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Report Identification: Sample Address, Humble, Texas 77346

Confidential Property Inspection Report


Property Address: Sample Address, Humble, Texas 77346
Inspection report prepared for: Sample Client
Inspection Date: 10/1/2015 Time: 9:00 am
Report Date: 10/1/2015

Picture of property here

8207 CAROLINE RIDGE DR., HUMBLE, TEXAS 77396


Telephone: 713-852-7800
will.foster@wm-foster.com
www.Wm-Foster.com
Report Identification: Sample Address, Humble, Texas 77346

PROPERTY INSPECTION REPORT

Prepared For: Sample client


(Name of Client)

Concerning: Sample Address, Humble, Texas 77346


(Address or Other Identification of Inspected Property)

By: William T. Foster, PE TREC # 20623 10/1/2015


(Name, License Number of Inspector) (Date)

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. 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 warrantability 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 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 A TECHNICALLY EXHAUSTIVE INSPECTION OF THE STRUCTURE, SYSTEMS
OR COMPONENTS. This 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. If is recommended that you obtain as much information as is available about this
property, including seller's disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports
performed for and 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 ACTIONS,
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.

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 7-5 (5/4/2015)
Page 2 of 17
Report Identification: Sample Address, Humble, Texas 77346

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.

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;
 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 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 do 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 license holders 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.

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 7-5 (5/4/2015)
Page 3 of 17
Report Identification: Sample Address, Humble, Texas 77346

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR


Story: 2 story House Type: Single Family Residential

Bedrooms: 4 Baths: 2 & 1/2 Garage Type: 2 car attached

Foundation: Slab-on-grade

Year Built: 2004 Size: 2603

Time: 9:00 am Date: 10/1/2015

Weather: Clear-sunny Outside Temp: 71 F

Front House: Facing South Utilities on/off: On during inspection


Present During
Sample Client
Inspection:
Limited Access: All areas accessible

Areas we checked:

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 7-5 (5/4/2015)
Page 4 of 17
Report Identification: Sample Address, Humble, Texas 77346
I=Inspected NI=Not Inspected NP=Not Present D=Deficient
I NI NP D Inspection Item

I. STRUCTURAL SYSTEMS
☒ ☐ ☐ ☒ A. Foundations
Type of Foundation(s): Slab-on-grade

Overview: Evidence found supports the opinion that the foundation is performing as intended
by design, but future problems may occur; visually inspect regularly for movement or
enlargement of corner separations. The evidence includes corner separations/cracks on north-
west corner, south-east corner, south corners (2 each) between bay window and garage

Comments: A large majority of prestressed slab-on-grade foundations develop corner cracks.


Usually they are not a sign of a slab defect or failure, if small and isolated; and should be
monitored for growth over time. Should the separation be 1/16” to 1/8” or larger, the crack
should be evaluated by a competent foundation engineer.

Foundations on clay soil require adequate and even moisture around the perimeter of the
foundation to prevent movement. Trees and shrubs can cause foundation damage when
growing too close. Water should not be permitted to pond or erode under or alongside of any
part of the foundation.

Typical patched corner cracks Typical patched corner cracks

☒ ☐ ☐ ☐ B. Grading and Drainage


Comments: Planted vegetation was the recommended 18” from the edge of the foundation.
The foundation had 6”-8” of clearance from ground to bottom of brick veneer.
The drainage was generally positive; as specified, away from the structure.

Suspected ant population(s) at house; recommend contacting a competent, licensed pest control
technician to diagnose and properly treat the population(s).

Downspouts should drain at least 6’ away from the foundation of the home.

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Report Identification: Sample Address, Humble, Texas 77346

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


I NI NP D Inspection Item

Downspout should drain 6’ from


foundation

Note: Proper grading and drainage is important to maintaining proper foundation performance,
and preventing conditions which are conducive to wood destroying insect intrusion and mold
growth. Keep soil levels a minimum of 6”-8” below top of slab and graded away to promote
positive drainage and to prevent water from ponding around foundation. Even moisture content
is the key to minimizing the effects of expansive soils on the foundation of a home.

☒ ☐ ☐ ☒ C. Roof Covering Materials


Type(s) of Roof Covering: Composition Asphalt
Type of Roof Decking: OSB
Viewed From: Walked
Soffit and Facsia Material: Fiber Cement (Hardi type)
Gutter Material: Metal

Comments: Separation in pipe jack on roof should be repaired by competent technician. Roof
and gutter debris should be cleaned from the roof and gutters.

Separation in Pipe Jack Roof and gutter debris visible

☒ ☐ ☐ ☐ D. Roof Structure and Attic


Viewed From: Inside attic
Attic Access Location: Hallway
Attic Insulation: Loose Fill

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Report Identification: Sample Address, Humble, Texas 77346

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


I NI NP D Inspection Item

Insulation Type: Blowing Wool


Approximate Average Thickness of Vertical Insulation: 6” to 8” and varies
Attic Ventilation: Soffit & Peak Ridge Vents
Attic Structure Type: Rafters, Joists, Purlins

Comments:

Attic access space – good condition Attic insulation – good condition

☒ ☐ ☐ ☒ E. Walls (Interior and Exterior)


Type of Wall Structure: Wood Frame
Exterior Trim Type: Fiber cement (Hardi type)
Interior Wall Type: Sheet rock
Exterior Siding Type: Combination-Brick Veneer & Fiber Cement

Comments: Recommend caulking joints on exterior brick veneer of house. Separations


noticed in Brick veneer at front door at above/next to garage door. Recommend have
competent technician diagnose, and repair these cracks.

Grout separation at front door Grout/brick separations next to garage door.

REI 7-5 (5/4/2015) Page 7 of 17


Report Identification: Sample Address, Humble, Texas 77346

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


I NI NP D Inspection Item

☒ ☐ ☐ ☐ F. Ceilings and Floors


Comments: Floor consisted of wood laminate and ceramic tile. No noted chips, cracks, or
tears.

☒ ☐ ☐ ☐ G. Doors (Interior and Exterior)


Comments: Exterior doors opened, closed and locked properly. Interior doors opened and
closed properly. Back door frame showed evidence of wood rot and decay. Recommend
competent technician diagnose and repair.

Door frame shows signs of wood decay Door frame shows signs of wood decay

☒ ☐ ☐ ☒ H. Windows
Window Material: Double Pane

Window Type: Double Hung

Comments: Windows are difficult to open and close. Recommend competent technician
service the windows. Window in master bedroom shows signs of water leakage. Recommend
competent technician diagnose and treat/repair the area.

Wood swelling under paint from water intrusion

☒ ☐ ☐ ☐ I. Stairways (Interior and Exterior)


Comments: Stairway rails to minimum 38” and maximum opening guardrail verticals at 3.5”.

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Report Identification: Sample Address, Humble, Texas 77346

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


I NI NP D Inspection Item

Typical stairway guardrail Maximum permissible opening

☒ ☐ ☐ ☐ J. Fireplace/Chimney
Type: Metal Prefab. Clean and free of debris.

Comments:

Fireplace Flue opening clean and clear

☒ ☐ ☐ ☐ K. Porches, Balconies, Decks, and Carports


Comments: No cracks were observed in the garage floor and driveway. Back porch had no
observed cracks.

REI 7-5 (5/4/2015) Page 9 of 17


Report Identification: Sample Address, Humble, Texas 77346

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


I NI NP D Inspection Item

Garage floor – free of cracks

☒ ☐ ☐ ☒ L. Other
Comments:

Exterior joints should be caulked

II. ELECTRICAL SYSTEMS

☒ ☐ ☐ ☒ A. Service Entrance and Panels


Location Service Entrance: East side of home in near front of house
Service Entrance Rated: 240v
Grounding Clamp/Rod(s): Good
Knockouts Filled Correctly: Yes
Circuit Properly Labeled: Yes
Panel Brand: GE Powermark Gold Load Center
Neutral Conduits on Bus: Yes
Grounds on Bus: Yes
Bonded Neutral and Ground: Yes
Arc Fault Circuit Interrupters Present:
Service Wire Type: Copper/aluminum

Comments: Meter box and gate obstruct each other. Recommend competent technician
diagnose and repair.

REI 7-5 (5/4/2015) Page 10 of 17


Report Identification: Sample Address, Humble, Texas 77346

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


I NI NP D Inspection Item

Electrical service panel – looks good Electrical panel labels and specifications

Meter box and gate are obstructed

☒ ☐ ☐ ☒ B. Branch Circuits, Connected Devices, and Fixtures


Type of Wiring: Copper
Ground Fault Circuit Interrupters: GFCIs in kitchen eating area do not work properly.
Wiring Type: Copper/Romex

Comments: Recommend qualified technician diagnose and repair GFCIs in kitchen eating area.

REI 7-5 (5/4/2015) Page 11 of 17


Report Identification: Sample Address, Humble, Texas 77346

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


I NI NP D Inspection Item

III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

☒ ☐ ☐ ☐ A. Heating Equipment
Type of System: Forced Air
Energy Source: Gas
Ignition Source: Electronic
Temperature Reading: Not applicable
Comments: Electronic ignition system. 2 zone system; one of the zone forced air units was un-
assessable, due to be taped with HVAC tape.

York system – 2 zone System information

☒ ☐ ☐ ☒ B. Cooling Equipment
Type of System: Electric
Energy Source: Electricity
Approximate age: 9 years
Location Evaporator: Attic Location Condenser: Outside East Side
Temperature readings:
Zone 1: 63 F and 76 F Differential: 13 F Allowable Differ. is 14F-21F.
Zone 2: 74 F and 76 F Differential: 2 F Allowable Differ. is 14F-21F.
Recommend zone 2 cooling unit diagnosed and maintained/repaired by a qualified
technician.

Comments: The AC unit should be completely serviced before each cooling season and the
condensate drain flushed with chlorine bleach every 2 months during the cooling season to
prevent clogging. Air conditioning units are not checked when the outside temperature is
below 60 degrees because of possible damage to the compressor unit.

Debris at AC units should be cleared away Debris at AC units should be cleared


away

REI 7-5 (5/4/2015) Page 12 of 17


Report Identification: Sample Address, Humble, Texas 77346

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


I NI NP D Inspection Item

Properly Spaced Condenser Unit

☒ ☐ ☐ ☐ C. Duct System, Chases, and Vents


Comments: All ducts appeared properly insulated and taped.

Typical duct work – Duct should not be Typical duct work – good condition
kinked

IV. PLUMBING SYSTEM

☒ ☐ ☐ ☐ A. Water Supply System and Fixtures


Location of main water supply valve: Front west side of yard
Static water pressure reading: 50 psi
Allowable water pressure is between 40 – 80 psi.

Pressure reading is 50 psi Main water supply cutoff valve

Comments: Pipes, plumbing equipment and reservoirs concealed or in enclosures or


underground are not checked for leaks or defects.

REI 7-5 (5/4/2015) Page 13 of 17


Report Identification: Sample Address, Humble, Texas 77346

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


I NI NP D Inspection Item

☒ ☐ ☐ ☒ B. Drains, Wastes, and Vents


Comments: Unable to locate sewer cleanout. Recommend qualified technician locate and mark
sewer cleanout.

☐ ☐ ☐ ☐ C. Water Heating Equipment


Energy Source: Gas
Capacity: 40 Gal
Model#: 42V40S-40F
SN#: 0804543994

Comments: Mfg date: 8/2004, RHEEM Guardian System

Manufacturers specifications Water heater unit, missing gas dripleg

☐ ☒ ☐ ☐ D. Hydro-Massage Therapy Equipment


Comments: Jacuzzi brand hydrotherapy tub. Cleanout in master closet. Not tested.

No access to
pump system

REI 7-5 (5/4/2015) Page 14 of 17


Report Identification: Sample Address, Humble, Texas 77346

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


I NI NP D Inspection Item

V. APPLIANCES

☒ ☐ ☐ ☐ A Dishwasher
Brand: Frigidaire

Comments: Working at time of inspection. Completed cycle. Backflow prevention present


and functional.

☒ ☐ ☐ ☐ B. Food Waste Disposer


Brand: Insinkerator

Comments: Working at time of inspection.

☒ ☐ ☐ ☐ C. Range Hood and Exhaust Systems


Brand: Frigidaire, built in with microwave.

Comments: Exterior exhaust system.

☒ ☐ ☐ ☐ D. Ranges, Cooktops, and Ovens


Brand: GE brand. Model not discernable

Comments: all burners worked and oven heated to 400 F in 10 minutes

4 burners and central warmer working Oven temperature reading 400 F

REI 7-5 (5/4/2015) Page 15 of 17


Report Identification: Sample Address, Humble, Texas 77346

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


I NI NP D Inspection Item

☒ ☐ ☐ ☐ E. Microwave Oven
Brand: Frigidaire brand. Model not disernable.

Comments: Working at time of inspection.

☐ ☐ ☒ ☐ F. Trash Compactor
Brand: Click here to enter Brand.

Comments:

☒ ☐ ☐ ☐ G. Mechanical Exhaust Vents and Bathroom Heaters


Brand: Brands of bathroom exhaust vents not disernable

Comments: Working at time of inspection.

☒ ☐ ☐ ☐ H. Garage Door Operator(s)


Brand: Chamberlain, whisperdrive

Comments: Working at time of inspection, electronic eye working properly at time of


inspection.

☒ ☐ ☐ ☐ I. Doorbell and Chimes


Comments: The doorbell operated properly at time of inspection.

☐ ☒ ☐ ☐ J. Dryer Exhaust Systems


Comments: Not connected to Dryer unit; unable to test

VI. OPTIONAL SYSTEMS

☒ ☐ ☐ ☐ A. Lawn and Garden Sprinkler Systems


Comments: 4 zone sprinkler system. All zones working properly at time of inspection.

☐ ☐ ☒ ☐ B. Swimming Pools, Spas, Hot Tubs, and Equipment


Type of Construction:
Comments:

☐ ☐ ☒ ☐ C. Outbuildings
Comments:

☐ ☐ ☒ ☐ D. Outdoor Cooking Equipment


Energy Source:
Comments:

☐ ☒ ☐ ☐ E. Gas Supply Systems


Comments:

☐ ☐ ☒ ☐ F. Private Water Wells (A coliform analysis is recommended.)


Type of Pump:
Type of Storage Equipment:
Comments:

REI 7-5 (5/4/2015) Page 16 of 17


Report Identification: Sample Address, Humble, Texas 77346

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


I NI NP D Inspection Item

☐ ☐ ☒ ☐ G. Private Sewage Disposal (Septic) Systems


Type of System:
Location of Drain Field:
Comments:

☐ ☐ ☒ ☐ H. Whole-House Vacuum Systems


Comments:

☐ ☐ ☒ ☐ I. Other Built-in Appliances


Comments:

☐ ☒ ☐ ☐ J. Security Systems
Comments:

☒ ☐ ☐ ☒ K. Fire Protection Equipment


Comments: Smoke alarms present in bedrooms, kitchen and hallways – all working properly.
Carbon monoxide alarm recommended – not present.

REI 7-5 (5/4/2015) Page 17 of 17