TMP20150425-01

Sweetwater
HOME
INSPECTION
Thomas M. Pino
Professional Inspector
Texas Real Estate Commission License #7038
"Choosing a qualified professional house inspector is
essential when purchasing your home."
Client: Danielle M. Quintana, Max E. Quintana
1639 Quiet Shores Drive, Richmond, TX 77407
Property: 5411 Lockwood Bend Lane, Sugar Land, TX 77479
Date: July 20, 2015 Report Number: TMP20150425-01

Sweetwater Home Inspection
1806 Rock Spring Court
Sugar Land, TX 77479-6969
Phone: (713)829-0949
Fax: (281)937-7042
Email: sweetinspect@gmail.com
Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188 (512) 936-3000
(http://www.trec.texas.gov).
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REI 7-4 (04/2014)
PROPERTY INSPECTION REPORT
Prepared For: Danielle M. & Max E. Quintana
(Name of Client)
Concerning: 5411 Lockwood Bend Lane, Sugar Land, TX 77479
(Address or Other Identification of Inspected Property)
By: Thomas M Pino, Lic #7038 04/25/2015
(Name and License Number of Inspector) (Date)
(Name, License Number of Sponsoring Inspector)
PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES
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.texas.gov.
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 turn on decommissioned equipment, systems, utility
services or apply an open flame or light a pilot to operate any appliance. The inspector is NOT required to climb over
obstacles, 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 shall indicate, by checking the appropriate boxes on the form, whether each item was inspected, not
inspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. The
inspector must check the Deficient (D) box if a condition exists that adversely and materially affects the performance of a
system or component or constitutes a hazard to life, limb or property as specified by the TREC Standards of Practice. General
deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing components, 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 may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate
Consumer Notice Concerning Recognized Hazards or Deficiencies below.
THIS PROPERTY INSPECTION IS NOT A TECHNICALLY 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

Report Identification: TMP20150425-01, 5411 Lockwood Bend Lane, Sugar Land, TX
Page 2 of 32
REI 7-4 (04/2014)
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 SELLER TAKE ANY ACTION. When a
deficiency is reported, it is the client’s responsibility to obtain further evaluations and/or cost estimates from qualified service
professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods.
Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair
costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems
and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs
have been made.
Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and
seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the
apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or
occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information
contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on
observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide
incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of
the information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your
specific needs and to provide you with current information concerning this property.
TEXAS REAL ESTATE CONSUMER NOTICE CONCERNING HAZARDS OR DEFICIENCIES
Each year, Texans sustain property damage and are injured by accidents in the home. While some accidents may not be
avoidable, many other accidents, injuries, and deaths may be avoided through the identification and repair of certain hazardous
conditions. Examples of such hazards include:
malfunctioning, improperly installed or missing ground fault circuit protection (GFCI) devices for electrical
receptacles in garages, bathroom, kitchens, and exterior areas;
malfunctioning arc fault protection (AFCI) devices;
ordinary glass in locations where modern construction techniques call for safety glass;
malfunctioning or lack of fire safety features such as, smoke alarms, fire-rated doors in certain locations, and
functional emergency escape and rescue openings in bedrooms;
malfunctioning carbon monoxide alarms;
excessive spacing between balusters on stairways and porches;
improperly installed appliances;
improperly installed or defective safety devices; and
lack of electrical bonding and grounding.
To ensure that consumers are informed of hazards such as these, the Texas Real Estate Commission (TREC) has adopted
Standards of Practice requiring licensed inspectors to report these conditions as “Deficient” when performing an inspection for
a buyer or seller, if they can be reasonably determined.
These conditions may not have violated building codes or common practices at the time of the construction of the home, or
they may have been “grandfathered” because they were present prior to the adoption of codes prohibiting such conditions.
While the TREC Standards of Practice do not require inspectors to perform a code compliance inspection, TREC considers the
potential for injury or property loss from the hazards addressed in the Standards of Practice to be significant enough to warrant
this notice.
Contract forms developed by TREC for use by its real estate licensees also inform the buyer of the right to have the home
inspected and can provide an option clause permitting the buyer to terminate the contract within a specified time. Neither the
Standards of Practice nor the TREC contract forms requires a seller to remedy conditions revealed by an inspection. The
decision to correct a hazard or any deficiency identified in an inspection report is left to the parties to the contract for the sale
or purchase of the home.

Page 3 of 32
REI 7-4 (04/2014)
INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", OR
PROVIDED AS AN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION
AND MAY CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE
COMMISSION DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT
UNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY
ATTACHMENTS, CONSULT AN ATTORNEY.
ADDITIONAL INFORMATION PROVIDED BY INSPECTOR
Description of Dwelling: 5 Bedrooms, 4 1/2 Bathrooms and a 3 plus 1 Car Attached Garage
Present at Inspection: Buyer Building Supervisor
Building Status: Vacant New Construction
Weather Conditions: Sunny 92º Exterior Temp.
Utilities On: Yes
INACCESSIBLE AREAS
Attic Space is Limited - Strictly Viewed from Accessible Area
Floors Covered with Carpet, Tile and Engineered Wood
Plumbing Areas - Only Visible Plumbing Inspected
Walls and Ceilings Freshly Painted
Mold and Mildew investigations are NOT included with this report, it is beyond the scope of this inspection at the present
time. Any reference of water intrusion the inspector recommends that a professional air quality investigation be obtained.
NOTICE: THIS REPORT IS PAID FOR BY AND PREPARED FOR THE CLIENT NAMED ABOVE.
THIS REPORT IS NOT VALID WITHOUT THE SIGNED SERVICE AGREEMENT AND IS NOT TRANSFERABLE.
The manufacturers of Corrugated Stainless Steel Tubing (CSST) consider it safer when the gas pipes are properly
bonded to grounding conductors as is required by the manufacturer's explicit instructions and proper bonding to
ground of CSST can only be determined by a qualified Master Electrician and is not part of the inspection.
The purpose of a structural inspection is to perform a visual inspection, in a limited period of time, of the structural
components of the building and to render an opinion of the performance. The main objective of the inspection and of
this report is to better assess for you, the client, of conditions that are existing at the time of the inspection. The
inspector cannot and does not represent or warrant that the structure, or any of its parts or components, will
continue to perform satisfactorily or that they will continue to perform the function for which they were intended.
Sweetwater Home Inspection does not represent or warrant that the future life of any item will extend beyond the
time of the inspection. The report is written for the purpose to exclusively inform the client of observations from the
inspector, made at the time of the day of the inspection, as to the condition and functionality of the structure and
components inspected. Use of this report by third parties is unauthorized.
This report is designated as "confidential". The information contained in this inspection report and any attachments
to it is privileged and confidential information intended only for the recipient(s) identified above. Recipient(s) of this
report and any attachments are requested not to forward or disclose this message to anyone without the prior
permission from Sweetwater Home Inspection.
In the following report there will be descriptions that depicts right, left and rear sides when observing the
property from the front, unless otherwise stated.
Additional pages may be attached to this report. Please read them very carefully. This report may not be complete
without the attachments. The inspector may provide comments whether or not an item is deemed as deficient.

I=Inspected NI=Not Inspected NP=Not Present D=Deficient
I NI NP D
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REI 7-4 (04/2014)
I. STRUCTURAL SYSTEMS
A. Foundations
Type of Foundation(s):Monolithic Post-tension Cable Floating Slab on Soil Grade
Comments:
The slab of consists of a poured concrete shallow slab that is on soil grade and the depth of
the grade beam of the foundation is unknown, but usually 26 to 28 inches in depth and 12
inches in width. The slab is reinforced with post tension cable system and some additional
steel framework may be incorporated in the corners and stress points of the slab foundation;
these steel reinforcement bars were not visible during the inspection. The supporting soils are
what stabilize the foundation and typically slight deflection of the foundation system is normal
with this type of construction. The foundation appears to be performing as originally intended.
Two pieces of wooden form boards were visible along the right side of the three car garage
and along the rear side of the covered patio right post that should have been fully pulled after
the concrete slab foundation was poured. The inspector highly recommends that these pieces
of untreated wood be fully pulled so as not to attract wood destroying insects into the
structure.
A tree is growing to close to the left side of the home and roots are known to pull moisture
from the soil that can negatively effect the soils that stabilize the foundation. To be safe, trees
should be located 1.5 times the expected mature tree height away from the foundation. (Also
the branches of this tree are to close to the asphalt roof which can degraded the integrity of
the asphalt shingles.
A drawing was done of the perimeter of the home and the first floor elevations data was
collected. This can be referred to in the 'Summary Pages' towards the end of the report.
RECOMMENDATIONS:
To minimize movement in soils that are not climate related, the following home owners
maintenance procedures are recommended:
A.) Watering should be done in a uniform, systematic manner as equally as possible on
all sides of the foundation to keep the soil moist. Areas of soil that do not have
ground cover may require more moisture, as they are more susceptible to more
evaporation.
B.) Studies have shown that trees within 20 feet of foundations have caused
differential movements in foundations. These areas will require more water in
periods of drought.
C.) During extreme hot and dry periods, close observations should be made around
foundations to insure that adequate watering is being provided to keep soil from
separating and pulling back from the foundations thus causing differential movement in
the foundation.
D.) Proper utilization of the automatic sprinkler irrigation system that can consistently

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REI 7-4 (04/2014)
water the soils around the foundation at regular intervals, especially during the dry
season, is considered beneficial.
PERFORMANCE OPINION:
Note: Weather conditions, drainage and other adverse factors are able to effect structures and
differential movements of foundations can most likely to occur. The inspectors opinion is based
on visual observations of accessible and unobstructed areas of the structure at the time of the
inspection. Future performance of the structure cannot be predicted.
SUGGESTED FOUNDATION MAINTENANCE & CARE:
Proper moisture content and drainage maintenance to the type of soils found on the property need
to be adequately maintained and inspected regularly. Due to both the expansive nature of the load
bearing soils and the shrinkage of the clay soils during dry seasons the moisture content must be
maintained at a midpoint throughout the year so that foundation deflection is minimal. The
distance of trees, other vegetation and soil moisture around the foundation are all very important
factors to maintaining the structure intact and in place.
B. Grading and Drainage
Comments:
The soils around the foundation of the house are semi saturated because the sod was
recently installed and for this reason the soil should be semi-saturated until the sod has
become well established.
Proper drainage around the structure is required to prevent water from puddling near the
foundation. Under current building standards the soils level grades away from the edge of the
foundation wall 6 inches over the first 10 feet and the rear and both side yards have a swale
that has been provided to avoid puddling near the foundation.
A single rear yard catch basin for drainage is installed roughly in the middle of the rear yard
to avoid water retention and the French drain piping empties near the street. The inspector
highly recommends that two other catch basins be installed on both side yards so the there is
no puddling that can occur.
Observation of one of the trees along the front left yards has poison ivy growing up the
tree and the inspector highly recommends that the poison ivy be pulled from the tree
and that the root system be killed with a very good herbicide that translocate the
herbicide into the root system and "kill" the root system.
Gutters, downspouts, extensions and splashblocks are installed along the front of the house
where water can accumulate from the roof and create puddling near the foundation edge. The
discharging of the gutters are directed away from the foundation edge and splashblocks are
installed at the base of the downspouts to eliminate erosion and puddling near the foundation.
C. Roof Covering Materials
Type(s) of Roof Covering: Composition Asphalt Shingles
Viewed From: Ground and Roof Edge
Observations:
Composition asphalt roof shingles show normal wear and are considered in acceptable
conditions but debris was visible on the roof of the rear patio.

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REI 7-4 (04/2014)
Step flashing is properly installed at most of the roof to wall intersection as is recognized by
today's good roofing installation standards but a commonly used continuous flashing
method was used during the construction process at the wall to roof intersections of the right
single car garage roof to wall intersection along the rear and according to today's asphalt roof
manufacturers and their requirements are that each courses of asphalt roof shingles must be
nailed 1 to 11
/2 inch from the edge of the shingle and with a continuous flashing method a
roofer cannot nail within 6 to 8 inches from the edge of the shingles. With the wind shear
factor for the area that is described in the International Residential Codes (IRC) under figure
R301.2(4) which is 110 mph gusts of wind, "blow-off" of the shingles can occur. In addition,
the IRC has codes numbered R905.2.8.3. and R905.2.8.4 that state step flashing must be
installed. (The inspector highly recommends that the company the installed the asphalt roof
shingles follow the latest adopted codes and install step flashing correctly along the roof to
wall of the single car garage. The inspector does not understand why in all other areas of roof
to wall intersections step flashing was used but along the section pointed out with the arrows
in the photograph below step flashing was not used.)
R905.2.8.3 Sidewall flashing. Flashing against a vertical sidewall shall be by the step-
flashing method. The flashing shall be a minimum of 4 inches (102 mm) high and 4 inches
(102 mm) wide. At the end of the vertical sidewall the step flashing shall be turned out in a
manner that directs water away from the wall and onto the roof and/or gutter.
R905.2.8.4 Other flashing. Flashing against a vertical front wall, as well as soil stack,
vent pipe and chimney flashing, shall be applied according to the asphalt shingle
manufacturer’s printed instructions.
Please refer to the summary pages under Step Flashing Methods for more
information.
Proper kick out flashing is provided at the roof to wall seams to divert water from the vertical
side wall as is required by the asphalt roofing manufacturer and good roofing instalment
practices. (This was done properly.)

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REI 7-4 (04/2014)
All roof penetration points including plumbing vent stacks, water heater and furnace flue vents
and roof jack vents appear to be properly installed and are in acceptable conditions.
Please Note: No shingles were lifted to inspect the nail pattern or type of underlayment
under the shingles. In the inspectors opinion, movement of the nailed asphalt shingles may
cause unwanted damage to the roof and property and is outside the inspectors scope of due
diligent work. In the instruction manuals from most larger asphalt shingle manufacturers they
state that the 'local code' dictates the proper nailing pattern for the attachment of the asphalt
shingles. The shear wind speed that has been adopted by the city of Sugar Land, or better
referred to as "local code", is 110 mph gusts of wind therefore all asphalt shingles must
follow the manufacturers requirements. Please refer to the summary pages under Proper
Nailing of Asphalt Shingles for more information of the nail pattern for asphalt shingles.
A tree along the left side is close to rubbing the asphalt shingles and the inspector highly
recommends that the contracted landscaper properly cut back the tree branches to the trunk
of the tree.
Gutters and downspouts are properly installed and secured. The installation of splashblocks
at the base of the downspouts were noted. Downspout extensions were noted on the
front/rear and appear to be properly functioning.
D. Roof Structures and Attics
Viewed From: Accessible Attic Area
Approximate Average Depth of Insulation: 11" - 13" Blown-in loose fiberglass fill and 8" batts
under the catwalk and appliance platforms.
Approximate Average Thickness of Vertical Insulation: 4 to 6 inch batts from visible vertical areas
in the attic (The garage attic was accessed.)
Comments:
Sheets made of 7
/16" oriented strand board (OSB) with a radiant barrier was used as a roof
decking and was installed over 2x6 and some 2x8 rafters that are generally spaced at 24" on
center which is the maximum span allowed by current construction standards; minor
deflection of the decking may occur over time. Proper 2x6 purlins are used to support the mid-
span of the rafters and doubled 2X4 struts that support the purlins are spaced every 48" as is
required by good framing practices and is required under the International Residential Code
(IRC). The lower bracing was noted in the structural phase inspection and all struts appear to
be properly nailed to the beams or doubled upper plates of the walls.
No evidence of moisture penetration from the accessible attic area.
There was sufficient attic ventilation with soffit vents, some limited ridge vents and roof hawk
vents. Also there was sufficient attic ventilation for the four gas operating appliances that are
located in the attic area.
The garage attic access must be properly sealed with a fire resistant caulking or other method
because the garage is attached to the house. Fire blocking is required because most fires that
start in the garage can easily travel into the attic access. Please refer to Fireblocking in the

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REI 7-4 (04/2014)
summary pages for proper fire blocking installation.
The two second floor bathroom exhaust vents terminate properly outside the attic through the
decking into a roof hawk vents.
The cooktop hood vent also terminates outside the attic into a proper hawk vent.
The fireplace flue also terminates outside the attic and is properly flashed along the roof line.
E. Walls (Interior and Exterior)
Comments:
Interior Walls:
No significant signs of settlement cracking is noted. Walls are textured and painted.
In the kitchen there is a hole in the wooden island above the left outlet cover that must be
properly filled stained, painted and protected. (This may be causing some deflection of the
drawer when trying to open and close and the drawer pulls must be cleaned or replaced.)
A finished nail was visible in the master bathroom that was painted and not pulled and could
injure a child. The inspector highly recommends that the nail be pulled and that the drywall be
repaired and painted.
All walls were freshly painted. (Some scuff marks were on multiple areas of the kitchen
cabinets and should be repaired by the contracted cabinet maker and installer.)
Exterior Walls
Types: Brick and Cement Board
Brick and mortar veneer appear to be intact and are performing as originally intended. The
expansion joints and wall offsets in the brick veneer are properly sealed and weep holes
around the first course of brick are open and clear. (Mrs. Quintana pointed out a cracked brick
along the first course of brick which should be replaced by the contracted brick layers. The
brick is a veneer and is not a portion of the actual structure but a cracked brick should be
replaced.)
Portions of the exterior siding are made of a cement and fibrous material commonly referred
to as “Hardiplank”. The James Hardie Company requires a house wrap that resists moisture
intrusion between the siding, sheathing and framing so that moisture does not damage the
wooden structure. A moisture barrier was visible during the first structural inspection. Portion
of the cement board siding does not show sufficient reveal at the roof to siding and according
to the minimal requirements set by the James Hardie Company, a 1 to 2 inch reveal is
required. The inspector highly recommends that the siding that has been installed above the
three car garage be replaced and sufficient 1 to 2 inch reveal be installed at the roof to the
cement board siding.

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REI 7-4 (04/2014)
The refrigerant pipping from the air conditioning condensers to the interior of the attic are
sealed at the metal box opening to prevent rodent intrusion.
The finished grading of the soil is sufficient according to today's good building practices where
an exterior wall must have a minimum of 4" clearance above the finished grade.
F. Ceilings and Floors
Comments:
Ceilings:
No unusual signs of settling were observed along the interior finished ceilings. All ceiling were
recently painted.
A pull down attic staircase is provided in the second floor left hallway and the pull down stairs
are properly fastened at the metal pivoting plates, the hinges and the staircase frame.
The ceiling attic access located in the attached garage is not a properly fire blocked as was
written in the attic section of this report.
Floors:
The flooring is made of tile, engineered wood and carpet. Multiple points of floor elevations
were taken with a "Ziplevel" throughout the interior floor and the data reflects that the floor
has a +/- 5
/8" deflection. Please refer to the first page of the summary pages and the
photocopy of the exterior sketch and points of data that was collected along the interior at the
time of the inspection.
G. Doors (Interior and Exterior)
Comments:
Interior Doors:
All bedroom, closet and other access hollow composite doors close and latch properly.

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REI 7-4 (04/2014)
Interior attached garage door is a proper fire rated door but according to the manufacturer of
this door the hinges must be adjusted so that the door to the attached garage closes and
latches properly.
.
The interior multiple pane "French" doors in the study room have proper safety glass installed
which is required.
Exterior Doors:
The solid wood front door and solid metal and composite rear door with safety glass inserts
close and latch properly. Both front and rear door dead bolt are properly installed and extend
sufficiently according to the lock manufacturers specifications.
Garage Doors
Type of Door: Metal with fiberglass inserts for wind shear resistance
The tension springs are properly secured to the framing for safety and proper operation.
Door locking hardware on both doors are properly secured to stay open. A garage door that
has an automatic overhead door opening system must have the door locking mechanism
bolted in the open position to prevent the automatic motor from overheating or shorting out
during operation. A common comment in most automatic overhead door manufacturers is the
following: To avoid damage to your door and/or operator, make sure you disable any
door locks prior to installing your operator.
H. Windows
Comments:
All window sashes are made of vinyl with double pane glass and meet the current energy
conservation standards. All windows were functional at the time of the inspection.
One window screen is not provided in the master bedroom and other window screen in the
second floor game room is bent and should be replaced.

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REI 7-4 (04/2014)
Safety glass is present at windows next to the rear door which is required.
A minimum of one single operable window in all sleeping rooms are of adequate size and
height for readily accessible fire escape egress.
I. Stairways (Interior and Exterior)
Comments:
Interior Railings, Staircase and Balconies:
The balusters that support the handrail of the staircase and balconies are properly spaced so
that a 4" sphere cannot pass through. A continuous handrail is provided at the staircase and
balconies. All hand railing does terminate properly into a wall or newel post. All hand railing is
at proper height of between 34 and 38 inches.
Proper dimensions of stair risers measuring 7 3
/4" +/- 3
/8" and proper dimensions of stair
treads measuring a minimum of 10" deep was also noted.
J. Fireplaces and Chimneys
Comments:
Type of Fireplace: Factory
The fireplace consists of a manufactured metal hearth and flue assembly and the firebox and
flue appear in good condition but the inspector and the building supervisor could not get the
fireplace with gas logs to start, probably due to the gas line has not been bled. The inspector
highly recommends that the gas line be bled by the qualified contracted plumbers that
installed the gas line.
The flue channel is properly fire blocked in the attic.
The damper appears to function properly.
The hearth extension is properly constructed to maintain proper distances from combustible
material.

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REI 7-4 (04/2014)
The metal crown of the chimney was observed from the ground level and a proper chimney
cap with a spark arrester is provided.
K. Porches, Balconies, Decks, and Carports
Comments:
Rear Covered Patio:
The cement rear covered patio is properly sloped to avoid water and moisture from entering
the structure. Please refer to the sketch in the first page of the summary. (As was mentioned
in the foundation section of this report there was portion of the foundation form boards was
visible and must be fully pulled so that insect infestation does not occur.)
L. Other
Comments:
Sidewalk, Driveway and Walkway:
Driveway, walkway and sidewalk are performing as originally intended.
II. ELECTRICAL SYSTEMS
A. Service Entrance and Panels
Comments:
The temporary electric pole must be removed by a qualified electrician. According to the NEC
and good electrical practices, no temporary electric pole, especially one that has live
conductor wires, should be left at a site when the electricity is permanently serviced to that
residence.
The electrical service enters the property through underground inside plastic conduit from the
rear easement and supplies the meter at exterior right wall of the garage. The wires that feed
the underground electrical system to the meter are made of 4 ott aluminum.
The Eaton Corporation brand circuit panel cabinet with a 200 ampere main breaker is located
on the interior right wall of the garage. Copper conductor wires from the meter feed the main
breaker panel.
Exterior Grounding Conductor: Present
Ground wire is not properly bonded to the grounding rod and the clamp that is used is for
supposed to be used for interior water pipes and should not be used along the exterior
because the screws can rust out and the house will no longer properly grounded. The
inspector highly recommends to replace the grounding clamp with a bronze acorn type that
properly bonds the clamp, wire and rod together. (this was mentioned in the structural
inspection report and was not corrected.)

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REI 7-4 (04/2014)
The interior of the panel was has over-sprayed paint which is not acceptable by the National
Electric Codes (NEC) and good electrical practices. The inspector highly recommends that
the service panel be replaced. In the first inspection a whole section of the report stated how
important it was not to get any abrasive material on the conductors, bus bar or interior of the
panel and this was avoided. Once again, the inspector highly recommends that the electrical
panel cabinet be replaced. The quote from the first inspection report is below the
photographs.
According to the National Electric Code (NEC) under code number 110.12 Mechanical
Execution of Work, paragraph (B) all of the electrical components must be protected against
abrasives, paint, plaster, etc. Each individual gang box, electrical box, fixture box needs to be
protected prior to the drywall installation, joint compound floating, texturing and the painting
stages. Please note below under National Electric Code (NEC) 110.12 (B) below that states
that no contaminants shall be allowed into the electrical connections.
110.12 Mechanical Execution of Work. Electrical equipment shall be installed in a neat
and workmanlike manner.
(B) Integrity of Electrical Equipment and Connections. Internal parts of
electrical equipment, including bus bars, wiring terminals, insulators, and other
surfaces, shall not be damaged or contaminated by foreign materials such as
paint, plaster, cleaners, abrasives, or corrosive residues. There shall be no
damaged parts that may adversely affect safe operation or mechanical strength
of the equipment such as parts that are broken; bent; cut; or deteriorated by
corrosion, chemical action, or overheating.
In addition, the international Residential Code (IRC) states that all conductive surfaces
should be clean of abrasive material. The code states:
E3611.5 Clean surfaces. Nonconductive coatings (such as paint, enamel and
lacquer) on equipment to be grounded shall be removed from threads and other
contact surfaces to ensure good electrical continuity or shall be connected by

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fittings that make such removal unnecessary.
The inspector highly recommends that further protection of all of the electrical boxes,
including the panel, outlets, recessed light fixtures, the junction boxes and switches during
the installation of the drywall, floating and painting be properly protected so that no
abrasive material can penetrate the interior of the components.
The panel cabinet provides individual circuit breakers for each electrical circuit. All circuits in
the panel are not properly labeled as is required by the National Electric Code (NEC). Each
circuit should be clearly and specifically identified as to its purpose. No circuit breaker was
labeled or dedicated to the whirlpool tub which is required and, in addition, the
whirlpool tub does not have a Ground Fault Circuit Interrupter (GFCI) breaker (or a
GFCI device) which is absolutely required and must be installed.
An Arch Fault Circuit Interrupter/Ground Fault Circuit Interrupter breaker is not functioning.
This was labeled for the clothes washing machine and according to the NEC must be at
minimum AFCI/GFC protected. The inspector highly recommends that the contracted
electrical company further evaluate all circuitry and make certain that all breakers are
functioning according to the NEC and good electrical practices.
Arc Fault Circuit Interrupter (AFCI) breaker protection is installed but not every breakers was
verified the areas that the electrical components supply.
All of the bathrooms are connected to one breaker that is not GFCI protected as is required by
the NEC and good electrical practices. At minimum, the one circuit breaker must be replaced
with a GFCI circuit breaker.
The air conditioning manufacturer name plates recommend a 45 ampere maximum circuit
breaker device and the two 40 ampere circuit breakers on the panel do meet manufacturer's
current requirements.
B. Branch Circuits, Connected Devices, and Fixtures
Type of Wiring: Copper, Aluminum
Comments:
Six outlets installed in the first floor right bedroom and one outside the bedroom and one in
the front left second floor bathroom are improperly wired with reverse polarity and the
inspector highly recommends that the wiring of these electrical outlets be reviewed and
corrected by the contracted electrical company. Some photographs are below showing
reverse polarity.

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All bathrooms are not Ground Fault Circuit Interrupter (GFCI) protected as is required by the
NEC, IRC and good electrical practices. The inspector highly recommends that the
contracted electricians and their Master Electrician supervisor further review the NEC
requirements and correct this safety hazard deficiency. Also in the photographs below the
outlets are incorrectly marked. The outlets must be marked "GFCI protected outlet" not GFCI
outlet. The inspector highly recommends that the electricians, including amateur journeyman,
further review proper handling, marking and labeling of all electrical components that require
labeling.

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The whirlpool tub is not GFCI protected with an outlet located inside either of the master
bathroom closets or at the circuit box connectors. All whirlpool bathtubs are required to be
GFCI protected and are also required to be on a dedicated circuit.
In the laundry room all 110 outlets are not properly protected with an AFCI/GFCI breaker as is
required and this too must be further evaluated and repaired by the contracted electric
company.
A GFCI outlet located at the rear of the garage would not reset easily and the inspector highly
recommends that the older GFCI outlet be replaced with a new GFCI outlet.
At minimum, each circuit wiring is made of insulated copper conductors and visible shut off
switches are supplied for the air conditioning and furnace units.
All other outlets tested were found to be functional and are properly phased, grounded and
secured to the cover plates against the walls. All outlets are Tamper Resistant as is required
for new house construction.
All outlets above the counter top in the kitchen are Ground Fault Circuit Interrupter (GFCI)

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protected as is required by the National Electric Code (NEC) and the circuit breakers inside
the panel are what control these outlets that are above the counter and part of the kitchen
island.
All garage and exterior outlets are also Ground Fault Circuit Interrupter (GFCI) protected.
Proper wiring assembly method was used for the 220 volt dryer outlet utilizing separate
ground and neutral holes for the four pronged plug therefore grounding the electrical dryer
appliance.
Some light bulbs are either missing or have water inside or are cracked and the inspector
highly recommends that all light fixtures be re-tested and if needed install all operable light
bulbs in all light fixtures. The ceiling fan fixtures function as originally designed. All light
switches are properly secured to the walls.
Smoke Alarms:
Local codes require that multi-station alarms shall be installed in the following locations:
1. In every sleeping room;
2. Outside of every separate sleeping area in the immediate vicinity of the bedrooms and
3. On each additional story of the dwelling excluding uninhabitable attics.
Where more than one smoke alarm is required within a dwelling unit the alarm devices shall
be interconnected in such a manner that the actuation of one alarm will activate all alarms
inside the unit.
A random smoke alarm test button was activated, where accessible, causing each device to
provide an audible warning sound. The smoke alarms were not tested or inspected for their
performance and operational characteristics. This must be done with smoke and is not in the
scope of the inspection.
The inspector recommends that each of the smoke alarms be activated every six months and
to replace the 9 volt batteries at minimum once every year.
III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS
A. Heating Equipment
Type of System: Central and Zoned
Energy Source: Natural Gas
Comments:
Two gas operating furnace units manufactured by Lennox Corporation with model numbers
EL180UH090E60C-01 and EL180UH090E60C-1 are located in the attic. The units were
operated in under normal thermostatic settings and both function as originally intended.
A proper catwalk and working platform is built to have sufficient access to the air handler
units.
The heat exchangers were not fully visible therefore the consistency of the heat exchanger for

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each unit could not be established. All burners ignite in proper sequence and function
correctly.
The exhaust vent pipe from the gas furnace units are made of a Type B sheet metal and each
is correctly routed from the furnace units through the roofing.
Adequate ventilation of free combustible air was noted while inspecting the furnace units and
sufficient free combustion air is supplied in the attic space and through the soffit vents.
A black steel pipe for gas operating equipment is routed through the structure with an
approved flex line attaching to the furnace unit. The gas line is properly sleeved prior to
entering each of the units and a proper sediment trap is present prior to the gas operating
equipment. The gas black steel pipe is properly secured to the framing of the structure.
Any major heating appliance requires annual general maintenance and the inspector highly
recommends to have an annual cleaning and servicing by a qualified Heating Ventilation and
Air Conditioning (HVAC) professional.
B. Cooling Equipment
Type of System: Central and Zoned
Comments:
The Lennox Corp. brand condensing units with model numbers 14ACX-047-230-03 and
14ACX-047-230-03 are properly installed on a concrete pad on the right side yard and both of
the condensers operate when the individual thermostats are set below the interior
temperature. An inaccurate differential temperature reading method of determining the system
was functional was not employed. The air conditioning system was activated under normal
thermostatic manners and within adequate time, the indoor temperature was significantly
decreased. (The recommended size condenser that is labeled on both of the furnace units are
a five ton unit and both exterior four ton units are not be what the manufacturer recommends.
The inspector recommends that the contracted Heating Ventilation and Air Conditioning
(HVAC) professional further evaluate and explain why smaller units were used for the
condensing units.)
In the attic, the Lennox Corp. brand evaporator coils with model numbers CH35-51C-2F-3 and
CH35-51C-2F-3 are installed after the furnace units. The internal components of the
evaporator coil were not visible because there is no readily accessible porthole in the plenum

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to visually inspect portions of the evaporator coil.
The refrigerant piping and the primary drain piping appear properly installed and insulated.
The primary drain piping for both of the evaporator coils are properly routed to below two
separate second floor bathroom sinks which is considered correct for appliances that are
installed in the attic.
At the time of the inspection, there was no evidence of water in either of the auxiliary drain
pans. An auxiliary drain pan is used to protect the structure from water intrusion and if the
auxiliary drain pan has water stains, rust or water in pan this signifies that the primary drain is
not functioning as intended. The auxiliary pans discharge to point to alert the residents there
is a clogged primary drain. Please Note: Filtering of the recirculating air is important to
maintain the the evaporator coil and main drain line clean. Filters that are frequently replaced
reduces the amount of dust that can collect on the evaporator coil.
As with any major air conditioning appliance the inspector highly recommends to have an
annual cleaning and servicing by a qualified HVAC professional.
C. Duct Systems, Chases, and Vents
Comments:
Type of Duct: Flex Duct and Metal Supply and Return Air Plenums
The flex duct and metal plenums with internal insulation appear to be functional; the ductwork is
properly strapped with 11
/2" nylon mesh and secured to the rafters in the attic.
Five return air filter grills with a proper filters are provided. The filters are dirty and need
replacement. The inspector highly recommends to follow filter manufactures recommendation as
to how often to change the filters for the central air system. The filtering system cuts down the
dust contaminants from circulating through the evaporator coil and also protects the furnace motor
and other air handling components of the forced air system. The filters should also be replaced
regularly to avoid reducing the expected life of the system and increase the consumption of
electrical energy. (Photographs below show 4 of the five that are very dirty.)

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Certain supply and return flexible ducts are touching one another that can cause
condensation at the points along the airflow. This can affect the performance of the ducts and
the inspector mentioned this in the first inspection report and all ducts have not been properly
separated so that the exterior is not touching one another.
IV. PLUMBING SYSTEMS
A. Plumbing Supply, Distribution Systems and Fixtures
Location of water meter: Front left yard between the sidewalk and the street
Location of main water supply valve: Left exterior wall
Comments:
Water Source: Public
Static water pressure reading (Pounds per Square Inch or PSI) 65 at or closest entrance of
water supply.
The potable water supply pipe is made of Cross Linked Polyethylene tubing (PEX).
The kitchen faucet does not functions properly and some leaking from the faucet water fixture
supply lines was noted at the time of the inspection. The inspector had to use a large towel to
mop up the water that was found in the base of the cabinet. (Along the base of the cabinet
located under the sinks the cabinet floor felt rough probably due to multiple uses of
the kitchen faucet and the inspector highly recommends that the cabinet flooring be
further evaluated by the cabinet manufacturer representative and if needed be
replaced.) Vinyl flexible tubes are used to connect shut-off valves to the faucet fixtures. All
drain stoppers function as originally intended.

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In the master bathroom the two lavatories, the commode, the tub and the shower water
fixtures function and there was no leaking that was apparent from these water fixtures. Please
Note: The base pan in the shower stall to hold water was not tested during the the inspection.
The testing of the water retention is outside the scope of visual inspection process. The
commode is properly secured to the flooring. The shower head is not installed at the time of
the inspection. Vinyl flexible tubes are used to connect shut-off valves to the faucet and water
closet fixtures. The tub and sink drain stoppers function as originally intended. (All shower
heads have not been innstalled at the time of inspection.)
The half bathroom lavatory and commode function as originally intended. Vinyl flexible tubes
are used to connect shut-off valves to the faucet and water closet fixtures. The drain stopper
functions as intended.
No leaking of the right first floor full bathroom lavatory, tub and shower combination and
commode water fixtures. Vinyl flexible tubes are used to connect shut-off valves to the faucet
and water closet fixtures. The tub and sink drain stoppers function as originally intended.

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No leaking of the middle second floor bathroom lavatory, tub and shower combination and
commode water fixtures. Vinyl flexible tubes are used to connect shut-off valves to the faucet
and water closet fixtures. The sink and tub drain stoppers function as originally intended.
No leaking of the left second floor bathroom double lavatories, tub and shower combination
and commode water fixtures. Vinyl flexible tubes are used to connect shut-off valves to the
faucet and water closet fixtures. Both sink and the tub drain stoppers function as originally
intended.
All exterior garden hose connections were functional and a backflow preventer or anti-siphon
device is installed on the each of garden hose connections. Back flow prevention devices are
required on all exterior faucets to reduce the possibility of contamination of the potable water
supply system.
B. Drains, Wastes, and Vents
Comments:
The drain line under the left sink in the kitchen appears to have a leak some adjustment to the
connections may be required. The inspector had to use a towel to mop up the water that
accumulated below the sink in the cabinet.
All other plumbing drains, waste and vent pipes are made of PVC plastic and all drains were
found to be functional at the time of the inspection.
C. Water Heating Equipment
Energy Source: Natural Gas
Capacity: Two 40 gallon tanks
Comments:
The water heaters manufactured by Bradford White Corporation with model numbers
MI4403S6FBN and MI440S6FBN are installed in the attic. A proper catwalk and a service
platform are provided.
The Temperature and Pressure Relief valves (T&P) properly operate when pulling on the
levers. The discharge piping for the T&P valves are made of 1" CPVC plastic and exit the
structure to the exterior above the soil grade level.
The flue pipes are made of type "B" sheet metal and both are properly routed through the
roof.
A metal safety pan is placed under each of the water heaters to protect water intrusion into
the structure. The safety pans have a 1”CPVC tube directed to the exterior. Safety pans are
meant to keep water from intruding the structure and if the safety pan drain line becomes
clogged with debris the safety pan is no longer safe.
The free combustion air is taken from the attic and the units are properly vented.
Black steel pipe is routed through the structure with an approved flex line attaching to the
each of water heater units and a proper sediment trap is present prior to the gas operating
equipment. The gas pipe is properly fastened to the structure.
Hot water temperature from the kitchen faucet was 119 degrees Fahrenheit at the time of the
inspection. (Water temp above 120 degrees Fahrenheit is considered a safety hazard
according to local building codes and the temperature should be lowered.

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D. Hydro-Massage Therapy Equipment
Comments:
The whirlpool tub has an vacuum air switch on the side of the tub and the pump, motor and
jets were found to be functional at the time of the inspection. As with most any plumbing and
electrical fixtures a whirlpool tubs requires safeguarding to protect against electrical shock
and interior parts from wearing. Homeowners should follow the manufacturers instructions for
operating and cleaning. Whirlpool tub was found to be functional.
Ground Fault Circuit Interrupter (GFCI) apparatus was not found in any location and an
electrical hazard is recognized with the absence of ground fault protection to the electrical
motor and connection. The inspector highly recommends that a GFCI outlet or a GFCI
breaker be installed by a qualified electrician.
The plumbing, electrical and motor access is not provided; the side skirt of the tub must be
removed to properly access components. Please read Whirlpool Tub in summary pages for
further explanation on proper access to electrical and plumbing components.

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E. Other
Comments:
V. APPLIANCES
A. Dishwashers
Comments:
Dishwasher was tested on normal wash cycle and was found to be functional. The interior
racks, water flow propeller and soap dish operate as intended. The door gasket, control
monitor and door springs function. The dishwasher is secured to the countertop.The heating
element was functional.
An air gap or an inverted trap is not provided prior to the garbage disposer and the drain line
for a dishwasher is required to be elevated above the sink to prevent a back flow of
contaminated water from traveling back into the dishwasher water. A sketch is provided below
to show how the drain line for a dishwasher should be installed.
B. Food Waste Disposers
Comments:
Garbage disposal was operating as intended during the inspection.
Electrical cord is properly secured to the housing of the disposer.
C. Range Hood and Exhaust Systems
Comments:
Hood vent exhaust and fan assembly is above the cooktop and the exhaust vent terminates

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properly above the roof. The light fixture was functioning at the time of the inspection.
D. Ranges, Cooktops, and Ovens
Comments:
Cooktop Type: Gas
Cooktop was operating as designed. Burners operate at high and low settings.
Oven Type: Electric
The electric oven appears to function as designed. Oven unit was tested at 350 degrees and
the temperature readings were 370, 336, 359 and 367 degrees Fahrenheit during different
time frames during the inspection process. The allowed variance of +/- 25 degrees was met
after averaging the temperature readings.

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E. Microwave Ovens
Comments:
Microwave oven appears to function as designed. Microwave oven operates by heating a
container of water. Interior light functions when microwave is operating. Timer functions
properly during operation.
F. Mechanical Exhaust Vents and Bathroom Heaters
Comments:
Bathroom and utility room exhaust fans appear to function as designed. The exhaust fans are
properly ducted to the exterior according to today's good building practices.
G. Garage Door Operators
Comments:
Garage door openers appear to function as originally designed and the downward force safety
closure switch appears functional for both units. The electronic sensors operate correctly and
a safety quick release rope to disable opener was visible on the track.
H. Dryer Exhaust Systems
Comments:
A 4" dryer vent is routed through the structure to the exterior. The dryer vent terminates
above the roof into a roof hawk vent.
I. Other
Comments:
Front Door Bell:
The front door bell chimes when the button is pushed.
VI. OPTIONAL SYSTEMS
A. Landscape Irrigation (Sprinkler) Systems
Comments:
A Hunter control module with model number Pro C is located at the right interior wall of the
garage.
A backflow preventer device is located at the left exterior wall of the house. The backflow
preventer device type (commonly referred to as a Pressure Vacuum Breaker) is properly
installed 12” higher than the highest spray heads on the property.
The rain sensor not installed on the right side of the property above a fence.
Water flow and pressure appear adequate and the valves that control each zone were not
fully visible.
Sprayheads appear functional. Some sprayheads need adjustment because they are
spraying solid surfaces. According to the Texas Commission on Environmental Quality
(TCEQ), the agency that license residential sprinkler installers, under Section 344.62
Minimum Design and Installation Requirements a paragraph states the following:
(g) Irrigation systems shall not spray water over surfaces made of concrete, asphalt,
brick, stone set with mortar, or any other impervious material, such as, but not limited to
walls, fences, sidewalks, streets, etc.
Some of the photographs below show where some of the deficiencies are and
should be further evaluated by a qualified Residential Irrigation professional.

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RESIDENTIAL AUTOMATIC SPRINKLER SYSTEM
RECOMMENDATIONS:
Starting a sprinkler system to run the normal functions at the wrong time of day leads to waste of
water and does not practice proper water conservation. Watering during the heat of the day or in
the late afternoon can increase the disease in the lawn and flower beds. The best time to water
your lawn is between the hours of 1 AM and 6 AM. During this time of the early morning it is
usually less windy, a little cooler, and the humidity level is higher so there is less of a loss of
water due to evaporation. In most cases it is recommended to complete your irrigation cycle by
6:30 AM to 8:00 AM.
Utilizing the sprinkler system between the hours of 11 PM and 6 AM overlaps the natural dew
period of the turf (lawn) and the majority of the lawn, tree and bush diseases occur when the
ground is wet for a period longer than normal. If watering with the sprinkler system is done prior 9
PM or after 7 AM you will extend the natural moisture period and increases the probability of
having disease problems like brown patch and other fungal and insect growth. Sprinkling the
property between 1 AM and 6 AM waters down the natural organic substance that these
organisms live on and will decrease the probability of development of the disease organisms that
live in the soil and vegetation.
Utilizing the sprinkler irrigation system late morning to mid afternoon hours can cause future
problems within the lawn and other vegetation. In addition, when thinking of conserving water, the
afternoon is the worst time to water because evaporation rates are higher during these hours and
the system efficiency is lowered due to wind because it is greater during the daytime hours.
During the winter season the soil must stay moist but the evapotranspiration is reduced and the
soils should be water less frequently. During a hard freeze when temperatures will be below
freezing for longer than 7 hours the backflow preventer must be emptied (bled) of water to protect
the internal components of the backflow preventer. (Ask a qualified residential sprinkler installer
to show the proper method to empty the backflow preventer.)
RECOMMENDATION FOR PROPER WATERING
DURING DIFFERENT TIME OF THE YEAR
Season Months Recommendations
Early Spring February Water every two weeks when no rain has occurred
Spring March - Mid-May Water weekly possibly twice if no rain has occurred
Summer Mid-May - August Water each zone sufficiently at minimal twice or three
times a week if less than one inch has occurred over the
week
Fall September - October During late September, water a minimal of once a week to
keep the soil moist and in October water once every two
weeks if no rain has occurred (This is "Brown Patch"
season and excess watering triggers this fungal disease.)
Reduce watering frequency
Winter November - January Rainfall is usually adequate but if no rainfall has happened
water every two weeks to keep the soils around the
foundation moist

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