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The inspection of the property listed above must be performed in compliance with the rules of the Texas
Real Estate Commission (TREC) .
The inspection is of conditions which are present and visible at the time of the inspection, and all of the
equipment is operated in normal modes. The inspector must indicate which items are in need of repair or are
not functioning and will report on all applicable items required by TREC rules .
This report is intended to provide you with information concerning the condition of the property at the time of
inspection. Please read the report carefully. If any item is unclear, you should request the inspector to
provide clarification.
It is recommended that you obtain as much history as is available concerning this property. This historical
information may include copies of any seller's disclosures, previous inspection or engineering reports ,
reports performed for or by relocation companies , municipal inspection departments, lenders, insurers , and
appraisers. You should attempt to determine whether repairs , renovation , remodeling , additions or other
such activities have taken place at this property. .
Property conditions change with time and use. Since this report is provided for the specific benefit of the
client(s), secondary readers of this information should hire a licensed inspector to perform an inspection to
meet their specific needs and to obtain current information concerning this property.
Promulgated by the Texas Real Estate Commission(TREC) P.O. Box 12188, Austin , TX 78711-2188, 1-800-250-8732 or
(512) 459-6544 (http:\lwww.trec.state.tx.us) . REI7A-0
Page 1 of 11
nd
Report Identification : 1223 West 22 St.; Houston, TX 77008
Date: November 16, 2007 QUALITY HOME INSPECTION
Report #4837 John E. Hammond, TREC #202
Additional pages may be attached to this report. Read them very carefully. This report may not be complete without the
attachments. If an item is present in the property but is not inspected , the "NI" column will be checked and an explanation
is necessary. Comments may be provided by the inspector whether or not an item is deemed in need of repair.
I. STRUCTURAL SYSTEMS
o o o A. Foundations (If all crawl space areas are not inspected, provide an explanation .)
Comments (An opinion on performance is mandatory.):
o Functioning as intended 0 Not functioning as intended
Type of Foundation :
Slab on Grade 0 Pier and Beam 0 Pier and Beam With Pilings 0 Unknown 0
Type of re-enforcement: Post-tension Cable 0 Rebar 0 Unknown 0
This inspector does not check or research the soil analysis, tests, etc. This is the
responsibility of the engineering design at the initial time of construction and varies
for different areas, even within the same community. Foundation footings vary in
depth usually from 24" to 32", depending on soil conditions, etc. This inspector
and this company will not be responsible for any foundation failures caused by soil
shifting or fault lines, etc. Water ponding around the foundation beam could cause
swelling and foundation problems, etc. Tree roots can extend as far as the ends of
the tree limbs.
Acceptance of present and future condition I performance I maintenance of
the property rests solely on the buyer.
NOTE: There is no solid concrete slab. This is designed with heavy, large beams
under the first floor level.
NOTE: I viewed the crawl space under the house which is protected by heavy duty
metal screen when I found an opening where the screen on rear access hole was
already loose.
Comment: Foundations move with varying soil and weather conditions - first a
long wet season causing the soil to swell, followed by a long dry season , causing
the soil to pull away from the foundation as much as 2" wide possibly causing
damage to the foundation or vice versa. Therefore, I recommend some means of
watering the soil adjacent to the foundation evenly throughout the year to prevent
foundation damage. Also, any large trees should be watered for the same reason ,
especially trees close to the foundation. In dry seasons, the tree roots extend
under the interior areas of the foundation in search of moisture. In dry seasons, the
edges of the house foundation beams dry out and can have edge fall. The center
under the slab is usually the dormant area of the slab. Recommend separate
sprinkler heads around the trees and around the perimeter of the foundation for
proper watering to achieve moisture stabilization . All small trees, (seedlings, etc.),
within 20' of the foundation should be removed to help prevent future foundation
problems.
D D D C. Roof Covering (If the roof is inaccessible, report the method used to inspect.)
Comments: This inspection does not provide any warranty on the roof.
This inspector makes every effort to inspect for roof leaks; however, a hard
wind blown rain is the only sure method of finding a roof leak. Some builders
do not install flashing under the overlay of shingles in the valleys which can
cause roof leaks. Skylights and fireplace chimneys are also prone to roof
leaking problems. It is recommended that the buyer inspect the underside of
the roof, including the valleys, etc. annually for possible roof leaks, especially
during a hard rainstorm. It is not always possible to detect roof leaks or water
stains during dry weather. This inspector will not be responsible for any roof
leaks that are not visible on the day of this inspection. Rubber roof jacks, (if
applicable), will most likely deteriorate between 5 to 10 years and crack at the
top of the roof jacks. Suggest an annual check of all roof jacks to prevent any
possible roof leaks.
The slope of the roof was too steep/too high to walk on SAFELY.
D D D D. Roof Structure & Attic (If the attic is inaccessible, report the method used to
inspect.)
Comments: This inspector makes every effort to inspect the roof structure
very thoroughly; however, I am not a design engineer. Purlins, shall be sized
no less than the required size of the rafters that they support. Purl ins shall
be continuous and shall be supported by 2" by 4" struts installed to bearing
walls at a slope not less than 45 degrees from the horizontal. The struts,
(roof braces), shall be spaced not more than 4 feet on center and the
unbraced length of the struts shall not exceed 8 feet. Most of the time, the
load bearing walls, are not visible, because they are covered with insulation.
This inspector does not inspect the lower ends of all the roof braces s ince
most of the time they are covered with loose insulation.
The underside of the decking in the attic was thoroughly inspected while using a
portable light for any water stains from leaks, etc. except for the far corners, some
of the lower ends of the valleys, most of the soffit boards and areas with vaulted
ceilings.
Attic Accessible? Yes 0 (about 30%) No 0 (about 70%)
Presence of Insulation : Yes 0 No 0 Depth of Insulation(approx) 0-14 inches
Type of insulation : Blanket D Loose D Combination 0 (mostly loose)
1. The zero insulation is around the attic pull down door, especially on the right
side of the attic pull down door, as viewed when in the attic.
NI NP R Inspection Item
Interior Walls:
Comments: Obvious damage to the wall coverings, paint, cabinets, etc. are not
part of this inspection unless the above items affect the structural performance or
water penetration.
Exterior Walls: Type of walls: Brick wall at the crawl space It] Hardie Plank It]
Comments: Exterior paints, stains, vapor barriers and insulation in the exterior walls
and safety glass are not part of the structural inspection.
1. Some of the lower edges of the walls are damaged and warped on the east side
of the wall , basically about 4' to 6' below and to the left of the exterior light
fixture on the east wall.
2. There is a hole about 1" x 3", (located at the rear wall to the left of the rain
downspout). Rain water could easily enter through this hole into the crawl
space.
3. A large gap is located at the north end of the front brick wall and at the base of
the exterior stairs. This opening is from 1" to 1 Yz" wide. Rodents could enter
into the crawl space.
1. The wood floor is very noisy, (squeaks) , at the upstairs floor just outside the
hallway bathroom , basically between the hall bathroom door and the top of the
stairs.
2. The downstairs wood floor has many "rough, or uneven" spots.
Interior Doors:
Comments:
NOTE: All bathroom and other bedroom doors do have locks for the doors.
Exterior Doors
Comments: (Includes Garage Doors)
Recommend you change out the exterior door locks for the house with keyed locks,
both inside and outside, for your personal protection .
NOTE: None of the exterior doors have keyed locks, only thumb lock dead bolt
locks with keyed locks from the exterior side of the locks.
0 0 0 H. Windows
Comments: ( Includes Window Frames, etc.)This inspector does not check for
insulated windows. This inspector only calls for caulking of windows if there is
evidence of moisture penetration or possible moisture penetration. Moisture at the
inside, lower corners of the window sills and lower edges of the sheetrock can be
the result of condensation from single pane windows and/or rain moisture seepage
due to the lack of, or the drying out of the exterior caulking .
1. The lower edges of all five windows for the patios are less than 18" from the
floor. The lower edges of all windows range from 10" to 10 ~" above the main
living area . This could be a POTENTAl HAZARDOUS CONDITION, especially
for small children .
NOTE: These windows all have tempered glass, which lowers the risk to small
children ; however, the windows should be a minimum of 18" above the floor level.
2. The two master bedroom windows on the doors to the small patio are only
10 ~" above the floor level. This also could be a POTENTAl HAZARDOUS
CONDITION , especially for small children .
3. There are no window screens installed for any windows.
0 0 0 0 I. Fireplace/Chimney
Comments:
0 0 0 0 K. Other
Comments: (Includes Int. & Ext. Stairs, Handrails & Balconies)
The feeder wires between the meter and the 1S0-amp MAl N breaker are:
Copper 0 Aluminum 0
Sub panels: Yes 0 No 0 -- Copper 0 Aluminum 0
1. The "white" wires that are used as "HOT" wires need to be properly identified as
"HOT" wires by placing a piece of black electrical tape on the wire at the load
side of these breakers. This could be a potential HAZARDOUS CONDITION , if
not properly identified.
A licensed electrician should be called to make all of the above listed repairs.
Suggest you check the blower fan and motor periodically to be certain they are
clean , etc.
A licensed HVAC contractor needs to make all of the above listed repairs,
then thoroughly recheck the systems for proper operations.
o o B. Cooling Equipment
Comment: General statement for one or more cooling systems: This
inspector makes every effort to inspect the cooling system (s), very
thoroughly; however, I am not the design engineer for the cooling system (s).
There are some items that may affect the total cooling system that are
BEYOND the scope of a visual inspection as follows: (a) measuring the cubic
This confidential report is prepared exclusively for Ken Webster Page 6 of 11
© 2007 Quality Home Inspection PH : 281-488-2387
nd
Report Identification: 1223 West 22 St.; Houston, TX 77008
Date: November 16, 2007 QUALITY HOME INSPECTION
Report #4837 John E. Hammond, TREC #202
NI NP R Inspection Item
feet per minute of air flow out of the supply air register, (b) the size of the
return air ducts, (c) the size of the suction and discharge lines which varies
with the different lengths, and condensing units, (d) the size of the
evaporator coils, (e) the size of the condensing unit cooling coils, (f) the
speed of the blower fan for the evaporator unit, (g) the age of the condensing
unit, and (h) if there are any restrictions in the ducts, especially where they
go down through air duct chases from the attic to the first floor areas, etc.
It is best not to mow the grass when the condensing unit is running. Grass
clippings could plug the aluminum fins on the condensing unit.
The "differential temperature" needs to usually be about 14°F.; however,
other factors can cause it to appear to be low on Freon, such as dirty return
air filters, clogged or partially clogged intake side of the evaporator, air leaks
around the Freon lines, and air leaks under the evaporator, air ducts, etc.
Unit: A: Upstairs AlC System, Amana Copeland Scroll with the Goodman
Manufacturing Co. design
Type And Energy Source: Central Air, Electric
Supply: 57 OF. Return: 71°F. Temperature Differential : 14 of .
NOTE: There is only one AlC handler for both the downstairs and upstairs air
supply. This is "Correct" when they are designed for "duel use" for both the
downstairs and the upstairs.
1. There is a moderate air leak at the vent pipe, (located at the primary drain). A
%" cap needs to be installed on the top of the vent pipe - not glued - and then
drill a 1/8" hole in the top of the newly installed vent cap for venting purposes.
2. There is an air leak on the front side of the evaporator, (located just to the left of
the furnace vent pipe).
NOTE: This condensing unit runs very quietly and smooth .
NOTE: Per the manufacture; this air handler has an 80% efficiency. NOTE: I could
not physically access the condensing unit because the steel gate had a padlock on
it.
A licensed HVAC contractor needs to make all of the above listed repairs;
then thoroughly recheck the systems for proper operations.
Suggest you check annually to be certain that the drainpipe for the overflow pan
and the primary drainpipe for the evaporator are not plugged. Check the intake
side of the evaporator on an annual basis to make certain it is clean . Check for air
leaks around the evaporator, etc., periodically. Reason: Tape glue dries out and
loosens. Mastic material is the best seal for air leaks at the air handler.
NI NP R Inspection Item
1. Some air ducts are resting on the top of the attic insulation. A minimum
clearance of 4" is needed between the air ducts and the insulation . Reason :
It could possibly cause condensation problems and cause water stains on the
ceiling sheetrock.
General comment for all plumbing : Inside walls and underground areas are obviously not
visible for a visual inspection. This inspector will not be responsible, now, or in the
future, for underground plumbing or water leaks that are not visible, such as in
walls, sewer lines, swimming pools, sprinkler systems. etc.
o 0 o o Kitchen
Comments:
o 0 o Utility room
Comments: Upstairs
o o 0 o Bar sink
Comments:
1. There is a piece of paper inside the ceiling light fi xture, (located above the large
shower stall) .
o 0 o Half Bathroom
Comments:
1. The chrome trim around the drain pipe is damaged, (located where the drain
pipe enters the wall under the sink.
NI NP R Inspection Item
1. There is light showing around the vent pipe where it protrudes through the roof
jack and/or the roof jack flashing , as viewed from the attic. Th is could cause a
roof leak. Needs properly sealed .
o o o D. Hydro-Therapy Equipment
Comments:
V. APPLIANCES
o o o A Dishwasher
Comments:
o o C. Range Hood
Comments:
o o D. Ranges/Ovens/Cooktops
Comments: Combination Jenn Air gas cooktop and gas oven
The oven temperature reads 329 0 F.
This inspector checks the oven(s) at 350 0 F, with an allowable tolerance of plus or
minus 25 0 F. We do NOT check self-cleaning cycles. Most ovens have a small
amount of adjustment on the back side of the oven control knob, usually a plus or
NOTE: The present temperature is 329 0 F., which is within the guidelines of plus or
minus 25 0 F. for a baking temperature of 350 0 F. This oven temperature should be
re-calibrated to 350 0 F. baking temperature since this is a brand new oven.
o o o F. Trash Compactor
Comments:
WARNING: A child can be pinned under garage doors that are opened and
closed automatically .• Never let child walk or run under moving door.
• Never let child use door opener controls .• Always keep moving door in
sight. • If person is pinned; push control button or use emergency release .
• Test door monthly - refer to owner's manual. Place board (2" by 4") laid flat
on the floor. If door fails to reverse on contact, adjust opener or replace
opener.• Mount wall control out of child's reach.
1. Not functional unless you continue to hold the button for the operator.
Therefore, I could not inspect the child safety features that are required to
protect small children from being injured. Presently, this could be a
POTENTIAL HAZARDOUS CONDITION! Later, I tried the door operator once
more and the garage door did close easily, therefore , the operator seems to be
inconsistent.
o o o K. Dryer Vents
Comments: Dryer vents should be checked about every two years for possible
clogging of the pipe with lint. Clogging of the pipe could be a potential FIRE
HAZARD! There is a special "closet" on the second floor with washer and dryer
connections. The dryer can be either gas or electric.
This confidential report is prepared exclusively for Ken Webster Page 10 of 11
© 2007 Quality Home Inspection PH: 281-488-2387