112 Redbud Drive / Buy Smart Home Inspections / Ted Wulff · 2017. 7. 4. · Buy Smart Home Inspections Ted Wulff 1155 Rocky Brook Drive Cedar Hill, Texas 75104 Report Identification:

Inspection Report

Mrs. Crystal WulffJosh Wulff

Property Address:112 Redbud DriveForney TX 75126

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Buy Smart Home Inspections

Ted Wulff1155 Rocky Brook DriveCedar Hill, Texas 75104

Report Identification: 112 Redbud Drive

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Table of Contents

Cover Page .......................................................................... 1

Table of Contents ................................................................ 3

Intro Page ............................................................................ 4

I Structural Systems ............................................................ 5

II Electrical Systems.......................................................... 35

III Heating, Ventilation and Air Conditioning Systems.... 46

IV Plumbing System ......................................................... 53

V Appliances ..................................................................... 61

General Summary.............................................................. 63

Invoice............................................................................. 100


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Date: 6/30/2017 Time: 9:00 AM Report ID: 20170630-112-Redbud-Drive

Property:112 Redbud DriveForney TX 75126

Customer:Mrs. Crystal WulffJosh Wulff

Real Estate Professional:

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be consideredbefore purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspectionby a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should beconsidered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioningas intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning asintended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Deficient (D) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items,components or units that can be repaired to satisfactory condition may not need replacement.

In Attendance:Customer

Type of building:Single Family (1 story)

Approximate age of building:Under 10 Years

Home Faces:West

Temperature:Over 65 (F) = 18 (C)

Weather:Clear

Ground/Soil surface condition:Dry


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I = Inspected NI = Not Inspected NP = Not Present D = Deficient

I NI NP D

I. Structural Systems

A. FoundationsType of Foundation(s): Post Tension SlabMethod used to observe Crawlspace: No crawlspaceType of Insulation: Blown in fiberglassGarage Door Information: Manually Operated, Automatic Garage Door OpenerComments:(1) There are no generally accepted and purely objective standards for determining foundation failure. Thedetermination of foundation performance is a "subjective opinion" based on the knowledge and experience of theinspector coupled with quantitative measurements, visual observations and the functional aspects of the structure andmay vary with the opinions of other inspectors.

The visible portions of the "slab on grade" foundation was observed and measured for indications of differentialmovement. Many structural characteristics were judged indirectly by the visible condition of the interior and exteriorsurfaces of the home and/or components open to view. Cracks and separations that are not amenable to a visibleinspection (i.e. under floor covering, behind wall covering) cannot be observed. This visual inspection also assumesthat refurbishing repairs have not been performed that would mask distress patterns normally produced by structuralproblems.

Soil Maintenance/Information Expansive soils that are common to this region can adversely affect the performance ofa foundation. Variations in the moisture content produces a disproportionate degree of swelling and shrinkage of thesoil which can result in differential movement. Changes in the moisture content can be caused by any of thefollowing:

• Poor drainage away from the foundation.• Standing water at one or more points around the foundation.• Leaking plumbing lines.• Non-uniform watering of plants and lawns around the structure.• Excessive vegetation, plants, and trees adjacent to the foundation.• Insufficient watering during dry weather conditions.

Random 1st story floor surface measurements were taken with a Technidea™ Ziplevel. All measurements were takenon surfaces of similar height. Zero reference is rechecked for repeatability. The following measurements were taken:

Living Room Fireplace,: 0 (zero reference surface)

• Living room right: -.2"• Living room right front: -.4"• Front Door: -.2:• Dining room right: 0• Dining room left: -.1"• Garage Entrance: +.1"• Laundry front: -.1"


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• 3rd bedroom: +.1"• 2nd bedroom: 0• M bedroom left rear: -.6"• M Bedroom right corder: -.5"

The measurements indicate a variance of approximately .6" in range, but a predominant variance of .1-.2" of variance.It should be noted that slab foundations may reveal some unevenness due to workmanship (as built). Therefore,measurements do not necessarily represent the actual degree of deflection from differential movement of thefoundation. Although deviations/slopes in the foundation can assist the inspector in evaluating the foundationperformance as to the direction and degree of possible movement, these deviations/slopes are not, by themselves, ameasurement of foundation movement. Based on the random floor measurements taken, it is my opinion that thefoundation is close to being level with the master bedroom exterior wall and right front portion of the living roomshowing most of the variance.

It is important that you maintain proper drainage around the structure in such a way that water runs away from thebuilding and off the site. When the foundation is located on expansive clay soils, watering of the soil/landscapearound the foundation can be an effective way of maintaining moisture stability and preventing volume changes.Proper drainage coupled with watering of the soil/landscape around the foundation in a systematic and scheduledmanner should aid in maintaining a constant moisture content. If the structure is left unattended for an extendedperiod, provisions should be made to have the yard watered frequently during dry periods.

FOUNDATION PERFORMANCE OPINION: Based on this evidence and the fact that there are no settlementcracks found and that the doors are all square in their frames that there appears to be no significant foundationsettlement. In my opinion the foundation appears to be performing adequately as intended with minor issues withcorner expansion cracks only.

This opinion would not be applicable to future changing conditions. No accurate prediction can be made of futurefoundation movement. Opinions are based on observations made without the use of sophisticated testing procedures.Therefore, the opinion expressed is one of apparent condition and not absolute fact.

Slab-on-grade foundations are the most common type of foundation in the DFW area for residential construction.When supported by active or expansive soils, this type of foundation will frequently deflect enough to result incosmetic damage (usually sheetrock, brick veneer cracking, etc.) and possibly some minor functional problems suchas sticking doors. Any owner of a dwelling supported by a slab-on-grade foundation should be prepared to accept adegree of cosmetic distress and minor functional problems due to foundation movement.

NOTE: This inspection is not an engineering report, and should not be considered one. If any cause for concern isnoted in the report, or if you want further evaluation, you should consider retaining a professional engineer prior tosettlement.(2) The slab had expansion fractures in some corners. This is caused by differential movement between the masonrywalls and the concrete foundation. The corner fractures did not appear to adversely affect the structure. The cracksshould be monitored to be sure that further concrete degradation does not cause the foundation brick ledge to beundermined leading to inadequate support of the bricks and required repairs.


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A. Item 1(Picture) Corner Expansion Fracture

A. Item 2(Picture)


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A. Item 3(Picture)


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A. Item 4(Picture)

(3) The post tension slab cable end was found to be corroding. These cables are typically tensioned to 30,000+pounds and need to be kept from deterioration. Recommend a foundation contractor with expertise in post tensionslabs be contacted for repair.

A. Item 5(Picture) Post Tension Cable Corrosion

B. Grading and DrainageComments:


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(1) Dry weather conditions existed at the time of this inspection and yard drainage was not observed firsthand.Elevation of the slab above grade and drainage away from the foundation appeared generally sufficient at the ____.The soil should always be kept below the top of the foundation ensuring adequate drainage away from the structure.

Please note that grading and drainage was examined around the foundation perimeter only. Grading and drainage atother areas of the property are not included within the scope of this inspection.

Information as to whether this property lies in the flood plain or if it has ever been subjected to rising water was notdetermined. The owner should be consulted for a history.

Dry weather conditions existed at the time of this inspection and yard drainage was not observed firsthand. Elevationof the slab above grade and drainage away from the foundation appeared generally sufficient at the ____. The soilshould always be kept below the top of the foundation ensuring adequate drainage away from the structure.

Please note that grading and drainage was examined around the foundation perimeter only. Grading and drainage atother areas of the property are not included within the scope of this inspection.

Information as to whether this property lies in the flood plain or if it has ever been subjected to rising water was notdetermined. The owner should be consulted for a history.(2) The downspout was not connected to the underground drainage pipe, which will cause rain water to overflow andsaturate the foundation. Recommend repair by a gutter and downspout contractor.

B. Item 1(Picture) Disconnected Downspout


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(3) The foundation was undermined by erosion cause by water. The owner indicated that the underground drainagepipes attached to the downspouts were installed after this problem was detected as a solution. This appears to be anadequate solution, so no further repairs are recommended.

B. Item 2(Picture) Undermined Foundation

(4) Where the sidewalk meets the front porch there is a gap in the pavement of approximately 2". This is consideredto be a potential trip hazard. The condition has been mitigated with gravel and appears to be a satisfactory solution.Recommend monitoring of the gravel to ensure that it remains in place to continue to bridge this gap.

B. Item 3(Picture) Gap in the Pavement

(5) There is a negative slope at the rear of home and can cause or contribute to water intrusion or deterioration. Irecommend that a landscape contractor create a positive slope of 6" for the ground 10' extending from the exteriorwall.


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B. Item 4(Picture) Negative Slope

(6) The two downspouts in the rear have negatively sloped splash blocks, which prevents water from beingadequately being carried away from the foundation. Recommend that these downspouts be extended and thesplashblocks be adjusted to create a positive slope by a qualified gutter and downspout contractor.

B. Item 5(Picture) Negative Slope of Splash Block

(7) There is a negative slope in the area on the left side of the patio, which would prevent water from adequatelydraining from the foundation. Recommend repair by a landscape contractor to create a positive slope of 6" for the first10' of ground extending from the exterior wall.


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C. Roof Covering MaterialsTypes of Roof Covering: 3-Tab fiberglassViewed roof covering from: Walked roofComments:(1) The age of the roof was not determined. The owner may be able to provide a history. Additionally, I recommendobtaining all roof paperwork from the owner and determining whether or not the manufacturer's warranty istransferable.

The number and location of fasteners per shingle was not determined as this would require lifting the shingles andbreaking the self seal adhesive bond. The fasteners appeared to be of sufficient length as visible penetration throughthe roof decking was confirmed. No other comment is made regarding the shingle fasteners.

Tree limbs in close proximity to the house should be kept trimmed away from the roof.

Most of the flashings are under the shingles or behind the exterior wall covering and their condition and properinstallation cannot be fully verified.

Most roof leaks are not from holes in shingles, but from flashing problems. Since many portions of the various metalflashings in any structure are not visible, no comment can be made as to the condition of these hidden flashing areas.

Water penetration may occur at any time. It is not possible to state that any roof is water tight or leak free. Undersevere weather conditions with wind driven rain or extended periods of rainfall, any roof may develop leaks. Anysignificant amount of rainfall accompanied by gusts, high winds and/or flying debris may damage the roof covering.(2) Limitations of Roof Inspection

All roofs will require periodic inspection, ongoing maintenance, and repair. Roofing life expectancies can varydepending on several factors. This assessment of the roof does not preclude the possibility of leakage. Leakage candevelop at any time and may depend on rain intensity, wind direction, etc. Unless specifically stated, opinions of thefollowing are not included: remaining service life of the roof; manufacturers material defects; fastener


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appropriateness, installation in accordance with manufacturers installation specifications and prior hail activity.Inspection of the roofing system was limited by (but not restricted to) the following conditions:

• Most of the flashing is under the shingles or behind the exterior wall covering and its condition and properinstallation cannot be fully verified.

• This inspection does not include the insurability of the roof.

D. Roof Structures and AtticsAttic info: Scuttle hole, Light in atticMethod used to observe attic: From entry, Viewed from access hatchApproximate Average Depth of Insulation: 8 inchesComments:(1) The roof support structure is wood framed utilizing rafters, ceiling joists, purlins, and struts at various spacing.The rafters revealed no apparent damage. Various rafters were reinforced with collar ties. Collar ties are tension tiesplaced in the upper 1/3 of the attic between rafters on opposite sides of the roof. Collar ties are intended to resistrafter/ridge board separation due to unbalanced loads or to reduce uplift of the upper rafter ends in high wind loading.

Most roof structures exhibit framing that does not follow industry standards exactly. Since these structures areconstructed with a number of redundant wood members, minor variations in assembly, spacing and flatness can betolerated. Observation of the roof planes revealed no significant sagging. NOTE: This is not a code or designspecification inspection and no comment is made with respect to the adherence to span, material grades, nailing,bracing, or other miscellaneous specification schedules.

Access to view the attic was limited to the area around the access hatch due to unsafe movement and the potential forproperty damage.(2) The insulation around the fireplace chimney did not provide the required clearance and represents a fire hazard.Recommend that a 2" gap be created by a insulation contractor.


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D. Item 1(Picture)

(3) Rodent droppings were found in the attic indicating the presence of mice. Recommend an exterminator beengaged for remediation of the problem.

D. Item 2(Picture) Rodent Droppings

(4) Limitations of Attic Inspection: There were inaccessible attic spaces due to reduced clearance or obstruction bystructural members.


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• The roof structure was evaluated from areas immediately adjacent to the attic opening(s) and from flooredareas adjacent to installed equipment (i.e. HVAC, etc.).

• Insulation covered some structural components in the attic.• The entire underside of the roof sheathing was not visible.

Insulation R-values were not determined.

E. Walls (Interior and Exterior)Comments:(1) The expansion joint caulking on the left side of the house was deteriorating giving opportunity for water intrusion.Recommend that it be repaired by a contractor.

E. Item 1(Picture)

(2) The wood trim around the garage doors was deteriorating due to weathering of the paint finish. Recommend thatthe trim be re-painted to provide protection against further deterioration.


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E. Item 2(Picture)

(3) The caulking around the garage doors was deteriorated, which can allow for water intrusion and framingdeterioration. Recommend that it be repaired/replaced by a contractor.


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E. Item 3(Picture)

(4) The mortar joints near the front door exhibited expansion cracks that could allow for moisture intrusion andfurther deterioration. Recommend that these joints be re-pointed by a qualified mason.


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E. Item 4(Picture)


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E. Item 5(Picture)

(5) There were several exposed nails in the siding on the rear of the house, which could lead to corrosion of nails, andmoisture damage to the siding. Recommend that these be repaired by a contractor.


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E. Item 6(Picture)

(6) The caulking on the edge of the rear siding is cracked allowing for moisture intrusion and deterioration.Recommend that a contractor repair/replace.


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E. Item 7(Picture) Cracked Caulking

(7) The thermal image shows the below the hallway ceiling where insulation is missing or unseated and represents anarea that is causing heat to enter in the summer or heat loss in the winter. Recommend an insulation contractor beobtained to repair/replace the insulation.


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E. Item 8(Picture) Warm Area

E. Item 9(Picture) Area of missing insulation

(8) Limitations of Interior/Exterior Wall Inspection

Assessing the quality and condition of interior/exterior finishes is highly subjective. Issues such as cleanliness,cosmetic flaws, quality of materials, architectural appeal and color are outside the scope of this inspection. Commentswill be general, except where functional concerns exist. No comment is offered on the extent of cosmetic repairs thatmay be needed after removal of existing wall hangings and furniture. The Inspection of the walls was limited by (butnot restricted to) the following conditions:

• The condition of hidden wood structural members in the wall cavities or in areas not readily observable tothe inspector is unknown. No access was gained to the wall cavities.

• Flashing(s) behind the exterior wall covering, windows and doors and their condition and properinstallation cannot be fully verified.

• Furniture, storage, appliances and/or wall hangings restricted the inspection of the interior, including thegarage.

• The gutter system restricted complete observation of the fascia board(s).


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F. Ceilings and FloorsComments:(1) The ceilings are wood framed and are covered primarily with gypsum board. Although the ceiling framing was notreadily visible due to being covered, there was no clear evidence that would indicate structural deficiencies. Theceilings revealed no apparent distortion or sagging.

Limitations of Ceiling/Floor Inspection Assessing the quality and condition of interior finishes is highly subjective.Issues such as cleanliness, cosmetic flaws, quality of materials, architectural appeal and color are outside the scope ofthis inspection. Comments will be general, except where functional concerns exist. No comment is offered on theextent of cosmetic repairs that may be needed after removal of existing furniture. The Inspection of the ceilings/floorswas limited by (but not restricted to) the following conditions:

• The condition of hidden wood structural members in the ceiling cavities or in areas not readily observableto the inspector is unknown.

• Conditions below the floor covering (i.e. carpet, etc.) is unknown.• Furniture, storage, appliances and/or wall hangings restricted the inspection of the interior, including the

garage.• No comment is made on the condition of the floor covering (i.e. carpet, tile, laminate wood, etc.).• The floor tiles were not examined for proper bonding to the surface.

(2) The two photos show the peak of the living room ceiling where thermal imaging shows a warm spot indicatinghigher temperatures. This is an indication that the insulation in the attic is either missing or not well seated causing alack of insulating capacity. Recommend repair/replacement by an insulation installation contractor.


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F. Item 1(Picture) Missing/unseated insulation

F. Item 2(Picture) Warm Spot Location

(3) The Thermal image shows the attic access hatch where insulation is missing. The hatch panel is a partial hollowcore door, but without any insulation inside or above it. Recommend that insulation be added by an insulationcontractor for better thermal efficiency.


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F. Item 3(Picture)

G. Doors (Interior and Exterior)Comments:(1) It is suggested that the locks on all exterior entrances be changed or re-keyed for improved security.(2) The Lintel above both garage doors are starting to rust, which could eventually cause cracks in the surroundingmortar though corrosion expansion. Recommend that these be painted with a corrosion resistant coating by a paintingcontractor.

G. Item 1(Picture) Lintel Corrosion


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(3) The lock on the front storm door would not latch making the storm door un-lockable. Recommend that a doorcontractor be engaged to repair this condition.

G. Item 2(Picture)

(4) The surface of rear entrance door was corroded. Recommend that a painting contractor re-paint this door with acorrosion resistant coating.


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G. Item 3(Picture)

(5) The weather stripping around the rear entrance door was damaged, which makes the seal inadequate to prevent airleakage. Recommend replacement of the weather stripping by a door contractor.


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G. Item 4(Picture)

(6) The door lock was found to still be in place, which could cause damage to the door if locked when the automaticdoor opener is engaged. Recommend that this condition be repaired by a qualified garage door contractor.


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G. Item 5(Picture)

(7) The garage entrance door is required to be solid core, fire rated and to be self closing. Although of solid coreconstruction, the fire rating sticker could not be found on the door. It was also not self closing, which could allowcarbon monoxide to come in from the garage. Recommend a door contractor be contacted to validate the fire rating,and install self closing hinges.


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G. Item 6(Picture)

(8) Limitations of Door Inspection:• Glass in and around doors that require safety glass may not be able to be verified when the etched label is

missing or difficult to read.

No validation is being made that any door security hardware is adequate to prevent a forced intrusion or in regard tothe security adequacy of the design or installation.

H. WindowsComments:All windows were not opened/inspected due to obstructions. Confirm proper operation of all windows whenconditions permit. It is important that bedrooms have at least one operable window or exterior door for emergencyegress.

J. Fireplaces and ChimneysTypes of Fireplaces: Solid FuelComments:(1) As seen from the firebox opening, the chimney flue appeared to be reasonably clean. It is recommended that thefirebox and chimney be maintained and cleaned regularly. NOTE: Due to the routing and offsets of the flue, only asmall area was visible from the damper area. A complete review can be accomplished by a chimney sweep.(2) The front corner of the chimney had some deteriorated wood. The separation can let moisture into the houses and


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needs to be repaired/replaced by a contractor. At that time the satellite dish installation bracket may be removed ifdesired.

J. Item 1(Picture)

(3) The siding at the edge of the roof is flashed, but the siding should be cut above the surface of the roofing materialby several inches to avoid water damage to the siding, which tends to wick up moisture when in close proximity toroofing materials where water will splash up on on the siding and run adjacent to it. Recommend that a contractor behired to repair/replace the siding to remedy this condition.


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J. Item 2(Picture)

J. Item 3(Picture)

J. Item 4(Picture)

(4) The left side of the chimney has bare wood where the paint has weathered off, which will allow for deteriorationof the wood. Recommend that it be refinished by a professional painter.


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J. Item 5(Picture)

(5) Limitations of Fireplace/Chimney Inspection

The Inspection of the fireplace/chimney was limited by (but not restricted to) the following conditions:

• The adequacy of chimney draw could not be assessed during a visual inspection.• The presence of sufficient "fire stopping" (where the chimney extends through the building, for example)

behind interior finishes and in the attic, is not possible to predict.• Smoke leakage and clearance of combustibles in concealed areas are not considered part of this inspection.

The overall condition of the flue was not determined. We were unable to view the flue lining for cracks, holes, orother damage/deterioration.

K. Porches, Balconies, Decks and CarportsComments:


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II. Electrical Systems

A. Service Entrance and PanelsMain Panel/Disconnect Location: GaragePanel Capacity: 150 AMPElectric Panel Manufacturer: GENERAL ELECTRICPanel Type: Circuit breakersElectrical Service Conductors: Below ground, Copper, 220 voltsComments:(1) The ground rod has been installed so that the upper end is above grade and most likely, the rod is not in fullcontact with the soil for 8'. Ground rods are required to be driven flush with the surface of the grade. Standardsrequire that the ground rod be installed so that at least 8' of length is in contact with the soil and that the upper end ofthe electrode must be flush with or below ground level. An electrician should be retained for remedial action.

A. Item 1(Picture) Underdriven ground rod

(2) The electric panel is flush mounted and cables are bunched and exit the panel through a large opening. Standardsrequire each cable entering the panel be secured. The individual cables should be routed through the various small"knock-out" holes at the top, bottom and/or sides of the panel box and secured with approved cable clamps. This is acommon error in breaker panel wiring that is found in most installations. A licensed electrician can be retained formore specific information and needed action.


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A. Item 2(Picture) Unsecured branch wiring

(3) The neutral conductors in the main panel are double tapped having multiple conductors for each neutral bus barconnection point. This can lead to poor connections since these type of connections are not designed for multiplewires. The poor connections can cause arcing and excessive heat within the panel. It is recommended that a licensedelectrician be retained to evaluate and repair the condition.


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A. Item 3(Picture) Double Tapped Conductors

(4) No evidence could be found of bonding of the water or gas pipe systems. This could lead to these systems beinginadvertently energized and becoming a shock hazard. This photo shows a bonding clamp on the water heater supplypipe connected to a bonding wire, but the wire has been cut. Recommend that a licensed electrician be retained toestablish bonding connections for both the gas and water pipe systems.


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A. Item 4(Picture)

A. Item 5(Picture)

(5) The hot conductor for a 240 volt circuit was connected with a white wire, which normally denotes a neutralconductor. Recommend that the wire be identified with black tape to clarify it's function. Recommend an licensedelectrician re-identify the wire as a hot wire if called to work on the panel.


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A. Item 6(Picture) Hot wire mis-identified

B. Branch Circuits, Connected Devices and FixturesType of wiring: CopperComments:(1) The smoke detector should be tested at common hallway to bedrooms upon moving in to home.

The visible and accessible portions of the internal electrical system and readily accessible outlets/switches/fixtureswere examined. The readily accessible outlets were examined with a circuit analyzer (without removing cover plates).Adequacy of wiring and routing of circuits is not included. Automatic lighting controls were not inspected.

The outlets are a grounded type. The readily accessible outlets were examined with a circuit analyzer (withoutremoving cover plates) and they revealed no wiring discrepancies.

Year 2008 standards require Tamper-Resistant receptacles. Tamper-Resistant receptacles help protect children fromelectrical injury if they try inserting a foreign object into a receptacle. Tamper-Resistant receptacles have a shuttermechanism that do not open and allow access to the contacts unless a two-prong plug is inserted. This house predatesthe adoption of this standard however, you should consider upgrading for improved safety. For more informationabout Tamper-Resistant receptacles, visit: http://www.nfpa.org/assets/files/PDF/Fact%20sheets/TamperResistant.pdf

Ground Fault Circuit Interrupter (GFCI) protection was provided and operable in the following areas: ____ GFCI'sare sensitive safety devices installed into the electrical system to provide protection against electrical shock. A GFCI


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receptacle can provide protection for other receptacles downstream on the circuit. GFCI devices should be testedregularly to ensure that the mechanism will operate properly if a human being is subjected to an electric shock.

NOTE: Year 2014 standards require GFCI protection for all 125v, 15A or 20A receptacle outlets in the laundry areaand the dishwasher outlet. This house predates the adoption of this standard. For improved safety, you may wish toretain an electrician for upgrading.

NOTE: The circuits were not examined for proper voltage. While low voltage is somewhat common, if this situationexists it could potentially damage sensitive electronics. If this is a concern, you should retain a licensed electrician forfurther evaluation.(2) The outlet and outlet cover are loose on the back porch. Recommend that they be re-secured by a licensedelectrician.

B. Item 1(Picture) Loose Outlet

(3) There was one GFCI outlet in the garage, when two are required since it is a two car garage. Recommend thatanother outlet be installed by a licensed electrician to meet standards.


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B. Item 2(Picture) One outlet missing

(4) The outlet behind the washing machine was not a GFCI outlet, which was likely not required when the house wasbuilt. It is a current standard however and represents an enhanced safety measure if installed. The State of Texasrequires that missing GFCI outlets be called out as deficient in recognition of the advantages of having theseavailable. Recommend that a licensed electrician be retained to accomplish the conversion.


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B. Item 3(Picture) Not a GFCI Outlet

B. Item 4(Picture)

(5) The outlet was not a GFCI outlet, which was likely not required when the house was built. It is a current standardhowever and represents an enhanced safety measure if installed. The State of Texas requires that missing GFCIoutlets be called out as deficient in recognition of the advantages of having these available. Additionally the circuittester showed that this outlet has an open hot wire. Recommend that a licensed electrician be retained to accomplishthe conversion and to address the open hot reading.


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B. Item 5(Picture) Missing GFCI

B. Item 6(Picture)

(6) The smoke detectors do not work in the house and the detector for the 3rd bedroom is missing. Additionally thereis no carbon monoxide detector near the bedrooms. Recommend that working CO and smoke detector be installed orrepaired as required by a licensed electrician since the smoke detectors are direct wired to A/C power.


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B. Item 7(Picture) Not working

B. Item 8(Picture)


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B. Item 9(Picture)

(7) Limitations of Electrical Inspection The inspection does not include low voltage systems, telephone wiring,intercoms, alarm systems, TV cable, timers, or smoke detectors. The inspection of the electrical system was limitedby (but not restricted to) the following conditions:

• Electrical components concealed behind finished surfaces (walls, ceilings, etc.) and below attic insulationwere not inspected.

• The ceiling fans were not disassembled to determine if they are adequately mounted. Additionally, theceiling fan electrical box rating was not determined or if the ceiling fans are supported independently fromthe electrical boxes. For improved safety, you may wish to retain an electrician for further evaluation.

Some receptacle outlets were not tested due to obstructions (i.e. furniture, etc.).


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III. Heating, Ventilation and Air Conditioning Systems

A. Heating EquipmentHeat Energy Sources: Natural gasType of Systems (Heating): FurnaceNumber of Heat Systems (excluding wood): OneLocation of Heating Thermostat(s): HallwayHeat System Brand: AMANACooling System Brand: AmanaLocation of Cooling Thermostat(s): HallwayComments:(1) The combustion chambers in these furnaces are not readily accessible to view; therefore, no comment will bemade concerning the heat exchangers. The heat exchanger is the component that heats the air and is one of the mostimportant parts of the furnace. The heat exchanger allows heat (from a gas) to pass through it. The furnace blowermotor forces air over the outside of the heat exchanger and into the ductwork where it is distributed. Providing regularsystem maintenance, including inspection of the heat exchanger by a licensed HVAC contractor, not only helps toensure that the equipment is operating correctly but it also may help maintain unit performance.(2) No sediment trap was attached to the end of the appliance connector. These devices help trap sediment that wouldotherwise tend to clog the appliance burners and make them work improperly. Recommend that a licensed plumber beretained to correct this deficiency.

A. Item 1(Picture)

A. Item 2(Picture)


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(3) The furnace burners show a properly adjusted flame.

A. Item 3(Picture) Furnace Burners

(4) Limitations of the Heating System Inspection The heating system(s) is/are tested by operating the units for ashort period of time. The inspection of the heating system(s) is/are general and not technically exhaustive. Like mostmechanical components, heating systems can fail at any time. It is suggested that the heating system(s) be testedduring any pre-closing walk through. The inspection of the heating system(s) was limited by (but not restricted to) thefollowing conditions:

• The effectiveness, efficiency and overall performance of the systems is outside the scope of this inspection.• The adequacy of heat distribution is difficult to determine during a one-time inspection.• An analysis of indoor air quality is beyond the scope of this inspection.

No comment is made on the condition of the heat exchangers as these systems do not allow examination withoutdismantlement. If desired, a licensed heating contractor can be retained for a more exhaustive evaluation.

B. Cooling EquipmentType of Systems (Cooling): Central Split System, Regrigerant/CompressorNumber of AC Only Units: OneComments:(1) The temperature differential between the various supply and return air registers was measured using an infraredtemperature sensor. Generally, a temperature differential or temperature drop of at least 15° has provided satisfactory


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cooling and dehumidification in past evaluations. Temperature drops across the evaporator unit should be higher, butdo not reflect the effect that the duct system configuration may have on the temperature drop inside the house fromthe various registers. In other words, the evaporator unit may be cooling properly, but if the duct system cannot directthe cold conditioned air into the rooms at the proper temperature and with adequate air volume, the total coolingsystem is not performing adequately.

When the air ducts in the attic travel very long distances, lower temperature drops can be anticipated between thereturn air vent and the supply vent registers because of heat gain over the length of the air ducts. Sharp bends in theducts can reduce air flow and result in warmer supply air temperatures. Also, I have found that some newer highefficiency systems do not necessarily achieve high temperature differentials. The temperature drop can vary with thetype and size of the cooling equipment, outdoor air temperature and the blower speed. Equipment sizing, refrigerantpressure and blower speed are not part of this inspection. If you require a more detailed evaluation of the coolingsystem (i.e. testing the system with pressure gauges, etc.), a licensed HVAC technician should be retained.(2) The temperature drop for the air conditioning system between the intake and supply registers indicates an averageof a 17 degree drop. This is within the normal operating range for an air conditioning system.(3) The air conditioning system is 15 years old and is nearing the end of it's useful service life. While no one canpredict the future performance of the equipment, you should consider budgeting for a replacement in the next fewyears. The air conditioning system also utilizes R-22 refrigerant, which is in the process of being phased out and willnot be produced or imported after 2020. In the meantime it is expensive and going up in price as the deadline nearsand production quantities are mandated to be reduced. It is recommended that you budget for this on future repairs/maintenance.

B. Item 1(Picture) Condenser Label


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(4) The condensate drain line connected to the air conditioning evaporator coil pan is condensing moisture on it'sexterior and dripping in the area below which provides potential for moisture damage. Recommend that thecondensate line be insulated to prevent condensation on the outside of the condensate drain pipe by a contractor.


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B. Item 2(Picture) Condensate Line Moisture

B. Item 3(Picture)

B. Item 4(Picture)

(5) This shows the floor below the condensate drip line where moisture is collecting.


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B. Item 5(Picture) Moisture from condensate

B. Item 6(Picture) Thermal image of moisture

(6) Here is where your heating/air conditioning air filter is located and how to change it.

B. Item 7(Video)


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(7) Limitations of the Cooling System Inspection The cooling system(s) is/are tested by operating the unit(s) for ashort period of time. The inspection of the cooling system(s) is/are general and not technically exhaustive. Like mostmechanical components, cooling systems can fail at any time. It is suggested that the cooling system(s) be testedduring any pre-closing walk through. The inspection of the cooling system(s) was limited by (but not restricted to) thefollowing conditions:

• The effectiveness, efficiency and overall performance of the systems is outside the scope of this inspection.• The adequacy of cool air distribution is difficult to determine during a one-time inspection. • An analysis of

indoor air quality is beyond the scope of this inspection.• The secondary drain pan and drain line were not functionally tested with water due to the possibility of

causing water damage.

System sizing is not included within the scope of this inspection. If desired, an HVAC contractor can be retained toperform a heat load calculation.

C. Duct Systems, Chases and VentsDuctwork: InsulatedFilter Type: DisposableFilter Size: 16x25Comments:Limitations of Duct/Vent/Flue Inspection The inspection of the duct, vents and flues was limited by (but notrestricted to) the following conditions:

• The adequacy of cool air and/or heat distribution is difficult to determine during a one-time inspection.• Proper balance of conditioned air was not determined.• Determining the presence of dirt, dust, mold, or fungus within the air duct system is beyond the scope of

this inspection. If desired, an HVAC contractor can be retained to examine the ducts for cleanliness.


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IV. Plumbing System

A. Plumbing Supply, Distribution System and FixturesWater Source: PublicPlumbing Water Distribution (inside home): Not visibleNumber of Water Heaters: 1Water Heater Age (Approximate): Less than one year oldLocation of water meter: At the StreetLocation of main water shutoff valve: At the StreetStatic water pressure reading: 60 psiMain Gas Shutoff Valve Location: At the gas meterExtra Info: at the right front side of the house.Comments:(1) The visible piping, faucet(s), sink(s) and tub/shower(s) were examined using the normal controls. The functionalwater flow was examined where possible noting any visible leakage or evidence thereof. The toilet(s) were examinedfor damage and firm bolting to the floor(s).

Standards require the static water pressure delivered to a residential property to be no lower than 40 psi and no higherthan 80 psi. The reading observed can vary due to many variables such as time of day, clothes and dishes beingwashed, shower and bathtub use, etc.

The water volume supplied to the fixtures appeared reasonably sufficient. No significant drop in water flow wasexperienced when two fixtures were operated simultaneously(2) The gas shutoff valve is located on the gas meter, which is on the front right side of the house.


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A. Item 1(Picture) Gas Shutoff Valve

(3) The static water pressure is 58 pounds, which is considered to be good.


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A. Item 2(Picture) Water Pressure

(4) The door jamb for the shower door showed corrosion. It is recommended that it be repaired/replaced to preventfurther deterioration by a contractor.


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A. Item 3(Picture) Rusted Door Jamb

(5) The bottom of the shower door drags on the threshold when closing the door. This makes it difficult to operate andwill likely cause continued wear. Recommend repair/replacement by a contractor.


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A. Item 4(Picture) Sagging Shower Door

(6) The only water shutoff valve found for the house was the one located at the water meter, which requires tools tooperate. This is considered to be a defect as a shutoff valve operable by hand should be located at the house to allowemergency water shutoff capability. It is recommended that a water shutoff valve be added per requirements by alicensed plumber.


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A. Item 5(Picture) Water Shutoff Valve

A. Item 6(Picture) Shutoff Valve

(7) Limitations of Water Supply System and Fixtures Inspection The inspection of the water supply system andfixtures was limited by (but not restricted to) the following conditions: Sewer or septic systems, buried water lines,well or pump systems, water filters or water softeners are not within the scope of this inspection.

• Portions of the plumbing system concealed by finishes (behind walls, below floors, etc.) were not inspected.• Water quality is not tested.• The washing machine and/or refrigerator faucets, if provided, were not tested.• The water shut off valves (main, below the sinks, toilets, etc.) were not tested. These valves may be seldom

used and could leak or break when operated.• The plumbing behind the bathtubs was not readily visible.


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The gas supply system was not inspected. For a complete check of the gas supply system, the gas company or aplumber should be contacted.

B. Drains, Waste and VentsComments:The functional drainage was examined where possible noting any visible leakage or evidence thereof. Overall, thedrainage appeared sufficient.

Limitations of Drains, Wastes, Vents Inspection The inspection of the drains, wastes, vents, was limited by (but notrestricted to) the following conditions:

• Sewer or septic systems and buried drain lines are not within the scope of this inspection.• Portions of the drain, waste and vent system concealed by finishes (behind walls, below floors, etc.) were

not inspected.• Hidden defects could exist that are not apparent during this inspection and could only become evident

during normal use of the plumbing system while occupied.• The drain to the washing machine was not examined as part of this inspection.

C. Water Heating EquipmentWater Heater energy sources: Gas (quick recovery)Water Heater Capacity: 50 Gallon (2-3 people)Water Heater Location(s): GarageWater Heater Manufacturer: RHEEMComments:(1) The hot water in the house showed a temperature of 117 degrees, which is in the desired operating range andbelow the maximum safe level of 120 degrees.

C. Item 1(Picture) Master Bath Sink Hot Water

(2) The water heater drip pan was damaged and repaired with duct tape. It is not considered to be a permanent repairand is expected to leak if leakage of the water heater occurs. Recommend that a replacement pan be installed by alicensed plumber.


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C. Item 2(Picture) Broken Drip Pan

C. Item 3(Picture)


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V. Appliances

A. DishwasherDishwasher Brand: GENERAL ELECTRICComments:The bottom rack on the dishwasher had some corrosion on the top of some of the tines, which will continue todeteriorate and possibly stain items in the dishwasher. Recommend repair/replacement by an appliance technician.

B. Food Waste DisposersDisposer Brand: WHIRLAWAYComments:

C. Range Hood and Exhaust SystemExhaust/Range hood: RE-CIRCULATEComments:The range hood is an internally vented model, which means that the vent exhaust is filtered and returned to thekitchen through a vent in front of the vent hood rather than exhausted to the exterior of the home.

C. Item 1(Picture)

D. Ranges, Cooktops and OvensRange/Oven: GENERAL ELECTRICComments:The oven(s) was tested for the accuracy of the thermostat with it set at 350 degrees F. The oven showed a temperaturevariance of 37 degrees below the stated temperature on the thermostat.


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D. Item 1(Picture)

F. Mechanical Exhaust Vents and bathroom HeatersComments:

G. Garage Door Operator(s)Automatic Garge Door Opener Manufacturer: SEARSExtra Info: craftsmanGarage Door Type: One manual, One automaticComments:The right garage door was tested for automatic reverse and found to be in need of adjustment since this represents asafety hazard. Recommend that a garage door opener installer be retained for repairs.

H. Dryer Exhaust SystemComments:


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General Summary

Buy Smart Home Inspections

1155 Rocky Brook DriveCedar Hill, Texas 75104

CustomerMrs. Crystal Wulff

Josh Wulff

Address112 Redbud DriveForney TX 75126

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects thehabitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summaryshall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition orrecommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The completereport may include additional information of concern to the customer. It is recommended that the customer read the complete report.

I. Structural Systems

A. Foundations

Inspected, Deficient(2) The slab had expansion fractures in some corners. This is caused by differential movement between the masonry walls andthe concrete foundation. The corner fractures did not appear to adversely affect the structure. The cracks should be monitored tobe sure that further concrete degradation does not cause the foundation brick ledge to be undermined leading to inadequatesupport of the bricks and required repairs.


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A. Item 1(Picture) Corner Expansion Fracture

A. Item 2(Picture)

A. Item 3(Picture) A. Item 4(Picture)


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(3) The post tension slab cable end was found to be corroding. These cables are typically tensioned to 30,000+ pounds and needto be kept from deterioration. Recommend a foundation contractor with expertise in post tension slabs be contacted for repair.

A. Item 5(Picture) Post Tension Cable Corrosion

B. Grading and Drainage

Inspected, Deficient(2) The downspout was not connected to the underground drainage pipe, which will cause rain water to overflow and saturatethe foundation. Recommend repair by a gutter and downspout contractor.

B. Item 1(Picture) Disconnected Downspout

(5) There is a negative slope at the rear of home and can cause or contribute to water intrusion or deterioration. I recommendthat a landscape contractor create a positive slope of 6" for the ground 10' extending from the exterior wall.


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(6) The two downspouts in the rear have negatively sloped splash blocks, which prevents water from being adequately beingcarried away from the foundation. Recommend that these downspouts be extended and the splashblocks be adjusted to create apositive slope by a qualified gutter and downspout contractor.

B. Item 5(Picture) Negative Slope of Splash Block

(7) There is a negative slope in the area on the left side of the patio, which would prevent water from adequately draining fromthe foundation. Recommend repair by a landscape contractor to create a positive slope of 6" for the first 10' of ground extendingfrom the exterior wall.



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D. Roof Structures and Attics

Inspected, Deficient(2) The insulation around the fireplace chimney did not provide the required clearance and represents a fire hazard. Recommendthat a 2" gap be created by a insulation contractor.

D. Item 1(Picture)

(3) Rodent droppings were found in the attic indicating the presence of mice. Recommend an exterminator be engaged forremediation of the problem.

D. Item 2(Picture) Rodent Droppings

E. Walls (Interior and Exterior)

Inspected, Deficient(1) The expansion joint caulking on the left side of the house was deteriorating giving opportunity for water intrusion.Recommend that it be repaired by a contractor.


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E. Item 1(Picture)

(2) The wood trim around the garage doors was deteriorating due to weathering of the paint finish. Recommend that the trim bere-painted to provide protection against further deterioration.


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E. Item 2(Picture)

(3) The caulking around the garage doors was deteriorated, which can allow for water intrusion and framing deterioration.Recommend that it be repaired/replaced by a contractor.


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E. Item 3(Picture)

(4) The mortar joints near the front door exhibited expansion cracks that could allow for moisture intrusion and furtherdeterioration. Recommend that these joints be re-pointed by a qualified mason.


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E. Item 4(Picture) E. Item 5(Picture)

(5) There were several exposed nails in the siding on the rear of the house, which could lead to corrosion of nails, and moisturedamage to the siding. Recommend that these be repaired by a contractor.


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E. Item 6(Picture)

(6) The caulking on the edge of the rear siding is cracked allowing for moisture intrusion and deterioration. Recommend that acontractor repair/replace.


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E. Item 7(Picture) Cracked Caulking

(7) The thermal image shows the below the hallway ceiling where insulation is missing or unseated and represents an area thatis causing heat to enter in the summer or heat loss in the winter. Recommend an insulation contractor be obtained to repair/replace the insulation.

E. Item 8(Picture) Warm Area E. Item 9(Picture) Area of missing insulation

F. Ceilings and Floors

Inspected, Deficient(2) The two photos show the peak of the living room ceiling where thermal imaging shows a warm spot indicating highertemperatures. This is an indication that the insulation in the attic is either missing or not well seated causing a lack of insulatingcapacity. Recommend repair/replacement by an insulation installation contractor.


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F. Item 1(Picture) Missing/unseated insulation F. Item 2(Picture) Warm Spot Location

(3) The Thermal image shows the attic access hatch where insulation is missing. The hatch panel is a partial hollow core door,but without any insulation inside or above it. Recommend that insulation be added by an insulation contractor for better thermalefficiency.

F. Item 3(Picture)

G. Doors (Interior and Exterior)

Inspected, Deficient(2) The Lintel above both garage doors are starting to rust, which could eventually cause cracks in the surrounding mortarthough corrosion expansion. Recommend that these be painted with a corrosion resistant coating by a painting contractor.


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G. Item 1(Picture) Lintel Corrosion

(3) The lock on the front storm door would not latch making the storm door un-lockable. Recommend that a door contractor beengaged to repair this condition.


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G. Item 2(Picture)

(4) The surface of rear entrance door was corroded. Recommend that a painting contractor re-paint this door with a corrosionresistant coating.


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G. Item 3(Picture)

(5) The weather stripping around the rear entrance door was damaged, which makes the seal inadequate to prevent air leakage.Recommend replacement of the weather stripping by a door contractor.


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G. Item 4(Picture)

(6) The door lock was found to still be in place, which could cause damage to the door if locked when the automatic dooropener is engaged. Recommend that this condition be repaired by a qualified garage door contractor.


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G. Item 5(Picture)

(7) The garage entrance door is required to be solid core, fire rated and to be self closing. Although of solid core construction,the fire rating sticker could not be found on the door. It was also not self closing, which could allow carbon monoxide to comein from the garage. Recommend a door contractor be contacted to validate the fire rating, and install self closing hinges.


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G. Item 6(Picture)

J. Fireplaces and Chimneys

Inspected, Deficient(2) The front corner of the chimney had some deteriorated wood. The separation can let moisture into the houses and needs tobe repaired/replaced by a contractor. At that time the satellite dish installation bracket may be removed if desired.


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J. Item 1(Picture)

(3) The siding at the edge of the roof is flashed, but the siding should be cut above the surface of the roofing material by severalinches to avoid water damage to the siding, which tends to wick up moisture when in close proximity to roofing materials wherewater will splash up on on the siding and run adjacent to it. Recommend that a contractor be hired to repair/replace the siding toremedy this condition.


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J. Item 2(Picture) J. Item 3(Picture)

J. Item 4(Picture)

(4) The left side of the chimney has bare wood where the paint has weathered off, which will allow for deterioration of thewood. Recommend that it be refinished by a professional painter.


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J. Item 5(Picture)

II. Electrical Systems

A. Service Entrance and Panels

Inspected, Deficient(1) The ground rod has been installed so that the upper end is above grade and most likely, the rod is not in full contact with thesoil for 8'. Ground rods are required to be driven flush with the surface of the grade. Standards require that the ground rod beinstalled so that at least 8' of length is in contact with the soil and that the upper end of the electrode must be flush with or belowground level. An electrician should be retained for remedial action.


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A. Item 1(Picture) Underdriven ground rod

(2) The electric panel is flush mounted and cables are bunched and exit the panel through a large opening. Standards requireeach cable entering the panel be secured. The individual cables should be routed through the various small "knock-out" holes atthe top, bottom and/or sides of the panel box and secured with approved cable clamps. This is a common error in breaker panelwiring that is found in most installations. A licensed electrician can be retained for more specific information and needed action.


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A. Item 2(Picture) Unsecured branch wiring

(3) The neutral conductors in the main panel are double tapped having multiple conductors for each neutral bus bar connectionpoint. This can lead to poor connections since these type of connections are not designed for multiple wires. The poorconnections can cause arcing and excessive heat within the panel. It is recommended that a licensed electrician be retained toevaluate and repair the condition.


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A. Item 3(Picture) Double Tapped Conductors

(4) No evidence could be found of bonding of the water or gas pipe systems. This could lead to these systems beinginadvertently energized and becoming a shock hazard. This photo shows a bonding clamp on the water heater supply pipeconnected to a bonding wire, but the wire has been cut. Recommend that a licensed electrician be retained to establish bondingconnections for both the gas and water pipe systems.


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A. Item 4(Picture)

A. Item 5(Picture)

(5) The hot conductor for a 240 volt circuit was connected with a white wire, which normally denotes a neutral conductor.Recommend that the wire be identified with black tape to clarify it's function. Recommend an licensed electrician re-identify thewire as a hot wire if called to work on the panel.


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A. Item 6(Picture) Hot wire mis-identified

B. Branch Circuits, Connected Devices and Fixtures

Inspected, Deficient(2) The outlet and outlet cover are loose on the back porch. Recommend that they be re-secured by a licensed electrician.


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B. Item 1(Picture) Loose Outlet

(3) There was one GFCI outlet in the garage, when two are required since it is a two car garage. Recommend that another outletbe installed by a licensed electrician to meet standards.


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B. Item 2(Picture) One outlet missing

(4) The outlet behind the washing machine was not a GFCI outlet, which was likely not required when the house was built. It isa current standard however and represents an enhanced safety measure if installed. The State of Texas requires that missingGFCI outlets be called out as deficient in recognition of the advantages of having these available. Recommend that a licensedelectrician be retained to accomplish the conversion.


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B. Item 3(Picture) Not a GFCI Outlet

B. Item 4(Picture)

(5) The outlet was not a GFCI outlet, which was likely not required when the house was built. It is a current standard howeverand represents an enhanced safety measure if installed. The State of Texas requires that missing GFCI outlets be called out asdeficient in recognition of the advantages of having these available. Additionally the circuit tester showed that this outlet has anopen hot wire. Recommend that a licensed electrician be retained to accomplish the conversion and to address the open hotreading.


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B. Item 5(Picture) Missing GFCI

B. Item 6(Picture)

(6) The smoke detectors do not work in the house and the detector for the 3rd bedroom is missing. Additionally there is nocarbon monoxide detector near the bedrooms. Recommend that working CO and smoke detector be installed or repaired asrequired by a licensed electrician since the smoke detectors are direct wired to A/C power.


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B. Item 7(Picture) Not working

B. Item 8(Picture)

B. Item 9(Picture)


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III. Heating, Ventilation and Air Conditioning Systems

A. Heating Equipment

Inspected, Deficient(2) No sediment trap was attached to the end of the appliance connector. These devices help trap sediment that would otherwisetend to clog the appliance burners and make them work improperly. Recommend that a licensed plumber be retained to correctthis deficiency.

A. Item 1(Picture)

A. Item 2(Picture)

B. Cooling Equipment

Inspected, Deficient(4) The condensate drain line connected to the air conditioning evaporator coil pan is condensing moisture on it's exterior anddripping in the area below which provides potential for moisture damage. Recommend that the condensate line be insulated toprevent condensation on the outside of the condensate drain pipe by a contractor.


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B. Item 2(Picture) Condensate Line Moisture B. Item 3(Picture)

B. Item 4(Picture)

(5) This shows the floor below the condensate drip line where moisture is collecting.

B. Item 5(Picture) Moisture from condensate B. Item 6(Picture) Thermal image of moisture

IV. Plumbing System

A. Plumbing Supply, Distribution System and Fixtures


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Inspected, Deficient(4) The door jamb for the shower door showed corrosion. It is recommended that it be repaired/replaced to prevent furtherdeterioration by a contractor.

A. Item 3(Picture) Rusted Door Jamb

(5) The bottom of the shower door drags on the threshold when closing the door. This makes it difficult to operate and willlikely cause continued wear. Recommend repair/replacement by a contractor.


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A. Item 4(Picture) Sagging Shower Door

(6) The only water shutoff valve found for the house was the one located at the water meter, which requires tools to operate.This is considered to be a defect as a shutoff valve operable by hand should be located at the house to allow emergency watershutoff capability. It is recommended that a water shutoff valve be added per requirements by a licensed plumber.

A. Item 5(Picture) Water Shutoff Valve

A. Item 6(Picture) Shutoff Valve

C. Water Heating Equipment


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Inspected, Deficient(2) The water heater drip pan was damaged and repaired with duct tape. It is not considered to be a permanent repair and isexpected to leak if leakage of the water heater occurs. Recommend that a replacement pan be installed by a licensed plumber.

C. Item 2(Picture) Broken Drip Pan C. Item 3(Picture)

V. Appliances

A. Dishwasher

Inspected, DeficientThe bottom rack on the dishwasher had some corrosion on the top of some of the tines, which will continue to deteriorate andpossibly stain items in the dishwasher. Recommend repair/replacement by an appliance technician.

D. Ranges, Cooktops and Ovens

Inspected, DeficientThe oven(s) was tested for the accuracy of the thermostat with it set at 350 degrees F. The oven showed a temperature varianceof 37 degrees below the stated temperature on the thermostat.


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D. Item 1(Picture)

G. Garage Door Operator(s)

Inspected, DeficientThe right garage door was tested for automatic reverse and found to be in need of adjustment since this represents a safetyhazard. Recommend that a garage door opener installer be retained for repairs.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for arepair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or itsmarketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; Thepresence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items notpermanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy,or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components orbe dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable;Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels,furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of anysuspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise,contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspectedhazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for thespecific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection tomeet their specific needs and to obtain current information concerning this property.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Ted Wulff


Page 99 of 100REI 7-5 (05/04/2015)

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INVOICE

Buy Smart Home Inspections1155 Rocky Brook DriveCedar Hill, Texas 75104Inspected By: Ted Wulff

Inspection Date: 6/30/2017Report ID: 20170630-112-Redbud-Drive

Customer Info: Inspection Property:

Mrs. Crystal WulffJosh Wulff

Customer's Real Estate Professional:

112 Redbud DriveForney TX 75126

Inspection Fee:Service Price Amount Sub-Total

Tax $0.00Total Price $0.00

Payment Method:Payment Status:Note:


Page 100 of 100REI 7-5 (05/04/2015)

Documents

112 Redbud Drive / Buy Smart Home Inspections / Ted Wulff · 2017. 7. 4. · Buy Smart Home Inspections Ted Wulff 1155 Rocky Brook Drive Cedar Hill, Texas 75104 Report Identification: