor is the purchaser required to request that the seiler take any action. When a deficiency is reported, it is the client's responsibility to obtain further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made.

Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof and the performance of the structure and the systems may change due to changes in 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

DIRECTIONS: left _ front _ right _ rear (as viewed from the street)

Property inspected was: 0 Occupied [8] Vacant

Parties present at inspection: 0 Buyer 0 Buyer's Agent 0 Seller 0 Listing Agent Documents provided to inspector: 0 Seller's Disclosure 0 Engineer's Report

o Previous insp. report

Weather Condition during inspection: [8] Sunny 0 Overcast 0 Raining

Outside temperature during inspection: 85°F Time of inspection 8:20 a.m.

Inspection Scope

[8] Full

o Limited ~ Reason

Additional written information provided with this inspection report [8] Yes

o No

This report is the exclusive propertf of ALL STAR Al INSPECTIONS, INC. A property cOllditioll illspectioll was per(Onlled 011 tlIe named property and tltis illspectioll report prepared at the request of the named Cliellt(s) pursuant to a real estate transaction. . The Clielll is allthorized to use this report and provide copies to other interested parties ill the trallSactiOIl. The lise orthis report bv otlter parties (or allf purpose IIOt related to the Cliellt's transaction is strictly proltibited without written permission (rom ALL STAR Al INSPECTIONS, INC. This report may IIOt be used to determille insllrability or used bv third part}' insurance companies. Due to tbe adl'el1t ofelectrotlic and compllterized in(ormation tra1lsfer alld mall/plliatioll. the original illspectioll report, with origillal sigllUture. shall take

precedence over any electronically transferred document. .

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All directions are given as the structure is viewed from the street.

Repairs: It is recommended that all repairs be performed by licensed technicians (where possible). If the technician disagrees as to the need for repair of any item which was designated as deficient in this report, the technician should provide a written statement to you that the item in question is in compliance with prevailing codes, is operating and functional, and not in need of repair. Deficient items are preceded by the "D - ... " symbol and comments are preceded by the "C - ... " symbol. Other entries under the comments section are 'for your information' items or recommendations. Items in BOLD text are safety items.

Departure provision: The following items were not inspected primarily due to, but not limited to, their inaccessibility, and the performance nature of this inspection:

Underground lines & piping, heat exchangers (no disassembly, flame observation only), electric load analysis, environmental and microbial issues, gas lights, water softeners, entry alarm systems, intercoms, solar heating or energy systems, evaporative coolers, gas fired refrigeration systems, gas line pressure testing, reporting of wood destroying insects, geologic anomalies, and cooIinglheating calculations. No determination was made regarding the presence or absence of lead based paints on this house [NOTE: lead based paints were used in many houses prior to 1978]. Issues such as flooding, property lines and value are addressed by an appraisal report and not under this inspection. Accessible gas connections at appliances were checked by a gas detector. Pressure testing of the lines must be done-by a licensed plumber. Additional limitations may apply.

This inspection and report should not be considered a warranty, certification or assurance, either specific or implied, of future performance. There are several warranty companies that provide service contracts for that purpose. It is recommended that the client investigate these plans to determine if they are in their best interest.

Additional pages may be attached to this report. Read them very carefully. This report may not be complete without the attachments. If an item is present in the property but is not inspected, the "NT" column will be checked and an explanation is necessary. Comments may be provided by the inspector whether or not an item is deemed deficient.

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Brian Bullard 4418 Nina Lee Lane Houston Texas 77092

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1=lnspected NI=Not Inspected NP=Not Present D=Deficiency

I I I NI I· NP I 0 I Inspection Item

I. STRUCTURAL SYSTEMS

1ZI D D

D A. Foundations

Type of Foundation(s):D Post Tensioned 1ZI Conventional Reinforcing D Pier & Beam Crawl Space (If Present) Viewed From: N/A

Comments: The foundation and its related structural components were inspected. No cracks were observed in the perimeter beam. There was brick and mortar separation noted on the house. Trees were sufficiently close to the foundation on all sides that root systems may have a future effect on the foundation performance. An arborist should be consulted to determine ways to preserve the trees yet minimize the effects of the roots on the foundation.

The foundation is performing its intended function at this time in my opinion. There were general indications of foundation movement which were present and visible. Given the soils of the Greater Houston area, some movement should be expected in most foundations. The soil type is Clodine Loam according to the soli survey map published by the U.S. Department of Agriculture, Soil Conservation Service (8/76). The characteristics of this soil type do not exhibit shrinkage and swelling that will affect foundation performance. Every effort should be made to minimize water variations.

No warranty or guarantee is issued or implied as to future performance of this foundation and the opinion rendered is based on the conditions existing at the time of this inspection. If the client has any concerns or reservations about the potential for future movement, the client should have an engineer experienced in residential foundation analysis provide an evaluation.

C - There are trees located close to the foundation. Root system intrusions may cause damage to the foundation. Specialists should be consulted to minimize damage to the foundation and to the trees.

1ZI D D 1ZI B. Grading and Drainage

Comments: Site drainage around the structure was inspected. There were no visible conditions or symptoms that may indicate water penetration. Finish grade was not a minimum of 6" below siding and 4" below brick veneer. Gutter and downspout systems were not installed. No visible conditions were observed that are adversely affecting the foundation performance. It is important to keep the foundation soils uniformly moist. This is best accomplished by rapidly draining rainfall away from the foundation through proper drainage.

D - The soil on all sides needs to be kept a minimum of 4" from the brick and 6" from the siding and sloped away at 6" in 10' for drainage. Recommend re-grading or installing a drainage system.

1ZI 0 0 lZI C. Roof Covering Materials

Type(s) of Roof Covering: IZlComposition DTile DMetal DWood DOther (Explain) Viewed From: lZI Roof Surface DGround Using Binoculars

Comments: The roof was observed by walking the roof surface. The roof covering was appropriate for the slope of the roof. The fasteners were present and appropriate. The roof was in good condition.

The roof jacks, flashing and counter flashing were inspected and were installed properly except as noted below.

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I I NI I NP I D I

Inspection Item

NP=Not Present D=Deficiency

1=lnspected NI=Not Inspected

No determination was made regarding the remaining life expectancy of the roof covering. If any concerns exist about the roof covering life expectancy or the potential for future problems, a roofing specialist should be consulted.

D - Trees should be trimmed to a minimum of 5 feet away from the roof.

Branches too close to the roof can cause damage to the roof surface and roof structure.

D - The nails for the flashing and roof jacks need to be covered with roofing cement to prevent them from moving during expansion and contraction which can cause leaks in my opinion.

o - A splash guard 1 diverter needs to be installed above the air conditioner condensing units to prevent sheet flow into the units during heavy rains in my opinion.

D - Vertical walJ facings need to be clear of the shingles by 1 1/2" to prevent moisture from wicking into the siding.

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NP=Not Present D=Deficlency

I I I NI I NP I D I

Inspection Item

D - Counter flashing is missing on the second story. This can produce potential paths for moisture intrusion into the roof structure. The flashing used is "J" flashing and the code requires step flashing.

D - The tree debris needs to be removed from the roof surface.

I2J D D [ZJ D. Roof Structure and Attic

Viewed From: [ZJAtlic DPulf down Stairs DLadder DOther (Explain) Approximate Average Depth Of Insulation: 8"-10"

Approximate Average Thickness Of Vertical Insulation: NfA

Comments: The roof structure was examined by entering the lower attic area. The pull-down stairs are missing in the garage. The heating unit was not accessible by a passage sufficiently wide to permit access nor had an adequate platform at the unit. The roof structure was wood framing with rafters 24" on center. The sheathing was planks. There was no visible evidence of water penetration within the viewable area. Components such as purlins, struts, collar ties and rafter ties were not installed to today's codes but no major depressions were observed. There were no excessive deflections or depressions in the surface of the roof as it relates to structural performance within the viewable area.

The lower attic space ventilation utilized soffit vents, the upper attic had no ventilation. The ventilation was not adequate. The insulation was not adequate.

D - There is no safe walkway to the HVAC unit that is located in the attic. This makes inspection, maintenance and repair difficult and hazardous in my opinion.

D • The pull down attic stair is missing in the garage and a fire rated stairway needs to be installed for fire protection from the garage.

D - Depths of insulation that will maintain an R value of 30 (depending on % glazing) will improve heating and cooling characteristics and reduce utility costs and is required in the Houston Area. For reference, this is equivalent to a depth of loose or bat insulation of 10" to 12" depending on the manufacturer. Inadequate insulation will result in greater heat and cooling losses as well as an increase in moisture levels in the attic structure. Energy companies are now recommending 18" of insulation to reach R-38.

D - The attic ventilation is inade_guate. The existing vents do not prod uce the

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I I I NI I NP I D

Inspection Item

required 1 square foot for every 150 square feet of attic with half in the upper portion. Inadequate ventilation results in increased temperatures in the attic and allows moisture to be deposited. The upper attic has no ventilation.

[gJD 0 0 E. Walls (Interior and Exterior)

Comments: The exterior wall covering was brick veneer and cement-fiber board siding. The interior wall coverings were gypsum and tile. No visible evidence of water penetration was observed. While there were some minor cracks in the walls, no deficiencies of the surfaces of walls as related to structural performance were observed. Some of the walls have been freshly painted. This may hide some stains, mildew or other damage that may exist.

No attempt was made to determine the condition of waif coverings unless such conditions affected structural performance or indicated water penetration. No observations were made of obvious damage to wall coverings. No observations were made of the condition of paints, stains and other surface coatings. No observations were made regarding the condition of cabinets. No determination was made regarding the presence of or extent or type of insulation or vapor barriers in exterior walls.

o - Some slight brick and mortar separation was noted. 0- All exterior wall penetrations need to be caulked. 0- Caulk is needed in the siding joints where missing.

o - There are no weep holes in the brick veneer wall. They have been covered with tile. Weep holes permit moisture to drain from behind the brick and should be spaced no more than 33" on center and above windows and doors. The trapping of moisture in the walls can cause structural damage and mold growth in my opinion.

: I

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I ·1 I NI I NP I 0 I

Inspection Item

. door and the corner bricks are loose.

[gJ D D ~ F. Ceilings and Floors

Comments: The ceilings and floors were inspected. While some minor patched cracks in the ceilings were observed, no visible deficiencies of the surfaces as related to structural performance were observed. No visible evidence of water penetration was observed. Some of the ceilings have been freshly painted. This may hide some stains, mildew or other damage that may exist.

The condition of floor or ceiling coverings has not been described unless such conditions affected structural performance or indicated water penetreiion. No observations were made of obvious damage to floor or ceiling coverings. No observations were made of the condition of paints, stains and other surface coatings.

o - There is water damage to the wood flooring in the center bedroom next to the hall bath.

~ D D [gJ G. Doors (Interior and Exterior)

Comments; The interior doors, exterior doors and overhead garage doors were inspected. No deficiencies in the condition of the doors or their operation were observed including locks and latches except as noted below. There was no evidence of water intrusion. Safety glass was used in exterior doors. The exterior door leading

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Inspection Item

to the garage was properly rated for fire hazard.

No determination was made of the condition of paints stains or other surface coatings. Locks on interior doors were not inspected.

o - The right French door on the interior to the master bedroom does not latch at the top.

o - The top hinge on the front left exterior French door to the master bedroom is loose and allows a gap at the weather striping. 0- Weather striping is needed on the door to the garage.

D - Recommend self closing hinges on the door to the garage to prevent gasoline fumes and draft in the event of a garage fire from entering the home. The City of Houston requires self closing doors to the garage.

I2J 0 0 I2J H. Windows

Comments: The windows were inspected and no damaged, glass, glazing putty or strips or damaged or missing window screens were observed except as noted below. There was no evidence of water intrusion. No insulated windows were fogged or displayed other evidence of broken seals. Safety glass was used in hazardous locations except as noted below. All windows in sleeping rooms or egress areas were operable.

No determination was made of the condition or presence of storm windows, awnings, shutters or security devices or systems. No determination was made of the condition of paints stains or other surface coatings.

0- The rear left window in the master bedroom has a broken spring. o - The rear center window in the master bedroom has a broken lock. 0- Several windows are difficult to open.

o - The window screens are missing. Screens are necessary to prevent bugs and pests from entering in the event the window is opened.

C - The large plate glass window in the hall bath and both shower surrounds did not have visible safety glass markings.

I2J 0 0 I2J I. Stailways (Interior and Exterior)
Comments: The stairway was inspected. Stair railings and guardrails were provided
at appropriate locations on the interior except as noted below. The railings were
securely fastened. Rail terminations, rail heights and intermediate balusters were
properly installed except as noted below. The stair treads and risers were within
tolerances.
D ~ The space between balusters for the stair railing as well as the
guardrail should not allow a sphere 4" in diameter to pass.
e ~ The openings between stair treads should not allow a sphere 4" in
diameter to pass.
D - There is no guard rail at the top of the stairs.
[Zl 0 0 0 J. Fireplace/Chimney
Comments: The fireplace and chimney were inspected. The fireplace was of Report Identification Bullard B2_Rpt.doc

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I I I Nl I NP I 0

Inspection Item

pre-fabricated metal, built-in construction. There was no build up of creosote nor any deficiencies in the interior of the firebox and visible flue area observed. The damper operated as intended. A non-combustible hearth extension was present and no deficiencies in the lintel, hearth and material surrounding the fireplace were observed.

The attic firestop was not accessible to verify that an attic firestop was present.

The chimney was observed from the roof. The chimney was metal with a metal exterior. The chimney cap and spark arrestor were present.

No determination was made of the adequacy of the draft nor was a chimney smoke test performed.

[gJ D D 121 K. Porches, Balconies, Decks and Carports

Comments; The porches, decks, steps and balconies were inspected. No structural deficiencies were observed except as noted below.

o - The space between balusters for the guardrail at the balcony should not allow a sphere 4" in diameter to pass throu h.

121 D D 121 L. Other

Comments: The walkways, patios and driveways leading to the dwelling entrance were inspected and found to function as intended.

I D - There is a broken fence picket on the right center.

II. ELECTRICAL SYSTEMS

121 D D 121 A. Service Entrance and Panels

Comments: The service entrance cables were inspected where they entered the panel and no deficiencies in the insulation were observed. The service entrance cables were inspected and no deficiencies in the insulation, drip loop, service line clearances and separation of conductors at weatherheads were observed. The weatherhead and mast were securely fastened to the structure or support.

The visible elements of the grounding electrode conductor were observed and appeared to function as intended including a secure connection to the grounding electrode.

The service entry panel was located on the right exterior wall and had a main disconnect. The nominal voltage was 110/220 V. The nominal ampacity is 200 amps. The current is single phase. The service entry panel was secured to the structure and was appropriately located in a non-hazardous location. The dead front cover was in place and used proper fasteners and had all knockouts filled except as noted below. The conductors were protected from the edges of metal panel boxes and trip ties were installed on 240-volt circuits. All circuits were not labeled. The condition of the wiring in the panel was appropriate as well as the compatibility of overcurrent protectors for the size of conductor being used except as noted below. The sizing of overcurrent protection and conductors for listed equipment was not checked due to no labeling.

Arc Fault Circuit Interrupters were not installed in family rooms, dining rooms, living rooms porches, libraries, dens, bedrooms, sun rooms, recreation rooms, closets, hallways, or similar rooms or areas.

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I I I NI I NP I D I

Inspection Item

The service capacUy amperage was not measured but was only observed from the breaker switch label. The capacity of the electrical system was not determined relative to its present or future use. Voltage drop calculations

were not performed. Neither the accuracy of the breaker labeling nor the

","r;.nmnf of the was confirmed.

o - white wires used as hot wires should ave black tape or

coloring on them on both ends to indicate to service personnel that they are hot wires and not neutrals. Unidentified hot wires are a shock hazard.

D - Numerous branch circuit electric cables are improperly entering the main service entrance panel through two large knockouts located at the bottom of the panel box. Under current electrical standards (see NFPA 70, NEC Article. 312, sub-section 312.5(C)) branch circuit cables shall be individually secured to the panel box, cabinet, cutout box, or meter socket enclosure with appropriate clamps at the knockout interface. At the time this dwelling was built (1955) this may have been an accepted practice. However, it does not comply with current fire regulations and in my opinion is in need of further review and repair by a licensed electrician.

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1·1 NI I NP I 0 I

Inspection Item

o ~ Under current electrical standards, all circuits and circuit modifications shall be legibly identified as to purpose or use on a circuit directory located on the face or inside the door of the enclosure. I recommend that a qualified electrician re-inspect, label and verify the appropriateness of existing over current protection for all branch circuits. The absence of labels makes repair of circuits dangerous and can result in a shock hazard for repair personnel in my opinion.

0- AFCI's (Arc Fault Circuit Interrupter Devices) are now required in family/living rooms, dining rooms, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, or similar rooms or areas. These are required to protect the property from a fire caused by sparks. These were not required, except in bedrooms,

before Se er 2008.

o . The electrical panel does not appear to be prope bonded. This

represents a potential shock hazard.

o - Some wiring at the electrical panel is inappropriately sized for the corresponding circuit breaker. This can result in overheating the wire and result in a fire hazard in my opinion. There are 20 amp breakers with 14 AWG conductors. They should be 12 AWG conductors or have 15 amp breakers.

o - There is double lugging evident wires under one screw) on one

or more neutral wires in the electrical panel.

IZl D D IZl B. Branch Circuits - Connected Devices and Fixtures

Type Of Wiring: The house wiring evident in the service entry panel was copper. The wiring method used was Non Metalic (NM) sheathed cable.

Comments: The branch circuit wiring was grounded two-wire and ungrounded twowire. No deficiencies in exposed wiring, wiring terminations, junctions and junction boxes were observed except as noted below. Conduit was terminated securely and provided in appropriate locations except as noted below.

All accessible receptacles were inspected and found to have power, correct polarity

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I I I NI I NP I 0 I

Inspection Item

with all three-prong receptacles being grounded except as noted below. There was no evidence of arcing or excessive heat. The receptacles were secured to the wall with covers in place except as noted below. Ground Fault Circuit Interrupter (GFCI) devices were installed in the kitchen but not in baths, garage, all exterior outlets and receptacles located within 6 feet of the outside edge of a laundry, utility or wet bar sink. GFCI devices operated properly except as noted below.

All accessible wall and appliance switches were operated and functioned as intended. No switches were damaged nor did any switches display evidence of arcing or excessive heat. All switches were fastened securely with cover in place. Disconnects were provided in appropriate locations.

All installed fixtures were inspected, including lighting devices and ceiling fans. There were no inoperable or missing fixtures except as noted below. There was improper use of extension cords. All closet light fixtures were properly installed.

Smoke alarms were not observed in the bedrooms and the halls outside the bedrooms.

D ~ There are visible electrical junction boxes in the attic area that do not have covers. This represents a potential shock hazard.

D - Conduit is not installed on exposed electrical wiring in several places. This represents a potential shock hazard.

D - The liquid tight conduit on the AC condensing unit is not connected to the terminus.

D - There was improper use of extension cords in several areas.

Extension cords should not be used for permanent wiring. o - There is no visible ground or bonding of the water and gas piping.

D - The emergency electrical shutoff for the AC compressor should not be located behind the condensing unit according to the National Electric Code. 36" of working space is required in front of the emergency disconnect.

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I I I NI I NP I D I

Inspection Item

D ~ There are loose outlets in the living room on the front right, master bedroom on the right front, under the hall bath sink and on the exterior front. This represents a potential shock hazard in my

D ~ There are ungrounded outlets in the front entrance hall on the ri and in the rear entrance hall from the garage on the rear. This represents a potential shock hazard in my opinion.

D • There is a damaged electrical outlet cover in the master bedroom on the on the left front. This represents a potential shock hazard.

D • The polarity is reversed on the electrical outlets in the master bedroom on the left front. This can cause damage to appliances and represents a potential shock hazard.

D - There is an outlet in the living room on the rear that has no power. D • There are no GFCI (Ground Fault Circuit Interrupter) outlets except in the kitchen. GFCPs are required at all outlets on the exterior, the garage, wet bars, kitchens and bathrooms to prevent shock in areas where moisture is possible.

D • The GFCI und Fault Circuit Interru on the left rear in the

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I I I NI I NP I 0

Inspection Item

kitchen did not trip when tested.

D - There was no GFCI protection for the hydrotherapy tub.

D - There are no GFCI receptacles within two feet of the master bath lavatories.

D - The living room lights on the right wall did not illuminate.

D • Smoke detectors need to be installed in the hall outside the bedrooms and one in each bedroom.

III. HEATING, VENTILATION, AND AIR CONDITIONING SYSTEMS

IZl 0 0 IZl A. Heating Equipment

Type Of System and Energy Source: Horizontal Flow ~ Gas in the lower attic and an Electric unit located in the upstairs closet.

Comments: There is a gas furnace located in the lower attic. The heating system was operated using normal control devices. No deficiencies in the controls and accessible operating components of the system were observed. The unit was not accessible for inspection.

The electric furnace does not operate as intended. The furnace was not accessible.

[NOTE: Full evaluation of the integrity of a heat exchanger requires dismantling of the furnace and is beyond the scope of a visual inspection.]

Accessories such as humidifiers, air purifiers, motorized dampers, heat reclaimers and electronic air filters were not inspected. The digitaJ~type thermostat was used to operate the system but was not checked for all its functions. Digita/~type thermostats or controls, radiant heaters, steam heat systems, and unvented gas~fired heating appliances were not inspected. No determination was made of the efficiency or adequacy of a system. No pressure test or other checks were made of the gas line.

D - The electric heating system is not heating properly. A licensed professional should further evaluate this system.

C - Recommend that an HVAC specialist further check the gas unit since it was not accessible.

D - The electric furnace located in the upstairs closet has access blocked by the water heater.

I8l 0 0 IZl B. Cooling Equipment

Type and Energy Source: Electric - Freon

Comments: The systems were operated using normal control devices and no deficiencies in performance were observed. No noticeable vibration of the blower fans was observed. The safety pan was not blocked with debris. lt was appropriately sized for the evaporator coil. The system operates within expected ranges of temperature differentials between supply and return registers.

Insulation was provided on refrigerant pipes except as noted below .. The condensing unit had adequate clearance and air circulation. The fins, location, levelness and elevation above ground surfaces were functioning as intended. The conductors and over-current protective devices were appropriately sized for the cooling system. An electrical shutoff was present, within sight and the proper distance.

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Inspection Item

Neither the digital-type thermostats or controls were programmed nor were setback features on thermostats or controls operated. The pressure of the system coo/ant was not checked nor was the presence of leaks checked in the system.

Condenser Manufacture: N Heil s/# 2453Npfsf m/# 2ATA1042A1000AA = 3 % tons Condenser Manufacture: S American Standard s/# L9806 48023 m/# CA5530VK02 = 2 Y2 tons

Cooling System registers:

Return N & S 62 OF N & S 48 OF fl T 14 DF o.k.

C - The primary and secondary condensate lines were not visibly located. D - Insulation is needed on the large Freon suction line at the N Ale compressor. Uninsulated lines can affect system performance.

lSJ D D lSJ C. Duct System, Chases and Vents

Comments: Visible components of the duct system were inspected and no improper materials or improper routing of ducts was observed except as noted below. Airflow was present at all accessible supply registers in the habitable areas of the structure and no deficiencies in accessible filters, ducting and insulation were observed.

No deficiencies in the installation and visible components of the flue system were

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observed. Flue and vent pipes terminated properly except as noted below. No deficiencies in materials used for the flue and vent systems were observed.

The return chases were inspected for hazardous conditions and found to function as intended.

No determination was made regarding the efficiency, adequacy or capacity of the systems. No determination was made of the uniformity of the supply of conditioned air to the various parts of the structure nor were the types of materials contained in insulation, wrapping of pipes, ducts, jackets and wiring determined.

o - The ducts lying on the attic insulation need to be raised or have something to separate them from the insulation to avoid condensation forming.

0- The vent pipe termination for the heating unit is not a U/L listed device. Improper venting of combustion gases can result. The water heater vent termination on the right is the proper UL listed cap.

IV. PLUMBING SYSTEM

~ D D ~ A. Water Supply System and Fixtures Location of Water Meter: front left

Location of Main water Supply Valve: Not visible Static Water Pressure Reading: 58 psi

Comments: No deficiencies in the type and condition of all accessible and visible water supply line components were observed. The water supply lines observed were galvanized iron.

No deficiencies in the water supply system were observed based on viewing functional flow in two fixtures operated simultaneously. No deficiencies were observed in the operation of all fixtures and faucets where the flow end of the faucet was accessible or not connected to an appliance. No deficiencies in the installation of the hot and cold faucets were observed. Backflow devices, anti-siphon devices or air gaps were present.

Exterior faucets were inspected and observed to be properly attached to the structure and to operate properly except as noted below. Exterior faucets were not provided with ant-siphon devices.

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The system had been shut down or otherwise secured and therefore it was not inspected.

Components that were not visible or accessible were not inspected. Main, branch or shut-off valves were not operated. No determination was made regarding the effectiveness of any anti-siphon devices. The water supply line for the icemaker was not tested because no valve was attached.. Waterconditioning equipment, such as softeners or filter systems was not inspected.

C - The main cutoff was not visible.

D - The water pipes in the attic are not protected against freezing.

Unprotected water pipes can freeze, burst and cause damage to the structure. Extended freezes are rare in this area but when they do happen serious damage will result to ceilings in my opinion.

D - The hall bath lavatory faucet is loose.

D - There was no hot water to the hall bath.

D - The handle on the front right hose bib is missing.

D - There is no water supply line to the right front hose bib. D - The handle on the left rear hose bib leaks when on.

D ~ To prevent possible cross contamination of fresh water supply, an anti-siphon valve should be added to all exterior faucets.

[gJ D D [gJ B. Drains, Wastes, Vents

Comments: The waste and vent system piping was inspected and no deficiencies in the type and condition of all accessible and visible wastewater lines and vent pipes were observed. The visible waste lines were galvanized chrome. No leaks were observed in drainpipes nor were there any deficiencies in the functional drainage at all accessible plumbing fixtures except as noted below. The shower enclosure was inspected and no leaks observed. The commodes had no cracks in the ceramic material, and were properly mounted on the floor. No commode leaks were observed and all tank components operated as intended. Mechanical drainstops were present and operated as intended on sinks, lavatories and tubs except as noted. below. A visible vent pipe system to the exterior of the structure was present and properly routed and terminated.

Sewer clean-outs were not inspected.

Location of main cleanout: right side

D - The hall bath shower is slow to drain.

D - The right lavatory in the master bath is slow to drain.

D - The door on the master bath shower does not properly close.

D - The drain stops on the master bath lavatories and the hall bath lavatory do not operate properly.

D - The drain pipes for the master bath lavatories are not visible.

[gJ D D [gJ C. Water Heating Equipment (Report as in need of repair those conditions specifically listed as recognized hazards by TREe rules.)

Energy Source: Gas & Electric

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Capacity: 40 Gallons Electric & 30 Gallons for gas unit

Comments: There were no broken or missing parts, covers or controls. A safety pan and drain line were properly installed on the electric unit. The location of the installation was safe.

No deficiencies in the burner, the flame and burner compartment were observed except as noted below. No deficiencies in the condition of the draft, draft diverter, draft hood, vent pipe, proximity to combustibles and vent termination point were observed. Adequate combustion and draft air were present. Iron/flex material was used for the gas branch line. An accessible gas shut-off valve was present and no leaks were observed. The gas line was inspected for leaks only where the line was visible and accessible and no deficiencies in the condition and type of gas piping were observed except as noted below.

No deficiencies in the operation of heating elements and the condition of wiring were observed except as noted below.

The water heater located in the garage was protected from physical damage. The burners and burner ignition devices were not a minimum of 18 inches above the lowest garage floor.

The temperature and pressure relief valve (TPR) to the water heater was not tested because of the condition of the valve, concerns about the termination point of the drain line or other safety concerns of the inspector.

The vent flue was Type B, double-walled pipe and extended greater than 5' above the draft hood. The flue clearances through the ceiling, attic and roof were appropriate and the termination above the roof was correct. The extension above the roof utilized the correct storm collar, flashing and the termination utilized an approved UfL listed device.

No pressure test or other checks were made of the gas line.

Neither the existence of the sacrificial anode nor its bonding was inspected.

Unit Manufacture:

OM For safety reasons, the water heater located in the garage (or in a room I closet that opens directly into the garage) should be raised to a minimum of 18 inches above the garage floor. Gas fumes can reach the garage floor and be ignited by the water heater and present a fire hazard.

o - There is no sediment trap on the gas piping to the water heater. The sediment trap traps impurities such as dust, rust and water that may be present in the gas supply.

o - The bottom is rusted in the gas water heater.

D - There is no disconnect at the electric water heater.

D M Wiring or wiring splices are exposed at the electric water heater.

This presents a potential shock hazard.

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D • The temperature and pressure relief (TPR) valve on the water heater does not readily open with gentle pressure. It was not forced open to prevent dripping if it would not re-seal when closed. An inoperable TPR valve combined with malfunctioning water heaters can result in explosions.

D - The temperature and pressure relief valve (TPR) has a manufacturer's warranty of three years. If this valve is more than three years old in my opinion it should be replaced.

D - There is no piping on the TPR valve on the gas water heater.

D - The termination for the TPR valve piping on the electric water heater could not be determined.

o - Unions are ired within 12" of the water heaters for removal.

I:8J 0 D D D. Hydro·Massage Therapy Equipment

Comments: The Hydro-Massage therapy equipment was operated. No evidence of leaks around or under the tub was observed. An access cover was accessible. No deficiencies in the ports, valves, grates and covers were observed. The switch operated as intended. The dedicated Ground Fault Circuit Interrupter (GFCI) located

operates properly.

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No determination was made regarding the adequacy of self-draining features of the circulation system.

D - There is no apparent GFCI protection to the tub in the haJJ bathroom. The lack of a GFCI presents a potential shock hazard.

D - The air entrainment knobs do not operate on the hydro-therapy tub. D - There is no access to the Hydro-Therapy tub pump and circulation system.

D - Water flow is not present on the rear left jet.

V. APPLIANCES
0 0 0 0 A. Dishwasher
Comments: Not inspected due to the cold water being turned off.
0 0 0 0 B. Food Waste Disposer
Comments: Not present
0 0 0 0 C. Range Exhaust Vent
Comments: The range exhaust vent would not operate.
D - The exhaust vent is using flex line with ridges in it. It is required to
be metal with smooth walls to prevent grease buildup which can
cause a fire hazard in my opinion.
D - The range exhaust vent should terminate outside the structure with a
backdraft damper. The exterior opening should be screened with "!!,sir -
W' openings.
D - The unit does not operate.
0 0 0 0 D. Ranges, Cooktops And Ovens
Comments: The cooktop is a gas unit and was operated and no broken or missing
knobs, elements, drip pans or other parts were observed. The burners operated at
low and high settings. Adequate clearance was provided from combustible material,
The electric oven did not operate
D - The oven is inoperative. There is no power to the unit.
D - There is no accessible gas shut-off valve to the cooktop. The gas
cannot be shut off in an emergency or during repairs without
moving the unit.
D - The electronic ignition for the cooktop is not working.
0 0 [2l 0 E. Microwave Oven
Comments: Not present
0 0 [2l 0 F. Trash Compactor
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o 0 0 0 G. Mechanical Exhaust Vents and Bathroom Heaters

Comments: The mechanical exhaust fans operated as intended and no unusual noise or vibration was observed.

I C - Termination of the vents was not visible.

o 0 0 0 H. Garage Door Operator(s)

Comments: The front overhead garage door was operated utilizing a wall-mounted switch. The system functioned as intended. No deficiencies in the installation, condition and operation of the garage door operator were observed. The door automatically reversed during closing cycle and the installed electronic sensors were operable and installed at the proper height above the garage floor, the emergency release operated except as noted below. The door locks had not been removed or disabled.

0- The garage door locks need to be removed or disabled. Locked doors which are electronically opened can cause damage to the door and the operator.

o M Electronic sensors were not installed at the proper height (6") above the garage floor. The sensors reverse the door when a person or animal crosses the beam and therefore present a necessary safety feature in my opinion.

o 0 00 I. DoorBell and Chimes Comments: Not present

o 0 [8l 0 J. DryerVents

Comments: Not present

Inspected By:

~~~~

Truman Laminack Jr. Professional Inspector #6665

SUMMARY

I. Structural

D - The soil on all sides needs to be kept a minimum of 4" from the brick and 6" from the siding and sloped away at 6" in 10' for drainage. Recommend re-grading or installing a drainage system.

D - Trees should be trimmed to a minimum of 5 feet away from the roof. Branches too close to the roof can cause damage to the roof surface and roof structure.

D - The nails for the flashing and roof jacks need to be covered with roofing cement to prevent them from moving during expansion and contraction which can cause leaks in my opinion.

D - A splash guard J diverter needs to be installed above the air conditioner condensing units to prevent sheet flow into the units during heavy rains in my opinion.

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0- Vertical wall facings need to be clear of the shingles by 1 1/2" to prevent moisture from wicking into the siding.

0- Counter flashing is missing on the second story. This can produce potential paths for moisture intrusion into the roof structure. The flashing used is "J" flashing and the code requires step flashing.

o _ The tree debris needs to be removed from the roof surface.

D - There is no safe walkway to the HVAC unit that is located in the attic. This makes inspection, maintenance and repair difficult and hazardous in my opinion.

D - The pull down attic stair is missing in the garage and a fire rated stairway needs to be installed for fire protection from the garage.

0- Depths of insulation that will maintain an R value of 30 (depending on % glazing) will improve heating and cooling characteristics and reduce utility costs and is required in the Houston Area. For reference, this is equivalent to a depth of loose or bat insulation of 10" to 12" depending on the manufacturer. Inadequate insulation will result in greater heat and cooling losses as well as an increase in moisture levels in the attic structure. Energy companies are now recommending 18" of insulation to reach R-38.

0- The attic ventilation is inadequate. The existing vents do not produce the required 1 square foot for every 150 square feet of attic with half in the upper portion. Inadequate ventilation results in increased temperatures in the attic and allows moisture to be deposited. The upper attic has no ventilation.

0- Some slight brick and mortar separation was noted.

o - All exterior wall penetrations need to be caulked.

D - Caulk is needed in the siding joints where missing.

D - There are no weep holes in the brick veneer wall. They have been covered with tile. Weep holes permit moisture to drain from behind the brick and should be spaced no more than 33" on center and above windows and doors. The trapping of moisture in the walls can cause structural damage and mold growth in my opinion. D - Exterior trim has wood rot on the right side at the AC chase.

D - There is a gap to the left of the front door and the corner bricks are loose.

D - There is a large hole in the brick veneer wall on the left side that should be sealed to prevent pests from entering the wall cavity in my opinion.

D - There is water damage to the wood floorinq in the center bedroom next to the hall bath. D - The right French door on the interior to the master bedroom does not latch at the top.

D - The top hinge on the front left exterior French door to the master bedroom is loose and allows a gap at the weather striping.

D - Weather striping is needed on the door to the garage.

D - Recommend self closing hinges on the door to the garage to prevent gasoline fumes and draft in the event of a garage fire from entering the home. The City of Houston requires self closing doors to the garage.

D - The rear left window in the master bedroom has a broken spring. D - The rear center window in the master bedroom has a broken lock. D - Several windows are difficult to open.

D - The window screens are missing. Screens are necessary to prevent bugs and pests from entering in the event the window is opened.

C - The large plate glass window in the hall bath and both shower surrounds did not have visible safety glass markings.

D - The space between balusters for the stair railing as well as the guardrail should not allow a sphere 4" in diameter to pass.

D - The openings between stair treads should not allow a sphere 4" in diameter to pass. D - There is no guard rail at the top of the stairs.

D - The space between balusters for the guardrail at the balcony should not allow a sphere 4" in diameter to pass through.

0- There is a broken fence picket on the right center.

II. Electrical

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D - The white wires used as hot wires should have black tape or coloring on them on both ends to indicate to service personnel that they are hot wires and not neutrals. Unidentified hot wires are a shock hazard.

D - Numerous branch circuit electric cables are improperly entering the main service entrance panel through two large knockouts located at the bottom of the panel box. Under current electrical standards (see NFPA 70, NEC Article. 312, sub-section 312.5(C» branch circuit cables shall be individually secured to the panel box, cabinet, cutout box, or meter socket enclosure with appropriate clamps at the knockout interface. At the time this dwelling was built (1955) this may have been an accepted practice. However, it does not comply with current fire regulations and in my opinion is in need of further review and repair by a licensed electrician.

D - There is a knockout missing on the dead front cover in the electrical panel. This represents a potential shock hazard.

D - The electrical panel does not appear to be properly bonded. This represents a potential shock hazard. D - Some wiring at the electrical panel is inappropriately sized for the corresponding circuit breaker. This can result in overheating the wire and result in a fire hazard in my opinion. There are 20 amp breakers with 14 AWG conductors. They should be 12 AWG conductors or have 15 amp breakers.

D M There is double lugging evident (two wires under one screw) on one or more neutral wires in the electrical panel.

D - Under current electrical standards, all circuits and circuit modifications shall be legibly identified as to purpose or use on a circuit directory located on the face or inside the door of the enclosure. I recommend that a qualified electrician re-inspect, label and verify the appropriateness of existing over current protection for all branch circuits. The absence of labels makes repair of circuits dangerous and can result in a shock hazard for repair personnel in my opinion.

D - AFCI's (Arc Fault Circuit Interrupter Devices) are now required in familylliving rooms, dining rooms, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, or similar rooms or areas. These are required to protect the property from a fire caused by sparks. These were not required, except in bedrooms, before September 2008.

D M There are visible electrical junction boxes in the attic area that do not have covers. This represents a potential shock hazard.

D - There are visible electrical junction boxes in the attic area that do not have covers. This represents a potential shock hazard.

D - Conduit is not installed on exposed electrical wiring in several places. This represents a potential shock hazard.

D - The liquid tight conduit on the AC condensing unit is not connected to the terminus.

D - There was improper use of extension cords in several areas. Extension cords should not be used for permanent wiring.

D - There is no visible ground or bonding of the water and gas piping.

D - The emergency electrical shutoff for the AC compressor should not be located behind the condensinq unit according to the National Electric Code. 36" of working space is required in front of the emergency disconnect.

D - There are loose outlets in the living room on the front right, master bedroom on the right front, under the hall bath sink and on the exterior front. This represents a potential shock hazard in my opinion.

D - There are ungrounded outlets in the front entrance hall on the right and in the rear entrance hall from the garage on the rear. This represents a potential shock hazard in my opinion.

D - There is a damaged electrical outlet cover in the master bedroom on the on the left front. This represents a potential shock hazard.

0- The polarity is reversed on the electrical outlets in the master bedroom on the left front. This can cause damage to appliances and represents a potential shock hazard.

D _ There is an outlet in the living room on the rear that has no power.

D - There are no GFCI (Ground Fault Circuit Interrupter) outlets except in the kitchen. GFCI's are required at all outlets on the exterior, the garage, wet bars, kitchens and bathrooms to prevent shock in areas where moisture is possible.

D - The GFCI (Ground Fault Circuit Interrupter) on the left rear in the kitchen did not trip when tested.

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D - There was no GFCI protection for the hydrotherapy tub.

D - There are no GFCI receptacles within two feet of the master bath lavatories. 0- The living room lights on the right wall did not illuminate.

D - Smoke detectors need to be installed in the hall outside the bedrooms and one in each bedroom.

III. Heating Ventilating & Air Conditioning

D - The electric heating system is not heating properly. A licensed professional should further evaluate this system.

C - Recommend that an HVAC specialist further check the gas unit since it was not accessible. D - The electric furnace located in the upstairs closet has access blocked by the water heater.

0- Insulation is needed on the large Freon suction line at the N NC compressor. Uninsulated lines can affect system performance.

D - The North NC compressor should be on a raised pad at least 3" above grade. Elevations too close to the ground, in my opinion, will result in more rapid deterioration of the condenser unit from rust.

D - The ducts lying on the attic insulation need to be raised or have something to separate them from the insulation to avoid condensation forming.

D - The vent pipe termination for the heating unit is not a U/L listed device. Improper venting of combustion gases can result. The water heater vent termination on the right is the proper UL listed cap.

IV. Plumbing

0- The water pipes in the attic are not protected against freezing. Unprotected water pipes can freeze, burst and cause damage to the structure. Extended freezes are rare in this area but when they do happen serious damage will result to ceilings in my opinion.

D - The hall bath lavatory faucet is loose.

D - There was no hot water to the hall bath.

D - The handle on the front right hose bib is missing.

0- There is no water supply line to the right front hose bib. 0- The handle on the left rear hose bib leaks when on.

D - To prevent possible cross contamination of fresh water supply, an anti-siphon valve should be added to all exterior faucets.

D - The hall bath shower is slow to drain.

D - The right lavatory in the master bath is slow to drain.

D - The door on the master bath shower does not properly close.

D - The drain stops on the master bath lavatories and the hall bath lavatory do not operate properly. D - The drain pipes for the master bath lavatories are not visible.

D - For safety reasons, the water heater located in the garage (or in a room I closet that opens directly into the garage) should be raised to a minimum of 18 inches above the garage floor. Gas fumes can reach the garage floor and be ignited by the water heater and present a fire hazard.

D - There is no sediment trap on the gas piping to the water heater. The sediment trap traps impurities such as dust, rust and water that may be present in the gas supply.

o - The bottom is rusted in the gas water heater.

0- There is no disconnect at the electric water heater.

D - Wiring or wiring splices are exposed at the electric water heater. This presents a potential shock hazard.

D - The temperature and pressure relief (TPR) valve on the water heater does not readily open with gentle pressure. It was not forced open to prevent dripping if it would not re-seal when closed. An inoperable TPR valve combined with malfunctioning water heaters can result in explosions.

D - The temperature and pressure relief valve (TPR) has a manufacturer's warranty of three years. If this valve is more than three years old in my opinion it should be replaced.

D - There is no piping on the TPR valve on the gas water heater.

D - The termination for the TPR valve piping on the electric water heater could not be determined. D - Unions are required within 12" of the water heaters for easy removal.

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0" There is no apparent GFCI protection to the tub in the Hall bathroom. The lack of a GFCI presents a potential shock hazard.

D - The air entrainment knobs do not operate on the hydro-therapy tub.

D _ There is no access to the Hydro-Therapy tub pump and circulation system. D - Water flow is not present on the rear left jet.

V. Appliances

D - The exhaust vent is using flex line with ridges in it. It is required to be metal with smooth walls to prevent grease buildup which can cause a fire hazard in my opinion.

D _ The range exhaust vent should terminate outside the structure with a backdraft damper. The exterior opening should be screened with %" - %" openings.

D - The exhaust unit does not operate.

D - The oven is inoperative. There is no power to the unit.

D - There is no accessible gas shut-off valve to the cooktop. The gas cannot be shut off in an emergency or during repairs without moving the unit.

D - The electronic ignition for the cooktop is not working.

D - The garage door locks need to be removed or disabled. Locked doors which are electronically opened can cause damage to the door and the operator.

o - Electronic sensors were not installed at the proper height (6") above the garage floor. The sensors reverse the door when a person or animal crosses the beam and therefore present a necessary safety feature in my opinion.