08.3 - 811 E Riverside Dr - Inspection Report — original pdf

Backup

HOME INSPECTION REPORT 811 E Riverside Dr Austin, TX 78704 Inspection Date: 3/13/2025 Prepared For: Ivan Marin Prepared By: Jaquess Family LLC, dba A-Pro Home Inspection Services 501 Skyforest Drive www.AProAustin.com San Antonio, TX 78232 512-200-7250 jayjaquess@a-pro.net Report Number: 030825 Inspector: Dustin Hogberg TREC PI License 25654 PROPERTY INSPECTION REPORT FORM Ivan Marin Name of Client 811 E Riverside Dr, Austin, TX 78704 Address of Inspected Property Dustin Hogberg Name of Inspector Name of Sponsor (if applicable) 3/13/2025 10:00 AM Date of Inspection P I TREC #25654 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 carried out (indicated above). Only those items specifically noted as being inspected in 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. REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov • 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. NOTICE CONCERN ING 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. • • malfunctioning or lack of fire safety features such as smoke alarms, fire-rated doors in certain locations, and functional ordinary glass in locations where modern construction techniques call for safety glass. 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 COMMISSION AND MAY 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 Page 3 of 36 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 ADDITIONAL INFORMATION PROVIDED BY INSPECTOR TABLE OF CONTENTS THE HOUSE IN PERSPECTIVE ............................................................................................................................................ 5 FOUNDATION LEVEL SURVEY™ ......................................................................................................................................... 6 I. STRUCTURAL ..................................................................................................................................................................... 7 II. ELECTRICAL .................................................................................................................................................................... 21 III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS .................................................................................. 25 IV. PLUMBING ...................................................................................................................................................................... 27 V. APPLIANCES ................................................................................................................................................................... 30 VI. OPTIONAL SYSTEMS .................................................................................................................................................... 32 BACKUP ................................................................................................................................................................................ 33 DATA PLATES ...................................................................................................................................................................... 34 REPORT SUMMARY ............................................................................................................................................................ 36 Page 4 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 ADDITIONAL INFORMATION PROVIDED BY INSPECTOR THE HOUSE IN PERSPECTIVE This is a well-built one hundred thirteen-year-old home. Some of the systems of the home are aging and will require updating over time. As with all homes, ongoing maintenance is also required. Despite the older systems, the improvements that are recommended in this report are not considered unusual for a home of this age and location. Please remember that there is no such thing as a perfect home. NOTE: For the purpose of this report, it is assumed that the house faces the south. Pictures contained within this report are for example purposes only and should not be considered location specific. WEATHER CONDITIONS Dry weather conditions prevailed at the time of the inspection. RECENT WEATHER CONDITIONS Weather conditions leading up to the inspection have been relatively dry. PERSONS ATTENDING INSPECTION Dustin Hogberg Tony Costilla NOTE: No moisture and/or Indoor Air Quality (IAQ) tests were performed as they are beyond the scope of the inspection performed on this date. It should also be noted that various fungi, molds, and the mildew flourish in such an environment provided by moist and/or water damaged conditions. A growing concern of many to date includes the adverse effect on indoor Air Quality and the potential for inherent hazards with some immune compromised individuals. If a comment is made concerning (past and/or present) moisture intrusion, plumbing leaks, roof leaks, or any type of moisture damage, you are advised to contact a specialist to make further inspections and/or testing and to seek estimated cost of remediation prior to purchaser of this property. INACCESSIBLE OR OBSTRUCTED AREAS Floors Walls Garage Areas Vegetation Behind/Under Furniture or Stored Items Attic Roof Insulated Areas Plumbing Electrical Components HVAC Components NOTICE: This report is paid for by and prepared for the client named above. This report is not valid without the signed inspection agreement and is not transferable. Major Concern: Denotes an improvement recommendation that is uncommon for a building of this age or location and /or that needs immediate repair or replacement. Safety Issue: Denotes an observation or recommendation that is considered an immediate safety concern. Improve: Denotes a typical improvement recommendation that is common for a building of this age and location that should be anticipated or budgeted for over the short term. Monitor: Denotes an area where further investigation by a specialized licensed contractor and/or monitoring is needed. Repairs may be necessary or desired. During the inspection, there was insufficient information, or the observation was beyond the scope of the inspection. Improvements cannot be made until further investigation or observations are made. Page 5 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 ADDITIONAL INFORMATION PROVIDED BY INSPECTOR FOUNDATION LEVEL SURVEY™ North Side of Home Drawing Not to Scale 811 E Riverside Dr Austin, TX 78704 2.6" Overall Foundation Elevation Differential Observed March 13, 2025 Note: The Foundation Level Survey is conducted using a Digital Altimeter with accuracy within 2 tenths of an inch. Home inspection guidelines require Inspectors to evaluate the foundation by inspection and observation and type, then give an opinion about the performance of the foundation based on gathered data from that inspection. A Foundation Level Survey is a tool to help the inspector make such a decision. The inspector is not acting as an engineer or attempting to give an engineer analysis. The Inspector is able to use gathered data by using tools available and knowledge to render an opinion on foundation performance. Page 6 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D I. STRUCTURAL A. Foundations Type of Foundation(s): Pier and Beam Comments: Crawl Space Insulation: Spray Foam insulated Crawl Space Ventilation: Exterior Wall Vents Method of inspection: Visual inspection of exterior, garage, and a FOUNDATION LEVEL SURVEY™ The foundation is performing as intended. See additional comments below. A foundation elevation differential of 2.6 inches was recorded on the main structure (refer to the FOUNDATION LEVEL SURVEY™). This is considered within the normal limits. No major defects were observed in the accessible structural components of the house. The building exhibits no evidence of substantial structural movement. B. Grading and Drainage Comments: Gutters and Downspouts: Galvanized Steel, Downspouts discharge above grade The Grading and drainage appeared adequate at the time of inspection. C. Roof Covering Materials Types of Roof Covering: Asphalt Viewed From: Walked on Roof Comments: Flashings: Metal Valley & Wall, Metal Drip Edge, Metal Pipe Vents Skylights: Curb Mounted Improve: Exposed nail heads were observed at both sides of the skylight flashing. To prevent potential water intrusion and deterioration, sealing the nail heads with an appropriate sealant is recommended. Improve: The exposed nail head was noticed on the flashing on the overhang on the Westside. This creates potential for water penetration leading to premature corrosion of the nail and potential Page 7 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D leaks over time. It is advisable to seal the exposed nail head to prevent any potential water intrusion and rusting. Improve: Debris should be removed from the roof, clogged rain gutters were also noted and should be cleared from debris, recommend improvements. Monitor: Generally speaking, the roof is performing as intended and is in good condition. Typical maintenance should be performed on a regular basis; Including but not limited to, sealing roof penetrations and seams. See Photos on the next page. Page 8 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Monitor: Overhanging tree branches were observed above the roof. Recommend monitoring the area for further wear and addressing any signs of deterioration as needed. See Photo on the next page. Page 9 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D As prescribed in the inspection authorization and agreement, this is a visual inspection only. Roofing life expectancies can vary depending on several factors. This assessment of the roof does not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice buildup, etc. TREC LIMITATIONS: The inspector is not required to do the following: (1) determine the remaining life expectancy of the roof covering; or (2) Inspect the roof from the roof level if the inspector reasonably determines that the inspector cannot safely stay on the roof or that damage to the roof or roof covering may result from walking on the roof. D. Roof Structures and Attics Viewed From: Entered attic and performed a visual inspection. Approximate Average Depth of Insulation: 10" Comments: Attic Insulation: Fiberglass Bats, Loose Fill Cellulose ROOF STRUCTURE: The roof structure appeared to be in good condition. ATTIC INSULATION/VENTILATION: Insulation levels and ventilation are typical for a home of this age and construction. Insulation was noted to be nearing ten inches, at this level more insulation may be desirable. Improve: The attic access in the northeast closet consists of a loose piece of plywood rather than a properly sealed panel, which can contribute to energy loss and reduced insulation effectiveness. Additionally, the ceiling access in the other room does not fully close, further impacting energy efficiency. It is recommended to install a properly fitted and sealed access panel in the northeast closet and adjust or repair the ceiling access to ensure a complete seal and prevent air leakage. See Photos on the next page. Page 10 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Improve: The attic access hatch should be insulated. Monitor: The insulation observed in the small closet access appears to have been installed with the vapor barrier upside-down. More insulation in this area may be desirable. E. Walls (Interior and Exterior) Comments: Wall and Ceiling Finishes: Drywall/Plaster, Paneling, Wood Wall Cladding: Wood Siding Soffit, Eaves and Fascia: Wood Window/Door Frames and Trim: Wood Page 11 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D INTERIOR WALLS On the whole, the interior finishes of the home are considered to be in average condition. Typical flaws were observed in some areas. BATHROOM COUNTERS Improve: The bathroom counter is separating from the wall, which may indicate improper installation or settling. This gap could allow water intrusion, potentially leading to further damage. Recommend securing the counter properly and sealing any gaps to prevent moisture penetration and ensure stability. EXTERIOR WALLS Generally speaking, the exterior of the home is in good condition. Improve: Localized rot was observed in the rake board. Painting and caulking are recommended to prevent rot spread. Improve: Localized rot was observed at the soffit (the underside of the eaves). Improvement is not considered necessary at present, although this condition should be monitored. See Photo on the next page. Page 12 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Improve: Vegetation growing on or within 6 inches of exterior walls should be kept trimmed away from siding, window trims, and the eaves. Improve: Sealing penetration openings in the exterior veneer, at door and window trim seams, vents, around all electrical panels, disconnects and fixtures is recommended. TREC LIMITATIONS: The inspector is not required to do the following: (1) Determine the condition of wall coverings unless such conditions affect structural performance or indicate water penetration. (2) Report obvious damage to wall coverings. (3) Determine the condition of paints, stains, and other surface coatings. (4) Determine condition of cabinets. (5) Determine the presence of, or extent or type of, insulation or vapor barriers in exterior walls. Page 13 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D F. Ceilings and Floors Comments: Floor Surfaces: Wood, Tile, Carpet, Linoleum CEILINGS On the whole, the ceiling finishes of the home are in average condition. Typical hairline cracks were noted in some areas and should be monitored accordingly. Monitor: Typical drywall flaws (nail pops, corner bead cracks, tape flaws) were observed in various locations. FLOORS The floors are generally in average condition. Improve: Damaged flooring was noted in the bathroom upstairs. Page 14 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Monitor: Minor unevenness was observed in the floor structure. This condition is common. It may be the result of the materials, framing design, installation methods and aging of the building. TREC LIMITATIONS: The inspector is not required to do the following: (1) determine the condition of floor and ceiling coverings unless such conditions affect structural performance or indicate water penetration. (2) report obvious damage to floor and ceiling coverings. (3) determine the condition of paints, stains, and other surface coatings G. Doors (Interior and Exterior) Comments: The majority of the doors are average quality units. Improve: The double doors in the living room are difficult to open and appear to be stuck, indicating the need for general adjustments and repairs. Proper alignment and functionality should be restored to ensure smooth operation and prevent further wear or damage. Recommend evaluation and necessary adjustments to improve usability. Improve: Ghosting doors were noted in various locations. This means when a door swings open or closes by itself. The typical cause for this is the door jamb is out of plumb due to some structural movement, which is typical of most homes. Recommend repairs as needed. Improve: Damaged or non-functional door hardware at the bathroom door upstairs should be improved. See Photo on the next page. Page 15 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Improve: The deadbolt locks for the front and side doors do not operate properly. Improvements are recommended. Improve: The missing door hardware in the retreat should be installed. Improve: The closet door upstairs does not close/latch properly. See Photo on the next page. Page 16 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D TREC LIMITATIONS: The inspector is not required to do the following: (1) report the condition or presence of storm doors, awnings, shutters or security devices or systems. (2) determine the condition of paints stains or other surface coatings H. Windows Comments: The windows are an aging system but are considered good-quality units. However, they have lacked some maintenance. While they were functional at the time of inspection, routine upkeep is recommended to ensure their longevity and proper operation. This includes cleaning and lubricating the window tracks, inspecting and sealing any gaps or deteriorated weather stripping, and monitoring for signs of moisture intrusion or frame deterioration. Regular maintenance will help preserve functionality and energy efficiency. Improve: The windows throughout the downstairs are noticeably stiff and more difficult to open compared to others in the home. This may indicate issues such as paint buildup, swollen frames, or worn hardware. Recommend further evaluation and necessary repairs to ensure proper functionality and ease of operation. Improve: The rope sashes on windows throughout the home are detached, frayed, or damaged, which may impact the functionality of the windows. Repair or replacement is recommended to restore proper operation. See Photos on the next page. Page 17 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Monitor: A window is cracked in the east bedroom upstairs. Improvement is not a high priority. TREC LIMITATIONS: The inspector is not required to do the following: (1) Report on the condition or presence of storm windows, awnings, shutters or security devices or systems. (2) Determine the condition of paints, stains, or other surface coatings. I. Stairways (Interior and Exterior) Comments: The stairway was in good condition at the time of the inspection. Safety Issue: For improved safety, rail ends should terminate into the walls. See Photo on the next page. Page 18 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D J. Fireplaces and Chimneys Comments: Safety Issue: The rear wall of the fireplace firebox should be repaired for improved safety. Improve: The fireplace chimney should be repaired, inspected, and cleaned by a qualified professional prior to operation. Monitor: Rust was noted in the chimney cap. The adequacy of the fireplace draw cannot be determined during a visual inspection. Page 19 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D TREC LIMITATIONS: The inspector is not required to do the following: The inspector is not required to determine the adequacy of the drafts or perform a smoke test. K. Porches, Balconies, Decks, and Carports Comments: A licensed contractor should be consulted to undertake the improvements recommended below. The patio and porch were in good condition at the time of inspection. DECK Improve: The deck joists extend beyond the length of the ledger board, preventing the use of all fasteners in the structural hardware. All fasteners should be installed per manufacturer instructions. Note that only specific fasteners are approved for this application. This may impact the overall stability and load distribution of the deck. Recommend evaluation by a qualified professional to determine appropriate corrective measures for proper structural support. Improve: The deck in front of the home shows evidence of rot. Page 20 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D II. ELECTRICAL A. Service Entrance and Panels Comments: Size of Electric Service: 120/240 Volt Main Service Service Entrance Wires: Overhead Main Disconnect: Breakers Service Ground: Copper Main Distribution Panel: Breakers SERVICE / ENTRANCE Improve: Tree limbs should be cut back from the electrical service entrance wires. MAIN PANEL Photo Record: The electrical panels were inspected. The breakers appeared to properly sized, no evidence of arcing and the wires were properly attached and secured. TREC LIMITATIONS: The inspector is not required to do the following: (1) Determine service capacity, amperage or voltage or the capacity of the electrical system relative to present or future use. (2) Determine the insurability of the property. (3) Conduct voltage drop calculations; or (4) Determine the accuracy of breaker labeling. B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper Page 21 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Comments: Receptacles: Grounded and Ungrounded Ground Fault Circuit Interrupter: Kitchen, Laundry Room, Exterior Arc Fault Circuit Interrupters: Service Panel (Smoke Detectors) In addition to engaging a licensed electrician to improve the areas listed below, it is recommended that electrical components and connections be further investigated. Additional defects may be concealed from view. Unsafe electrical conditions represent a shock hazard. Substantial updating may be required. LIGHTS Safety Issue: Metal pull chains were noted in various locations. Installation of an insulator at the bottom is recommended to reduce the chance of shock. Improve: The globe is missing or damaged at the light fixtures upstairs. DISTRIBUTION WIRING Safety Issue: Improper electrical connections should be improved. All electrical connections should be made inside junction boxes or rated enclosures and fitted with cover plates. See Photo on the next page. Page 22 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D CEILING FANS Improve: The ceiling fan in the upstairs west bedroom is damaged. The light fixture is hanging by its wires, and the glass globe is missing. OUTLETS Improve: Multiple outlets throughout the home were found to have open grounds, which pose a potential safety hazard. Ungrounded electrical systems increase the risk of electrical shock and equipment damage. A qualified electrician should evaluate and repair the wiring to ensure proper grounding and compliance with safety standards. Page 23 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D DISCRETIONARY ELECTRICAL IMPROVEMENTS Monitor: The installation of ground fault circuit interrupter (GFCI) devices is advisable at some bathroom outlets. A ground fault circuit interrupter (GFCI) offers protection from shock or electrocution. Page 24 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type of Systems: Heat Pump, Central Forced Air System Energy Sources: Gas, Electricity Comments: Heat Distribution Methods: Rigid and Flexible duct Operating Controls: Wall Thermostat Chimneys / Flues / Vents: B-Vent The heating equipment was performing as intended and producing warm air on demand. The system responded properly to operating controls at the time of inspection. TREC LIMITATIONS: The inspector is not required to do the following: (1) Inspect accessories such as humidifiers, air purifiers, motorized dampers, heat reclaimers, electronic air filters, or wood burning stoves. (2) Determine the efficiency or adequacy of a system. (3) Program digital-type thermostats or controls; or (4) Operate radiant heaters, steam heat systems or unvented gas fired heating appliances. B. Cooling Equipment Type of Systems: Air Cooled Central Air, Mini Split Outdoor Unit Comments: Energy Source: Electricity Distribution Methods: Rigid and Flexible Ductwork Upon testing in the air conditioning mode, a normal temperature drop across the evaporator coil was observed. This suggests that the system is operating properly. Type of System: Central Forced Air System Comments: UNIT 1 Energy source: Electricity Return: º F Supply: º F Differential: º F (expected temperature drop: 15-22º F) Improve: Insulation is recommended for the condensate line. Page 25 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D TREC LIMITATIONS: The inspector is not required to do the following: (1) Determine the efficiency, adequacy, or capacity of the systems. (2) Determine the uniformity of the supply of conditioned air to the various parts of the structure. (3) Determine the types of materials contained in insulation, wrapping of pipes, ducts, jackets, boilers, and wiring. (4) Operate venting systems unless ambient temperatures or other circumstances, in the reasonable opinion of the inspector, are conducive to safe operation without damage to the equipment; or (5) Operate a unit outside its normal operating range as reasonably determined by the inspector. C. Duct Systems, Chases, and Vents Comments: The available duct appeared to be in good condition and properly supported. SUPPLY AIR DUCTWORK Improve: There are abandoned supply vents present upstairs. Ideally, these vents should be properly closed off to help improve HVAC efficiency by preventing air loss, ensuring proper airflow distribution, and reducing energy costs. TREC LIMITATIONS: The inspector is not required to do the following: (1) determine the efficiency, adequacy, or capacity of the systems. (2) determine the uniformity of the supply of conditioned air to the various parts of the structure. (3) determine the types of materials contained in insulation, wrapping of pipes, ducts, jackets, boilers, and wiring. (4) operate venting systems unless ambient temperatures or other circumstances, in the reasonable opinion of the inspector, are conducive to safe operation without damage to the equipment; or (5) operate a unit outside its normal operating range as reasonably determined by the inspector. Page 26 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D IV. PLUMBING A. Plumbing Supply, Distribution Systems and Fixtures Location of water meter: Front yard Location of main water supply valve: At Water Meter Static water pressure reading: 60# psi. Type of supply piping material: Copper Comments: Water Supply Source: Public Water Supply Service Pipe to House: Not Visible The plumbing system is generally in good condition. TOILETS Improve: The toilet handle does not return to its original position after flushing and must be manually pulled back up to stop the water flow. This may indicate a worn or misaligned flush handle or internal components. Recommend adjusting or replacing the handle mechanism to ensure proper operation and prevent potential water waste. SHOWERS Improve: A leaky shower head was noted in the master bathroom. SINKS Improve: The drain stoppers in all bathrooms were difficult to engage. See Photo on the next page. Page 27 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D TREC LIMITATIONS: The inspector is not required to do the following: (1) Operate any main branch or shut off valves. (2) Inspect any system that has been shut down or otherwise secured. (3) Inspect any components that are not visible or accessible. (4) Inspect any exterior plumbing components such as water mains, private sewer systems, water wells, sprinkler systems or swimming pools. (5) Inspect fire sprinkler systems. (6) Inspect the quality or the volume of well water. (7) Determine the potability of any water supply. (8) Inspect water conditioning-equipment, such as softeners or filter systems. (9) Inspect solar water heating systems. (10) Determine the effectiveness of anti-siphon devices on appropriate fixtures or systems. (11) Operate free-standing appliances. (12) Inspect private water supply systems, swimming pools, or pressure tanks. (13) Inspect the gas supply system for leaks. B. Drains, Wastes, and Vents Type of drain piping material: PVC Comments: Waste System: Public Sewer System The visually available DWV system appeared to be in good condition at the time of the inspection. If additional concerns exist, a further in-depth inspection of the DWV system by a qualified plumber is recommended. C. Water Heating Equipment Energy Sources: Gas Capacity: 40 gallons Comments: Manufacturer Water Heater: Whirlpool The water heater was functional at the time of inspection. Water heaters have typical life expectancy of 7 to 12 years. Monitor: The water heater is an older unit that may be approaching the end of its useful life. It would be wise to budget for a new unit. One cannot predict with certainty when replacement will become necessary. See Photo on the next page. Page 28 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D D. Hydro-Massage Therapy Equipment Comments: E. Gas Distribution Systems and Gas Appliances Location of gas meter: Rear of House Type of gas distribution piping material: Black Pipe Comments: Gas Valve Location: At Meter Gas lines inspected at appliances and unions where available. Safety Issue: The unused gas pipe in the bathroom downstairs should be properly capped. A shutoff valve is not sufficient for this task. Page 29 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D A. Dishwashers V. APPLIANCES Comments: The dishwasher was performing as intended at the time of the inspection. B. Food Waste Disposers Comments: The food waste disposer was functioning properly at the time of inspection. C. Range Hood and Exhaust Systems Comments: The kitchen exhaust fan was working properly at the time of inspection. D. Ranges, Cooktops, and Ovens Comments: The thermostat temperature setting for the oven was found to be in the acceptable range of within 25 degrees of the test temperature of 350 degrees when measured by a digital thermometer. Improve: A burner on the gas range is inoperative. TREC LIMITATIONS: The inspector is not required to do the following: (1) Operate or determine the condition of other auxiliary components of inspected items; or (2) inspect self-cleaning functions. E. Microwave Ovens Comments: The microwave was working properly at the time of inspection. F. Mechanical Exhaust Vents and Bathroom Heaters Comments: G. Garage Door Operators Comments: H. Dryer Exhaust Systems Comments: There were no issues noted with the dryer exhaust system. Regular cleaning and maintenance is recommended to maintain clear air flow. I. Doorbell Page 30 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Comments: The doorbell was working properly at the time of inspection. Page 31 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D VI. OPTIONAL SYSTEMS A. Landscape Irrigation (Sprinkler) Systems Comments: B. Swimming Pools, Spas, Hot Tubs, and Equipment Type of Construction: Comments: Inspection of the pool and spa is outside the scope of inspection. C. Outbuildings Comments: D. Private Water Wells (A coliform analysis is recommended.) Type of Pump: Type of Storage Equipment: Comments: E. Private Sewage Disposal Systems Type of System: Location of Drain Field: Comments: F. Other Built-in Appliances Comments: G. Other Comments: Page 32 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D BACKUP Photo 1: Heating Equipment Functional Photo 2: Limitations: No Batteries Mini Split West bedroom not Tested. Photo 3: AC Temperature Differential Acceptable Photo 4: Pictures: Bolts in Decking Photo 5: AC Temperature Differential Acceptable Page 33 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D DATA PLATES Photo 6: Cooling Equipment Photo 7: Cooling Equipment Photo 8: Cooling Equipment Photo 9: Microwave Ovens Photo 10: Dishwashers Photo 11: Water Heating Equipment Page 34 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 I=Inspected NI=Not Inspected NP=Not Present D=Deficiency I NI NP D Photo 12: Heating Equipment Photo 13: Cooling Equipment Page 35 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 ADDITIONAL INFORMATION PROVIDED BY INSPECTOR REPORT SUMMARY The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term. Other significant improvements, outside the scope of this inspection, may also be necessary. Please refer to the body of this report for further details on these and other recommendations. For your convenience, the following conventions have been used in this summary addendum. Major Concern: Denotes an improvement recommendation that is uncommon for a building of this age or location and /or that needs immediate repair or replacement. Safety Issue: Denotes an observation or recommendation that is considered an immediate safety concern. Improve: Denotes a typical improvement recommendation that is common for a building of this age and location that should be anticipated or budgeted for over the short term. Monitor: Denotes an area where further investigation by a specialized licensed contractor and/or monitoring is needed. Repairs may be necessary or desired. During the inspection, there was insufficient information, or the observation was beyond the scope of the inspection. Improvements cannot be made until further investigation or observations are made. SAFETY ISSUE Gas Piping • Safety Issue: The unused gas pipe in the bathroom downstairs should be properly capped. A shutoff valve is not sufficient for this task. Distribution Wiring • Safety Issue: Improper electrical connections should be improved. All electrical connections should be made inside junction boxes or rated enclosures and fitted with cover plates. Lights • Safety Issue: Metal pull chains were noted in various locations. Installation of an insulator at the bottom is recommended to reduce the chance of shock. Stairways • Safety Issue: For improved safety, rail ends should terminate into the walls. Masonry Fireplace • Safety Issue: The rear wall of the fireplace firebox should be repaired for improved safety. IMPROVE Attic and Roof • Improve: The attic access in the northeast closet consists of a loose piece of plywood rather than a properly sealed panel, which can contribute to energy loss and reduced insulation effectiveness. Additionally, the ceiling access in the other room does not fully close, further impacting energy efficiency. It is recommended to install a properly fitted and sealed access panel in the northeast closet and adjust or repair the ceiling access to ensure a complete seal and prevent air leakage. Gas Range • Improve: A burner on the gas range is inoperative. Flashings • Improve: The exposed nail head was noticed on the flashing on the overhang on the Westside. This creates potential for water penetration leading to premature corrosion of the nail and potential leaks over time. It is advisable to seal the exposed nail head to prevent any potential water intrusion and rusting. Windows Page 36 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov Report Identification: 811 E Riverside Dr, Austin, TX 78704 • Improve: The rope sashes on windows throughout the home are detached, frayed, or damaged, which may impact the functionality of the windows. Repair or replacement is recommended to restore proper operation. Outlets • Improve: Multiple outlets throughout the home were found to have open grounds, which pose a potential safety hazard. Ungrounded electrical systems increase the risk of electrical shock and equipment damage. A qualified electrician should evaluate and repair the wiring to ensure proper grounding and compliance with safety standards. Bathroom Counters • Improve: The bathroom counter is separating from the wall, which may indicate improper installation or settling. This gap could allow water intrusion, potentially leading to further damage. Recommend securing the counter properly and sealing any gaps to prevent moisture penetration and ensure stability. Deck • • Improve: The deck in front of the home shows evidence of rot. Improve: The deck joists extend beyond the length of the ledger board, preventing the use of all fasteners in the structural hardware. All fasteners should be installed per manufacturer instructions. Note that only specific fasteners are approved for this application. This may impact the overall stability and load distribution of the deck. Recommend evaluation by a qualified professional to determine appropriate corrective measures for proper structural support. MONITOR ITEMS Attic and Roof • Monitor: The insulation observed in the small closet access appears to have been installed with the vapor barrier upside-down. More insulation in this area may be desirable. Page 37 of 37 REI 7-6 (8/9/21) Promulgated by the Texas Real Estate Commission • (512) 936-3000 • www.trec.texas.gov