Apex sample report
- 1. Apex Inspections P. O. Box 346 Leander, TX 78641 891-7600 PROPERTY INSPECTION REPORT Prepared For: Mr. & Mrs. Homeowner (Name of Client) Concerning: 1234 Anywhere St., Austin, Texas (Address or Other Identification of Inspected Property) By: Steve Cannon # 3440 2010 (Name and License Number of Inspector) (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 535.227-535.231 of the Rules) are the minimum standards for inspections by TREC- licensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted as being inspected were inspected. The inspector is not required to move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturer’s installation instructions. The inspection does NOT imply insurability or warrantability of the structure or its components. Although some safety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potential hazards. In this report, the inspector will note which systems and components were Inspected (I), Not Inspected (NI), Not Present (NP), and/or Deficient (D). General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing parts, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another. Some items reported as Deficient may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards, form OP-I. This property inspection is not an exhaustive inspection of the structure, systems, or components. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about this property, including any seller’s disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspector’s responsibility to confirm that information obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous or future reports. Items identified in the report do not obligate any party to make repairs or take other action, nor is the purchaser required to request that the seller take any action. When a deficiency is reported, it is the client’s responsibility to obtain further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 or (512) 459-6544 (http://www.trec.state.tx.us). REI 7A-1 Page 1 of 8
- 2. 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 Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 or (512) 459-6544 (http://www.trec.state.tx.us). REI 7A-1 Page 2 of 8
- 3. Report Identification: 1234 Anywhere St, Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Inspection Item I. STRUCTURAL SYSTEMS A. Foundations Type of Foundation(s): Slab on grade. Comments: No visible evidence of excessive movement at this time. The foundation was performing as intended. B. Grading & Drainage Comments: The existing gutter downspouts need proper splash blocks and/or extensions installed. Recommend installing additional gutters with proper downspouts around the perimeter as needed to prevent erosion & divert water away from the foundation. C. Roof Covering Materials Type(s) of Roof Covering: Composition Shingles Metal Tile Built-up Rolled Composition Viewed From: Walked on roof where safely accessible. Ladder at eaves. Ground level. With Binoculars. Comments: Shingles were showing evidence of damage, granule loss & weathering. There was evidence of some possible previous storm damage to the roof covering. Tree damage was present at right side areas. Trim back all trees at least 3’ away from the roof surface. There was evidence of some previous patch repairs on the rear slope. Fasteners were exposed & rusted on the cap shingles. Some of the plumbing vent boot flashings were cracked – not sealing properly around the vent pipes. Recommend further evaluation & repairs/replacement as needed by a qualified roofing company. This confidential report is prepared exclusively for Mr. & Mrs. Homeowner Page 3 of 8 © 2009 Apex Inspections
- 4. Report Identification: 1234 Anywhere St., Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Inspection Item D. Roof Structure & Attic Viewed From: Entered attic. From access hole. Approximate Average Depth of Insulation: 0-3” 4”- 6” 7”- 9” 10”- 13” 13+” Approximate Average Thickness of Vertical Insulation: N/A 0-3” 4”- 6” 7”- 9” Comments: E. Walls (Interior & Exterior) Comments: Cracks were present in the exterior masonry veneer wall mortar joints on the front of the house. F. Ceilings & Floors Comments: G. Doors (Interior & Exterior) Comments: Wood rot/damage was present at the base of the rear patio entry door & frame. H. Windows Comments: I. Stairways (Interior & Exterior) Comments: J. Fireplace/Chimney Comments: This confidential report is prepared exclusively for Mr. & Mrs. Homeowner Page 4 of 8 © 2009 Apex Inspections
- 5. Report Identification: 1234 Anywhere St., Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Inspection Item K. Porches, Balconies, Decks, and Carports Comments: II. ELECTRICAL SYSTEMS A. Service Entrance and Panels Comments: B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper Comments: The kitchen counter outlets were not GFCI protected. Wire splices were exposed at the junction boxes in the attic – all boxes should have proper cover plates installed. Smoke detectors should be present in all bedrooms. Recommend installing carbon monoxide detectors. III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type of System: Central Forced Air Furnace Energy Source: Gas Comments: The flue pipe should be properly strapped/secured in the attic. The flue pipe should have a 1” minimum clearance to combustibles. B. Cooling Equipment Type of System: Central Forced Air System Temperature split – 12 – too low. Comments: Clean the fins on the exterior condenser unit. Rust/corrosion was present in the secondary attic drain pan. The primary condensate drain line was clogged & should be fully insulated in the attic. Recommend further evaluation & service/repairs on the system by a licensed HVAC technician. This confidential report is prepared exclusively for Mr. & Mrs. Homeowner Page 5 of 8 © 2009 Apex Inspections
- 6. Report Identification: 1234 Anywhere St., Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Inspection Item C. Duct System, Chases, and Vents Comments: The return air filter was dirty/clogged – restricting air flow through the system – needs replacement. The plastic vapor barrier & insulation were damaged – pulling off sections of the flex ducts in the attic. IV. PLUMBING SYSTEM A. Water Supply System and Fixtures Location of water meter: Right front yard. Location of main water supply valve: Right front yard. Static water pressure reading: 78 psi. Note: pressure reading is taken from an exterior hose faucet. Typical static water pressure is 40 – 80 psi. Comments: B. Drains, Wastes, and Vents Comments: C. Water Heating Equipment Energy Source: Gas Capacity: 50 gallon unit. Comments: There was not a proper safety overflow drain pan present under the unit or a drain line run to the exterior. The flue pipe was not properly strapped/secured in the attic. The flue pipe should have a 1” minimum clearance to combustibles. D. Hydro-Massage Therapy Equipment Comments: V. APPLIANCES A. Dishwasher Comments: B. Food Waste Disposer Comments: C. Range Exhaust Vent Comments: This confidential report is prepared exclusively for Mr. & Mrs. Homeowner Page 6 of 8 © 2009 Apex Inspections
- 7. Report Identification: 1234 Anywhere St., Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Inspection Item D. Ranges, Cooktops, and Ovens Comments: E. Microwave Oven Comments: F. Trash Compactor Comments: G. Mechanical Exhaust Vents and Bathroom Heaters Comments: H. Garage Door Operator(s) Comments: I. Doorbell and Chimes Comments: J. Dryer Vents Comments: This confidential report is prepared exclusively for Mr. & Mrs. Homeowner Page 7 of 8 © 2009 Apex Inspections
- 8. Report Identification: 1234 Anywhere St., Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Inspection Item ADDENDUM: REPORT SUMMARY The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term. Other significant improvements, outside the scope of this inspection, may also be necessary. Please refer to the body of this report for further details on these and other recommendations. Grading & Drainage Comments: The existing gutter downspouts need proper splash blocks and/or extensions installed. Recommend installing additional gutters with proper downspouts around the perimeter as needed to prevent erosion & divert water away from the foundation. Roof Covering Materials Type(s) of Roof Covering: Composition Shingles Viewed From: Walked on roof where safely accessible. Comments: Shingles were showing evidence of damage, granule loss & weathering. There was evidence of some possible previous storm damage to the roof covering. Tree damage was present at right side areas. Trim back all trees at least 3’ away from the roof surface. There was evidence of some previous patch repairs on the rear slope. Fasteners were exposed & rusted on the cap shingles. Some of the plumbing vent boot flashings were cracked – not sealing properly around the vent pipes. Recommend further evaluation & repairs/replacement as needed by a qualified roofing company. Walls (Interior & Exterior) Comments: Cracks were present in the exterior masonry veneer wall mortar joints on the front of the house. Doors (Interior & Exterior) Comments: Wood rot/damage was present at the base of the rear patio entry door & frame. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper Comments: The kitchen counter outlets were not GFCI protected. Wire splices were exposed at the junction boxes in the attic – all boxes should have proper cover plates installed. Smoke detectors should be present in all bedrooms. Recommend installing carbon monoxide detectors. Heating Equipment Type of System: Central Forced Air Furnace Energy Source: Gas Comments: The flue pipe should be properly strapped/secured in the attic. The flue pipe should have a 1” minimum clearance to combustibles. Cooling Equipment Type of System: Central Forced Air System Temperature split – 12 – too low. Comments: Clean the fins on the exterior condenser unit. Rust/corrosion was present in the secondary attic drain pan. The primary condensate drain line was clogged & should be fully insulated in the attic. Recommend further evaluation & service/repairs on the system by a licensed HVAC technician. Duct System, Chases, and Vents Comments: The return air filter was dirty/clogged – restricting air flow through the system – needs replacement. The plastic vapor barrier & insulation were damaged – pulling off sections of the flex ducts in the attic. Water Heating Equipment Energy Source: Gas Capacity: 50 gallon unit. Comments: There was not a proper safety overflow drain pan present under the unit or a drain line run to the exterior. The flue pipe was not properly strapped/secured in the attic. The flue pipe should have a 1” minimum clearance to combustibles. This confidential report is prepared exclusively for Mr. & Mrs. Homeowner Page 8 of 8 © 2009 Apex Inspections