701 reinicke inspection report

8/9/2019 701 Reinicke Inspection Report

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HEDDERMAN ENGINEERING, INC.www.heddermanengineering.com Office 281-355-9911, Fax 281-355-9903 [email protected]

June 9, 2010

TO: Mr. Travis Bonner

REF: CONDITION OF PROPERTY SURVEY

Dear Mr. Bonner:

At your request, a visual survey of the house located at 701 Reinicke, Houston, Texas,was made by Mr. Tim Hedderman.

Transmitted herewith is the inspection report stating our professional opinions on

whether the items of construction included in the survey are performing their intendedfunction, or are in need of repair.

Thank you for asking HEDDERMAN ENGINEERING, INC. to perform this importantinspection work for you. If you have any questions after reviewing this report, pleasefeel free to call me at my office.

Sincerely,

HEDDERMAN ENGINEERING, INC.Tim Hedderman, President


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701 Reinicke

INTRODUCTIONPURPOSE

The purpose of the inspection was to view the components of the house included in theinspection, and give our opinions on whether or not these specific items werefunctioning at the time of the inspection, or were in need of repair. Although this reportmay include observations of some building code violations, total compliance withstructural, mechanical, plumbing, electrical codes, specifications, and/or legalrequirements is specifically excluded. We do not perform code inspections, and sincebuilding codes change every few years, our inspections are not done with the intention

of bringing every item in the house into compliance with current code requirements.Rather, the standard of our inspections is a performance standard to determine if theitems inspected are functioning at the time of the inspection, or are in need of repair.This is particularly applicable to Home Warranty policies, where the standards of theHome Warranty service company are often different that our stated performancestandard for judging whether a piece of equipment is functional or in need of repair. Ityou intend to rely on a Home Warranty policy, then it is recommended that you contact


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the appropriate service companies for a more in-depth analysis of what may be requiredto meet their standards should a claim be made against the policy.

This report is provided solely for the use of the person to whom this report is addressed,and is in no way intended or authorized to be used by a third party, who may have

different requirements, and to whom we have not contracted with to perform theinspection. If a third party chooses to use this inspection report, they do so withoutHEDDERMAN ENGINEERING, INC. permission or authorization, and they do so attheir own risk.

It is our purpose to provide information on the condition of the house on the day of theinspection, and not to provide discussions or recommendations concerning the futuremaintenance of any part of the house, or to verify the adequacy and/or design of anycomponent of the house. It is pointed out that other engineers/inspectors may havecontrasting opinions to those given in this report.

As a courtesy, we may provide some "ballpark" repair estimates for items that should berepaired. These estimates are only approximate and, therefore, should in no way berelied upon as a bid for the actual performance of the work. Also, since we are not aparty to the contract governing the sale of this house, these "ballpark" estimates shouldnot be relied upon as the only source of cost information for repairs. The scope andcost of the actual repairs can vary significantly from the estimates, and it is yourresponsibility to see that the scope of work needed and actual cost of repairs isconfirmed by one or more qualified service companies before your option periodends or before closing on the house. This report may also contain items listed as"Information" which are listed as a courtesy to help you become more aware of thecondition of the house.

In the performance of this inspection, HEDDERMAN ENGINEERING, INC. has acted asan engineering consultant subject to the standards of the State Board of Registration forProfessional Engineers. We are not affiliated with the Texas Real Estate Commission,and are not subject to, or limited by, their standards of practice for their licensedinspectors.

SCOPE

The scope of the inspection included limited, visual observations at the interior andexterior of the structure, the attic as viewed only from the areas determined by theinspector to be safely accessible, and the roof as viewed from the ground. Only thoseitems readily visible and accessible at the time of the inspection were viewed and areincluded in this report. Any items causing visual obstruction, including, but not limitedto, furniture, furnishings, floor or wall coverings, foliage, soil, appliances, insulation, etc.,were not moved. Only those electrical outlets that were readily accessible wereoperationally checked.


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The basis of our opinions will be the apparent performance of that portion of the housereadily visible at the time of the inspection. Disassembly or removal of any portion ofthe structure, mechanical equipment, plumbing equipment, or electrical equipment isbeyond the scope of this inspection.

There is no warranty or guarantee, either expressed or implied, regarding thehabitability, future performance, life, insurability, merchantability, workmanship, and/orneed for repair of any item inspected.

The components of the house included in scope of the inspection, if present andapplicable, include:

Structural: Foundation, primary load-carrying framing members, roof surface, waterpenetration, and miscellaneous items related to the house.

Mechanical: Air conditioning and heating systems, water heater, built-in

kitchen appliances, and garage door opener.

Plumbing: Water and gas supply lines, sinks, toilets, tubs, showers, drain lines,and vents.

Electrical: Service entrance conductors, electric meter, distribution panel, visiblewiring, light fixtures, switches, and receptacle outlets.

Sprinkler: Control panel, solenoid valves, backflow prevention device(s), piping,and sprayer heads.

Pool: The pool components included the basin, the deck, pumps, filters,piping, heater, and electrical.

Security: If the house is equipped with an alarm system, the alarm system maybe checked by a representative from Broadview Home Security. It ispointed out for your information that Broadview typically pays inspectioncompanies a small processing fee for promotional purposes.Broadview will typically contact you at a later date at the phonenumbers you have provided, with information about their services.

Items specifically excluded from our inspection include:All pests, wood destroying insects, conducive conditions, ants, or rodents.All items related to major geological conditions such as faults or subsidence.All underground piping, including water, sewer, and gas piping.Water softening and water treatment systems.Pressure testing of gas system.All low voltage data systems such as telephone, cable TV or data lines.All fire detection, carbon monoxide, smoke alarms and/or security alarm systems.All environmental hazards, or any toxic/hazardous materials including, but not


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limited to, radon gas, lead, formaldehyde, electromagnetic, any and all itemsrelated to asbestos.

Any electrical load analysis on the electrical system to determine adequacy of theservice or any branch circuit.

If you desire information or inspections concerning the items listed above, or any other

items, then it is recommended that you contact the appropriate service companies.

Also excluded from the scope of the inspection are any and all items related to moldand/or all microbial substances. Due to the current limitations of coverage on mosthomes by the insurance industry in Texas, where damages due to mold and/or othermicrobial substances may not be covered, we routinely recommend that you have amold inspection by a qualified professional before you close on the house.

Built-in appliances and mechanical equipment were operated in at least one, but not all,of their operating modes, where possible. If you desire for every operating mode ofeach piece of equipment to be operationally checked, then it is recommended that you

contact a service company. Equipment and materials that are not visible, includingstructural components, underground plumbing and gas lines, and all other items notnormally available for ready viewing, are excluded from the scope of this inspection. Ifyou desire an inspection on the underground plumbing pipes or a hydrostatic test todetermine if the plumbing pipes are leaking under the house, then it is recommendedthat you contact a plumber. No electrical circuit or load analysis was performed on theelectrical system.

We make no representation regarding the condition of this house other than ascontained in this written report. Any verbal discussions concerning this house that weremade at the time of the inspection, and not contained in this written report, are not to berelied upon.

Although the structural portion of this inspection was made by an engineer, it cannot beconsidered to be a formal engineering study since no calculations, structural analysis, orphysical material testing were performed. If engineering drawings/specifications havebeen made available during this inspection and if they have been viewed, it is pointedout that all such viewing is strictly cursory, and in no way should our cursoryexamination be construed as providing engineering judgments concerning the adequacyor acceptability of the drawings/specifications.

It is pointed out that it is possible for latent defects to exist in the structure and itsrelated equipment, underground piping, and systems that are not visible at the time ofthe inspection, and may not be able to be viewed during a limited visual inspection.This is particularly applicable in items relating to water, such as roof leak, waterpenetration conditions, etc., where the condition may exist, but not be visible at the timeof the inspection (e.g. where it has not rained for a period of time, allowing materialstime to dry out). HEDDERMAN ENGINEERING, INC. does not claim or warrant that theobservations listed in this report represent every condition that may exist. In using the


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information supplied by this inspection, one must recognize the limitations of a limited,visual inspection, and accept the inherent risk involved.

It is recommended that you obtain as much history as is available concerning thishouse. This historical information may include copies of any seller's disclosures,

previous inspection or engineering reports, building drawings and/or specifications,bids to perform repair work on the house, knowledge of any drainage problems,receipts from repair work that has been performed, reports performed for or byrelocation companies, municipal inspection departments, lenders, insurers, andappraisers. You should attempt to determine whether repairs, renovation, remodeling,additions or other such activities have taken place at this house.

DESCRIPTION OF HOUSE

The house was a two bedroom, 1-1/2 bath, two story wood frame dwelling with brick

veneer and EIFS (synthetic stucco) siding, a composition shingle roof, and wassupported on a monolithic slab on grade concrete foundation. The house had a two cardetached garage connected to the house by a deck with a garage apartment above.The house was vacant at the time of the inspection, and the house, according to HAR,was built in 1995.

FOR THE PURPOSES OF THIS INSPECTION, NORTH WILL BE ASSUMED TO BEFROM THE LEFT SIDE OF THE HOUSE TOWARDS THE RIGHT SIDE.

STRUCTURAL

FOUNDATION

Description

The foundation was a concrete slab on grade, and appeared to be reinforced with steelreinforcing rods (rebar).

EVIDENCES OF DIFFERENTIAL MOVEMENT

Levelness

Normally horizontal surfaces, such as floors, door tops, counters, window sills, etc.,were observed to be acceptably level throughout the house. The floors were checkedwith an electronic level, and the difference in elevation between the high point and low


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point was 0.7 inch on the first floor and 1.0 inch on the second floor, and 0.7 inch at thegarage apartment. The floor were generally sloping from the left rear corner of thehouse towards the right front corner.

See our field sketch showing the elevation readings at the end of this report. Note that

the R on the sketch is our randomly chosen starting reference point, where theelevation is 0, and all other elevation readings are taken relative to the reference point,and are measured in inches to the nearest 1/10 inch.

Note also that elevation readings taken at the garage area are relatively large numbersrelative to the reference point due to the step down into the garage area.

We typically point out that foundations are rarely constructed perfectly level, so mostproperties have some unlevelness (typically to 1-1/2 inches) built into the foundationas part of original construction. We have no knowledge as to how much unlevelnesswas built into this house foundation during original construction.

Veneer Cracks

Cracks in the exterior veneer were minimal in number and degree.

Sheetrock Cracks

Sheetrock cracks were minimal in number and degree.

Concrete Cracks

The foundation concrete was observed to be cracked at the garage floor, and thedownstairs concrete floor.

Conclusions

Most of the structures previously inspected by this firm have experienced some degreeof differential foundation movement, and this structure was no exception. After carefulexamination, it is our opinion that no evidence exists to indicate excessive or unusualfoundation settlement. The overall degree of the foundation movement for this structureis within an acceptable amount for a house of this age and type construction. Thefoundation is, at this time, performing its function, and is not in need of releveling. It ispointed out for your information that, due to the nature of the soils in this area, it isreasonable to expect that some movement of the foundation will happen in the future.

Perimeter Grading/Drainage

This inspection does not include determining if the property is in the 100 year floodplain. For further information regarding elevation of this lot check with your surveyand/or an appraiser.


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Low areas were observed in the back yard where it appears that water pools after itrains. It is recommended that an underground drainage system be installed to removethe standing water in the yard. Contact a company specializing in this type of work for acost estimate.

Obtain Cost Estimate

STRUCTURAL FRAMING

Description

The house was observed to be a two story wood frame structure that includes standardmajor framing components, including wall studs, ceiling joists, floor joists, and roofrafters with purlins and strut supports.

Observations

No deficiencies were observed in the primary load carrying members of the structuralframing that were accessible in the house and viewed at the time of the inspection,including the roof framing, load bearing walls, ceilings, and floors. No significantdeflections were observed in the roof framing as we were able to look up the plane ofthe roof from the different sides of the house. No unusual sloping of the upstairs floorframing was noted, beyond the normal amount of framing deflections for an upstairsfloor.

Damage was observed on sheetrock at the ceiling of the downstairs kitchen/dining roomarea where the exterior paper of the sheetrock had small holes in it and dirt was visibleat the holes. This damage continued up the wall to the second floor, where dirt wasobserved at the master bathroom ceiling above the shower stall. This is an evidence ofinfestation and/or damage by wood destroying insects behind the sheetrock. If thestructural framing members are damaged, they will not be visible without removal of thesheetrock. Therefore, it is recommended that the damaged sheetrock be removed


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along with all other necessary materials in order to view the structural framing membersin that area for damage. Have a contractor provide a cost estimate for any repairs thatare necessary.Obtain Cost Estimate


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The supporting beam for the balcony was observed to have severe wood rot to the trim,and it appears that the beam has deflected where it attaches to the garage. Furtherinvestigation is needed to be determine the extent of any damage to the beam, and toprovide a cost estimate for all needed repairs.Obtain Cost Estimate

Conclusions

The primary load carrying members of the structural framing that were viewed in thehouse were performing their intended function at the time of the inspection, and werenot in need of repair. Further investigation is needed to determine the extent of anydamage from wood destroying insects, and it is recommended that a contractor becontacted to remove sheetrock from the walls and/or ceilings to determine the extent ofany damaged. Also, further investigation is needed to determine the extent of the

damage to the beam shown above.Obtain Cost Estimate

ROOF

Life expectancy

The roof surface was constructed of composition shingles. The life expectancy of acomposition shingle roof has been observed to vary from 10 to 20 years, with mostrequiring replacement at about 15-18 years. We estimate that the age of the roof is

approximately 15 years.

Observations

After observing the interior of the structure, evidences of roof leaks were not visible.The absence of evidences of roof leaks does not guarantee that roof leaks were notpresent; rather, that no evidences of leaking were visible at the time of the inspection.


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ROOF LEAKS

After observing the interior of the structure, evidences of roof leaks were visible, wherethe ceiling sheetrock was water stained. It is recommended that a roofing contractor becontacted to find the source of the leaks, and to make any needed repairs.

Locations included:Obtain Cost Estimate

WEAR AND DETERIORATION - COMPOSITION

The composition roof surface was showing evidences of deterioration, includingshingles that were brittle, discolored, starting to crack, and starting to lose theiraggregate.

LIMITED VIEWING

* Due to the steep pitch on the roof, the roof was not viewed from its surface, but wasviewed from the ground.

Conclusions

The roof is in generally serviceable condition at this time with some repairs needed forthe above item(s). Have a roofing contractor provide a cost estimate to make allnecessary repairs to bring the roof into a completely serviceable condition.

ROOF LIMITED LIFE

After observing the condition of the roof surface, it is my opinion that the roof surface isin serviceable condition at this time, and has some life remaining. However, it can beanticipated that replacement of the roof surface will become needed within the next fewyears.


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WATER PENETRATION

Evidences of extensive water penetration to the interior of the structure were observedthroughout the house. Further investigation by a stucco expert and/or a service

company is recommended to determine the extent of any damage inside the walls of thehouse, and to provide a cost estimate for all needed repairs.Obtain Cost Estimate


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A vulnerability of water penetration was observed at most of the penetrations/openingsthrough the exterior building envelope, and it is recommended that all penetrations andopenings be sealed against water penetration. Below is a representative sample oflocations and/or photographs showing some, but not necessarily all, locations wherethere is a vulnerability to water penetration. Have a contractor provide a cost estimateto seal the vulnerable areas against water penetrations.


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FIREPLACE/CHIMNEY

Description

PREFABRICATED METAL VENTED THROUGH ROOF

The fireplace was a prefabricated metal fireplace with a metal flue pipe that extended


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through the roof. The firebox was equipped with a gas log lighter, with a manuallyoperated gas valve, which was functional at the time of the inspection.

No items requiring repair were observed at the time of the inspection to the operation ofthe living room fireplace. The smoke chamber and flue pipe did not have excessive

built-up soot, the damper was operational, the gas log lighter was checked and wasfunctional, and the firebox was properly sealed. While the draw of the chimney was notable to be checked, no evidences of poor draw were visible, such as soot on the front ofthe fireplace.


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Fireplace at master bedroom

CHIMNEY FLUE

The chimney flue pipes were not accessible in the attic, and were not able to be viewed.


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MISCELLANEOUS ITEMS

Attic

LADDER

The access ladder into the attic appeared to be the original installation ladder, and,therefore, does not meet current code requirements for ladders into attics.Consideration should be given to replacing the ladder with a ladder that meets currentcode requirements.

INSULATION DESCRIPTION

The insulation in the attic was fiberglass blown in and fiberglass batts.

INSULATION REPAIRS

The insulation was in contact with the recessed lights, which can be a fire hazard andshorten the life of the light bulbs. It is recommended that the insulation be pulled backto provide a three inch air space.Estimated cost: $75

Doors

The exterior doors at the master bedroom to the balcony were missing the flush bolts,

and the door could not be securely locked.Obtain Cost Estimate


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EIFS (Exterior Insulation Finish System) Stucco

The stucco siding was observed to be synthetic siding or EIFS (Exterior Insulating

Finish System), rather than traditional concrete stucco. The exterior panels deflectedreadily under finger pressure, indicating styrofoam under the thin exterior stuccocoating. Historically, EIFS siding has had extensive problems with water penetration,causing wood rot, mold and other bio-organisms, and other water related problems.The siding typically performs well on flat surfaces, but the thin stucco coating cracksreadily at the 90 degree angles in the siding, such as at windows and door trim, and atdecorative details. The cracking can be caused by foundation movement, thermalexpansion and contraction from heating and cooling of the house during the day, orother factors.

The EIFS stucco was showing evidences of extensive water penetration, and further

investigation is recommended by a stucco specialist and/or a contractor to determinethe extent of any damage to the structure. It is pointed out that sheetrock will typicallyneed to be removed from the walls in the affected areas in order to view the interior ofthe wall cavity, and see the insulation, wall framing members, and structural sheathingbehind the EIFS.Obtain Cost Estimate

Wood Rot

Wood rot was observed at several locations around the house. It is pointed out thatadditional damage could be present under the rotted materials, that will not be visible

until the outer rotted materials are removed. Have a service company determine theentire scope of wood rot throughout the house, and provide a cost estimate to replaceall rotted wood.Obtain Cost Estimate


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Miscellaneous Interiors

The carpet has been removed from the upstairs area.Obtain Cost Estimate


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MECHANICAL

APPLIANCES

A continuity check was made of the exterior metal casings of the built-in kitchenappliances, and it showed that the metal casings were bonded for the built-in kitchencountertop appliances.

Dishwasher

No items requiring repair were visible at the time of the inspection for the operation ofthe dishwasher. The dishwasher drain line was connected to an anti-siphon device atthe kitchen sink, which was functional at the time of the inspection.

Disposal

The disposal was functional at the time of the inspection. However, the interior of thedisposal was rusted, and it is our opinion that it has only a limited amount of liferemaining.

Vent Fan - Downdraft

One of the fins was missing were the vent exits the house and needs to be repaired.

Electric Range

No items requiring repair were visible for the operation of the electric cooktop. All of the

elements and controls were operating properly at the time of the inspection.

No repair was needed to the calibration of the oven thermostat. The thermostat was setat 350 degrees, and the oven heated to within the allowable 25 degrees. The ovenwas checked with an oven thermometer, and found to heat to 345 degrees.

Refrigerator/Freezer

No items requiring repair were visible at the time of the inspection for therefrigerator/freezer in the kitchen. It is pointed out that our inspection of the refrigeratoris only cursory to see if the refrigerator compartment is cooling, and the freezer

compartment is freezing. The refrigerator was cooling to 36 degrees and the freezer to3 degrees at the time of the inspection, according to our infrared thermometer.

Garage Door Openers

The garage door opener did not stop the descent of the door when the door wassubjected to a reasonable resisting pressure. This could cause possible personal injuryor damage to house, and the opener is in need of adjustment. It is pointed out that the


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unit was equipped with the infra-red sensing safety device, and the device wasoperational at the time of the inspection.Estimated cost: $25

Utility Room

The utility room contained a washing machine and dryer. Neither the washing machineor dryer were operationally checked at the time of the inspection, and no water was rundown the drain line for the washing machine.

The 240-volt outlet for an electric dryer was the newer style 4-prong outlet, rather thanthe old style 3-prong outlet. If your electric dryer has a 3-prong plug, then it will not becompatible, and will need to be changed to a 4-prong plug.

The utility room contained both the 240-volt electric outlet for an electric dryer, and alsoa gas supply line for a gas dryer.

PLUMBING

A plumbing system typically consists of three major components, including the potablewater supply piping; the waste or drain piping; and the plumbing fixtures. Thedistribution piping brings the water from the public water main or a private well to theindividual fixtures throughout the house. The water distribution system is underpressure, usually from 20 psi to 80 psi. The waste or drain piping carries the wastewater and products underground to the sewer system or septic tank, and the wastepiping is not under pressure, but operates by gravity flow. We typically run water down

the drains from the sinks, tubs, showers, and toilets, but this cannot simulate the wasteflows characteristic of full occupancy. There may be partial blockage of the undergroundwaste lines from debris, broken pipes, or tree roots that cannot be detected by a visualinspection. If you desire a more in-depth inspection, it is recommended that you contacta qualified plumber.

Water Service

The shut-off valve for the main inlet water line was located at the exterior of the house


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at the front of the house.

Sinks & Lavatories

The linkage was disconnected on the drain stopper(s), and the stopper was non-functional.Locations included: the apartment bathroomEstimated cost: $50

The faucet assembly was loose on the sink(s), and needs to be repaired.Locations included: the kitchen sinkEstimated cost: $50

Toilets

The ballcock valve(s) was leaking inside the toilet tank and is in need of replacementLocations included: the hall bathroom and apartment bathroomEstimated cost: $100

The lid was broken/missing on the toilet, and needs to be replaced.Locations included: the hall bathroomEstimated cost: $50

Tubs/Showers

No items requiring repair were observed in the operation of the whirlpool tub. The

recirculation pump, aerators, and Ground Fault Circuit Interrupt device were functioningproperly.Locations included: the master bathroom

The shower head(s) was leaking and needs to be repaired.Locations included: the hall bathroomEstimated cost: $25


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The shower head was missing, and needs to be replaced.Locations included: the apartment bathroomEstimated cost: $25

The water shut off valves at the tub at the hall bathroom does not stop when turned to

the "off" position, but the valve rotates 360 degrees. The damaged faucet needs to berepaired.Estimated cost: $150

Miscellaneous Interior Plumbing

Water stains were observed on the ceiling of the garage. This is located under theapartment bathroom, indicating a current or previous plumbing leak at the bathroom.Have a plumber find the source of the leak, and make any necessary repairs.Obtain Cost Estimate

Miscellaneous Exterior Plumbing

The handle for the hose bibb was leaking at the front of the house.Estimated cost: $5

Sprinkler System

The automatic sprinkler system was manufactured by Rain Bird, and containedthree zones. The control panel was located inside the garage.

Heads were spraying the house, and need to be adjusted on zones 1 and 3.Estimated cost: $50

One of the heads was broken on zone 1.Estimated cost: $50

No backflow prevention device has been installed on the water supply line to thesprinkler system. The device can prevent contamination of the potable water supply by


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a backflow of contaminated water from the sprinkler system into the water supply.Obtain Cost Estimate

MISCELLANEOUS

Gas System

The gas meter, with the main shut off valve for the gas to the house, was located at thesouth side of the house.

An unused gas valve was observed in the utility room that was not capped. This needsto be properly capped to prevent gas leaks.Estimated cost: $25


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Manufacturer Size Date Piping Type LocationState 50 Gallon -Gas 1998 Copper AtticState 19.9 Gallon-Electric 2008 Copper Garage

The water heaters were functional at the time of the inspection. However, due to theage and/or condition of the 1998 unit, it is the opinion of the inspector that it has only alimited amount of life remaining. Normal life expectancy of a water heater in theHouston area is approximately 7 to 10 years.

Temperature/Pressure Relief Valves

The temperature/pressure relief valves were not operationally checked at the time of theinspection. Valves typically do not reseat properly when they are operated, which causesthe valves to leak. It is best to replace a temperature/pressure relief valve every twoyears to prevent it from getting clogged with mineral deposits.


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The drain line for the temperature/pressure relief valve was leaking at the rear of thegarage.Estimated cost: $100

Water Heater Vent Pipe

The vent pipe was not secured with a strap to the roof framing.Estimated cost: $50

Water Heater Plumbing

The piping at the top of the water heater was severely corroded at the fittings, and is in

need of repair.Estimated cost: $75


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Electric Wiring

No electrical disconnect panel was installed at the water heater to shut the power at thewater heater.Estimated cost: $150

The bushing was missing on the conduit.

The air conditioning for the house was provided by two forced air split systems, with atotal cooling tonnage of 5-1/2 tons. The equipment for the individual zones was asfollows:

Zone Condensing Unit Date Evap. Coil DateHouse 3-1/2 ton Trane 1995 4-ton 2003Apartment 2-ton Rheem 2000

Cooling Performance

No items requiring repair were visible at the time of the inspection for the coolingperformance of the apartment system. The air conditioning equipment was observed to


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be cooling 23 degrees across the evaporator coil at the time of the inspection.

The house system had a less than normal temperature differentialacross the evaporator coils (only 13 degrees). Have a service company find the sourceof the problem, and provide a cost estimate to make any necessary repairs.

Obtain Cost Estimate

Condensing Unit

The condensing units were functional at the time of the inspection. However, due to theage and/or condition of the equipment, it is our opinion that the units have only a limitedamount of life remaining. It is pointed out for your information that recent changes in thelaw require for all manufacturers of air conditioning systems to produce equipment witha minimum SEER rating of 13.

The support pad for the condensing unit was missing, and allows the bottom of the

condensing unit housing to touch the soil or be covered by water. This condition canrust out the housing.Estimated cost: $150

Evaporator Coil

The overflow pan under the house evaporator coil had rust in the pan, apparently fromwater overflowing the condensate drain line into the overflow pan. No water was in thepan at the time of the inspection, but, since we only ran the unit for a few minutes, it isrecommended that the drain line be checked by an air conditioning service company.(see photo below)


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HEATING

The heating for the house was provided by two furnaces located in the attics. Theequipment for the individual zones was as follows:

Zone Manufacturer Size Date LocationHouse Ruud 75.000-BTU 1995 AtticApartment Not Visible Electric Not Vis. Apartment Attic

The house furnace was operationally checked at the time of the inspection, and norepairs were indicated to the operation of the furnace.

Due to the air conditioning system not being in the apartment, the temperature insidethe apartment was approximately 90 degrees. The thermostat for the furnace could notbe turned that high, so the furnace could not be operationally checked. Have allcomponents of the furnace checked by a service company when the air conditioning

has been repaired. The service company should provide a writtenreport on the condition of the equipment.

Furnace Burner Compartments

The furnace is constructed such that the unit must be dismantled in order to view theentire heat exchanger. The unit was not dismantled, and the heat exchanger was notable to be viewed for evidences of a crack. If further investigations are desired, then itis recommended that a service company be contacted to dismantle the unit.


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ELECTRICAL SERVICEType: Overhead Voltage: 120/240 Phase: Singe Phase Amps: 200-Amps

Meter: Side of the house

BREAKER PANELSManufacturer: General Electric panel and subpanelsRated Capacity: 200 AmpsMain Breaker: 200-AmpsLocation: Side of the house

WIRINGService Entrance Conductors: 2/0 CopperBranch Circuit Wiring: Copper

Type of Wiring: RomexType of System: 3-wire grounded system

Breaker Panel Box (Panelboard)

It is a general recommendation that all circuit breakers be tripped off and on at leastonce a year to ensure that they are still physically able to trip off. Occasionally, thepoints on a breaker will fuse to the main bus in the panel, preventing the breaker fromtripping off, even if there is an overload on the circuit. If this condition occurs, it can bea fire hazard.


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The main panel on the south side of the house was loose on the wall and needs to besecured.

The breaker panel(s) did not contain any Arc Fault Circuit Interrupters (AFCIs). AFCIsdevices are intended to protect against fires caused by electrical arcing in the wiring, byshutting off the power to the circuit when an electrical arc is detected in the circuit.

Homes built prior to 2002 were not required by the National Electrical Code (NEC) to beprotected by AFCIs. Between 2002 and 2008, the National Electrical Code required theelectrical circuits in bedrooms to be protected by an AFCI. Since September 1, 2008,the State of Texas has adopted the 2008 National Electrical Code, and the circuits inthe locations listed in the NEC reference below are now required to be protected.Since this house was built prior to 2002, the breaker panel is not required by the NEC tobe equipped with AFCIs. However, you may want to consult with an electrician and


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consider having AFCIs installed for safety purposes.

NEC 2008 210.12 Arc-Fault Circuit-Interrupter Protection.(A) Definition: Arc-Fault Circuit Interrupter (AFCI). A device intended to provide protection from the effects

of arc faults by recognizing characteristics unique to arcing and by functioning to de-energize thecircuit when an arc fault is detected.

(B) Dwelling Units. All 120-volt, single phase, 15- and 20-ampere branch circuits supplying outletsinstalled in dwelling unit family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms,sunrooms, recreation rooms, closets, hallways, or similar rooms or areas shall be protected by alisted arc-fault circuit interrupter, combination-type, installed to provide protection of the branch circuit.

ARTICLE 100 DefinitionsOutlet. A point on the wiring system at which current is taken to supply utilization equipment.

The legends in the breaker panels were not labeled to identify each circuit in the panels.It is recommended that an electrician be contacted to specifically identify each circuit.Obtain Cost Estimate

The circuit breakers for the condensing unit were rated higher (30-amperes) than themaximum size allowed by the manufacturer of the condensing unit (25-amperes). Thebreakers should be replaced by the size listed on the manufacturers nameplate locatedon the condensing unit.Estimated cost: $100

One breaker was observed in the pool subpanel with more than one wire attached.Each wire should be on its own breaker.Estimated cost: $75

Wall Switches

The cover plate was missing on the switch(s).Locations included: the master bedroomEstimated cost: $10

A switch(es) that is nonfunctional and needs to be replaced.Locations included: the living roomObtain Cost Estimate


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Wall Outlets

Some outlets were protected by ground fault circuit interrupt (GFCI) devices, and thedevices were operating properly at the time of the inspection.Locations included: the garage, kitchen sink, hall bathroom and half bathroom

Outlet(s) were not protected by a ground fault circuit interrupt (GFCI) device.Locations included: exterior and apartment bathroomEstimated cost: $50 each

A three prong outlet(s) that was not grounded properly and needs to be repaired. It isrecommended that an electrician be contacted, and the necessary repairs made to theoutlet(s).

Locations included: kitchen and the half bathroomObtain Cost Estimate

The cover plate was missing/damaged on an outlet(s).Locations included: the living, the upstairs east bedroom, master bedroom, apartment,and apartment bathroomEstimated cost: $20

Light Fixtures

A light fixture(s) was observed that was non-functional when the switch was turned on.

The problem may be a burned out bulb, a defective light fixture, or defective switch.Locations included: the exterior and the apartmentEstimated cost: $10

A light fixture(s) was missing.Locations included: the front entry, and dining roomEstimated cost: $100


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Visible Wiring

Wires were spliced and were not in a junction box, and repair is needed.Locations included: the garageEstimated cost: $75

Wires that were not properly encased in a conduit or were only partially encased in aconduit were observed.Locations included: south of the garageEstimated cost: $75

Additional Comments

The doorbell front was broken and needs to be repaired.Estimated cost: $25

The telephone box was hanging by its wires and needs to be secured at the south sideof the house.

SWIMMING POOL

The swimming pool was an in-ground gunite pool covered by a plaster finish.The pool equipment was located at the rear of the garage.


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Pool Filter

The pool filter was a cartridge filter that was functional at the time of the inspection, and

showed an operating pressure of 16 psi. This is within a normal range of operation, andno repairs are recommended.

Pumps/Motors

The exterior metal casings on the pump motors were bonded to a grounding wire(s),which ran underground. We could not determine where the wire(s) was terminated.

Timers

Both of the timers were functional.

Heater

The furnace did not come on at the time of the inspection when we turned the switch on.It is recommended that all the foliage above the furnace and laying on the furnace becut away, as it is a fire hazard. Have a service company find the source of the problem,


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and make any necessary repairs.Obtain Cost Estimate

The gas line for the pool heater did not have a shut-off valve located within six feet ofthe heater.

Estimated cost: $300

Piping Above Ground

A leak was observed in the piping at the chlorinator and alsoEstimated cost: $200

Backflush Valves

The backflush valve was not operated at the time of the inspection. We not operate thevalve due to the possibility of damaging the valve during changing the position of thevalve.

Pool Surface

The surface of the pool was beginning to spall, and the plaster finish has only a limitedamount of remaining life. It can be anticipated that the pool will need to be replasteredin the next few years.

The surface of the pool was covered with algae, and needs to be cleaned.

Estimated cost: $150.

Pool Light

The pool light was non-functional at the time of the inspection. When the light isrepaired, the service company should verify that it is protected by the Ground FaultCircuit Interrupt device.


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Estimated cost: $150

Polaris Pool Sweep

The Polaris pool sweep was functional at the time of the inspection.

Fence/Gate

The gate to the back yard was not equipped with a self closing, self latchingmechanism.Estimated cost: $100

Water Feature

The water feature was functional at the time of the inspection.

Pool Fill Line

The pool fill line was functional at the time of the inspection, and was equipped with abackflow preventer device.

CLOSE

All cost estimates for repairs are provided only as a courtesy. They are onlyapproximate and, therefore, should not in any way be relied upon as a bid for the actualperformance of the work. The estimated scope and cost of each repair can varysignificantly, and it is your responsibility to see that our estimated repair costs areconfirmed by one or more qualified service companies before closing on the house.


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Should you choose to not secure firm bids from service companies, then you use our"ballpark" estimates at your own risk.

Opinions and comments stated in this report are based on the apparent performance ofthe items included within the scope of the inspection, at the time of the inspection.

Performance standards are based on the knowledge gained through the experience andprofessional studies of the inspector. There is no warranty or guarantee, eitherexpressed or implied, regarding the habitability, future performance, life,merchantability, and/or need for repair of any item inspected. It is recommended that aHome Warranty Policy be provided to protect the appliances and mechanical equipmentagainst unforeseen breakdowns during the first year. Check with your agent for details.

At your service,

Tim HeddermanRegistered Professional Engineer #51501Texas Firm Number: 7942

The seal appearing on this document was authorized by Tim Hedderman, P.E. 51501. Alteration of asealed document without proper notification to the responsible engineer is a violation under the Texas

Engineering Practice Act.


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HEDDERMAN ENGINEERING, INC.www.heddermanengineering.com Office 281-355-9911, Fax 281-355-9903 [email protected]

RECEIPT

June 9, 2010

TO: Mr. Travis Bonner

REF: Inspection of the house at 701 Reinicke, Houston, Texas.

Total cost of inspection: $675.00

Total Paid: $675.00

Total Due: - 0 -


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For your records, following is the Service Agreement that you

electronically executed for this inspection.

HEDDERMAN ENGINEERING, INC.Office: 281-355-9911 Fax: 281-355-9903

[email protected] www.heddermanengineering.com

Real Estate Inspection Service Agreement

NOTICE: THIS AGREEMENT IS INTENDED TO BE A LEGALLY BINDING CONTRACT - PLEASEREAD IT CAREFULLY

DATE OF INSPECTION: 6/9/2010

CLIENT NAME: Travis Bonner

PROPERTY ADDRESS: 701 Reinicke

COST OF INSPECTION: $675.00

Purpose of inspectionThe purpose of the inspection is to view selected components and/or systems, and to inform you, our client, of our observations andopinions from a NON-INVASIVE VISUAL SURVEY on whether or not those selected components and/or systems are functioning onthe day of the inspection, or are in need of repair. Although this report may include observations of some building code violations,total compliance with structural, mechanical, plumbing, electrical codes, specifications, and/or legal requirements is specificallyexcluded. Since building codes change every few years, our inspections are not done with the intention of bringing every item in thehouse into compliance with current code requirements. Rather, the standard of our inspections is a performance standard todetermine if the items inspected are functioning at the time of the inspection, or are in need of repair. It is pointed out that otherengineers/inspectors may have contrasting opinions to those given in this report. It is not our purpose to verify the adequacy and/ordesign of any component of the house.

It is not within the purpose and/or scope of this report to determine the insurability, habitability, merchantability, future performance,suitability of use, economic life span, deferred maintenance issues , and/or issues unnamed in this report. This report is not aninsurance policy, neither is it an expressed nor implied warranty and /or guarantee as to future life and/or continued performance ofthe items inspected. Our inspection and report are intended to express the inspector's perceived impression of the apparentperformance of the inspected components and systems viewed on the date of the inspection. Our intent is to reduce your riskassociated with this transaction, however we cannot eliminate all risk, nor assume your risk. Any items pointed out as in need ofrepair or further investigation should be evaluated by a qualified repair specialist or service company PRIOR TO CLOSING ON THEPROPERTY.

It is recommended that you obtain as much history as is available concerning this property. This historical information may includecopies of any seller's disclosures, previous inspection or engineering reports, building drawings and/or specifications, bids toperform repair work on the property, receipts from repair work that has been performed, reports performed for or by relocation

companies, municipal inspection departments, lenders, insurers, and appraisers. You should attempt to determine whether repairs,renovations, remodeling, additions or other such activities have taken place at this property.

Scope of inspectionThe scope of the inspection includes limited, visual observations at the interior and exterior of the structure, the attic (if applicable)as viewed only from the areas determined by the inspector to be safely accessible, the underside of the house (if applicable) asviewed only from the crawlspace areas determined by the inspector to be safely accessible, and the roof as viewed from the groundand/or only from the locations on the roof as determined by the inspector to be safely accessible. Only those items readilyaccessible and visible at the time of the inspection will be viewed and included in this report. Any items causing visual obstruction,including, but not limited to, furniture, furnishings, floor or wall coverings, foliage, soil, appliances, stored items, insulation, etc., will


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not be moved. Only those electrical outlets that are readily accessible will be operationally checked. Disassembly or removal of anyportion of the structure, mechanical equipment, plumbing equipment, or electrical equipment is beyond the scope of this inspection.The components of the property included, if applicable, in the scope of the inspection:

Structural: Foundation, primary load-carrying framing members, roof surface, water penetration, grading and drainage,fireplace/chimney,

and miscellaneous items related to the house.

Mechanical: Air conditioning and heating systems, water heater, built-in appliances, and garage door opener.

Plumbing: Water and gas supply lines that are visible, sinks, toilets, tubs, showers, drain lines, and vents.

Electrical: Service entrance conductors, electric meter, distribution panel, visible wiring, light fixtures, switches, andaccessible receptacle outlets.

Lawn Sprinkler: Control panel, solenoid valves, backflow prevention device, visible piping, and sprayer heads.

Pool: Basin, deck, tile, pumps, filters, piping, heater, timer, and electrical.Security: If the house is equipped with an alarm system, the alarm system can be checked by a representative from

Broadview HomeSecurity at your request. It is pointed out for your information that Broadview typically pays inspection companies

a small processing

fee for administrative/scheduling purposes. Broadview will typically contact you once at a later date at the phonenumbers you have

provided, with information about their services.

The following items, even if present in the subject property, are not inspected and do not constitute any part of the inspectionservices to be performed hereunder unless a specific notation is made on this report stating its condition.

Alarm Systems, Clock Timers, Landscape Lighting, Sump Pumps, Wood Destroying Insects/Pests, Antennas, EnvironmentalHazards, Laundry Equipment, Water Filters, Geological faults/subsidence, Automatic Oven Cleaners, Fire Sprinklers System,Mold/Microbial, Water Wells, Mosquito Misting Systems, Buried/Concealed Plumbing, Fire/Smoke Alarm Systems, Septic Systems,Indoor Air Quality Asbestos, Low Voltage and data Systems, Lights on Photo-cell/timers, Carbon Monoxide Alarms, and WaterSofteners/water treatments systems and all related piping.

Limitations of Inspection

A visual inspection method will generally produce a competent first impression assessment of the apparent past structural,mechanical, plumbing, and electrical components, provided repairs have not been performed which would cover distress patternsnormally produced by problems. Because the inspection procedure is visual only, and is not intended to be diagnostic and/ortechnically exhaustive, an inherent residual risk remains that undiscovered problems exist and/or future problems will develop.

This report is provided solely for the use of the person to whom this report is addressed, and is in no way intended or authorized tobe used by a third party, who may have different requirements, and to whom we have not contracted with to perform an inspection.If a third party chooses to use this inspection report, they do so without HEDDERMAN ENGINEERING, INC. permission or

authorization, and they do so at their own risk.

Dispute ResolutionIn the event of a complaint concerning the inspection services provided, Client must notify HEDDERMAN ENGINEERING, INC. inwriting of such complaint within ten (10) business days of the date of discovery and thereafter allow a prompt re-inspection of theitem relating to the claimed condition. Client further agrees that client and its agents, employees or independent contractors willmake no alterations, repairs or replacements to the claimed condition prior to a re-inspection by the inspector. Failure to comply

with this procedure shall constitute a complete bar and waiver of any and all claims client may have against inspector related to thealleged act, omission or claimed condition.

Mediation:

In the event a dispute, controversy or claim arising out of or relating to this agreement, the inspection, or the report, and if thedispute cannot be settled through direct discussions the Client and HEDDERMAN ENGINEERING, INC, the parties agree toendeavor first to settle the dispute by mediation before resorting to arbitration. If the mediation does not result in a settlement of thedispute, then any unresolved controversy shall be submitted to arbitration, as set forth below. The parties shall share equally thecosts of the mediator.


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Arbitration:

Any and all disputes, not resolve by direct discussions or mediation, concerning the interpretation of this Agreement or arising fromthe inspections and report shall be resolved by final, binding, non-appealable arbitration conducted in Harris County, Texas inaccordance with the rules of the American Arbitration Association, except that the parties shall mutually agree upon an Arbitratorwho is familiar with the real estate inspection industry and the TREC Standards of Practice. At the arbitration, the parties mayadjudicate all claims and issues, as provided for or limited herein, that could have been raised before a court of law, including butnot limited to, lawful attorneys fees and costs, where provided by statute. The decision of the Arbitrator shall be final and binding.

The parties shall share equally the costs of the arbitrator. Either party may demand arbitration by written notice to the other. Suchdemand for arbitration must be made less that one year after the date of the inspection. This arbitration provision is intended to be asubstitute for a trial in a court of law, and the parties expressly waive their right to a trial by judge or jury in a court of law, except thatproceedings may be brought in a court of competent jurisdiction to enforce an arbitration award.

LIMITATION OF LIABILITY:

In any event the inspector fails to fulfill the obligations under this agreement , CLIENTS EXCLUSIVE REMEDY AT LAW OR INEQUITY AGAINST INSPECTOR IS LIMITED TO A MAXIMUM RECOVERY OF DAMAGES EQUAL TO THE INSPECTION FEEPAID HEREIN. This limitation of liability applies to anyone, including client, who is damaged or has to pay expenses of any kind,including attorney fees and costs. Client assumes the risk of losses greater than the refund of the fee paid herein. Clientacknowledges that this limitation of liability is reasonable in view of the relatively small fee that inspector charges for making theinspections when compared with the potential of exposure that inspector might otherwise incur in the absence of such limitation ofliability, and that a much higher fee would be charged if the inspector were subject to greater liability.

Statute of LimitationsThe parties agree that no claim, demand, or action, whether sounding in contract or in tort, may be brought to recover damagesagainst the inspector, or its officers, agents, or employees MORE THAN ONE YEAR AFTER THE DATE OF THE INSPECTION.TIME IS EXPRESSLY OF THE ESSENCE HEREIN. Client understands that this time period may be shorter that otherwiseprovided by law.

Acceptance of ReportBy signing I confirm that I have read, understood, and agree to the above pre-inspection service agreement, and that I agree to bebound by these terms and conditions. In the absence of Client to sign this service agreement prior to or at the time of theinspection, then acceptance of the report and/or payment for the inspection shall constitute agreement with all of the terms of thisagreement. The report to be prepared by inspector shall be considered the final and exclusive findings of the inspector regardingthe inspection of the property. Client shall not rely on any oral statements made by the inspector prior to issuance of the printedreport.

NOTE: IF THE INSPECTION IS CANCELLED LESS THAN ONE FULL BUSINESS DAY BEFORE THE

SCHEDULED TIME, THE BUYER WILL BE CHARGED OF THE ORIGINAL INSPECTION FEE.

I HAVE READ AND ACCEPT THIS AGREEMENT

701 reinicke inspection report

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