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Inspection ReportSeller's Sample Report

Property Address:1200 Birchwood Ave

Dallas TX 75000

Spec-Pro Inspection Services,LLC

Kevan Brent Giles TREC # 7297P.O. Box 4328 Cedar Hill, TX 75104

(http:\\www.trec.state.tx.us).

PROPERTY INSPECTION REPORT

Prepared For: Seller's Sample Report

(Name of Client)

Concerning: 1200 Birchwood Ave, Dallas, TX 75000

(Address or Other Identification of Inspected Property)

By: Kevan Brent Giles TREC # 7297 / Spec-Pro Inspection Services,LLC 10/19/2015

(Name and License Number of Inspector) (Date)

(Name, License Number of Sponsoring Inspector)

PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES

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

This inspection is subject to the rules (“Rules”) of the Texas Real Estate Commission (“TREC”), which can be found atwww.trec.texas.gov.

The TREC Standards of Practice (Sections 535.227-535.233 of the Rules) are the minimum standard for inspections byTREC Licensed inspectors. An inspection addresses only those components and conditions that are present, visible, andaccessible at the time of the inspection. While there may be other parts, components or systems present, only those itemsspecifically noted as being inspected were inspected. The inspector is NOT required to 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 toclimb over obstacles, move furnishings or stored items. The inspection report may address issues that are code-based ormay refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance withmanufacturer’s installation instructions. The inspection does NOT imply insurability or warrantability of the structure or itscomponents. 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 performanceof 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. Theinspector is not required to prioritize or emphasize the importance of one deficiency over another.

Some items reported may be considered life-safety upgrades to the property. For more information, refer to Texas Real EstateConsumer Notice Concerning Recognized Hazards or Deficiencies below.

THIS PROPERTY INSPECTION IS NOT A TECHNICALLY EXHAUSTIVE INSPECTION OF THE STRUCTURE, SYSTEMSOR COMPONENTS. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the riskinvolved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes inperformance due to changes in use or occupancy. It is recommended that you obtain as much information as is available aboutthis 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.

Promulgated by the Texas Real Estate Commission(TREC) P.O. Box 12188, Austin, TX 78711-2188 (512)936-3000

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http://www.trec.texas.gov

http://www.trec.state.tx.us

You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have takenplace at this property. It is not the inspector’s responsibility to confirm that information obtained from these sources is completeor 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 ACTIONS,NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THE SELLER TAKE ANY ACTION. When a deficiency isreported, 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 repaircosts. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systemsand add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairshave been made.

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

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 notbe avoidable, many other accidents, injuries, and deaths may be avoided through the identification and repair of certainhazardous conditions. Examples of such hazards include:

• malfunctioning, improperly installed, or missing ground fault circuit protection (GFCI) devices for electricalreceptacles 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;• lack of electrical bonding and grounding; and• lack of bonding on gas piping, including corrugated stainless steel tubing (CSST).

To ensure that consumers are informed of hazards such as these, the Texas Real Estate Commission (TREC) has adoptedStandards of Practice requiring licensed inspectors to report these conditions as “Deficient” when performing an inspection fora 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, orthey may have been “grandfathered” because they were present prior to the adoption of codes prohibiting such conditions.While the TREC Standards of Practice do not require inspectors to perform a code compliance inspection, TREC considersthe potential for injury or property loss from the hazards addressed in the Standards of Practice to be significant enough towarrant this notice.

Contract forms developed by TREC for use by its real estate licensees also inform the buyer of the right to have the homeinspected and can provide an option clause permitting the buyer to terminate the contract within a specified time. Neitherthe Standards of Practice nor the TREC contract forms require a seller to remedy conditions revealed by an inspection. Thedecision to correct a hazard or any deficiency identified in an inspection report is left to the parties to the contract for the saleor purchase of the home.

Report Identification: 1200 Birchwood Ave

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INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", OR PROVIDED ASAN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION AND MAY CONTAINCONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION DOES NOTREGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT UNDERSTAND THE EFFECT OF ANYCONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT AN ATTORNEY.

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR:

In Attendance:Customer

Type of building:Single Family (2 story)

Approximate age of building:Over 30 Years

Temperature:Over 65

Weather:Clear & Cool

Ground/Soil surface condition:Very Dry

Rain in last 3 days:No

Quality Water Testing:No, static water pressure test only

Termite / Wood Destroying Insect (WDI):No, NOT covered under this HomeInspection.


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

I NI NP D

I. STRUCTURAL SYSTEMS

A. FoundationsType of Foundation(s): Slab, Post-Tension-Cable SystemComments:(1) FOUNDATION PERFORMANCE OPINION: Weather conditions, drainage, leakage, and other adversefactors are able to effect structures, and differential movements are likely to occur. Although, thefoundation appears to still be performing the function as intended at time of this inspection. The inspectorsopinion is based only on visual observations of accessible or unobstructed areas around the structure.Future performance of the structural integrity of the foundation and related components cannot bepredicted or warranted.

SUGGESTED FOUNDATION MAINTENANCE & CARE - Proper drainage and moisture maintenance toall types of foundations due to the expansive nature of the area load bearing soils. Drainage must bedirected away from all sides of the foundation with grade slopes. In most cases, floor coverings and/orstored articles prevent recognition of signs of settlement - cracking in all but the most severe cases. It isimportant to note, this was not a structural engineering survey nor was any specialized testing done of anysub-slab plumbing systems during this limited visual inspection, as these are specialized processesrequiring excavation. In the event that structural movement is noted, client is advised to consult with aStructural Engineer who can isolate and identify causes, and determine what corrective steps, if any,should be considered to either correct and/or stop structural movement.

(2) Noted high soil loads at front of home. Standards advise that foundation walls should extend atleast 4-6 inches above grade to protect structure from water and/or insect intrusion(s).(Picture 1)

A. (Picture 1) Driveway gradepoured above brick ledge

(3) Reduced grade clearance between foundation and bottom row brick-ledge or high soil loads at frontof home. Standards advise that foundation walls should extend at least 4-6 inches above grade to protectstructure from water and/or insect intrusion(s).(Pictures 2 & 3)


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A. (Picture 2) Large FootingExposures

A. (Picture 3)

(4) House wrap paper or excess waste material should be cut away or removed at bottom row ofhorizontal siding at back of structure.(Picture 4)

A. (Picture 4) Waste materialsshould be trimmed away

B. Grading and DrainageComments:(1) IMPORTANT NOTICE: PROPER DRAINAGE AND SOIL MOISTURE CONTENTS SHOULD ALWAYSBE MAINTAINED AROUND THE BASE OF THE STRUCTURE WITH A PROPERLY INSTALLED-FUNCTIONING SOAKER HOSE SYSTEM ON A TIMER DEVICE TO HELP MINMIZE FOUNDATIONRELATED PROBLEMS.(Pictures 1 & 2)

B. (Picture 1) Soaker hose orfoundation hydration is highlyadvised

B. (Picture 2) Soaker hose(s)should be set on a timersystem(s)

(2) The gutters are full of debris in areas and needs to be cleaned. The debris in gutters can also


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conceal rust, deterioration, or leaks that are not visible until cleaned, in order to find any conditions thatmay exist.(Picture 3)

NOTE: The gutters appear intact, but since we are not allowed to test the rain gutters for leaks, I am stillunable to determine if gutters leak at seams or spills water.

B. (Picture 3) Rain gutters full ofleaves and debris

(3) Rain-gutters damaged or are detached from eaves and fascia boards at sides and back ofstructure. A damaged rain guttering system can compromise water flow or promote further soil erosion andsiding deterioration if not corrected.(Picture 4)

B. (Picture 4) Rain guttersdetached from fascia

C. Roof Covering MaterialsTypes of Roof Covering: Architectural, Asphalt / Composition, Aggregate rock surface, Hip roof-type ofconstructionViewed From: Walked roofComments:Skylight covers are dirty or appear obscure at various roof locations. Holes or openings can also allowwater into the structure if not corrected. Advise upgrading or replacing skylight covers and liners asnecessary for normal function.(Pictures 1-3)


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C. (Picture 1) Skylight coversobscure or appear worn

C. (Picture 2)

C. (Picture 3)

D. Roof Structures and AtticsViewed From: Crawled, Some areas inaccessibleApproximate Average Depth of Insulation: 10-12 InchesComments:(1) Roof Ventilation: Soffit (Air Intake), Passive (Air Exhaust)(2) Insulation and weatherstripping missing at back of attic stair access at interior hallway location(s). Lackof insulation can affect efficiency of heating and cooling levels within the structure if not applied. Adviseadding insulation as necessary to reduce energy consumption.

E. Walls (Interior and Exterior)Comments:

Open penetrations or gaps in fascia-boards along seams and between freeze-boards under eavesoutside of structure. Missing or deteriorated sealant can also promote wood-rot or allow moisture andinsect intrusion into structure if not re-applied or maintained. Missing or deteriorated sealant can alsopromote wood-rot or allow moisture and insect intrusion into structure if not re-applied or maintained.Sealant or caulking eventually dries then shrinks and cracks usually requiring frequent replacement.Seams around fascia and soffit areas are dependent upon sealant to help prevent moisture or insectintrusions. Therefore, periodical maintenance of these areas are advised.(Pictures 1 & 2)


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E. (Picture 1) Openings in fasciaboards and under eaves (Soffit)

E. (Picture 2) Vertical sidingdetached at upstairs balcony

F. Ceilings and FloorsComments:THIS REPORT DOES NOT INCLUDE THE INSPECTION OF COSMETIC DAMAGE AND/OR THE CONDITION OF FLOORS,

WALLS, CEILING TEXTURE AND PAINT COVERINGS, STAINS, OR OTHER SURFACES ON CABINETS, COUNTERTOPS AND

PROVIDE AN EXHAUSTIVE LIST OF LOCATIONS OF WATER PENETRATIONS. (535.228 Standards of Practice. Section j,

Paragraphs 1-2)

G. Doors (Interior and Exterior)Comments:

Open penetrations and sealant absent around exterior door openings. Significant loss of energy canoccur if not corrected. Advise applying Siliconized Outdoor Caulking or approved sealant(s) aroundexterior facing doors and windows. This is considered an important maintenance item, that should bemonitored and corrected as openings develop.(Picture 1)

G. (Picture 1) Sealantdeterioration around exterior dooropenings

H. WindowsComments:

(1) Some thermal pane window seals appear to have already failed or have become obscured fromcondensate residue between the glazing at various locations around structure. The window glazing inareas that receive higher UV exposure are more likely to become obscure or fogged faster which usuallyrequire replacement of both panes. Due to deficiencies noted, it is advised to have further evaluation(s)and/or correction as needed by a window contractor expert.(Pictures 1 & 2)


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FYI: NOTABLE EXCEPTIONS TO INSPECTING THESE WINDOWS ARE LIMITED TO IDENTIFYING, ISOLATING, AND/OR

DETERMINING LIFE EXPECTANCY OF DOUBLE-PANED WINDOWS OR IF THEY WILL BECOME FOGGED OR ARE VOIDED.

SOME DOUBLE OR THERMAL-PANE WINDOWS MAY LOSE THEIR SEALS LATER ON DOWN THE LINE, WHERE FOGGING

AND/OR CONDENSATION BUILD-UP MAY APPEAR AND DISAPPEAR AS TEMPERATURE AND HUMIDITY CHANGES OCCUR.

H. (Picture 1) Lost seal(s)between window glazing

H. (Picture 2) Windows obscurebetween glazing

(2) Open penetrations or sealant deterioration present at exterior window frames in various locationsaround structure. Apparent air leakage can occur around window components if not kept covered orsealed. Methods used to prevent air leakage at windows typically include re-application(s) of caulkingaround the outdoor window framing. Confirmation of effective installation of windows against air leakagewould also advise, blower door and duct fan testing or other invasive methods, both of which lie beyondthe scope of this Home Inspection.(Picture 3)

FYI: Homes without an effective seal against air leakage around windows will incur higher annual heating/cooling costs and occupants may experience lower comfort levels than with a similar home which iseffectively sealed.

H. (Picture 3) Sealant missing ordeteriorated around exteriorwindow frame openings

I. Stairways (Interior and Exterior)Comments:

Handrails missing at one or more stairway locations. This is required for safety. Advise service tocorrect as necessary for normal function.(Picture 1)


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I. (Picture 1) Missing handrailsystem

J. Fireplaces and ChimneysComments:Fire-place and chimney-flue should be cleaned by a licensed chimney sweeper professional and evaluatedfor leakage as needed for safety before further usage.(Picture 1)

FYI: A screened spark arrester was present at time of inspection. In addition to the existing screen, a glassdoor front covering should also be applied. This is an additive protection measure, to prevent sparkemission's outside the firebox that can escape between screen door. Advise service as necessary toprotect from fire related damage.(Picture 2)

J. (Picture 1) J. (Picture 2)

K. Porches, Balconies, Decks and CarportsComments:

(1) Surface conditions reveal crack(s) and uneven surface areas around garage driveway location(s).Cracks are less than 1/2" wide or do not appear to affect the performance of the driveway and are commonduring the settling process. Advise further consult or service to correct if needed.(Pictures 1-3)


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K. (Picture 1) Craks in drivewayand garage parking areas

K. (Picture 2)

K. (Picture 3)

(2) The deck support posts are incorrectly supported along the base of the wood porch. The deck isinstalled on top of an unstable tie-rod retaining wall. A more secure method of repair is needed to ensurestability of the porch deck system and to prevent collapse or personal injury. Wood posts should beinstalled with metal support brackets. Advise service to correct as necessary for safety reasons.(Pictures 4& 5)

K. (Picture 4) K. (Picture 5)

(3) Vertical hand-rail spacing greater than 4 inches. Hand rail spacing between spindles andbalusters that are large enough for small child to fit through can be a hazardous condition untilcorrected.(Pictures 6 & 7)


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K. (Picture 6) Spacing betweenvertical balusters too wide

K. (Picture 7)

(4) Uneven walking surface areas in back of structure. Spacing or separation between bricks in walkmay require removing and re-installing the brick pavestone. These areas may also become trip hazards ifnot corrected.(Pictures 8 & 9)

K. (Picture 8) Brick pavestonewalkway

K. (Picture 9) Soil erosion underbrick walk path

(5) Horizontal railing separation is greater than 4 inches. A small child could fall through railing todownstairs pool or deck if not corrected. Advise service to repair or replace as necessary forsafety.(Pictures 10 & 11)

K. (Picture 10) Loose railingsystem at upstairs balcony

K. (Picture 11) Spacing greaterthan 4" spacing and is loose

L. OtherComments:The home was occupied during inspection with furniture and personal storage items in areas where


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accessibility could not be obtained. Since I am not allowed to move furniture or personal belongings,condition(s) of areas behind these items are unknown.


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II. ELECTRICAL SYSTEMS

A. Service Entrance and PanelsComments:(1) Electrical Service Conductors: Above ground

Panel Capacity: 200 amp, 120/240 volt

Grounding Electrode System and Bonding: Present at Service Panel, Unable to locate groundingentrance point

Panel Type: Circuit Breakers(2) The current electrical system to this home is NOT protected by AFCI (Arc-fault circuit

interrupters), for plug-outlets and smoke/carbon-monoxide detectors servicing bedrooms and/or otherrequired locations inside structure as necessary for safety from electrical shock.This standard was notenforced and may not have been required when this home was constructed. AFCI Protected outletswere effectively introduced January 1st, 2002, and was mandated by the NEC (National Electric Code) toprotect 15 and 20 amp branch circuits servicing bedrooms in new construction. This is not a new home, sosimply consider the benefits of installing them as necessary for safety. FYI: Current NEC Standards nowrequire the presence of AFCI protected breakers to be installed at service panels supplying power tobranch circuitry for all bedroom plug outlets below three feet. These safety devices are intended to detectthe kinds of electrical arcs that can cause fire and/or personal injury. An AFCI breaker is designed to tripwhen it detects a dangerous arc, either in the house wiring, when hot's and neutrals are accidentallycrossed, defects in an extension cord, and/or appliance.(Picture 1)

A. (Picture 1) Missing AFCIBreaker protection to bedroomcircuit locations

B. Branch Circuits, Connected Devices, and FixturesType of Wiring: Insulated NM Type of Wire Conductors (Romex)Comments:

(1) Loose electrical plug outlets were noted at various interior locations. Loose outlets can promotedamage or personal injury if not corrected. Service advisement is required for safety reasons.(Picture 1)


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B. (Picture 1) Loose plugs atgarage plug outlet

(2) Protective cover plate missing over electrical outlet plug at master bedroom closet location. Shockor personal injury can occur if cover plate is not re-applied and/or corrected.(Pictures 2 & 3)

B. (Picture 2) B. (Picture 3) Missing coverplates

(3) Trip failure indication at one Interior Ground Fault Circuit Interrupter (GFCI)-protected outlet atgarage room location(s).(Picture 1)

B. (Picture 4) Plug outlet failed totrip at garage

(4) Circuit conductors or wiring installed directly into soils should be incased inside exterior ratedconduit or EMT. Exposed wire conductors or splice-connections should also terminate inside NECapproved junction boxes or be covered to protect from arching by energized conductors. This is consideredhazardous until corrected. Advise service to correct as necessary for safety reasons.(Picture 5)


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B. (Picture 5) Exposed wireconductors to exterior landscapelighting


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III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

A. Heating EquipmentType of Systems: Whole House, Air-Handler System, Electric element(s)Energy Sources: Electric, Gas(Upstairs)Comments:Heat temperature readings with the thermostat set on heat mode, read 98-102 and appears to be heatingthe structure adequately.

B. Cooling EquipmentType of Systems: Central-Full, One 2 1/2 Ton Condensing Unit, One 3 Ton Condensing Unit, R-22Freon RefrigerantComments:(1) The ambient air test was performed by using thermometers on the air handler portion of Air conditionerunits, to determine if the difference in temperatures of the supply and return air are between 14 degreesand 22 degrees which indicates that the units are cooling as intended for normal operation.

xx Unit #1 (Downstairs) - Supply Air Temp: 53-56 Return Air Temp: 73 Temp. Differential: 20 Degrees F

xx Unit #2 (Upstairs) - Supply Air Temp: _ 62-64 Return Air Temp: 76 Temp. Differential: 14 Degrees F

(2) A sensor should be installed under evaporator coils to deactivate the thermostat or alert you ofservicing requirements to your air conditioning equipment. A maintenance plan should also be in place toservice your heating and cooling systems at least twice a year for optimum performance the equipment.Advise service to correct for normal function by a qualified heating and cooling expert.(Picture 1)

B. (Picture 1) Missing backupdrain source or sensor shutoff

C. Duct Systems, Chases, and VentsComments:Filter Type: Disposable

Filter Size: 20" x 25" x 1"


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IV. PLUMBING SYSTEM

A. Water Supply, Distribution Systems and FixturesLocation of water meter: StreetLocation of main water supply valve: Left Side (Facing front) of structure, DrivewayStatic water pressure reading: 86 pounds/square inch (High)Comments:

(1) A high static water pressure reading (86 PSI) was obtained at time of this inspection. Commonstatic water pressures allowed by standards, should not drop below 30 PSI (Pounds Per Square Inch), orincrease higher than 80 PSI, to protect plumbing fixtures and/or prevent potential leaks.(Picture 1)

A. (Picture 1) Water pressure tostructure above 80 PSI

(2) Backflow prevention missing at front outdoor hose-bib location(s).(Pictures 2 & 3)

A. (Picture 2) Anti-vacuumedevice is advised

A. (Picture 3)

(3) Toilets (Water closet/Commode) loose from floor at downstairs bathroom location. Loose toilet(s)can also damage the wax-rings causing sewage gas or water leakage into the structure if notcorrected.(Picture 4)


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A. (Picture 4) Loose toilet fromfloor at downstairs bathroom

B. Drains, Waste, and VentsComments:

Poppet-valve assemblies were inoperable or did not function when tested and are detached from sinkbasin drains at hallway bath location. Leakage can also develop behind the valve-stem under sink-basin ifnot corrected or replaced.(Picture 1)

B. (Picture 1) Stop device atbathroom vanity inoperative

C. Water Heating EquipmentEnergy Sources: Electric (slow recovery)Capacity: 65 GallonComments:

(1) There is currently NO emergency drain pan under the electric based hot water heating equipmentat garage closet location. Standards require the presence of an emergency drain pan to protect structurefrom water intrusion or flooding commonly experienced by equipment failure. Therefore, it is advised tohave further evaluation and service or upgrade as necessary in accordance to standards by a certifiedplumbing contractor.(Pictures 1 & 2)

NOTE: RECOMMEND LOCAL MUNICIPALITIES ALSO BE CONSULTED FOR FURTHER INFORMATIONCONCERNING PLUMBING REQUIREMENTS SUGGESTED FOR THE PRESENCE OF EMERGENCYDRAIN PANS UNDER WATER HEATERS. SOME LOCAL MUNICIPALITIES DO NOT REQUIRE THEPRESENCE OF A EMERGENCY DRAIN PAN. THEREFORE, REPAIRS MAY OR MAY NOT BENECESSARY.


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C. (Picture 1) Missing emergencydrip-pan and drain line C. (Picture 2)

(2) Drain piping for the Temperature and Pressure Relief Valve (T&PRV) on this water heatingequipment appears crushed or is reduced in size at the drain termination point along garage floor location.This should be corrected as needed for safety. Advise service to correct as required by plumbingstandards.(Picture 3 & 4)

C. (Picture 3) T&P Relief valvedrain-line is compressed orpartially occluded

C. (Picture 4)

(3) Present water heating equipment should be protected by a "Pressure Reducing Valve" and/or"Expansion Tank" when the water pressure exceeds 80 PSI. Therefore, a means to reduce water pressureto this heating equipment is advised. Water pressure reading to your structure was 86PSI, which is 6degrees above the highest water pressure allowed for normal operation. Leakage from the temperatureand pressure relief valve is more prominent to occur if some type of expansion protection device is not inplace. It is further advised to consult with the manufacturer's requirements on the type of expansion controlrequired for this water heating equipment.(Picture 5)


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C. (Picture 5)

D. Hydro-Massage Therapy EquipmentComments:

E. OtherComments:There currently were NO GAS LEAKS detected at the outdoor meter, fireplaces, water heaters, orfurnace connection locations inside attic, at time of this inspection. Gas fired appliances and allrelated connections were checked for gas leakage or seepage using a certified TIFF Gas Leak DetectionSystem.(Picture 1)

E. (Picture 1)


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V. APPLIANCES

A. DishwashersComments:

No anti-siphon loop or air-gap assembly at the drainage location under kitchen vanity.

A. (Picture 1) Missing backflowprevention

A. (Picture 2)

A. (Picture 3)

B. Food Waste DisposersComments:

C. Range Hood and Exhaust SystemsComments:Range exhaust unit is re-circulated indoors and appears to be performing the function intended at time ofthis inspection.

D. Ranges, Cooktops, and OvensComments:(1) NOTE: IF PRESENT, DELAY TIMER AND SELF-CLEANING MODE ARE NOT TESTED.

Temperature reading with thermostat set at 350 degrees fahrenheit, read 348 degrees, and is performingwithin the 20 degree margin allowed.(2) Temperature reading with thermostat set at 350 degrees, read 372 degrees, and is NOT performingwithin the 20 degree margin allowed. Thermostat and/or elements may need service.(No photo)


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FYI: IF PRESENT, DELAY TIMER AND SELF-CLEANING MODE ARE NOT TESTED.

(3) Radiant glass cooktop chipped or cracked at surface burner location.(Picture 1)

D. (Picture 1) Cracked or chippedcooktop

E. Microwave OvensComments:

F. Mechanical Exhaust Vents and Bathroom HeatersComments:

The Exhaust Fan(s) are also plumbed to vent inside attic space from all bathroom locations. Thistype of application is known to allow condensation to collect in the attic space, which is conducive to thestructure. Many homes have their vent pipes poised to vent into attic space, which may have beenacceptable by standards when this home was constructed. Therefore, It is entirely up to you to determine ifthis is a concern or needs further consideration from a general contractor and/or subject matterexpert.(Pictures 1 & 2)

F. (Picture 1) Bathroom ventsshould exhaust outside structure

F. (Picture 2)

G. Garage Door OperatorsComments:

(1) Garage door lock should be disabled or a metal type screw bolt be applied on the inside doorlocation. This is advised to protect from damage that can occur to motor and related hardware, whenautomatic door is activated from outside of garage.(Picture 1)


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G. (Picture 1) Garage door lock isnot disabled

(2) Safety door release rope missing from automatic garage opener. The door cannot be unlocked foraccess or egress from inside the garage without a device or capability to access the door releasemechanism.(Picture 2)

G. (Picture 2) Missing safetyrelease pull rope handle

H. Dryer Exhaust SystemsComments:

Dryer vent is not vented to outside of the structure. Dryer vent termination is directed into the garage,where lint build-up can occur. Recommend repair or replace as necessary.(Picture 1)

H. (Picture 1) Dryer exhaustshould not vent into garage space

I. OtherComments:


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VI. OPTIONAL SYSTEMS

A. Landscape Irrigation (Sprinkler) SystemsComments:

• There is currently NO rain and/or freeze sensor applied to this sprinkler-irrigation-control systemat time of inspection. Current standards now advise the presence of properly installed rain sensorequipment, with freeze sensing capabilities, to reduce water consumption which can lower energycosts. These types of sensors, are now required to be installed onto all automatic sprinklersystems, in compliance with most city municipalities that currently enforce building codes. Advisecorrection as necessary to comply with local and/or manufacturer requirement guidelines.

A. (Picture 1)

B. Swimming Pools, Spas, Hot Tubs, and EquipmentType of Construction: Plastic LinerComments:(1) Hot tub temperature settings did not reach above 50 degrees fahrenheit when tested under normalconditions at time of inspection. Therefore, pool/spa heater unit never reached optimum temperaturesettings after 3 hours service. Therefore, further evaluation(s) and/or service may be necessary.(Pictures 1& 2)

B. (Picture 1) Jacuzzi tubinoperative

B. (Picture 2) Switch timer deviceinoperative

(2) Heating equipment was damaged or inoperable to the hot-tub components at time of this inspection.The gas fired heating equipment to the hot tub-jacuzzi was inoperable operable or the jets and relatedcomponents did not function when tested under normal operating conditions. The Hot tub and pool heaterdid not activate or reach nominal temperatures within a respectable amount of time during this inspection.Temperature was set at 104 degrees to the hot-tub for over three hours and heating equipment neverreached temperatures above 58 degrees. Therefore, further evaluation(s) and/or servicing may be


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necessary. Request operational manuals of the pool and jacuzzi system from the homeowner or seller ifneeded.(Pictures 2 & 3)

B. (Picture 3) Heating equipmentdamaged or is inoperable

B. (Picture 4) Pump equipmentwill require service before usage

(3) The jacuzzi hot-tub is full of mud debris and standing water at time of this inspection. The coveringinstalled over jacuzzi hot-tub appears to be old and worn. The pump, motor, and filtration equipment havebeen out of service for long period of time.(Picture 5)

FYI: Our company does not inspect hot-tubs and jacuzzi's for leaks or seepage. Only components readilyaccessible components are inspected.

B. (Picture 5) Outdoor hot tub fullof debris and stagnant water

C. OutbuildingsComments:

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

E. Private Sewage Disposal (Septic) SystemType of System: Not ApplicableLocation of Drain Field: Not applicableComments:

F. OtherComments:

REI 7-3 (Revised 05/2013)


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INVOICE

Spec-Pro Inspection Services,LLCP.O. Box 4328 Cedar Hill, TX 75104Inspected By: Kevan Brent Giles TREC # 7297

Inspection Date: 10/19/2015Report ID: 14698

Customer Info: Inspection Property:

Seller's Sample Report1200 Birchwood AveDallas TX 75000

Customer's Real Estate Professional:

1200 Birchwood AveDallas TX 75000

Inspection Fee:Service Price Amount Sub-TotalHeated Sq Ft 2,001 - 2,500 355.00 1 355.00Inspection Discount -55.00 1 -55.00Additional Discount for return customer -20.00 1 -20.00

Tax $0.00Total Price $280.00

Payment Method: CheckPayment Status: Paid At Time Of InspectionNote: Thank-you for your business! Paid in full with check # 1443


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