Home, Structural and Foundation Inspections - Dallas Ft. Worth, Texas

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.state.tx.us.

The TREC Standards of Practice (Sections 535.227-535.231 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 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 will note which systems and components were Inspected (I), Not Inspected (NI), Not Present (NP), and/or Deficient (D). General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing parts, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another.

Some items reported as Deficient may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards, form OP-I.

This property inspection is not an exhaustive inspection of the structure, systems, or components. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about this property, including any seller’s disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspector’s responsibility to confirm that information obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous or future reports.

Items identified in the report do not obligate any party to make repairs or take other action, nor is the purchaser required to request that the seller take any action. When a deficiency is reported, it is the client’s responsibility to obtain further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made.

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

Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 or (512) 459-6544 (http://www.trec.state.tx.us). REI 7A-1 (10/2008)

• This inspection was visual only. A representative sample of building components were viewed in areas that were accessible at the time of the inspection. No destructive testing or dismantling of building components interior or exterior was performed. A diligent inspection of all reasonably accessible areas was performed.
• This property inspection report was performed by the inspector for the client in accordance with the Standards of Practice of the Texas Real Estate Commission (TREC).
• The primary purpose of this one-time inspection was to identify and disclose any visually observable deficiencies of the general systems and components of the home which may be in need of immediate major repair.
• All written comments by the inspector shall supersede oral comments.
• The client has signed and accepted the Agreements and Limitations document. The client and inspector each were provided with an original signed copy of the Agreements and Limitations document which was executed prior to the commencement of this Property Inspection Report.

				A. Foundations (If crawl space areas are not inspected, provide an explanation.) Comments (An opinion on performance is mandatory.): 1. Concrete slab foundation does not show evidence of major movement at this time. The foundation is performing as intended. 2. Metal edging used in landscaping beds in front of house traps water along edge of foundation on North side of home. 3. Water drains under slab foundation in corner to right of front door. 4. Minor cosmetic cracks observed at the outside corners of the slab foundation have no bearing on the structural integrity of the foundation. No repair of these cracks is recommended. B. Grading and Drainage Comments: 1. Ground along East side of home needs to be sloped away from foundation. 2. Ground is very wet in both NE and NW front corners of home due to poor drainage. 3. Gutter drain to left of front door requires a longer extender to empty water away from foundation. 4. Gutter drain in Northwest corner requires an extender to empty water away from foundation. C. Roof Covering (If roof is inaccessible, report the method used to inspect.) Comments: Composition Shingles 1. West side of garage roof has one broken shingle. 2. West side of garage roof has four curled shingles. D. Roof Structure and Attic (If roof is inaccessible, report the method used to inspect.) Comments: Entered both garage and main house attics and performed a visual inspection. Roof structure is rafters. Blown-in insulation. 1. Interior wooden framing members of chimney above roof line are water stained. 2. Roof rafters on either side of chimney framing are water stained. 3. Interior wooden framing members in Northwest corner of garage attic are water stained. 4. Metal step flashing on west side of garage roof where roof line intersects the south wall of the house is in need of repair. It is bent outward in one spot. Flashing needs to be sealed to prevent water penetration. 5. Soffit vents in the attic are blocked with insulation along the North and West walls. 6. Purlin on South side of main attic roof is in need of repair. Nails holding this purlin to the rafters have pulled free on both ends. 7. Approximate depth of insulation in main house attic is 6 inches. Garage attic is not insulated. E. Walls (Interior and Exterior) Interior Comments: 1. Middle of East side interior garage wall has approx. a 3” x 5” area which was repaired with patching plaster. Plaster surface has numerous large cracks. Exterior Comments: Exterior wall finish is brick with composite siding. Exterior wall structure is wood frame with brick veneer. 1. Brick mortar is missing above upper left corner of first floor West side window. 2. To the upper right of the first floor kitchen window, there is a hairline vertical crack which follows the brick veneer mortar. This crack extends down from top of the wall approx. 3 feet. 3. To the upper left of the first floor kitchen window, there is a hairline vertical crack which follows the brick veneer mortar . This crack extends down from top of the wall approx. 3 feet. 4. To the upper right of the upstairs front window, there is a vertical crack which follows the brick veneer mortar. This crack gap is approximately ¾” wide by 2 ½” long at the top of the crack where brick mortar is missing. This crack extends down from top of wall approx. 3 feet. This crack should be sealed. 5. Need to caulk hole in East side wall which is used to route electric wiring to outdoor AC unit to prevent water penetration. 6. Need to caulk gap around plumbing cleanout located on East wall behind outdoor AC unit to prevent water penetration. 7. 1” x 2” wooden trim board located in upper Southwest corner of the rear wall is dangling. It needs to be nailed securely in place at both ends. 8. All failed caulking at window and doorframes should be removed and these areas should be recaulked. 9. Composite siding should be caulked at each junction with exterior trim pieces, (i.e. around window / door trim and in corners where siding of adjoining exterior wall surfaces meet, etc.). Failure to do so will lead to moisture penetration and wood rot damage to the siding. F. Ceilings and Floors Comments: 1. Garage ceiling is water damaged in Northwest corner above door which leads from the garage to the pool. 2. Carpet along edge of wall behind master bathroom shower stall is discolored and water damaged. Wooden carpet tack strip is black and rotted. Owner stated that she recently re-caulked the seal between the shower stall enclosure and shower stall pan. This area is now dry. G. Doors (Interior and Exterior) Comments: 1. Need to caulk around base of front door wooden framing to prevent water penetration. 2. Need to caulk gaps between foundation slab and bottom of siding boards on both sides of front door to prevent water penetration. 3. Need to caulk gap above front door lintel to prevent water penetration. 4. Exterior side of garage to pool door is rusted at the bottom. 5. The bottom left exterior corner of the garage to pool door frame is dry rotted. Bare wood is exposed. 6. Need to caulk gap above door frame on the exterior side of the door from the house to the pool. Also need to paint the bare wood which is exposed above this door. H. Windows Comments: 1. Need to caulk gap between brick veneer and kitchen window lintel to prevent water penetration. 2. Wood trim separating double windows on first floor West side windows has bare wood exposed. 3. Window screens are missing from both West side first floor windows. 4. Window screen is missing from upstairs bathroom window. 5. Need to caulk wood trim above first floor rear windows on both ends to prevent water penetration. 6. Second floor front windows need to be caulked to seal gap at bottom of windows on interior side. I. Stairway - Attic and Porch Steps Comments: 1. Satisfactory. No discrepancies noted. J. Fireplaces and Chimneys Comments: 1. There is an open gap in the right front corner between the wood burning metal fireplace insert and the fireplace brick hearth. This gap must be sealed. It is presently partially clogged with burnt wood embers and ashes. 2. From the attic, a loose 2” x 4” board can be seen touching the metal chimney above the metal fireplace insert. This loose board needs to be removed. 3. From the attic, the black metal fireplace insert can not be observed because it is covered with attic insulation. There is no visual way to verify that there is proper clearance between combustibles and the metal fireplace insert. Only the metal chimney pipe can be seen protruding from the top of the metal fireplace insert. 4. The satellite dish cable penetration through the chimney above the roof line needs to be caulked to prevent moisture penetration. Daylight can be seen through this hole when viewed from inside the main attic. K. Porches, Balconies, Decks, Driveway and Carports (Attached) Comments: 1. Need to caulk gap between pool/patio deck and slab foundation along South wall of house and East wall of garage. 2. Need to caulk gap between back door concrete pad and slab foundation to prevent moisture penetration. 3. Need to caulk gap between back door concrete pad and pool/patio deck to prevent moisture penetration. L. Others Comments: 1. Soil in many places is above the bottom of the wooden fence line. Bottom edge of the fence has been damaged by contact with wet soil. 2. Garage attic in NW corner shows signs of rodent activity. Fecal pellets and holes chewed in paper backing of insulation are evidence of activity. 3. Broken wooden peg rack located on master bedroom walk-in closet wall has a sharp 2” inch nail protruding from its broken wall fastener. This nail is located approx. 5’ 8” above the floor. Recommend this broken wall fastener be repaired. 4. Dead and dying winged Carpenter Ants (red & black bodies) were observed on both interior kitchen window sills. Carpenter Ant bodies are approximately 5/8” long. Owner stated that window frame area had recently been treated by a pest control company for Carpenter Ants. Recommend follow-up by pest control company for further investigation and treatment. 5. Concrete garage drive way has numerous small cracks. II. ELECTRICAL SYSTEMS A. Service Entrance and Panels Comments: 120/240 Volt Main Service, Underground service entrance, 200 Amps main service rating with circuit breakers, main disconnect type is two circuit breaker switches. 1. Front cover of garage electric service panel is in need of repair. It is held in place with only 3 of 6 required screws. 2 screws are missing and 1 screw is not the correct length (it is too short). 2. Front cover of electric service panel located in garage is rusted. 3. Rust is visible with cover removed from garage electric service panel. Moisture appears to be entering wall behind service panel. 4. Most individual circuit breakers in garage electric service panel are not labeled. Recommend labeling all individual circuit breakers. B. Branch Circuits – Connected Devices and Fixtures (Report as in need of repair the lack of ground fault circuit protection where required.): Comments: Type of branch circuit wiring is copper. 1. Electrical outlet located to right of bar sink is in need of repair. A Ground Fault Indicator Circuit (GFCI) outlet is required. 2. Electrical outlet located to right of sink in first floor toilet closet is in need of repair. A Ground Fault Indicator Circuit (GFCI) outlet is required. 3. Outdoor double switch fixture located to right of garage to pool door is in need of repair. Both weather proof switch covers are missing. 4. The garage attic light fixture is in need of repair. The pull cord is missing. 5. Electrical outlet located to left of up stairs bathroom sink is in need of repair. A Ground Fault Indicator Circuit (GFCI) outlet is required. 6. Electrical outlet located to left of upstairs bathroom sink has no power. III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type and Energy Source: Electric Comments: Indoor AC/Heater unit is a Trane variable speed, model No. TWE049E13FB1, serial No. 2254H352V, date of manufacture: 6/2002. 1. Satisfactory. No discrepancies noted. Unit installed new on 6/28/02. B. Cooling Equipment Type and Energy Source: Electric Outdoor AC unit is a Trane model XE 1200, Model No. TWP042C100A3, Serial No. N193N0GFF, date of manufacture: 5/1998. Indoor AC/Heater unit is a Trane variable speed, model No. TWE049E13FB1, serial No. 2254H352V, date of manufacture: 6/2002. Comments: 1. Paper frame fiber glass 20” x 20” x 1” air filter is in need of replacement. Filter is dirty. 2. Insulation jacket on electric wire from house to outdoor AC unit is in need of repair. It has been cut and spliced back together within 6” of its entry into the AC unit cabinet. Individual insulated wires are visible. 3. Insulation on outdoor AC unit suction line is in need of repair. Insulation is damaged and in some places has been replaced by electrician’s black tape. 4. Outdoor AC unit is elevated on concrete pad 1” above ground level. Unit should be elevated a minimum of 3” above the ground. C. Duct Systems, Chases and Vents Comments: 1. Ducts are concealed in floor space between first and second floors. 2. No discrepancies noted.



















				IV. PLUMBING SYSTEMS
				A. Water Supply System and Fixtures Comments: 1. Satisfactory. No discrepancies noted.
				B. Drains, Waste, Vents Comments: Public sewer system. 1. Utility room drain vent rooftop flashing is in need of repair. Leading edge of flashing is not flush with roof top. There is a ½” gap.
				C. Water Heating Equipment (Report as in need of repair those conditions specifically listed as recognized hazards by TREC rules.) Energy Source: Electric Comments: Reliance self cleaning electric 808, model No. 8-52-2KRT973, serial No. E98679131, no date of manufacture listed. 1. Inside the hot water heater/furnace closet, there are several holes in the sheet rock wall behind the hot water heater where hot and cold water copper pipes enter/exit the wall. The owner said the hot water heater was recently replaced. 2. Hot water heater temperature and pressure relief valve discharge pipe employs four 90 degree elbows between the valve and the point where the discharge line enters the wall. This discharge line should make a straight run to the wall. 3. Hot water heater temperature and pressure relief valve discharge copper pipe is in need of repair. It is kinked (i.e. flow is restricted approx. 30%). Pipe must be the same size as the discharge valve. Pipe should be replaced.

				D. Hydro-Therapy Equipment Comments: Not applicable to this home.

				V. APPLIANCES
				A. A. Dishwasher Comments: Satisfactory. No discrepancies noted.
				B. Food Waste Disposer Comments: Satisfactory. No discrepancies noted.
				C. Range Exhaust Vent Comments: Satisfactory. No discrepancies noted. Ductless range hood is part of microwave cook unit.
				D. Ranges, Cooktops and Ovens Comments: Satisfactory. No discrepancies noted.
				E. Microwave Cooking Equipment Comments: Satisfactory. No discrepancies noted.
				F. Trash Compactor Comments: Not present in this home.
				G. Mechanical Exhaust Vents and and Bathroom Heaters Comments: 1. Master bathroom has no exhaust fan. 2. First floor toilet closet exhaust fan does not exhaust to outside. It terminates in the garage attic. The bathroom exhaust fan should be repaired to discharge to the building exterior.
				H. Garage Door Operators Comments: Satisfactory. No discrepancies noted.
				I. Door Bell and Chimes Comments: Satisfactory. No discrepancies noted.
				J. Dryer Vents Comments: Satisfactory. No discrepancies noted.
				VI. OPTIONAL SYSTEMS
				A. Lawn Sprinklers Comments: Rain Bird Model ESP-6 control box located in garage. 1. Satisfactory. No discrepancies noted. All zones operated in manual mode.
				E. Gas Lines Comments: Not present in this home.
				G. Septic Systems Comments: Not present in this home.