1135 Wynnwood - Property Inspection Report

Newton Home Inspections
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Property Inspection Report
1135 Wynnwood Lane, Houston TX, 77008 Inspection prepared for: Sharon Yin & Dan Nguyen Agent: Al Johnson Inspection Date: 2/28/2013 Time: 8 a.m. Age: 2006 Size: 3005 sq. ft. approx. Weather: 50's Inspector: Chuck Newton License #10466
1135 Wynnwood Lane, Houston, TX
PROPERTY INSPECTION REPORT

Prepared For: Concerning: By: Sharon Yin
(Name of Client)
1135 Wynnwood Lane, Houston TX, 77008

(Address or Other Identification of Inspected Property)
Chuck Newton, License #10466

(Name and License Number of Inspector)
2/28/2013
Date
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 535.227-535.233 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 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 manufacturers 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 sellers 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 inspectors 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. Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 787112188, 1-800-250-8732 or (512) 459-6544 (http://www.trec.state.tx.us). REI 7-2 (8/09)
REI 7-2 (8/09)
Page 1 of 62
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 clients 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. ADDITIONAL INFORMATION PROVIDED BY INSPECTOR
REI 7-2 (8/09)
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I=Inspected I NI NP D NI=Not Inspected

NP=Not Present D=Deficient
I. STRUCTURAL SYSTEMS A. Foundations Type of Foundation(s): Slab Foundation Pier and beam main house. Comments: Anchor bolts not visible A structural grade slab is used for the guest house. Slab appeared to be performing as intended and in good condition. Pier and beams are used for the main home construction. Piers appeared to be performing as intended and in good condition. Minor slab crack was noted on the right hand side of the guest house. see photo. Monitor this crack for any widening or uneveness, a sign of slab movement, in the future. Driveway and sidewalks are in good condition. Garage floor slabs is in good condition performing as intended on what could be seen. Flooring is covering one garage floor.
Driveway and sidewalks are in good condition.
Some cracking on sidewalk but not uneven.
REI 7-2 (8/09)
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Minor slab crack was noted on the right hand side of the guest house. see photo. Monitor this crack for any widening or uneveness, a sign of slab movement, in the future.
Pier and beams are used for the main home construction. Piers appeared to be performing as intended and in good condition.
REI 7-2 (8/09)
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Floor is insulated.
Garage floor slabs is in good condition performing as intended on what could be seen. Flooring is covering one garage floor.
REI 7-2 (8/09)
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I=Inspected I X NI NP D X B. Grading & Drainage NI=Not Inspected

Comments: Try to keep 4 to 6 inches of concrete slab exposure between the ground and the stone or stucco. Slope away from home should be approximately 6 inches in 10 feet for proper drainage.. Gutters are installed on this home. Make sure downspouts are directing water away from the foundation. Use splash blocks and gutter extensions.. Down spouts on the main house have some with two colors of paint.. Water moves from the back of the main home back to the utility right of way, the front and guest house drains out toward the street. Performing as intended.. Drainage is good away from the main house. . Koi Pond present, not inspected by the inspector. A downspout on the front right corner of the main house is loose to the wall and needs secured.. The guest house could use improvement of drainage away from the foundation on the back right hand side. Slab exposure is okay here but the flower bed buildup of dirt is somewhat preventing proper drainage away from the home. Improvement needed to keep water moving away from the foundation and no pooling of water next to it. see photos.. Slab exposure is minimal in places on both houses. Try to always maintain at least 4 inches of slab exposure, especially against stucco as water can get behind the stucco and it will deteriorate. see photos.. Gutters need cleaning.
Need slab exposure here.
A downspout on the front right corner of the main house is loose to the wall and needs secured.
REI 7-2 (8/09)
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The guest house could use improvement of Some of the gutters drain into storage tanks under drainage away from the foundation on the back the house. right hand side. Slab exposure is okay here but the flower bed buildup of dirt is somewhat preventing proper drainage away from the home. Improvement needed to keep water moving away from the foundation and no pooling of water next to it. see photos.
Down spouts on the main house have some with two colors of paint.
Gutters need cleaning.
REI 7-2 (8/09)
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I=Inspected I X NI NP D C. Roof Covering Materials NI=Not Inspected

Type(s) of Roof Covering: Asphalt shingles Viewed From: Roof Ground Comments: 25 to 30 year composite asphalt shingles are used for this home, performing as intended in very good condition overall. Roof jacks and flashing appears proper and in good condition. Keep debris and limbs off of the shingles. I did not find any evidence of the roof leaking at time of inspection.
25 to 30 year composite asphalt shingles are used for this home, performing as intended in very good condition overall.
REI 7-2 (8/09)
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Remove debris. X D. Roof Structure & Attic Approximate Average Depth of Insulation: Insulation is 10 to 12 inches deep Approximate Average Thickness of Vertical Insulation: Comments: Insulation is approximately R-30 + blown-in fiberglass loose insulation in the attic area in the guest house. Insulation is approximately R-38 + blown-in cellulose loose insulation in the attic area in the main house. Roof structure appeared adequate, unable to access alot of the attic area. Attic ladders are not insulated. Roof structure appears to be performing as intended. Rafter fit is good. Soffit venting coupled ridge vents are used for attic ventilation. Ventilation is adequate. Purlins and purlin bracing and rafter collar ties appeared to be proper.
Several soffit areas need minor repairs to seal holes. See photos.
REI 7-2 (8/09)
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Several soffit areas need minor repairs to seal holes. See photos.
Roof structure appears to be performing as intended. Rafter fit is good.
Insulation is approximately R-30 + blown-in fiberglass loose insulation in the attic area in the guest house.
REI 7-2 (8/09)
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Attic ladders are not insulated.
Insulation is approximately R-38 + blown-in cellulose loose insulation in the attic area in the main house.
Purlins and purlin bracing and rafter collar ties appeared to be proper.
REI 7-2 (8/09)
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Soffit venting coupled ridge vents are used for attic ventilation. Ventilation is adequate. X X E. Walls (Interior and Exterior) Wall Materials: Exterior walls are made of stone.. Exterior walls are made of stucco.. Interior walls are made of sheetrock. Comments: Cement board is used for all soffit and fascia board material. Paint is good.. Exterior stone is in very good overall condition. Stacked stone is somewhat wavy on the front of the home. not a structural concern but just installed that way.. Exterior stucco in good condition, performing as intended.. Noticed one small minor crack in the stucco on the right hand side of the main house towards the back. Repair to keep the stucco sealed from moisture. See photo.. Stucco is touching the ground on the right front corner of the main house. Remove dirt here to obtain at least 4 inches of clearance.. Fascia board is pulling away from the wall on the front right corner of the home. Repair and seal.
Try to obtain 4 inch clearance from ground to stone or stucco. REI 7-2 (8/09)
Exterior stucco in good condition, performing as intended. Page 12 of 62


Cement board siding in good condition.
Slab exposure.
Minor damage to cement board siding here.
REI 7-2 (8/09)
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Small hole in wall in guest house.
seal where stone meets cement board siding.
Seal hole where phone and cable lines enter the Noticed one small minor crack in the stucco on the home. right hand side of the main house towards the back. Repair to keep the stucco sealed from moisture. See photo.
REI 7-2 (8/09)
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Stucco is touching the ground on the right front corner of the main house. Remove dirt here to obtain at least 4 inches of clearance.
Missing trim board here back right corner.
Fascia board is pulling away from the wall on the front right corner of the home. Repair and seal.
Exterior stone is in very good overall condition. Stacked stone is somewhat wavy on the front of the home. not a structural concern but just installed that way.
REI 7-2 (8/09)
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Stucco has weep screen installed at its bottom, maintain 4 inch slab exposure.
Keep vegetation at least 6 inches off of exterior walls. X F. Ceilings & Floors Ceiling & Floor Materials: Ceiling is made of drywall Comments: Tiling is in good condition. Looks very nice in the main house.. Wood flooring is in very good condition in the main house.. Carpeting has some wear but in good condition.. One cracked kitchen floor tile in the main house. See photo.. Cracked floor tile in bathroom of the guest house. See photo.. Minor ceiling cracks on ceilings of the closets in the guest house. Laminate wood floor transitions and trim work around door thresholds could use sealed or covered in the guest house.
REI 7-2 (8/09)
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Minor ceiling cracks on ceilings of the closets in the guest house
Laminate wood floor transitions and trim work around door thresholds could use sealed or covered in the guest house.
Cracked floor tile in bathroom of the guest house. See photo.
REI 7-2 (8/09)
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Wood floor gap at door in guest house.
Small ceiling crack in guest house.
One cracked kitchen floor tile in the main house. Wood flooring is in very good condition in the main See photo. house.
REI 7-2 (8/09)
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Beam is not totally finished here to wall.
Carpeting has some wear but in good condition. X G. Doors (Interior & Exterior) Comments: All doors are functional. Door stops are present.. The kitchen door in the guest house is rubbing at its top, in need of minor repair.
REI 7-2 (8/09)
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X H. Windows Window Types: Windows are made of aluminum . Comments: All windows are functional, double pane glass in the main house.. Tempered glass present where needed in the main house.. Guest house has single pane glass and three windows have cracked glass. In need of repair.
Guest house has single pane glass and three windows have cracked glass. In need of repair.
Tempered glass present where needed in the main house.
REI 7-2 (8/09)
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I=Inspected I X NI NP D X I. Stairways (Interior & Exterior) NI=Not Inspected

Comments: Three way light switch working. Front entry steps meet requirements. Handrails should return back to the wall at their ends to meet todays building standards. Uneven steps on the main house stairwell. First step is 6 3/4 inches high followed by 6 3/8, 5 7/8: 7, 6 1/2, 6 1/2, 6 5/8 6 7/16, 6 1/2, 6 3/8: 6 3/4, 6 1/2, 6 9/16, 6 9/16, 6 1/2, 6 1/2, 6 9/16, 6 9/16, 6 1/4. Steps should not vary by more than 3/8 of an inch from top to bottom. Back wooden deck steps also vary slightly on stair risers. Not as bad as the interior steps, but are not quite in tolerance.
Front entry steps meet requirements.
Uneven steps on the main house stairwell. First step is 6 3/4 inches high followed by 6 3/8, 5 7/8: 7, 6 1/2, 6 1/2, 6 5/8 6 7/16, 6 1/2, 6 3/8: 6 3/4, 6 1/2, 6 9/16, 6 9/16, 6 1/2, 6 1/2, 6 9/16, 6 9/16, 6 1/4. Steps should not vary by more than 3/8 of an inch from top to bottom.
REI 7-2 (8/09)
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Handrails should return back to the wall at their Back wooden deck steps also vary slightly on stair ends to meet todays building standards. risers. Not as bad as the interior steps, but are not quite in tolerance. X J. Fireplace/Chimney Locations: Fireplace is located in the living room Types: Fireplace is prefabricated Comments: Gas valve present damper working. Did not test unit. Appeared to be in working order. Would recommend a yearly cleaning and inspection. Ceramic log type fireplace., Chimney cap intact., Would recommend sealing the fireplace exterior stone to the stucco.
Would recommend sealing the fireplace exterior stone to the stucco.
Gas valve present damper working. Did not test unit. Appeared to be in working order. Would recommend a yearly cleaning and inspection. Ceramic log type fireplace.
REI 7-2 (8/09)
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Gas shutoff valve for fireplace. X K. Porches, Balconies, Decks, and Carports
Chimney cap intact.
Comments: Wood deck is made of treated lumber, performing as intended. maintain stain for wood protection.
Wood deck is made of treated lumber, performing as intended. maintain stain for wood protection. X L. Other Materials: Comments: Metal fencing and gates are performing as intended. Some of the fencing needs new paint.
REI 7-2 (8/09)
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Metal fencing and gates are performing as intended. Some of the fencing needs new paint.
Paint peeling on fencing.
II. ELECTRICAL SYSTEMS
REI 7-2 (8/09)
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I=Inspected I X NI NP D X A. Service Entrance and Panels NI=Not Inspected

Panel Locations: Electrical panel is located on the outside back side of the guest home. Electrical panel is located on the back outside of the main house. Materials & Amp Rating: Copper wiring Aluminum wiring 15 amp 20 amp 30 amp 50 amp Comments: Aluminum wiring present for the incoming feed wires to the main home. Aluminum antioxidant paste should be used at the lugs but is not present. Underground wiring to the electrical meter box. The electrical panels are labeled, did not verify accuracy. The electrical panels appeared to be properly grounded. A 100 amp Square D electrical panel is used for the guest house. Fully functional and performing as intended. Aluminum wiring present in the panel for the dryer connection hook up in the garage. A 200 amp Cutler/Hammer electrical panel is used for this main home. Fully functional. All copper wiring in the main house and in the guest house excluding the dryer connection in the garage. (AFCI) arc fault circuit interrupter breakers are installed for the bedroom receptacles on the main house. (AFCI) is protection for overload conditions. Trips are located on the circuit breakers themselves in the electrical panel. see photo. There is no (AFCI) arc fault circuit interrupters installed on the guest house electrical panel. See note on (AFCI) recommendation. Arc-fault (AFCI) protection is now required for all 15amp and 20amp electrical circuits. This is a current NEC code change and upgrade to the electrical system. While this may not have been a code requirement when this property was originally constructed it is now a requirement for all TREC Licensed Inspectors to call as a deficiency. Upgrading the AFCI protection will enhance your home and personal safety. Would recommend sealing both electrical panels to the wall with caulking to seal out moisture and insects. Especially across the top and sides of the panels. In need of repair, there is one double tapped circuit breaker in the electrical panel for the main house. Have a licensed electrician correct this issue. There should not be any double tapped breakers. see photo. The neutral or common wires (white wires) are doubled up on the neutral buss bar on the main house panel. Per code all neutral wires must have there own terminal lug on the buss bar and not doubled up. Have a licensed electrician correct this issue. There are several lugs that have doubled up neutral wires. There are empty lugs in the panel to correct this. Have electrician repair. There is one Square D circuit breaker installed in the Cutler/Hammer electrical panel. Would recommend talking with your licensed electrician about switching this breaker with a Cutler/Hammer breaker. Warranty could be voided by not using the correct brand breaker in the electrical panel.
REI 7-2 (8/09)
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A 100 amp Square D electrical panel is used for the guest house. Fully functional and performing as intended. Aluminum wiring present in the panel for the dryer connection hook up in the garage.
The electrical panels are labeled, did not verify accuracy.
There is no (AFCI) arc fault circuit interrupters All copper wiring in the main house and in the installed on the guest house electrical panel. See guest house excluding the dryer connection in the note on (AFCI) recommendation. garage.
REI 7-2 (8/09)
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Aluminum wiring to the dryer in the garage.
The electrical panels appeared to be properly grounded.
A 200 amp Cutler/Hammer electrical panel is used Would recommend sealing both electrical panels for this main home. Fully functional. to the wall with caulking to seal out moisture and insects. Especially across the top and sides of the panels.
REI 7-2 (8/09)
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There is one Square D circuit breaker installed in (AFCI) arc fault circuit interrupter breakers are the Cutler/Hammer electrical panel. Would installed for the bedroom receptacles on the main recommend talking with your licensed electrician house. (AFCI) is protection for overload about switching this breaker with a Cutler/Hammer conditions. Trips are located on the circuit breaker. Warranty could be voided by not using breakers themselves in the electrical panel. see the correct brand breaker in the electrical panel. photo.
Aluminum wiring present for the incoming feed wires to the main home. Aluminum antioxidant paste should be used at the lugs but is not present. Underground wiring to the electrical meter box.
In need of repair, there is one double tapped circuit breaker in the electrical panel for the main house. Have a licensed electrician correct this issue. There should not be any double tapped breakers. see photo.
REI 7-2 (8/09)
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The neutral or common wires (white wires) are doubled up on the neutral buss bar on the main house panel. Per code all neutral wires must have there own terminal lug on the buss bar and not doubled up. Have a licensed electrician correct this issue. There are several lugs that have doubled up neutral wires. There are empty lugs in the panel to correct this. Have electrician repair. X X B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper wiring, Aluminum wiring, 100 Amp service panel, 200 Amp service panel Comments: All bathrooms have working ground fault protection (GFCI) in the main house with the trip located in the master bathroom., All outside electrical receptacles have (GFCI) ground fault protection with the trip located on the garage wall for the guest house only., All outside receptacles on the main house have working (GFCI) protection with the trip located in the utility room., The main house has working (GFCI) receptacles in the kitchen area with trips in the kitchen area., The guest house kitchen has one (GFCI) protected receptacle with trip. Working as intended., Smoke detectors are installed in all bedrooms and adjoining hallways and both levels of the home and guest house. Functioning as intended., All ceiling fans, switches and receptacles are working as intended., Always monitor smoke detectors for proper function as per manufacture recommendations for safety., You may want to consider adding a carbon monoxide detector to the home., There is no (GFCI) protection on the electrical receptacle in the guest house bathroom. Would recommend adding a (GFCI) ground fault receptacle here for safety., The outside Koi pond electrical receptacles do not have (GFCI) protection. All outside receptacles need to have (GFCI) ground fault protection. In need of repair., In need of repair, the electrical receptacle next to the sink in the tool shed needs to have (GFCI) protection also., The smoke detector outside the master bedroom in the main house was not working properly when tested. Depressed button would not turn on the detector but when others were turned on it would alarm. In need of repair., There are two electrical receptacles on the back wall of the living room in the guest house that does not have any power to them. In need of repair.
REI 7-2 (8/09)
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Recommend sealing exterior light fixtures to the stucco.
Missing bulb.
There are two electrical receptacles on the back wall of the living room in the guest house that does not have any power to them. In need of repair.
No power to this receptacle in closet of the guest home.
REI 7-2 (8/09)
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There is no (GFCI) protection on the electrical receptacle in the guest house bathroom. Would recommend adding a (GFCI) ground fault receptacle here for safety.
Tighten exterior light fixture to box to seal.
Missing receptacle cover in garage.
All outside receptacles on the main house have working (GFCI) protection with the trip located in the utility room.
REI 7-2 (8/09)
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In need of repair, the electrical receptacle next to The main house has working (GFCI) receptacles the sink in the tool shed needs to have (GFCI) in the kitchen area with trips in the kitchen area. protection also.
All bathrooms have working ground fault protection (GFCI) in the main house with the trip located in the master bathroom.
All ceiling fans, switches and receptacles are working as intended.
III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS
REI 7-2 (8/09)
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I=Inspected I X NI NP D A. Heating Equipment NI=Not Inspected

Type of System: AC is located on the back side of the homes. Energy Source: AC compressor is gas powered Comments: A natural gas Trane furnace is installed in the attic in the main home. Model #TUD1C080A9H41A, serial #61645JG1G. A 80,00 btu unit manufactured in April of 2006. Performing as intended. A natural gas Lennox furnace is installed in the attic for the guest house. Model #G24M3-75H-11, serial #6399A00239. a 75,000 btu unit manufactured in 1999. Performing as intended. Units appeared to be installed correctly. Flue pipes are secured. The electrical wall heater in the guest house bathroom does not operate.
A natural gas Lennox furnace is installed in the A natural gas Trane furnace is installed in the attic attic for the guest house. Model #G24M3-75H-11, in the main home. Model #TUD1C080A9H41A, serial #6399A00239. a 75,000 btu unit serial #61645JG1G. A 80,00 btu unit manufactured in 1999. Performing as intended. manufactured in April of 2006. Performing as intended.
REI 7-2 (8/09)
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Flue pipes are secured. X B. Cooling Equipment
Units appeared to be installed correctly.
Type of System: AC is located on the back side of the homes. Comments: A 3 ton Goodman/Janitrol ac compressor is used for the guest house. Model #CE36-1GB, serial #920139928. Could not determine year of manufacture but could be 1992. Unit was performing as intended as I received a temperature differential of 12 degrees between supply and return air. 12 to 22 recommended. With temperatures in the upper 50's or low 60's it is difficult to do a proper test of the Ac compressors. Would recommend a retest when temperatures are in the 80's or better.. A 4 ton Trane ac compressor is used for the main house. Model #XR13-2TTR3048A1000AA, serial #6052UGX4F, manufactured January of 2006, R-22 refrigerant. performing as intended with a temperature differential of 14 degrees obtained. Hard to properly test in cool temperatures.. The evaporator coolers attached to the furnaces appear to be matched in size with the compressors. . Primary drain line from the evaporator coolers in the attic goes to a sink drain and the secondary pan drain lines terminate out through the soffit on the left hand side of the home. Always keep the drain pans clear of any debris to help prevent any possible plugging of the drain lines. There is also a safety shut off float switch installed on the overflow pan in the main house.. The guest house ac evaporator cooler drain lines terminate out through the soffit on the left side of the guest house.. The electrical panels have the correct sized circuit breakers installed for the units and electrical disconnect for the compressors is the circuit breaker.. Seal hole where ac compressor vapor and pressure lines enter the soffit on the guest house.
REI 7-2 (8/09)
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The guest house ac evaporator cooler drain lines A 3 ton Goodman/Janitrol ac compressor is used terminate out through the soffit on the left side of for the guest house. Model #CE36-1GB, serial the guest house. #920139928. Could not determine year of manufacture but could be 1992. Unit was performing as intended as I received a temperature differential of 12 degrees between supply and return air. 12 to 22 recommended. With temperatures in the upper 50's or low 60's it is difficult to do a proper test of the Ac compressors. Would recommend a retest when temperatures are in the 80's or better.
Seal hole where ac compressor vapor and The evaporator coolers attached to the furnaces pressure lines enter the soffit on the guest house. appear to be matched in size with the compressors.
REI 7-2 (8/09)
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Primary drain line from the evaporator coolers in A 4 ton Trane ac compressor is used for the main the attic goes to a sink drain and the secondary house. Model #XR13-2TTR3048A1000AA, serial pan drain lines terminate out through the soffit on #6052UGX4F, manufactured January of 2006, Rthe left hand side of the home. Always keep the 22 refrigerant. performing as intended with a drain pans clear of any debris to help prevent any temperature differential of 14 degrees obtained. possible plugging of the drain lines. There is also Hard to properly test in cool temperatures. a safety shut off float switch installed on the overflow pan in the main house.
Primary drain line from evaporator cooler terminates here.
Primary drain line from the evaporator coolers in the attic goes to a sink drain and the secondary pan drain lines terminate out through the soffit on the left hand side of the home. Always keep the drain pans clear of any debris to help prevent any possible plugging of the drain lines. There is also a safety shut off float switch installed on the overflow pan in the main house.
REI 7-2 (8/09)
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I=Inspected I X NI NP D C. Duct System, Chases, and Vents NI=Not Inspected

Comments: Could not fully inspect vents. Filter is in the hall area wall of the guest house 20x25x1 air filter. . Filters are located in the hallway walls upstairs and down in the main house. Filter size is 16x25x1. Replace often.. Programmable thermostat is located in hallway near the master bedroom.. Registers are functional. Insulated flex duct is used for air distribution, performing as intended., properly hung and sealed.
Filter is in the hall area wall of the guest house 20x25x1 air filter.
Filters are located in the hallway walls upstairs and down in the main house. Filter size is 16x25x1. Replace often.
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Programmable thermostat is located in hallway near the master bedroom.
Registers are functional
Insulated flex duct is used for air distribution, performing as intended., properly hung and sealed. IV. PLUMBING SYSTEMS
REI 7-2 (8/09)
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I=Inspected I X NI NP D A. Water Supply System and Fixtures NI=Not Inspected

Location of Water Meter: Front right corner of property. Location of Main Water Supply Valve: Outside front corners of both homes. Comments: Static Water Pressure Reading: 44 psi. On the lower end, 40 to 80 is the range. CPVC water lines are used in the main home for water distribution. Performing as intended. Galvanized piping is used for the guest home. Unable to fully determine condition of water lines. Over time galvanized pipe can get a build up of scale and rust and can develop leaks from this rust. Cannot determine condition of the inside of the piping, but water flow appeared good. All toilets are functioning as intended. Anti-backflow preventers are installed on exterior hose bibs. Insulation prevented inspection of most of the water lines in the attic areas of the guest house.
Water meter located front right of property.
Water shutoff to the guest house.
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Static Water Pressure Reading: 44 psi. On the lower end, 40 to 80 is the range.
All toilets are functioning as intended.
Water shutoff to the main house.
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B. Drains, Wastes, and Vents Comments: Could not fully inspect vents. Drains appear to be functioning as intended.. Visual inspection of drains only. Filling of sinks and tubs and flushing of toilets and visually watching drains.. PVC piping used for all venting and drain lines in the main home and galvanized pipe is used for the vent piping in the guest house.
X C. Water Heating Equipment Energy Source: Water heater is gas powered Water heater is electric powered Water heater is located in the garage. Water heater is located in the upstairs closet.. Capacity: Unit is 40 gallons. Unit is 50 gallons Comments: Water heaters working as intended. Installed correctly. A Rheem natural gas 40 gallon water heater is installed in the garage is used for the guest home. Model #41V40PR0, serial #RHNG1298110044, 40,000 btu. Manufactured in 1998. Unit is nearing the end of its recommended life span of 10 to 14 years. An AOSmith 50 gallon ekectric gas water heater is used for the main home. Model #EC850200, serial #H06A088885, manufactured in 2006. Performing as intended. Electrical disconnect present. In need of repair for safety reasons. There is no drain line to within six inches of the floor or outside for the temperature and relief valve. This is for protection from the valve if it would turn on spewing hot water. A flex gas line with a shutoff is present and not used next to the water heater in the garage. remove and cap off the line to prevent someone from accidently turning on the gas. In need of repair, the temperature and relief and drip pan drain lines should terminate to within six inches off the ground on the outside of the home. These are almost into the dirt. Cut off piping to obtain the six inches of clearance.
REI 7-2 (8/09)
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In need of repair, the temperature and relief and A flex gas line with a shutoff is present and not drip pan drain lines should terminate to within six used next to the water heater in the garage. inches off the ground on the outside of the home. remove and cap off the line to prevent someone These are almost into the dirt. Cut off piping to from accidently turning on the gas. obtain the six inches of clearance.
Water heater is elevated proper off the garage floor.
In need of repair for safety reasons. There is no drain line to within six inches of the floor or outside for the temperature and relief valve. This is for protection from the valve if it would turn on spewing hot water.
REI 7-2 (8/09)
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An AOSmith 50 gallon ekectric gas water heater is used for the main home. Model #EC850200, serial #H06A088885, manufactured in 2006. Performing as intended. Electrical disconnect present.
Electrical disconnect. X D. Hydro-Massage Therapy Equipment Comments:
REI 7-2 (8/09)
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I=Inspected I X NI NP D X E. Tubs and showers Observations: NI=Not Inspected

Shower and tubs functioning as intended.
The tub diverter for the guest house bathtub/shower does not completely shutoff when filling the tub. In need of repair. Would recommend repair of a small grout crack on the outside lower portion of the upstairs bathtub in the main house. See photo.
The tub diverter for the guest house bathtub/shower does not completely shutoff when filling the tub. In need of repair.
Master. REI 7-2 (8/09)
Nice master shower. Page 44 of 62


Would recommend repair of a small grout crack on the outside lower portion of the upstairs bathtub in the main house. See photo.
REI 7-2 (8/09)
Page 45 of 62

I=Inspected I X NI NP D F. Sinks Observations: NI=Not Inspected

Sinks are functioning. Appear to be performing as intended. All drain stops are functional. Sink P traps are metal in the guest house, replace with plastic. All faucets are functioning as intended..
The kitchen faucet in the guest house appeared to have low flow. Could not determine if it has a partial blockage or not.
Sinks are functioning. Appear to be performing as Sink P traps are metal in the guest house, replace intended. with plastic.
REI 7-2 (8/09)
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The kitchen faucet in the guest house appeared to have low flow. Could not determine if it has a partial blockage or not.
All faucets are functioning as intended..
All drain stops are functional.
REI 7-2 (8/09)
Page 47 of 62


V. APPLIANCES A. Dishwasher Comments: Dishwashers operated normally.. Dishwashers do not have a drain loop or an air gap for back flow prevention. . Switched power for disconnect on the main house, the guest house has no electrical disconnect for the unit.
Dishwashers operated normally.
Dishwashers do not have a drain loop or an air gap for back flow prevention.
REI 7-2 (8/09)
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I=Inspected I X NI NP D X B. Food Waste Disposer NI=Not Inspected

Comments: There is no disposal in the guest house but is wired for one.. Garbage disposal did not operate in the main house, motor was stuck. In need of repair, should be a matter of using the wrench to unstick the motor from lack of use.
Garbage disposal did not operate in the main house, motor was stuck. In need of repair, should be a matter of using the wrench to unstick the motor from lack of use. X C. Range Exhause Vent Comments: Two speed exhaust fan and dual light that terminates to the outside of the home. Working as intended on the main house. Two speed fan and light in the guest house. Unit is a recirculating type with filters, working as intended.
REI 7-2 (8/09)
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Two speed exhaust fan and dual light that terminates to the outside of the home. Working as intended on the main house. X X D. Countertops Comments: Four burner natural gas cook top was performing as intended in the main house.. Natural gas oven is working in broil and heat modes. Unit is performing as intended when heated to 350 degrees I received a reading on my thermometer of 370. Main house.. Electric oven is functional, both broiler and oven heating elements are working. Guest house.. Electric four burner cook top is functioning as intended, guest house.. Gas shutoff valve for the natural gas range is located behind the unit.. Both ranges do not have any anti-tip over protection. Would recommend having the brackets installed for this safety feature.
Both ranges do not have any anti-tip over Four burner natural gas cook top was performing protection. Would recommend having the brackets as intended in the main house. installed for this safety feature.
REI 7-2 (8/09)
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Gas shutoff valve for the natural gas range is located behind the unit. X E. Microwave Oven Comments: Microwave operated normally, manufactured in April of 2004. Main house.
Microwave operated normally, manufactured in April of 2004. Main house. X F. Trash Compactor Comments: X G. Mechanical Exhaust Vents and Bathroom Heaters Comments: Bathroom exhaust fans are performing as intended, all terminate to the outside of the home. Main house.. The laundry room has an exhaust fan installed in the ceiling but could not find a switch anywhere to turn on. Could not test. REI 7-2 (8/09) Page 51 of 62


Bathroom exhaust fans are performing as intended, all terminate to the outside of the home. Main house. X H. Garage Door Operator(s) Door Type: Sectional door Comments: Insulated wood overhead garage doors are installed on the home, one double and one single. Performing as intended., The double garage door has an electric opener with safety sensors installed. Working as intended, safety and reversing sensors working., The single garage door reversing switch was operating as intended along with the opener., The single garage door does not have child safety sensors installed for the opener. Would recommend adding these sensors for safety., Would recommend some minor caulking repair on the front fascia boards for the garage doors where they meet the stucco. Some minor seperation in places, see photos.
REI 7-2 (8/09)
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Insulated wood overhead garage doors are Would recommend some minor caulking repair on installed on the home, one double and one single. the front fascia boards for the garage doors where Performing as intended. they meet the stucco. Some minor seperation in places, see photos.
The double garage door has an electric opener with safety sensors installed. Working as intended, safety and reversing sensors working.
REI 7-2 (8/09)
Page 53 of 62


The single garage door does not have child safety sensors installed for the opener. Would recommend adding these sensors for safety. X I. Doorbell and Chimes Comments: Doorbell operated normally X X J. Dryer Vents Comments: Dryer vent terminates out through the left side wall of the home., Always routinely clean dryer vent to help prevent build up of lint which causes potential fires and decreases efficiency., There is a dryer vent installed in the single garage that vents to the outside., Exterior cover is damaged, recommend repair of the cover and seal. See photo., The flex tube connecting the dryer to the vent is severely kinked and limiting exhaust. Recommend installing a 90 degree connector here to prevent kinking of the exhaust vent pipe. See photo. in need of repair.
REI 7-2 (8/09)
Page 54 of 62


There is a dryer vent installed in the single garage Exterior cover is damaged, recommend repair of that vents to the outside. the cover and seal. See photo.
The flex tube connecting the dryer to the vent is severely kinked and limiting exhaust. Recommend installing a 90 degree connector here to prevent kinking of the exhaust vent pipe. See photo. in need of repair.
Did not test washer and dryer.
REI 7-2 (8/09)
Page 55 of 62

I=Inspected I X NI NP D K. Counter tops and cabinets NI=Not Inspected

Observations: Granite counter tops and tile backsplash are in good condition. Main house. Wood cabinets are performing as intended and are in good condition on both houses. Formica counter tops are performing as intended guest house. A few knife marks on the formica from use. Cabinet hardware and hinges are working as intended. Would recommend minor repair of the grout on the backsplash where it meets the granite counter top to seal. Some minor cracking noted to the right of the refrigerator.
Cabinet hardware and hinges are working as intended.
Formica counter tops are performing as intended guest house. A few knife marks on the formica from use.
Wood cabinets are performing as intended and are in good condition on both houses. REI 7-2 (8/09) Page 56 of 62


Granite counter tops and tile backsplash are in good condition. Main house.
Would recommend minor repair of the grout on the backsplash where it meets the granite counter top to seal. Some minor cracking noted to the right of the refrigerator.
VI. OPTIONAL SYSTEMS A. Lawn and Garden Sprinkler Systems Comments: X B. Swimming Pools, Spas, Hot Tubs, and Equipment Type of Construction: Comments: Outdoor spa was not inspected.
REI 7-2 (8/09)
Page 57 of 62


Outdoor spa was not inspected. X C. Outbuildings Materials: Comments: Work shop building was functional.
Work shop building was functional. X D. Outdoor Cooking Equipment Energy Source: Comments: X E. Gas Supply Systems Comments: Gas meter located on back of home.
REI 7-2 (8/09)
Page 58 of 62


Gas meter located on back of home. X F. Private Water Wells (A coliform analysis is recommended) Type of Pump: Type of Storage Equipment: Comments: X G. Private Sewage Disposal (Septic) Systems Type of System: Location of Drain Field: Comments: X H. Whole-House Vacuum Systems Comments: X I. Other Built-in Appliances Comments:
REI 7-2 (8/09)
Page 59 of 62

Report Summary
Report Summary STRUCTURAL SYSTEMS Page 7 Item: B Grading & Drainage
A downspout on the front right corner of the main house is loose to the wall and needs secured.. The guest house could use improvement of drainage away from the foundation on the back right hand side. Slab exposure is okay here but the flower bed buildup of dirt is somewhat preventing proper drainage away from the home. Improvement needed to keep water moving away from the foundation and no pooling of water next to it. see photos.. Slab exposure is minimal in places on both houses. Try to always maintain at least 4 inches of slab exposure, especially against stucco as water can get behind the stucco and it will deteriorate. see photos.. Gutters need cleaning. Page 12 Item: D Roof Structure & Several soffit areas need minor repairs to seal holes. See Attic photos. Page 16 Item: E Walls (Interior and Noticed one small minor crack in the stucco on the right hand Exterior) side of the main house towards the back. Repair to keep the stucco sealed from moisture. See photo.. Stucco is touching the ground on the right front corner of the main house. Remove dirt here to obtain at least 4 inches of clearance.. Fascia board is pulling away from the wall on the front right corner of the home. Repair and seal. Page 19 Item: F Ceilings & Floors One cracked kitchen floor tile in the main house. See photo.. Cracked floor tile in bathroom of the guest house. See photo.. Minor ceiling cracks on ceilings of the closets in the guest house. Laminate wood floor transitions and trim work around door thresholds could use sealed or covered in the guest house. Page 20 Item: G Doors (Interior & The kitchen door in the guest house is rubbing at its top, in Exterior) need of minor repair. Page 20 Item: H Windows Guest house has single pane glass and three windows have cracked glass. In need of repair. Page 22 Item: I Stairways (Interior Uneven steps on the main house stairwell. First step is 6 3/4 & Exterior) inches high followed by 6 3/8, 5 7/8: 7, 6 1/2, 6 1/2, 6 5/8 6 7/16, 6 1/2, 6 3/8: 6 3/4, 6 1/2, 6 9/16, 6 9/16, 6 1/2, 6 1/2, 6 9/16, 6 9/16, 6 1/4. Steps should not vary by more than 3/8 of an inch from top to bottom. Back wooden deck steps also vary slightly on stair risers. Not as bad as the interior steps, but are not quite in tolerance. Page 23 Item: J Fireplace/Chimney Would recommend sealing the fireplace exterior stone to the stucco. ELECTRICAL SYSTEMS
REI 7-2 (8/09)
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Page 29 Item: A Service Entrance and Panels
There is no (AFCI) arc fault circuit interrupters installed on the guest house electrical panel. See note on (AFCI) recommendation. Arc-fault (AFCI) protection is now required for all 15amp and 20amp electrical circuits. This is a current NEC code change and upgrade to the electrical system. While this may not have been a code requirement when this property was originally constructed it is now a requirement for all TREC Licensed Inspectors to call as a deficiency. Upgrading the AFCI protection will enhance your home and personal safety. Would recommend sealing both electrical panels to the wall with caulking to seal out moisture and insects. Especially across the top and sides of the panels. In need of repair, there is one double tapped circuit breaker in the electrical panel for the main house. Have a licensed electrician correct this issue. There should not be any double tapped breakers. see photo. The neutral or common wires (white wires) are doubled up on the neutral buss bar on the main house panel. Per code all neutral wires must have there own terminal lug on the buss bar and not doubled up. Have a licensed electrician correct this issue. There are several lugs that have doubled up neutral wires. There are empty lugs in the panel to correct this. Have electrician repair. There is one Square D circuit breaker installed in the Cutler/Hammer electrical panel. Would recommend talking with your licensed electrician about switching this breaker with a Cutler/Hammer breaker. Warranty could be voided by not using the correct brand breaker in the electrical panel. Page 32 Item: B Branch Circuits, There is no (GFCI) protection on the electrical receptacle in Connected the guest house bathroom. Would recommend adding a Devices, and (GFCI) ground fault receptacle here for safety., The outside Fixtures Koi pond electrical receptacles do not have (GFCI) protection. All outside receptacles need to have (GFCI) ground fault protection. In need of repair., In need of repair, the electrical receptacle next to the sink in the tool shed needs to have (GFCI) protection also., The smoke detector outside the master bedroom in the main house was not working properly when tested. Depressed button would not turn on the detector but when others were turned on it would alarm. In need of repair., There are two electrical receptacles on the back wall of the living room in the guest house that does not have any power to them. In need of repair. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS Page 34 Item: A Heating Equipment The electrical wall heater in the guest house bathroom does not operate. Page 36 Item: B Cooling Equipment Seal hole where ac compressor vapor and pressure lines enter the soffit on the guest house. PLUMBING SYSTEMS
REI 7-2 (8/09)
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Page 43 Item: C Water Heating Equipment
In need of repair for safety reasons. There is no drain line to within six inches of the floor or outside for the temperature and relief valve. This is for protection from the valve if it would turn on spewing hot water. A flex gas line with a shutoff is present and not used next to the water heater in the garage. remove and cap off the line to prevent someone from accidently turning on the gas. In need of repair, the temperature and relief and drip pan drain lines should terminate to within six inches off the ground on the outside of the home. These are almost into the dirt. Cut off piping to obtain the six inches of clearance. Page 45 Item: E Tubs and showers The tub diverter for the guest house bathtub/shower does not completely shutoff when filling the tub. In need of repair. Would recommend repair of a small grout crack on the outside lower portion of the upstairs bathtub in the main house. See photo. The kitchen faucet in the guest house appeared to have low flow. Could not determine if it has a partial blockage or not.
Page 48 Item: F Sinks APPLIANCES Page 49 Item: B Food Waste Disposer Page 51 Item: D Page 52 Item: G Page 54 Item: H
Page 55 Item: J
Page 57 Item: K
Garbage disposal did not operate in the main house, motor was stuck. In need of repair, should be a matter of using the wrench to unstick the motor from lack of use. Countertops Both ranges do not have any anti-tip over protection. Would recommend having the brackets installed for this safety feature. Mechanical The laundry room has an exhaust fan installed in the ceiling Exhaust Vents and but could not find a switch anywhere to turn on. Could not Bathroom Heaters test. Garage Door The single garage door does not have child safety sensors Operator(s) installed for the opener. Would recommend adding these sensors for safety., Would recommend some minor caulking repair on the front fascia boards for the garage doors where they meet the stucco. Some minor seperation in places, see photos. Dryer Vents Exterior cover is damaged, recommend repair of the cover and seal. See photo., The flex tube connecting the dryer to the vent is severely kinked and limiting exhaust. Recommend installing a 90 degree connector here to prevent kinking of the exhaust vent pipe. See photo. in need of repair. Counter tops and Would recommend minor repair of the grout on the cabinets backsplash where it meets the granite counter top to seal. Some minor cracking noted to the right of the refrigerator.
REI 7-2 (8/09)
Page 62 of 62

1135 Wynnwood - Property Inspection Report

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Newton Home Inspections

Property Inspection Report

Newton Home Inspections

Newton Home Inspections

1135 Wynnwood Lane, Houston, TX

PROPERTY INSPECTION REPORT

1135 Wynnwood Lane, Houston TX, 77008

Chuck Newton, License #10466

REI 7-2 (8/09)

Newton Home Inspections

1135 Wynnwood Lane, Houston, TX

REI 7-2 (8/09)

Newton Home Inspections

1135 Wynnwood Lane, Houston, TX

Driveway and sidewalks are in good condition.

Some cracking on sidewalk but not uneven.

REI 7-2 (8/09)

Newton Home Inspections

1135 Wynnwood Lane, Houston, TX

REI 7-2 (8/09)

Newton Home Inspections

1135 Wynnwood Lane, Houston, TX

REI 7-2 (8/09)

Newton Home Inspections

1135 Wynnwood Lane, Houston, TX

Need slab exposure here.

REI 7-2 (8/09)

Newton Home Inspections

1135 Wynnwood Lane, Houston, TX

Gutters need cleaning.

REI 7-2 (8/09)

Newton Home Inspections

1135 Wynnwood Lane, Houston, TX

REI 7-2 (8/09)

Newton Home Inspections

1135 Wynnwood Lane, Houston, TX

REI 7-2 (8/09)

Newton Home Inspections

1135 Wynnwood Lane, Houston, TX

Roof structure appears to be performing as intended. Rafter fit is good.

REI 7-2 (8/09)

Newton Home Inspections

1135 Wynnwood Lane, Houston, TX

Attic ladders are not insulated.

REI 7-2 (8/09)

Newton Home Inspections

1135 Wynnwood Lane, Houston, TX

Exterior stucco in good condition, performing as intended. Page 12 of 62

Newton Home Inspections

1135 Wynnwood Lane, Houston, TX

Cement board siding in good condition.

Minor damage to cement board siding here.

REI 7-2 (8/09)

Newton Home Inspections

1135 Wynnwood Lane, Houston, TX

Small hole in wall in guest house.

seal where stone meets cement board siding.

REI 7-2 (8/09)

Newton Home Inspections

1135 Wynnwood Lane, Houston, TX

Missing trim board here back right corner.

REI 7-2 (8/09)

Newton Home Inspections

1135 Wynnwood Lane, Houston, TX