20.2 - 1205 Cotton St - reports — original pdf

Backup

August 26, 2024 Historic Land Commission City of Austin 301 W 2nd Street Austin TX 78701 Re: Ownership Opposition to Historic Zoning – PR-2024-042274 – 1205 Cotton St. Dear Commissioners, As the owner of 1205 Cotton Street, Austin TX 78702, we hereby object to the staff recommendation to initiate historic designation, zoning or otherwise require documentation package before issuing the demolition permit for case PR-2024-042274 – 1205 Cotton St. We have enclosed with this letter a package supporting this opposition and demolition. Thank you for your consideration of this matter. Enclosure Very truly yours, Sara D’Agostini Structural Engineering Evaluation Report Property Address: 1205 Cotton St., Austin, TX Prepared by: Aaron Weaver Date: 07-22-2024 Prepared for: Sara Dagostini 1. Introduction This report presents an evaluation performed by TCB Structural, LLC of the structural integrity and safety of the property located at 1205 Cotton St., Austin, TX. Our objective is to assess whether the property should be preserved or demolished, focusing on the severe safety concerns and structural deficiencies identified during our inspection. Based on our findings, we strongly recommend the demolition of the existing structure to allow for the construction of a new residence, as this is the most practical and safest solution, meeting contemporary performance expectations and building codes. 2. Property Description 3. Methodology The subject property is an older residential home with various additions made over the years. Both the main structure and the rear addition exhibit significant structural issues that compromise their integrity and safety. The property's age and the cumulative impact of inadequate maintenance have led to numerous critical concerns that would demand immediate attention. Our evaluation was conducted through an extensive visual inspection of both external and internal areas of the property, including the foundation, attic, and structural framing. Photographs and detailed notes were documented to support our findings. The inspection methodology included: • Comprehensive visual assessment of the foundation, including the pier and beam foundation system. • Detailed examination of the structural framing, focusing on the floor and ceiling joists and girders and roof and wall framing in both the main house and the rear addition. • • In-depth inspection of the roof and attic, noting any deterioration or structural deficiencies. Evaluation of the exterior walls and overall structural integrity. • Assessment of the interior condition, including electrical wiring, ventilation, and other critical systems. Mailing: 5900 Balcones Drive STE 16692 Austin, TX 78731 Phone # 512-253-8878 Web: tcbeng.com Email project@tcbeng.com Texas Board of Professional Engineers Firm # F - 260674. Observations a. Foundation • • • Front Porch & Entry Area: A prominent structural crack extends from the front porch to the front entry room, indicating severe settlement issues. In the front entry and front rooms comprising the original structure, there is significant floor slope indicating a compromised foundation system impacting the structural integrity of both the existing home and further compounding the risks of adding an additional story. The existing conditions pose a substantial risk to occupants making it unsuitable for safe habitation and further loading imposed from an additional story without significant remediation of both the floor framing and pier elements. Contemporary performance expectations for deflection and movement cannot be met with such foundational deficiencies and would require excessive remediation to repair. Pier and Beam Supports: The pier and beam floor supports show considerable signs of deterioration and settlement. Accessing these supports for proper reinforcement would necessitate removing the existing flooring and in some cases walls and roof to allow access for necessary equipment and materials, leading to extensive disruption and demolition. The structural instability of these supports presents a high risk of further settlement and deflections, especially as additional loading is considered in relation to a new story, failing to meet current building codes and performance standards expected by homeowners today. b. Structural Framing • Main House: The main house exhibits extensive structural settlement, with visible deterioration in the exterior walls and roof structure. The framing is severely compromised, showing signs of rot, decay, and previous attempts at inadequate repairs. The structural integrity of the framing is so compromised that it cannot be feasibly restored to meet contemporary performance standards. Modern building codes require robust and resilient structures that can withstand environmental stresses over time, which this house in its current condition cannot achieve. Substantial demolition and replacement of framing members would be necessary such that a large percentage of the structure would need to be replaced; in essence requiring re-construction of the existing structure equating to that required for new construction, but with the added hazards of working around existing elements and loading conditions. Rear Addition: Although slightly better supported, the rear addition cannot be considered structurally sound due to the failing main house. The differential movement between the main house and the addition will remain an ongoing issue, leading to further structural instability and potential safety hazards. This instability is not in line with the performance expectations of current building codes, which demand consistency and reliability in structural integrity. Mailing: 5900 Balcones Drive STE 16692 Austin, TX 78731 Phone # 512-253-8878 Web: tcbeng.com Email project@tcbeng.com Texas Board of Professional Engineers Firm # F - 26067c. Roof • Attic Inspection: The roof structure shows severe deterioration, with numerous missing structural supports and discontinuous rafter-to-ridge connections. Visible gaps allow daylight and weather intrusion, accelerating the deterioration process through exposure to the elements. A recent purlin brace, with lumber stamps and tags indicating its recent addition, suggests attempts at repair. However, these attempts are insufficient to address the overall structural deficiencies. It should also be noted that it is likely the load that has been redistributed to existing structural elements in the process of adding additional bracing was not properly considered and likely further adds to excessive loading and deflections of members not designed to carry these newly imposed loads. Modern roofing systems are expected to provide long-term durability and weather resistance, standards that this roof cannot meet. In addition, existing framing and foundation elements must be evaluated and modified when new loads are imposed to provide sufficient support and performance. This does not appear to have been done properly in this instance, or indeed in many cases where we see newer construction existing with original throughout this structure. • Weather Intrusion: Gaps in the roof-to-top plate area permit significant weather intrusion, exacerbating the deterioration of structural components. The lack of proper insulation and weatherproofing has resulted in accelerated decay of the roof structure, failing to meet the contemporary expectations of structural performance and energy efficiency. d. Exterior Walls e. Interior Condition • Deterioration: The exterior walls are significantly deteriorated, further compromising the house's structural integrity. Weather intrusion and material degradation have weakened the walls, making them less capable of providing the necessary structural support and protection. Modern building codes require exterior walls to be resilient and energy- efficient, which this house cannot achieve in its current state. • Electrical Wiring: The outdated knob-and-tube wiring and mismatched outlets pose serious fire risks and fail to meet modern safety standards. Current electrical codes require safe, efficient, and up-to-date wiring systems, which are lacking in this property. • Ventilation: The lack of proper ventilation, with no kitchen or bathroom ventilation and insufficient HVAC returns, contributes to poor air quality and structural deterioration. Modern homes are expected to have adequate ventilation systems to ensure indoor air quality and prevent moisture-related damage. • Chimney: The centrally located stone chimney lacks consistent structural support, posing additional risks. The chimney's instability does not align with contemporary structural expectations and safety standards. The insufficient support of this load-imposing structure leads to concerns of instability and life-safety. Mailing: 5900 Balcones Drive STE 16692 Austin, TX 78731 Phone # 512-253-8878 Web: tcbeng.com Email project@tcbeng.com Texas Board of Professional Engineers Firm # F - 260675. Safety Concerns integrity. The inspection revealed multiple critical safety concerns, including: • Major structural settlement and foundation cracks, posing a risk of insufficient structural • • • • • • Severe roof structure deterioration and missing supports, failing to provide necessary weather protection. • Outdated and hazardous electrical wiring, increasing fire risks. Lack of essential ventilation systems, contributing to poor air quality and structural decay. Inadequate structural support for the stone chimney, posing a collapse risk. Significant deterioration and settlement of pier and beam floor supports, leading to structural instability. These safety concerns highlight the inability of the existing structure to meet modern performance expectations and building codes, necessitating demolition for the safety of future occupants and for supporting additional loading requirements. 6. Recommendations Given the extensive structural issues and safety hazards, we strongly recommend the following: Immediate Attention: Addressing the structural concerns is of immediate importance. Electrical and mechanical systems, and presumably plumbing, are also concerning given the house's age and condition. Extensive Repairs Required: Comprehensive repairs are necessary to make this house livable and up to date, but they are likely cost-prohibitive. Accessing and repairing the pier and beam supports would necessitate removing the flooring, wall, ceiling and/or roof framing, adding to the overall disruption and expense. • Overall Feasibility: Considering the widespread deterioration and the cost of necessary repairs, demolition is the most practical and safest option. Bringing this house up to today’s safety standards and building codes would require extensive demolition of walls, roof, and floor to repair the pier and beam supports. Essentially, repairing the house would mean reconstructing it from the ground up, which is more costly and inefficient than demolition and rebuilding, in addition to exposing construction crews to unnecessary hazards in working around existing construction and removing structural support elements. Mailing: 5900 Balcones Drive STE 16692 Austin, TX 78731 Phone # 512-253-8878 Web: tcbeng.com Email project@tcbeng.com Texas Board of Professional Engineers Firm # F - 260677. Conclusion The property at 1205 Cotton St., Austin, TX presents numerous severe structural and safety issues that make it unsuitable for preservation. The extent of the deterioration, coupled with significant settlement and hazardous conditions, renders repair impractical and financially unfeasible. For the safety of future occupants and the integrity of the new and existing portions of the structure, we strongly recommend demolition. Attempting to repair the house would involve removing and replacing critical structural elements, leading to effectively replacing the house components at a higher cost than demolition and reconstruction, as well as compounding life-safety issues considering the risks involved. We also recommend referencing the property inspection report by Austinspect Chad Garrett #6785 dated 12-15-23 for in-depth detail. Respectfully, Kelson Treuhardt, Engineer Ralph Gaston, PE A Attachments: Limitations of Report, Site Investigation Photos Mailing: 5900 Balcones Drive STE 16692 Austin, TX 78731 Phone # 512-253-8878 Web: tcbeng.com Email project@tcbeng.com Texas Board of Professional Engineers Firm # F - 26067 LIMITATIONS OF REPORT • The observations presented in this report are not exhaustive analyses of the structural or foundation conditions. Detailed measurements or examinations of the superstructure or hidden elements such as framing or floors covered by sheetrock, brick veneer, carpeting, or tile, were not conducted. • Unless explicitly stated otherwise, this report was prepared solely for the client involved and for the purposes indicated by the client. Any use by other parties for different purposes is denied without written permission from TCB Structural, LLC. • The observations, discussions, and conclusions in this report are based solely on the Field Observations contained herein. Conditions observed are subject to change over time. Neither the Field Observations nor this report serve as a guarantee or warranty regarding the future life, performance, need for repair, or suitability of purpose of the subject property. • Detailed structural calculations were performed only on a small portion of the structure (as necessary), and this report does not imply that the remaining portion of the house complies with all Building Code provisions. No detailed structural calculations were conducted on the foundation as it was not within the scope of services. • Soil borings and materials testing are not included in this investigation unless specifically required and reported. • These observations do not encompass an examination or opinion regarding electrical, mechanical, plumbing systems or appliances, or the waterproof condition of the roof or walls. • While obvious water damage or rotted wood may be noted, the limited scope of the examination may not uncover all hidden defects within structural members. Surface drainage may be addressed in a general sense regarding its adequacy to prevent casual water entry or ponding adjacent to the foundation, but no evaluation of regional or lot drainage was performed to ensure protection against floodwaters rising above foundation levels and entering the building. • Termite damage was specifically excluded from this scope of work and was not examined. Mailing: 5900 Balcones Drive STE 16692 Austin, TX 78731 Phone # 512-253-8878 Web: tcbeng.com Email project@tcbeng.com Texas Board of Professional Engineers Firm # F - 26067SITE INVESTIGATION PHOTOS Figure 1 – Crack along Front Porch. Pier and Beam under inside of home has multiple bearing, notches, and unsupported areas contributing to evident floor slopes in the main structure Figure 2 – Example of discontinuous framing members, undersized for contemporary performance and Code requirements, improper separation of b vent, etc. Many other areas of safety concerns were noted throughout Mailing: 5900 Balcones Drive STE 16692 Austin, TX 78731 Phone # 512-253-8878 Web: tcbeng.com Email project@tcbeng.com Texas Board of Professional Engineers Firm # F - 26067Figure 3 – Picture of unsupported and spliced ceiling joists, soffit showing daylight/ weather instrusion Figure 4 – Further example of unsupported members, movement induced performance issues and undersized members Mailing: 5900 Balcones Drive STE 16692 Austin, TX 78731 Phone # 512-253-8878 Web: tcbeng.com Email project@tcbeng.com Texas Board of Professional Engineers Firm # F - 26067Inspection Report Sara D'Agostini Property Address: 1205 Cotton St Austin TX 78702 Austinspect Chad Garrett 6785 PROPERTY INSPECTION REPORT FORM Sara D'Agostini Name of Client 1205 Cotton St, Austin, TX 78702 Address of Inspected Property Chad Garrett Name of Inspector Name of Sponsor (if applicable) 12/15/23 Date of Inspection 6785 TREC License # TREC License # PURPOSE OF INSPECTION A real estate inspection is a visual survey of a structure and a basic performance evaluation of the systems and components of a building. It provides information regarding the general condition of a residence at the time the inspection was conducted. It is important that you carefully read ALL of this information. Ask the inspector to clarify any items or comments that are unclear. RESPONSIBILTY OF THE INSPECTOR This inspection is governed by the Texas Real Estate Commission (TREC) Standards of Practice (SOPs), which dictates the minimum requirements for a real estate inspection. The inspector IS required to: • use this Property Inspection Report form for the inspection; • • • inspect only those components and conditions that are present, visible, and accessible at the time of the inspection; indicate whether each item was inspected, not inspected, or not present; indicate an item as Deficient (D) 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 SOPs; and • explain the inspector’s findings in the corresponding section in the body of the report form. The inspector IS NOT required to: identify all potential hazards; turn on decommissioned equipment, systems, utilities, or apply an open flame or light a pilot to operate any appliance; • • • climb over obstacles, move furnishings or stored items; • prioritize or emphasize the importance of one deficiency over another; • provide follow-up services to verify that proper repairs have been made; or • inspect system or component listed under the optional section of the SOPs (22 TAC 535.233). RESPONSIBILTY OF THE CLIENT While items identified as Deficient (D) in an inspection report DO NOT obligate any party to make repairs or take other actions, in the event that any further evaluations are needed, it is the responsibility of the client to obtain further evaluations and/or cost estimates from qualified service professionals regarding any items reported as Deficient (D). It is recommended that any further evaluations and/or cost estimates take place prior to the expiration of any contractual time limitations, such as option periods. Please Note: Evaluations performed by service professionals in response to items reported as Deficient (D) on the report may lead to the discovery of additional deficiencies that were not present, visible, or accessible at the time of the inspection. Any repairs made after the date of the inspection may render information contained in this report obsolete or invalid. REPORT LIMITATIONS This report is provided for the benefit of the named client and is based on observations made by the named inspector on the date the inspection was performed (indicated above). ONLY those items specifically noted as being inspected on the report were inspected. This inspection IS NOT: • a technically exhaustive inspection of the structure, its systems, or its components and may not reveal all deficiencies; • an inspection to verify compliance with any building codes; • an inspection to verify compliance with manufacturer’s installation instructions for any system or component and DOES NOT imply insurability or warrantability of the structure or its components. REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 2 of 57 Report Identification: 1205 Cotton St NOTICE CONCERNING HAZARDOUS CONDITIONS, DEFICIENCIES, AND CONTRACTUAL AGREEMENTS Conditions may be present in your home that did not violate building codes or common practices in effect when the home was constructed but are considered hazardous by today’s standards. Such conditions that were part of the home prior to the adoption of any current codes prohibiting them may not be required to be updated to meet current code requirements. However, if it can be reasonably determined that they are present at the time of the inspection, the potential for injury or property loss from these conditions is significant enough to require inspectors to report them as Deficient (D). Examples of such hazardous conditions include: • malfunctioning, improperly installed, or missing ground fault circuit protection (GFCI) devices and arc-fault 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). Please Note: items identified as Deficient (D) in an inspection report DO NOT obligate any party to make repairs or take other actions. The decision to correct a hazard or any deficiency identified in an inspection report is left up to the parties to the contract for the sale or purchase of the home. This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", OR PROVIDED AS AN IS NOT REQUIRED BY THE COMMISSION AND MAY CONTAIN ATTACHMENT WITH THE STANDARD FORM, 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: Type of building: Single Family (1 story) Approximate age of building: Over 50 Years Weather: Cloudy, Light Rain Ground/Soil surface condition: Damp In Attendance: Customer Temperature: Below 65 (F) = 18 (C) Rain in last 3 days: Yes Year Built: 1920 Square Footage: 1344 Rooms: Property is Vacant Utilities On: None People Present at Inspection: Inspector REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 3 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D I. Structural Systems Notice: The inspection of the foundation may show it to be functioning as intended or having performance characteristics typical to this region, at the time of the inspection. This does not guarantee the future life or failure of the foundation, but is a visual and cursory observation of the conditions and circumstances at the time of the inspection. The Inspector is not an engineer and this inspection is not an engineering report, and should not be considered one. If any cause of concern is noted on this report, or if you want further evaluation, you should consider an evaluation by an engineer licensed in Texas or a foundation specialist. Watering your foundation is very important in this region. Highly plastic clay soils, as are typically found in this region, exhibit a great amount of expansion and contraction with varying moisture contents. With this type of expansion and contraction of the soils, slab on grade homes and traditional/modern pier and beam homes will experience some degree of foundation distress. You should expect to see deflection cracks in the exterior brick veneer, sheetrock cracks, and floor tile cracks. A. Foundations Type of Foundation(s): pier and beam Columns or Piers: Wood piers, Conrete piers Method used to observe Crawlspace: Crawled, Limited access Comments: (1) Soils in central Texas are expansive and most buildings will experience some movement. Foundations may experience changes at any time. Inspection consists of visual observations of the exterior slab (or) pier and beam foundation, stress cracks in sheet rock, deflection cracks in masonry, obvious unevenness in floors, door and windows not square or sticking. Cracking in the underpinning (plaster cosmetic coating) most of the time is not indicative of foundation stress, but is normal due to thermal expansion of the structure. Water maintenance should always be observed around foundation. (2) Trees too close to the foundation can affect foundation performance and plumbing lines, removal is recommended (3) No strapping at pier to beam connections in crawlspace, current code requires beams to be secured to supporting piers (4) Wood shims are present at pier tops in most areas of crawlspace. Wood shims can compress causing cracks in interior walls and ceilings. Metal shims recommended A. Item 1(Picture) (5) No under floor insulation or moisture barrier present in crawlspace (6) The construction debris needs removing from the crawlspace under home. (7) Cracks noted at various areas of foundation underpinning. Cracks appeared cosmetic only. If further evaluation is desired a foundation specialist is recommended REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 4 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D A. Item 2(Picture) (8) Seal all openings into crawlspace space to prevent pest intrusion A. Item 3(Picture) (9) Active termites observed in crawl space. Full treatment recommended A. Item 4(Picture) (10) Wood underpinning is in contact with the ground in various areas of crawlspace. This can cause deterioration and attract wood eating insects. REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 5 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D A. Item 5(Picture) A. Item 6(Picture) (11) Water damage under bathrooms and kitchen A. Item 7(Picture) A. Item 8(Picture) (12) Remove unneeded cedar piers (13) Floors are slightly uneven in some areas (14) The foundation appears to be providing adequate support for the structure based on a limited visible observation today. At this time, I did not observe any evidence that would indicate the presence of significant deflection in the foundation and there were no notable functional problems resulting from foundation distress. The interior and exterior stress indicators showed little effects from distress and I perceived the foundation to contain no significant signs of being out of level after walking the floors. This is a cursory and visual observation of the conditions and circumstances present at the time of this inspection. (15) Previous foundation work has been performed. Recommend periodic inspection by repair company to verify that foundation is performing as intended. Obtain all warranty and contact information from seller and repair company prior to close. Inspector does not warranty foundation repairs or performance. B. Grading & Drainage Comments: (1) Gutters recommended in all areas (2) All wood to ground contact is conducive to termite activity and rot. Grade should be lowered away from the wood while maintaining positive drainage away from the home. REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 6 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D B. Item 1(Picture) C. Roof Covering Materials Types of Roof Covering: Fiberglass Shingles Viewed from: Ladder Comments: (1) The tree limbs that are in contact with roof or hanging near roof should be trimmed. (2) Kick out flashing recommended at roof to wall connections to divert water away from exterior finishes. The flashing should be a minimum of 3" long and angle should be a minimum of 110 degrees. Have a roofer correct where needed (3) Flashing is not properly counter flashed in one or more areas C. Item 1(Picture) (4) The roof is missing granular material in one or more areas and should be further evaluated by a roofing contractor. Replacement of the roof or the damaged areas (if feasible) may be needed for insurability purposes. Inspector does not confirm insurability of the roof covering. REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 7 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D C. Item 2(Picture) C. Item 3(Picture) C. Item 4(Picture) C. Item 5(Picture) C. Item 6(Picture) (5) The roof flashing is raised/loose in one or more areas and needs repair. (6) Shingles should have an overhang of 3/8-3/4" at the eaves to ensure proper drainage. C. Item 7(Picture) (7) Shingles are rubbed in some areas REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 8 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D C. Item 8(Picture) (8) Flashing is incorrect at left side addition C. Item 9(Picture) (9) Evaluate flashing at addition connection C. Item 10(Picture) D. Roof Structures and Attics Viewed from: Attic, Ladder Method used to observe attic: Walked accessible areas, limited access Approximate Average Depth of Insulation: None, less than 6 inches Comments: (1) Only areas of the attic determined accessible by the inspector are inspected. Insulation, HVAC ducts/ mechanical equipment, limited headroom, risk of ceiling damage, owner's belongings and wiring (electrical, cable and alarm) are examples of factors that may inhibit access. The inspector does not disturb insulation to locate footing. (2) Replace rotten and sagging soffits where needed REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 9 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D D. Item 1(Picture) D. Item 2(Picture) (3) Uneven roof decking observed D. Item 3(Picture) (4) Water staining around one or more plumbing vents D. Item 4(Picture) (5) Re-screen Gable vents where needed REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 10 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D D. Item 5(Picture) (6) Chewed wood trim in one or more eave/soffit ends, repair and seal all exposed wood. Trimming trees away from roof can limit rodent access and future rodent damage/infestation. D. Item 6(Picture) (7) Missing insulation in many areas of attic D. Item 7(Picture) (8) We did not observe a safe 24 inch wide unobstructed solid floor access from the top of the attic opening to the HVAC, evaporator coil or water heater (TREC 535.230 (a)(2)(G)-heating equipment; TREC 53.230 (b)(2)(D)-cooling equipment; TREC 535.231 (b)(2)(J)-water heaters (ref: M1305.1.3-Appliances in attic) Stairways in attics should be a minimum of 30" wide. Work space in front of appliances should be a minimum of 30" (9) Rodent droppings were observed in attic area, pest control and sealing of access points recommended (10) Rodent trails (compacted insulation) observed in attic area insulation, pest control recommended (11) Opening under eave of house at roof level should be better sealed to keep pests out of the attic and soffit areas. Metal screens and flashings are typically used in these locations. (12) Ridge beam should be the same size/thickness as the roof rafters. This is a current code standard. The roof and structure were performing as intended at the time of inspection REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 11 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D (13) No strong back (T-bracing) bracing at roof supports. T-bracing keeps roof supports from bowing. Repair as needed (14) R802.3 Framing details. Rafters shall be framed to ridge board or to each other with a gusset plate as a tie. Ridge board shall be at least 1-inch (25 mm) nominal thickness and not less in depth than the cut end of the rafter. At all valleys and hips there shall be a valley or hip rafter not less than 2-inch (51 mm) nominal thickness and not less in depth than the cut end of the rafter. Hip and valley rafters shall be supported at the ridge by a brace to a bearing partition or be designed to carry and distribute the specific load at that point. Where the roof pitch is less than three units vertical in 12 units horizontal (25-percent slope), structural members that support rafters and ceiling joists, such as ridge beams, hips and valleys, shall be designed as beams. (15) Clear debris from attic D. Item 8(Picture) (16) Water stains at various areas D. Item 9(Picture) D. Item 10(Picture) (17) Separation at rafter to ridge beam connections, have an engineer evaluate REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 12 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D D. Item 12(Picture) D. Item 11(Picture) D. Item 13(Picture) (18) Missing collar ties (19) Weather strip all interior attic access perimeters and insulate access covers to reduce air infiltration and heat from attic area. E. Walls (Interior & Exterior) Comments: (1) Rot at wood trim and siding in various areas. Included pictures are examples and do not represent all areas needing repair REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 13 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D E. Item 1(Picture) E. Item 2(Picture) E. Item 3(Picture) E. Item 4(Picture) E. Item 5(Picture) E. Item 6(Picture) E. Item 7(Picture) E. Item 8(Picture) (2) Remove all foliage growing on exterior walls. Vines/Shrubs can hold moisture on exterior building materials and also promote insect/rodent infestation. Damage may be present behind foliage that is not visible to inspector (3) Unable to locate and/or observe flashing continuously above all the window and door openings. Flashing over windows and doors is critical to preventing water penetration. Under current building standards, there should be flashing continuously above all window and door openings to help prevent water intrusion from occurring at these points. (4) Cosmetic repairs are needed in some areas, including but not limited to the following pictured items. REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 14 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D (5) The paint is failing and/or worn at various areas of exterior wood. I recommend prep and paint at all exposed areas to prevent rot (6) Repair holes in exterior walls E. Item 9(Picture) (7) Seal around exterior wall penetrations where needed (8) Wood siding has been installed too close to flat work in some areas (9) Re-seal caulk at all trim to masonry connections to prevent water penetration and potential wood rot. E. Item 10(Picture) (10) Termite damage left and right of rear door E. Item 11(Picture) E. Item 12(Picture) (11) Settlement at one or more exterior/interior wall areas. We do not know when the cracks occurred, if they will grow larger or if new cracks will appear in the future. If pictures are present, they are examples and may not represent all cracks in the home. REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 15 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D E. Item 13(Picture) E. Item 14(Picture) (12) Wooden wall material and window material is not recommended in a wet area E. Item 15(Picture) (13) Seal interior wall and sealing openings E. Item 16(Picture) REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 16 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D (14) Caulk around all shower/tub fixtures. It is important to keep all around wet area fixtures well sealed to prevent water damage. Damage can be present behind these areas that is not visible to inspector. The inspector does not perform destructive testing or investigation. Repair as needed. E. Item 17(Picture) F. Ceilings & Floors Floor System Insulation: NONE Comments: (1) Floor coverings/furniture/rugs can conceal floor defects. The inspector does not pull back large rugs or move furniture. (2) Microbial growth around front bedroom ceiling register and in several ceiling registers. Mold inspection and testing recommended F. Item 1(Picture) (3) Repair holes in front closet bedroom ceiling REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 17 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D F. Item 2(Picture) F. Item 3(Picture) (4) Water staining around abandoned chimney F. Item 4(Picture) (5) Discoloration observed at various ceiling areas F. Item 5(Picture) F. Item 6(Picture) (6) Cracks observed at one or more ceiling areas. We do not know when the cracks occurred, if they will grown larger or if new cracks will appear in the future. REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 18 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D F. Item 7(Picture) (7) Water stain observed at one or more ceiling areas. We do not know when the stain occurred or if it will continue. Repair the source of moisture if needed. Replace damaged building materials. Damage may be present that is not visible to inspector. F. Item 8(Picture) (8) Water damage at flooring inside rear door REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 19 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D F. Item 9(Picture) (9) Repair interior floors where needed G. Doors (Interior & Exterior) Comments: (1) No threshold or weather stripping at right garage entry door. Door frame is loose and door rubs G. Item 1(Picture) (2) Rot at garage door G. Item 2(Picture) (3) One or more dead bolts at doors to exterior are keyed. Thumbscrew type recommended for fire egress (4) Add support to garage entry door frame (5) One or more exterior doors do not have sufficient roof coverings and may leak water to the interior during wet weather. A roof or porch covering is recommended over all exterior doors. Monitor these doors in wet weather. If there is evidence of previous water penetration inside these doors, there may be additional damage hidden from view that needs repair. The inspector does not lift carpeting or perform destructive investigation. Evaluate and repair as needed. (6) Front door binds at frame and needs adjustment (7) Missing door stops behind one or more doors, install door stops to prevent wall damage REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 20 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D (8) Daylight is present around one or more doors to exterior, weather stripping and or adjustment needed. Moisture may enter these areas during wet weather. (9) Rear patio door binds at frame (10) Front left bedroom door rubs at frame and does not stay in the open position (11) Various interior doors are out of alignment and need adjustment (12) Various door knobs do not function properly (13) Various door knobs are loose (14) Some doors do not catch a strike plates (15) Closet door in dining room area is loose at hinge G. Item 3(Picture) (16) Garage entry door does not lock (17) Signs of previous water penetration at rear door. A roof or porch covering is recommended over all doors. Monitor this door in wet weather. G. Item 4(Picture) H. Windows (18) Rear door dead bolt does not engage when door is fully closed Comments: (1) One or more windows were obstructed and could not be inspected/opened/closed. The inspector does not climb on or move furniture to test or inspect windows. (2) Missing one or more window screens. (3) Many windows did not open, some do not open easily, some do not stay in the open position (4) Broken windowpane front right bedroom front window (5) Windows in all bathrooms should be tempered glass for safety (6) Windows in various areas of the home meet the requirements for tempered/safety glass. Some of the REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 21 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D code requirements are: In all bathtub/shower areas. In all stairways where windows are not protected from damage. Exposed area of an individual pane is greater than 9 square feet. Bottom edge is less than 18" above the floor. Top edge greater than 36" above the floor. One or more walking surfaces within 36" horizontally of the glazing. Glazing in any part of a building wall enclosing these compartments where the bottom exposed edge of the glazing is less than 60" measured vertically above any standing or walking surface. Recommend installing tempered glass in all required areas (7) Broken windowpane in left rear bedroom H. Item 1(Picture) (8) Locks do not engage at some windows (9) One or more window blinds malfunctioned when opened. Window blinds are not inspected or reported on. I. Stairways (Interior & Exterior) Comments: Front porch step height is greater than 7 and 3/4 in I. Item 1(Picture) J. Fireplaces and Chimneys Comments: Removal of abandoned chimney is recommended REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 22 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D J. Item 1(Picture) K. Porches, Balconies, Decks and Carports Comments: (1) Cracks observed at various areas of flatwork, seal these areas to prevent settlement of flatwork K. Item 1(Picture) (2) Flatwork has settled in some areas (3) Front porch has settled K. Item 2(Picture) (4) Railing recommended at front porch L. Other Comments: (1) Water staining at cabinet/cabinet decking under one or more sinks. No active leaks at the time of inspection. Replace all damaged building materials as needed. Damage can be hidden from view. Some damage may be present that is not visible to inspector. REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 23 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D (2) Cabinets and countertops are not inspected. Damage will be reported on at the inspectors discretion. Per the TREC standards cabinets and countertops are not required to be inspected. L. Item 1(Picture) L. Item 2(Picture) (3) As contractors complete work requested by the home inspector, there is a possibility that additional work will be found by said professional. (4) There is the possibility that conditions may exist which were hidden from view, which could affect some of the conclusions and recommendations in this report. This investigation did not include a detailed analytical study of the structural elements of the superstructure. No guarantee, expressed or implied, is intended by this report and no examination was made to determine compliance with any governmental code or regulation. Notice: Only areas free and clear of furniture and other obstructions are inspected. Observation of these areas related to structural performance and water penetration only. The inspection does not include obvious damage. It is recommended that all surfaces be kept well sealed. This inspection does not cover any issues that are considered to be environmental. Such as, but not limited to, lead based paint, asbestos, radon, mold, mildew or fungus. REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 24 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D II. Electrical Systems Have all electrical systems evaluated by a licensed electrician prior to closing A. Service Entrance and Panels Electrical Service Conductors: Overhead service Comments: (1) Unable to locate gas line bond wire per todays code standards. Current code requires all exterior meters and interior unions to be bonded. This may have not been code when this home was built (2) ARC fault protection breakers were not present for one or more currently required areas. Current safety standards require arc fault protection (AFCI) devices for electrical receptacles in family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sun rooms, recreations rooms, closets, hallways, or similar rooms or areas. This was not code when this home was built (3) Missing one or more knock out plates at sub and/or main electrical panel(s) A. Item 1(Picture) (4) Label all breakers B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Romex, Knob and Tube Branch wire 15 and 20 AMP: Copper Comments: (1) Only electrical outlets that are accessible are inspected. The inspector does not move furniture, belongings, appliances or climb on or around furniture to test electrical outlets. The inspector does not REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 25 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D climb on furniture to access ceiling fan pull chains or any other electrical device. Readily accessible items will be tested only. If refrigerators and freezers are present in garage, GFCI's for exterior and garage outlets will not be tested. (2) Current standards require all laundry area electrical outlets to be GFCI protected (3) Missing smoke detectors in one or more required areas. Today’s fire safety standards call for smoke detectors in and outside of all sleeping rooms. A minimum of one detector is required for each level. All detectors should be linked in a way that when one detector sounds they all sound. Test and maintain detectors per manufacturer specifications and replace batteries yearly or as needed. (4) I did not locate a carbon monoxide detector in the home.. It is recommended that one be installed according to the manufacturer's instructions. R315.1 Carbon monoxide alarms. An approved carbon monoxide alarm shall be installed outside of each separate sleeping area in the immediate vicinity of the bedrooms in dwelling units within which fuel-fired appliances are installed and in all dwelling units that have attached garages. (5) Some electrical outlets are not grounded even though 3 pronged receptacles are installed. Replacing Receptacles to Meet the NEC NEC requires receptacles installed on 15 and 20 ampere branch circuits to be of the grounding-type and it requires the grounding contacts of those receptacles to be effectively grounded to the branch circuit equipment grounding conductor [210-7]. However, the Code allows the installation of any of the following installations when replacing a 2-wire non grounding-type receptacle where no ground exists in the outlet box [210-7(d)(3)], (a) Replace the 2-wire receptacle with another 2-wire receptacle. (b) Replace the 2-wire receptacle with a GFCI-type receptacle and marked the receptacle with the words “No Equipment Ground.” (c) Replace the 2-wire receptacle with a grounding-type receptacle where protected by a GFCI protection device (circuit breaker or receptacle). Since the grounding terminals for the receptacles are not grounded, the receptacles must be marked with the words “GFCI Protected” and “No Equipment Ground.” (6) Missing covers at various junction boxes in crawl space, some wiring not contained in junction boxes REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 26 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D B. Item 1(Picture) B. Item 2(Picture) B. Item 3(Picture) (7) Various interior lights not lighting or missing bulbs (8) Missing covers at one or more interior junction boxes B. Item 4(Picture) (9) No GFCI protection at kitchen counter electrical outlets, current code standards require all kitchen REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 27 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D counter outlets to be GFCI protected (10) All bathroom outlets should be GFCI protected (11) Insufficient number of electrical outlets in kitchen B. Item 5(Picture) B. Item 6(Picture) (12) Oven should have a dedicated circuit (13) Damaged outlet in rear room B. Item 7(Picture) (14) Doorbell does not work (15) Light did not turn on in rear bathroom (16) Unable to determine uses for all light switches (17) Missing bulb shields at various lights. Bulb shields recommended at all exposed bulbs (18) Laundry dryer plug is 3 pronged type. Modern dyers require a 4 pronged receptacle. Have a licensed electrician install grounded 4 pronged plug as needed (19) No electrical outlet present at exterior wall near AC equipment for service per current code (20) Missing covers at attic area junction boxes REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 28 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D B. Item 8(Picture) (21) Electrical wiring should be secured away from attic access to prevent damage 320.23 In Accessible Attics.AC cables in accessible attics or roof spaces shall be installed as specified in 320.23(A) and (B). (A) Where Run Across the Top of Floor Joists. Where run across the top of floor joists, or within 2.1 m (7 ft) of floor or floor joists across the face of rafters or studding, in attics and roof spaces that are accessible, the cable shall be protected by substantial guard strips that are at least as high as the cable. Where this space is not accessible by permanent stairs or ladders, protection shall only be required within 1.8 m (6 ft) of the nearest edge of the scuttle hole or attic entrance. (22) Electrical wiring is chewed in one or more areas B. Item 9(Picture) (23) Missing wire retention/protection at many attic junction boxes REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 29 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D B. Item 10(Picture) (24) Knob and tube wiring is still in use in some areas of the attic. Wiring is live and in use. Safety Hazard B. Item 11(Picture) B. Item 12(Picture) B. Item 13(Picture) (25) Some wiring connections are not contained in junction boxes REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 30 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D B. Item 15(Picture) B. Item 14(Picture) (26) Cloth covered wiring is still in place and possibly in use in some areas of the home. Recommend having a licensed electrician evaluate and update all wiring to meet todays code and safety standards (27) Smoke detectors are tested in manual mode and inspector cannot determine if the smoke detectors will work in the event of a fire or smoke event. Inspector does not verify the presence of back up batteries or the remaining life of back up batteries in smoke detectors. Smoke detectors should be tested upon moving into the home and tested yearly, if not monthly, to verify performance. If there is a problem with a smoke detector it should be repaired or replaced immediately for safety. Inspector does not guarantee the future performance of smoke detectors or any other appliance in the home. REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 31 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D III. Heating,Ventilation and Air Conditioning Systems 3.5 ton 2005 A. Heating Equipment Type of Systems: Forced Air Energy Sources: Gas Number of Heat Systems (excluding wood): One Comments: (1) Heat performed as intended A. Item 1(Picture) B. Cooling Equipment (2) Missing sediment trap(s) at furnace gas supply line(s) per todays code standards Type of Systems: Air conditioner unit Comments: (1) Air conditioner did not work at the time of inspection. Condenser did not turn on (2) Access cover is not secured to two condenser. Wiring appears disconnected REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 32 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D B. Item 1(Picture) (3) Insulate condensate drain lines at HVAC units in attic area, this will prevent condensation from dripping onto attic floor. An HVAC contractor can make this repair (4) Clear debris from attic area secondary condensate pans to prevent the clogging of lines (5) HVAC systems should be serviced two times a year by a licensed professional. We cannot determine if or when your system was last serviced. C. Duct Systems, Chases, and Vents Comments: (1) The condition and cleanliness inside the duct work is not visible or accessible. Disassembly of the HVAC or removal of the registers is beyond the scope of this inspection. If you are concerned about air quality, cleaning of the ducting is recommended. (2) Discoloration at ceiling registers may indicate that HVAC systems and ducting need to be cleaned. Mold inspection recommended (3) Current standards would require ducting to be suspended above insulation REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 33 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D IV. Plumbing System A. Plumbing Supply Distribution Systems and Fixtures 40 gal 2016 Location of water meter: Front, Right Side Location of main water supply valve: Unknown (cannot locate) Static water pressure reading: 70 psi Type of supply piping material: Pex, Galvanized (old) Comments: (1) I could not locate the owners shut-off for water. Please ask the current owners for the location. Otherwise, you will need to use a water key at the street meter or have a plumber install an owners shut off valve. (2) Missing backflow prevention devices at one or more exterior water hose bibbs (3) Disconnected water lines in laundry area REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 34 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D A. Item 1(Picture) (4) Insulate all water lines in crawl space (5) Unable to determine use for PVC line at right side of home A. Item 2(Picture) (6) Water pressure drops when multiple fixtures are on at once (7) Galvanized plumbing lines appear to still be in use in some areas of crawlspace. These lines can rust from the inside out and should be monitored if still in use REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 35 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D A. Item 3(Picture) (8) Secure all PEX lines away from grade A. Item 4(Picture) (9) Water hammer was observed at kitchen sink when turned on (10) Water turned off when sink sprayer was tested and would not turn back on (11) Rear toilet did not refill after flushing (12) Low water flow at rear tub (13) Leaking handles at rear tub REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 36 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D A. Item 5(Picture) (14) Loose fixture handles at tubs and sinks B. Drains, Waste, and Vents Type of drain piping material: PVC, Cast iron Comments: (1) Active leak behind call bathroom sink B. Item 1(Picture) (2) No P trap under hall bath sink (3) Cast iron drain lines are still in use B. Item 2(Picture) (4) Evidence of leaking at cast iron drain lines REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 37 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D B. Item 3(Picture) B. Item 4(Picture) B. Item 5(Picture) REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 38 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D (5) Dissimilar popping connections under bathroom. Evidence of previous leaking under bathroom B. Item 6(Picture) (6) Unprofessional plumbing connection under kitchen sink B. Item 7(Picture) C. Water Heating Equipment Water heater energy Sources: Gas (quick recovery) Water Heater Capacity: 40 Gallon Comments: (1) Hot water heater was not working at the time of inspection (2) Water heater closet door should seal it perimeter to isolate the water heater from the living space (3) Fully enclose ceiling of water heater closet as a fire stop and introduce combustion and draft air vents from attic area (4) Water staining at water heater closet ceiling. Ensure that roof vent is properly sealed and that vent has proper clearance from combustibles REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 39 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D C. Item 1(Picture) (5) Water heater vent is in contact with combustible materials. 1" clearance required C. Item 2(Picture) D. Hydro-Massage Therapy Equipment Comments: E. Gas Distribution Systems and Gas Appliances Location of gas meter: Right side Type of gas distribution piping material: Cast Iron, CSST (corrigated stainless steel tubing) Comments: (1) No specialized equipment is utilized to check or test for gas leaks. Leaks can begin at any time. If there was an interruption in gas service between the time of inspection and occupancy the lines should be inspected. Gas lines and fittings should be periodically monitored and inspected by the occupant. If gas is ever detected the gas supplier should be contacted immediately. (2) Gas lines are not pressure tested or tested for leaks. Full evaluation of gas supply systems and proper bonding is beyond the scope of this inspection. (3) CSST gas lines were used in the inspected home. Like all approved gas piping systems, CSST is safe when properly installed and bonded correctly. CSST must be installed by a qualified professional and in accordance with the Manufacturer's Design and Installation (D&I) Guide, including bonding and grounding of the system. Lightning is a highly destructive force. Even a nearby lightning strike that does not strike a structure directly can cause systems in the structure to become electrically energized. This power surge can potentially puncture a hole in CSST and cause a fire. Have a plumber evaluate all CSST connections. If further evaluation is required you can contact your local city code department. www.austintexas.gov/ department/code, call 311 or www.gastite.com. Determining whether CSST and its connections are properly bonded are beyond the scope of this inspection. REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 40 of 57 Report Identification: 1205 Cotton St Water heater Temperature and Pressure Relief (TPR) valves are not tested if, in the inspectors opinion or findings, the water heater is older, the termination point can not be located, or if by doing so the inspector could cause damage or cause the water heater to become unusable. Manufacture specifications state that the TPR valve should be inspected and tested yearly by a “licensed plumber”. Your inspector is not a licensed plumber. TPR valves that are not tested yearly may not seal closed and continue to leak after being opened. This would be causing an issue that did not exist prior to the inspection. The inspector is required to perform a visual not destructive inspection per TREC standards. If you would like your TPR tested a licensed plumber should be hired to test the valve. Inspector cannot warranty future performance of TPR valves, any other water heater component or any other listed appliance in the home. REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 41 of 57 Report Identification: 1205 Cotton St 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 Exhaust/Range hood: None Comments: No stove top vent present. Current code requires a stove top vent D. Ranges, Cooktops and Ovens Comments: (1) Missing anti tip device at rear base of oven, child safety hazard (2) Ovens performed as intended and were returned to off after testing D. Item 1(Picture) D. Item 2(Picture) D. Item 3(Picture) E. Microwave Ovens Comments: F. Mechanical Exhaust Vents and Bathroom Heaters Comments: (1) If window in bathroom does not open an exhaust fan is needed (2) Heater did not function in rear bathroom G. Garage Door Operator(s) Comments: (1) Opener was not operable at the time of inspection REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 42 of 57 Report Identification: 1205 Cotton St I = Inspected NI = Not Inspected NP = Not Present D = Deficient I NI NP D (2) Remove or disable lock at garage overhead door with opener installed to prevent accidental damage to door (3) Daylight is present at lower corners of over head door(s). Seal these areas to prevent pest intrusion (4) Wood rot at door G. Item 1(Picture) (5) Missing rubber seal at face of door H. Dryer Exhaust Systems Comments: The inspector cannot inspect concealed dryer vents. The inspector cannot report on the cleanliness or integrity of the inside of the vent. In some case the termination point of dryer vents is not visible or accessible. Cleaning of the dryer vent on a regular basis is recommended. The transition point between the dryer and wall vent is not inspected in homes with dryers installed I. Other Comments: Water softeners, washers and dryers, refrigerators/wine refrigerators, trash compactors ,and other appliances not covered under the TREC standards of practice, are not inspected. REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 43 of 57 Report Identification: 1205 Cotton St General Summary Austinspect Customer Sara D'Agostini Address 1205 Cotton St Austin TX 78702 The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report. I. Structural Systems A. Foundations Inspected, Deficient (1) Soils in central Texas are expansive and most buildings will experience some movement. Foundations may experience changes at any time. Inspection consists of visual observations of the exterior slab (or) pier and beam foundation, stress cracks in sheet rock, deflection cracks in masonry, obvious unevenness in floors, door and windows not square or sticking. Cracking in the underpinning (plaster cosmetic coating) most of the time is not indicative of foundation stress, but is normal due to thermal expansion of the structure. Water maintenance should always be observed around foundation. (2) Trees too close to the foundation can affect foundation performance and plumbing lines, removal is recommended (3) No strapping at pier to beam connections in crawlspace, current code requires beams to be secured to supporting piers (4) Wood shims are present at pier tops in most areas of crawlspace. Wood shims can compress causing cracks in interior walls and ceilings. Metal shims recommended (5) No under floor insulation or moisture barrier present in crawlspace (6) The construction debris needs removing from the crawlspace under home. (7) Cracks noted at various areas of foundation underpinning. Cracks appeared cosmetic only. If further evaluation is desired a foundation specialist is recommended (8) Seal all openings into crawlspace space to prevent pest intrusion (9) Active termites observed in crawl space. Full treatment recommended (10) Wood underpinning is in contact with the ground in various areas of crawlspace. This can cause deterioration and attract wood eating insects. (11) Water damage under bathrooms and kitchen (12) Remove unneeded cedar piers (13) Floors are slightly uneven in some areas (14) The foundation appears to be providing adequate support for the structure based on a limited visible observation today. At this time, I did not observe any evidence that would indicate the presence of significant deflection in the foundation and there REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 44 of 57 Report Identification: 1205 Cotton St were no notable functional problems resulting from foundation distress. The interior and exterior stress indicators showed little effects from distress and I perceived the foundation to contain no significant signs of being out of level after walking the floors. This is a cursory and visual observation of the conditions and circumstances present at the time of this inspection. (15) Previous foundation work has been performed. Recommend periodic inspection by repair company to verify that foundation is performing as intended. Obtain all warranty and contact information from seller and repair company prior to close. Inspector does not warranty foundation repairs or performance. C. Roof Covering Materials Inspected, Deficient (1) The tree limbs that are in contact with roof or hanging near roof should be trimmed. (2) Kick out flashing recommended at roof to wall connections to divert water away from exterior finishes. The flashing should be a minimum of 3" long and angle should be a minimum of 110 degrees. Have a roofer correct where needed (3) Flashing is not properly counter flashed in one or more areas (4) The roof is missing granular material in one or more areas and should be further evaluated by a roofing contractor. Replacement of the roof or the damaged areas (if feasible) may be needed for insurability purposes. Inspector does not confirm insurability of the roof covering. (5) The roof flashing is raised/loose in one or more areas and needs repair. (6) Shingles should have an overhang of 3/8-3/4" at the eaves to ensure proper drainage. (7) Shingles are rubbed in some areas (8) Flashing is incorrect at left side addition (9) Evaluate flashing at addition connection D. Roof Structures and Attics Inspected, Deficient (1) Only areas of the attic determined accessible by the inspector are inspected. Insulation, HVAC ducts/mechanical equipment, limited headroom, risk of ceiling damage, owner's belongings and wiring (electrical, cable and alarm) are examples of factors that may inhibit access. The inspector does not disturb insulation to locate footing. (2) Replace rotten and sagging soffits where needed (3) Uneven roof decking observed (4) Water staining around one or more plumbing vents (5) Re-screen Gable vents where needed (6) Chewed wood trim in one or more eave/soffit ends, repair and seal all exposed wood. Trimming trees away from roof can limit rodent access and future rodent damage/infestation. (7) Missing insulation in many areas of attic (8) We did not observe a safe 24 inch wide unobstructed solid floor access from the top of the attic opening to the HVAC, evaporator coil or water heater (TREC 535.230 (a)(2)(G)-heating equipment; TREC 53.230 (b)(2)(D)-cooling equipment; TREC 535.231 (b)(2)(J)-water heaters (ref: M1305.1.3-Appliances in attic) Stairways in attics should be a minimum of 30" wide. Work space in front of appliances should be a minimum of 30" (9) Rodent droppings were observed in attic area, pest control and sealing of access points recommended (10) Rodent trails (compacted insulation) observed in attic area insulation, pest control recommended (11) Opening under eave of house at roof level should be better sealed to keep pests out of the attic and soffit areas. Metal screens and flashings are typically used in these locations. (12) Ridge beam should be the same size/thickness as the roof rafters. This is a current code standard. The roof and structure were performing as intended at the time of inspection (13) No strong back (T-bracing) bracing at roof supports. T-bracing keeps roof supports from bowing. Repair as needed (14) R802.3 Framing details. Rafters shall be framed to ridge board or to each other with a gusset plate as a tie. Ridge board shall be at least 1-inch (25 mm) nominal thickness and not less in depth than the cut end of the rafter. At all valleys and hips there shall be a valley or hip rafter not less than 2-inch (51 mm) nominal thickness and not less in depth than the cut end of the rafter. Hip and valley rafters shall be supported at the ridge by a brace to a bearing partition or be designed to carry and distribute the specific load at that point. Where the roof pitch is less than three units vertical in 12 units REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 45 of 57 Report Identification: 1205 Cotton St horizontal (25-percent slope), structural members that support rafters and ceiling joists, such as ridge beams, hips and valleys, shall be designed as beams. (15) Clear debris from attic (16) Water stains at various areas (17) Separation at rafter to ridge beam connections, have an engineer evaluate (18) Missing collar ties (19) Weather strip all interior attic access perimeters and insulate access covers to reduce air infiltration and heat from attic area. E. Walls (Interior & Exterior) Inspected, Deficient (1) Rot at wood trim and siding in various areas. Included pictures are examples and do not represent all areas needing repair (2) Remove all foliage growing on exterior walls. Vines/Shrubs can hold moisture on exterior building materials and also promote insect/rodent infestation. Damage may be present behind foliage that is not visible to inspector (3) Unable to locate and/or observe flashing continuously above all the window and door openings. Flashing over windows and doors is critical to preventing water penetration. Under current building standards, there should be flashing continuously above all window and door openings to help prevent water intrusion from occurring at these points. (4) Cosmetic repairs are needed in some areas, including but not limited to the following pictured items. (5) The paint is failing and/or worn at various areas of exterior wood. I recommend prep and paint at all exposed areas to prevent rot (6) Repair holes in exterior walls (7) Seal around exterior wall penetrations where needed (8) Wood siding has been installed too close to flat work in some areas (9) Re-seal caulk at all trim to masonry connections to prevent water penetration and potential wood rot. (10) Termite damage left and right of rear door (11) Settlement at one or more exterior/interior wall areas. We do not know when the cracks occurred, if they will grow larger or if new cracks will appear in the future. If pictures are present, they are examples and may not represent all cracks in the home. (12) Wooden wall material and window material is not recommended in a wet area (13) Seal interior wall and sealing openings (14) Caulk around all shower/tub fixtures. It is important to keep all around wet area fixtures well sealed to prevent water damage. Damage can be present behind these areas that is not visible to inspector. The inspector does not perform destructive testing or investigation. Repair as needed. F. Ceilings & Floors Inspected, Deficient (1) Floor coverings/furniture/rugs can conceal floor defects. The inspector does not pull back large rugs or move furniture. (2) Microbial growth around front bedroom ceiling register and in several ceiling registers. Mold inspection and testing recommended (3) Repair holes in front closet bedroom ceiling (4) Water staining around abandoned chimney (5) Discoloration observed at various ceiling areas (6) Cracks observed at one or more ceiling areas. We do not know when the cracks occurred, if they will grown larger or if new cracks will appear in the future. (7) Water stain observed at one or more ceiling areas. We do not know when the stain occurred or if it will continue. Repair the source of moisture if needed. Replace damaged building materials. Damage may be present that is not visible to inspector. (8) Water damage at flooring inside rear door (9) Repair interior floors where needed REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 46 of 57 Report Identification: 1205 Cotton St G. Doors (Interior & Exterior) Inspected, Deficient (1) No threshold or weather stripping at right garage entry door. Door frame is loose and door rubs (2) Rot at garage door (3) One or more dead bolts at doors to exterior are keyed. Thumbscrew type recommended for fire egress (4) Add support to garage entry door frame (5) One or more exterior doors do not have sufficient roof coverings and may leak water to the interior during wet weather. A roof or porch covering is recommended over all exterior doors. Monitor these doors in wet weather. If there is evidence of previous water penetration inside these doors, there may be additional damage hidden from view that needs repair. The inspector does not lift carpeting or perform destructive investigation. Evaluate and repair as needed. (6) Front door binds at frame and needs adjustment (7) Missing door stops behind one or more doors, install door stops to prevent wall damage (8) Daylight is present around one or more doors to exterior, weather stripping and or adjustment needed. Moisture may enter these areas during wet weather. (9) Rear patio door binds at frame (10) Front left bedroom door rubs at frame and does not stay in the open position (11) Various interior doors are out of alignment and need adjustment (12) Various door knobs do not function properly (13) Various door knobs are loose (14) Some doors do not catch a strike plates (15) Closet door in dining room area is loose at hinge (16) Garage entry door does not lock (17) Signs of previous water penetration at rear door. A roof or porch covering is recommended over all doors. Monitor this door in wet weather. (18) Rear door dead bolt does not engage when door is fully closed Inspected, Deficient (1) One or more windows were obstructed and could not be inspected/opened/closed. The inspector does not climb on or move furniture to test or inspect windows. (2) Missing one or more window screens. (3) Many windows did not open, some do not open easily, some do not stay in the open position (4) Broken windowpane front right bedroom front window (5) Windows in all bathrooms should be tempered glass for safety (6) Windows in various areas of the home meet the requirements for tempered/safety glass. Some of the code requirements are: In all bathtub/shower areas. In all stairways where windows are not protected from damage. Exposed area of an individual pane is greater than 9 square feet. Bottom edge is less than 18" above the floor. Top edge greater than 36" above the floor. One or more walking surfaces within 36" horizontally of the glazing. Glazing in any part of a building wall enclosing these compartments where the bottom exposed edge of the glazing is less than 60" measured vertically above any standing or walking surface. Recommend installing tempered glass in all required areas (7) Broken windowpane in left rear bedroom (8) Locks do not engage at some windows (9) One or more window blinds malfunctioned when opened. Window blinds are not inspected or reported on. H. Windows I. Stairways (Interior & Exterior) Inspected, Deficient Front porch step height is greater than 7 and 3/4 in J. Fireplaces and Chimneys Inspected, Deficient Removal of abandoned chimney is recommended REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 47 of 57 Report Identification: 1205 Cotton St K. Porches, Balconies, Decks and Carports Inspected, Deficient (1) Cracks observed at various areas of flatwork, seal these areas to prevent settlement of flatwork (2) Flatwork has settled in some areas (3) Front porch has settled (4) Railing recommended at front porch L. Other Inspected, Deficient (1) Water staining at cabinet/cabinet decking under one or more sinks. No active leaks at the time of inspection. Replace all damaged building materials as needed. Damage can be hidden from view. Some damage may be present that is not visible to inspector. (2) Cabinets and countertops are not inspected. Damage will be reported on at the inspectors discretion. Per the TREC standards cabinets and countertops are not required to be inspected. (3) As contractors complete work requested by the home inspector, there is a possibility that additional work will be found by said professional. (4) There is the possibility that conditions may exist which were hidden from view, which could affect some of the conclusions and recommendations in this report. This investigation did not include a detailed analytical study of the structural elements of the superstructure. No guarantee, expressed or implied, is intended by this report and no examination was made to determine compliance with any governmental code or regulation. II. Electrical Systems A. Service Entrance and Panels Inspected, Deficient (1) Unable to locate gas line bond wire per todays code standards. Current code requires all exterior meters and interior unions to be bonded. This may have not been code when this home was built (2) ARC fault protection breakers were not present for one or more currently required areas. Current safety standards require arc fault protection (AFCI) devices for electrical receptacles in family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sun rooms, recreations rooms, closets, hallways, or similar rooms or areas. This was not code when this home was built (3) Missing one or more knock out plates at sub and/or main electrical panel(s) (4) Label all breakers B. Branch Circuits, Connected Devices, and Fixtures Inspected, Deficient (1) Only electrical outlets that are accessible are inspected. The inspector does not move furniture, belongings, appliances or climb on or around furniture to test electrical outlets. The inspector does not climb on furniture to access ceiling fan pull chains or any other electrical device. Readily accessible items will be tested only. If refrigerators and freezers are present in garage, GFCI's for exterior and garage outlets will not be tested. (2) Current standards require all laundry area electrical outlets to be GFCI protected (3) Missing smoke detectors in one or more required areas. Today’s fire safety standards call for smoke detectors in and outside of all sleeping rooms. A minimum of one detector is required for each level. All detectors should be linked in a way that when one detector sounds they all sound. Test and maintain detectors per manufacturer specifications and replace batteries yearly or as needed. (4) I did not locate a carbon monoxide detector in the home.. It is recommended that one be installed according to the manufacturer's instructions. R315.1 Carbon monoxide alarms. An approved carbon monoxide alarm shall be installed outside of each separate sleeping area in the immediate vicinity of the bedrooms in dwelling units within which fuel- fired appliances are installed and in all dwelling units that have attached garages. (5) Some electrical outlets are not grounded even though 3 pronged receptacles are installed. Replacing Receptacles to Meet the NEC NEC requires receptacles installed on 15 and 20 ampere branch circuits to be of the grounding-type and it requires the grounding contacts of those REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 48 of 57 Report Identification: 1205 Cotton St receptacles to be effectively grounded to the branch circuit equipment grounding conductor [210-7]. However, the Code allows the installation of any of the following installations when replacing a 2-wire non grounding-type receptacle where no ground exists in the outlet box [210-7(d)(3)], (a) Replace the 2-wire receptacle with another 2-wire receptacle. (b) Replace the 2-wire receptacle with a GFCI-type receptacle and marked the receptacle with the words “No Equipment Ground.” (c) Replace the 2-wire receptacle with a grounding-type receptacle where protected by a GFCI protection device (circuit breaker or receptacle). Since the grounding terminals for the receptacles are not grounded, the receptacles must be marked with the words “GFCI Protected” and “No Equipment Ground.” (6) Missing covers at various junction boxes in crawl space, some wiring not contained in junction boxes (7) Various interior lights not lighting or missing bulbs (8) Missing covers at one or more interior junction boxes (9) No GFCI protection at kitchen counter electrical outlets, current code standards require all kitchen counter outlets to be GFCI protected (10) All bathroom outlets should be GFCI protected (11) Insufficient number of electrical outlets in kitchen (12) Oven should have a dedicated circuit (13) Damaged outlet in rear room (14) Doorbell does not work (15) Light did not turn on in rear bathroom (16) Unable to determine uses for all light switches (17) Missing bulb shields at various lights. Bulb shields recommended at all exposed bulbs (18) Laundry dryer plug is 3 pronged type. Modern dyers require a 4 pronged receptacle. Have a licensed electrician install grounded 4 pronged plug as needed (19) No electrical outlet present at exterior wall near AC equipment for service per current code (20) Missing covers at attic area junction boxes (21) Electrical wiring should be secured away from attic access to prevent damage 320.23 In Accessible Attics.AC cables in accessible attics or roof spaces shall be installed as specified in 320.23(A) and (B). (A) Where Run Across the Top of Floor Joists. Where run across the top of floor joists, or within 2.1 m (7 ft) of floor or floor joists across the face of rafters or studding, in attics and roof spaces that are accessible, the cable shall be protected by substantial guard strips that are at least as high as the cable. Where this space is not accessible by permanent stairs or ladders, protection shall only be required within 1.8 m (6 ft) of the nearest edge of the scuttle hole or attic entrance. (22) Electrical wiring is chewed in one or more areas (23) Missing wire retention/protection at many attic junction boxes (24) Knob and tube wiring is still in use in some areas of the attic. Wiring is live and in use. Safety Hazard (25) Some wiring connections are not contained in junction boxes (26) Cloth covered wiring is still in place and possibly in use in some areas of the home. Recommend having a licensed electrician evaluate and update all wiring to meet todays code and safety standards III. Heating,Ventilation and Air Conditioning Systems A. Heating Equipment Inspected, Deficient (1) Heat performed as intended (2) Missing sediment trap(s) at furnace gas supply line(s) per todays code standards REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 49 of 57 Report Identification: 1205 Cotton St B. Cooling Equipment Not Inspected, Deficient (1) Air conditioner did not work at the time of inspection. Condenser did not turn on (2) Access cover is not secured to two condenser. Wiring appears disconnected (3) Insulate condensate drain lines at HVAC units in attic area, this will prevent condensation from dripping onto attic floor. An HVAC contractor can make this repair (4) Clear debris from attic area secondary condensate pans to prevent the clogging of lines (5) HVAC systems should be serviced two times a year by a licensed professional. We cannot determine if or when your system was last serviced. C. Duct Systems, Chases, and Vents Inspected, Deficient (1) The condition and cleanliness inside the duct work is not visible or accessible. Disassembly of the HVAC or removal of the registers is beyond the scope of this inspection. If you are concerned about air quality, cleaning of the ducting is recommended. (2) Discoloration at ceiling registers may indicate that HVAC systems and ducting need to be cleaned. Mold inspection recommended (3) Current standards would require ducting to be suspended above insulation IV. Plumbing System A. Plumbing Supply Distribution Systems and Fixtures Inspected, Deficient (1) I could not locate the owners shut-off for water. Please ask the current owners for the location. Otherwise, you will need to use a water key at the street meter or have a plumber install an owners shut off valve. (2) Missing backflow prevention devices at one or more exterior water hose bibbs (3) Disconnected water lines in laundry area (4) Insulate all water lines in crawl space (5) Unable to determine use for PVC line at right side of home (6) Water pressure drops when multiple fixtures are on at once (7) Galvanized plumbing lines appear to still be in use in some areas of crawlspace. These lines can rust from the inside out and should be monitored if still in use (8) Secure all PEX lines away from grade (9) Water hammer was observed at kitchen sink when turned on (10) Water turned off when sink sprayer was tested and would not turn back on (11) Rear toilet did not refill after flushing (12) Low water flow at rear tub (13) Leaking handles at rear tub (14) Loose fixture handles at tubs and sinks B. Drains, Waste, and Vents Inspected, Deficient (1) Active leak behind call bathroom sink (2) No P trap under hall bath sink (3) Cast iron drain lines are still in use (4) Evidence of leaking at cast iron drain lines (5) Dissimilar popping connections under bathroom. Evidence of previous leaking under bathroom (6) Unprofessional plumbing connection under kitchen sink C. Water Heating Equipment Inspected, Deficient (1) Hot water heater was not working at the time of inspection (2) Water heater closet door should seal it perimeter to isolate the water heater from the living space REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 50 of 57 Report Identification: 1205 Cotton St (3) Fully enclose ceiling of water heater closet as a fire stop and introduce combustion and draft air vents from attic area (4) Water staining at water heater closet ceiling. Ensure that roof vent is properly sealed and that vent has proper clearance from combustibles (5) Water heater vent is in contact with combustible materials. 1" clearance required V. Appliances C. Range Hood and Exhaust Systems Not Present, Deficient No stove top vent present. Current code requires a stove top vent D. Ranges, Cooktops and Ovens Inspected, Deficient (1) Missing anti tip device at rear base of oven, child safety hazard (2) Ovens performed as intended and were returned to off after testing F. Mechanical Exhaust Vents and Bathroom Heaters Inspected, Not Present, Deficient (1) If window in bathroom does not open an exhaust fan is needed (2) Heater did not function in rear bathroom G. Garage Door Operator(s) Not Inspected, Deficient (1) Opener was not operable at the time of inspection (2) Remove or disable lock at garage overhead door with opener installed to prevent accidental damage to door (3) Daylight is present at lower corners of over head door(s). Seal these areas to prevent pest intrusion (4) Wood rot at door (5) Missing rubber seal at face of door Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property. Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Chad Garrett REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 51 of 57 Report Identification: 1205 Cotton St AGREEMENTS AND LIMITATIONS This report covers only the items listed on the report, unless specifically requested. We tell you whether each item we inspect is performing the function for which it was intended. We do not inspect any item, which we cannot see. We do not move insulation, furniture, rugs, paintings, or appliances. We do not uncover buried pipes or items we cannot see that are covered by soil, insulation, wall coverings, or floor coverings. Repairs or remodeling may hide evidence of prior damage or defects. We do not dismantle equipment to inspect component parts. We do not inspect for building codes, soil analysis, adequacy of design, capacity, efficiency, size, value, flood plain location, pollution or habitability. Older houses may not meet the same standards as new houses, even though items in both might be performing the functions for which they are intended. We do not inspect for insurability of any roof. We do not walk on roofs having a pitch greater than 5 on 12, nor do we walk on metal, or tile roofs or roofs over two-story structures. If you have any concern regarding the roof, we advise you hire a roofing specialist to perform a detailed inspection prior to purchasing the house. Other items or components excluded from this inspection can be found under the Comments headings throughout the text of this report. We do not make guarantees or warrant the performance or condition of any item. If you want a warranty or guarantee, contact a home warranty or insurance company. Buyer agrees to notify Austinspect in writing of any complaint within thirty (30) days of closing and purchase of the property, and must thereafter allow prompt re-inspection of the item; otherwise, buyer waives all claims for damages arising out of such complaint. YOU AGREE THAT ANY DAMAGES FOR BREACH OF THIS CONTRACT OR REPORT IS LIMITED TO THE AMOUNT OF THE INSPECTION FEE. IF YOU SUE OR BRING A MEDIATION OR AN ARBITRATION CLAIM ON THIS CONTRACT, BUT DO NOT PREVAIL, YOU AGREE TO PAY OUR REASONABLE ATTORNEY’S FEES. This inspection has been performed for the person or company named on the report and is not transferable. You may not allow anyone else to use or rely on this report without our prior written consent. NOTICE: YOU THE BUYER HAVE OTHER RIGHTS AND REMEDIES UNDER THE TEXAS DECEPTIVE TRADE PRACTICES-CONSUMER PROTECTION ACT WHICH ARE IN ADDITION TO ANY REMEDY WHICH MAY BE AVAILABLE UNDER THIS CONTRACT. FOR MORE INFORMATION CONCERNING YOUR RIGHTS, CONTACT THE CONSUMER PROTECTION DIVISION OF THE ATTORNEY GENERAL’S OFFICE, YOUR LOCAL DISTRICT OR COUNTY ATTORNEY, OR THE ATTORNEY OF YOUR CHOICE. Any event of waiver by this company of any right herein, shall not constitute a continuing waiver or subsequent waiver of other rights. This report constitutes the sole and only agreement of parties hereto and supersedes any prior understanding or written or oral agreements between the parties respecting the subject matter within. Buyer agrees not to purchase the structure unless the buyer understands this complete report and any attachments. Buyer has read and understands and by accepting this Report, or relying on it in any way, expressly agrees to the foregoing terms, conditions, Agreements and Limitations. In providing the property inspection and inspection report, information about the client, inspector, real estate professional, and property will be collected and input into HomeGauge inspection software and services, which inspector uses to produce the inspection report. This information may include personally-identifiable information about the client, inspector and real estate professional. This information may subsequently be used by the provider REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 54 of 57 Report Identification: 1205 Cotton St of HomeGauge, as set out in the HomeGauge Privacy Policy found at https://www.HomeGauge.com/privacy.html. Inspectors may choose to use this information to market new or related products and services to clients. Helpful Hints • Exterior electrical outlets not working? Reset GFCI receptacle at garage wall by pushing the reset button • Bathroom electrical outlets not working? Reset the GFCI receptacle in the other bathroom or garage wall by pushing the reset button • Lights or electrical outlets not working? Try resetting the breaker by turning it off and back on again • Smoke detectors chirping? Try changing the 9 volt battery or dusting off the smoke detector. Back up batteries should be changed yearly • Secondary air conditioner condensate drain line dripping? Try pouring bleach down the primary condensate line or using compressed air to free the clog • Garage overhead door not closing with opener? Make sure nothing is in between the safety sensors, or adjust the safety sensors • Garbage disposal jammed or inoperable? Use appropriate hex wrench or provided tool and turn in base of unit to free disposal. There is also a small red “reset” breaker on the bottom of the disposal that may be tripped, push to reset Additional pages may be attached to this report. Read them very carefully. This report may not be complete without the attachments. If an item is present in the property but is not inspected, the "NI" column will be checked and an explanation is necessary. Comments may be provided by the inspector whether or not an item is deemed in need of repair. If there is a check in the D (Deficiency) column below, additional comments will be in the repairs section (VIII) at the end of this report. COMPANY RELATIONSHIPS/THIRD PARTY PROVIDERS. Austinspect may have an affiliation with third-party service providers (“TPSP”) in order to offer value- added services to its Clients. The company may also arrange for these TPSP to send literature or make post-inspection contact with the Company’s Clients. The following general comments and limitations may not pertain to all houses inspected: • The foundation inspection is limited. The inspector does not pull up floor coverings, move furniture, measure elevations or propose repairs. The inspector does not enter crawl space areas less than 18. It is important to keep soil moisture contents by foundation consistent year around. • It is advisable to maintain at least 3 inches minimum of clear area between the ground and siding Proper drainage is critical to the performance of the foundation. All grades should drop away from the structure at a rate of 6 inches for every 10 feet. • The inspector does not speculate on the remaining life expectancy of the roof covering. The inspector does not lift or remove shingle or tiles. Inspection of fastening systems at shingle tabs is not inspected as this could damage the shingle. Metal and clay tile roofs are not walked on as this could damage the roof covering. Only roofs that can be safely accessed will be walked on. Some roofs may have a pitch too great to walk on without safety restraints. In this case the roof will be viewed with binoculars and/or from the roof edge. • Only areas of the attic determined accessible by the inspector are inspected. REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 55 of 57 Report Identification: 1205 Cotton St • Only areas free and clear of furniture and other obstructions are inspected. Observation of these areas related to structural performance and water penetration only. The inspection does not include obvious damage. It is recommended that all surfaces be kept well sealed (interior and exterior). This inspection does not cover any issues that are considered to be environmental. Such as, but not limited too, lead based paint, asbestos, radon, mold, mildew or fungus. • Cosmetic items and obvious holes are not included in this report. It is common in the course of climate changes that some doors may bind mildly or the latches may need adjustment. • Double pane window seals may be broken without having a visible amount of condensation built up between the panes. Obviously fogged windows are noted when observed but complete inspection is not possible due to light conditions, installed screens, dirt on surfaces and rain at time of inspection. Consult a glass installer for further evaluation of windows in the event of any insulated glass failure prior to closing. If the house is occupied some windows may be inaccessible due to owners belongings. We do not move or climb on furniture to open a window. • The inspection does not include the adequacy of draft or condition of chimney flue tiles. If creosote buildup is noted, the flue should be cleaned by a chimney sweep for safety • Ancillary wiring items not inspected include but are not limited to: telephone, cable, speaker, computer, photocells, low voltage, hard wiring on smoke detectors, electric gates and doors, yard and tree lighting. Intercom systems are not inspected. • The inspector does not check 220-volt outlets. Random testing of electrical outlets only; not all outlets are tested. If the house is occupied some electrical outlets may be inaccessible due to owners belongings.We do not move or climb on furniture to test electrical outlets. In the event aluminum wiring is reported, a licensed electrician should review it. We do not report copper clad aluminum wiring unless labeled so at the electrical panel. • Full evaluation of gas heat exchangers requires dismantling of furnace and is beyond the scope of this inspection. Heat pump systems are not tested when ambient temperatures are above 80 degrees Fahrenheit to avoid damage to system • Inspector does not determine the adequacy or efficiency of the system. Humidifiers, motorized dampers, electronic air filters and programmable thermostats are not inspected. Central air conditioning system is not tested when ambient temperatures are below 60 degrees Fahrenheit to avoid damage to system. Window air conditioning units are not tested. Effective 2006 manufactures will no longer produce repair / replacement parts for a/c units with less that a 13 seer rating and in the event of failure of the unit it may be necessary to replace the entire unit • The inspection does not include gas lines or condition of plumbing lines in walls, floors, attic, ground or foundation. If foundation work has been performed on the house you are purchasing, a static plumbing test is recommended. Water wells, water-conditioning systems/softeners, solar water heating systems, freestanding appliances, and the potability of any water supply are excluded from inspection. Clothes washing machine and icemaker hose bibs are not tested. Water shut off valves (main or under sinks etc.) are not turned on or off under any circumstance • The following systems, items, or components are excluded from this inspection: 1.) Drain line for clothes washing machine, or water conditioning systems; 2.) Drain pumps or water ejection pumps, sewer clean-outs, anti-siphon devices, components that are not visible or accessible, exterior plumbing components, and fire sprinkler systems. • Replacement of water heaters may require permit by local municipality. Inline water heaters are not tested. REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 56 of 57 Report Identification: 1205 Cotton St • It is recommended that the dishwasher drain line be kept strapped upward forming a air gap/sanitary drain loop. This will prevent disposal debris from entering the line • The inspector does not test for radiation leakage microwave. • Bathroom vents should terminate to the exterior. Vent termination is not always visible • If sprinkler system is inspected it is tested in manual mode only. Underground leaks are not inspected for REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Page 57 of 57 TEXAS OFFICIAL WOOD DESTROYING INSECT REPORT Rule §7.176 Requires this department prescribed form to be used for real estate transactions in Texas regarding the visible presence or absence of wood destroying insects and conditions conducive to infestations of wood destroying insects. A. B. C. D. E. F. G. H. I. J. Inspected Address City Zip Code This inspection covers only the multi-family structure, primary dwelling or place of business. Sheds, detached garages, lean-tos, fences, guest houses or any other structure will not be included in this inspection report unless specifically noted in Section 5 of this report. SCOPE OF INSPECTION This inspection is limited to those parts of the structure(s) that are visible and accessible at the time of the inspection. Examples of inaccessible areas include but are not limited to (1) areas concealed by wall coverings, furniture, equipment and stored articles and (2) any portion of the structure in which inspection would necessitate removing or defacing any part of the structure(s) (including the surface appearance of the structure). Inspection does not cover any condition or damage which was not visible in or on the structure(s) at time of inspection but which may be revealed in the course of repair or replacement work. Due to the characteristics and behavior of various wood destroying insects, it may not always be possible to determine the presence of infestation without defacing or removing parts of the structure being inspected. Previous damage to trim, wall surface, etc., is frequently repaired prior to the inspection with putty, spackling, tape or other decorative devices. Damage that has been concealed or repaired may not be visible except by defacing the surface appearance. The WDI inspecting company cannot guarantee or determine that work performed by a previous pest control company, as indicated by visual evidence of previous treatment; has rendered the pest(s) inactive. If visible evidence of active or previous infestation of listed wood destroying insects is reported, it should be assumed that some degree of damage is present. If visible evidence is reported, it does not imply that damage should be repaired or replaced. Inspectors of the inspection company usually are not engineers or builders qualified to give an opinion regarding the degree of structural damage. Evaluation of damage and any corrective action should be performed by a qualified expert. THIS IS NOT A STRUCTURAL DAMAGE REPORT OR A WARRANTY AS TO THE ABSENCE OF WOOD DESTROYING INSECTS. If termite treatment (including pesticides, baits or other methods) has been recommended, the treating company must provide a diagram of the structure(s) inspected and proposed for treatment, label of pesticides to be used and complete details of warranty (if any). The warranty should specify which areas of the structure(s) are covered by warranty, renewal options and approval by a certified applicator in the termite category. Information regarding treatment and any warranties should be provided by the party contracting for such services to any prospective buyers of the property. The inspecting company has no duty to provide such information to any person other than the contracting party. There are a variety of termite control options offered by pest control companies. These options will vary in cost, efficacy, areas treated, warranties, treatment techniques and renewal options. There are some specific guidelines as to when it is appropriate for corrective treatment to be recommended. Corrective treatment may only be recommended if (1) there is visible evidence of an active infestation in or on the structure, (2) there is visible evidence of a previous infestation with no evidence of a prior treatment. If treatment is recommended based solely on the presence of conducive conditions, a preventive treatment or correction of conducive conditions may be recommended. The buyer and seller should be aware that there may be a variety of different strategies to correct the conducive condition(s). These corrective measures can vary greatly in cost and effectiveness and may or may not require the services of a licensed pest control operator. There may be instances where the inspector will recommend correction of the conducive conditions by either mechanical alteration or cultural changes. Mechanical alteration may be in some instances the most economical method to correct conducive conditions. If this inspection report recommends any type of treatment and you have any questions about this, you may contact the inspector involved, another licensed pest control operator for a second opinion, and/or the Structural Pest Control Service of the Texas Department of Agriculture. SPCS/T-5 (Rev. 9/1/2020) Page 1 of 4 78702Austin1205 Cotton St Inspected Address Zip Code City 1B. Name of Inspection Company SPCS Business License Number Address of Inspection Company City State Zip Telephone No. Name of Inspector (Please Print) 1.E Certified Applicator Technician (check one) 1F. Inspection Date Seller Agent Buyer Management Co. Other Name of Person Purchasing Inspection Owner/Seller 4.REPORT FORWARDED TO: Title Company or Mortgagee Purchaser of Service Seller Agent Buyer (Under the Structural Pest Control regulations only the purchaser of the service is required to receive a copy) The structure(s) listed below were inspected in accordance with the official inspection procedures adopted by the Texas Department of Agriculture Structural Pest Control Service. This report is made subject to the conditions listed under the Scope of Inspection. A diagram must be attached including all structures inspected. 5A. List structure(s) inspected that may include residence, detached garages and other structures on the property. (Refer to Part A, Scope of Inspection) 5B. Type of Construction: Foundation: Slab Siding: Wood Pier & Beam Fiber Cement Board Brick Roof: Composition Wood Shingle Metal Pier Type:__________ _______ Basement Other: ___________________________ Stone Tile Stucco Other:________________________________________ Other:____________________________________ 6A.This company has treated or is treating the structure for the following wood destroying insects: Spot If treating for subterranean termites, the treatment was: Limited If treating for drywood termites or related insects, the treatment was: Full Partial Bait Other 1A. 1C. 1D. 2. 3. 6B. Date of Treatment by Inspecting Company Common Name of Insect Name of Pesticide, Bait or Other Method This company has a contract or warranty in effect for control of the following wood destroying insects: Yes If “Yes”, copy(ies) of warranty and treatment diagram must be attached. List Insects: No Neither I nor the company for which I am acting have had, presently have, or contemplate having any interest in the purchase or sale of this property. I do further state that neither I nor the company for which I am acting is associated in any way with any party to this real estate transaction. Signatures: 7A. Inspector (Technician or Certified Applicator Name and License Number) Others Present: 7B. Apprentices, Technicians, or Certified Applicators Name(s) and Registration/License Number(s) Notice of Inspection Was Posted At or Near: 8A. Electric Breaker Box Water Heater Closet Beneath the Kitchen Sink 8B. Date Posted:__ ____________________ 9A.Were any areas of the property obstructed or inaccessible? (Refer to Part B & C, Scope of Inspection) If “Yes” specify in 9B. Yes No 9B.The obstructed or inaccessible areas include but are not limited to the following: Attic Deck Soil Grade Too High Insulated area of attic Sub Floors Heavy Foliage Plumbing Areas Slab Joints Eaves Planter box abutting structure Crawl Space Weepholes Other 10A.Conditions conducive to wood destroying insect infestation: (Refer to Part J, Scope of Inspection) If “Yes” specify in 10B. Specify: 10B.Conducive Conditions include but are not limited to: Yes No Debris under or around structure (K) Planter box abutting structure (O) Wood to Ground Contact (G) Footing too low or soil line too high (L) Wood Pile in Contact with Structure (Q) Formboards left in place (l) Wood Rot (M) Wooden Fence in Contact with the Structure ( R) Excessive Moisture (J) Heavy Foliage (N) Insufficient ventilation (T) Other (C) Specify: SPCS/T-5 (Rev. 9/1/2020) Page 2 of 4 Licensed and Regulated by the Texas Department of Agriculture PO Box 12847, Austin, Texas 78711-2847 Phone 866-918-4481, Fax 888-232-2567 44444444444444444444444444NA0559347rear porch slab jointsbehind walls and owners belongings12/15/23NANANANANANANANANAhome onlyunknownNASara D'Agostini12/15/23Chad Garrett512-426-632878640TXKyle200 Merganser St0774365Austinspect78702Austin1205 Cotton St Inspected Address 11. Inspection Reveals Visible Evidence in or on the structure: 11A.Subterranean Termites 11B.Drywood Termites 11C Formosan Termites 11D.Carpenter Ants 11E .Other Wood Destroying Insects City Active Infestation Yes Yes Yes Yes Yes No No No No No Previous Infestation Yes Yes Yes Yes Yes No No No No No Zip Code Previous Treatment Yes Yes Yes Yes Yes No No No No No Specify: 11F.Explanation of signs of previous treatment (including pesticides, baits, existing treatment stickers or other methods) identified: 11G.Visible evidence of: has been observed in the following areas: If there is visible evidence of active or previous infestation, it must be noted. The type of insect(s) must be listed in the first blank and all identified infested areas of the property inspected must be noted in the second blank. (Refer to Part D, E & F, Scope of Inspection) 12A. Corrective treatment recommended for active infestation or evidence of previous infestation with no prior treatment as identified in Section 11. (Refer to Part G, H, and I, Yes Scope of Inspection) 12B. A preventive treatment and/or correction of conducive conditions as identified in 10A & 10B is recommended as follows: Yes No No Specify reason: Refer to Scope of Inspection Part J Carpenter Ants; Other(s) – Specify Diagram of Structure(s) Inspected The inspector must draw a diagram including approximate perimeter measurements and indicate active or previous infestation and type of insect by using the following codes: E- Evidence of Infestation, A-Active; P-Previous; D-Drywood Termites; S-Subterranean Termites; F-Formosan Termites; C-Conducive Conditions; B-Wood Boring Beetles; H- Additional Comments SPCS/T-5 (Rev. 9/1/2020) Page 3 of 4 44444444444444444all measurements in feetNASee diagram belowNANANANA78702Austin1205 Cotton St Inspected Address City Zip Code I have received the original or a legible copy of this form. I have read and understand any recommendations made. I have also read and understand the “Scope of Inspection.” I understand that my inspector may provide additional information as an addendum to this report. If additional information is attached, list number of pages: Signature of Purchaser of Property or their Designee Date Statement of Purchaser Customer or Designee Not Present Buyer’s Initials __________________ SPCS/T-5 (Rev. 9/1/2020) Page 4 of 4 NA78702Austin1205 Cotton St