A Real Estate Inspection John and Jane Sample Customer 11111 1st St. Corpus Christi,TX 78418

A Real Estate Inspection prepared exclusively for

John and Jane Sample Customer

on a property located at:

11111 1st St.Corpus Christi,TX 78418

Prepared by

RHOco Real Estate Inspection13902 Hawksnest Bay Dr.Corpus Christi, TX 78418-6336

Phone: (361)949-1166Fax: (361)949-0031Email: rhoco@ stx.rr.com www.RHOco.net

Promulgated by the Texas Real Estate Commission (TREC), P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 or(512) 459-6544 (http://www.trec.state.tx.us). REI 7A-1 (10/2008)

PROPERTY INSPECTION REPORT

Prepared For: John Sample & Jane Sample Customer

(Name of Client)

Concerning: 11111 1st St., Corpus Christi, TX 78418

(Address of Inspected Property)

By: Robert H Orr, Jr., Lic #7342 02/19/2009

(Name and License Number of Inspector) (Date)

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

This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefully read ALL of this information.

This inspection is subject to the rules (“Rules”) of the Texas Real Estate Commission (“TREC”), which can be found at www.trec.state.tx.us.

The TREC Standards of Practice (Sections 535.227-535.231 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, missing parts, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another.

Some items reported as Deficient may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards, form OP-I.

This property inspection is not an exhaustive inspection of the structure, systems, or components. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about this property, including any seller’s disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspector’s responsibility to confirm that information obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous or future reports.

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 seller take any action. When a deficiency is reported, it is the client’s responsibility to obtain further evaluations and/or cost estimates from qualified service

Report Identification: 021909-01, 11111 1st St., Corpus Christi, TX

Page 2 of 36REI 7A-1 (10/2008)

professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made.

Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property.

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR

IMPORTANT AGREEMENTS AND LIMITATIONS1. WHAT WE DO:· We tell you whether each item we inspect properly performs the function initially intended, or if it is in

need of repair. · We perform our inspection in a good and workmanlike manner. ALL OTHER WARRANTIES ARE

DISCLAIMED.· If you have a question, please bring it to our attention so we may explain what we observed about the

item.

2. WHAT WE DO NOT DO:· We DO NOT make guarantees, warranties, or insure the future performance or condition of any item.

One reason we cannot do this is because of the small amount of the inspection fee compared to the value of the property. If you want a warranty, guarantee or insurance policy, you must obtain it from a warranty or insurance company for a much higher price. Please remember that almost every item in any house, except a brand new one, is in used condition and has ordinary wear and tear.

· We DO NOT inspect any items, which we cannot see in a normal inspection. For example, we do not move furniture, rugs, paintings, or other furnishings. We do not uncover buried pipes or items. We cannot see items covered by wallpaper, flooring or plants. Repair or remodeling may hide evidence of prior damage or defects. We do not dismantle equipment to inspect component parts. We do suggest that you ask the seller about repairs, covered up items, or previous problems.

· We DO NOT inspect for building codes, soil analysis, adequacy of design, capacity, efficiency, size, value, flood plain location, pollution or habitability. Please remember that older houses do not meet the

· same standards as newer houses, even though items in both might be performing functions for which they are intended.

· We DO NOT allow the inspector to change or add to these printed provisions in any way.· We DO NOT hold ourselves to be engineers or specialists for any particular item. We are a general

real estate improvement inspection company. If we report that an item is not performing its intended function, or needs repair, or shows evidence of prior damage, we urge you to have that item examined by a specialist before purchasing the house.

· We DO NOT give estimates of the cost to repair any item.

3. WHAT YOU MUST DO:· If you have any complaint about our inspection, YOU MUST notify us in writing within seven days after

you discover any problem, and let us reinspect before changing the condition, except in emergencies, of course.

· If we report that an item is in need of immediate repair, is not performing its intended function or shows past damage and you intend to purchase the property anyway, YOU FIRST SHOULD have the item examined by a specialist.


Page 3 of 36REI 7A-1 (10/2008)

· YOU AGREE that, to the extent allowed by law, any damages for breach of this contract or report are LIMITED to the amount of the inspection fee.

· If you sue on this inspection but do not prevail, YOU AGREE to pay our reasonable attorney's fee.· YOU REPRESENT to us that (1) the inspector has not made any oral representations that are

different from or in addition to what is written in his report, and (2) you agree to each provision of this report by relying on it in any way, whether or not you sign it.

· YOU MUST NOT allow anyone else to use or rely on this report without our prior written consent.· You acknowledge that we hereby notify you that there is a Real Estate Recovery Fund available,

established under Section 23 of the Texas Real Estate License Act for reimbursement of certain aggrieved persons. The Texas Real Estate Commission's mailing address and telephone number is 1101 Camino Lacoste, Austin, Texas 78752, (512) 465-3960.

THIS REPORT CANNOT AND DOES NOT REPRESENT THE OPERATION OR CONDITION OF ANY ITEMS AFTER THE DATE AND TIME OF THIS INSPECTION.


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

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REI 7A-1 (10/2008) Page 4 of 36

I. STRUCTURAL SYSTEMSþ ¨ ¨ þ A. Foundations

Type of Foundation(s): SlabComments:Adequate Ventilation: Not applicable . Soil condition in crawl space under house: Not Applicable .Type of Foundation(s): SlabComments:Adequate Ventilation: Not applicable . Soil condition in crawl space under house: Not Applicable .Deficient:· There are trees and/or large shrubs that are planted too close to the house. They should be

at least 15 feet from the house to prevent possible damage to the foundation, plumbing, and exterior walls.

For your information:· It is the opinion of the inspector that the foundation was performing the function for which it

was designed at the time of the inspection. Functioning at the time of the inspection is not an indicator of future performance.

See photo/s below:

Trees and large shrubs, too close to house

þ ¨ ¨ ¨ B. Grading & Drainage - Comments

Drainage is: Good .For your information:· The addition of gutters around the house that dump their water at least 5 feet from the

foundation will improve the site's drainage and the foundation's stability.· The flat work on the left side of the house is in contact with the wall cladding. There should be

a 4" gap between the flatwork and the top of the foundation.See photo/s below:



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High flat work on the left side

þ ¨ ¨ þ C. Roof Covering MaterialsType(s) of Roof Covering: TileViewed From: Observed from edge on ladder ; Observed from ground with binocularsComments:Condition of plumbing vent jacks: FairType of plumbing vents: Lead coveredCondition of roof vents: There are no roof vents.Nail heads exposed: NoNumber of layers of roof: One Drip edge present: Yes Deficient:· There is minor rusting of the drip edge at various locations around the roof and house.· There is a broken ridge tile on the right front.· There are several broken tiles on the left side of the garage.· There is a broken tile on the right side of the lower roof.· There is a broken tile on the top section of the roof to the right of the widow's walk.· There is gapping of the tiles around both columns in the front entry/front porch (one on the

bedroom wall and one on the garage wall). There is water penetration around the columns as there is wood rot in the fascia. It also appears that the partial repair of the garage wall was caused by water penetration of the wall through the column.

· The flashing at the chimney is rusting and needs maintenance to prevent further deterioration.· All visible side walls have their cladding in contact with the roof material. There should be a 2"

gap between the roof material and the cladding to allow for inspection and maintenance of the flashing and to allow the stucco walls to drain.

For your information:· There is no tile at the wall/roof intersection on either side of the front porch; this appears to be

by design and the Bitumen rolled roofing material on these sections and under the tile is what actually keeps the water out, not the tiles. The tiles are essentially trim.

See photo/s below:



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Representative photo of rust on drip edge Roof vents

Roof and vents Broken ridge tile

Broken tiles, left side of garage Broken tile, right side of lower roof



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REI 7A-1 (10/2008) Page 7 of 36

Broken tile, top section of roof to right of Gap, leaking, left front columnwidow's walk

Gap, leaking, right front column No tile, right side of porch

No tile, each side of front porch, wall cladding Flashing rusting at chimneyin contact with roof

þ ¨ ¨ þ D. Roof Structure & AtticViewed From: Walked/crawled in attic .Approximate Average Depth of Insulation: 8-10"Approximate Average Thickness of Vertical Insulation: 6"Comments:Insulation: Yes . Type: Bat & blown Distribution: Uneven . Is Insulation thin by today's standards: No .



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Windstorm strapping: Yes . Ventilation: Poor . Soffit vents: Yes . Gable vents: No . Roof vents: No .Rafter ties: Yes . Purlins: Yes . Truss system: No . Walkway/work area adequate: Not applicable .

Attic stairs in garage: þ Yes, ¨ No. If yes, is door fire retardant: ¨ Yes, þ NoGarage attic is separated from the house attic with a fire break in the attic. Deficient:· There are 4-5 areas in the second floor attic on the right half that show evidence of water

penetration. The insulation has been matted down in these areas and is 1/2" to 1" thick, when it was originally 8-10" thick. All areas were dry at the time of the inspection; however, there has been no significant rain for weeks.

· The port to the attic in the front downstairs bedroom closet is torn down and a red bat of insulation is hanging out. With the issues noted above, it appears that there is some repair or other issue being dealt with, but I could not identify it without a more destructive/invasive inspection.

For your information:· The gable end of the attic at the downstairs front guest bedroom has a moving quilt nailed

over the gable end. I could not determine what is happening with out removing the quilts and they are nailed in place. You should ask the seller to explain.

See photo/s below:

Insulation compressed from water penetration

Moving quilt over gable of front downstairs Gable, inside front downstairs guest bedroomguest bedroom



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Insulation bat over front downstairs guest Port cover off for front downstairs guest bedroombedroom

Attic port, insulation hanging down, front Framingdownstairs guest bedroom

Framing Framing over garage

þ ¨ ¨ þ E. Walls (Interior & Exterior) - CommentsEXTERIOR WALLS:Type: Stucco - Hard Coat Deficient:· There is wood rot at the following locations but may not be limited to only these locations:

· Fascia in front of both columns at the front the entry/porch on both sides, garage side on the left, and bedroom side on the right. This is caused by water penetration around the columns on the roof. There is evidence of water penetration into the interior wall in the



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REI 7A-1 (10/2008) Page 10 of 36

garage based on the partial repair on the right wall in the garage. There may be additional water penetration that is not visible.

· Right side, middle corner of the fascia.· Around the left column.· Right front second story fascia, also paint peeling at this location.

· There is a small corner bead crack in the stucco on the right front corner of the second floor, from the first floor roof up about 4 feet.

See photo/s below:

Wood rot, right front fascia leak at column Wood rot, leak around left column and fascia

Wood rot, center front fascia Wood rot, right side, middle corner

Wood rot, paint peeling, right front second Entry area where water runs off roof into front story fascia door causing wood rot and damage to inside wall

INTERIOR WALLS: Type: Sheetrock



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Deficient:· There is a partial repair to the garage wall. It appears that the repair was required due to a

roof leak around the column that corresponds on the outside of the house. The incomplete repair should be completed and the source of the damage repaired.

· Grout is missing at the base of the tub/shower wall in the right upstairs bathroom; it needs to be regrouted to prevent water penetration into the wall.

· There is a sheetrock crack in the right of the right upstairs bathroom window.· There has been water penetration and damage to the wall and baseboards to the left of the

front door. It appears that water running off the roof and/or porch is flooding the door and coming in the house.

· There has been water penetration at the left sliding glass door in the dining area. The baseboards are damaged and some sheetrock is water stained.

See photo/s below:

Partial repair from leak from outside front Grout missing, right upstairs bath (representative column sample)

Sheetrock crack, right upstairs bath window Water penetration, left of front door



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Water penetration, left sliding glass door,dining area

þ ¨ ¨ þ F. Ceilings & Floors - CommentsCEILINGS: Type: Sheetrock .For your information:· No defects were observed other than cosmetic blemishes.

FLOORS: Type: . Carpet, Ceramic tile .Deficient:· Approximately 50% of the front bedroom floor tiles are loose and not properly adhered to the

foundation. Most of the tiles are in the center of the floor partially covered by the beds. I cannot tell you if, or when, the tiles may come off the floor.

þ ¨ ¨ þ G. Doors (Interior & Exterior) - CommentsINTERIOR: For your information:· No defects were observed other than cosmetic blemishes.

EXTERIOR: Deficient:· The garage side entry door is rusted on the outside; it needs maintenance.· All sliding glass doors are missing screens.· The front door has wood rot at the left bars from water running off the roof and flooding the

door. I recommend installing gutters to remove water from this area.· The door to the elevator equipment closet is delaminating.See photo/s below:



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Garage side entry door rusted Wood rot, front door

Elevator equipment closet doordelaminating

þ ¨ ¨ þ H. Windows - CommentsType: Aluminum . Pane Type: Double Multi pane seals intact: No .Windows open: Yes . Locks operate: Yes .Screens: No . Storm windows: No . Safety Glass present: Yes . Location, if not present: Deficient:· The kitchen garden window top panes have lost their seal.For your information:· All electric hurricane shutters were tested and operated normally.See photo/s below:



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Seal broken, kitchen garden window, toppanes

þ ¨ ¨ þ I. Stairways (Interior & Exterior) - CommentsDeficient:· The balusters on the spiral staircase are greater than 4 3/8" apart, which is considered a

choking hazard by inspection standards.See photo/s below:

Spiral staircase balusters, greater than 4 3/8" apart

þ ¨ ¨ þ J. Fireplace/Chimney - Comments

Fireplace type: Manufactured metal insert .Damper present and operating correctly: Yes . Fire stop: Yes .

Creosote buildup: No . Chimney cap in place: Yes . Spark arrester: Yes .Cricket present: No . Due to design not really applicable.Deficient:· In masonry fireplaces, a clearance of 12" to combustibles on the sides of the fire box is

required; however, this is a manufactured metal fireplace and the manufacturer's specs prevail. The manufacturer's specs are not available, so I refer back to the masonry specs. The wood mantle is too close to the fireplace box per masonry standards; it may be an acceptable installation if the manufacturer's spec can be applied.

See photo/s below:



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Chimney Flue

Fire stop

þ ¨ ¨ þ K. Porches, Balconies, Decks and Carports - CommentsBOAT DOCK AND DECK:Type: Wood . Location: On the water frontDeficient:· The decking is beginning to deteriorate; it needs to be washed and treated with water

treatment or stain to preserve the wood.· Many of the main support beams are not through-bolted to the piers and posts; some are

through-bolted, some are lag screwed, and some are nailed. · The deck joists do not have hanger brackets or nailing blocks to provide positive connection;

the joists they are toe nailed to the beams.· The ledger board at the bulkhead/retaining wall is bolted to the wall; however, at least one nut

is backing off and loose.See photo/s below:



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Deck, deteriorated boards

Beam not through-bolted Loose bolt on bulkhead ledger

Beam lag screwed, cracked joist

BOAT LIFT:Brand: Aluma Lift Deficient:· The outside motor has a hole rusted through the exterior case and the case is very rusted.· The outside rear cable needs to be rewired; it has jumped over 6-8" and is now binding on a

support.For your information:· The boat lift functioned normally.See photo/s below:



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Motor rusted Cable binding

JET SKI LIFT:Brand: Davit MasterDeficient:· There is rusting on the outside case of the motor. The lift functioned normally.See photo/s below:

Rusting on outside case of motor

HOUSE SECOND FLOOR BALCONY ON BACK:Type: Wood /stucco. Location: Second floor balconyDeficient:· The balusters on the balcony are greater than 4" apart, which is considered a choking hazard

by inspection standards.See photo/s below:



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Balcony railing

POOL DECK RAILING:Type: Metal railing . Location: top of retraining wallDeficient:· The balusters on the balcony are greater than 4" apart, which is considered a choking hazard

by inspection standards. In addition a self closing and self locking gate is required. See Pool section for more info.

þ ¨ ¨ ¨ L. Other - CommentsELEVATOR:For your information:· The elevator appeared to operate normally. · The phone line to the elevator has a fast busy.See photo/s below:

Elevator equipment

II. ELECTRICAL SYSTEMSþ ¨ ¨ þ A. Service Entrance and Panels - Comments

Type of electrical service: UndergroundPanel brand: Square D Rating of Panel 125 amps.Location of main panel: Left side of houseMain breaker present: Yes . Rating of Main Breaker 125 amps.Grounding electrode system present and driven and connected properly: Yes .

Bonded: Yes . Breaker Box Labeled: Yes , but not clearly. Breaker knockouts missing: No . Wire protection in place: Yes .



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Breaker Box Dead Cover present: Yes .Sub panels: Yes .Deficient:· The breaker for the pool lights is 30 amps with 12 gauge wire. It should be a 20 amp breaker

with 12 gauge wire.See photo/s below:

SE Panel and main cutoff Oversized breaker for pool lights

SE Panel #2 - Brand: General Electric Rating: 150 ampsFor your information:· The second SE Panel is the main disconnect for the sub panel in the garage.

SUB PANEL (in garage) - Brand: GE Rating: Not recorded See photo/s below:

Sub Panel in garage

þ ¨ ¨ þ B. Branch Circuits, Connected Devices, and FixturesCurrent standards require a smoke detector to be in every bedroom and adjacent halls. All smoke detectors are to be wired together so they all alarm when one alarm is tripped, ensuring that all sleeping people will hear the alarm.Type of Wiring: CopperComments:Ground Fault Circuit Interruption (GFCI) plugs on: Kitchen outlets: Yes , Bathrooms outlets: Yes , Outside outlets: Yes & No , Garage: Yes .



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Arc Fault Circuit Interruption (AFCI) protection in all rooms except GFCI protected room: No .Uncovered incandescent lights in closets: No .Deficient:· The GFCI protection (outlet) for the fish cleaning station and retaining wall outlet did not work

when tested.· The light switch on the left at the spiral stairs has an inappropriate enclosure and gap which

allows water to penetrate the wall.· The GFCI outlet for the electric plugs on the back of the exterior of the house was tripped

would not reset and did not provide power to the outlets.· The GFCI outlet on the front porch was tripped and would not reset; it had no power.· There is a broken light switch cover in the master bedroom.· The upstairs deck outside outlet did not respond to the GFCI test; it should be GFCI

protected.· The top outlet in the upstairs right bedroom (right wall, first outlet) is dead.· I could not determine what the switch next to the living room fan switch operates.· Two of the three switches at the front door did not operate anything. One is marked for the

outside light and the bulb is probably burned out. The other switch is not identified and I could not find anything it operates, if any.

· There is an open splice in the top attic, behind the elevator equipment that needs to be protected.

· All outlets except those having GFCI protection are now required by the Texas Real Estate Commission's Standards of Practice for Inspectors to have Arc Fault Circuit Protection(AFCI). This home does not have any AFCI protection. The city of Port Aransas Building Code Department currently only requires AFCI protection in the bedrooms of homes constructed since 2004. All other circuits in the house except those protected by GFCIs or those which are dedicated appliance circuits (dishwasher, disposal, HVAC, etc.) are deficient and should be AFCI protected.

For your information:· All outlets could not be tested as some were blocked by owner's possessions.See photo/s below:

Light switch on left at spiral stairs, Broken light switch cover, master bedroominappropriate enclosure, gap



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Cannot determine what left switch operates Open slice in top attic, behind elevator equipment

SMOKE DETECTION EQUIPMENT:Smoke detector/s present: Yes . Operated normally: Not tested .Smoke detectors connected to a central reporting system: Appear to be connected to central reporting system.Reporting system brand: Not recorded Reporting system service provider: Not recorded

Note: The inspector is not required to inspect the smoke detection equipment when it is connected to a central reporting system.For your information:· Current standards require a smoke detector to be in every bedroom and adjacent halls. All

smoke detectors are to be wired together so they all alarm when one alarm is tripped, ensuring that all sleeping people will hear the alarm.

III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMSþ ¨ ¨ þ A. Heating Equipment

Type of System: Forced AirEnergy Source: ElectricComments:Main or # 1 Unit - UpstairsComments: Brand: Carrier BTUs, Watts: Not stated ¨ Gas Valve or þ Electric Disconnect present: Yes .Unit location: Hall closet Flame: NADrain Safety pan: No . Primary drain: Yes , Drain location: The drain appears to go into the sewer located in the return air under the unit. Secondary drain: No . Secondary drain location: Not Applicable Respond to thermostat: Yes . Furnace temperature at nearest register: 105 ° Filter: Clean .Deficient:· There is evidence of a previous condensation leak at the base of the unit. There are plastic

bags and plastic pans that appear to be placed under the HVAC unit to catch dripping water in the return air duct. Everything was dry at the time of the inspection, but the units have not been run very much in the last few months.

See photo/s below:



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HVAC - upstairs Evidence of previous leak, upstairs HVAC

Plastic bags & pans in return air

Type of System: Forced AirEnergy Source: ElectricComments:Unit# 2 - DownstairsBrand: Carrier BTUs, Watts: Not stated. ¨ Gas Valve or þ Electric Disconnect present: Yes .Unit location: Garage closet Flame: NA Drain Safety pan: No . Primary drain: Yes , Drain location: The drain appears to go into the sewer located in the return air under the unit. Secondary drain: No . Secondary drain location: Not Applicable Respond to thermostat: Yes . Furnace temperature at nearest register: 91 ° Filter: Dirty .Deficient:· There is evidence of a previous condensation drip/leak around the base of the unit. The area

at the base of the HVAC unit was dry at the time of the inspection, but the units have not run much in the last few months.

· It appears the unit is not heating properly as it would only reach 91º. Normally electric



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furnaces reach the low 100º mark.· It is recommended that you have a licensed professional HVAC technician inspect and repair

the heating and air conditioning system/s.See photo/s below:

HVAC - downstairs Evidence of previous leaking, HVAC in garage

þ ¨ ¨ þ B. Cooling EquipmentType of System: CentralComments:Main or #1 Unit - upstairsEnergy Source: ElectricTons of AC: 2 1/2 Comments: Brand: Carrier Unit location: Right side of house Temperature at return: 66 ° Nearest register: 48 ° Delta temp: 18 ° A/C pad level: No . Disconnect present: Yes . Correct breaker/fuse: Yes . Windstorm tie downs: Yes .Deficient:· The air conditioner pad needs to be leveled to prevent premature wearing of the compressor.· The cooling fins on the condenser unit are starting to deteriorate and flake off.For your information:· The unit cooled appropriately but appears to be the original unit installed when the house was

built in 1997.See photo/s below:



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AC - upstairs Representative fin deterioration

Compressor

Type of System: CentralComments:Unit #2 - downstairsEnergy Source: ElectricTons of AC: 3 1/2 Comments: Brand: Carrier Unit location: Left side of house Temperature at return: 66 ° Nearest register: 50 ° Delta temp: 16 ° A/C pad level: Yes . Disconnect present: Yes . Correct breaker/fuse: Yes . Windstorm tie downs: Yes .Deficient:· The cooling fins on the condenser unit are deteriorating and flaking· The compressor case is rusted.For your information:· The unit cooled appropriately but appears to be the original unit installed when the house was

built in 1997.See photo/s below:



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AC - downstairs Representative fin deterioration

Compressor rusted

þ ¨ ¨ þ C. Duct System, Chases, and Vents - CommentsType of duct: Rigid fiberglass & flexible duct Leaks detected: No .Constrictions of ducts: No . Proper duct support: No .Deficient:· The ducts in the second floor attic were not strapped every 4'. They are lying on the ceiling

joists.See photo/s below:



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Ducts

IV. PLUMBING SYSTEMþ ¨ ¨ ¨ A. Water Supply System and Fixtures

Location of water meter: Right front, 6' from curbLocation of main water supply valve: Right side, 15' from frontStatic water pressure reading: 51 psiComments:Type of supply lines:

þ ¨ ¨ ¨ B. Drains, Wastes, and Vents - CommentsType of Drain pipes: PVC

Note: The inspector only performs a visual inspection of the drain lines above the slab and cannot determine their workings below the foundation. If you have any concerns about the sewer drains you should have a licensed plumber conduct a hydrostatic test of the lines.

þ ¨ ¨ þ C. Water Heating EquipmentEnergy Source: ElectricCapacity: 55 gallonsComments:

Water Heater# 1Unit location: Garage . If in garage is it 18” off floor: No .Comments: Brand: Ruud

BTUs or þ Watts: 4500. If electric, # of elements 2 .Gas Valve or þ Electric Disconnect present: No .Is electric service wire protected? Yes .Temperature Pressure Valve (TPV) tested: Yes , frozen. TPV drain line properly plumbed: Yes . Drain pan: No .Valve on inlet (cold water): Yes . Anti-hammer devices: No .Water temperature is 126 ° and should be set at 120°.Deficient:· The water heater needs to be raised 18" off the garage floor. It is located in an area that is

directly connected to the garage.See photo/s below:



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Water heater

¨ þ þ ¨ D. Hydro-Massage Therapy Equipment - CommentsBrand: None Motor and Pump Brand: Not applicable GFIC on motor/pump circuit: Not applicable .Inspection port for motor/pump: Not applicable .Motor/pump grounded: Not applicable .

V. APPLIANCESþ ¨ ¨ ¨ A. Dishwasher - Comments

Brand: Kitchen Aid Does door latch securely: Yes .Buttons or knobs missing: No . Rust on baskets or tub: No .Operated on normal cycle: Yes . Soap dish opened: Yes .Wired on dedicated circuit: Yes . Anti-siphon or air gap present: Yes .

þ ¨ ¨ ¨ B. Food Waste Disposer - CommentsBrand: Kitchen AidWired on dedicated circuit: Yes . Leaks: No .Grinding components: Rusted: No . Operated normally: Yes .Wire protected: Yes . Wire restraint clip: Yes .

þ ¨ ¨ ¨ C. Range Exhaust Vent - CommentsBrand: Kitchen Aid (down draft in stove)

Vented outside, Recirculating. Filter present: Yes .Light works: Not applicable . Fan works: Yes . þ High, þ Low, ¨ Variable speed.

Note: The microwave oven also has an exhaust vent and it is a recirculating type; it does not vent outside the house.

þ ¨ ¨ ¨ D. Ranges, Cooktops, and Ovens - CommentsType of stove: Built in range . Brand: Jenn-Air



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Anti-tip device in place: Yes . Energy source: Electric .Burners checked on low and high, working: RF Yes , LF- Yes , RR Yes , LR - Yes , CF Not applicable , CR - Not applicable Other burner/Grill, etc. Not applicable . Indicator light/s work: Yes .See photo/s below:

Stove

Oven # 1 - Oven is in the stove .Brand: Jenn-Air . Energy source: Electric . Broil function works: Yes . Clock works: Yes . Timer works: Yes . Oven light works: Yes .Convection: No .Convection worked properly: Not applicable .The Oven was tested at 350°. The oven reached a temperature of 348 ° and passed the temperature test.

þ ¨ ¨ ¨ E. Microwave Oven - CommentsBrand: Kitchen Aid Vent hood included in Microwave: Yes . The vent is recirculating and does not vent outside the house.Microwave Seal functioning: Yes .Heats water: Yes . Light works: Yes . Clock works: Yes . Timer works: Yes . Turntable works: Yes .For your information:· This is a dual oven, microwave and convection oven. The convection oven heats to 370º

when set at 350º. Inspection standards allow a variance of ±25º. The thermostat needs to be adjusted as 20 degrees will affect baking.

¨ þ þ ¨ F. Trash Compactor - CommentsBrand: None Operated normally: Not applicable . Built in: Not applicable . Power cord OK: Not applicable .

þ ¨ ¨ þ G. Mechanical Exhaust Vents and Bathroom Heaters - Comments

þ Master Bath - Fan present: YesExhaust fan brand: Nutone . Vented directly to outside: No . Heater present: Location: Not applicable . Energy source: Not Applicable .



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Heater Vented: Not applicable . The heater is Safe: Not applicable .Deficient:· The bathroom exhaust fan appears to be vented to the attic or soffit and the Inspection

Standards now require them to be vented directly to the outside of the house via a dampened cover. This additional moisture vented to the attic could cause mold or other moisture related issues. Currently the city of Port Aransas building code department does not require builders to meet this specification.

þ Guest Bath downstairs - Fan present: YesExhaust fan brand: Nutone . Vented directly to outside: No . Heater present: Location: Not applicable . Energy source: Not Applicable .Heater Vented: Not applicable . The heater is Safe: Not applicable .Deficient:· The bathroom exhaust fan appears to be vented to the attic or soffit and the Inspection


· The duct for this vent is crushed restricting the flow of air.See photo/s below:

Crushed exhaust vent

þ Guest Bath, upstairs right - Fan present: YesExhaust fan brand: Nutone . Vented directly to outside: No . Heater present: Location: Not applicable . Energy source: Not Applicable .Heater Vented: Not applicable . The heater is Safe: Not applicable .Deficient:· The bathroom exhaust fan appears to be vented to the attic or soffit and the Inspection


þ Guest Bath, upstairs left - Fan present: YesExhaust fan brand: Nutone . Vented directly to outside: No .



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Heater present: Location: Not applicable . Energy source: Not Applicable .Heater Vented: Not applicable . The heater is Safe: Not applicable .Deficient:· The bathroom exhaust fan appears to be vented to the attic or soffit and the Inspection


þ ¨ ¨ ¨ H. Garage Door Operator(s) - Comments

Door # 1 -Type of door/doors: Metal .Door opens and closes properly: Yes .Automatic opener: Yes .Brand of garage opener: LiftMasterElectric eye: Yes . Electric Eye functions properly: Yes .Pressure reverse functioning: Yes . Light functions: Yes . Emergency release functions properly: Yes . Button functions properly: Yes .Lock disabled: Yes . Windstorm bracing: No .For your information:· This door does not have any wind storm bracing. This bracing was probably not required

when this house was built but garage doors now require a wind storm wind certificate from a TDI engineer or inspector.

þ ¨ ¨ ¨ I. Doorbell and Chimes - CommentsOperated normally: None.Operated normally: None.

þ ¨ ¨ ¨ J. Dryer Vents - CommentsDryer #1 - Upstairs rightVented to outside: Yes .Damper in place: Not able to inspect as the dryer vents through the roof.

Dryer #2 - Upstairs left Vented to outside: Yes .Damper in place: Not able to inspect as the dryer vents through the roof.

Dryer #3 - MasterVented to outside: Unknown .Damper in place: UnknownFor your information:· I could not locate this dryer vent termination. It may vent through the second floor right side

dryer vent upstairs, but I was not able to determine for sure how this dryer is vented.

VI. OPTIONAL SYSTEMSþ ¨ ¨ þ A. Lawn and Garden Sprinkler Systems - Comments

Brand: HunterNumber of zones: 6 , 4 in operationOperated on manual: YesDefective heads or zones: Yes Location: Zones 1 & 2Deficient:



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· Zone 1 - the emitter for the sago palm on the right of the driveway is missing. The supply lines and drip lines on the left of the driveway have leaks and need to be redone. Several are supply lines are exposed and the emitter lines are not correctly placed to trees or shrubs.

· Zone 2 - the emitter in front of the right bedroom window is missing and spraying wildly.· Zones 3 and 4 appear to operate normally.See photo/s below:

Sago palm emitter missing Sprinkler emitter spraying wildly, center front

þ ¨ ¨ þ B. Swimming Pools, Spas, Hot Tubs, and EquipmentType of Construction: Gunite - Pebbletec surfaceComments:Is pool properly fenced with self closing gates: NoPool type: In ground .Number of Drains: 2 Vortex Drains: Yes

Pressure: Original - 12 PSI. After back wash - 12 PSI (No change expected as a pressure of 12 psi usually indicates a clean filter.Motor brand: AO SmithFilter pump brand: CenturionCleaner pump: NoneCleaner motor: NoneCleaner type: None Condition: Not Applicable . Bonded: No .GFCI Protection: Yes .Filter type: Sand . Chlorinator: Yes . Number of Skimmers 2 , Skimmers inspected: Yes . Leaking: No . Water quality: Good .Hardness (ppm) = 300 - OKTotal Chlorine (ppm) = 4 - OK Free Chlorine (ppm) = 1 - OKPH = 7 - slightly lowTotal Alkaline (ppm) = 120 - OKCyanuric (ppm) = 75 - OKWater tested using Aquacheck 7 strips by Hach

Heater: þ Yes, ¨ No. Brand: Jandy; Operated normally: ¨ Yes, þ No

Deficient:· There is a separation of the mastic between the pool coping and the pool deck, on the back

side. The mastic is also separating from the coping at the ladder. This mastic is designed to



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prevent water penetration between the coping and deck and prevent the possibility of undermining the pool or other structure such as the retaining wall.

· There is one significant crack with deflection in the pool deck on the left end of the pool.· There are no self closing and locking gates on the back of the yard to the boat dock. As

ridiculous as this seems (as you would have to swim 50 yards to get here) there should be a self-closing and locking gate, as there is access from the adjacent houses. Pools must be security fenced with a fence 48" high and gates must be self closing and self locking. The fence on the retaining wall at the back of the yard is not 48" high.

· A water tight conduit for the pool equipment electrical wiring is broken.· The pump motor is not bonded to the pool frame and other equipment.· The pool heater display is indicating that there is low flow of water through the heater and it

would not ignite. Heaters have low water pressure/flow switches that prevent damage to the heater. I tried every possible valve configuration and could not get adequate flow to the heater to test it.

· It appears that the auto filler feature is not working as the water supply is turned off and the valve would not manually actuate when tested.

See photo/s below:

Separation between coping and deck Mastic and coping separation

Crack with deflection Water tight conduit broken



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Pool equipment

¨ þ þ ¨ C. Outbuildings - Comments

¨ þ þ ¨ D. Outdoor Cooking EquipmentEnergy Source: Not Applicable . Gas lines tested with TIF 8850: Not applicable .Comments:Brand: Not applicable Built in: Not applicable .

þ ¨ ¨ ¨ E. Gas Supply Systems - CommentsGas service provider: Unknown.Gas service turned on: Yes . Leak/s detected at meter: No . Leak/s detected at appliance/s: No .Cut off valves at all appliances: Yes .

¨ þ þ ¨ F. Private Water Wells (A coliform analysis is recommended)Type of Pump: Not ApplicableType of Storage Equipment: Not ApplicableComments:

¨ þ þ ¨ G. Private Sewage Disposal (Septic) SystemsType of System: Not presentLocation of Drain Field: Not applicableComments:

¨ þ þ ¨ H. Whole-House Vacuum Systems - Comments

þ ¨ ¨ ¨ I. Other Built-in Appliances - CommentsFor your information:· The Kitchen Aid wine cooler temperature was 48º.



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· The Kitchen Aid dryer power would not come one and it did not function.· The Kitchen Aid washer operated normally on a short cycle.· The Kenmore dryer heated and dried, but was slow to dry clothes. It or the vent may need to

be inspected further to determine if there is a vent blockage or if the dryer does not dry effectively.

· The Kenmore washer operated normally on a short cycle.· The Bosch washer LCD display did not display legible functions; however, it did appear to

operate normally on a short cycle.· The Bosch dryer operated normally.· The Kitchen Aid refrigerator temperature was 37º when set at 2 on a range of 1-6, with 6

being the coldest. The freezer temperature was 4º when set at 3 on a range of 1-6, with 6 being the coldest.


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Documents

A Real Estate Inspection John and Jane Sample Customer 11111 1st St. Corpus Christi,TX 78418