Inspection Report Client's Name Withheld Property Address:

Transcription

1 nspection Report Client's Name Withheld Property Address: 3833 Eagles Nest Trail Burleson TX Eagles Nest Trail, Burleson, Texas 76028

2 Report dentification: 3833 Eagles Nest Trail Page 2 of 74 Art Neidich Property nspection & Consulting Arthur B. Neidich TREC Lic. # FM 983 Ferris, Texas

3 PROPERTY NSPECTON REPORT Prepared For: Client's Name Withheld Concerning: 3833 Eagles Nest Trail, Burleson, TX (Name of Client) By: (Address or Other dentification of nspected Property) Arthur B. Neidich TREC Lic. # / Art Neidich Property nspection & Consulting 9/16/2013 (Name and License Number of nspector) (Date) (Name, License Number of Sponsoring nspector) PURPOSE, LMTATONS AND NSPECTOR / CLENT RESPONSBLTES This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. f any item or comment is unclear, you should ask the inspector to clarify the findings. t 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 The TREC Standards of Practice (Sections of the Rules) are the minimum standard 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. n 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. THS PROPERTY NSPECTON S NOT A TECHNCALLY EXHAUSTVE NSPECTON 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. t 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. Promulgated by the Texas Real Estate Commission(TREC) P.O. Box 12188, Austin, TX (512) ( RE 7-3 (Revised 05/2013) Page 3 Of 74

4 Report dentification: 3833 Eagles Nest Trail Page 4 of 74 You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. t 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. TEMS DENTFED N THE REPORT DO NOT OBLGATE ANY PARTY TO MAKE REPARS OR TAKE OTHER ACTONS, NOR S THE PURCHASER REQURED TO REQUEST THAT THE SELLER TAKE ANY ACTON. 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. f 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. t 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 NOTCE CONCERNNG HAZARDS OR DEFCENCES 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 (GFC) devices for electrical receptacles in garages, bathrooms, kitchens, and exterior areas; malfunctioning arc fault protection (AFC) 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 require 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.

5 Report dentification: 3833 Eagles Nest Trail Page 5 of 74 ADDTONAL NFORMATON PROVDED BY NSPECTOR: Standards of Practice: Texas Real Estate Commission n Attendance: Customer Type of building: Single Family (2 story) Approximate age of building: built in 2006 Temperature: Over 65 (F) = 18 (C) Weather: Clear Ground/Soil surface condition: Dry Rain in last 3 days: No Radon Test: Water Test:

6 Report dentification: 3833 Eagles Nest Trail Page 6 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D. STRUCTURAL SYSTEMS A. Foundations Type of Foundation: Poured concrete There are signs of minor movement and hairline cracking in the flat work (driveway apron and rear porch). All doors and windows open with relative ease. There are some small cracks in the drywall however, do believe that the foundation is working as designed and is performing as intended. A. tem 1(Picture) Foundation B. Grading & Drainage The property appears to have good grading that is sloped away from the foundation. There are two areas in the front section, one on the north side and one on the south side that need to have back fill dirt installed as there are signs of dirt erosion. ncreasing the slope would benefit drainage and irrigation. The buyer should consult with a qualified professional. The gutters (looking at the front door) to the left of the front door are sloped toward the house - this should be corrected so that water does not overflow and dispense against the stone of the exterior.

7 Report dentification: 3833 Eagles Nest Trail Page 7 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D There are several damaged downspout elbows and one missing that need to be repaired - all downspouts should have an extension that dispenses water at least five (5) feet from the foundation.

8 Report dentification: 3833 Eagles Nest Trail Page 8 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D B. tem 1(Picture) Proper slope - grading

9 Report dentification: 3833 Eagles Nest Trail Page 9 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D B. tem 2(Picture) back fill required B. tem 3(Picture) Eroded dirt / back fill required

10 Report dentification: 3833 Eagles Nest Trail Page 10 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D B. tem 4(Picture) Missing elbow allows drainage at foundation B. tem 5(Picture) damaged downspout elbow

11 Report dentification: 3833 Eagles Nest Trail Page 11 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D B. tem 6(Picture) All downspouts should have five foot extensions

12 Report dentification: 3833 Eagles Nest Trail Page 12 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D B. tem 7(Picture) C. Roof Covering Materials Type (s) of Roof Covering: Architectural Viewed roof covering from: Walked roof Roof Ventilation: Soffit Vents, Turbines The roof has approximately nail holes, most likely caused when the cat walks used to install the shingles where removed. These should be properly repaired - remove and replace the shingles. There are approximately five (5) nail pops that should be replaced so that they do not turn into leaks that can allow water to penetrate and cause damage to the framing and interior finishes.

13 Report dentification: 3833 Eagles Nest Trail Page 13 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D The exterior fireplace chimney has flashing that should be replaced as it is damaged and or not installed correctly. Sealant should always be applied to the top edge of chimney flashing stepped or counter flashing. The felt underlayment is not installed over the metal edge at the eaves in the front. There are several cracked shingles in valley areas - approximately two (2) bundles.

14 Report dentification: 3833 Eagles Nest Trail Page 14 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D C. tem 1(Picture) Example of a nail pop found on roof C. tem 2(Picture) damaged and cracked shingle

15 Report dentification: 3833 Eagles Nest Trail Page 15 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D C. tem 3(Picture) exposed fastener - sealant should be applied C. tem 4(Picture) Exposed Fasteners

16 Report dentification: 3833 Eagles Nest Trail Page 16 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D C. tem 5(Picture) example of cracking valley shingles C. tem 6(Picture) nail pop

17 Report dentification: 3833 Eagles Nest Trail Page 17 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D C. tem 7(Picture) Exterior chimney flashing needs to be re-installed C. tem 8(Picture) Torn shingle at chimney cricket

18 Report dentification: 3833 Eagles Nest Trail Page 18 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D C. tem 9(Picture) sealant deteriorated

19 Report dentification: 3833 Eagles Nest Trail Page 19 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D C. tem 10(Picture) holes need to be repaired C. tem 11(Picture) sealant has failed

20 Report dentification: 3833 Eagles Nest Trail Page 20 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D C. tem 12(Picture) holes from cat walk C. tem 13(Picture) torn field shingle

21 Report dentification: 3833 Eagles Nest Trail Page 21 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D C. tem 14(Picture) roof over master bedroom fireplace has wall flashing that needs to be resecured D. Roof Structure & Attic Method used to observe attic: Walked Viewed roof structure from: Attic, Walked roof Roof Structure: 2 X 6 Rafters, Sheathing Attic nsulation: R-19 or better Approximate Average Depth of nsulation: 8 inches Attic info: Attic access, Pull Down stairs The attic has insufficient exhaust - as shown in the photograph the entire attic has two turbines. The ventilation should be improved.

22 Report dentification: 3833 Eagles Nest Trail Page 22 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D D. tem 1(Picture) Attic nsulation D. tem 2(Picture) Attic Framing

23 Report dentification: 3833 Eagles Nest Trail Page 23 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D D. tem 3(Picture) Attic collar tie D. tem 4(Picture) nsufficient exhaust ventilation in attic E. Walls (nterior & Exterior) Wall Structure: 2 X 4 Wood, Brick

24 Report dentification: 3833 Eagles Nest Trail Page 24 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D NTEROR WALLS interior walls have signs of normal wear and tear - a small "dime size" area by the garage door has been damaged by the garage door handle. Only cosmetic issues found. EXTEROR WALLS the mortar in the stone veneer, around the exterior, has small cracking through joints, small areas of missing mortar and many joints that have repairs as noted by different mortar color and texture. Previous repairs most likely do to damaged and missing mortar. A notable crack located in the archway to the left (looking at front door) of the front door should be evaluated and repaired by a qualified mason. The exterior rear (Garage entry door) has water damage to the bottom of the door jamb - this should be repaired by a qualified carpenter. Behind all three (3) condenser (HVAC) housing units there are mechanical tubes that enter the brick veneer. The entry points need to be properly sealed so that bugs and water penetration does not occur. There are two (2) bricks missing from the veneer located on the south side - near the front. This could be a service point and may require a cover. This void needs to be sealed to prevent water and pest penetration and possible damage. n general all holes in the exterior veneer; stone, brick or masonry siding should be properly sealed to prevent water and pests from penetrating and possibly causing damage to interior components. Both garage doors have slightly sagging lintels that should be evaluated by a qualified mason

25 Report dentification: 3833 Eagles Nest Trail Page 25 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D E. tem 1(Picture) missing mortar in stone E. tem 2(Picture) different color mortar suggests previous repairs to masonry joints

26 Report dentification: 3833 Eagles Nest Trail Page 26 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D E. tem 3(Picture) missing mortar E. tem 4(Picture) missing mortar at gas key of exterior fireplace

27 Report dentification: 3833 Eagles Nest Trail Page 27 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D E. tem 5(Picture) Window / brick seams need to be caulked

28 Report dentification: 3833 Eagles Nest Trail Page 28 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D E. tem 6(Picture) sagging lintels at both garage doors E. tem 7(Picture) sagging lintel

29 Report dentification: 3833 Eagles Nest Trail Page 29 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D E. tem 8(Picture) Missing cover or brick work F. Ceilings & Floors Floor Structure: Slab There are several areas that have signs of previous repairs to the ceilings. None of the repaired areas would suggest water or moisture damage. G. Doors (nterior & Exterior) All doors have been tested: opened, closed and locked - all where found to be working as designed and intended with ease except for; the rear garage door (single entry to the backyard) has a damaged threshold and jamb - damaged by water and the typically closed side of the double, full lite, french door which and is difficult to open. Front door jamb is damaged on locking mechanism side. The two (2) garage doors; one single car and one double car both have numerous holes in the body of the doors possibly do to a BB gun

30 Report dentification: 3833 Eagles Nest Trail Page 30 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D G. tem 1(Picture) exterior door

31 Report dentification: 3833 Eagles Nest Trail Page 31 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D G. tem 2(Picture) door to rear porch

32 Report dentification: 3833 Eagles Nest Trail Page 32 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D G. tem 3(Picture) broken threshold at garage entry door G. tem 4(Picture) damaged door jamb

33 Report dentification: 3833 Eagles Nest Trail Page 33 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D G. tem 5(Picture) BB Holes in garage door

34 Report dentification: 3833 Eagles Nest Trail Page 34 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D G. tem 6(Picture) H. Windows All windows where tested; open, closed and locked - all where found to be working as intended. One window in the front (downstairs) by main entry has broken glass and a dent in the frame of the window - both thought to be damage caused by a small pellet/bb gun. One window screen in the back part of the house is slightly damaged.

35 Report dentification: 3833 Eagles Nest Trail Page 35 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D H. tem 1(Picture) exterior windows

36 Report dentification: 3833 Eagles Nest Trail Page 36 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D H. tem 2(Picture) broken glass

37 Report dentification: 3833 Eagles Nest Trail Page 37 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D H. tem 3(Picture) damaged frame. Stairways (nterior & Exterior) J. Fireplace / Chimney The gas firebox (chimney) flue does not have a device installed to maintain the flue in an open position. A device should be installed to maintain an opening of at least 1/8" to provide for continuous air circulation as a safety measure. The fire place in the living room does not have a gas log installed. One will have to be installed to operate the fireplace.

38 Report dentification: 3833 Eagles Nest Trail Page 38 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D J. tem 1(Picture) Chimney cap is properly installed J. tem 2(Picture) master bedroom chimney

39 Report dentification: 3833 Eagles Nest Trail Page 39 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D J. tem 3(Picture) exterior fireplace J. tem 4(Picture) master bedroom fireplace

40 Report dentification: 3833 Eagles Nest Trail Page 40 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D J. tem 5(Picture) living room fireplace has no gas log or starter J. tem 6(Picture) the living room flue does not have a stay open device for safety K. Porches, Balconies, Decks and Carports

41 Report dentification: 3833 Eagles Nest Trail Page 41 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D L. Other Cabinetry All cabinet doors and draws where tested; opened and closed - all where found to be working with ease as intended.

42 Report dentification: 3833 Eagles Nest Trail Page 42 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D L. tem 1(Picture) all cabinetry doors opened and closed L. tem 2(Picture) all cabinetry doors open

43 Report dentification: 3833 Eagles Nest Trail Page 43 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D. ELECTRCAL SYSTEMS A. Service Entrance and Panels Electrical Service Conductors: Below ground, Copper Panel Capacity: (2) 200 AMP service panel Panel Type: Circuit breakers Electric Panel Manufacturer: General Electric ARC-FAULT (AFC) PROTECTON This property DOES NOT meet current arc-fault circuit interrupter (AFC) requirements. This is an "AS- BULT" condition, but per TREC (Texas Real Estate Commission) standards of practice we are required to report this condition as a deficiency. Some items reported as deficient may be considered upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards, form OP-1: Quantity of AFC breakers in panel is insufficient. There is a knockout, located in the top section of the electric panel closest to garage door that does not have a protective sleeve installed - the metal around the knockout is sharp and could possible pierce the electric cable causing a personal safety hazard.

44 Report dentification: 3833 Eagles Nest Trail Page 44 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D A. tem 1(Picture) electric panels

45 Report dentification: 3833 Eagles Nest Trail Page 45 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D A. tem 2(Picture) insufficient number of AFC breakers

46 Report dentification: 3833 Eagles Nest Trail Page 46 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D A. tem 3(Picture) no protective sleeve in knock out B. Branch Circuits - Connected Devices, and Fixtures Branch wire 15 and 20 AMP: Copper Type of Wiring: Romex All outlets and switches have been tested and found working as intended except; the GFC type outlet closest to the front door is not operating correctly and should be evaluated and repaired by a licensed electrician. All required GFC are properly located as required however, the individual GFC outlets are not labeled and would appear to be standard outlets unless tested. Most GFC outlets are wired through the GFC units in the garage and kitchen.

47 Report dentification: 3833 Eagles Nest Trail Page 47 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D B. tem 1(Picture) GFC required - not working located by front door

48 Report dentification: 3833 Eagles Nest Trail Page 48 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D. HEATNG, VENTLATON AND AR CONDTONNG SYSTEMS A. Heating Equipment Type of System (Heating): Forced Air Energy Source: Gas Heat System Brand: Trane Number of Heat Systems (excluding wood): Three The heating system of the HVAC system was tested by thermostat control and found to be working as intended and within established guidelines. The gas supply line entering the sheet metal body of the attic HVAC units (ALL THREE) are flexible line - this is a safety issue. The flexible line should be replaced (through the knockout hole) using hard gas pipe.

49 Report dentification: 3833 Eagles Nest Trail Page 49 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D A. tem 1(Picture) flexible tube entering the housing on all three attic units

50 Report dentification: 3833 Eagles Nest Trail Page 50 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D A. tem 2(Picture) unit 2 - flexible tube through knockout A. tem 3(Picture) unit 3 - flexible line B. Cooling Equipment Type of System (Cooling): Air conditioner unit

51 Report dentification: 3833 Eagles Nest Trail Page 51 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D Central Air Manufacturer: Trane The cooling system of the HVAC system was tested by thermostat control and found to be working as intended and within established guidelines. All three (3) condenser housing units are not level. t is important to maintain level condenser pads/units so that the motors do not work under stressed conditions which tend to shorten the life span of the motor.

52 Report dentification: 3833 Eagles Nest Trail Page 52 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D B. tem 1(Picture)

53 Report dentification: 3833 Eagles Nest Trail Page 53 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D B. tem 2(Picture) all three units are unlevel B. tem 3(Picture)

54 Report dentification: 3833 Eagles Nest Trail Page 54 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D B. tem 4(Picture) not level C. Duct System, Chases, and Vents Ductwork: Filter Type: nsulated Disposable

55 Report dentification: 3833 Eagles Nest Trail Page 55 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D C. tem 1(Picture) insulated duct work C. tem 2(Picture) insulated duct work

56 Report dentification: 3833 Eagles Nest Trail Page 56 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D V. PLUMBNG SYSTEM A. Water Supply System and Fixtures Water Source: Public Static water pressure reading: 85 PS All sinks and bathroom fixtures where tested and found to be working as intended. All toilets where operated and inspected - found to be operating as intended

57 Report dentification: 3833 Eagles Nest Trail Page 57 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D A. tem 1(Picture) sink A. tem 2(Picture) all shower fixtures work properly

58 Report dentification: 3833 Eagles Nest Trail Page 58 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D A. tem 3(Picture) Kitchen sink B. Drains, Waste, and Vents B. tem 1(Picture) typical DWV under sink

59 Report dentification: 3833 Eagles Nest Trail Page 59 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D C. Water Heating Equipment Energy Source (Water Heater): Gas (quick recovery) Capacity (Water Heater): 50 Gallon (2-3 people) Extra nfo: two - 50 gallon units Water Heater Location: Attic Extra nfo: off second story bedroom / family room Hot water supply to all tested sinks and bathroom fixtures was within one (1) minute which is exceptional.

60 Report dentification: 3833 Eagles Nest Trail Page 60 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D C. tem 1(Picture) two - 50 gallon water heaters C. tem 2(Picture) both have required TPR valve for safety

61 Report dentification: 3833 Eagles Nest Trail Page 61 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D D. Hydro-Massage Therapy Equipment Jetted tub tested and working as intended. The motor of the jetted tub is wired to a GFC type outlet however, does not have the required access panel. Without an access panel the repair cost to a jetted tub motor could be substantial.

62 Report dentification: 3833 Eagles Nest Trail Page 62 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D D. tem 1(Picture) working jet tub D. tem 2(Picture) No found access panel

63 Report dentification: 3833 Eagles Nest Trail Page 63 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D V. APPLANCES A. Dishwasher Dishwasher Brand: General Electric A. tem 1(Picture) working dishwasher B. Food Waste Disposer Disposer Brand: Whirlpool Working as designed. D - There is no anti-suction loop or air gap device installed to prevent backflow of waste water. This should be repaired by a licensed plumber.

64 Report dentification: 3833 Eagles Nest Trail Page 64 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D B. tem 1(Picture) whirlpool disposal B. tem 2(Picture) no loop or air gap C. Range Exhaust Vent Exhaust/Range hood: Unknown Brand

65 Report dentification: 3833 Eagles Nest Trail Page 65 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D Tested and found working as designed C. tem 1(Picture) working vent hood D. Ranges, Cooktops and Ovens Range/Oven: General Electric Range and cooktop both tested and working as intended and within established guidelines.

66 Report dentification: 3833 Eagles Nest Trail Page 66 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D D. tem 1(Picture) working oven

67 Report dentification: 3833 Eagles Nest Trail Page 67 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D D. tem 2(Picture) working cooktop E. Microwave Oven Built in Microwave: Working as intended General Electric

68 Report dentification: 3833 Eagles Nest Trail Page 68 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D E. tem 1(Picture) working microwave F. Trash Compactor Trash Compactors: None G. Mechanical Exhaust Vents and Bathroom Heaters Working as intended H. Garage Door Operator(s) The two garage doors; one double and the other single car work with ease and as designed to include the electronic sensor. The auto reverse sensitivity on both motors are not set correctly. The sensitivity should be increased especially in households that have children. The auto reverse detects pressure while the door is lowering hence detecting an object and reversing the direction of door travel. VERY MPORTANT TO PREVENT NJURY TO PERSONS AND PROPERTY.

69 Report dentification: 3833 Eagles Nest Trail Page 69 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D H. tem 1(Picture) Working Garage door motor. Doorbell and Chimes Working as intended J. Dryer Vents The buyer should clean out the dryer vent duct work prior to initial use of clothes dryer. Periodic cleaning of the dryer duct work is necessary to prevent lint build up which is a known fire hazard.

70 Report dentification: 3833 Eagles Nest Trail Page 70 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D V. OPTONAL SYSTEMS A. Lawn and Garden Sprinkler System Lawn irrigation control not working, the digital control is fluttering and should be evaluated and repaired by a qualified irrigation specialist. This may also be the result of damage caused by a lawn trimming device as noted by the broken pvc pipe that houses the control wire. A. tem 1(Picture) Broken pvc pipe that houses control wires B. Swimming Pools, Spas, Hot Tubs, and Equipment C. Outbuildings D. Outdoor Cooking Equipment E. Gas Supply System F. Private Water Wells (A coliform analysis is recommended) G. Private Sewage Disposal (Septic) System H. Whole-House Vacuum Systems

71 Report dentification: 3833 Eagles Nest Trail Page 71 of 74 = nspected N = Not nspected NP = Not Present D = Deficient N NP D. Other Built-in Appliances

72 Report dentification: 3833 Eagles Nest Trail Page 72 of 74 NVOCE Art Neidich Property nspection & Consulting 2560 FM 983 Ferris, Texas nspected By: Arthur B. Neidich nspection Date: 9/16/2013 Report D: EDWARDS Customer nfo: Client's Name Withheld 5702 Mobile Avenue, Apt.#423 Arlington TX nspection Property: 3833 Eagles Nest Trail Burleson TX Customer's Real Estate Professional: nspection Fee: Service Price Amount Sub-Total Payment Method: Payment Status: Note: Tax $0.00 Total Price $0.00

73 Report dentification: 3833 Eagles Nest Trail Page 73 of 74 Art Neidich Property nspection & Consulting 2560 FM 983 Ferris, Texas Report Attachments ATTENTON: This inspection report is incomplete without reading the information included herein at these links/attachments. Note f you received a printed version of this page and did not receive a copy of the report through the internet please contact your inspector for a printed copy of the attachments.

74 Report dentification: 3833 Eagles Nest Trail Page 74 of APPROVED BY THE TEXAS REAL ESTATE COMMSSON (TREC) P.O. BOX 12188, AUSTN, TX TEXAS REAL ESTATE CONSUMER NOTCE CONCERNNG HAZARDS OR DEFCENCES 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: improperly installed or missing ground fault circuit protection (GFC) devices for electrical receptacles in garages, bathrooms, kitchens, and exterior areas; improperly installed or missing arc fault protection (AFC) devices for electrical receptacles in family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreations rooms, closets, hallways, or similar rooms or areas; ordinary glass in locations where modern construction techniques call for safety glass; the lack of fire safety features such as smoke alarms, fire-rated doors in certain locations, and functional emergency escape and rescue openings in bedrooms; 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. This form has been approved by the Texas Real Estate Commission for voluntary use by its licensees. Copies of TREC rules governing real estate brokers, salesperson and real estate inspectors are available at nominal cost from TREC. Texas Real Estate Commission, P.O. Box 12188, Austin, TX , or (512) ( This form is available on the TREC website at TREC Form No. OP-