Example Pier & Beam Home Inspection Report - Homesteadlighthouseeng.homestead.com/Example_Pier___Beam... · Pier and Beam (Concrete Piers) Method of Inspection: Entered Crawl Space

Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 or(512) 459-6544 (http://www.trec.state.tx.us). REI 7-2

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www.LighthouseEng.com [email protected]

“The Professional Engineers and Real Estate Inspectors at

Lighthouse Engineering are Dedicated to Your Home Safety and Comfort.”


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PROPERTY INSPECTION REPORT

Prepared For: Our Customer(Name of Client)

Concerning: 7131 Any Street, Somewhere TX(Address or Other Identification of Inspected Property)

By: William H. SalladeProfessional Real Estate Inspector (TX:10276)

May 15, 2012

(Name and License Number of Professional Real Estate Inspector) (Date)

Michael Gandy, Professional Engineer (TX: 95672)Professional Real Estate Inspector (TX: 8720)Registered Engineering Firm (F: 9334)

(Name and License Number of Professional Engineer in Responsible Charge)

This property inspection report may include an inspection agreement (contract), addenda, and other information related toproperty conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is importantthat 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 atwww.trec.state.tx.us.

The TREC Standards of Practice (Sections 535.227-535.233 of the Rules) are the minimum standards for inspections byTREC-licensed inspectors. An inspection addresses only those components and conditions that are present, visible, andaccessible at the time of the inspection. While there may be other parts, components or systems present, only those itemsspecifically 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 acode compliance inspection and does NOT verify compliance with manufacturer’s installation instructions. The inspectiondoes NOT imply insurability or warrantability of the structure or its components. Although some safety issues may beaddressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify allpotential 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 anitem is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency overanother.

Some items reported as Deficient may be considered life-safety upgrades to the property. For more information, refer toTexas 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 notreveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but itcannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes inuse or occupancy. It is recommended that you obtain as much information as is available about this property, includingany seller’s disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reportsperformed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. Youshould also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have takenplace at this property. It is not the inspector’s responsibility to confirm that information obtained from these sources iscomplete 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 OTHERACTIONS, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THE SELLER TAKE ANY ACTION. When adeficiency is reported, it is the client’s responsibility to obtain further evaluations and/or cost estimates from qualifiedservice professionals. Any such follow-up should take place prior to the expiration of any time limitations such as optionperiods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve


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additional repair costs. Failure to address deficiencies or comments noted in this report may lead to further damage of thestructure or systems and add to the original repair costs. The inspector is not required to provide follow-up services toverify that proper repairs have been made.

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

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR

This report was prepared under the direct supervision of a licensed Professional Engineer in theState of Texas that is also a licensed TREC Professional Inspector. Additional comments providedby Lighthouse Engineering are attached to the end of this inspection report.

The Client, by accepting the Property Inspection Report, or relying upon it in any way, expresslyagrees to the “Scope of Inspection” the “Outside the Scope of this Inspection” and the “Pre-Inspection Agreement” attached at the end of this inspection report.

The digital pictures in this report are a sample of the damages in place and should not beconsidered to show all of the damages and/or deficiencies found. There will be some damage and/ordeficiencies not represented with digital imaging.

Inspection Time IN: 9:00am Time OUT: 2:00pm Property was: VACANT

House Orientation (for purpose of this report, front faces): NORTH

Weather Condition During Inspection: SUNNY

Outside Temperature During Inspection: 75 to 85 DEGREES

Parties Present at Inspection: BUYER & BUYERS AGENT

Utilities Available: YES – ALL UTILITIES WERE AVAILABLE

Homeowner 1 Year Inspection Other/notes:

Report Identification: 7131 Any Street, Somewhere TX

This confidential report is prepared exclusively for Our Customer Page 4 of 29© 2012 Lighthouse Engineering ph: 214-577-1077 fax: 972-660-1333 www.LighthouseEng.com Tuesday, May 15, 2012

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

I NI NP D Inspection Item

I. STRUCTURAL SYSTEMS A. Foundations

Type of Foundation(s): Pier and beamComments:

Scope of Foundation Inspection:The following section constitutes the engineering opinion requested on the foundation of the subject residence. This report has been preparedin general accordance with the requirements of a “Level B” survey as defined by the Texas Board of Professional Engineers. This report isprovided for the exclusive use of the person or persons this report was prepared for as shown above. We have no contractual relationshipwith, or obligation to, any party other than the party for whom this report was prepared. The purpose of this inspection was to evaluate thefoundation and determine what, if any, foundation repairs are necessary. The opinions contained herein are based on the experience andjudgment of the writer, as well as conditions observed without taking soil samples, performing plumbing leak tests, removing floor or wallcoverings, or performing invasive tests or procedures. The opinions offered herein are based solely on the observations made at the time ofthe inspection, and do not take into consideration any changes in the condition of the foundation after that date. This report does not predictor warrant the future performance of the subject foundation. You are encouraged to review the “Agreements and Limitations” attached tothe end of this report for other important limitations and standard recommendations.

Foundation Observation and Comments:

Pier and Beam (Concrete Piers)Method of Inspection: Entered Crawl SpaceCrawl Space Accessible? YES

Exterior Observations (list of cracks):

Minor and typical signs of seasonal movement.

Interior Observations (list of cracks):

Minor and typical signs of seasonal movement.

Interior Elevation Survey:Interior floor elevations were taken with a Technidea Pro-2000 Ziplevel. Elevations were recorded to thenearest 0.1-inch throughout the home. A benchmark of 0.0 was established and is shown on drawing no.1001 with a star. An adjustment was made for floor coverings if they were a different elevation than the floorcovering at benchmark location. It should be noted that the elevation measurements include effects ofelevation variation in the original construction. New homes are normally within 0.6 inches to 1 inch of level,however sometimes they are up to 2.0 inches of level. A sketch of the house with the elevations is attachedas Drawing 1001.

Conclusions and Professional Engineer Opinion on the Performance of the Foundation:An elevation survey was performed on the foundation on the interior of the home. In addition, the interior andexterior of the home were reviewed for signs of distress due to movement. The elevation measurementsalong with the exterior and interior signs of distress were used to determine if the foundation is performingwithin recommended acceptable limits for slopes (movement) in a foundation. Recommended slopes of 1 inchof vertical movement in 20 feet horizontally is when Lighthouse Engineering starts to considers slopes shouldbe corrected. This home was measured to be -0.7 inches of vertical movement in 17 feet horizontal, asshown on attached drawing no. 1001. Slopes in a foundation are typically cosmetic in nature and there isno definitive limit.

In my opinion, the foundation does not have any slopes in the elevation that are above acceptabletolerance for slopes and is performing as designed. Interior and exterior cosmetic damage is minimal.

Report Identification: 7131 Any Street, Somewhere TXI=Inspected NI=Not Inspected NP=Not Present D=Deficient


This confidential report is prepared exclusively for Our Customer Page 5 of 29© 2012 Lighthouse Engineering ph. 214-577-1077 fax: 972-660-1333 www.LighthouseEng.com Tuesday, May 15, 2012

The foundation is performing within acceptable limits of deflection and no foundation repairs arerecommended.

Professional Engineering Recommendations:

Maintain a watering program in the dry months of the year to prevent the soil around the home fromdrying and cracking. If soaker hoses are used, place the soaker hoses 1' – 2' away from thefoundation and run for 30 – 60 minutes every other day as needed. Do not over water the foundation;this can be as detrimental as under watering. Follow the attached guidelines “Suggested FoundationMaintenance and Care”.

Pictures 1 & 2: The cracked and sagging beam under the hallway bathroomand the rear bedroom should be replaced and properly supported with one(1) block and base support as shown on Drawing 1001.

Picture 3: The block and base under the right side bathroom is not touchingor supporting the beam. It is recommended that this condition be corrected toproperly support the beam.




Limiting Conditions on the Foundation:Use of this report for any reason implies consent to all agreements and limitations of this report. This report is theprofessional opinion of Lighthouse Engineering, LLC and is based upon a limited evaluation of the property. Thisreport is provided for the exclusive use of the addressee. We have no contractual relationship with, or obligationto, any party other than the addressee of this report.

This report does not constitute a structural warranty or performance contract with the purchaser of this report toor with any other party. It only states conditions observed at the time of the inspection. The evaluation of theproperty included a visual examination of the exposed interior and exterior finishes of the structure and theground surfaces adjacent to the structure and to the taking of relative floor elevations. The taking and testing ofsoil samples was not included. Unless written in the report, the original design drawings and any designconditions were not known. Determination of construction to Building Code is best done during the originalconstruction and is not a part of this evaluation. Testing for plumbing leaks was not performed but isrecommended after any foundation work is performed.

It is possible that future repairs could be required for the subject foundation. This evaluation only addresses thecurrent condition of the foundation. Lighthouse Engineering, LLC does not offer or imply any warranty for therepairs or for the repair company's acts or omissions or for any other person conducting the repairs.

The fee collected is for this inspection only. Additional engineering services are available at an additional cost.Requests for these services must be made in a timely manner before commencement of work. Please contactthis office for additional inspection scheduling and fee arrangements.

Sincerely,

Michael Gandy, P.E.Professional Engineer in Texas (TX#: 95672)Professional Real Estate Inspector in Texas (TX#: 8720)Professional Engineering Firm (F-9334) May 15, 2012

Suggested Foundation Maintenance and Care

1. Keep soil sloped away from the foundation to prevent ponding of water. Standing water next to a home resultsin uneven soil forces being applied to a foundation and causes extra stress on the foundation. Over timestanding water can result in the soil consolidating and compacting or heaving depending on the properties of thesoil. This can result in foundation movement.

2. Water the soil evenly around the foundation during the dry times of the year.Water enough to keep the soil from pulling away from the foundation or cracking. The lawn area of the homeshould also be watered. The soil should be watered enough to allow the water to soak into the soil severalinches. If soaker hoses are used, place the hoses one to two feet from the foundation. Do not over water thehome around the foundation. Over watering the foundation can cause the soil to heave or can cause the soil tolose its load bearing capacity and allow the house to sink.

3. Remove trees that are close to the foundation if the trees are not native trees.Root barriers may also be an acceptable alternative to removing trees. Water trees extra in the summer aroundthe base of the tree if it is with 10 feet of the home.

4. Plant new trees at least 30 - 40 feet away from the foundation. Do not plant fast growing trees such asmulberry, Arizona ash, silver leaf maple, etc.

5. Maintain the plumbing system and prevent leaks in showers and in the piping. If you have a pier and beamhome, have the crawl space inspected periodically to make sure it is dry.




B. Grading & Drainage Comments:

This property has positive drainage that properly directs water away from thefoundation. No corrective action is recommended at the time of thisinspection.

Surface drains:The home is equipped with surface drains at the lefts side of the home or thefront of the garage. It is recommended that the drains be checked andcleaned of leaves and debris as part of regular home maintenance.

Picture 1: One of the surface drain covers in front of the garage wasdamaged and in need of replacement. Leaves or debris was observed on theinside of the pipe. The drains should be cleaned.

C. Roof Covering MaterialsType(s) of Roof Covering: Metal shingle roofingViewed From: Ladder at edge of roofComments:

General Information: The roof was inaccessible for inspection because of thetype of roofing. Walking this type of roof covering might damage the roofingmaterials. No evidence of water leaks were found on the roof covering or inside ofthe attic. NO evidence of previous roof repairs were found on the day ofinspection. The home has no soffit and the fascia boards were covered withgutters and not visible The gutters on the home are constructed of Aluminum

All Roofing components were found to be in satisfactory condition on the dayof the inspection.Leaves and debris need to be cleaned off of the roof covering. This will needto be part of regular home maintenance due to the height or size of the treecanopies.




Picture 1: Keep tree branches trimmed away from the roofing material.Picture 2: Leaves and debris should be kept cleaned off of the roof covering.This will need to be part of regular home maintenance due to the height orsize of the tree canopies.

Picture 3: The wall could not be viewed up close (should not walk on thistype of roofing) and a Z type flashing could not be confirmed. It isrecommended that a qualified roofer check the dead valley to confirm thatthere is adequate slope and properly installed flashing at the wall connection.The valley flashing should be checked to make sure it is adequate for theroof slope. All deteriorated wood or holes in the sidewall need to berepaired, sealed and properly painted. Leaves and debris should be keptcleaned off of the roof covering. This will need to be part of regular homemaintenance due to the height or size of the tree canopies.

Notice: Life expectancy of the roofing material is not covered by this property inspection report. If any concerns exist about the roofcovering life expectancy or potential for future problems, a roofing specialist should be consulted. The Inspector cannot, does not,offer an opinion or warranty as to whether the roof has leaked in the past, leaks now, or may be subject to future leaks.Notice: The inspection of this roof may show it to be functioning as intended or in need of minor repairs. This inspection does notdetermine the insurability of the roof. You are strongly encouraged to have your Insurance Company physically inspect the roof tofully evaluate the insurability of the roof, prior to closing.




D. Roof Structure & AtticViewed From: Inside the atticApproximate Average Depth of Insulation: 2”-4” INCHESApproximate Average Thickness of Vertical Insulation: Vertical insulation was not visibleComments:

General Information: The ceiling joist insulation is a Batt or Blanket type & alsoloose fill insulation. Vertical insulation was not visible The attic structure isconstructed of Rafters, Joists and Purlins. The Attic door(s) is located in the MainHallway and the garage. The attic is ventilated by gable ends and wind turbines.

Attic Ladder:The garage attic door does not meet modern fire safety standards in that thedoor does not meet the requirement of having a 20min fire rating.The area between the hallway attic door jamb and the attic framing should beinsulated for reasons of energy efficiency.

Picture 1: The ceiling joist insulation was observed to be pulled away fromsome joist areas and should be re-distributed to fill in the low areas.Picture 2: The ceiling joist insulation depth is insufficient by modern buildingstandards. If energy cost are a concern for the buyer it is recommended thatthe insulation depth be improved to at least 10inches.

Pictures 3 & 4: One of the gutter leaf guars was loose outside of the rightside bedroom bath. It is recommended that the inside of the gutter becleaned and the gutter guard re-installed properly.




Pictures 5 & 6: The majority of the gutters were not visible because of thecap style leaf guards. It is important to keep the gutters & downspoutscleaned so they do not overflow with water. The home is not equipped with asoffit or overhang and if the gutters overflow it might be possible for the waterto enter the interior wall cavity.

E. Walls (Interior & Exterior) Comments:

Description of exterior Cladding: Brick Veneer & Shake shingles

Wall sheetrock cracks observed in various locations around the home. It isrecommended that the cracks be repaired as necessary.The sheetrock cracks and holes in the garage walls and ceiling should berepaired.Bushes and foliage should be kept trimmed off of the exterior walls and roofcovering.

Picture 1: Because of the roof covering type I was unable to get a close lookat the siding or wall flashing above the master bedroom wall. The siding wasin need of caulking and a sound coat of paint. Some of the siding appearedto be deteriorated and in need of replacement. These conditions should befurther evaluated and corrected as necessary.




F. Ceilings & Floors Comments:

The floor was observed to make a popping noise when walking near the frontdoor. This condition should be corrected as necessary.

Picture 1: The flooring in the back roof is still in need of sanding and finishwhere it has been repaired.

G. Doors (Interior & Exterior) Comments:

Overhead Garage Door(s):One or more of the garage door panels were observed to have some dents inthem and should be replaced as desired.The garage doors are not balanced properly and should be adjusted asnecessary.

Doors (Interior and Exterior):Double cylinder locks observed on one or more of the exterior egress (exit)doors. All exterior egress doors should be readably openable from the sidefrom which egress is too made without the use of a key or special knowledgeor effort.The back closet door was sticking to the jamb and would not close properlyin the right side bedroom and should be adjusted as necessary.The closet door was sticking to the jamb and would not close properly in thehallway bathroom and should be adjusted as necessary.The handleset inside the laundry room would not turn on the day ofinspection and should be repaired or replaced.No key was provided to the exterior doors located in the laundry room andthe garage side door. I was unable to operate and check these two doors.The garage side door was observed to need a new door sweep and weather-stripping improvements.The front entry door handleset was inoperative on the day of inspection andshould be repaired or replaced as necessary. The glazing (glass) in thehinged door is not labeled as tempered safety glass.




H. Windows Comments:

Window Type: Single & Double Pane Wood and Single Pane metalWindow Style: Double Hung & Casement

Safety Glass:Under current building standards the following are considered hazardouslocations that require safety glass:Glazing in individual fixed or operable panels within 18-inches of the floor.Several windows in the home were less than 18 inches from the finished floorand not glazed with safety glass.Glazing in side-hinged doors. The front entry door was observed to not beglazed with safety glass.

Windows:Some windows are painted shut and cannot be opened.The upper sashes of all of the double hung windows were painted shut.At least one window in each bedroom should open fully, with free access tothe outdoors, for safety purposes. Lack of these emergency egress windowposses a safety hazard. The right side and rear bedroom windows did notopen on the day of inspection.The diningroom windows would not open on the day of inspection and shouldbe repaired or adjusted as needed.The right window crank would not turn or open the window on metal framedcasement window in the master bedroom. The window frames were rusty.

Picture 1: The front bedroom window and the garage window were observedto have loose window latches on the day of inspection. The wood wasdamaged where the latch attached to the upper sashes. Theses conditionsshould be corrected for reasons of security.

I. Stairways (Interior & Exterior) Comments:




J. Fireplace/Chimney Comments:

Pictures 1 & 2: All fireplace components appear to be performing properly atthe time of this inspection.

Picture 3: Where artificial gas logs are installed in the fireplace, with adamper; it should be permanently blocked open with a damper clamp toprevent spillage of combustion product into the living space. Neither fireplacewas equipped with a damper block.

K. Porches, Balconies, Decks, and Carports Comments:

Picture 1: The driveway is in poor condition and should be replaced asdesired.

L. Other Comments:




II. ELECTRICAL SYSTEMS

A. Service Entrance and Panels Comments:Electrical Service Panel Location: GarageService Entrance Conductor: AluminumBox Rating and/or Main Disconnect Rating: 80 amps

Electrical Service Panel:The buyer should have the electrical system checked by a Qualified LicensedElectrician, prior to closing. The observations made to support the rendering ofthis opinion are listed but not limited to the following:

The service entrance conductors are aluminum and no anti-corrosion jell wasfound where they connect to the service panel. It is recommended that aqualified electrician apply anti-corrosion jell to the aluminum serviceconductors where they connect to the pane.Double-wired breaker(s) were observed in the panel box. It is unknown towhat load this second wire is supplying. This could cause the circuit breakerand wire to draw to much current, overheat, and arc. It is recommended thata qualified electrician add an additional circuit breaker to the main panel andproperly connect the second wire.The breakers (overcurrent devices) in the panel box are not properly labeled.

Picture 1: Picture of the electrical service panel for your reference.Picture 2: The electrical system in an older fuse type system that is markedas 80AMPs. The buyer should consult with a licensed electrician to makesure the system is safe and is adequately sized to meet the buyers needs.

Picture 3: The wires entering the panel box should be protected from thesharp edges of the cabinet.Picture 4: Improper copper/aluminum connection observed. Two wiresshould not be secured under a single lug.




Picture 5: The main conductor wire sheathing is cracked inside of the mainFuse panel. The aluminum wires could be viewed through the cracks.Picture 6: The electrical service wires from the service pole the house shouldclear the ground and/or deck by ten (10) feet.

Picture 7: The weather head should be checked by a licensed electrician orthe electrical service provider to make sure that it is safe and secure. Theelbow is absent a cover plate should be re-installed.Picture 8: Illustrations about service conductor clearances.

B. Branch Circuits, Connected Devices, and FixturesType of Wiring: CopperComments:

Receptacles & Fixtures:The ground fault circuit interrupter (GFCI) receptacle in the front yard is notfunctioning properly at the time of this inspection. The lack of this workingGFCI circuit is a recognized hazard.No ground fault circuit interrupter (GFCI) receptacle(s) located in the at theback patio or back yard. Under current electrical standards, all of the kitchencounter top receptacles should be connected to a ground fault circuitinterrupter (GFCI) circuit. The lack of this outlet(s) is a recognized hazard.NOTE: Under current electrical standards GFCI receptacles are required atthe following locations; all exterior receptacle(s), all kitchen counter topreceptacle(s), all bathroom receptacle(s), wet bar area receptacle(s), laundryroom sink, garage receptacle(s) and pool equipment receptacle(s).The family room ceiling can is controlled by a dimmer switch. Ceiling fanmotors are not designed for use with dimmer switches. It is recommendedthat the switch be replaced with one rated for use with ceiling fans.




Ceiling fan in the right side bedroom and the front bedroom are not balancedproperly.Receptacle was observed to have an open ground connection to the right ofthe clothes dryer.Several bulbs appeared to be burnt out or missing on the day of inspection.When the bulbs are burnt out or missing it is not possible to verify that thelight fixture is working properly. It is recommended that missing or burnt outlight bulbs be replaced and any inoperable light fixtures be repaired..The light fixture on the back patio is inoperative.Receptacle(s) observed to be loose at the wall mount in the family room.No ground fault circuit interrupter (GFCI) receptacle(s) located in the Kitchenarea. Under current electrical standards, all of the kitchen counter topreceptacles should be connected to a ground fault circuit interrupter (GFCI)circuit. The lack of this outlet(s) is a recognized hazard.NOTE: Under current electrical standards GFCI receptacles are requires atthe following locations; all exterior receptacle(s), all kitchen counter topreceptacle(s), all bathroom receptacle(s), wet bar area receptacle(s), laundryroom sink, garage receptacle(s) and pool equipment receptacle(s).Two of the kitchen outlets were observed to have an open ground connection

Picture 1: The ungrounded back yard receptacle was absent its weatherproofcover.Picture 2: Most of the three-prong receptacles were ungrounded. This is anolder two-wire system. Note: Placing three prong receptacles on a older two-wire system does not meet current National Electrical Code standards.

Pictures 3 & 4: One or more of the closet light fixture(s) appear to bemounted to close to combustible material. Safety precautions should betaken around these light fixtures. It is recommended to install a protectiveglobe or fixture around all exposed light fixtures in storage closets.




III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

A. Heating EquipmentType of System: Forced Warm Air FurnaceEnergy Source: GasComments:

General Information: Gas is provided to the HVAC unit with an approved gasconnector. The gas shut off valve was easily accessible on the day of inspection.

All components in the Heating System appear to be performing properly atthe time of this inspection.The HVAC closet has two types of combustion air ventilation. Combustion airis drawn from inside the home and also from the attic/crawl space. Thiscondition allows dirty outside air to mix with the air inside the home. It isrecommended that the combustion air be dawn from either from the attic orfrom the inside of the home but not from both for reasons of efficiency and airquality.

Pictures 1 & 2: Picture of the furnace(s) during operation.

B. Cooling EquipmentType of System: Central Forced Air SystemComments:

Unit Specifications and Temperature Differential:

UNIT: -Cooling System Brand: CarrierOutdoor Unit Model #: 24ANA160A310Outdoor Unit Serial #: 1209E07626Cooling System Capacity: 5 tonMin/Max Circuit Breaker: 50/??

The RLA (Running Load Amps) rating for the condensing unit is 29.4amps (Total for fan and compressor). The unit drew 14.4 amps. Thisrough check is within the normal operating range.

DIFFERENTIAL TEMPERATURE (average) 20 Degrees F




Cooling Equipment Observations and Comments:All components in the Cooling System appear to be performing properly atthe time of this inspection.

C. Duct System, Chases, and Vents Comments:Duct Type: Ridge & Flexible

Picture 1: Picture of the filter for your reference.Picture 2: Some of the ductwork chase was observed to be loose in the crawlspace. This condition will allow outside air to mix with the air inside the home.This condition should be further evaluated and corrected as necessary by aqualified HVAC technician.

IV. PLUMBING SYSTEM

A. Water Supply System and FixturesLocation of water meter: Near street in front of houseLocation of main water supply valve: Cannot DetermineStatic water pressure reading: 65 – 70 psiComments:

Water pressure can fluctuate from day to day and change with seasons.Normal operating range for water pressure is from 40psi to 80psi.

General Information: The homes water supply is public water. The water supplydistribution material is copper. The waste disposal system is connected to thepublic sewer system. The Waste Lines & Vent Material is Cast Iron.

Kitchen:The sink drain leaked water into the cabinet area and should be repaired.The countertop needs to be resealed to the backsplash.




Hallway bathroom:The tub/shower faucet controls, spout and shower head need to be sealed tothe wall tile.The tub needs to be re-sealed to the walls or tub-splash with a goodbathroom caulking.

Right Bedroom Bath:The right sink was observed to drain slowly, suggesting that an obstructionmay exist and should be corrected.The tub/shower controls and spout were loose at the wall and should be re-secured. The tub/shower faucet controls, spout and shower head need to besealed to the wall tile after they have been secured.The commode appears to be excessively loose at the floor mount. Thisinspector could not confirm if the toilet was loose in the toilet mount flange, orif the toilet mount flange was loose at the floor. Either way, it isrecommended replace the wax seal under the toilet connection and properlytighten the toilet to the floor.The countertop needs to be resealed to the backsplash.The tub needs to be re-sealed to the walls or tub-splash with a goodbathroom caulking.

Master Bathroom:The left sink controls were stiff during operation and should be adjusted orrepaired.The countertop needs to be resealed to the backsplash.The handle on the commode does not spring back after pushing it down toflush the commode. This causes the flap to stay open and the commode runcontinuously. This condition should be corrected.Cracked, deteriorated and/or missing shower stall grout and/or caulk shouldbe repaired or replaced as necessary.

Picture 1: The tub/shower faucet controls, spout and shower head need to besealed to the wall tile.Picture 2: The master bath right sink aerator sprayed water onto thecountertop and should be corrected.




Picture 3: The shower wand did not have hot water to it on the day ofinspection. This condition should be further evaluated and corrected asnecessary by a licensed plumber.

B. Drains, Wastes, and Vents Comments:

All the drains performed properly on the day of inspection.

Note: Cast Iron Drain Pipes. Based on the apparent age of the drain system, it isstrongly suggested that you retain a plumber for an exhaustive survey. At aminimum, a hydrostatic test of the drain system is suggested to determine if ahidden leak exists. If cast-iron pipes are under the slab, they can deteriorate andleak over time. A hydrostatic test will determine whether or not the system isleaking without determining the location of the leak(s). If a leak exists, furthertesting can be done to pinpoint the location.

C. Water Heating EquipmentEnergy Source: GasCapacity: 50 GallonsComments:Water Heater Brand: Bradford WhiteWater Heater Power: 40,000 btu/hr.Serial # DA8695539

The water heater closet has two types of combustion air ventilation.Combustion air is drawn from inside the home and also from the attic space.This condition allows dirty outside air to mix with the air inside the home. It isrecommended that the combustion air be dawn from either from the attic orfrom the inside of the home but not from both for reasons of efficiency and airquality.




Picture 1: The water heater flue should be mechanically attached to the drafthood with a minimum of three sheet metal screws. All single wall flueconnections should be secured with three sheetmetal screws.Picture 2: There is no emergency pan installed under the water heater.Under today’s residential building code standards, where water heaters orhot water storage tanks are installed in locations where leakage of the tanksor connection will cause damage. The tank or water heater should beinstalled in a galvanized steel pan having a minimum thickness of 24 gage orother pans listed for such use. The pan shall be drained by an indirect wastepipe having a minimum diameter of 3/4 inch (19 mm) or the outlet diameter ofthe relief valve, whichever is larger. The pan drain shall extend full size andterminate over a suitably located indirect waste receptor or shall extend tothe exterior of the building and terminate not less than 6 inches (152 mm)and not more than 24 inches (610 mm) above the adjacent ground surface.

Pictures 3 & 4: The left picture is when filling the sink with hot water the rightpicture is when filling the sink with cold water. The water had a murky color toit. This condition should be further evaluated and corrected as necessary.




Picture 5: The buyer should be aware that an asbestos type flue pipe waspresent in the attic area of the home. A certified asbestos specialist shouldbe consulted if concerns exist or if the buyer has plans to change or modifythe flue in any way. The inside diameter or ID of the TPR line should be thesame size from the TPR valve to the termination outside. The corrugatedflexible copper line is a reduction in interior diameter.

D. Hydro-Massage Therapy Equipment Comments:

V. APPLIANCES

A Dishwasher Comments: (Checked in Normal Wash Mode Only)

Rust observed on the dishwasher racks.The dishwasher did not drain properly upon testing and made a loud beepingnoise over and over again.

B. Food Waste Disposer Comments:

This appliance was inspected and/or operated in its normal mode ofoperation and appeared to be performing properly at the time of thisinspection.

C. Range Exhaust Vent Comments:





Picture 1: The ductwork for the vent was taped together with duct tape. Ducttape is not rated for use with ductwork or vent pipes. Duct tape can breakdown with age and heat. It is recommended that the duct tape be removedand replaced with a UL181a-b silver tape.

D. Ranges, Cooktops, and Ovens Comments:

Range:The left oven did not reach the temperature that it was set to and should berepaired as necessary by a qualified appliance repair specialist.The range can be easily tipped over and should be equipped with an anti-tipdevice, for safety.

Picture 1: The temperatures of the ovens were checked at 350 degrees. Thetemperatures rose too 148 & 358 degrees and held their temperature.




Picture 3: The rangetop was inspected and/or operated in its normal mode ofoperation and appeared to be performing properly at the time of thisinspection.

E. Microwave Oven Comments:

F. Trash Compactor Comments:

G. Mechanical Exhaust Vents and Bathroom Heaters Comments:

The right side bathroom exhaust vent fan was noisy and should be repairedor replaced as necessary.The interior mechanical exhaust vent(s) observed to be venting into the atticarea. Under current building standards all interior mechanical exhaust ventsshould vent to the exterior of the structure.




H. Garage Door Operator(s) Comments:

The garage door opener was not equipped with photo eye sensors. Thesesensors are a good safety device that keeps the garage door from closingwhen an obstruction breaks the beams path. Sensors should be mountedwithin 6 to 12 inches off of the garage floorThis appliance was inspected and/or operated in its normal mode ofoperation and appeared to be performing properly at the time of thisinspection.

I. Doorbell and Chimes Comments:


J. Dryer Vents Comments:

Picture 1: This fixture was inspected and appeared to be in functionalcondition at the time of this inspection.

VI. OPTIONAL SYSTEMS

A. Lawn and Garden Sprinkler Systems Comments:

Picture 1: The PVC that protects the sprinkler wires was observed to bedamaged and in need of repair on the day of inspection.




I. Scope of InspectionII. Outside the Scope of this Inspection

Scope of Inspections:The inspection will be performed in accordance with the Texas Real Estate Commissions Standards of Practiceregulating Home Inspectors. The report used by the Inspector is the Texas Real Estate Commissions mandatedinspection report. The inspector will observe, render an opinion and report which of the parts, components, andsystems present in the property have or have not been inspected. All mechanical and electrical equipment,systems and appliances are operated in normal modes and operating range at the time of the inspection. TheInspector's report will specifically indicate if the inspected parts, components or system are not functioning or inneed of repair. The Inspector may provide a higher level of inspection performance than required by The TexasReal Estate Inspectors Standards of Practice and may inspect parts, components, and systems in addition tothose described by The Texas Real Estate Inspectors Standards of Practices. In the event of conflict between aspecific provision and a general provision, the specific shall control.

The Inspector will report on accessible and visible deficiencies related to the Property’s Structural Systems,Electrical Systems, Heating, Ventilation and Air Conditioning Systems, Plumbing Systems and Appliances.(Optional Systems and testing can be requested at additional fees.) Conditions beyond the scope of thisinspection will be identified in the “outside the scope” section in the body of this inspection report.

The following are descriptions of scope for OPTIONAL INSPECTIONS and are within the scope of thisinspection:

Foundation Elevation Survey: The Inspector will conduct a visual inspection of the foundation performance(both interior and exterior of the property) and will perform technical elevation measurements of the foundation inaccordance of a “Level B” survey as defined by the Texas Board of Professional Engineers. The purpose of thisfoundation elevation survey is to evaluate the foundation performance and determine what, if any, foundationrepairs are necessary. The opinions contained herein are based on the experience and judgment of the writer, aswell as conditions observed without taking soil samples, performing plumbing leak tests, removing floor or wallcoverings, or performing invasive tests or procedures. The opinions offered herein are based solely on theobservations made at the time of the inspection, and do not take into consideration any changes in the conditionof the foundation after that date. This report does not predict or warrant the future performance of the subjectfoundation. Lighthouse Engineering has no contractual relationship with, or obligation to, any party other than theparty for whom this report was prepared.Sprinkler System: The Inspector will operate all zones of the sprinkler system in the manual setting only and willreport on above finish grade (above ground) visible deficiencies in the operation of each zone and associatedvalves, spray head patterns and areas of non-coverage within the zone.Pool and/or Spa Inspection: The Inspector will operate the pool equipment in the manual setting only and willreport on above finish grade (above ground) visible and accessible deficiencies in the pools pump(s), heater(excluding heat exchanger), filter, electrical, blower and visible plumbing connections. The Inspector will report onvisible deficiencies in the pools surrounding decking, coping and tile. The Inspector will make no evaluation onpool/spa structural bodies and underground piping and electrical bonding.Gas Line Inspection: The Inspector will inspect all accessible and visible gas piping and test this portion of thegas lines using a local and/or industry accepted procedure. The Inspector will use a combustible gas leak detectoron all the accessible gas lines, joints, unions and connectors and report as in need of repair, any deficienciesfound at the time and date of the inspection.Lake Side Pier and/or Boat House: The Inspector will inspect all accessible and visible piers and/or boat housecomponents above water level and report any deficiencies in the Structural Systems, Mechanical Systems andElectrical systems.Water Supply and Drain Piping: The Inspector will inspect all accessible, visible and above grade water supplyand drain piping, including connections and P-traps, and report as in need of repair, any deficiencies found at thetime and date of the inspection.




HVAC Equipment: HEATING: The inspector will operate the heating system in it’s normal heating modeprovided that the outside air temperature is not (and has not been) above 90 degrees. If accessible, the inspectorwill check continuity of heating elements. If the heating system is gas, the inspector will visually inspect the heatexchanger for evidence of leakage. COOLING: The inspector will operate the cooling system in it’s normal modeprovided the outside air temperature is not (and has not been) below 65 degrees. The inspector will utilizespecialized temperature measuring device to measure the supply and return of the cooling system. Thisinformation will be used to verify the operation and balance of the cooling system.

Outside the Scope of this Inspection:The Inspector does not take responsibility for reporting noncompliance with any homeowner associations,building, electrical, mechanical or plumbing codes established by municipal ordinances on any existing structure.The inspection and report does not address the possible presence of hazardous gasses, toxic wastes,substances or danger from asbestos, radon gas, lead paints, bacteria’s, molds, mildews or fungi, ureaformaldehyde, soil contamination and other indoor and outdoor substances. The Client is urged to contact acompetent specialist if information, identification, or testing of the above is desired.

The inspection does not include any destructive testing or dismantling. Any area(s) which are not exposed toview, is concealed, or is inaccessible because of soil, construction, walls, partitions, floors, carpet, ceilings,furnishings and any other condition, item, system or component which by the nature of their location areconcealed or otherwise difficult to inspect or which the Inspector cannot visually examine. The Client agrees toassume all risk for all conditions, which are concealed from view at the time of the inspection.

Whether or not they are concealed, the following ARE OUTSIDE THE SCOPE OF THIS INSPECTION:

Sub-surface plumbing leaks (supply ordrain side).

Sub-surface gas line and/or pipingleaks. Including the existence of asacrificial anode

Propane or Liquidified Gas tanks of anykind.

Past/present or future roof leaks, layersof roofing material.

Detached structures, decks, docks,fences, sheds.

Latent defects, hidden conditions, flatconcrete work.

Exterior / Interior painting, paneling andtrim.

Floor covering or treatments, wall coverings or treatments, or windowtreatments.

Cabinets, counter tops and backsplashes.

Presence of termites or other wood-destroying insects, organisms, pest orrodent infestation.

Outside lighting, outside grills.

Water heater magnesium anode rod.

HVAC heat exchangers, electricalheat strips, humidifiers, electricalfilters, damper motors.

Self-cleaning items, solar devices,alarm systems, antennas, icemakers, central vacuum systems,refrigerators and laundry equipment.

Pool or spa bodies and undergroundpiping or inline chlorinators.

Private water or private sewersystems.

Water softeners / purifiers systems orsolar heating systems.

Adequacy or efficiency of any systemor component.

Checking for pool, hot tub, spa,sauna, or sprinkler below finishedgrade water leaks.

Microbial fungi, molds or mildewsincluding Air Quality as a resultthereof. (see Microbial InspectionDisclaimer in this report section)




The following are descriptions of scope for OPTIONAL INSPECTIONS that are outside the scope of thisinspection and MAY be charged an additional fee:

Microbial Inspection Testing and Disclaimer:No intrusive, moisture, and/or Indoor Quality (IAQ) tests were performed as they were beyond the scope of thisinspection performed on this date. It should be also noted that various fungi, molds and mildews flourish in suchas environment provided by moist and/or water damage conditions. A growing concern of many to date includesthe adverse affect on Indoor Quality and potential for inherent health hazards with some immunocompromisedindividuals.

Professionals in this specialized field of study, such as one with certifications as CIAQP, CIAQT, CMRS or CIH,continue to prove the direct relation of microbial growth with conditions, which are the result of damage due tointerior water intrusion. After water enters the fibers of most building materials such as wood, drywall andespecially fiberglass or cellulose insulation, the time frame for numerous species of microbial growth may start inas little as four hours. Thus, the reasoning and logic for immediate, proper remediation is absolutely critical fordeterring microbial growth if its existence is proven.

The inspector will disclose the presence of obvious fungi, mold and mildew growth or infestation to the clientduring the normal course of the home inspection, however, if any further concerns exist about the presence offungi, mold and mildew, we recommend the buyer have the property further evaluated by qualified licensed IndoorAir Quality (IAQ) inspector, prior to closing.Wood Destroying Insect Report (WDIR): The inspector will disclose the presence of obvious wood destroyinginsect infestation to the client during the normal course of the home inspection, however, if any further concernsexist about the presence of wood destroying insects, we recommend the buyer have the property furtherevaluated by qualified licensed Wood Destroying Insect Inspector (WDI), prior to closing.Radon Testing: The Inspector will perform (or accept responsibility for the hiring of a specialist to perform)Radon Testing at the request of the Client at an additional fee and will send the samples to a laboratory of theInspector’s choosing. The Inspector will place two Radon testing kits out at the Property for a minimum period of48 hours. The Inspector will return to the Property and retrieve the testing kits and over-night the kits to alaboratory of the Inspector’s choosing. It will take approximately five (5) business days to receive the test results.Lead-Based Paint Testing: The Inspector will perform (or accept responsibility for the hiring of a specialist toperform) Lead-Based Paint Testing at the request of the Client at an additional fee and will send the samples to alaboratory of the Inspector’s choosing. The inspector will utilize less than 5 lead based paint test kits at variouslocations around the interior of the Property. These test kits will give a preliminary indication of the presence oflead-based paint. If, and at the discovery of, lead based paint, the inspector will refer the client to a lead basedpaint specialist, for the consultation and/or remediation of the lead based paint.Sub-Surface Plumbing Leak Test: The inspector does not and will not perform pressure test on sub-surfaceplumbing. The inspector cannot detect water leaks below the finished grade (i.e. under ground) or between walls.If any further concerns exist about possible sub surface plumbing failure and/or deficiencies, we recommend thebuyer have the water system further evaluated by the local controlling water supplier and/or a qualified licensedmaster plumber, prior to closing.Gas Line Inspection and Testing: The Inspector does not and will not perform a pressure test on the gas linesor verify the existence of a sacrificial anode bond. The Inspector cannot detect gas leaks below the finishedgrade (under ground) or between the walls or behind fireplace hearths. If any further concerns exist aboutpossible gas line failure and/or deficiencies, we recommend the buyer have the gas system further evaluated bythe local controlling gas supplier and/or a qualified licensed master plumber, prior to closing.HVAC Equipment Limitations: HEATING: The heating elements were tested for continuity but were notphysically observed. The heating elements are located within the heater cabinet that would require specializedtools to access and reassemble. If the inspector were to remove the elements under these conditions, the HVACwarranty could be voided. The Central Heating System(s) shall not be checked in temperatures above 90degrees. COOLING: The indoor coils (i.e. Heat Exchanger) were not physically observed

1. The coils are located

within the cabinet and/or plenum that would require specialized tools to access and reassemble. If the inspectorwere to remove the ducting and/or cut into the plenum under these conditions, the HVAC warranty could bevoided. The Central Cooling System(s) shall not be checked in temperatures below 60 degrees. If any concernsexist about the physical conditions of the heating elements or indoor coils , a Qualified HVAC Technician shouldbe contracted to fully evaluate to HVAC equipment, prior to closing.




1(Per Texas Real Estate Commission Standards of Practice “ Full evaluation of the integrity of the heat

exchanger requires dismantling of the furnace and is beyond the scope of a visual inspection.”)

Water Heater (Electric or Gas) Limitations: The inspector cannot and will not inspect for the existence or performanceof the water heater sacrificial magnesium anode rod. This anode is designed to sacrificially deteriorate in order to protectother water heater components from deteriorating. It is recommended to replace your water heater and/or sacrificialanode every seven years.

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THIS REPORT DOES NOT PREDICT OR WARRANT

THE FUTURE PERFORMANCE OF THE FOUNDATION

BENCHMARK ELEVATION 0 INCHESELEVATIONS ARE SHOWN IN TENTHS OF AN INCH Michael Gandy, P.E. Phone: 214-577-1077

E-Mail: [email protected] Engineering Firm F-9334

Lighthouse Engineering

MAY 14, 2012

WH

HEAT

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REMOVE AND REPLACE12' OF TRIPLE 2"x6" MAIN BEAMAND IMPROVE ONE BLOCK PIER.

REPAIR AIR RETURN DUCTFROM INSIDE CRAWL SPACE.

MINOR TERMITE DAMAGE.NO RECOMMENDED REPAIR.

Documents

Example Pier & Beam Home Inspection Report - Homesteadlighthouseeng.homestead.com/Example_Pier___Beam... · Pier and Beam (Concrete Piers) Method of Inspection: Entered Crawl Space