ACE INSPECTORS

TREC # 8796
El Paso, Texas
(915) 539-7193
info@AceInspectors.com
Home
Click - Read 5 Star Reviews
CALL (915) 539 - 7193
Inspecting Since 2005 - Texas License # 8796
Inspector's Bio
YouTube Videos
Verify License #
5 Star Reviews
El Paso House Inspectors
Location: ACE Inspectors, El Paso Texas, Tel (915) 539-7193

ACE Inspectors Pages:

Site Map
Privacy Policy
Customer Reviews
Bonus Checks
Inspector's Bio
Tips from a Professional

ACE Inspectors Inspections:

New Home Inspections
Existing Home Inspections
Premium Home Inspections
Standard Home Inspections
Weekly Construction Reports
Construction Draw Reports

ACE Inspectors Reports:

New Build Inspection Report
Standard Inspection Report
Weekly Construction Report
Draw Inspection Report

New Build Specialist



Code Compliance / TREC Home Inspections



Actual New Build Report



Premium 5 Star Report



ACE INSPECTORS

Property Inspection Report
Prepared For:Premium Client's NameEmail: premiumclient@gmail.com
 (Client’s Name)Phone: (915) cell-phone
 Client's Current Address 
 (Client’s Current Address)Agent: (915) cell-phone
 City, State Ziprealtor@gmail.com
 (Client’s Current City, State and Zip Code) 
Property Inspected:Inspected AddressNo. of Square feet: 2,400 sq. ft.
 (Street Address of Inspected property)No. of Bedrooms: 4
 City, State ZipNo. of Bathrooms: 3 1/2
 (City, State and Zip of Inspected property)No. of Stories: 1
 Year Built: 2016Fireplace: Yes 1No. of Car Garages: 2
Inspected By:Morgan Benson Email: info@aceinspectors.com
 (Name of Inspector)  
 Texas License # 8796 Inspection Date: 20 October 2016
 (Name of Inspector)  
 ACE INSPECTORS Texas License # 8796 
 (Inspection Company) (License Number of Inspection Company)
Amount Paid:  PayPalXCheck:   Debit Card
$ 265     Visa # Ck # 8385 Money Order
  Master Card # Bank B of A Cash
 
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, and 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 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, bathrooms, 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;
  • Lack of electrical bonding and grounding; and
  • Lack of bonding on gas piping, including corrugated stainless steel tubing (CSST).
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.
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
 
(Any additional information or documents will be added to the end of this report)
 
 
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
I.STRUCTURSL SYTEMS
  
 I     A.Foundations
          Type of Foundation(s): Slab on Grade
          Comments:
  1. The "Slab on Grade" Foundation could only be inspected from inside the house
  2. There are no obvious indications of foundation problems
 I     D B.Grading and Drainage
          Type of Foundation(s): Slab on Grade
          Comments:
  1. In general, the Grading & Drainage around the house appears to be in good condition - However, See Below
  2. * Deficient - Rainwater is “Ponding” (blue dashed lines) within the backyard near the west gate because of the poor “Grading”, water dissipation is solely dependent on “Seepage” - Proper “Grading” is needed to drain the water out the gates and to the street (see picture)

~ Ground Near West Gate ~
 
  1. * Deficient - Roof rainwater is landing in the backyard near the east gate and “Ponding” against the House Foundation (blue dashed arrows) (see picture)

~ Ground Near East Gate ~
 I     D C.Roof Covering Materials
          Type of Foundation(s): Built-Up Roofing (Flat Roof with Scuppers) & Spanish Tiles
          Viewed From: Rooftop
          Comments:
  1. In general, the Built-Up Roofing (Flat Roof with Scuppers) appears to be in good condition - However, See Below
  2. * Deficient - Several “Scupper Drains” are Not properly “Sealed” (black arrow) (see picture)
  3. NoteAll of the “Scupper Drains” should be carefully checked to insure “Good Seals” and to prevent any water intrusion into the wall

~ Southwest Scupper Drain ~
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
  1. Further Note - Ask the Home-Builder to verify if “Flanged Scupper Drains” are installed (see graphic)
Protected Image
~ For Reference Only ~
 
  1. * Deficient – On the west side Flat Roof there is a “Roof Covering Edge” that is “Torn & Lifting” (blue arrows) (see picture)

~ West Side Flat Roof ~
 
  1. Further, the Concrete Spanish Tiles appear to be in good condition - However, See Below
  2. * Deficient – There is a “Cracked Tile” (blue arrow) within the east roof surface over the Garage (see picture)


~ East Roof Over the Garage ~

 
  1. * Deficient – The Flashing “Termination Point” over the east roof above the Front Entrance is Not “Properly Installed” and has created “Water Intrusion Points” in behind the stucco (yellow arrow) (see picture)

~ East Roof at Front Entrance ~
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
  1. * Deficient - Several “Ridge Tiles” are Not “Properly Installed” below the “Plastic Ridge Molding” – Water can “Intrude” (blue arrows) below the tiles (see picture)

~ West Ridge Over Northeast Bedroom ~
 I     D D.Roof Structures and Attics
          Type of Foundation(s): Slab on Grade
          Approx. Average Insulation Depth: Unknown - No Access or Homebuilder's Certificate
          Comments:
  1. In general, the Roof Structure appears to be in good condition
  2. Note - Per Code 2009 IRC NII01.9, A permanent certificate shall be posted on or in the electrical distribution panel …. The certificate shall list the predominant R-values of insulation installed in or on ceiling/roof, walls, foundation ….. (exact words)
  3. * Deficient - The “Certificate” is “Missing” (blue arrows) (see picture)

~ Inside of Electrical Panel ~
 
  1. Note – Per Code - 2009 IRC NII01.2, installed “Ceiling Insulation” shall have a R30 value
  2. FYI – Please see the example of the required “Homebuilder’s Certificate” (see picture)
Protected Image
~ Example - Energy Efficiency Certificate ~
 
   
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
  1. * Deficient - None of the Roof Structures have a “Ventilation System” installed (see picture)
  2. Note - This is typical for a “Foamed in Place” Insulation System - Ask the Home-Builder to disclose the manufacturer’s “Installation Instructions” verifying No Roof “Ventilation System” is the correct configuration (see picture)

~ South Flat Roof ~
 I     D E.Walls
          Type of Foundation(s): Slab on Grade
          Comments:
  1. The Exterior House Walls are Stucco (classic cementitious type) with Stone Accents
  2. In general, the Exterior House Walls are in good condition - However, See Below
  3. * Deficient - Both North Wall “Window Ledges” have areas with a “Negative Slope” (blue arrows) that will retain water and can eventually lead to water intrusion into the wall (see picture)

~ Garage Wall Window Ledge ~
 
  1. “Weep Screeds” are present and appear to be installed acceptably (see graphic)
  2. Note – Heavily applied stucco below the “Weep Screeds” typically flakes away from the screeds affecting little but the esthetics
Protected Image
~ For Reference Only ~
   
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
  1. * Deficient – Below the Rear Patio Barbeque there is an area (yellow arrow) that is “Missing” stucco and has “Exposed Mesh” (see picture)

~ Wall Underneath Reat Patio Barbeque ~
 
  1. In general, the Interior Walls are in good condition - However, See Below
  2. * Deficient - Two “Soap Shelves” within their “Tiled Walls” have an improper “Slope” (blue arrows):
    a. Master Shower
    b. Hallway Shower
  3. Note – The “Soap Shelves” can retain water and may eventually lead to water intrusion into their walls (see picture)

~ Soap Shelf – Master Shower ~
 I     D F.Ceilings and Floors
          Comments:
  1. In general, the Ceilings in good condition
  2. * Deficient - There are Many “Off-Set Tiles” (yellow arrow) within Most of the floors across the house creating “Trip Hazards” (see picture)

~ Floor Within Master Bathroom ~
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
 I     D G.Doors (Interior and Exterior)
          Comments:
  1. In general, the Doors are in good condition - However, See Below
  2. The Interior Garage Door meets the Fire Safety Requirements (see graphic)
  3. FYI – Please see the graphic to better understand the Interior Garage Door Fire Safety Requirements (see graphic)
Protected Image
~ For Reference Only ~
 
  1. All Doors with glass panels meet the “Safety Glass” Requirement
  2. All Shower Stall Doors meet the “Safety Glass” Requirement
  3. FYI – Please see the graphic to better understand the “Safety Glass” Code 2009 IRC R308.4 Requirements (see graphic)
Protected Image
~ For Reference Only ~
 
  1. * Deficient – The Rear Sliding Door “Striker Plate” is Not “Properly Installed” (yellow arrow) – The “Striker Plate” is sticking out and is Not allowing the two doors to “Properly Seal” (see picture)

~ Rear Sliding Doors ~
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
  1. * Deficient – The Master Shower Stall Door is “Missing” it’s “Bottom Seal” and has a very large “Gap” along the bottom of the Door (blue arrows) – Water from the shower will run out of the shower stall and onto the bathroom floor (see picture)

~ Master Shower Stall Door ~
 
  1. All of the Door Deadbolts are the correct “Flipper” type Deadbolt – Safety (for emergency exiting)
  2. FYI – Please see the graphic to better understand the “Deadbolt” Safety Requirement (see graphic)
  3. * Deficient - The Front Door Deadbolt is Not “Properly Actuating”
Protected Image
~ For Reference Only ~
 
  1. * DeficientTwo Doors are badly “Rubbing” (orange arrow) on their doorjamb:
    a. Southwest Bedroom Closet Door
    b. Northwest Bedroom Closet Door
  2. * Deficient - The Northwest Bedroom Closet Door is also “Dragging” on the carpet

~ Southwest Bedroom Closet Door ~
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
 I     D H.Windows
          Comments:
  1. In general, the Windows are in good condition - However, See Below
  2. * Deficient – The northwest Bedroom Window is VERY “Difficult to Close” (black arrows) (see picture)
  3. * Deficient - The northwest Bedroom Window is also “Skewed” (blue dashed line) within the wall Not allowing it to “Properly Latch” (see picture)

~ Northwest Bedroom Window ~
 
  1. The Master Tub Window meets the “Safety Glass” Requirements (see graphic)
  2. FYI – Please see the graphic to better understand the “Safety Glass” Code 2009 IRC R308.4 Requirements (see graphic)
Protected Image
~ For Reference Only ~
     NP   I.Stairways (Interior and Exterior)
          Comments:
  1. 1. There are no Stairs present
 I     D J.Fireplaces and Chimneys
          Comments:
  1. The Fireplace is an Electrical Artificial type unit located within the Family Room
  2. The Fireplace was Inspected & Operated and appears to be in poor working condition
  3. * Deficient - The “Control Panel” (orange arrow) can Not be “Read” and therefore Not “Properly Operated” (see picture)

~ Electrical Artificial Fireplace Unit ~
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
 I       K.Porches, Balconies, Decks, and Carports
          Comments:
  1. Note - Please see the Wall and Gas Line "Deficiencies" discussed in the “Walls” Section (I. E.) above and the “Gas Meter and Connections” Section (IV. E.) below
  2. In general, the Front Entrance and Rear Patio are in good condition
II.ELECTRICAL SYSTEMS
  
 I       A.Service Entrance and Panels
          Comments:
  1. The Electrical Service:
    a. An "Overhead" Feed
    b. The Service Wire is Aluminum
    c. The Service Voltage is 120/240 volts
    d. The Service Amperage is 125 ampere (allowing for little additional future capacity)
 
  1. The Service Panel:
  • The Service Panel is located on the West exterior wall of the House
  • The Service Panel appears to be in good condition
  • Two Grounding Electrodes are present
  • The Aluminum Service Connections have “Anti-Oxidant” paste present
Protected Image
~ For Reference Only ~
 
  1. The Breaker Panel:
    a. The Breaker Panel is separate from the Service Panel
    b. The Breaker Panel is located within the West interior wall of the Garage
    c. The Breaker Panel is in good condition
    d. The Aluminum Service Connections have the required “Anti-Oxidant” paste present
    e. There are no “Double Taps” present (2 wires into 1 breaker)
 
  1. Note - Per Code 2008 NEC 210.12, for fire protection from arching, circuits in the family rooms, dining rooms, living rooms, dens, bedrooms, recreation rooms, closets and hallways shall be protected by “AFCI Breakers” – They are installed per those requirements
Protected Image
~ For Reference Only ~
   
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
 I     D B.Branch Circuits, Connected Devices, and Fixtures
          Type of Wiring: The Branch (house) Wiring is Copper
          Comments:
 
  1. * Deficient - The Garage Circuit has 12 (twelve) Receptacles with three of them being used by the Tank-Less Water Heater, the Garage Opener and the Rear Patio Refrigerator – A “Licensed Electrician” needs to evaluate if this circuit is being “Over Utilized”
  2. The Doorbell was checked and it appears to be in good working order
  3. All Required Smoke Detectors were "Smoke Tested" using UL approved aerosol and appear to be working – Safety
    a. 4 Bedroom Detectors
    b. 3 Hallway Detectors
 
  1. The three Carbon Monoxide Detectors were "Checked" along with the Smoke Detectors and appear to be working – Safety (see graphic)
Protected Image
~ For Reference Only ~
 
  1. All Required Receptacles are GFCI Compliant – Safety (see graphic)
    a. Kitchen Countertops
    b. Bathrooms
    c. Garage
    d. Outdoors
    e. Rooftop
    f. Christmas Lights
Protected Image
~ Varies by Manufacturer ~
 
  1. Note – Per Code 2009 IRC E3901.6 Bathroom ….. such outlet shall be located within 36 inches of the outside edge of each lavatory basin. (exact words)
  2. * Deficient - The Mother-Inlaw Bathroom Lavatory Sink does Not have the required GFCI receptacle within 36 inches (see picture)
  3. Further Note - A Licensed Electrician needs to correct this deficiency

~ Morther-Inlaw Bathroom ~
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
  1. * Deficient - Two Receptacles within the northeast Bedroom are “Dead” (see picture)

~ Northeast Beroom Receptacle ~
 
  1. * Deficient - Three Receptacles within the northwest Bedroom have an “Open Neutral” (see picture)

~ Northwest Beroom Receptacle ~
 
  1. All Bedroom Walk-In Closets meet the Clothes Closet Lighting requirements – Safety (see graphic)
  2. FYI – Please see the graphic to better understand the Clothes Closet Lighting Requirements
Protected Image
~ For Reference Only ~
III.HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS
  
 I       A.Heating Equipment
          Type of Systems: Forced Air Furnace (Rooftop - Package Furnace/Refrigerated Air)
          Energy Sources: Natural Gas
          Comments:
  1. Note - Please see the Gas Line "Deficiencies" discussed in the “Gas Meter and Connections” Section (IV. E.) below
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
  1. There is One Heating Unit (furnace) located on the Roof
  • The Heating Unit (furnace) was Inspected & Operated and appears to be in good working order
  • The Heating Unit (furnace) is controlled by a thermostat located within the Family Room and appears to be in good working order
  • The Heating Unit (furnace) Gas piping was checked for natural gas leaks using a "General NGD8800 Detector" - No traces were found
  • The Heating Unit (Furnace) was checked for carbon monoxide using a “Single Gas Analyzer SGA91” – No significant traces were found
 I       B.Cooling Equipment
          Type of Systems: Refrigerated Air (Rooftop - Package Furnace/Refrigerated Air)
          Comments:
  1. There is One Refrigerated Air Cooling Unit located on the Roof
  • The Refrigerated Air Cooling Unit was Inspected & Operated and appears to be in good working order
  • The Evaporator (cooling coils) is located on the roof integrated into the Furnace/AC Unit
  • The Condenser Unit (including compressor) is located on the roof integrated into the Furnace/AC Unit
  • The Condensate Line terminates outside along the east exterior wall and appears to be in good working order
  • The Refrigerated Air Cooling Unit is controlled by the same thermostat used by the furnace
  • The Refrigerated Air Cooling Unit had the “15 - 20 degree Differential Test” conducted and met the requirements indicating good cooling
 I     D C.Duct Systems, Chases, and Vents
          Comments:
  1. In general, the Duct System, Chases, and Vents appear to be in good working order - However, See Below
  2. Single Story Recommendation: Balance airflow by adjusting all AC/Furnace air outlets (registers) for effective airflow (facts to remember – south and west exterior walls are warmer and a longer duct (airflow) distances combined with turns will naturally reduce flow)
  3. Note – Whirlpool uses 230 cfm as their maximum specification within their “Dyer Vent Specifications” - See Whirlpool’s “Dyer Vent Specifications” online link directly below (see their 230 cfm call out at the bottom of page 4)
    http://www.whirlpool.com/digitalassets/LTE5243DQ/Ventilation%20Specification
    _EN.pdf
  4. Per Code 2009 IRC G2439.4 “Makeup Air” - Installations exhausting more than 200 cfm shall be provided with makeup air. (exact words)
  5. Further Note - Laundry Exhaust Fans typically exhaust between a range 50 – 130 cfm – See the NuTone “Manufacturer’s Specifications” sheet online link directly below
    http://www.nutone.com/common/productDigitalAssethandler.ashx?id=4e921996-
    37d5-46ea-9b60-ac2d9f1e30e8
  6. Per Code 2009 IRC G2407.4 “Makeup Air Provisions” Where exhaust fans, clothes dryers and kitchen ventilation systems interfere with the operation of appliances, makeup air shall be provided. (exact words)
  7. Further Note – The Laundry Exhaust Fan is interfering and competing for exhaust air with the Clothes Dryer and adding to the need for more “Makeup Air”
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
  1. Therefore – In summary, the Laundry Room has THREE requirements for “Makeup Air”:
    a. “Dryer Venting” (max. 230 cfm)
    b. “Exhaust Fan Venting” (typ.70 cfm)
    c. “Combustion Air” - gas burning dryer
  2. * Deficient - When the Laundry Room Door is closed, there is No “Makeup Air” being provided thereby violating: Code 2009 IRC G2439.4 & Code 2009 IRC G2407.4 (see picture)

~ Current Laundry Room Setup ~
 
  1. FYI – Please see the example of a “Pass-Thru” Vent providing sufficient “Makeup Air” to this Laundry Room (see picture)
Protected Image
~ Example of a Laundry Room “Pass-Thru” Vent ~
IV.PLUMBING SYSTEMS
  
 I     D A.Plumbing Supply, Distribution Systems and Fixtures
          Location of water meter: Within the Median
          Location of main water supply valve: Within West wall of Garage
          Static water pressure reading: Deficient – Above Maximum Limit (80 psi) @ 93 psi
          Comments:
  1. In general, the Water Supply System and Fixtures appear to be in good working order - However, See Below
  2. Note - Per Code 2009 IRC P2903.3.1 When main pressure exceeds 80 psi, an approved pressure-reducing valve conforming to ASSE 1003 shall be installed (exact words)
  3. * Deficient - The current House Water Pressure is 93 psi – The allowable range is 40 to 80 psi

~ Current House Water Pressure ~
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
  1. FYI – Please see the graphic showing a “Pressure Reducing Valve” and the appropriate “Codes” when the static water pressure is exceeding the 80 psi upper limit (see graphic)
  2. Note – The “Pressure Reducing Valve” must have and have an integrated “Thermal Expansion Bypass” or a separate “Expansion Tank” will have to be installed
Protected Image
~ For Reference Only ~
 
  1. The new modern outside faucets are present with integrated “Backflow Preventers” to prevent potential contamination of the potable water – Further, the faucets have the “Freeze Resistant” feature (see graphic)
Protected Image
~ For Reference Only ~
 
  1. * Deficient - The Front Outside Faucet is Not “Properly Mounted” (yellow arrow) and thereby “Moves” (see picture)
  2. * Deficient - Further, both Outside Faucets are Not “Properly Mounted” and are thereby creating “Water Intrusion Point” (blue arrow) (see picture)

~ Front Outside Faucet ~
 
  1. * Deficient - Two Showerheads are “Leaking” around their connection fitting (blue dashed arrow):
    a. Mother-Inlaw Bathroom
    b. Hallway Bathroom

~ Mother-Inlaw Bathroom Showerhead ~
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
  1. * Deficient - ALL of the Bathroom “Showerhead Bezels” (blue arrow) are Not “Properly Sealed” to their Tiled Walls (see picture)

~ Master Bathroom – Showerhead Bezel ~
 
  1. * Deficient - The Half Bathroom Basin is Not “Properly Mounted” and thereby “Rotates” (blue arrow) (see picture)
  2. * Deficient – The Hallway Bathroom Toilet is Not “Properly Mounted” to the floor

~ Half Bathroom Basin ~
 I     D B.Drains, Wastes and Vents
          Comments:
  1. Note - Per Code 2009 IRC P3103.1 Open vent pipes that extend through shall be terminated at least 6 inches above the roof or 6 inches above the anticipated snow accumulation, whichever is greater (exact words)
  2. * Deficient - The Sewer/Drain Vent Pipe is too short and violates Code 2009 IRC P3103.1 (see picture)

~ West Side Sewer/Drain Vent ~
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
  1. In general, the Drains, Wastes and Vents appear to be in good working order
  2. The code allowable “Air Admittance Valve” is present on the Kitchen Sink Drain (see graphic) - However, See Below
Protected Image
~ For Reference Only ~
 
  1. * Deficient - The actual “Air Admittance Valve” is “Missing” (blue arrow) (see picture)

~ “Air Admittance Valve” Pipe ~
 
  1. * Deficient - The Master Left Lavatory Drain “Stopper” is Not properly “Retaining Water” within its basin (see picture)

~ Master Left Lavatory Drain Stopper ~
 
  1. * Deficient - The Master Right Lavatory Drain “Stopper Mechanism” is Not “Properly Installed” (blue arrow) (see picture)

~ Master Right Lavatory Drain Stopper ~
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
 I       C.Water Heating Equipment
          Energy Sources: Natural Gas
          Capacity: One Unit - Tankless - On Demand Supply
          Comments:
  1. There is One Tank-Less Water Heater located within Garage
  • The Water Heater was Inspected & Operated and appears to be in good working order
  • The Safety “Temperature / Pressure Release Valve” drain pipe and the "Condensate" drain pipe terminate outside along the west exterior wall and appear to be in good working order
  • The Water Heater Gas piping was checked for natural gas leaks using a "General NGD8800 Detector" - No traces were found
 
  1. FYI – The graphic gives general information regarding the “Tank-Less Water Heater” (see graphic)
  2. Note - Remember to call the Tank-Less Water Heater’s local representative and schedule the unit’s “Yearly Service” to insure proper performance
Protected Image
~ For Reference Only ~
 I     D D.Hydro-Massage Therapy Equipment
          Comments:
  1. The Jetted Tub was Inspected & Not Operated (shutdown) and appears to be in poor working order
  2. * Deficient - The Jetted Tub is Not properly wired through a GFCI Receptacle
  3. FYI – Please see the graphic for a better understanding of the Jetted Tub requirements (codes) (see graphic)
Protected Image
~ For Reference Only ~
  
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
  1. * Deficient - The Jetted Tub does Not have the required 12” x 12 Access” to the tub’s pump/motor (see picture)

~ Current Access Panel ~
 
  1. * Deficient - The Air “On / Off” Button is “Jammed” (blue arrow) (see picture)

~ Air “On / Off” Button ~
 
  1. * Deficient - The Air “On / Off” Button "Tub" is Not “Connected” (blue arrow) and will therefore Not allow the Button to turn on the jets (see picture)

~ Air “On / Off” Button Hose ~
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
 I     D E.Other (Gas Meter and Connections)
          Comments:
  1. In general, the Gas Meter is in good condition
  2. The Gas Meter is located at the West side of the house
  3. The Gas Meter and piping were checked for natural gas leaks using a "General NGD8800 Detector" - No traces were found
Protected Image
~ For Reference Only ~
 
  1. Note - Per Code 2009 IRC G2420.5.1 - The shutoff valve shall be located in the same room as the appliance. The shutoff valve shall be within 6 feet of the appliance (exact wording)
  2. * Deficient - The Clothes Dryer Gas Line is “Missing” its “Shutoff Valve” – Safety (see picture)

~ Clothes Dryer Gas Line ~
 
  1. FYI - Please see the graphic for the appropriate Code requiring a Gas “Shutoff Valve” and an example of a “Capped Valve” (see graphic)
  2. Note - Not having a “Shutoff Valve” (capped) places this and future owners of this home at risk of an unsafe gas connection
Protected Image
~ Example of Dyer Gas Line with “Capped Valve" ~
   
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
  1. * Deficient - The Rear Patio Gas Line “Valve” is “Missing” its “Cap” (blue arrow) – Safety (see picture)

~ Rear Patio Gas Line “Valve” ~
 
  1. Note - Per Code 2009 IRC G2422.1 #6 Listed and labeled outdoor appliance connectors in compliance with ANSI Z21.75/CSA 6.27 and installed in accordance with the manufacturer's instructions. (exact words)
  2. Further Note - The Furnace’s “Appliance Connector” label prohibits its installation into a “Flexing” or “Vibration” application (see picture)
Protected Image
~ Flex Gas Line Label ~
 
  1. * Deficient – The Furnace “Flex Gas Line” (blue arrow) will be subjected “Flexing” and “Vibration” due to seasonal windstorms and other storms (see picture)
  2. Note – The proper Gas Line assembly consists of:
    a. Steel Pipe throughout
    b. Shutoff Valve
    c. Union Joint
    d. Sediment Trap

~ Furance “Flex Gas Line” ~
 
  1. Note - Per Code 2009 IRC G2424.1 Piping shall be supported at intervals not exceeding the spacing specified in Table G2424.1. (exact words) ~ ½ Steel Pipe every 6 feet
  2. * Deficient - The installed “1/2” Gas Pipe” is Not “Properly Supported” (every 6 ft.) (see picture)

~ Furance ½” Gas Line ~
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
V.APPLIANCES
  
 I     D A.Dishwashers
          Comments:
  1. The Dishwasher was Inspected & Operated and appears to be in good working order
  2. Note – Per Code 2009 IPC 802.1.6 - The waste line of a domestic dishwashing machine discharging into a kitchen sink tailpiece or food waste grinder shall connect to a deck-mounted air gap or the waste line shall rise and be securely fastened to the underside of the sink rim or counter (exact words)
 
  1. * Deficient - The Dishwasher does Not properly drain through a “Air Gap Device” (backflow preventer) (see graphic) nor is the drain hose correctly looped and secured high up under the countertop (see graphic)

~ Current Dishwasher Drain Hose ~
 
  1. FYI – Please see graphic to better understand the proper Dishwasher Drain configuration meant to minimize potential backflow contamination of the unit and or the potable water system (see graphic)
Protected Image
~ For Reference Only ~
 I       B.Food Waste Disposers
          Comments:
  1. The Garbage Disposal was Inspected & Operated and appears to be in good working order
 I       C.Range Hood and Exhaust Systems
          Comments:
  1. he Range Exhaust Hood is a "Designer Type" over the range Exhaust Fan Unit (Vented / Triple Speed Fan) (Single Light)
  2. The Exhaust Vent (Fan) was Inspected & Operated and appears to be in good working order
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
 I       D.Ranges, Cooktops, and Ovens
          Comments:
  1. The Natural Gas Cooktop was Inspected & Operated and appears to be in good working order
  2. The Cooktop Gas piping was checked for natural gas leaks using a "General NGD8800 Detector" - No traces were found
  3. The Electric Oven was Inspected & Operated and appears to be in good working order
  4. Texas requires the Oven to be heated and checked at 350 degrees - The Oven cannot have a variance greater than +/- 25 degrees – The Oven meets requirements
  5. Note – The Oven needed 20 minutes beyond the “Buzzer” to reach a stable temperature near 350 degrees
 I       E.Microwave Ovens (installed)
          Comments:
  1. The Built-In Microwave Oven was Inspected & Operated and appears to be in good working order
  2. The heated “Cup of Water Test” was performed successfully
  3. The Microwave Oven was checked for microwave leakage around the door using a “MLD290” Microwave Detector - No significant traces were detected
 I     D F.Mechanical Exhaust Vents and Bathroom Heaters
          Comments:
  1. There are no built-in Bathroom Heaters present
  2. The Four Bathroom and One Laundry Room Exhaust Fans appear to be in good working order - However, See Below
 
  1. Note - Per Code 2009 IRC M1501.1 Outdoor discharge. The air removed by every mechanical exhaust system shall be discharged to the outdoors. (exact words)
  2. * Deficient - The Mother-Inlaw Bathroom Exhaust Fan appears to Not be “Discharging” outside (see picture)

~ Mother-Inlaw Bathroom Exhaust Fan Cover ~
 
  1. Note - Per Code 2009 IRC R303.5 Outside opening protection. Air exhaust and intake openings that terminate outdoors shall be protected with corrosion-resistant screens (exact words)
  2. * Deficient - The Master Bathroom Exhaust Vent Cover on the east wall is “Missing” its “Screen” (yellow arrow) (see picture)

~ Master Bathroom Exhaust Fan Cover ~
  I = Inspected      NI = Not Inspected      NP = Not Present      D = Deficiency
 I NI NP D
 I       G.Garage Door Operators
          Comments:
  1. There is one Double Car Garage and there is an Automatic Door Opener present
  2. The Garage Door Opener has the “Trip Sensor” Safety Feature present and appears to be in good working order
  3. The Garage Door Opener has the “Automatic Reversal” Safety Feature present and appears to be in good working order
  4. The Garage Door Opener Emergency Mechanical Release was operated and is in good working order
  5. The Garage Door appears to be properly installed and is in good working order
 I     D H.Dryer Exhaust Systems
          Comments:
  1. The Dryer Vent terminates out the Rooftop
  2. The Dryer Vent Cover is the correct “Backdraft Damper” type – Safety (see picture)
  3. * Deficient - There is “Roofing Tar” (orange arrows) sticking the “Backdraft Damper” closed – The tar needs to be cleaned away to assure proper functionality (see picture)

~ Current Dyer Vent Cover ~
 
  1. FYI – Please see the graphic to better understand the Dyer Vent Cover Safety Requirements (see graphic)
Protected Image
~ For Reference Only ~