able inspections inspecting homes since 1976 713 465-0000 · this inspection is subject to the...

Used Home Inspection - page 1

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CLIENT: PROPERTY INSPECTED: Houston, TX EMAIL: DATE CC:

INSPECTOR: Larry Malloy TREC 332

PURPOSE, LIMITATIONS AND INSPECTOR/CLIENT RESPONSIBILITIES

This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefully read ALL of this information. This inspection is subject to the rules (“Rules”) of the Texas Real Estate Commission (“TREC”), which can be found at www.trec.texas.gov. The TREC Standards of Practice (Sections 535.227-535.233 of the Rules) are the minimum standards for inspections by TREC-licensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted as being inspected were inspected.

ABLE INSPECTIONS Inspecting Homes Since

1976 713 465-0000


The inspector is NOT required to turn on decommissioned equipment, systems, utility services or apply an open flame or light a pilot to operate any appliance. The inspector is NOT required to climb over obstacles, move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturer’s installation instructions. The inspection does NOT imply insurability or warrant ability of the structure or its components. Although some safety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potential hazards. In this report, the inspector shall indicate, by checking the appropriate boxes on the form, whether each item was inspected, not inspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. The inspector must check the Deficient (D) box if a condition exists that adversely and materially affects the performance of a system or component, or constitutes a hazard to life, limb or property as specified by the TREC Standards of Practice. General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing components, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another. Some items reported as Deficient may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards or Deficiencies below. THIS PROPERTY INSPECTION IS NOT AN EXHAUSTIVE INSPECTION OF THE STRUCTURE, SYSTEMS, OR COMPONENTS. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about this property, including any seller’s disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspector’s responsibility to confirm that information obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous or future reports. ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS OR TAKE OTHER ACTION, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THE SELLER TAKE ANY ACTION. When a deficiency is reported, it is the client’s responsibility to obtain further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made. Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property. Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188 (512) 936-3000 (http://www.trec.texas.gov). REI 7-3 (Revised 05/2013)


TEXAS REAL ESTATE CONSUMER NOTICE CONCERNING HAZARDS OR DEFICIENCIES

Each year, Texans sustain property damage and are injured by accidents in the home. While some accidents may not be avoidable, many other accidents, injuries, and deaths may be avoided through the identification and repair of certain hazardous conditions. Examples of such hazards include:

• malfunctioning, improperly installed, or missing ground fault circuit protection (GFCI) devices for electrical

• receptacles in garages, bathrooms, kitchens, and exterior areas; malfunctioning arc fault protection (AFCI) devices; ordinary glass in locations where modern construction techniques call for safety glass;

• malfunctioning or lack of fire safety features such as smoke alarms, fire-rated doors in certain locations and functional emergency escape and rescue openings in bedrooms; malfunctioning carbon monoxide alarms; excessive spacing between balusters on stairways and porches; improperly installed appliances ;improperly installed or defective safety devices; and lack of electrical bonding and grounding.

To ensure that consumers are informed of hazards such as these, the Texas Real Estate Commission (TREC) has adopted Standards of Practice requiring licensed inspectors to report these conditions as “Deficient” when performing an inspection for a buyer or seller, if they can be reasonably determined. These conditions may not have violated building codes or common practices at the time of the construction of the home, or they may have been “grandfathered” because they were present prior to the adoption of codes prohibiting such conditions. While the TREC Standards of Practice does not require inspectors to perform a code compliance inspection, TREC considers the potential for injury or property loss from the hazards addressed in the Standards of Practice to be significant enough to warrant this notice. Contract forms developed by TREC for use by its real estate licensees also inform the buyer of the right to have the home inspected and can provide an option clause permitting the buyer to terminate the contract within a specified time. Neither the Standards of Practice nor the TREC contract forms require a seller to remedy conditions revealed by an inspection. The decision to correct a hazard or any deficiency identified in an inspection report is left to the parties to the contract for the sale or purchase of the home.

INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", OR PROVIDED

AS AN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION AND MAY

CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION

DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT UNDERSTAND THE

EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT AN

ATTORNEY.

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR

The inspection is of conditions which are present and visible at the time of the inspection. All mechanical and electrical equipment, systems, and appliances are operated in normal modes and operating range at the time of the inspection. The inspector will report on visible existing recognized hazards and shall report as deficient any recognized hazard specifically listed as such in the Standards of Practice. The inspection addresses all of the parts components, and systems required by the Standards of Practice and found in the property being inspected. Items which are not present or are not inspected will be identified as such. (An explanation will be provided for any part, component or system required for inspection which is inaccessible, that cannot be inspected due to circumstances beyond the control of the inspector, or which the client has agreed should not be inspected.) The limited visual inspection was performed on an opinion only basis, and said opinion is based only on specific items which were observable at the time of inspection, and set forth in the inspection report. The sole purpose of the inspection is to point out existing and potential defects or deficiencies in the structure(s) located on this property and clearly observable at the time of the inspection. The inspection does not involve any engineering analysis of the original design, but deals instead with the in-service operation or malfunctioning of the home’s systems and components, as well as the type and level of maintenance that has been or should be performed. This report does not conclusively determine the cause of any defects, the observation of which may be limited for any number of reasons, including weather conditions, limited accessibility, and obstructions. Excavating, lifting of floor coverings, opening walls or ceilings, moving of furniture, removal of personal or stored items, disassembly of equipment, or any other potentially damaging or dangerous procedures cannot be performed.


Furthermore, such items as rotted wood behind wall/ceiling/floor coverings, leak paths in walls and ceilings, interior slab cracks, wood destroying insect and/or organism damage/infestation, concealed or buried electrical and plumbing lines and connections etc., that were not exposed during this limited visible inspection were not reported and Able Inspection Company assumes no responsibility if hidden defects are discovered in the future. (Buyer should feel free to obtain other opinions before closing on this property.) This inspection is not intended to reflect the value of the premises, nor to make any recommendation to purchase or not to purchase the property inspected. Opinions rendered are based on the inspector’s personal knowledge, training and qualifications. These comments may not necessarily agree with other professionals and this report may differ from others that you could/may obtain. If repairs or further inspections that are not performed as suggested/recommended, to correct the conditions or deficiencies noted in this report before the purchase of this property, or you agree to accept the condition of the property “as is,” you should be aware that additional damage may occur or undisclosed/concealed defects could be discovered in the course of remodeling or repair work performed after the acquisition of this property that are beyond the scope of this limited visual inspection. (In some cases, you may need to ask for an extension of your inspection contingency.) As Real Estate Inspectors, we believe that it is not only our responsibility to represent the interests of the home buyer, but to educate and provide a learning experience for the consumer as well. Therefore, this inspection (along with any attachments) is also intended to be instructive and informative regarding existing and potential effects or conditions of health, safety, comfort and convenience within the home, as well as to point out and explain the scope and limitations of the visual inspection. Certain comments may be provided by the inspector that report on conditions which may not be deficient or call for immediate repairs, but are considered to be sensible or prudent upgrades, improvements and may enhance the safety and comfort of occupants. Able Inspection Company does not assume any responsibility whatsoever for any work that may or may not be done as a result of the information provided by this limited visual inspection. Client should be aware that all equipment has been in use for some time and Able Inspection Company nor any other party is responsible for the equipment's performance after the date of this report. These inspections are not intended to be technically exhaustive. Buyer should retain any and all repair estimates, warranties, and invoices from the seller on all repairs performed and equipment or parts that have been replaced. We do not perform re-inspections of any homeowner, contractor, or third party installations or repairs for any reason. If the water, gas or electricity are not turned on at the time the inspection has been scheduled, we will charge an additional fee to inspect those items that could not be inspected due to circumstances beyond the control of the inspector.

• Security systems and fire alarms are not inspected or tested by this company. Recommend checking with a licensed and bonded alarm company. Smoke and heat sensors should be installed in all bedrooms, bathrooms, garage, attic and kitchen areas. Also consider installing one or more carbon monoxide detectors if there are any gas appliances located within the home.

• Audio systems/wiring/speakers, telephone lines, intercoms, satellite dishes, existing cable systems/wiring and connections are not considered as part of this inspection. Therefore, no comments will be made regarding these items. Consult with a reputable and qualified contractor of your choice to inspect or examine any equipment of this type.

IMPORTANT – PLEASE READ

By accepting this “limited visual inspection report” client agrees that any dispute or controversy, which arises out of these services the inspector provides the client, shall be resolved by mandatory and binding arbitration administered by the American Arbitration Association (AAA) pursuant to Chapter 171 of the Texas Civil Practice & Remedies Code, and in accordance with this arbitration and the commercial rules of the AAA. LEGEND: (D) = Deficiency Green Text = Comment OK = Operative ** SEE ADDENDUM I = Inspected NI= Not Inspected NP= Not Present

I NI NP D INSPECTION ITEM **

� � � � Foundation & Structural System In accordance with your instructions, and in the presence of realtor and homeowner, I made a limited visual inspection of the above referenced property. At the time of the inspection the home was occupied with furnishings, shelving, pictures, stored and personal items, which obstruct full view of any active or potential discrepancies. The weather conditions were sunny and dry and approximately 72 degrees at 10:30 a.m.


HOUSE DESCRIPTION w/ATTACHED THREE CAR GARAGE The foundation of this home is of a reinforced concrete stiffened slab on ground type underpinned with builder’s piers as per disclosure information, and supports a two-story structure with five bedrooms. This home generally faces south. The home is constructed of a wood frame with a stucco/plaster cladding without control joints** installed over a 1” white Styrofoam foam material and wood sheathing, painted and textured foam interfacing along front flat roofs and rear balcony areas and painted wood soffit and fascia material exterior. Interior walls and ceilings are constructed of stained and pained paneling, painted plasterboard, tile and mirror. Fireplace units externally attached and internally projected. Carpet, tile and hardwoods cover the interior floors**. Window frames are metal single pane “Champion” sliding, fixed and transom types with glass blocks. The age of the structure, as I understand it, is approximately 18 years old with some renovations, improvements and addition to the original house proper. Consult with the current owner for available history of information such as blue prints, building permits, approval papers from the homeowner’s association architectural committee, contractor invoices and any manufacturer warranty documents, etc. for your future records. This limited visual inspection revealed that the concrete slab, which transmits all the loads to the soil sub grade, has experienced differential movement commonly evidenced by hairline cracks which can vary in width starting at approximately 1/32

nd – 1/16

th inch wide.

Close scrutiny in a normal manner of the grade surface, exposed to view and above the ground, not concealed by landscaping, vegetation, high soils/mulch and pavers did not reveal major distress conditions open to view. There was however existing evidence of "curing/temperature" concrete cracks on exposed slab flooring, for the most part in garage. Interior distress conditions, such as small wall and ceiling cracks, tape float joint distortions and some shear wall and ceiling wrinkles, are located in random rooms of residence, however, most noticeable in the three car garage. Visible and existing cracks to the interior sheetrock finish material on ceilings and walls represent minimal cosmetic damage and do not, in my opinion, represent significant structural damage. The buyer may seal up and repair any conditions of distress and distortion to the interior walls, at their convenience, which will assist in monitoring additional movement or settlement/uplift from the soil supporting this foundation system and from the expansion and contraction of building materials to the superstructure. A Technidea Pro-2000 Zip level (tool for elevation measurements of your foundation floor system) was utilized to measure and obtain elevations to the interior first floor of this residence. The reference point for this residence was located at the foyer and base of stairs. The results of our survey indicate the first floor slab of this residence to be at an acceptable level. The high point of the slab is located at the southeast family room. The surface elevation at this point is approximately 1 1/4 inches above the reference elevation of zero. The low point of the slab is located at the formal living room and is approximately 1/4 inch below the reference elevation of zero. It is not uncommon for foundations to reveal some symptoms of differential movement. At the time of inspection and in my opinion, foundation is performing in acceptable manner. Inspector did not observe evidence or consequences of above normal differential movement for a home of this age and construction type. This opinion would not be applicable to future changing conditions. No accurate prediction can be made of future foundation movement. If the evidence and the consequences of foundation movement become significantly more pronounced in the future, then foundation-leveling repairs may become necessary. The homeowner must be willing to take the necessary precautions to prevent or minimize settlement from developing in the future.


� � � � Grading and Drainage Able to locate individual 4” – 6” drains at rear north landscaping areas and off of patio with 7”x7” drains in the pool paver system with 4” drains for a few rain gutter discharge pipes at northeast of residence, terminating at front northeast curb/street. Since it was not raining at the time of inspection their extent and effectiveness is unknown to us. Unable to locate sufficient area surface drains at front, sides and rear lawn areas, off of multiple rain gutters and side of garage which would assist in diverting rainwater to the street or storm sewer. Therefore, it is unknown to us how effectively water is channeled around or away from the structure.


Please consult with seller for any known information of possible "hidden" and or obstructed drains on this property. The exterior grade around the perimeter of this residence and garage is primarily flat. The natural grade has been raised almost to the edge of stucco cladding areas making it possible for accumulated surface water to enter this residence and columns This also represents poor drainage conditions for this foundation system. We recommend that the buyer retain the services of a reputable and qualified landscaping and drainage expert to investigate the area around this residence/garage. They should provide specific recommendations on the installation of possible drain and water movement systems as well as make suggestions on improving the grading techniques to reduce the collection of rainwater and thereby reduce the possibility of water intrusion into this residence/garage.

I NI NP D INSPECTION ITEM ** � � � � Roof Covering & Roof Structure and Attic The roof of this home is of gable, hip, cone and flat construction and covered by original laminated asphalt fiberglass shingles, installed over OSB wood decking. Roof material is fastened down with nails and ply clips. A single ply modified bitumen roof exists over the front entry along with metal roofs at southwest and southeast window extensions and unknown type of flat roof build up under the rear balcony covering. This structure as viewed from the attic area indicated 2x6 rafters spaced 18-20 inches on center and a major ridge of 2x8. The insulation in the attic was of a loose blown in blowing wool with blanket fiberglass type with an approximate insulating value of R-19-22 (5-7 inches of coverage at majority ceiling areas). This roof and attic did have perimeter continuous 2” soffit ventilation with limited roof vents with turbine ventilators and air hawks. The surface of this roof was observed from ground level and with binoculars due to the high elevations of this roof and unsafe conditions for this inspector. The following conditions were observed and are in need of repair:

1. Remove the tree debris accumulation off of the roof and valleys, etc. to allow rainwater diversion (the condition of any covered roof material is unknown). Prune tree branches away from the roof to prevent damage to roofing material, rain gutters (if installed) and perimeter fascia material and to also reduce the opportunity for the infestation of pests, carpenter ants and other wood destroying insects.

2. Voids are located at the soffit/fascia and roof shingles intersections at random locations on front, side and rear areas and we suggest sealing/covering these openings to prevent water, wind and/or pest intrusion.

3. Random locations of damaged lead roof jacks from squirrels. 4. Exposed fiberglass shingles with loss of granules throughout entire house including on the hip and ridge

shingles. 5. Secure storm collars for the water heater and furnace flue piping projections due to daylight visible in attic

access. 6. Clean debris out of rain gutters and install leaf guards and/or equivalent. 7. Vegetation growing in rain gutters at southwest and northwest areas.

No area drains at northeast area Poor drainage at northwest area


8. Limited size of detailed perimeter metal diverter flashing exists at roof and stucco intersections channeling rainwater into the gutter system.

9. Metal material installed off of rear balcony rain gutter to divert rainwater. 10. Satellite dish installed on roof along with one unused bracket. 11. Damaged rain gutter elbows and one missing at northwest area. 12. Rust on flat metal roofs at front southeast and southwest of residence. 13. Cupped, pitted and split tabs were observed on this roof, which is common with roof shingles of this type

and age. This roof, in our opinion, is in the last stages of its useful life (most asphalt shingles realistically have a 15-20 year life span).

14. No visible diverter flashing off west chimney.

GENERAL ROOF INFORMATION includes the following:

1. The day of the inspection was dry, therefore limiting inspector from a thorough examination for any active or potential roof leaks. The buyer should obtain any available written disclosure information from the seller on all known history of roof leaks and/or repairs.

Missing ell off gutter Clogged northwest gutter Clogged gutter

No visible diverter flashing off west chimney

Loose storm collar for water heater

Worn hip shingles

Worn and cupped roof shingles


2. Stained shingles from algae discoloration and the loss of coated mineral granular material are located in random areas of roof due to the roof’s age and roof shingle type installed. This condition is a discoloration and does not feed on the roofing materials, however, can be temporarily removed by sponging these shingles with a diluted solution of chlorine bleach mixture.

3. We suggest that rain gutters be cleaned and flushed on an annual basis to ensure positive rainwater diversion. 4. This inspector was hindered to observe roof system due to high elevations and limited availability to view from

rear and side yard areas therefore buyer may option to consult with reputable roofing contractor to access this roof and examine areas mentioned above and include any other additional repairs necessary from their “on roof” observation.

5. Consult with seller for any known roof leakages and/or repairs made to this roof system for your future records.


� � � � Walls (Interior) & Ceilings and Floors Interior discrepancies include the following in need of repairs as listed below:

1. The garage pedestrian door is not self-closing to provide additional fire stopping protection into this residence - house and bathroom.

2. Adjust isolated bedroom, closet and bathroom doors into jambs, casing and striker plates to open and close freely.

3. Daylight was observed at bottom and sides of the garage overhead door and at the doorjamb casing and these openings may allow for water, insect and pest intrusion.

4. Stains, corrosion and moisture damages exist at the base of the shower door and attached glass metal framing enclosure in master bathroom. In addition, the lower door gasket is worn and compromised.

5. Clean, seal and repaint as necessary dissimilar building material displacements at random locations such as at crown molding/sheetrock, baseboard/floor material, cabinets, shower and tub tile intersections and any other locations of 2-3 different building materials in contact with one another to minimize the potential of interior water intrusion conditions and for monitoring and cosmetic purposes.

6. 16d nails not installed on attic pull down ladders in house and garage. 7. Rough operation of second level west shower/tub sliding doors. 8. Door weight installed at upper northwest door that partially closes when opened. 9. Slight damage of baseboard inside master bedroom/patio area with significant exterior ceiling damages from

leakages. 10. Small coffered ceiling cracks located in random rooms of residence and in master bedroom. 11. Suspect previous subterranean termite infestation located in powder bathroom window. 12. Some loose door handles noted such as in kitchen pantry and laundry room bathroom. 13. Pet scratches and damages on both sides of study double doors. 14. Torn lower door gaskets at front and rear door systems. 15. Random locations of crown molding displacements in rooms on first and second levels. 16. Some random second level floor undulations exist due to materials used at time of construction. 17. Previous stains and peeling paint located inside multiple windowsills from apparent condensation off of these

windows. 18. Unable to operate vertical sliding door blinds off of rear storage room.

Warped master shower door

gasket

Stains in powder bathroom

windowsill

Previous suspect subterranean termites


**All floor covering(s) are not considered a structural component by this Inspector and Inspection Company, therefore are not thoroughly evaluated for their overall integrity, durability and acceptance. Please consult with reputable flooring contractor to examine your home's flooring material for proposals of any needed repairs, replacement or re-finishing before purchase of this property.


�� Water Penetration Stains were observed inside isolated windows and doors. This is usually the result of the condensation and/or from wind-driven rain leakage. Consult with a contractor of your choice for repairs. Small stains also located off of the master bathroom shower door system. Significant evidence of stains with suspect damages on exterior sheetrock ceiling material between patio and master bedroom in need of immediate examination by removal of sheetrock to determine source of leak and extent of damages. It is very important that a prudent buyer retain the services of a reputable and qualified contractor in the immediate future to determine the exact source of leaks, to examine all areas for hidden damages and to expose any possible mold/mildew and provide estimates for the appropriate repairs. Failure to respond to the conditions mentioned above, before the purchase of this property, commonly results in unanticipated, and often costly, repairs. Consult with seller for all known information of water intrusion conditions into this residence along with any previous repairs for your future records.

Stains and damages in windows

Torn front lower door gasket Pet scratches on study doors Torn rear lower door sweep

Wet and damaged exterior ceiling


I NI NP D COURTESY INSPECTION ITEM **

� � � � Basic Interior Infrared Diagnostic This inspector employed an infrared Flir T620 camera utilized to examine walls and ceilings for any thermal differences from active and/or previous leakages. Random heat anomalies observed in second level ceilings and walls from limited installation of insulation. Significant moisture anomaly exists at exterior sheetrock ceiling between patio and master bedroom from apparent leakage off of balcony above in need of immediate examination for necessary repairs.

Interpreting Infrared Images Blue = Cool or Moist Temperatures Orange/yellow = Warm or Hot Temperatures

This Inspector employs the use of a Flir T620 Infrared Camera, inclusive on all of my Inspections. This high tech camera "sees what the human eye does not" and is very useful for us and you the potential homebuyer. However, if we find any issues from suspect temperature changes, we may not have the time or resources to thoroughly investigate for solution to our findings. Most tradesman/contractors are not familiar and or qualified to understand the capabilities of this Infrared Camera, therefore buyer must use diligence retaining appropriate contractors for repair methodology. Any questions should be directed to the Inspector familiar with any anomalies found on this building. An unanticipated appearance of cooler or warmer temperatures may indicate a suspect problem. If an area, such as a ceiling or wall, is generally warm (orange) is from missing or misplaced insulation, or from excess heat off electrical breakers or wiring.

Any unexpected cool (blue) image is observed, those cooler temperatures may indicate an anomaly such as a water leak or HVAC duct air leakage.

No anomalies at master bed ceiling above side door

No anomalies under rear patio ceiling facing east under upper balcony deck



� � � � Walls (Exterior) & Doors, Windows Exterior discrepancies include the following in need of repair:

1. Unusual installation of concrete at base of stucco cladded wall system that will minimize quality natural air in the wall cavities and installation of black plastic vapor retarder material exists on bottom of wood sheathing that should be slit also to allow this wood material to breathe – suggest consulting with reputable stucco/plaster contractors for their examination of this stucco cladded wall system and to obtain their opinions on this type of installation.

2. Stains off of front and rear foam interfacing with some leakages off of this material. 3. 1”-2” clearance not available at stucco columns at front and rear of residence coupled with high soils/mulch at

these columns which is conducive to wood destroying insects, moisture, etc. 4. Rotted and damaged wood fascia at southwest of residence off of rain gutter and void at soffit, fascia and

frieze molding at upper west chimney (previous repairs noted at this area from leakages at one time). 5. Slight damage of garage pull down ladder and not flush into ceiling. 6. Small hole cut in sheetrock above panel boxes in garage wall. 7. Multiple ceiling cracks, tape float distortions and shear wrinkles in garage ceiling and walls. 8. Slightly damaged middle garage overhead door panels and suggest reinforcement of all door operator

attachments to the upper door framing (some frames bent). 9. Rough operation of front pedestrian door and onto threshold. 10. One broken glass block at upper corner of master bathroom. 11. Several worn exterior window screens with some torn and loose screens. 12. Locks installed on windows with set screws and one window in each bedroom must be utilized for emergency

egress.

Images of excess water and suspect internal damages on ceiling at

exterior off patio near master side door

No anomalies above family room

ceiling (heat from TV)

Image of heat on ceiling of

family room from missing insulation

Image of attic pull down ladder

in 2nd level with missing insulation

Image of heat on ceiling of

family room from missing

insulation


13. Rust on lower stucco screeds at rear and sides of residence and off of stucco band at northwest window. 14. Metal cap flashing protection is not installed at three garage overhead doors to prevent interior water intrusion

and potentially damaging conditions to the exterior and interior building materials. 15. Erosion off balcony and high soils/mulch. 16. Multiple broken plastic glazing strips on windows..

Erosion off balcony and high

soils/mulch

Wall and ceiling cracks in

garage

Broken glass block

Worn front door sweep and rough

door operation

Broken plastic glazing strips

Slit black plastic on

bottom of wood sheathing

behind stucco

Concrete installed under stucco

Soft/rotted wood fascia at

southwest area


** This residential building is enveloped with what appears to be a 3 coat plaster cement system without control joints. Our inspection methodology is strictly visual and non invasive, however we employ the use of an infrared camera to the interior building only, which is primarily effective to locate leakages with excessive rainfall. We cannot identify damages to any interior wall cavity materials, therefore a prudent buyer should consider consulting with “invasive” inspection techniques (not provided by this company). In addition it is also imperative to consult with seller of this property for any and all knowledge of repairs to this stucco system along with any window and or door replacement.


� � � � Steps and Stairways and Rails The steps (riser and tread ratio) in the stairs had a normal feeling when walked upon in a normal manner. The handrails were secure.


� � � � Fireplace and Chimney The hearth was a full width extension (20 inches). Prefabricated metal firebox units with gas artificial logs in the family room and formal living room. The dampers do open and close freely. (D) Optional spacer clips not installed on dampers when using gas artificial logs. The metal caps were not accessible to view to determine integrity and therefore could not be commented on. We recommend examination by reputable chimney contractors now and on an annual basis. This inspector does not determine integrity of metal liners which may have cracks/separations which can be examined by chimney contractors of your choice.

Voids and leakage off foam

band molding

Worn screens Void at west chimney soffit

No clearance of stucco

columns

High soils



� � � � Porches and Decks and Balconies (D) Significant staining and discoloration of the second level balcony surface coating and stucco stains from active leak exists off of balcony and master bedroom area in need of immediate examination by appropriate contractors.

Buyer must understand, this exposed balcony is subjected to the elements and prone for leakages and potential unforeseen damages that may be exposed during any remodeling.


� � � � Other Non Structural Discrepancies

1. Rust and worn paint on metal fencing at southwest and west sides of property along with gate and fencing at northeast of property.

2. Adjust northeast side gate to close into post and this gate must be adjust for self-closing and latching with pool in rear yard.

3. Several depressions and undulations in the east driveway paver system which can be reviewed by appropriate contractors.

Stains off balcony molding Stained exposed balcony deck

Stained exposed balcony deck



� � � � Service Entrance and Panels BREAKER BOX: Underground 3 wire 4/0 aluminum service into two separate 150 amp Square D

copper panel boxes located in garage. (D) All 120 volt circuits not properly identified and labeled. Pointed screw fasteners installed to secure a metal dead-front cover on the electrical panel box, which is considered to be an electrical hazard since these screws can penetrate the wiring inside the panel box (replace with these pointed screws with blunted-end screws – right lower panel. Several ground wires twisted together on single screws on buss bar – no more than two wires per screw.

GROUNDING: External type is installed on driven earth ground rod. OK BONDING: Screw installed on panel box. Bonding jumper is not installed on gas piping and hot/cold water supply piping at

water heaters. NOTE: Bonding is installed for safety reasons and should be included on metal piping systems, including gas piping, to ensure electrical continuity and to prevent accidental shocks by anyone coming in contact with metal material, which has become charged.

Bonding must be installed on all metal components within 60” of pool.


� � � � Branch Circuits – Connected Devices/Fixtures TYPE OF WIRE: Primarily copper type. ELECTRIC 120-VOLT OUTLETS: (D) Loose in upper wet bar and loose outlets without junction boxes in the second

level southeast bedroom cove lights above crown molding – other cove lights should be reexamined to ensure outlets are properly installed and protected. Loose electric outlet at front exterior water feature with missing rain dome for cord apparently utilized by the water feature.

ARC FAULT INTERRUPTERS: Not installed on this panel since this NEC code requirement began in 2001,

however, buyer may option to retain electrician of their choice for installation of this safety device.

LIGHT SWITCHES: (D) An electrical switch is installed within close proximity of upper west bath

shower, which is a potential electrical hazard and considerations should be taken to relocate or install GFCI protection.

Undulations in driveway pavers Wavy pavers Collapsed pavers at driveway


Unknown function of some switches such as in family room and dining room. Cover missing on switch in west attic and unknown function of this switch. Broken three gang plastic cover in second level family room. Rheostat not dimming earth lights in family room ceiling (requires proprietary rheostat for these lights).

The function of some switches in this residence is unknown. Please consult with

the seller for further information. All timer controlled switches are considered “as is”, however, were operative in a manual mode only.

GFCI CIRCUITS: Located in kitchen, bathrooms, wet bars, exterior, garage and for the Hydrotherapy

tub motor. (D) Outlets not protected in lower base of walls in powder bathroom and master bathrooms. Unable to obtain GFCI protection on multiple exterior outlets at front and rear of residence and at water feature.

LIGHTS FIXTURES: (D) Several light bulbs burnt out in attic areas. Missing lens on some lights such as

in master closet and globes in upper bedroom closet. OTHER ELECTRICAL: (D) Excessive AV cable wiring in attic noted that is potential tripping hazards and

some may not be utilized with current television antenna. Unable to obtain function and operation of exterior landscape lights and some flood lights installed at rear of residence with tape over photo eyes. One security light not operative at northeast of residence and side of rear pool. Rain domes not installed on outlets utilized with cord circuitry such as water feature and landscape transformers. Two sets of spliced wires in east attic.

The ground framing on the dryer and range are not upgraded to recent NEC

(National Electrical Code) standards. Therefore, if the buyer is purchasing new equipment, then these outlets and junction box connections will have to be modified by a licensed and qualified Master Electrician.

Exterior outlet not GFCI Powder bathroom outlet not

GFCI

Outlet not GFCI in master

bathroom wall

Spliced wires in upper east attic Loose cable wire in attic


We do not inspect or analyze the operation and condition of any exterior lighting (i.e. security, yard landscaping and trees, etc.). We suggest consulting with the current owner for detailed information on the location and operation/maintenance of these fixtures. Ceiling fans were operated in high speed and then in low speed to determine if the fans are out of balance and/or noisy. In our experience fans often experience this problem and we suggest retaining the service of a ceiling fan specialist for advice and proposals for repairs, if this condition is not acceptable to you.

New homebuyer should examine residence at nighttime hours for operation of all

security lights, landscape and tree lights for acceptability and consult with seller for function and operation of any photo electric eyes/sensors and time clocks that operate external lighting, outlets, etc.

DOOR BELL: Two exist and one is wireless – consult with seller for reason for this installation.


� � � � Heating System FURNACE: Three zoned 1997 Carrier 115,000 btu horizontal gas units with electronic pilots

and induced blowers (first level west, first level east and second level east). (D) Some mold/mildew on cabinets. These are original furnace units with this residence and very close to being in last stages of useful life expectancy.

2014 Goodman 60,000 btu horizontal gas unit with electronic pilot and induced

blower (second level west). OK GAS LINE: Flexible metal type. (D) Drip legs not installed off of piping. FLUE PIPE: B Vent metal type. OK ROOF JACK: Approved type. (D) Secure and seal storm collars to prevent possible leakages

into residence, attic space and on equipment – all locations. BLOWER AND MOTOR: All operative during inspection, however, blower wheels on the original equipment

should be examined for cleaning and service. RETURN AIR: Visibly OK, however, new homebuyer should consult with HVAC contractor for the

suggestion of upgrading return airs in several rooms including master bedroom for more efficient air distribution.

DRYER VENTS: (D) The exterior dryer vent cover is damaged and the flapper is stuck open with lint

accumulation. Clean excess lint out of piping.


� � � � Air Conditioning & Cooling System THERMOSTAT & CONTROLS: Four zoned Honeywell digital T-Stats. All operative during inspection, however,

new homebuyer may option to upgrade to programmable/electronic type. CONDENSING UNIT: (Electric) 2008 Goodman 5 ton unit equipped

with electric disconnect (first level east). (D) Clean coils on unit. Rust liquid line drier. Worn insulation on freon piping.

Rusted liquid line drier on first

level east unit


2005 Payne 5 ton unit with electric disconnect (first level west). (D) Clean coils on

unit. Torn insulation on freon piping.

2008 Goodman 4 ton unit with electric disconnect (second level east). (D) Rust on

liquid line drier. Broken electric conduit. Worn insulation on freon piping.

2014 Goodman 3 ton unit with electric disconnect (second level west). OK EVAPORATOR COIL: (D) Auxiliary drains not installed on coils. These coils should be thoroughly

cleaned and drain channels flushed out with spring and summer season approaching.

Coils have been replaced in 2005, 2012 and one in 2014 – obtain all service and

maintenance from seller on this equipment. Limited access to second level west coil due to installation of water heater.

CONDENSATE DRAIN: (D) Incomplete insulation on drain piping

off of first level east unit in attic. These drains should also be cleared and flushed with spring and summer season approaching.

Limited insulation on first level east drain

Damaged insulation on first level west freon pipe

Loose conduit off second level east A/C

Rusted liquid line drier on

second level east A/C


Drain lines are installed into lavatory plumbing drains, which may result into a drip/air noise. An HVAC contractor, of your choice, can improve the modification of the drain line in the attic.

Drain lines should be completely insulated into lavatories to minimize excess

sweating onto ceilings and insulation especially during summertime season. EMERGENCY PAN: (D) Slight rust in first level east pan from drippings off of freon and drain pipe and

coil at one time.

Float devices are not installed on emergency pans. TEMP. DIFFERENCE: 50 degrees/70 degrees. 20 degree Delta (first level east). OK 44 degrees/65 degrees. 18 degree Delta (first level west). OK 51 degrees/70 degrees. 18 degree Delta (second level east). OK 51 degrees/72 degrees. 21 degree Delta (second level west). OK We are not authorized to test for appropriate refrigerant levels on systems with

gauges and suggest obtaining this service from HVAC technician of your choice. Temperature measurements are made with digital thermostat at supply and return plenums off of equipment in attic and also confirmed with infrared camera.

DUCT SYSTEM CHASES AND VENTS: Foil flexible type. (D) 1” air gap not available between air ducts in attic. Slight

mold/mildew off of ducts and plenum attachments. Some slight mold/mildew on air registers such as in laundry room and second level and master bathrooms which can be cleaned as necessary.

Rust in first level east pan and no auxiliary drain

No 1” clearance at first level

east ducts



� � � � Plumbing Systems SUPPLY PIPING: Copper type. Visibly OK, however, some slight corrosion on laundry room toilet

stop valve from possible stored chemicals in this bathroom. METER LOCATION: Located at southwest of residence. MAIN WATER SHUT-OFF: Located at southwest area of residence with 1 1/2" PVC into copper piping. (D)

Complete insulation is missing on water supply piping and stop valve for energy conservation.

STATIC WATER PRESSURE: 58 PSI. KITCHEN FIXTURE: (D) Clogged hand-held sprayer.

KITCHEN DRAINS: OK LAUNDRY ROOM BIBBS: Visibly OK FLOOR DRAIN: Emergency pan or floor drain is not available (optional installation). Unknown integrity of piping, connections, etc. from laundry floor to the exterior. LAUNDRY FIXTURE: (D) The aerator on this fixture spout is clogged and is restricting positive flow

(remove and clean out debris). An active leak exists on this fixture and needs immediate rebuilding and/or replacement.

WET BAR: First level. (D) The aerator on this fixture spout is clogged and is restricting

positive flow (remove and clean out debris). Second level. (D) The aerator on this fixture spout is clogged and is restricting

positive flow (remove and clean out debris).

Clogged kitchen sprayer

Worn laundry fixture


MASTER BATH: a) Lavatory (D) The aerator on this fixture spout is clogged and is restricting positive flow

(remove and clean out debris) – right basin. No over-flow is installed in this drain basin, therefore the buyer should be cautious

when filling this basin. b) Shower (D) Discolored showerhead. Warped lower shower door gasket. Grout voids in

tile. Unknown integrity of the bench installation. c) Toilet (D) Adjust flush lever and replace worn flapper ball. d) Hydrotherapy Tub With GFCI circuit protection with switch and GFCI in master closet. Operative

during inspection. No convenient access is available to inspect and/or service the pump, motor,

piping and electrical components for possible defects and leaks. UPPER NORTHWEST JACK AND JILL BATH: a) Lavatory (D) The aerator on this fixture spout is clogged and is restricting positive flow

(remove and clean out debris) – one fixture. No over-flow is installed in this drain basin, therefore the buyer should be cautious

when filling this basin. b) Shower/Tub (D) Corrosion on showerhead with active leak. Missing stopper in tub. c) Toilet (D) Worn flapper ball and adjust chain. UPPER EAST JACK AND JILL BATH: a) Lavatory OK b) Shower (D) Loose handle on door. c) Toilet (D) Worn flapper ball and adjust flush chain. Mold/mildew and rust inside of tank. POOL BATH: a) Lavatory OK No over-flow is installed in this drain basin, therefore the buyer should be cautious

when filling this basin. b) Shower (D) Hot and cold reversed on fixture.

Hot/cold reversed

Clogged aerator at upper wet

bar


c) Toilet (D) Worn flapper ball. POWDER BATH: a) Lavatory (D) The aerator on this fixture spout is clogged and is restricting positive flow

(remove and clean out debris). Adjust pop up in basin for proper drainage. Slightly loose hot stem.

b) Toilet OK SHOWER PAN (Master & Second Level West): Shower pan was tested at time of inspection with a two hour no more than 1” water

test by covering the drain and did not indicate leakages at this time. (Buyer may option to retain the service of a reputable and qualified Master Plumber for additional inspection and testing). OK

EXTERIOR BIBBS: OK BACKFLOW PREVENTERS: OK MAIN CLEAN OUT: Located at southeast yard and in landscaping. DRAINS/WASTE/VENT: PVC type. The tub drains were not readily accessible for viewing to examine for leaks and the

proper installation of drains and water piping and therefore could not be commented on.

Hydrostatic pressure testing and/or video camera testing was not performed to this

sanitary drain system. Therefore, due to its age and the type of piping, it is suggested that the buyer retain a reputable and qualified company for this service before the purchase of this property.


� � � � Water Heating Equipment System WATER HEATERS: Two zoned 2013 Rheem 40-gallon gas tanks located in east and west attic. (D)

Rusted and undersized emergency pans which should have been replaced with threes water heater units. Missing handle on west stop valve. No passage deck to east water heater.

GAS LINE: Flexible metal type. OK SAFETY VALVE: OK

Missing west water heater stop handle

No passage deck to east water heater


These valves should be replaced every 3-5 years and consult with seller for known information of this valve replacement.

DRAIN PIPE: CPVC type. (D) Loose piping off of both water heater units. FLUE PIPE: B-Vent type. OK ROOF JACK: Approved type. (D) Secure and seal metal storm collars to prevent possible

leakages into this residence, attic space and on equipment – both units.


� � � � Appliances DISHWASHER: Kitchen Aid type with air gap device. Operative during inspection, however, air gap

devices on sinks do have a tendency to leak and suggest removal. FOOD WASTE DISPOSER: ISE 1/2 H.P. type. (D) Secure cord under this unit. Slight noise during operation. RANGE EXHAUST VENT: GE downdraft type. (D) Seal exterior vent cover. On GFCI circuit. RANGE: GE gas type. Operative during inspection. On GFCI circuit. OVEN: GE electric type. (D) Rough operation of upper oven door. Lower oven light not

operative. F-3 display on upper oven during operation to the bake element which did not function.

MICROWAVE OVEN: GE type. Operative during inspection. REFRIGERATOR/FREEZER: Sub Zero type. (D) Suggest cleaning of coils and replacing of in line filter for the

ice maker. BATHROOM EXHAUST VENTS/ HEATERS: (D) Clean in all bathrooms. Noisy operation of vents due to builder’s model type. GARAGE DOOR OPERATOR: Three Genie screw drive type units with safety sensors on lower rails. (D) Align

rails on all units. Homebuyer must understand that we operate all appliances in a “single mode” and only “once” to determine its function and operability (commonly without dishes/soap in dishwasher to determine quality of washing, without grinding debris thru disposal, without cooking food in oven etc.) Therefore it is imperative for buyer to also examine and operate these appliances for “acceptability” and for possible upgrade.

F-3 display on upper oven in bake element



�� Optional Equipment/Systems LAWN SPRINKLER: 12 Stations on pressurized (PVB) vacuum breaker valve located at southwest area.

Rain Bird controller located in garage. All zones were not identified permanently. (D) Adjust the shrub sprinkler heads that are located within close proximity of the exterior building materials, such as at the windows, doors, brick and stucco, and especially at any wood materials to reduce the potential of staining, discoloration and interior/exterior building material damages. Rust and corrosion were observed along with difficulty in the operation of the stop valves for the sprinkler PVB main valve. Secure and fasten main PVB valve and piping against outside wall to prevent damage to this piping. Two broken valve covers in southeast yard and two missing at northwest yard. All 12 zones valves not located. Old generation Rain Bird controller used in garage which can be upgraded.

GAS LINES: Visibly OK Visible inspection only. We do not pressure test gas lines. In addition, it is difficult

for us to test all gas connections and valves, therefore suggest consulting with reputable plumber for this service.

Gas stop valves are not operated at any appliance especially for any gas fireplace

units and suggest consulting with appropriate contractor for this service – some stop valves do not “seat” properly after operation.

Drip legs/sediment trap are not installed on gas piping at the water heater and

furnace appliances (optional upgrade). SECURITY/FIRE SYSTEM: IMPORTANT: ** NOT inspected or tested by this company. Consult with

homeowner or other professionals for this information. Smoke detectors should be installed in appropriate locations within all rooms, hallways, kitchen, garage and attic for safety and piece of mind for homeowner and we have no knowledge on the integrity of existing smoke detectors which can be examined by reputable alarm companies of your choice for repairs, replacement and/or upgrades.

SMOKE DETECTORS: Homeowner should consult with reputable alarm companies to examine this

residence for upgrading of “smoke and heat” detection systems in appropriate locations (home, attic and garage) for your safety, including the option of carbon monoxide detectors if natural gas is utilized.

Loose sprinkler PVB valve


OTHER APPLIANCES: Water feature. One located at front of residence. (D) Loose installation of cord into outlet.

Rear water feature. Not operative during inspection and suggest consulting with

seller for this function and these features are considered “as is”. Video/Audio. Consult with seller for capabilities of this wiring system. POOL/SPA INSPECTION Please see attached Addendum for additional information The pool-limited visual above ground inspection covers only the existing conditions of those items listed herein. It does not cover conflicts with codes, manufacturers installation procedures or capacities. This inspection is limited and does not guarantee or warrant future performances. This limited visual inspection and report cover only visible above ground conditions at the time of the limited visual inspection. Many books and literature are available on pool/spa maintenance to assist in your knowledge and "safety" of this equipment. The Texas Department Of Health is also available for valuable information on the Internet and by telephone.

CONSTRUCTION TYPE: Gunnite type with attached spa and waterfall feature. CONDITION - POOL SURFACE: (D) Stained and discolored plaster finish and suggest obtaining proposals from

reputable pool plaster contractors for re-plastering.

Worn plaster in pool and spa


TILE: (D) Stained along perimeter edge of water line (can be removed with proper cleansers) – at pool, spa and water fall feature with stains on stone at waterfall.

COPING: Brick type. POOL DECK: Brick paver type installed with 7”x7” drains to assist in diverting rainwater off of

this deck and away from the house. Depth markers and "No Diving" markers should be installed around all pools/spas. (D) Some stained and discolored pavers coupled with some undulations.

STEPS AND BENCHES: OK DRAIN/DRAIN COVERS: (D) Not anti-vortex/entrapment type in both pool and spa – not in code

compliance.

SKIMMERS OK CONTROL VALVES: (D) Worn labeling on all valves. POOL/SPA LIGHT: Operative during inspection. GFCI PROTECTION: OK. Note: Buyer should replace this protective device every 2-3 years to

ensure proper operation. Testers can be purchased to verify this device on monthly basis.

PUMP & STRAINER: (D) Active leak on O ring lid at both pool and water feature pots.

Stained tile

Pool and spa drains not anti-vortex

type


MOTOR/TIMER: 2.5 H.P. with time clock controls. (D) Rocks supporting motor/pump due to unlevel concrete pad.

WIRING & CIRCUIT PROTECTION: (D) Loose conduit connection on pool motor unit. Unknown integrity of any underground wires and conduit. HEATER: Pentair 400,000 btu gas type. (D) Unit has been disconnected from pool

equipment. Significant rust and corrosion on burners, burner housings, etc. and proposals should be obtained to replace this heater unit.

EXTERNAL BONDING: (D) Not installed on pool cleaner motor and must be installed on all metal

components within 60” of pool. FILTER TANK/FITTING/GAUGES: DE type. OK Consult with seller for service records on filter and pool equipment for your future

records.

Rusted and corroded heater Pool/spa heater not used

Rocks support pool motor/pump


PLUMBING/VISIBLE ABOVE GROUND LEAKS: (D) Leaks off of multi port valve piping with drip onto concrete pad. Active leaks

on pool and water feature O ring lids at skimmer pots.

Buyer must understand we do not test for any integrity of the underground piping. BACKWASH VALVE/DRAIN LINE: Multi port type. (D) 1” air gap not available at piping into sanitary drain. Leak off

of one valve piping connection. OUTWARD FENCING/GATES: (D) Adjust northeast gate for self-closing and latching. Consult with local jurisdiction on their codes on height of gates and fences for

this pool along with any other recent upgrades for pool safetiness. FILL WATER/ANTI-SIPHON: (D) Active leak off of valve during fill mode. IN LINE CHLORINATOR: One does exist with equipment, however, these units commonly need to be

cleaned and valves adjusted. (D) Bent plastic hose off of chlorinator into piping system.

Leak off waterfall O ring lid Leak off PVC piping

Leak off valve/pipe

Bent hose on chlorinator


BLOWER: (D) Not operative off of air switch control button at spa.

WATER CLARITY: Clear OVERFLOW DRAIN: One installed in pool tile to assist in removal of excessive rainwater accumulation

in this pool. POOL CLEANER: Polaris type. OK This inspector does not test these cleaners for reverse mode mechanism

operation. OTHER: Water feature. (D) Active leak on O ring at lid on pot. (D) Unlevel concrete pad supporting equipment and rocks currently under pool

motor/pump. ACCESSORIES: Consult with current owner for all cleaning tools, hoses, brushes, chemicals etc.

to be available for the new pool owner (we do not check for condition and/or capabilities of these accessories).

In addition, this pool was not inspected for levelness and for proper re-circulation of pool water, which can be obtained from reputable and qualified pool contractors. Proposals should be obtained from several qualified pool and/or spa contractors. (If any repairs are not performed to any of the above mentioned conditions before the purchase of this property, it will be construed that you, the buyer, are accepting these defective conditions and imperfections along with the future potential of defects that may result from your decisions to accept these mentioned conditions "as is".) WOOD DESTROYING INSECT INSPECTION ** See WDI report at the end of this report packet. Apparent previous wood-destroying insect treatment has been performed to this property. Since we did not participate in this treatment methodology, the extent and effectiveness of this treatment is unknown to us along with the complete extent of any damages related to these insects. Therefore a prudent buyer must obtain all written documentation and history of this infestation along with the warranties associated with this treatment from the seller of this property. Mulch and bark chips are commonly installed around the perimeter of a residence and foundation to assist in retaining moisture. The buyer must be aware that wood-destroying insects (mainly sub-termites) can infest and survive in this type of material. Please consult with a licensed pest control company of your choice to obtain proposals for protective treatment and grade or lower this mulch away from the foundation.

Air blower not operative Air button stuck at spa for

blower


Subterranean termite swarming season is approaching, therefore homebuyer should consider consulting with reputable pest control companies for proposals on protective treatment methodologies to your home purchase. SELLER’S DISCLOSURE ** The inspector did review a copy of the seller’s disclosure statement informing the inspector of any known defects at the time of inspection (this document is essential to assist in evaluating previous and/or existing problems with this home experienced by current and previous owner). In addition, I did not receive/review a copy of any previous inspection reports performed on this property. If other reports are available, request a copy (or copies) from seller. If there are items in conflict with this report, or should additional information become available, we reserve the right to determine the impact, if any, of any new facts/information that may be provided, and revise our opinions and conclusions if necessary, based upon the discovery of information that was unavailable or unknown at the time of this inspection. SUMMARY ** The overall care and maintenance of this residence were considered as good with average conditions due to (not in any particular order for repair):

• Original age and condition of roof.

• High soils to the stucco/plaster cladding system.

• Active leak off of rear balcony/patio near master bedroom coupled with potential damages.

• Improper function and operation of the upper oven.

• Several plumbing discrepancies listed out in report.

• Several electrical discrepancies listed out in report.

• Limited yard drains to channel off rainwater around residence and off of rain gutters.

• Worn plaster finish of pool and spa.

• Multiple discrepancies with the pool equipment listed in report and disconnected heater.

• Sprinkler irrigation discrepancies.

• Necessary service to some HVAC units.

• Old generation installation of the stucco cladded wall system and open roofs and balcony’s at front and rear of residence.

when compared to other equivalent homes in this location, similar age and construction type. For further information, please read integrated "Addendum" report, with TREC “Standards of Practice” and any valuable on-line information provided, before purchase of this residence, which contains additional data material, home inspection comments, disclaimers and “global” information, we have experienced over 30 years, generally concerning routine maintenance issues for your home. It is highly recommend that you conduct a “walk-through” inspection prior to closing to re-check areas that were not readily accessible or visible at the time of inspection and to ensure that this building and its components have not changed in any substantial manner. Please enlighten yourself on foundation care and maintenance at this website: http://www.foundationperformance.org/projects/fpa-sc-07-0.pdf Another worthy web site for “Building Terminology” to assist in understanding terminology in this report is: http://www.na.graceconstruction.com/custom/underlayments/downloads/UL-014.pdf IMPORTANT: If any of the above mentioned repairs or recommendations were not performed as suggested, to correct or further investigate (these conditions/defects), before the purchase of this property and/or before closing, or if you agree to accept the condition of the property “as is,” Able Inspection Company cannot accept the responsibility or be held accountable for any subsequent or additional repairs and/or damages that may occur as a result of these conditions, including undisclosed, hidden, and concealed defects that may be discovered in the course of repair work, renovations or remodeling performed after the acquisition of this property. (You may consider asking for an extension of your inspection contingency for necessary repair proposals from appropriate licensed contractors.)


This Inspection report provided by this inspector and Able Inspection Co. is “Incomplete” if you do not have 1) Type written report w/ Termite report and graph 2) Captioned pictures 3) Able Home Guide and Disclaimer Information. If any of these 3 components are not received, it is imperative to call our office for these documents. Thank you for choosing Able Inspection Company to perform this important survey for you. After carefully reviewing this report, please contact our office, if you have any questions or require a more detailed explanation regarding any item included in this report, pictures, attachments, or addendum(s). Very truly yours, ABLE INSPECTION COMPANY Inspecting since 1976

Larry J. Malloy Larry J. Malloy Registered Professional Building Inspector License No. 332 TREC Certified Termite & Pest Applicator Licensed No. 28713 TDA Certified Infrared Building Science Thermographer Licensed No. 26559 ITC Certified Infrared Level II Thermographer Licensed No.54400 ITC Certified Master Inspector No.83 w/ TPREIA Texas Professional Real Estate Inspectors Association Member Better Business Bureau of Houston Since 1986 Member International Code Council ICC No. 5296191


AS= active subterranean termites PS= previous subterranean termites

AD= active drywood termites PD= previous drywood termites

AC= active carpenter ants PC= previous carpenter ants

ACB= active carpenter bees PCB= previous carpenter bees

AB= active beetles PB= previous beetles

R= Location and reference point of Technidea Pro-2000 Zip Level

BC= brick crack BR= Brick repair

SC= stucco crack SR= stucco repair

WS= window separation MT= mature tree

MS= molding separation PD= poor drainage

SRC= sheetrock crack WA= wet area

FC= foundation crack WD= wood debris

TC= temperature crack

LEGEND FOR GRAPH ABOVE

LEGEND FOR FOUNDATION MEASUREMENTS

MC= moist conditions PMC= previous moist conditions WF= wood forms

HS= high soils IA= inaccessible area IF= infested fence

RW= rot wood OA= obstructed area DT= a/c drain termination

ML=bark mulch CC= condusive conditions

TB= tree branches AP= apparent damages

TS= tree stump PHD= possible hidden damage

FLOOR MEASUREMENTS

R= reference point base

NOT TO SCALE - DIMENSIONS ARE APPROXIMATE

RESIDENCE FLOOR PLAN

S

E W

N

metal fence/gate

PD= poor drainage

PD= poor drainage

HS= high soils CC IA= inaccessible area

OA= obstructed area

WATER FEATURE

SPA THREE CAR GARAGE

PD= poor drainage

STORAGE IA= inaccessible area

(+1") ROOM OA= obstructed area

PD= poor drainage AP= apparent damages

PHD= possible hidden damage HS= high soils CC

MASTER MC= moist conditions CC PD= poor drainage BATH

BEDROOM WA= wet area CC

COVERED PATIO AND UPPER BALCONY

(+5/8") BREAKFAST

(-1/8") (+1")

WET (-1/4") FORMAL KITCHEN

BAR (-1/4") STUDY

(0")

WALL MASTER (+5/8")

BATH R= reference point base

(0") STAIRS

PD= poor drainage (+3/4") STAIRS

FAMILY ROOM

P. BATH ENTRY

(+5/8") (-1/8") (+1"1/4")

LAUNDRY

RW= rot wood CC FORMAL

PS= previous subterranean termites LIVING DINING

(+3/4")

(+5/8")

TB= tree branches

MT= mature tree

1611 LAKESHORE WAY HS= high soils CC HS= high soils CCTB= tree branches

MT= mature tree

POOL

RESIDENCE FLOOR PLAN

2

TEXAS OFFICIAL WOOD DESTROYING INSECT REPORT

HOUSTON 77

Inspected Address City Zip Code

SCOPE OF INSPECTION

A. This inspection covers only the multi-family structure, primary dwelling or place of business. Sheds, detached garages, lean-tos, fences, guest houses or any other structure will not be included in this inspection report unless specifically noted in Section 5 of this report.

B. This inspection is limited to those parts of the structure(s) that are visible and accessible at the time of the inspection. Examples of inaccessible areas include but are not limited to (1) areas concealed by wall coverings, furniture, equipment and stored articles and (2) any portion of the structure in which inspection would necessitate removing or defacing any part of the structure(s) (including the surface appearance of the structure). Inspection does not cover any condition or damage which was not visible in or on the structure(s) at time of inspection but which may be revealed in the course of repair or replacement work.

C. Due to the characteristics and behavior of various wood destroying insects, it may not always be possible to determine the presence of infestation without defacing or removing parts of the structure being inspected. Previous damage to trim, wall surface, etc., is frequently repaired prior to the inspection with putty, spackling, tape or other decorative devices. Damage that has been concealed or repaired may not be visible except by defacing the surface appearance. The WDI inspecting company cannot guarantee or determine that work performed by a previous pest control company, as indicated by visual evidence of previous treatment; has rendered the pest(s) inactive.

D. If visible evidence of active or previous infestation of listed wood destroying insects is reported, it should be assumed that some degree of damage is present.

E. If visible evidence is reported, it does not imply that damage should be repaired or replaced. Inspectors of the inspection company usually are not engineers or builders qualified to give an opinion regarding the degree of structural damage. A qualified expert should perform evaluation of damage and any corrective action.

F. THIS IS NOT A STRUCTURAL DAMAGE REPORT OR A WARRANTY AS TO THE ABSENCE OF WOOD DESTROYING INSECTS. G. If termite treatment (including pesticides, baits or other methods) has been recommended, the treating company must provide a diagram of the

structure(s) inspected and proposed for treatment, label of pesticides to be used and complete details of warranty (if any). At a minimum, the warranty must specify which areas of the structure(s) are covered by warranty, renewal options and approval by a certified applicator in the termite category. The party contracting these services should provide any information regarding treatment and any warranties to any prospective buyers of the property. The inspecting company has no duty to provide such information to any person other than the contracting party.

H. There are a variety of termite control options offered by pest control companies. These options will vary in cost, efficacy, areas treated, warranties, treatment techniques and renewal options.

I. There are some specific guidelines as to when it is appropriate for corrective treatment to be recommended. Corrective treatment may only be recommended if (1) there is visible evidence of an active infestation in or on the structure, (2) there is visible evidence of a previous infestation with no evidence of a prior treatment.

J. If treatment is recommended based solely on the presence of conditions, which are conducive to wood-destroying insects then a preventive treatment or correction of conditions, which are conducive to wood-destroying insects may be recommended. The buyer and seller should be aware that there might be a variety of different strategies to correct the condition(s) conducive to wood-destroying insects. These corrective measures can vary greatly in cost and effectiveness and may or may not require the services of a licensed pest control operator. There may be instances where the inspector will recommend correction of the conditions conducive to wood-destroying insects by either mechanical alteration or cultural changes. Mechanical alteration may be in some instances the most economical method to correct conditions that are conducive to wood-destroying insects. If this inspection report recommends any type of treatment and you have any questions about this, you may contact the inspector involved, another licensed pest control operator for a second opinion, and/or the Structural Pest Control Board.

1A. Able Inspection Company 1B. 10896 1C PO BOX 820129 Houston TX 77282 Name of Inspection Company SPCB License Number. Address of Inspection Company City State Zip

281-589-1755 1D. LARRY MALLOY 1.E Certified Applicator [ √√√√ ]

Telephone No. Name of Inspector (Please Print)

2. Unknown 3.

Case Number (VA/FHA/Other) Inspection Date

4A.

Seller [] Agent [] Buyer [√√√√] Management Co. [] Other [] Name of Person Purchasing Inspection

4B. Unknown Owner/Seller

4C.REPORT FORWARDED TO: Title Company or Mortgagee [] Purchaser [] Seller [] Agent [**] Buyer [√√√√] (Under the Structural Pest Control regulations only the purchaser of the service is required to receive a copy)

The structure(s) listed below were inspected in accordance with the official inspection procedures adopted by the Texas

Structural Pest Control Board. This report is made subject to the conditions listed under the Scope of Inspection. A

diagram must be attached including all structures inspected (See Attached Graph Document).

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5. TWO STORY HOUSE WITH ATTACHED THREE CAR GARAGE

Structure(s) inspected that may include residence, detached garages and other structures on the property. (Refer to

Part A, Scope of Inspection)

6A. Were any areas of the property obstructed or inaccessible? Yes [√√√√] No [_]

(Refer to Part B & C, Scope of Inspection) If “Yes” specify in 6B. 6B.The obstructed or inaccessible areas include but are not limited to the following:

Columns √√√√

Insulated area of attic √√√√

Plumbing Areas √√√√

Planter box at structure _

Between Roofs _

Additions to House √√√√

Sub Floors √√√√

Slab Joints _

Crawl Space _

Common Wall _

Heavy Foliage √√√√

Texture on grade_

Weep-holes _

Wing Wall √√√√

Stored Items √√√√

Paneled Walls √√√√

Stucco/Plaster √√√√

Debris Pile √√√√ Debris Accum. _

Behind Rain Gutters √√√√

Soil Grade Too High √√√√

Ivy on walls _

Under/Inside Eaves √√√√

Deck/Pavers √√√√

Other √√√√ Specify:** BEHIND ALL WALLS, CEILINGS, FLOORS AND APPLIANCES, PERSONAL ITEMS

7A. Conditions conducive to wood destroying insect infestation: Yes √√√√ No _

(Refer to Part J, Scope of Inspection) If “Yes” specify in 7B.

7B. Conducive Conditions include but are not limited to:

Landscape Timber _

Plumbing/Roof Leaks √√√√

Expansion Joint Rot _

Wood to Ground Contact (G) _

Form boards left in place (l) _

Tree Branches on Structure √√√√

Excessive Moisture (J) √√√√

Debris under structure (K) _

Footing too low/soil line too high (L) √√√√

Wood Rot (M) √√√√

Heavy Foliage (N) √√√√

High Mulch/Soils √√√√

Planter box abutting structure (O) _

Wood Pile in Contact w/Structure (Q) _

A/C drain termination against house _

Wood Fence in Contact w/ Structure (R) _

Insufficient ventilation (T) _

Debris in crawl space _

Recent Renovation/addition _ Debris accumulation _ Foundation Corner Cracks _

8.Inspection Reveals Visible Evidence in or on the structure: Active Infestation Previous Infestation Previous Treatment

8A.Subterranean Termites Yes _ No √√√√ Yes √√√√ No _ Yes √√√√ No _

8B.Drywood Termites Yes _ No √√√√ Yes _ No √√√√ Yes _ No √√√√

8C.Formosan Termites Yes _ No √√√√ Yes _ No √√√√ Yes _ No √√√√

8D.Carpenter Ants / Bees Yes _ No √√√√ Yes _ No √√√√ Yes _ No √√√√

8E.Other Wood Destroying Insects Yes _ No √√√√ Yes _ No √√√√ Yes _ No √√√√

Powder-Post Beetles 8F.Explanation of signs of previous treatment (including pesticides, baits, existing treatment stickers or other methods) identified:

Sticker under sink 2005

8G.Visible evidence of: n/a…consult with seller has been observed in the following areas: powder bath window, If there is visible evidence of active or previous infestation, it must be noted. The type of insect(s) must be listed in the first blank and all identified infested

areas of the property inspected must be noted in the second blank. (Refer to Part D, E & F, Scope of Inspection)

The conditions conducive to insect infestation reported in 7A & 7B:

9.Will be or has been mechanically corrected by inspecting company: Yes [] No [√√√√]

If “Yes,” specify corrections: N/A 9A.Corrective treatment recommended for active infestation or evidence of previous infestation with no prior treatment

as identified in Section 8. (Refer to Part G, H, and I, Scope of Inspection) Yes [_] No [√√√√] 9B.A preventive treatment and/or correction of conducive conditions

as identified in 7A & 7B is recommended as follows: Yes [√√√√√√√√] No [_]

Specify reason: wet and damaged exterior ceiling off rear balcony, high soils/mulch over stucco and columns,

exposed roof and decking at front and rear locations Refer to Scope of Inspection Part J

10A.This company has treated or is treating the structure for the following wood destroying insects: NOT WITH THIS COMPANY

If treating for subterranean termites, the treatment was: Partial [] Spot [] Bait [] Other [] If treating for drywood termites or related insects, the treatment was: Full [] Limited []

This company has a contract or warranty in effect for control of the following wood destroying insects: Yes [] No [√√√√] List Insects: NOT WITH THIS COMPANY

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DIAGRAM OF STRUCTURE(S) INSPECTED (SEE ATTACHED GRAPH)

Important – Please read the Scope of Inspection (A through J) on page #1.

Neither I nor the company for which I am acting have had, presently have, or contemplate having any

interest in this property. I do further state that neither I nor Able Inspection Company (company for which

I am acting) is associated in any way with any party of this transaction.

Signatures: Notice of Inspection Was Posted At or Near:

11A Larry J Malloy 12A. Electric Breaker Box [√√√√] Inspector Water Heater Closet [] Bath Trap Access [] Approved: Beneath the Kitchen Sink []

11B. Larry Malloy 28713 PT Date Posted: Certified Applicator and Certified Applicator License Number

Statement of Purchaser

I have received the original or a legible copy of this form. I have read and understand any recommendations made. I have also read and understand the “Scope of Inspection.” I understand that my inspector may provide additional information as an addendum to this report. If additional information is attached, list number of pages: 0ne (graph) ** SEE ABLE INSPECTION HOME GUIDE AND DISCLAIMER REPORT FOR ADDITIONAL INFORMATION AND OPTIONS ON OTHER INSPECTION METHODOLOGIES, INCLUDING DESTRUCTIVE EXAMINATIONS Signature of Purchaser of Property or their Designee Date 2008

Licensed and Regulated by the Texas Department of Agriculture, Structural Pest Control Service P.O. Box 12847, Austin, Texas 78711-2847

(512) 305-8250 (Rev.09/01/07) SPCS/T-4

Diagram of Structure(s) Inspected (see attached graph)

The Inspector must draw a diagram including approximate perimeter measurements and indicate active or

previous infestation and type of insect by using the following codes:

E= Evidence of Infestation, A=Active; P=Previous; D=Drywood Termites; S=Subterranean Termites;

F=Formosan Termites; C=Conducive Conditions; B=Wood Boring Beetles; H=Carpenter Ants;

Other(s) specify______________

Subterranean termite swarming season is approaching, therefore homebuyer should consider consulting with reputable pest control companies for proposals on protective treatment methodologies to your home purchase.

able inspections inspecting homes since 1976 713 465-0000 · this inspection is subject to the...

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