A.3.1 - 1601 Cedar Ave - 10.25.2021 HLC Inspection report — original pdf

Backup

Third Coast Home Inspection 1601 Cedar Ave Austin, TX 78702 Third Coast home Inspection 512-293-6033 Third Coast Home Inspection 8906 Ampezo Trail Austin, TX 78749 Phone: Fax: Email: cboarini@hotmail.com PROPERTY INSPECTION REPORT Prepared For: Garrett Hill (Name of Client) Concerning: 1601 Cedar Ave, Austin, TX 78702 (Address or Other Identification of Inspected Property) By: Craig A Boarini, Lic #10498 (Name and License Number of Inspector) 10/22/2021 (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, Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188 (http://www.trec.texas.gov). (512) 936-3000 REI 7-5 (05/4/2015) Third Coast Home Inspection 512-293-6033 Page 1 of 21 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX 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, 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; 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 REI 7-5 (05/4/2015) Third Coast Home Inspection 512-293-6033 Page 2 of 21 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX 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. 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. Present at Inspection: Building Status: Weather Conditions: Utilities On: Special Notes: ADDITIONAL INFORMATION PROVIDED BY INSPECTOR Buyer Vacant Fair Yes Listing Agent Tenant Occupied Rain No Electricity Selling Agent Owner Occupied Cloudy No Water Occupant Other No Gas Temp: 82 degrees at 12 pm INACCESSIBLE OR OBSTRUCTED AREAS Sub Flooring Floors Covered Walls/Ceilings Covered or Freshly Painted Behind/Under Furniture and/or Stored Items Attic Space is Limited - Viewed from Accessible Areas Plumbing Areas - Only Visible Plumbing Inspected Siding Over Older Existing Siding Crawl Space is limited - Viewed From Accessible Areas Mold/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 is recommended that a professional investigation be obtained. It is also suggested the all Roofs no mater the age be inspected for total condition and longevity by a certified Roofer. 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. As with all houses built at this time there is a probability/possibility of asbestos, lead paint, lead pipe House Built:1915 Square Footage:1459 # of Stories:1 House Faces:West Recent Rain? Ground Dry?No/Yes Additional info if any: and/or lead solder used in the construction. . . . . REI 7-5 (05/4/2015) Third Coast Home Inspection 512-293-6033 Page 3 of 21 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D I. STRUCTURAL SYSTEMS Foundation Pier and beam crawlspace entry screwed shut, remainder of skirting sealed up . A. Foundations Type of Foundation(s): Pier & Beam - Crawlspace Comments: Signs of Structural Movement or Settling Not inspected. Floors not level . Cracks in foundation skirting Cracks in wall(s) and / or ceiling, twisted float joints. Performance Opinion: (An opinion on performance is mandatory) Note: Weather conditions, drainage, leakage and other adverse factors are able to effect structures, and differential movements are 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 or warranted. Signs of structural movement noted; suggest that an expert in this field be consulted for further evaluation of the structure and to provide suggestions as to what, if any, corrective actions should be taken. SUGGESTED FOUNDATION MAINTENANCE & CARE - Proper drainage and moisture maintenance to all types of foundations due to the expansive nature of the area load bearing soils. Drainage must be directed away from all sides of the foundation with grade slopes. In most cases, floor coverings and/or stored articles prevent recognition of signs of settlement - cracking in all but the most severe cases. It is important to note, this was not a structural engineering survey nor was any specialized testing done of any sub-slab plumbing systems during this limited visual inspection, as these are specialized processes requiring excavation. In the event that structural movement is noted, client is advised to consult with a Structural Engineer who can isolate and identify causes, and determine what corrective steps, if any, should be considered to either correct and/or stop structural movement. REI 7-5 (5/4/2015) Page 4 of 21 Third Coast Home Inspection 512-293-6033 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D B. Grading and Drainage Comments:Performing as intended at the time of inspection. Note: Any area where the ground or grade does not slope away from the structure is to be considered an area of improper drainage. Six inches per 10 feet. C. Roof Covering Materials Type(s) of Roof Covering: Galvanized Steel Composition Asphalt Shingles Viewed From: Drone inspected Comments: For total condition and longevity, have roof inspected by a certified Roofer. Roof shows signs of patching - Have checked by a certified roofer for total condition and longevity. Plumbing vents on the roof are white PVC and are susceptible to deterioration from the suns rays. (Should be painted with a latex paint.) REI 7-5 (5/4/2015) Page 5 of 21 Third Coast Home Inspection 512-293-6033 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D REI 7-5 (5/4/2015) Page 6 of 21 Third Coast Home Inspection 512-293-6033 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D REI 7-5 (5/4/2015) Page 7 of 21 Third Coast Home Inspection 512-293-6033 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D D. Roof Structures and Attics Viewed From: Not inspected, doesn't appear safe Approximate Average Depth of Insulation: Approximate Average Thickness of Vertical Insulation: Comments: REI 7-5 (5/4/2015) Page 8 of 21 Third Coast Home Inspection 512-293-6033 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D E. Walls (Interior and Exterior) Comments: Interior Walls: Exterior Walls: Siding Materials: Settlement cracks in interior walls /twisted float joints in various locations. Brick Vinyl Stone Aluminum Wood Asbestos Wood byproducts Cement Board Stucco Other Exterior walls in poor condition, handy man repairs in various locations. REI 7-5 (5/4/2015) Page 9 of 21 Third Coast Home Inspection 512-293-6033 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Sloping Floors in various locations.,,some severe, soft unstable spots in various locations. F. Ceilings and Floors Comments: G. Doors (Interior and Exterior) Comments: Interior Doors Doors interior missing door stops, rub, don't catch when closed or drift in various locations Performing as intended at the time of inspection. Exterior Doors . Garage Doors Type: Metal Wood Fiberglass Doors / panels are damaged H. Windows Comments: Burglar bars present , fire escape safety hazard. REI 7-5 (5/4/2015) Page 10 of 21 Third Coast Home Inspection 512-293-6033 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D I. Stairways (Interior and Exterior) Comments: J. Fireplaces and Chimneys Comments: K. Porches, Balconies, Decks, and Carports Comments: Porch and support columns and railing appear unstable. L. Other Comments: . II. ELECTRICAL SYSTEMS REI 7-5 (5/4/2015) Page 11 of 21 Third Coast Home Inspection 512-293-6033 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D A. Service Entrance and Panels Comments: Electrical power has been turned off to the house, no electrical components were tested. Overhead Service Underground Service Main Disconnect Panel 125 Amp Main power supply wire to the electric meter is unprotected. - Safety hazard (Suggest the installation of a proper mast) Main electrical panel is not labeled - Safety hazard Doubled tapped breakers / Fuses in the main / only electrical panel - Safety hazard A/C condensing unit #1: Specifies max amp breaker of 40 amp and a ??? amp breaker is in use Type of Wire: Copper Aluminum Any home built between 1965 - 1973 has the potential for aluminum wiring to be present. It is suggested that a certified electrician check for the presents of any aluminum wiring and its safety. No ARC fault breakers present for the bedroom - Not required at the time of construction. ) B. Branch Circuits, Connected Devices, and Fixtures Copper Aluminum Conduit Type of Wiring: Comments: REI 7-5 (5/4/2015) Page 12 of 21 Third Coast Home Inspection 512-293-6033 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Outlet and Switches Recommend any aluminum branch circuit be thoroughly evaluated by a licensed electrician for compatibility of wiring devices , appropriate connections, and treatment. Ground/ARC Fault Circuit Interrupt Safety Protection Kitchen: Exterior: Basement: Living: Crawlspace: A/C Unit: Bedroom: Bathrooms: Garage: Wet Bar: Dining: Laundry: Pool/Spa: Partial Partial Partial Partial Partial Partial Partial Yes Yes Yes Yes Yes Yes Yes No No No No No No No Yes Yes Yes Yes Yes Yes No No No No No No Partial Partial Partial Partial Partial Partial Fixtures Hazard Light bulbs missing protective covers in various locations. - Safety hazard Smoke and Fire Alarms Smoke alarms are not present in each sleeping area No smoke alarm in hallway Missing Carbon Monoxide detectors when gas supply is present on the property - Safety Other Electrical System Components Unprotected wires interior/exterior of the structure in various locations - Safety hazard REI 7-5 (5/4/2015) Page 13 of 21 Third Coast Home Inspection 512-293-6033 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type of System: Central Energy Source: Gas Comments:not tested no power or gas supply. Intake was _____ degrees, and Vent was _____ degrees. Furnace filter are located at: __________________ Sizes: ______________________ Furnace closet is open to the attic - Safety hazard Furnace has flex gas line going through the furnace housing, should be rigid pipe going through the housing then flex line to the supply. - Safety hazard . . B. Cooling Equipment Type of System: Central Comments: 3 ton unit age not listed on info sticker. Not tested, no power. Supply Air Temp: °F Return Air Temp: °F Temp. Differential: °F Unit #1: REI 7-5 (5/4/2015) Page 14 of 21 Third Coast Home Inspection 512-293-6033 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D C. Duct Systems, Chases, and Vents Comments: Type of Ducting: . . Flex Ducting Duct Board Metal IV. PLUMBING SYSTEMS A. Plumbing Supply, Distribution Systems and Fixtures Location of water meter: By street on 16th Functional Flow Inadequate Location of main water supply valve: ??? Static water pressure reading: below 40 psi Lack of reducing valve over 80 psi above 80 psi Comments: Water not turned off, unable to check any plumbing or drain fixtures. . Home owners water shut off valve is buried or missing. Have plumber locate and clean out for in case of an emergency Water Source: Public Private Sewer Type: Public Private Sinks Comments: Bathtubs and Showers Comments: Commodes Comments: Washing Machine Connections Comments: Exterior Plumbing Comments: REI 7-5 (5/4/2015) Page 15 of 21 Third Coast Home Inspection 512-293-6033 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D B. Drains, Wastes, and Vents Comments: Broken plumbing in various locations Sewer clean out was not located have located or installed by a certified plumber Strong Sewer smell in various location - Potential health safety hazard. C. Water Heating Equipment Energy Source: Gas Capacity: 40 gallon, 2015 model. Comments:No water or gas supply, not working Water heater Temperature and Pressure Relief Valve Water heater pressure relief drain line is not plumbed to the exterior -goes to under the house Safety hazard D. Hydro-Massage Therapy Equipment Comments: E. Other Comments: Gas meter was turned off unable to test any gas appliances Gas meter is not grounded - Safety hazard REI 7-5 (5/4/2015) Page 16 of 21 Third Coast Home Inspection 512-293-6033 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D V. APPLIANCES A. Dishwashers Comments: . B. Food Waste Disposers Comments: C. Range Hood and Exhaust Systems Comments: D. Ranges, Cooktops, and Ovens Comments: Electric Gas Oven(s): Unit #1: Electric Unit #2: Electric Gas Gas E. Microwave Ovens Comments: . Tested at 350°F, Variance noted: °F (max 25°F) Tested at 350°F, Variance noted: °F (max 25°F) F. Mechanical Exhaust Vents and Bathroom Heaters Comments: REI 7-5 (5/4/2015) Page 17 of 21 Third Coast Home Inspection 512-293-6033 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D G. Garage Door Operators Comments: H. Dryer Exhaust Systems Comments: I. Other Comments: . A. Outbuildings VI. OPTIONAL SYSTEMS Comments:Second structure out back, not inspected. In very poor shape and smell inside is unhealthy. REI 7-5 (5/4/2015) Page 18 of 21 Third Coast Home Inspection 512-293-6033 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX Summary Page Major Deficiencies Safety Issues CEILINGS AND FLOORS Sloping Floors in various locations.,,some severe, soft unstable spots in various locations. WINDOWS Burglar bars present , fire escape safety hazard. PORCHES, BALCONIES, DECKS, AND CARPORTS Porch and support columns and railing appear unstable. SERVICE ENTRANCE AND PANELS Main power supply wire to the electric meter is unprotected. - Safety hazard (Suggest the installation of a proper mast) Main electrical panel is not labeled - Safety hazard Doubled tapped breakers / Fuses in the main / only electrical panel - Safety hazard A/C condensing unit #1: Specifies max amp breaker of 40 amp and a ??? amp breaker is in use BRANCH CIRCUITS, CONNECTED DEVICES, AND FIXTURES Light bulbs missing protective covers in various locations. - Safety hazard Smoke alarms are not present in each sleeping area No smoke alarm in hallway Missing Carbon Monoxide detectors when gas supply is present on the property - Safety Hazard Unprotected wires interior/exterior of the structure in various locations - Safety hazard HEATING EQUIPMENT Furnace closet is open to the attic - Safety hazard Furnace has flex gas line going through the furnace housing, should be rigid pipe going through the housing then flex line to the supply. - Safety hazard REI 7-5 (5/4/2015) Page 19 of 21 Third Coast home Inspection 512-293-6033 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX DRAINS, WASTES, AND VENTS Strong Sewer smell in various location - Potential health safety hazard. WATER HEATING EQUIPMENT Water heater pressure relief drain line is not plumbed to the exterior -goes to under the house Safety hazard OTHER Gas meter is not grounded - Safety hazard Minor Concerns or Repairs FOUNDATIONS ROOF COVERING MATERIALS Foundation Pier and beam crawlspace entry screwed shut, remainder of skirting sealed up . Not inspected. Roof shows signs of patching - Have checked by a certified roofer for total condition and longevity. Plumbing vents on the roof are white PVC and are susceptible to deterioration from the suns rays. (Should be painted with a latex paint.) WALLS (INTERIOR AND EXTERIOR) Exterior walls in poor condition, handy man repairs in various locations. DOORS (INTERIOR AND EXTERIOR) Doors interior missing door stops, rub, don't catch when closed or drift in various locations SERVICE ENTRANCE AND PANELS Electrical power has been turned off to the house, no electrical components were tested. PLUMBING SUPPLY, DISTRIBUTION SYSTEMS AND FIXTURES Water not turned off, unable to check any plumbing or drain fixtures. Home owners water shut off valve is buried or missing. Have plumber locate and clean out for in case of an REI 7-5 (5/4/2015) Page 20 of 21 Third Coast home Inspection 512-293-6033 Report Identification: 20211022-02, 1601 Cedar Ave, Austin, TX emergency DRAINS, WASTES, AND VENTS Broken plumbing in various locations Sewer clean out was not located have located or installed by a certified plumber Gas meter was turned off unable to test any gas appliances Second structure out back, not inspected. In very poor shape and smell inside is unhealthy. OTHER OUTBUILDINGS Items to Monitor Deferred Cost Items REI 7-5 (5/4/2015) Page 21 of 21 Third Coast home Inspection 512-293-6033