Report Identification: 123 Customer Ln.

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Property Address: 123 Customer Ln., Your City, TX 75123

 

Every Angle Inspectors

Chris Cordier Texas License #: 22494
Carrollton, TX 75007
469-573-3362
Chris@EveryAngleInspectors.com

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Table of Contents

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I = Inspected     NI = Not Inspected     NP = Not Present     D = Deficient    
ININPD   
 
I.   Structural Systems
The word "deficient" might seem a bit harsh in relation to some of the items below. Anything that is not perfect is considered deficient in these reports. 99.9% of properties have deficiencies no matter the age of said property. Our job as an inspector is to try and make our client aware of EVERYTHING we notice, no matter how large or small.
A. Foundations
Type of Foundation(s):  Post Tension Slab On Grade
Comments:
(1) Performance Opinion: (An opinion on performance is mandatory): Structural movement and/or settling noted; however, the foundation is supporting the structure at this time.
(2) Foundation Elevations: The general rule of thumb is that you want to take note of anything that deviates more than 2 inches with in 30 feet with the foundation elevation. Anything greater than this should be monitored over time or be inspected by a foundation specialist. If the measurements are not with in the standard deviation, the foundation may have stopped moving already OR it could still be moving.
A.
A.

(3) Settlement cracks at the right of the two car door garage.
A.
A.

(4) Corner Pop Out (Cosmetic), (South side of home)
A.

(5) The ends of the post tension cables in the foundation are exposed. The cables end should be cleaned ( remove any rust) and to seal the missing mortar.
A.

B. Grading and Drainage
Comments:
(1) Gutters are terminating on the roof. They should have individual downspouts that terminate at grade level. This set up will result in lessoning the life of the roof covering materials in that area.
B.
B.
B.

(2) Shrubbery too close to property. All shrubs/trees should be at least 1.5 feet away.
B.
B.

(3) Grading next to house is too low exposing too much of the foundation on the West side of house. Extra dirt should be added
B.
B.

(4) Grade to high on foundation in relation to brick veneer. There should be at least a 4 inch gap to prevent moisture wicking into wall.
B.

C. Roof Covering Materials
Types of Roof Covering:  Architectural
Viewed roof covering from:  Walked roof
Roof Pitch:  8:12
Comments:
(1) The covering is degrading in certain areas due to improper gutter installation. Gutters should never terminate back on to the roof as this lessons the life of the roof covering materials.
C.

(2) Flashing not properly nailed down in multiple locations.
C.
C.

(3) Flashing at plumbing stacks showing signs of animal damage. This is a potential moisture penetration issue.
C.
C.

(4) Nail heads are visible in some places on top of the shingles. These should be periodically caulked to prevent moisture penetration.
C.
C.

D. Roof Structures and Attics
Method used to observe attic:  Walked
Insulation Note:  The R-Value is the capacity of an insulating material to resist heat flow. The higher the R-value, the greater the insulating power. The R-Value should be not less than R-30 in attics according to our zone 3 of the International Energy Conservation Code (IECC). Types of insulation vary in their R-Value per inch. Example; Loosefill Fiberglass Insulation, common in attics in North Texas, is rated at 3 R per inch. So, minimum depth of this type of insulation should be 10" deep.
Approximate Average Depth of Insulation:  Less than 6 inches
Attic info:  Pull Down stairs
Comments:
(1) Soffits not secured in some areas.
D.

(2) The attic stairs are fastened to the framing with screws instead of the required nails. Screws do not have the desired shear strength to support an adequate weight load. Injury could result if not repaired.
D.
D.
D.

(3) Average insulation depth is only 5 inches. It should be at least 10 inches. There are also bare spots of insulation over the living room.
D.
D.

E. Walls (Interior and Exterior)
Siding Material:  Brick veneer
Wall Structure:  Wood
Wall Material:  Gypsum Board
Cabinetry:  Wood
Countertop:  Granite
Comments:
(1) The fascia/siding is in direct/close contact with the roof covering materials. There should be flashing and at least a 2 inch gap to help prevent rot.
E.

(2) Wood rot located around siding by north side dormer.
E.

(3) Siding loose above the right of front door.
E.

(4) Low and High lines from the condenser unit into the house should be sealed at the wall.
E.
E.

F. Ceilings and Floors
Ceiling Structure:  2X8
Floor Structure:  2 X 8
Ceiling Materials:  Gypsum Board
Floor Covering(s):  Carpet, Tile, Wood
Comments:
(1) Wood floors in den have not been installed correctly at the edges of the walls.
F.

(2) Locking mechanism to bedroom is not operational.
F.

G. Doors (Interior and Exterior)
Exterior Entry Doors:  Wood
Interior Doors:  Hollow core
Comments:
(1) Swinging door to wet bar area does not seat correctly and rubs the door frame when opened and closed.
G.

(2) There are no self closing mechanisms on the doors that go from living spaces to the garage. These should be installed to aid in the prevention of accidental death from carbon monoxide poisoning.
H. Windows
Sky Light(s):  None
Comments:
(1) Caulking needed around window of north side dormer.
H.

(2) Damaged screens in multiple locations.
H.

(3) Rusting lintels above windows in multiple locations. Primarily on the West side of house.
H.

(4) At least three windows in the front of the house are foggy. which usually means broken seals.
H.
H.

I. Stairways (Interior and Exterior)
Comments:
Guard rails at the second story level in not child safe. The main bars are 4 inches apart from one another like they are supposed to be, but the decorative rod iron in the center allow children to climb up them easily.
I.

J. Fireplaces and Chimneys
Chimney (exterior):  Metal Flue Pipe
Types of Fireplaces:  Gas w/ artificial logs
Operable Fireplaces:  One
Comments:
(1) Gas log fireplace is sealed and unable to check damper or if damper clamp is installed.
J.

(2) Chimney vent loose at West exterior wall.
J.

K. Porches, Balconies, Decks and Carports
Driveway:  Concrete
Comments:
L. Other
Comments:
(1) Driveway has some small cracks and some uneven areas present tripping hazards.
L.
L.
L.

(2) Fence slightly bowed on West side of backyard
L.

(3) Latching mechanism does not secure properly.
L.

(4) Previous water damage located under kitchen sink.
L.

Almost every house will move and settle overtime. In most cases these minor movements are natural and have sometimes stopped entirely. In any case where cracks in walls or foundations are evident, the client should monitor over time and then be more capable of determining the speed at which they are still moving or not at all. If the client should choose not to repair the items listed as deficient in this report, then these items should be at least monitored.

Note on roof coverings (Roof Pitch): The steeper the roof slope usually equates to longer roof life, 12:12 is high while 2:12 is low. Your roof pitch is listed above if we were able to measure it.

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I = Inspected     NI = Not Inspected     NP = Not Present     D = Deficient    
ININPD   
 
II.   Electrical Systems
There should be GFCI protection at all receptacles in bathrooms, kitchens, wet bars, garages, outdoors, crawl spaces, and unfinished basements. There should be at least one GFCI receptacle (with the test/reset buttons) at the most upstream outlet in that branch while the other outlets downstream will be clearly labeled that they are GFCI protected. These regulations are to aid in the prevention of shock in the highest risk areas. Receptacles should also be 18" above floor level in the garage to aid in the prevention of igniting dense fumes. Also, any splices in home wiring should be located inside junction boxes.
A. Service Entrance and Panels
Electrical Service Conductors:  Below ground
Service Size:  200 Amps
Panel Capacity:  200 AMP
Electric Panel Manufacturer:  SQUARE D
Panel Type:  Circuit breakers
Dryer Outlet Type:  4 Prong
Comments:
(1) Unable to locate the grounding electrode. It should be visible for inspection.
A.

(2) Electrical panel missing panel screws. Be sure to use the correct screws when fixing that have the flat screw heads, so that they do not pierce any wiring.
A.

B. Branch Circuits, Connected Devices and Fixtures
Type of wiring:  Copper
Comments:
(1) All fixtures should be sealed and caulked to walls.
B.

(2) No power to the front and backyard receptacles. Could not find any GFCI test receptacles and none were labeled as such.
B.
B.

(3) Reversed polarity of receptacle left of kitchen sink. This is a shock hazard. Both of the receptacles next to the kitchen sink are supposed to by GFCI protected, but they are not tripping when tested. All of the receptacles in the rest of the kitchen and laundry room are GFCI protected, but not labeled that they are.
B.
B.

(4) Light fixture in at the Northwest corner of house disconnected.
B.

(5) Receptacle missing cover. This is a shock hazard and should be fixed.
B.

(6) Receptacle installed improperly next to wet bar, This is a shock hazard.
B.

(7) Light fixture in laundry room flickers (Both bulbs).
B.

(8) Pantry light not operational.
B.

(9) Cracked electrical plate cover at living room light/fan switch.
B.

(10) Receptacle in master bath too far from sink. Distance should be no more than 3 feet.
B.

(11) Light out at upstairs bedroom.
B.

(12) Smoke alarm missing in upstairs bedroom.
B.

(13) Ceiling fans in multiple rooms are missing isolating links on the chains. This is a shock hazard.
B.

(14) Light switch not working.
B.

Note: The importance of Smoke Alarms and Carbon Monoxide being operational and in the correct locations should never be overlooked. Every Angle Inspectors will test all accessible detectors that are not connected to one another in a network (Security System). Some detectors might be noted as inoperable in the inspection. We do not change the batteries to check operation further. The client should always double check these systems and replace batteries as necessary. There should also be a detector in every sleeping room, on every floor, and close to the door outside of sleeping rooms. Every Angle Inspectors personally recommends installation quality carbon monoxide detectors close to gas appliances and garages. There should also be an automatic closing feature on the garage door that enters your home. Carbon monoxide is an odorless/colorless gas and can be fatal within minutes.
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I = Inspected     NI = Not Inspected     NP = Not Present     D = Deficient    
ININPD   
 
III.   Heating, Ventilation and Air Conditioning Systems
Regarding AC: Every ton is equivalent to 12,000 BTU. The average for the North Texas area is 1 ton per every 500 sq, ft., of area to be conditioned. This number is not exact and will be a little more or less depending on such factors as total cubic feet of property (ceiling height), air tightness of house, number/size/location of windows, shade from trees, and air supply/return location within the area being conditioned.
A. Heating Equipment
Type of Systems (Heating):  Forced air furnace
Energy Sources:  Electric, Gas
Number of Heat Systems (excluding wood):  Three
Comments:
B. Cooling Equipment
Type of Systems (Cooling):  Split Conventional Forced Air
Number of AC Only Units:  Three
Cooling Equipment Energy Source:  Electricity
Comments:
(1) Shrubbery too close to condenser unit. All shrubs/trees should be at least 2 feet away.
B.
B.
B.

(2) Condensate lines from the evaporator coil above the master bath are not over the drain pan and are sweating. This is causing minor water damage below the edge of the drip pan. At least the first 6 feet from the unit should be insulated.
B.
B.

C. Duct Systems, Chases and Vents
Filter Size:  20x20, 20x25
Ductwork:  Insulated
Filter Type:  Disposable
Comments:
Primary air filters dirty and need to be replaced.
C.

Contrary to what you would think, an oversized A\C unit is not necessarily a good thing. It can cause short cycling, which is when the unit only run for a short amount of time and then turns off because it was cooling so fast. The more often the compressor turns on and off, the shorter the life expectancy of that unit. The A/C also is supposed to run for a longer amount of time to be able to expel the moisture out of the air from the area being serviced. The shorter amount of time your A/C runs means that it will create higher humidity levels making the occupants feel warmer.
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I = Inspected     NI = Not Inspected     NP = Not Present     D = Deficient    
ININPD   
 
IV.   Plumbing System
Water pressure should be between 40-80psi. Low water pressure is an inconvenience and high water pressure can shorten life spans of plumbing equipment such as faucets causing leaks. High water pressure can be remedied by contacting a licensed plumber and having a pressure reducing valve close to your water meter installed. You will also need to install an expansion tank connected to your water heater if one is not already present.
A. Plumbing Supply, Distribution System and Fixtures
Location of water meter:  Front of house by street and sidewalk
Location of main water supply valve:  At main water meter
Static Water Pressure Reading:  80 psi, (Max. Limit is 80 psi)
Water Source:  Public
Washer Drain Size:  2 1/2 inches
Comments:
(1) Water pressure sufficient.
A.

(2) Hot water at this location was 121 degrees fahrenheit (too hot). Temperatures should not exceed 110 degrees fahrenheit. This is a safety hazard.
A.

(3) Hot water does not turn on at master bath sink.
A.

(4) Corrosion on master bath shower head.
A.

(5) Hot and cold water reversed at master bath shower. This is a safety issue.
A.

(6) Gas lines in attic are not properly secured or labeled as "gas".
A.

B. Drains, Waste and Vents
Plumbing Waste:  PVC
Comments:
(1) Corrosion at kitchen sink drain.
B.

(2) Corrosion under connection at kitchen sink.
B.

(3) Very slow drain at master bath sink.
B.

(4) Corrosion on master bath shower head.
B.

C. Water Heating Equipment
Energy sources:  Electric, Gas
Capacity:  40 Gallon
Water Heater Location:  Attic
Comments:
D. Hydro-Massage Therapy Equipment
Comments:
Water Heaters that are located in attics can be a concern for water leaks if the unit is not maintained properly. Every Angle Inspectors recommends contacting a licensed plumber to install a water leak auto shut off device on your water heater to help prevent large water leaks coming through the ceiling if your water heater is located in the attic or on a second floor. All water heaters should also have a pan beneath them to help catch leaks if they are located in an area where they would cause damage if they did leak.
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I = Inspected     NI = Not Inspected     NP = Not Present     D = Deficient    
ININPD   
 
V.   Appliances
A. Dishwasher
Exhaust/Range hood Filter Condition:  Clean
Oven:  Electric
Oven Temperature Test:  Sufficient, Not Sufficient - Too low temperature in relation to setting
Comments:
B. Food Waste Disposers
Comments:
C. Range Hood and Exhaust System
Comments:
D. Ranges, Cooktops and Ovens
Stove Top:  Electric
Comments:
Oven is not heating as high as the temperature that it was set to.
D.
D.

E. Microwave Ovens
Microwave radiation leak:  None Detected
Built in Microwave:  Yes
Comments:
The microwave is operational with no radiation leaks detected.
E.
E.

F. Mechanical Exhaust Vents and bathroom Heaters
Comments:
(1) Master bath vent terminating into attic. This contributes to unwanted environmental conditions in the attic that can cause many problems including creating damaging humidity levels in attic. These vents should be always be terminated to the exterior of the property.
F.

(2) Upstairs bath vent terminating into attic. This contributes to unwanted environmental conditions in the attic that can cause numerous problems.
F.

G. Garage Door Operator(s)
Garage Door Type:  Two automatic
Garage Door Material:  Metal
Comments:
Garage door sensors are not the correct height. They should be 6 inches off the garage floor.
G.

H. Dryer Exhaust System
Comments:
Lint in dryer exhaust. This is a fire hazard.
H.

Thank you again for choosing Every Angle Inspectors for your inspection needs. If you have any questions or concerns, please do not hesitate to contact us!
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  INVOICE

Every Angle Inspectors
Carrollton, TX 75007
469-573-3362
Chris@EveryAngleInspectors.com
Inspected By:  Chris Cordier
Inspection Date: 1/1/2050
Report ID: 30005

Customer Info: Inspection Property:
Your Name Here
123 Customer Ln.
Your City TX 75123


Customer's Real Estate Professional:

 
123 Customer Ln.
Your City TX 75123
 

Inspection Fee:

ServicePriceAmountSub-Total

Tax $0.00
Total Price $0.00

Payment Method:
Payment Status:
Note:

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Notice: This report is paid for by and prepared for the client named above. This report is not valid without the service agreement and is not transferable.

Service Agreement for Every Angle Inspectors, P.L.L.C. Carrollton, TX 75007, 469-387-5852

1. Every Angle Licensed Professional Inspectors perform inspections and provide written reports to the standards of Practice Rule 535.227-231 of the Texas Real Estate Commission (TREC). Every Angle Inspectors reports whether each item listed has been inspected and was performing the function for which it was intended and/or deficient. We perform our inspections in a professional manner. We only inspect those items listed on the inspection report and only the current operation or condition of those items at the time of inspection.

2. Our inspection and report are for your use only. You give us permission to discuss our observations with real estate agents, owners, repair persons, or other interested parties. You will be the sole owner of the report and all rights to it. We are not responsible for use or misinterpretation by third parties, and third parties who rely on it in any way do so at their own risk and release us (including employees and business entities) from any liability whatsoever. If you or any person acting on your behalf provide the report to a third party who then sues you and/or us, you release us from any liability and agree to pay our costs and legal fees in defending any action naming us. Our inspection and report are in no way a guarantee or warranty, express or implied, regarding the future use, operability, habitability or suitability of the home/building or its components. We disclaim all warranties, express or implied, to the fullest extent allowed by law. Every Angle Inspectors does not hold its inspectors out to be specialists for any particular item.

3. If Every Angle Inspectors marks an item as Deficient, customer is recommended to have that item examined by a specialist not employed by Every Angle Inspectors, before purchasing the structure. After repairs have been made, the customer should have the specialist who performed the work provide documentation of the repairs made in a full written report. The specialist should be trained and qualified persons who are licensed or bonded whenever such license or bond is required by federal, state, and municipal law.

4. Every angle inspectors will not be responsible for common problems associated with vacant house such as; plumbing fixture seals drying out and causing leaks, garbage disposal seizing up, gas appliance including gas furnaces and water heaters pilot lights going out and the thermocouples failing since gas has been shut off, foundation problems can also develop in a very short period of time, sewer and drain lines becoming clogged, problems associated with plumbing not being winterized by specialists during periods of freezing conditions.

5. Client agrees not to purchase the structure unless customer understands this complete agreement and any attachments and recommendations. Client has read and understands and by accepting this report, or relying on items in any way, expressly agrees to the agreements and limitations herein. Sometimes there are components of the property that we do not inspect or are unable to inspect determined in accordance to the Texas standards and practices in rules 535.227-535.231 (TEXAS REAL ESTATE COMMISSION). In such instance we may not be qualified to inspect the item, the item is inaccessible, the client has agreed that the item will not be inspected, and/or the item could not be inspected to due to circumstances beyond the inspectors control including weather conditions. We will notify the client in the report that the item was not inspected if that said item is included to be inspected according to the Texas standards and practices in rules 535.227-535.231 (TEXAS REAL ESTATE COMMISSION). Excluded items from inspection include, but are not limited to the functionality of temperature and pressure relief valves, the efficiency of thermal windows other that those fogging at the time of inspections, cosmetic features of any item, optional inspections, items that we cannot see in normal inspection such as anything buried or concealed, HVAV systems other than built-in units, cooling units when the outside temperature is less than 65 degrees Fahrenheit, flood plains in relation to property, not walking the roof when the temperature is over 90 degrees Fahrenheit due to possible damage, not walking roof due to unsafe conditions as deemed by inspector at time of inspection; including second story roof or pitches greater than 4:12, concealed damage to heat exchangers, condensers, and/or evaporators, testing gutter operation other than visual inspections of slope, swimming pools and sprinkler system when outside temperature is below the freezing temperature of water fences, and alarms.

6. Every Angle Inspectors assumes no liability for the cost of repair or replacement of unreported defects, either current or arising in the future. In all cases, our liability is limited to liquidated damages in an amount not greater than the fee you paid us. You waive any claim for consequential, exemplary, special or incidental damages or for the loss of the use of the home/building. You acknowledge that this liquidated damages is not a penalty, but that we intend it to: (i) reflect the fact that actual damages may be difficult or impractical to ascertain; (ii) allocate risk between us; and (iii) enable us to perform the inspection for the agreed-upon fee.

7. If a court declares any provision of this agreement invalid, the remaining provisions remain in effect. This agreement represents our entire agreement; there are no terms other than those set forth herein. All prior discussions are merged into this agreement. No statement or promise by us shall be binding unless reduced to writing and signed by one of our authorized officers. Any modification of this agreement must be in writing and signed by you and by one Of our authorized officers. This agreement shall be binding upon and enforceable by the parties and their heirs, executors, administrators, successors and Assignees. You will have no cause of action against us after one year from the date of the inspection.

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