123 sample / boss inspections / jake misenheimer€¦ · if you did not hire the inspector...

Inspection ReportJOHN DOE

Property Address:123 SAMPLE

Richmond TX 77406

BOSS Inspections

Jake Misenheimer TREC Lic #224983635 Lakearies Ln

Katy, TX 774492819000891

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

PROPERTY INSPECTION REPORT

Prepared For: JOHN DOE

(Name of Client)

Concerning: 123 SAMPLE, Richmond, TX 77406

(Address or Other Identification of Inspected Property)

By: Jake Misenheimer TREC Lic #22498 / BOSS Inspections 17/12/2017

(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: 123 SAMPLE

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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 and Seller

Type of building:Single Family (1 story)

Approximate age of building:Under 10 Years

Temperature:Over 60 (F) = 15.5 (C)

Weather:Cloudy

Ground/Soil surface condition:Damp

Rain in last 3 days:Yes


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

I NI NP D

I. Structural Systems

A. FoundationsType of Foundation(s): Poured concreteComments:Foundation is a post tension foundation that appears to be performing as intended at the time of theinspection. As a preventative note inspect the post tension cable pockets periodically to ensure they areproperly sealed to prevent future damage to the foundation.

A. Item 1(Picture)

A. Item 2(Picture)

B. Grading and DrainageComments:The grading around the house was good with the exception for the front flower bed on the right side. Thereshould be at least 4inches of clearance between the ground and the lowest layer of brick. This allows forthe foundation to properly dry preventing moisture from affecting the interior studs.


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B. Item 1(Picture) Erosion around the splash blocks.

B. Item 2(Picture) Erosion around overflowsplashblocks.

B. Item 3(Picture) Grading too high should be 4inminimum between grade and brick


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B. Item 4(Picture) Plants should not be directlytouching foundation or wall.

B. Item 5(Picture) swale between houses.

C. Roof Covering MaterialsTypes of Roof Covering: ArchitecturalViewed roof covering from: Ground, BinocularsComments:There were no visible roof leaks at the time of the inspection. There was a ridge along the side of the roofdue to unknown cause. There was also a little curling of the plastic flange around the two of the vents onthe left side of the house.


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I NI NP D

C. Item 1(Picture) Reference picture




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I NI NP D

C. Item 4(Picture) Little curling of flange for vent




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C. Item 7(Picture) Ridge vent for attic over garage

C. Item 8(Picture) There is a slight ridge in this areaunable to determine cause due to insulation sprayedon underside of attic roof.


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D. Roof Structures and AtticsRoof-Type: Gable, HipRoof Structure Type: Not visibleMethod used to observe attic: WalkedAttic info: Pull Down stairs, Storage, Light in attic, Attic hatchComments:There is a roof support at the top of the stairs that is loose and not properly secured. Unable to determinerafter sizing due to spray foam covering. Also unable to determine R value of insulation due to not knowingrafter size. The ceiling joists are 2x8 construction. The rafters are supported by purlins and purlin bracing.The garage is conventionally roofed with attic ridge vent and soffit vents. One thing I could not see in theattic is that supply air ducts that is supposed to discharge into the attic space. This is due to the fact thatthe attic space is supposed to be conditioned since it is part of the insulation envelope.


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D. Item 1(Picture) Good ladder access well sealedand heavy duty.

D. Item 2(Picture) Reference picture


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D. Item 3(Picture) Roof support board loose at the topof attic ladder access.


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D. Item 4(Picture) Access hatch to garage attic area.There was no way to access due to boxes.


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D. Item 5(Picture) Reference picture

D. Item 6(Picture) This gap should be properly sealedto prevent water intrusion.


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I NI NP D

E. Walls (Interior and Exterior)Wall Structure: 2 X 4 WoodSiding Material: Brick veneer, StoneWall Material: Gypsum BoardCabinetry: WoodCountertop: GraniteComments:Several small holes in wall due to pictures and wall decorations. There is minor damage to most of thewalls around where the doors are located due to missing door stoppers. Some missing compound aroundone of the arches.


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E. Item 1(Picture) Small crack in corner of the wall inback bathroom


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E. Item 2(Picture) Damage to most of the walls due todoors missing door stoppers.


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E. Item 3(Picture) Trim around archway appears to bemissing mudding compound

E. Item 4(Picture) Small crack in mortar joints thatshould be tuck pointed


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F. Ceilings and FloorsCeiling Structure: 2X8Floor Structure: SlabCeiling Materials: Gypsum BoardFloor Covering(s): Carpet, TileComments:There are a couple of small cracks in the ceiling in one of the bedrooms. They are minor and should berepaired to prevent further cracking.

F. Item 1(Picture) Several nail pops in the bedroomceiling

F. Item 2(Picture) Small crack in corner of the ceiling.

G. Doors (Interior and Exterior)Exterior Entry Doors: FiberglassInterior Doors: Hollow core, Raised panelComments:There are several double doors through the house that should have the closing mechanisms adjusted.There is also a bedroom door that does not latch and should be repaired.


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I NI NP D

G. Item 1(Picture) Door does not latch


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G. Item 2(Picture) Garage door has good self closingmechanism

H. WindowsWindow Types: Single-hung, Tilt feature, SlidersWindow Manufacturer: UNKNOWNComments:The windows were all missing screens around the entire house. There were several windows that hadcompromised seals that should be repaired or replaced. All of the seals around the windows and doorsshould be inspected and sealed as needed.


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I NI NP D

H. Item 1(Picture) Window seals have beencompromised and causing discoloration.

H. Item 2(Picture) Window seals have beencompromised and should be repaired'.


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H. Item 3(Picture) window drains clogged allowingstanding water in window sill.

H. Item 4(Picture) All windows and penetrationsshould be sealed to prevent moisture and air intrusion.

H. Item 5(Picture) All windows are missing screens.

I. Stairways (Interior and Exterior)Comments:

J. Fireplaces and ChimneysSky Light(s): NoneComments:

K. Porches, Balconies, Decks and CarportsAppurtenance: Covered porchDriveway: Concrete


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I NI NP D

Comments:The back covered porch appears to be performing as intended at the time of the inspection.

K. Item 1(Picture) Reference picture.

L. OtherComments:


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II. Electrical Systems

A. Service Entrance and PanelsElectrical Service Conductors: Below groundPanel Capacity: 125 AMPPanel Type: Circuit breakersElectric Panel Manufacturer: SIEMENSComments:The panel is a siemens 125amp service unable to take off front cover to inspect as there were too manyitems in front of the panel at the time of the inspection which made a full inspection of wiring unable to beperformed resulting in a limited inspection.


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I NI NP D

A. Item 1(Picture) Main panel was unable to get aclear path to panel to open as too many items locatedin front of the panel.


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A. Item 2(Picture) underground service to house.


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A. Item 3(Picture) Panel appears to be properlylabeled

B. Branch Circuits, Connected Devices and FixturesWiring Methods: RomexComments:The outside fan blades should be replaced at a minimum to prevent injury from blades drooping. There is abroken cover plate in the attic. There is also a light in the master bath that makes a loud buzzing soundwhen turned on. The smoke detector should be tested at common hallway to bedrooms upon moving in tohome.


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I NI NP D

B. Item 1(Picture) Outside fan appears to not beworking and is damaged at the time of the inspection.

B. Item 2(Picture) light is making a loud buzzing soundwhen turned on.


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B. Item 3(Picture) Cover plate broken in attic space.


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III. Heating, Ventilation and Air Conditioning Systems

A. Heating EquipmentType of Systems (Heating): FurnaceEnergy Sources: GasNumber of Heat Systems (excluding wood): OneHeat System Brand: GOODMANComments:The heating system appears to be performing as intended at the time of the inspection. The heatingsystem is a high efficiency condensing gas furnace. Supply air temp is 127F


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I NI NP D

A. Item 1(Picture) Reference picture.

A. Item 2(Picture) Flue pipe for the furnace should notbe touching the ducting. duct damaged by pipe flange.


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A. Item 3(Picture) There is debris in the drain pan thatshould be cleaned.

A. Item 4(Picture) supply air temp


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A. Item 5(Picture) Gas meter and shutoff.

B. Cooling EquipmentType of Systems (Cooling): Window ACCooling Equipment Energy Source: ElectricityNumber of AC Only Units: OneCentral Air Brand: GOODMANComments:THe A/C unit appears to be performing at the time of the inspection. The insulation on the A/C lines at thecondenser unit should be replace in the near future. The supply air temp of the A/C unit was 53.6F.


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B. Item 1(Picture) Reference picture.

B. Item 2(Picture) The insulation should be replaced inthe near future. Ensure that wall penetration isproperly sealed.


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B. Item 3(Picture) Reference picture.

B. Item 4(Picture) C/C unit should have at least 36inall the way around the unit for maintenance andsafety.


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B. Item 5(Picture) Secondary A/C drain. If this drain isleaking then you need to clear the primary A/C drain

B. Item 6(Picture) Primary A/C drain line.


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B. Item 7(Picture) Programable thermostat.

B. Item 8(Picture)

C. Duct Systems, Chases and VentsDuctwork: InsulatedFilter Type: CartridgeFilter Size: 20x25Comments:The ducts appear to be in good working order. All sharp bends over 45 degrees should be lessened topromote better air quality and A/C efficiency.


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C. Item 1(Picture) main return air vent in hallway.

C. Item 2(Picture) Whole house air filter should bereplaced ever 6 months


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C. Item 4(Picture) Supply and return air ducts shouldbe further apart to promote proper circulation.

C. Item 5(Picture) Reference picture.


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IV. Plumbing System

A. Plumbing Supply, Distribution System and FixturesWater Source: PublicWater Filters: NonePlumbing Water Supply (into home): Not visiblePlumbing Water Distribution (inside home): PEXLocation of water meter: at streetLocation of main water supply valve: at street

Extra Info: There may be a shutoff in garage wall blocked by personal belongings.Comments:All of the showers and bath tub fixtures should be properly sealed to prevent water intrusion into the wall.Unable to find the main water shutoff to the house. It is most likely located in the garage wall covered bysellers personal belongings. The house appears to be plumbed entirely with PEX type piping.


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A. Item 1(Picture) 67 psig water pressure. good.


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A. Item 2(Picture) Should be properly sealed toprevent moisture intrusion into the wall cavity.


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A. Item 3(Picture) whole house water manifold. This iswhere you should shut off any appliances or leakslocated in the laundry room.

A. Item 4(Picture) Water lines should be insulated butsince they are in an insulated attic its not required butshould be.


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B. Drains, Waste and VentsWasher Drain Size: Not visiblePlumbing Waste: PVCComments:Drains are all PVC. There were no leaks at the time of the inspection. The drains appear to be performingas intended at the time of the inspection. Unable to see washing machine drain.


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B. Item 1(Picture) Clean out for the sewer line.

B. Item 2(Picture) washing machine drain not visible.


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B. Item 3(Picture) bathroom sink


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B. Item 4(Picture) bathroom sink

B. Item 5(Picture) kitchen plumbing.

C. Water Heating EquipmentWater Heater energy sources: Gas (quick recovery)


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Water Heater Capacity: TanklessWater Heater Location: AtticComments:The water heater is a high efficiency unit and appears to be performing as intended at the time of theinspection.


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C. Item 1(Picture) Tankless gas water heater.


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C. Item 2(Picture) PVC exhaust due to high efficiencyunit.

C. Item 3(Picture) water heater drain and TPRV.


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D. Hydro-Massage Therapy EquipmentComments:

E. OtherComments:


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V. Appliances

A. DishwasherDishwasher Brand: WHIRLPOOLComments:The dishwasher appears to be performing as intended at the time of the inspection. The rack should beproperly sealed to prevent further damage to the racks.


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A. Item 1(Picture) Reference picture


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A. Item 2(Picture) Reference picture


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A. Item 3(Picture) Proper high loop

A. Item 4(Picture) Wire rack is beginning to rust andshould be properly sealed.


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B. Food Waste DisposersDisposer Brand: BADGERComments:Appears to be performing as intended at the time of the inspection.

B. Item 1(Picture) Reference Picture.

C. Range Hood and Exhaust SystemExhaust/Range hood: WHIRLPOOLComments:Range hood exhaust is an integral unit with the microwave the light is not working properly but the fanworks in all modes.


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C. Item 1(Picture)

D. Ranges, Cooktops and OvensRange/Oven: WHIRLPOOLComments:The stove top and oven appear to be performing as intended at the time of the inspection.


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D. Item 1(Picture) Stove is properly installed with theanti tip device installed.

D. Item 2(Picture) oven tested within spec at 355Fwhen set to 350F


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D. Item 3(Picture) hookup for gas and electric stove.The gas line should be removed and properly cappedoff to prevent any gas leaks

E. Microwave OvensBuilt in Microwave: WHIRLPOOLComments:The unit would not heat a glass of water at all. Unit should be repaired or replaced.


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E. Item 1(Picture)

E. Item 2(Picture) Surface light not working

F. Mechanical Exhaust Vents and bathroom HeatersComments:All mechanical exhaust vents appeared to be operating as intended at the time of the inspection.

G. Garage Door Operator(s)Auto-opener Manufacturer: GENIEGarage Door Type: One automaticGarage Door Material: Insulated, MetalComments:The garage door opener appears to be performing as intended at the time of the inspection.


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G. Item 1(Picture)

G. Item 2(Picture) Reference picture

H. Dryer Exhaust SystemComments:The dryer exhaust appears to be performing as intended at the time of the inspection. Since the dryer wasstill hooked up I would recommend looking in the dryer exhaust prior to moving in and inspect to ensurethere are no screws protruding into the ducting prior to hooking up dryer.


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H. Item 1(Picture) Dryer exhaust on roof

I. OtherComments:


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123 sample / boss inspections / jake misenheimer€¦ · if you did not hire the inspector...

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