Sample Home Inspection Report - Jesiolowski Inspections

Inspection Report 6140-01586
Prepared for: My Client 123 Cherry St, Any Town TX 12345
Jesiolowski Inspection Services

David Jesiolowski 6140 35 Roundtop Pl. The Woodlands , TX 77381 281-904-3226 djesiolowski1@att.net 06/01/2011
PROPERTY INSPECTION REPORT

Prepared For: My Client
(Name of Client)
Concerning: By:
123 Cherry St, Any Town , TX 12345

(Address or Other Identification of Inspected Property)
Jesiolowski Inspection Services - T.R.E.C. 6140

(Name and License Number of Inspector)
06/01/2011
(Date)
(Name, License Number and Signature of Sponsoring Inspector, if required)
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. 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
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 7-2 (8/09)
Report Identification 123 Cherry St Any Town , TX 12345
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=Deficiency
I. STRUCTURAL SYSTEMS
A. Foundations Type of Foundation(s): Post Tension, Slab on grade Comments: Post Tension Slab on Grade Foundation. The post tension cables are positioned evenly around the perimeter of he slab. They are visible only where not covered by soil, vegetation, decking or patio. Post tension cables provide horizontal containment of the concrete so that it resists cracking and separation when subjected to differential settlement of the soil. There are grade beams that provide support under the bearing loads of the house. The grade beams also contain reinforcement and tension cables. In my opinion, the foundation appears to be providing adequate support for the structure based on a limited visible observation today. At this time, I did not observe any evidence that would indicate the presence of significant deflection in the foundation. The interior and exterior stress indicators showed little effects of movement and I perceive the foundation to contain no significant unlevelness after walking the 1st level floors. Note 1: This is a cursory and visual observation of the conditions and circumstances present at the time of the inspection. Opinions are based on observations made without sophisticated testing procedures. Therefore the opinions expressed are one of apparent conditions and not absolute fact and are only good for the date and time of the inspection. Although no damage was observed at the time of the inspection, soil conditions in this part of Texas are known to be unstable and no warranty is made against future damage from soil movement. Note 2: The majority of house foundation problems are not jeopardizing the structural integrity of the house. Rather, the foundation problems present cosmetic deficiencies [cracked brick veneer], inconveniences [fixing jammed doors] and need for greater home maintenance The final decision concerning the repair of a house's foundation depends on the individual homeowner's tolerance of the symptoms. I repair is required, a qualified contractor and engineer will design a system, usually some type of concrete piers, to stabilize the foundation. Sometimes follow-up adjustment is required. Note 3: The inspector is not a licensed structural engineer with specialized training to perform an engineering evaluation of the performance of the foundation. If you feel the need to have a second opinion I recommend you retain a Professional Engineer for an opinion of the performance of the foundation. The Professional Engineer you retain should have the specialized training to perform an engineering evaluation of the performance of the foundation. He can provide you with: 1) a second opinion concerning foundation performance and, 2) an opinion as to whether foundation repair is structurally necessary and, 3) options in addition to to foundation repair that the engineer deems applicable to this structure.
REI 7-2 (8/09)
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Note 4: I recommend that you visit the following website: http://houstonslabfoundations.com/ This website will provide you with general information about slab-on-grade foundations in the Greater Houston Area that is not readily available elsewhere. The website was published specifically to help buyers and others understand foundation inspections with reference to real estate transactions.
B. Grading and Drainage - Comments: Drainage appears to be away from house in all areas. Surface drains were noted around the property. These drains were not tested. Inspector is unable to determine the condition of underground pipes. C. Roof Covering Materials Type(s) of Roof Covering: Architectural asphault shingles Viewed From: From the ground Comments: Types: Composition asphalt The roof was inspected by binoculars from the ground. The pitch of the roof was too steep to safely walk. The roof is composition shingles, one layer. No lifting or curling of the shingles was observed. The granule cover was adequate. No visible signs of water penetration was observed. The inspector reserves the right to not climb up on steep roofs or roof surfaces considered by the inspector as not safe to walk. Therefore the inspection is limited by what the inspector can see from the ground. Not every deficiency that might be seen or discovered by being on the roof can be reported. If the client must have the roof inspected from the surface of the roof, then the client is advised to obtain the services of a roofing contractor with the climbing equipment required to safely traverse a steep, wet, or deteriorating roof cover. D. Roof Structure and Attic
REI 7-2 (8/09)
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Viewed From: Inside the attic Approximate Average Depth of Insulation: 12 inches Approximate Average Thickness of Vertical Insulation: Insulation in exterior vertical walls not visible Comments: Issues: The pull down attic ladder frame is installed with dry wall screws which do not have adequate strength. Attic stair manufactures typically recommend 10 to 16, size 16D nails or 1/4 X 3 inch long lag screws. Attic stairs installed with dry wall screws are known to collapse. This is a safety issue. The pull down attic ladder door is not insulated. All attic doors require insulation to enhance energy efficiency. Recommend repair by a qualified contractor. Comments: The roof framing appeared to be in sound condition. No water stains on the visible rafters or sheathing was observed.
Some areas of attic areas were inaccessible due to HVAC equipment and ducts, personal storage, or low clearance. Ventilation are soffit vents and ridge vents.
REI 7-2 (8/09)
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E. Walls (Interior and Exterior) - Comments: Types: Brick veneer, Cement board exterior Issues: There is a minor leak in the master shower surround. The glass seals are loose. Recommend repairing the seal.
Comments: Not all interior wall surfaces were visible due to furniture and personal items. All walls appeared to be structurally sound at the time of the inspection. Note: The framing behind the walls is mostly concealed. That which was observable was in good condition. There were no visible indication from looking at the walls that there are any framing issues. There was no indication that water has seeped into the wall cavities. F. Ceilings and Floors - Comments: Types: Carpet, Tile Not all of the flooring was visible due to furniture and personal items. No structural cracks or water stains were observed in ceilings. No cracks were observed in the floor tiles at the time of the inspection. As new foundations cure, there may be minor cracking and shadow cracks may appear in the tiles. Concrete floors do develop very narrow cracks as the slab cures. These type of cracks are commonly called "spider" cracks as they are irregular. These types of cracks are revealed when the carpets are replaced. In most cases they do not represent a serious problem. However if cracks are wide and the slab appears to have shifted or if there is moisture at the cracks call a structural engineer or licensed foundation repair company for further evaluation. Some minor cracking of the garage floor was observed. This is considered normal and not a serious structural problem.
REI 7-2 (8/09)
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G. Doors (Interior and Exterior) - Comments: Types: Hollow wood interior, Solid wood garage entry door Issues: Exterior garage door: The jamb at the exterior door is deteriorated on the both side. Recommend repair by a qualified contractor.
The OH garage door latch was released and the door spring did not prevent the door from slamming shut. The spring should overcome the weight of the door. This is a safety issue. A qualified contractor should repair. There are ropes attached to the bottom of the garage doors. The ropes should be removed as they a considered a child safety hazard. Comments: All the exterior doors open/close/lock properly. All the interior doors open/close/latch properly. H. Windows - Comments: Types: Metal Frame Single Pane Issues: A window glass pane is cracked in the kitchen dining area overlooking the pool. Recommend repair by a quailed contractor. Some windows were difficult to operate. Recommend cleaning and lubricating. If this does not remedy the problem, consult with a qualified contractor. The window located over the spa tub does not carry a safety label to indicate the glass is tempered. Glass that is not tempered or other wise shatter proof will break into slivers. This is a safety hazard. Recommend repair by a qualified contractor. Note: The glass may well be safety glass and was not labeled, it may have carried an affidavit from the manufacture to the builder. The inspector has no way of knowing this as a fact. Ask the seller if they have any paper work about this window. Comments: All accessible windows open / close / lock properly. All windows have screens. I. Stairways (Interior and Exterior) - Comments: The stairway has a continuous railing. The steps have even rises and proper length treads.
REI 7-2 (8/09)
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J. Fireplace/Chimney - Comments: Types: Metal box, ceramic wall panels, gas log Issues: There is no stop on the damper. This is recommended if there is a gas log to prevent lighting the gas log with the damper closed. This is a safety concern. Consult with a qualified gas log/ fireplace supplier/ contractor for the installation of the proper equipment for this fireplace.
The gap between gas supply pipe and the fire box is not fire caulked. Sealing this opening discourages hot gas and ash from venting up the interior chase. Flue gas is very hot, hot enough to dry out wood and lower its spontaneous combustion temperature. It is necessary to seal all fire box openings inside fireplaces. Fireplace manufactures call for this in their installation instructions. Recommend repair by qualified contractor.
Comments: The inside of the flue along its entire length could not be clearly seen from the hearth. Chimneys should be cleaned periodically and inspected with video equipment by chimney sweeps. A TREC inspection does not provide this level of inspection. The chimney cap was not accessible from the roof. K. Porches, Balconies, Decks, and Carports - Comments: Types: Concrete The pool patio was in sound condition at the time of the inspection.
REI 7-2 (8/09)
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L. Other - Comments: The flat work appeared to be in good condition.
REI 7-2 (8/09)
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II. ELECTRICAL SYSTEMS

A. Service Entrance and Panels - Comments: Types: Circuit Breakers Issues: The breakers were not labeled. Proper labeling aids in circuit identification. A qualified electrician should repair. Inspectors are not required to verify the accuracy of breaker labeling.
There is no anti-oxidant paste on the main service wires at the main disconnect lugs. This paste discourages corrosion by sealing out moist air. Corroded wires increase electrical resistance and heat. A qualified electrician should repair.
REI 7-2 (8/09)
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The ground rod clamp is a Weaver clamp. These are not listed for this application. A listed Acorn clamp is required. Weaver clamps come loose and they corrode. This clamp is loose and the screws are corroded. Also the phone and cable services are not grounded. Recommend repair by a qualified contractor.
There are two or more neutral wires under one terminal lug. Only one neutral wire to a terminal lug is allowed. If one of the neutrals are removed the other neutrals may be unintentionally removed [or loosened] as well. If this happens to the grounded neutral of a multi wire circuit a 120 volt circuit may be converted into a 240 volt circuit. A loose neutral could result in 160 volts across 120 volt load. This is a safety concern. Note: When this home was built this was not a requirement. It became a requirement in 2002. [Note: Neutrals are current carrying wires]. Recommend further review by a qualified electrician.
The white wires on the 240 volt breakers are not taped black to indicate that they are "HOT" wires, not return neutrals. A qualified electrician should repair.
REI 7-2 (8/09)
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The AC manufacture label on the 2 ton condenser calls for a 25 ampere HACR circuit breaker protection maximum, the panel has a 30 ampere breaker installed. Oversize AC breakers may not only lead to equipment damage but personal injury. Recommend that the manufactures recommended breaker be installed by a qualified electrician. Comments: Main breaker panel and enclosure is located on the right side of the house, service wires are buried underground. The main service disconnect is 150 AMP, 120/240 volt. The service wires are aluminum. Aluminum is commonly used for service wiring as copper is very expensive. This home is not equipped with Arc Fault Circuit Interrupters (AFCI's) - Not required when this home was built but are required by current building standards. AFCI's contain solid state circuitry that will recognize the unique voltage and current wave form combinations that are the signature of an electrical arc, and the open circuit when arcing occurs. Suggest that the client consider upgrading with AFCI's at all outlets in bedrooms to enhance safety. B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper wiring Comments: Issues: There is no service receptacle for the AC condenser[s]. This receptacle should be GFCI protected. A qualified electrician should repair.
REI 7-2 (8/09)
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The wall receptacle in the master bathroom is located in the mirror. (1) The outlet box is set too far behind the dry wall. (2) The cut-out in the mirror is too small to allow the box to be set flush with the mirror which is required to allow the receptacle to be set the proper distance so the cover plate can be installed flush to the surface of the mirror. Presently there is no cover plate and the receptacle is loose in the box. This is a shock and fire hazard. The glass will have to be re-cut and a box extender installed to correct this deficiency. Recommend further evaluation and repair by a qualified electrician and glass cutter to correct this deficiency.
There is an outside receptacle located at the back of the house being used to supply power to the grill. The receptacle box was never connected to the exterior wall and it is hanging by its wiring. This is a shock and fire hazard. Recommend further evaluation and repair by a qualified electrician to correct this deficiency.
One smoke detector located in the upstairs hallway by the thermostat did not respond to the test button. However it did alarm along with all the others when they were tested. Recommend further evaluation and repair by a qualified technician. Light fixture located at the front entry is not responding to any wall switch. Check for blown bulb, if the bulb is OK a qualified electrician should evaluate and repair. Light fixture located in the master bathroom. is not responding to any wall switch. Check for blown bulb, if the bulb is OK a qualified electrician should evaluate and repair. Comments: The electrical wiring is mostly concealed. Inaccessible receptacles were not tested. The branch circuit wiring is copper. All receptacles that require GFCI [Ground fault Circuit Interrupter] protection were tested. Lights with motion and/or light sensors were not verified as operational. Receptacles that were behind furniture and behind stored items were not tested.
REI 7-2 (8/09)
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Today's standards require outdoor receptacles to be enclosed by hinged covers that enclose the entire receptacle not just the sockets and with cord knockouts to allow the cover to be closed with cords attached. Metal/ plastic hinge plates over sockets do not provide adequate protection. This is recommended as a safety upgrade.
Seven smoke detectors were tested by using the test buttons. Six responded to the test buttons. This test does not assume that the smoke detectors will operate if there is a fire. Current standards require smoke detectors in each sleeping area and in the hallways leading to the sleeping areas. These detectors should be wired together, with two power sources [hard wired and battery] and be connected so that when one alarms they all alarm. Smoke detectors need to be tested periodically. These smoke detectors appear to meet this standard.
REI 7-2 (8/09)
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III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

A. Heating Equipment Type of System: Horizontal, Rheem Energy Source: Natural Gas Comments: Types: Forced hot air The furnaces operated normally from the thermostat controls. Heated air appeared to be discharging from all accessible registers. No carbon monoxide was detected during operation of the heating systems. Annual service of the heating systems by a qualified HVAC contractor is recommended. The programmable features of the thermostat[s] are outside the scope of a visual inspection. Dismantling of the furnaces is required to thoroughly inspect the heat exchangers for cracks and is outside the scope of this inspection. The furnace burners are enclosed, not visible for inspection. B. Cooling Equipment Type of System: Electric, Horizontal split unit, Rheem Comments: Types: Forced Central Air Issues: The opening through the exterior wall [service entrance] for the suction line, pressure line and electrical cables is not sealed. Recommend sealing this opening to discourage water intrusion, pest/ insect infestation and associated damages.
REI 7-2 (8/09)
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The back-up drain for the internal water collection pan in the evaporator case is closed. The plug/cover should be removed and a fitting attached to allow the internal pan to drain to the secondary safety pan if the primary drain becomes plugged. If the internal pan overflows, the evaporator may become flooded and the insulation inside the coil case will become damaged. Recommend repair by a qualified HVAC contractor.
The secondary pan under the unit serving the upstairs is holding rust flakes that could clog the drain. Also the corrosion may weaken the corner seals and allow the pan to leak. Recommend cleaning, re-sealing, or if necessary, replacing the drain pan by a qualified contractor.
One of the secondary drains does not terminate over a window for observation of water in the secondary pan. Recommend repair by a qualified contractor. There is a cutout in the plenum leading to the evaporator coil on the unit serving the downstairs. The cut-out was covered and tapped shut. The tape is coming loose and conditioned air is escaping. Recommend repair by a qualified HVAC contractor.
REI 7-2 (8/09)
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The condenser coils needs cleaning. Condenser coils should be washed periodically for best performance. Wash with a garden hose, do not use a power washer. The insulation on the suction line at the condenser is rotted. Recommend replacing the insulation by a qualified contractor.
Comments: Two AC condensers, Rheem Model RAMB-024JBZ, Serial 6314F230108857, 2 ton capacity, 25 ampere HACR breaker, and Rheem Model RAMB-048JBZ, Serial 6320F230116302, 4 ton capacity, 45 ampere HACR breaker. Upstairs: Supply air temperature was 50 degrees, return air temperature was 72 degrees (22 degree differential). Normal differential is 15 - 22 degrees. Downstairs: Supply air temperature was 53 degrees, return air temperature was 73 degrees (20 degree differential). Normal differential is 15 - 22 degrees. Determining the service life of HVAC equipment is beyond the scope visual inspection. Typically AC units have a life span of 10 to 15 years. Some last longer, and some don't make 10 years. There was no ready access to the evaporator coil. It was not inspected. TREC inspectors are not allowed to check refrigerant levels. Recommend having AC equipment service at the beginning of the cooling season by a HVAC contractor. No open seams were observed in the drain pan at the time of the inspection.
REI 7-2 (8/09)
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C. Duct System, Chases, and Vents - Comments: Types: Flex ducting Issues: Supply ducts are laying on the attic floor. Ducts should be strapped up off the floor to discourage condensation from forming and wetting the insulation and the ceilings below. Recommend repair by a qualified contractor.
There are supply ducts that are touching. There should be an air space between the ducts to discourage the formation of condensation that can damage the attic insulation and stain the ceilings. Recommend repair by a qualified contractor.
A steel support strap for the plenum on the unit servicing the downstairs has pulled out of the rafter and is no longer supporting the weight of the plenum and coil. Recommend repair by a qualified HVAC contractor.
REI 7-2 (8/09)
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The return filters are dirty. Dirty filters can reduce air flow and reduce cooling efficiency. Recommend the filters be changed every 30 to 45 days. There is some loose insulation in the ceiling register located in the back middle bedroom. There may be an opening in the duct where insulation is being pulled in. Recommend further review and repair by a qualified HVAC contractor.
REI 7-2 (8/09)
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IV. PLUMBING SYSTEM

A. Water Supply System and Fixtures Location of water meter: In the front yard, no meter, private water system Location of main water supply valve: Left side of the house Static water pressure reading: 70 psig Comments: Types: Rigid Copper pipe Issues: Recommend sealing around the master bathtub spout to discourage water intrusion.
The faucet in the laundry room leak. The faucets are rusted. Recommend repair by a qualified plumber.
REI 7-2 (8/09)
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Comments: The cover for the kitchen sink faucet is missing. This is cosmetic and has no effect on the function of the faucet.
There were no hot/cold reverse situations at the faucets. The water pipes are copper. Many water pipes are concealed in the walls and not visible. No leaks observed in the pipes at the time of the inspection. B. Drains, Wastes, and Vents - Comments: Types: PVC Issues: The Hollywood bath right side vanity sink has a drain leak. A qualified plumber should repair. Comments: Waste lines appeared to be in serviceable condition. The plumbing vents appeared to be in serviceable condition. Vent piping was not fully visible. Most of the waste water plumbing is concealed in the walls or under ground and not fully visible. The physical inspection of underground plumbing is not within the scope of a TREC visual inspection. Such inspections are performed by plumbing contractors who are licensed to open underground plumbing and who use sophisticated equipment for these inspections. The main sewer system is city. Clean-outs are located around the outside of the structure. The main sewer cleanout is located on the front side of the house. All drains flowed normally. Bath traps are not visible. Vanity sinks a shower stalls are filled with water and drained. The visible plumbing is inspected for leaks. The tubs are filled about 6 inches and spa tubs are filled over the nozzles. Toilets are flushed several times.
REI 7-2 (8/09)
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C. Water Heating Equipment Energy Source: Natural Gas Capacity: 50 gallon Comments: Types: Tank One, Bradford and White, 50 gallon capacity water heater, located in the attic. The temperature and pressure relief valve was not tested due to the likelihood that the valve may not reseat, resulting in water damage and the need to call a plumber. T&P valve should be tested annually to ensure proper operation and drainage. The manufactures of T&P valve recommend that the owner test these valves once a year and have them replaced by a qualified plumber every three years. The functional test of the water heater is not a guarantee or warranty of future performance. Water heaters are prone to failure at any time and it is possible that routine home owner maintenance or repair may be needed upon occupancy. Model number M15036EN10 Serial number WJ2026278 40,000 btu burner No open seams or holes in the safety pan was observed at the time of the inspection. The thermostat did respond to an adjustment. The life expectancy of a gas water heater is beyond the scope of a visual inspection. Typically they have a life span of ten years. Some last longer and some don't. D. Hydro-Massage Therapy Equipment - Comments: Issues: There is no ready access to the underside of the spa tub. Ready access is defined as access that does not damage the finish or the building structure. The panels/tile around the tub must be removed by cutting away the sealant/grout to inspect the plumbing for leaks and to verify that the spa pump is bonded. Access is also required to repair or replace the pump. The inspector is not required by the standards of practice to remove the sealant/grout to perform this inspection. This is a very common situation as builders in the Houston area do not follow recommended practices for the sake of displaying a better appearance and economy. Comments: Hydro-Therapy Equipment was operational at the time of the inspection. The GFCI was tested using the test button. It operated and it shut down the pump as intended.
REI 7-2 (8/09)
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V. APPLIANCES
A. Dishwasher - Comments: Issues: The dish trays are rusted. The degree of rust appears to be minor. This is a health issue. Recommend repair by a qualified contractor. Comments: The dishwasher was operated successfully on a normal cycle. The inspection of the dishwasher does not involve washing dishes or determining the quality of the dish washing process. The inspection confirms the normal operation of the appliance only. B. Food Waste Disposer - Comments: The disposer operated. The operation of the disposer did not confirm its capability to grind food. No leaks were observed at the time of the inspection. The disposer is an economy model. This model is not as robust as the larger more powerful and more expensive units. C. Range Exhaust Vent - Comments: Types: Updraft in the microwave Issues: The exhaust filter is grease laden. Recommend cleaning the grease filter(s) every six months or when dirty with warm soapy water [dish washer] to insure proper operation. Comments: The exhaust hood is incorporated into the microwave. D. Ranges, Cooktops, and Ovens - Comments: Types: Gas cooktop, built-in electric oven Issues: Electric oven was set to 350 degrees and tested at 320 degrees which is not within the +- 25 degrees as stated in the Texas TREC inspection guidelines. Note: The oven took a long time to heat up. the heating element may need to be replaced and the control re-calibrated. The oven is extremely dirty, the glass had burnt grease on it so thick it could not be seen through. The inside of the oven was covered with burnt food. The oven requires an extensive cleaning.
The gas shut off valve is not readily accessible. All connections to appliances should have an accessible gas shut off. Recommend repair by a qualified contractor contractor[s]. The oven light did not operate. Recommend repair by a qualified appliance technician. Page 24 of 30 Jesiolowski Inspection Services
REI 7-2 (8/09)

The left front burner id not light using the ignitor, it was lit using a torch. Recommend repair by a qualified appliance technician. Comments: Gas cooktop. The broiler element works. The self cleaning function is not tested. E. Microwave Oven - Comments: Issues: The turntable did not operate. A qualified technician should further evaluate and repair. Comments: Microwave oven was tested by heating a cup of water on high for one minute. Testing for radiation leakage is beyond the scope of a visual inspection. F. Trash Compactor - Comments: G. Mechanical Exhaust Vents and Bathroom Heaters - Comments: Issues: Upstairs bathroom exhaust fans vent into the attic. Building standards state that bathroom fans should vent directly to the outside to expel moist air and discourage discharging moist air into the ceiling spaces and the attic sheathing and insulation. A qualified contractor should repair. There is no exhaust fan in the master bathroom. The fan in the toilet closet is not designed or located to serve the bathroom. Recommend installing an exhaust fan to discharge moisture laden air to the outside of the building. Comments: The exhaust fans were operational at the time of the inspection. H. Garage Door Operator(s) - Comments: Issues: The left side door, as seen from the street, did not reverse when blocked by a 2 X 4 laying on its flat side. This is a safety issue. Recommend repair by a qualified contractor. The right side door, as seen from the street, will not close unless the control button for the operator is held. A qualified contractor should repair. Since the right side door is not operating properly the blocking function and the electric eyes could not be tested. The electric eyes are more than 6 inches from the floor. This is a recognized safety concern. A qualified overhead door contractor should repair. There are no device[s] [1/4 nut and bolt] at the manual lock[s] to deter locking the doors[s]. The locking bar mechanism[s] should be disabled. This is required whenever automatic operators are installed. Recommend repair to discourage damaging the door and the door opener by operating the automatic door opener with the door locked. Comments: The garage door operators were tested.
REI 7-2 (8/09)
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When the beam between the electric eyes omn the seft side door were broken the door reversed. I. Doorbell and Chimes - Comments: The door bell was operational at the time of inspection. J. Dryer Vents - Comments: The dryer vent is vented through the side wall. Monitor closely for lint buildup.
REI 7-2 (8/09)
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VI. OPTIONAL SYSTEMS

A. Lawn and Garden Sprinkler Systems - Comments: Issues: The sprinkler system did not operate in the manual mode. Recommend seller demonstrate its manual operation to the buyer demonstrate by a qualified technician. If the unit can not be cycled manually consider replacement with an unit that can. Comments: Back siphon valve is located on the left side of the house. There are 5 zones.
B. Swimming Pools, Spas, Hot Tubs, and Equipment Type of Construction: Gunite shell, steel bar reinforcement Comments: Types: In-Ground Pool Issues: The pool sweep pump is not electrically bonded to the pool grid. Recommend bonding by a qualified electrician. This is a safety issue. There is no safety equipment at pool side such as a Shepherd's hook or life preserver or first aid kit. Recommend these items be available. The gates are not self latching as is recommended when a pool is present. The gates drag on the ground and the closer springs are not adjusted to close the gates. Recommend repair by a qualified contractor. Comments: The pool is gunite shell and a "pebble" top coat construction. The type and design of the reinforcing steel can not be determined by a visual inspection. Contacting the pool builder is recommend for this information. The pool has a unit that produces chlorine ions form salt. The unit appeared to be functioning. The unit was operated in the "service" mode. The pool heater operates. Plumbing is labeled. No plumbing leaks. The deck and coping are in good condition.
REI 7-2 (8/09)
Page 27 of 30

The skimmer operated The control valves operate. The blower operates. The cleaner operates. No cracks were observed in the concrete. The GFCI for the pool and spa lights did operate. The pool & spa lights The determination of the pool chemistry is beyond the scope of a visual inspection agreement. Verification of the presence and proper function of a hydrostatic relief valve is beyond the scope of a visual inspection. The determination of the pool chemistry is beyond the scope of a visual inspection agreement. The audible alarm at the back door operated. C. Outbuildings - Comments: D. Outdoor Cooking Equipment Energy Source: Comments: E. Gas Supply System - Comments: Types: Gas utility company, natural gas Issues: The sediment traps at the furnace(s) and the water heater(s) are not installed correctly as required by code. The trap should be vertical with the gas main connected at the top o f the pipe tee and the trap connected at the bottom of the tee. The flex gas supply to the appliance should be connected to the tee at a right angle. A qualified contractor should correct this deficiency.
REI 7-2 (8/09)
Page 28 of 30

REI 7-2 (8/09)
Page 29 of 30

Comments: Gas meter is located on the left side of the house. All accessible gas connections at points of use, and only where supply connections are readily accessible, were monitored for leaks and none were found. Flex hoses are used to connect appliances. There is a gas dryer. Ask the seller to have the gas line capped when they move. This is a safety issue. F. Private Water Wells (A coliform analysis is recommended.) Type of Pump: Type of Storage Equipment: Comments: Types: City Water
G. Private Sewage Disposal (Septic) Systems Type of System: Location of Drain Field: Comments: Types: city sewer
H. Whole-House Vacuum Systems - Comments: I. Other Built-in Appliances - Comments: Types: Electric paddle fans The ceiling fans operated as intended.
REI 7-2 (8/09)
Page 30 of 30

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Inspection Report 6140-01586

Prepared for: My Client 123 Cherry St, Any Town TX 12345

Jesiolowski Inspection Services

PROPERTY INSPECTION REPORT

123 Cherry St, Any Town , TX 12345

Jesiolowski Inspection Services - T.R.E.C. 6140

(Name, License Number and Signature of Sponsoring Inspector, if required)

Report Identification 123 Cherry St Any Town , TX 12345

REI 7-2 (8/09)

Jesiolowski Inspection Services

Report Identification 123 Cherry St Any Town , TX 12345

REI 7-2 (8/09)

Jesiolowski Inspection Services

Report Identification 123 Cherry St Any Town , TX 12345

REI 7-2 (8/09)

Jesiolowski Inspection Services

Report Identification 123 Cherry St Any Town , TX 12345

REI 7-2 (8/09)

Jesiolowski Inspection Services

Report Identification 123 Cherry St Any Town , TX 12345

REI 7-2 (8/09)

Jesiolowski Inspection Services

Report Identification 123 Cherry St Any Town , TX 12345

Jesiolowski Inspection Services

Report Identification 123 Cherry St Any Town , TX 12345

REI 7-2 (8/09)

Jesiolowski Inspection Services

Report Identification 123 Cherry St Any Town , TX 12345

L. Other - Comments: The flat work appeared to be in good condition.

REI 7-2 (8/09)

Jesiolowski Inspection Services

Report Identification 123 Cherry St Any Town , TX 12345

II. ELECTRICAL SYSTEMS

REI 7-2 (8/09)

Jesiolowski Inspection Services

Report Identification 123 Cherry St Any Town , TX 12345

REI 7-2 (8/09)

Jesiolowski Inspection Services

Report Identification 123 Cherry St Any Town , TX 12345

REI 7-2 (8/09)

Jesiolowski Inspection Services

Report Identification 123 Cherry St Any Town , TX 12345

REI 7-2 (8/09)

Jesiolowski Inspection Services

Report Identification 123 Cherry St Any Town , TX 12345

REI 7-2 (8/09)

Jesiolowski Inspection Services

Report Identification 123 Cherry St Any Town , TX 12345

III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

REI 7-2 (8/09)

Jesiolowski Inspection Services

Report Identification 123 Cherry St Any Town , TX 12345

REI 7-2 (8/09)

Jesiolowski Inspection Services

Report Identification 123 Cherry St Any Town , TX 12345

REI 7-2 (8/09)

Jesiolowski Inspection Services

Report Identification 123 Cherry St Any Town , TX 12345

REI 7-2 (8/09)

Jesiolowski Inspection Services

Report Identification 123 Cherry St Any Town , TX 12345

REI 7-2 (8/09)

Jesiolowski Inspection Services