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POWER CHECK INSPECTIONS, PLLC Http:www.pwrcheck.com COMPLETE HOME INSPECTION - POWER CHECK 4901 Ridge Oak Dr Austin, TX 78731 Inspector Chad Nemec TREC 24017 Certied Professional Inspector . . . PROPERTY INSPECTION REPORT FORM Michael Dickson Name of Client 4901 Ridge Oak Dr, Austin, TX 78731 Address of Inspected Property Chad Nemec Name of Inspector 02/21/2025 12:30 pm Date of Inspection TREC 24017 Certified Professional Inspector TREC License # Name of Sponsor (if applicable) 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. RESPONSIBILITY 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 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov . 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 (AFCI) devices; ordinary glass in locations where modern construction techniques call for safety glass; malfunctioning or lack of fire safety features such as smoke alarms, fire-rated doors in certain locations, and functional emergency escape and rescue openings in bedrooms; malfunctioning carbon monoxide alarms; excessive spacing between balusters on stairways and porches; improperly installed appliances; improperly installed or defective safety devices; lack of electrical bonding and grounding; and lack of bonding on gas piping, including corrugated stainless steel tubing (CSST). 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 ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION AND MAY CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT UNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT AN ATTORNEY. ADDITIONAL INFORMATION PROVIDED BY INSPECTOR Temperature (Approximate): 30-40 Weather Conditions: Cloudy Home Faces (Direction) and Exterior Photos : Northwest REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 2 of 39 . In Attendance: Buyer Occupancy: Vacant Overall Summary: The home appears in poor condition overall. Years of deferred maintenance have taken toll on structure. Framing members in multiple areas are rotted from active water leaks at roof and walls. Walls are in poor condition and contain lead paint. Windows are original and beyond service life and energy efficiency. The plumbing and electric are original and need replacement to insure safety. Mechanicals are over 24 years old. Systems utilize environmentally unfriendly freon. They need replacement. Foundation is a combination of slab on grade and concrete crawlspace. Foundation is relatively level overall, but several areas have spalded concrete that has exposed structural rebar which is no rusted and expanded which has most likely affected structural integrity. This has allowed foundation to settle in areas. Inspector is of opinion structure is not sound enough for renovation. Type of Building: Detached, Single Family Exterior Photos: REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 3 of 39 . REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 4 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D I. STRUCTURAL SYSTEMS A. Foundations Type of Foundation(s): Concrete Foundation Performance: Differential Movement: In my opinion the foundation appears to be supporting the home at this time. This opinion is based on visual observation at the time of the inspection. There is evidence of structural movement as detailed in subsequent sections of this report. The movement appears to be correlated to long term differential movement that occurs as the soil expands and contracts. Possible Signs of Structural Movement: Floors Not Level, Cracks in Exterior Veneer, Cracks in Walls/Ceilings, Cracked floor covering, Cracked Windows Foundation Measurements: Elevation measurements were taken using a laser level at the first floor. It should be noted that some foundations may be unlevel due to workmanship when the foundation was placed. The below measurements do not necessarily show the actual deflection from differential movement. Foundation has settled, but overall is performing within industry accepted standards. Maintaining soil moisture content near foundation and positive drainage away from foundation is best defense against future settlement. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 5 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Crawl Space Accessed: Under Home REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 6 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D 1: Foundation Cracks/Spalding - Major Safety Hazard Crawlspace Severe cracking/concrete spalding noted at the foundation. This has caused structural rebar to become exposed and rust. This could lead to serious damage to structural components. Further evaluation should be considered if renovation are to be considered. Recommendation: Contact a qualified structural engineer. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 7 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D 2: Trees Near Foundation Recommendation Multiple areas Trees near the house did not appear to adversely affect the foundation at this time. However, the roots may extract water from the soil causing a drying or shrinking affect. You may wish to consult with a service company about installation of root barriers which may prevent feeder roots from nearby trees from migrating below the structure and extracting moisture from under the slab foundation. Root barriers are usually placed as far from the tree and as near to the foundation as possible in order to decrease damage to the tree roots. Recommendation: Contact a qualified professional. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 8 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D 3: Flatwork Cracks Maintenance Item Cracks were observed at the driveway/entry walk. The cracks are normal due to seasonal differential movement and age. Repair as desired. Recommendation: Contact a qualified professional. B. Grading and Drainage Grading and Drainage: The inspector will report drainage around the foundation that is not performing as intended. An area where the ground does not slope away from the foundation is to be considered improper drainage. 6 inches slope away from the foundation over 10 feet in distance is to be considered normal. 1: High Soil Line Recommendation Several areas across front REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 9 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D The soil is higher than the foundation at one or more locations. This can allow water to penetrate the wall into the home that will cause moisture rot and be create a conducive pathway for wood destroying insects. It is recommended to have a minimum of 4 inches foundation exposure. Recommendation: Contact a qualified professional. C. Roof Covering Materials Types of Roof Covering: Asphalt, Roll Roofing Metal Drip Edge Present: Yes Viewed From: Roof Comments: This inspection covers the roof covering, flashings, skylights, gutters, and roof penetrations. If any concern exists about the roof covering life expectancy or the potential for future problems, a roofing specialist should be consulted. The home inspector is not responsible for insurability of the roof covering materials and can not determine the exact age of the roof covering. Condition of Roof Covering: Damaged - Roof appears to be in good overall condition for its age. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 10 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Roof Condition Photos: Roof Inspection Limitations: The inspection of the roof covering can be limited due to weather, height of roof surface, slope of roof surface, and any other hazard where the inspector feels unsafe to walk the roof. When this situation occurs the roof can be inspected either from a ladder at the edge of the roof or with binoculars from ground level. 1: Leakage Safety Hazard Multiple areas Visible leaks were observed. Recommend a qualified roofer evaluate and repair. Recommendation: Contact a qualified roofing professional. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 11 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D 2: Ponding Recommendation Observed ponding in one or more areas of roof. Ponding can lead to accelerated erosion and deterioration. Recommend a qualified roofing contractor evaluate and repair. Recommendation: Contact a qualified roofing professional. 3: Debris on Roof Recommendation Debris was observed on the roof covering at one or more locations. Recommend removing the debris to prevent premature aging of the roof covering and potential water damming. Recommendation: Contact a handyman or DIY project REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 12 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D 4: Soft Spots Recommendation One or more soft spots were observed while walking the roof. This can be caused from missing or loose decking and/or current or previous moisture damage. Recommend further evaluation. Recommendation: Contact a qualified professional. 5: Roof Patch Recommendation Multiple areas Inquire with seller about work that was performed and why. Repair appear adequate. Recommendation: Contact a qualified professional. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 13 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D D. Roof Structures and Attics Viewed From: No Attic - This inspection covers the roof structure and sheathing. The attic and attic space ventilation will be observed also. Approximate Average Depth of Insulation: Could not view, Not Accessible - R 38 Type of Roof Decking: Not Observable Attic Ventilation: Soffit Vent Type of Roof Structure: Could not View 1: Soffit/Fascia Moisture Damage Recommendation Numerous locations The soffit and fascia was observed to have moisture damage at one or more locations. Repair or replace as necessary. Recommendation: Contact a qualified professional. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 14 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D E. Walls (Interior and Exterior) Comments: This inspection covers deficiencies of the interior and exterior wall surfaces related to structural performance and water penetration. Wall Construction: Wood Framing Exterior Materials: Stone, Wood Interior Wall Materials: Drywall Textured with Paint Home Built Prior to 1978: Homes built prior to 1978 may contain lead base paint. Further evaluation may be desired. 1: Cracks Recommendation Kitchen Side of House Crack in stone veneer observed in wall structure. This could be from moisture intrusion at the structure and/or foundation movement. Recommend a qualified structural engineer evaluate and advise on course of action. See additional comments in foundation section. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 15 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Recommendation: Contact a qualified structural engineer. 2: Lead Paint Present Safety Hazard Lead test was positive at exterior walls. Test was completed were peeling paint was present. Lead has proven to be a health risk. Remediation can significantly increase renovation cost. Further evaluation is recommended to determine the level of lead present and what steps will be necessary to remediate successfully. Recommendation: Contact a qualified professional. 3: Moisture Damage Recommendation Multiple areas One or more areas of the exterior show signs of long term moisture damage. This long term moisture intrusion can cause significant structural damage and be an invitation to wood destroying insects. The siding in these areas were spongy indicating structural integrity most likely has been compromised. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 16 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Recommendation: Contact a qualified professional. F. Ceilings and Floors Comments: This inspection covers deficiencies of the ceilings and floors related to structural performance or water penetration. 1: Evidence of Water Intrusion Safety Hazard Multiple areas Ceiling structure showed signs of water intrusion, which could lead to more serious structural damage. Recommendation: Contact a qualified structural engineer. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 17 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D 2: Flooring - General Wear Recommendation Floors have general surface wear in many areas. Replacement needed. Recommendation: Contact a qualified professional. G. Doors (Interior and Exterior) H. Windows Type of Windows: Single Pane Comments: This inspection covers the operation and condition of windows and screens. 1: Cracked Window Recommendation One or more windows were cracked. Recommend replacing the glass panel. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 18 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Recommendation: Contact a qualified professional. I. Stairways (Interior and Exterior) Stair Construction Meets Standards: No Comments: This inspection will note deficiencies in steps, stairways, landings, guardrails, and handrails and for proper spacing between balusters, spindles, or rails for steps, stairways, guards and railings. 1: Handrail Missing Recommendation Staircase had no handrails. This is a safety hazard and required when stairs have 4 or more risers. Recommend a qualified contractor install a handrail. Recommendation: Contact a qualified handyman. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 19 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D J. Fireplaces and Chimneys Fireplace Location: Living Room, Master Bedroom Type of Fireplace: Wood Burning Firebox Material: Metal with Refractory Panels, Masonry Type of Chimney: Metal, Clay Pipe Chimney Viewed From: Roof Level Comments: This inspection covers the visible components and structure of the fireplace and chimney. Some areas are inaccessible. Attic Firestop Present: Inaccessible Chimey Cap: Yes Combustion Air Present: Could not locate 1: Rotted Siding / Trim Recommendation REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 20 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Rotted siding and or trim was observed at the chimney. Water can leak into the chimney cavity and or down the wall. Recommend repair. Recommendation: Contact a qualified professional. 2: Mortar deficiencies Recommendation Observed one or more areas of the fireplace that have mortar voids, cracks or areas that need improvement. Further evaluation by qualified fireplace specialist should determine if fireplace integrity has not been compromised prior to using. Recommendation: Contact a qualified professional. 3: Damper Rusted Out Recommendation The damper was rusted out at the fireplace. This is most likely from long term water leak at chimney. Recommend further evaluation to determine structural integrity of chimney. Recommendation: Contact a qualified professional. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 21 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D K. Porches, Balconies, Decks, and Carports Comments: This inspection covers any attached porches, decks, steps, and balconies for structural performance. 1: Deck - Rotted Boards Recommendation One or more deck boards are showing signs of rot. Recommend a qualified deck contractor replace. Recommendation: Contact a qualified deck contractor. 2: Missing Guardrail Recommendation Guardrail is required when a walking surface is greater than 30 inches above grade. Guardrail is also needed at patio stairs when 4 or more steps are present. Recommend installing guardrail at these locations. Recommendation: Contact a qualified professional. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 22 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 23 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D II. ELECTRICAL SYSTEMS A. Service Entrance and Panels Location of Meter: Exterior of Home Panel Manufacturer: Could not Determine Service Entrance: Underground Main Panel Rating in Amps: Could not Determine Types of Wiring: Copper Grounding and Bonding: Water Supply Comments: This inspection includes the service entrance wiring, electrical panels and subpanels. Condenser Breaker Sufficient: Could not Determine Subpanel Location: Mechanical Closet Arc Fault Tested: No, Not Present Arc Fault Protection: The Construction of this Home may Predate these Standards - Arc fault breakers are special equipment that are designed to detect electricity arcing off the protected circuit, causing the breaker to trip and cut off power to the circuit. Arc faults can happen in several situations, such as: when hanging a picture, a nail could penetrate electrical conductor casing behind the wall covering. This can result in electricity arcing between the nail and the conductor, which could result in a fire. 2015 International Residential Code: E3902.16 Arc-fault circuit-interrupter protection. Branch circuits that supply 120-volt, single-phase, 15- and 20-ampere outlets installed in kitchens, family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sun-rooms, recreations rooms, closets, hallways, laundry areas and similar rooms or areas shall be protected. If these breakers are not present or only partially, consider upgrading the breakers in the home for additional safety. Link for additional information: https://www.afcisafety.org/afci/what-is-afci/#1466500774327-c62dcd1f-8a12 REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 24 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D 1: No AFCI Breakers Present Recommendation Breaker Sample There are no Arc Fault Circuit Interrupt (AFCI) breakers present as called for by recent TREC reporting standards. AFCI breakers are used to protect living area branch circuits that are not GFCI (Ground Fault Circuit Interrupt) protected. When electric service is renovated, it is usually required to bring to service to current code required by local jurisdiction. Further evaluation by licensed electrician may be desired. This technology was not available and/or not required at time home was constructed. Recommendation: Contact a qualified professional. 2: Aged Electric Panels Recommendation The house is equipped with original electric service panels. Panels will be required to be updated to meet current standards to insure safe operation. Recommendation: Contact a qualified professional. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 25 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: 2 wire cloth weave covered, Romex Comments: This inspection covers electrical receptacles, switches and fixtures. A ground fault circuit interrupter (GFCI) or Residual Current Device (RCD) is a device that shuts off an electric circuit when it detects that current is flowing along an unintended path, possibly through water or through a person. It is used to reduce the risk of electric shock. Current code requires that there be Ground Fault Circuit Interrupt Protection at all kitchen outlets above counter tops and on islands, garage outlets, exterior outlets, bathroom outlets, and any outlets within 6 feet of a water source. Smoke Alarms Present: Partial (See Deficiencies) Carbon Monoxide Alarm: No Smoke Alarms Tested: Yes Dryer Power: Could Not Test 1: Carbon Monoxide Detector Missing Safety Hazard Carbon monoxide detector are not present at time of inspection. Recommendation: Contact a qualified professional. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 26 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Hallways to bedrooms 2: Open Ground / 2–Wire Circuits (outlets) Recommendation Multiple outlets in the house tested as Open Ground. This is due to the presence of older 2-wire ungrounded circuits in the home. Updated wiring will be necessary for home to meet current safe standards. Recommendation: Contact a qualified professional. 3: Smoke Detector Missing Safety Hazard There are no smoke alarms in one or more required areas. Smoke alarms should be installed in accordance with current standards, as follows: 2012 International Residential Code R314.3 Location. Smoke alarms shall be installed in the following locations: 1. In each sleeping room. 2. Outside each separate sleeping area in the immediate vicinity of the bedrooms. 3. On each additional story of the dwelling, including basements and habitable attics but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 27 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level. Recommendation: Contact a qualified professional. 4: Exposed Romex Wiring Recommendation Observed exposed Romex wiring. Romex wiring should be enclosed in the weather rated conduit. Recommend further valuation by licensed electrician. Recommendation: Contact a qualified professional. C. Other Comments: Not Present: REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 28 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type of Systems: Gas-Fired Heat Energy Sources: Natural Gas Comments: This inspection covers the gas and electric heating units. Manufacturer: Trane Heating Equipment Locations: Utility Closet Heating Type: Central and Zoned Gas Valve: Present, Accessible Quantity of Units: 2 No Gas Service nor Electricity : Furnace not tested due to gas supply and electricity being turned off at time of inspection. 1: Rust / Corrosion Safety Hazard Furnace pipe was rusted / corroded in one or more areas. The entire pipe was not visible. Deteriorated pipe may allow carbon monoxide to enter living space. Replace before operating. Recommend a HVAC contractor evaluate and repair. Recommendation: Contact a qualified HVAC professional. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 29 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D 2: Missing Combustion Air Vents Safety Hazard Both units There is inadequate combustion air in the furnace closet. Gas appliances located in enclosed spaces should be provided with combustion air through two vents. One at the upper and one at the lower area of the enclosure. The vents should take air from outside sources only. Inadequate combustion air can lead to fire reaching outside the combustion chamber. Updating to current standards is recommended. Recommendation: Contact a qualified professional. Diagram 3: Flue Pipe Location Incorrect Safety Hazard Rooftop Furnace and water heater pipe does not meet current safety standards. Flue pipes are required to be 3 feet above any roof surface and 2 feet taller than any building component within 10 feet. This creates risk of fire. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 30 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Recommendation: Contact a qualified professional. 4: Aged Furnace Recommendation Both units Furnaces are over 24 years old. Replacement due to failure and/or improved efficiency most likely sooner than later. Recommendation: Contact a qualified professional. B. Cooling Equipment Unit Locations: Type of Systems: Electric, Zoned Comments: The Texas Real Estate Commission estimates the typical life span of HVAC systems to be 15-20 years of service. This may vary from system to system depending on level of use and recommended maintenance performed during the life of the system. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 31 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Manufacturer: Trane Size of Unit in Tons: 3.5 Both units Manufactured Year: 2000, 1998 Seer Rating of Unit: Could not be Determined Refrigerant Type: R22 R22 Notice: The U.S. government has enacted a policy requiring all air conditioners and heat pumps no longer use the ozone-depleting R22 refrigerant, which has been the HVAC industry standard in the manufacture of central air conditioning systems. While recharging an AC or Heat Pump is not typical, if your system develops a leak or requires service, replacement refrigerant may be necessary. See additional comment in deficiencies. Temperature Differential Results: System Inoperable - No electricity to home. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 32 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Primary Condensate Drain Location : Exterior 1: Aged Unit and/or Condenser Utilizes R22 Freon Recommendation AC systems average life span is 10 - 20 years. These systems are well beyond this range. Systems using R22 freon are at greater risk of replacement as this refrigerant is no longer allowed for use because of environmental damage risk, so if refrigerant leak develops the system may need to be replaced. Due to poor condition of property and presence of bio growth inside of equipment replacement of systems is recommended. Recommendation: Contact a qualified professional. C. Duct Systems, Chases, and Vents Comments: This inspection covers the condition of the visible ducts, vents, fans and filters. Type of Ducts: Insulated metal Filter Location: Air Handler Equipment, Return Air Grills 1: Return Air in Kitchen Recommendation A return air was observed in the kitchen. This can allow cooking grease to enter the HVAC ducts. Recommend further evaluation by a qualified contractor. Recommendation: Contact a qualified professional. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 33 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D 2: Bio Growth/Mildew on Supply Registers and Interior Ducting Safety Hazard Myktiple areas Excessive bio growth/mildew observed at multiple areas of the supply registers and interior of ducts. This indicates moisture has entered ductwork. Ductwork will most likely need to be cleaned at minimum, but more likely replaced. Bio growth material can pose significant health risk. Recommendation: Contact a qualified professional. D. Other Comments: REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 34 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D IV. PLUMBING SYSTEMS A. Plumbing Supply, Distribution Systems, and Fixtures Location of Water Meter: Near the Street, Front Yard Location of Main Water Supply Valve : Near the Water Meter Type of Supply Piping Material: Copper, Galvanized Static Water Pressure Reading: Water Turned Off Comments: This inspection covers the type and condition of all accessible and visible water supply components. 1: Missing Insulation Recommendation Entire Crawlspace One or more water lines are missing insulation. This can cause the pipe to burst in freezing temperatures. Recommend insulating these areas. Recommendation: Contact a qualified professional. B. Drains, Wastes, and Vents Cleanout Location: Rear of home Type of Drain Piping Material: Cast Iron, PVC Comments: This inspection covers the condition of all accessible and visible waste-water and vent pipes. Type of Main Drain Pipe to Utility Provider: Could not Determine Washer Drain Tested: No Plumbing Scope Inspection Performed: No - A plumbing scope was not used during the inspection to inspect the main drain of the home. This is beyond the scope of this inspection. A plumbing scope inspection is recommended on older homes especially when cast-iron plumbing drains are present. 1: Rusted Cast Iron Recommendation REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 35 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D Observed rusted cast-iron drain pipe in one or more locations. Cast-iron has a lifespan of approximately 50 years. Recommend further evaluation by a licensed plumber to evaluate cast-iron drain pipes by performing a sewer scope. Recommendation: Contact a qualified professional. C. Water Heating Equipment Comments: This inspection covers the water heating equipment and its temperature and pressure relief system. The life expectancy of water heaters is 10-15 years. Not Applicable to Inspection: Inspection completed to determine if structure is suitable for renovation. REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 36 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D D. Hydro-Massage Therapy Equipment Comments: This inspection covers built-in hydrotherapy and whirlpool equipment. Not Present : F. Gas Distribution Systems and Gas Appliances Comments: No Gas Meter installed: There was no gas meter installed at the time of inspection, so no gas appliances were tested REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 37 of 39 Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D V. APPLIANCES A. Dishwashers Comments: The inspection of the dishwasher covers the door gasket, control knobs, and interior parts, including the dish tray, rollers, spray arms, and the soap dispenser. B. Food Waste Disposers Comments: The inspection covers the splash guard, grinding components, and exterior. C. Range Hood and Exhaust Systems Comments: The inspection covers the filter, vent pipe, and switches as well as operation of the blower. D. Ranges, Cooktops, and Ovens Comments: The inspection of the range, oven, cooktops, covers the knobs, elements, drip pans, handles, glass panels, lights or light covers, and other parts. E. Microwave Ovens Comments: The inspection of the microwave cooking equipment covers the knobs, handles, glass panels, door, and seals. F. Mechanical Exhaust Vents and Bathroom Heaters Comments: The inspection will cover the operation of the unit, observing sound, speed and vibration level. G. Garage Door Operators Comments: The inspection will cover the condition of the main unit, operate the unit if possible, and inspect the systems safety features. Pressure safety switch and sensors are tested. Not Present : H. Dryer Exhaust Systems Comments: The inspection will cover the condition of the dryer exhaust. Page 38 of 39 REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Report Identification: 4901 Ridge Oak Dr, Austin, TX 78731 - February 21, 2025 I=Inspected NI=Not Inspected NP=Not Present D=Deficient I NI NP D REI 7-6 (8/9/2021) Promulgated by the Texas Real Estate Commission ● (512) 936-3000 ● www.trec.texas.gov Page 39 of 39