Property Inspection Report

J J Hruza, Home Inspections

14111 Bella Dr., Cypress, TX 77429

Phone: (713)419-1240 Fax: (281)955-9853 Email: jjhrc@sbcglobal.net

PROPERTY INSPECTION REPORT

Report #:

JJH20050708

Prepared For:

new home

(Name o f Client)

Concerning:

Montgomery, TX 77356

(Address o f Inspected Property)

By:

Joseph J Hruza, #7520

07/27/2005

(Name and License Number o f Inspector)

(Date)

The inspection of the property listed above must be performed in compliance with the rules of the Texas Real Estate
Commission (TREC).
The inspection is of conditions which are present and visible at the time of the inspection, and all of the equipment
is operated in normal modes. The inspector must indicate which items are in need of repair or are not functioning
and will report on all applicable items required by TREC rules.
This report is intended to provide you with information concerning the condition of the property at the time of
inspection. Please read the report carefully. If any item is unclear, you should request the inspector to provide
clarification.
It is recommended that you obtain as much history as is available concerning this property. This historical
information may include copies of any seller's disclosures, previous inspection or engineering reports, reports
performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers.
You should attempt to determine whether repairs, renovation, remodeling, additions or other such activities have
taken place at this property.
Property conditions change with time and use. Since this report is provided for the specific benefit of the client(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.

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR

Present at Inspection:

Buyer, Selling Agent, Listing Agent

Building Status

Vacant

Weather Conditions:

Fair/cloudy outside temperature 94 degrees F

Utilities On:

Water and electric yes - gas no

Special Notes::

INACCESSIBLE OR OBSTRUCTED AREAS

Sub Flooring

Floors Covered
Plumbing Areas - Only Visible Plumbing Inspected

Attic Space is Limited - Viewed from Accessible Areas

Mold/Mildew investigations are NOT included with this report, it is beyond the scope of this inspection at the

present time. Any reference of water intrusion, is recommended that a professional investigation be obtained.

NOTICE: THIS REPORT IS PAID FOR BY AND PREPARED FOR THE CLIENT NAMED ABOVE.

IMPORTANT LIMITATIONS AND DISCLAIMERS

This Inspection Report reports only on the items listed and only on the present condition of those items. This
Report reflects only if the items inspected are observed to be "operable" or "inoperable" at the time of inspection,
that is whether such items at this time are observed to serve the purpose for which they are ordinarily intended. This
Report reflects only those items that are reasonably observable at the time of inspection. NO REPRESENTATION
OR COMMENT is made concerning any latent defect or defects not reasonably observable at the time of the
inspection or of items which require the removal of major or permanent coverings. For example, but without
limitation, recent repairs, painting or covering may conceal prior or present leak damage which is not reasonably
observable by the inspector and no representation or comment can be made. NO REPRESENTATION IS MADE

Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 o r
(512) 459-6544 (http:\\www.trec.state.tx.us). REI 7A-0

Page 1 of 1 7

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR

(Continued from Previous Page)

CONCERNING ANY OTHER CONDITION OR THE FUTURE PERFORMANCE OF ANY ITEM. NO
REPRESENTATION IS MADE AS TO ITEMS NOT SPECIFICALLY COMMENTED UPON. ALL WARRANTIES,
EXPRESSED OR IMPLIED, NOT SPECIFICALLY STATED HEREIN ARE EXCLUDED AND DISCLAIMED. If a
comment is made concerning the condition of any item, the Buyer is URGED to contact a qualified SPECIALIST to
make further inspections or evaluations of that item. Buyer must notify J. J. Hruza, Home Inspections, in writing of
any complaints within the seven (7) days of the date of inspection and must thereafter allow prompt reinspection of
the item complained of, otherwise, all claims for damages arising out of such complaint are waived by Buyer. If
Buyer institutes any legal action concerning this inspection, and fails to prevail on all of the causes of the action
alleged, Buyer shall be liable to J. J. Hruza, Home Inspections for all of its attorneys fees incurred in such action.
Actual damages for any breach of contract or warranty, negligence or otherwise are limited to the amount of the
inspection fee paid. Buyer, by excepting this Report or relying upon it in anyway, expressly agrees to these
Limitations and Disclaimers.
For more information concerning your rights, contact the Consumer Protection Division of the Attorney Generals
Office, your local District or County Attorney, or the attorney of your choice.
If a dispute arises out of or related to independent inspectors performance and,if said dispute cannot be settled
between the parties to this inspection by state standards themselves, the parties hereto hereby agree to settle the
dispute by Binding Arbitration according to the Commercial Arbitration Rules of the American Arbitration
Association, and judgment upon the award rendered by the arbitrator(s) may be entered in any event having
jurisdiction thereof. The parties hereto further agree that a dispute submitted to one or their arbitrator(s), at either
party's option, selected from the panels of arbitrators of the American Arbitration Association. All requests for
arbitration shall be submitted to the Dallas Office of the American Arbitration Association and all arbitration
administration costs shall be borne equally by the parties to the dispute.

This inspection is not a warranty or guarantee. This inspection is essentially visual, it is not technically exhaustive,
and it does not imply that every defect will be discovered. It is only a statement of operation and/or condition as of
and on this date.

Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 o r
(512) 459-6544 (http:\\www.trec.state.tx.us). REI 7A-0

Page 2 of 1 7

Report Identification:

Page 3 of 17

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.

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

I. STRUCTURAL SYSTEMS

þ ¨ ¨ ¨

A. Foundations (If all crawl space areas are not inspected, provide an explanation.)

Comments (An opinion on performance is mandatory.):

In the professional opinion of the inspector, the foundation appears to be performing it's

intended function at the time of the inspection

I recommend that you visit the following web site www.houston-slab-foundations.info this

web site will provide you with general information about slab on grade information in the
Greater Houston area that is not readily available elsewhere.

Performance Opinion:
Note: Weather conditions, drainage, leakage, and other adverse factors are able to effect structures
and differential movements are likely to occur. The inspectors opinion is based on visual
observations of accessible and unobstructed areas of the structure at the time of the inspection.
Future performance of the structure cannot be predicted or warranted.

SUGGESTED FOUNDATION MAINTENANCE & CARE - Proper drainage and moisture maintenance
to all types of foundations due to the expansive nature of the area load bearing soils. Drainage must
be directed away from all sides of the foundation with grade slopes. In most cases, floor coverings
and/or stored articles prevent recognition of signs of settlement - cracking in all but the most severe
cases. It is important to note, this was not a structural engineering survey nor was any specialized
testing done of any sub-slab plumbing systems during this limited visual inspection as these are
specialized processes requiring excavation. In the event that structural movement is noted, client is
advised to consult with a Structural Engineer who can isolate and identify causes and determine what
corrective steps, if any, should be considered to either correct and/or stop structural movement.

þ ¨ ¨ ¨

B. Grading & D r a i n a g e

Comments:

þ ¨ ¨ þ

C. Roof Covering (If the roof is inaccessible, report the method used to i n s p e c t . )

Comments:

Type(s):

Composition Shingles

Point of observation:

From on roof.

repair:

Observed several ding's and small gouges in the shingles sporadically over the roof.

repair:

Observed damaged shingles.

Report Identification:

Page 5 of 17

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

repair:

The exposed nails on the ridge and hip caps are not sealed.

þ ¨ ¨ þ

D. Roof Structure and Attic (If the attic is inaccessible, report the method used to i n s p e c t . )

Comments:

Point o f Observation: Entered Attic Area

repair:

The disappearing stairs are not properly installed.

repair:

The size of the ridge board and purlins and the spacing of the ridge and purlin braces

are not according to current building standards.
repair:

Inadequate roof support, purlins require bracing at 48" on center.

repair:

Observed loose/fallen vertical insulation.Needs to be reinstalled and secured.

repair:

Walk way installed to equipment in attic needs to be completed and insulation

removed from boards.There is one board that appears to continuous next to the stairs going to
the front most furnace. It does not and is a safety hazard.

Report Identification:

Page 6 of 17

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

þ ¨ ¨ þ

E. Walls (Interior and E x t e r i o r )

Comments:

Interior Walls:
repair:

The gas lines protruding from the wall need to be removed or repaired.

Exterior Walls type(s): Stucco, Cement Board

repair:

There still is separation in the flashing on the left side of the building along the joint

where the two units meet. This needs to be properly sealed .

repair:

Pipe need to be sealed where it exits the wall. Also the siding has a chip out at the

bottom.The hose bib a little further to the right of this pipe at the entrance area also needs to
be sealed. A/C emergency drain pipe up by the octagon windows needs to be sealed.

repair:

The trim board across the rear of the building below the second floor deck needs to be

fastened, using spacers to maintain the integrity of the drip edge.

Report Identification:

Page 7 of 17

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

Interior Steps, Railings, Stairways and Balconies

repair:

Hand railing not at proper height.

repair:

Hand railing is not terminated properly.

Note:

This photo shows the proper termination for the end of a hand rail.

þ ¨ ¨ ¨

Ceilings and Floors

Comments:

repair:

The A/C register or ceiling light in the master closet needs to be moved. Then the

ceiling will need to be repaired.

þ ¨ ¨ þ

Doors (Interior and Exterior)

Comments:

Interior Doors
repair:

All of the closet bi-fold doors throughout the building are missing the lower alignment

hardware. Also several need adjusting both for height and reveals.
repair:

The entrance door to the second floor front left bedroom dor hinge pin needs to

properly installed
repair:

The middle hinges are missing from all of the master bath room doors.

Report Identification:

Page 8 of 17

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

repair:

The middle hinge pin is missing on the upper left bedroom door.

Exterior Doors
repair:

Poor workmanship observed on the installation of all exterior doors. The problems

listed below are consistent with all exterior twin ( or double door) units and many are related to
the front door as well as the door from the living area to the garage. Note, recommend
evaluation and repairs by a qualified carpenter.
1. The holes in the hinges ( where the 3" screws were installed) need to be cleaned out and
the screws set flush with the surface of the hinges.
2. The units are out of square.
3. The locks are misaligned with the striker plates. Lock to operate properly. Or the strikes are
not properly installed.
4. The thresholds are still not secured at all or have a poorly fitted boards installed under
them.
5. The weather stripping does not seal properly.

Report Identification:

Page 9 of 17

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

þ ¨ ¨ þ

Windows

Comments:

repair:

There is a cracked window pane in the

in the third story room.

repair:

The

windows are difficult to open, close and lock in the third story room.

repair:

Third story room, screens need to be reinstalled.

þ ¨ ¨ þ

Fireplace/Chimney

Comments:

Type of Fireplace:

Factory

Note:

Will send follow up letter about the status ASAP

þ ¨ ¨ þ

Porches, Decks and Carports (Attached)

Comments:

repair:

Poor workmanship observed on the framing completed thus far.Large gaps noted on

joints.

Report Identification:

Page 10 of 17

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

repair:

The deck needs to have extensions added to the joists and FHA (pressure blocks)

blocks installed (Minimum of 1.5" nailing surface, Double blocks if necessary). The nails
fastening the deck boards need to be electroplated or galvanized.

¨ ¨ þ ¨

Other

Comments:

II. ELECTRICAL SYSTEMS

þ ¨ ¨ ¨

Service Entrance and Panels

Comments:

Type of service: Underground
Cutler Hammer, 200 amp

þ ¨ ¨ þ

Branch Circuits - Connected Devices and Fixtures (Report as in need of repair the

lack of ground fault circuit protection where required.)

Comments:

Panel
repair:

Branch circuit wires are copper.

repair:

Panel is not labeled properly.

Switches and outlets
repair:

The master bathroom vanity, right sink, right side, mirrored cover plate is not properly

installed.
Ground Fault Circuit Interrupt (GFCI) Safety Protection

Kitchen:

Bathrooms:

Exterior:

Garage

A/C Unit:

repair:

The exterior GFIC cover plate by the A/C units needs to be sealed at the bottom.

repair:

The GFIC outlet by the front door is loose. Needs to be properly secured.

Electrical Fixtures
repair:

The dining room fixture has a broken porcelain insert.

Report Identification:

Page 11 of 17

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

repair:

Unable to verify all light fixtures off second floor balcony, missing light bulbs.

Smoke and Fire Alarms
Note:

Smoke alarms were not inspected

Other Electrical System Components
repair:

Numerous open electrical work boxes with low voltage wiring throughout the

house.And the d e c k s .

repair: The grey metallic liquid tight conduit needs to be extended farther into the roof j a c k .
repair:

The wiring to the A/C unit located on the right is not properly done. The unit on the left

in this photo is wired correctly. The grey pipe is metallic liquid tight conduit.

repair:

Observed wires up high in the attic that need to be properly fastened.And a open

junction b o x .

Report Identification:

Page 13 of 17

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

þ ¨ ¨ ¨

Ducts and V e n t s

Comments:

Type of Ducting:

Flex Ducting

IV. PLUMBING SYSTEM

þ ¨ ¨ þ

Water Supply System and Fixtures

Comments:

Water Source:

Public

Sewer Type:

Public

Bathtubs and Showers
repair:

The permanent stopper for the tub in the third floor bath.

repair:

The tub(third floor bath and second floor bath) enclosure caulking needs to be

completed.

repair:

The tub/shower faucets need to be sealed at the wall.

Commodes

repair:

Water level in the (first floor and master bath) toilet tank is too high.

repair:

The tank lid (first floor bath) does not fit properly on the toilet tank.

Report Identification:

Page 14 of 17

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

Washing Machine Connections
repair:

The connection on the washing machine over flow pan needs to be sealed.

repair:

The washer drain plug cap needs to be removed. Unable to test.

þ ¨ ¨ ¨

Drains, Wastes, V e n t s

Comments:

þ ¨ ¨ ¨

Water Heating Equipment (Report as in need of repair those conditions specifically

listed as recognized by TREC rules.)
Energy Source:

Comments:

repair: The emergency over flow pans has debris in them. They need to be cleaned.

þ ¨ ¨ þ

Hydro-Therapy Equipment

Comments:

repair:

Unable to verify the electrical connection due to no access panel.

V. APPLIANCES

þ ¨ ¨ ¨

Dishwasher

Comments:

þ ¨ ¨ ¨

Food Waste Disposer

Comments:

Report Identification:

Page 15 of 17

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

þ ¨ ¨ þ

Range H o o d

Comments:

repair:

The hood fan is of the self (interior ) venting type and requires a charcoal filter.

þ ¨ ¨ ¨

Ranges/Ovens/Cooktops

Comments:

repair:

Absence of anti-tilt device.

þ ¨ ¨ ¨

Microwave Cooking Equipment

Comments:

¨ ¨ þ ¨

Trash Compactor

Comments:

þ ¨ ¨ þ

Bathroom Exhaust Fans and/or Heaters

Comments:

repair:

The vent pipe in the attic has been crushed.

¨ ¨ þ ¨

Whole House Vacuum Systems

Comments:

þ ¨ ¨ þ

Garage Door Operators

Comments:

repair:

Auto safety reverse does not work - Safety Hazard.

þ ¨ ¨ ¨

Door Bell and Chimes

Comments:

þ ¨ ¨ ¨

Dryer V e n t s

Comments:

¨ ¨ þ ¨

Other Built-in Appliances

Comments:

Report Identification:

Page 16 of 17

Summary

Structural
1. Observed several ding's and small gouges in the shingles sporadically over the roof.
2. Observed damaged shingles.
3. Two of the mechanical roof jack were lowered? Not sure why. The metal collars need to be sealed.
4. Observed debris on roof from repairs.
5. Pipes need to be sealed where they exit the wall.
6. Stairs. Hand railing not at proper height.
7. Stairs. Hand railing is not terminated properly.
8. Observed several ding's and small gouges in the shingles sporadically over the roof.
9. Observed damaged shingles
10. Two of the mechanical roof jack were lowered? Not sure why. The metal collars need to be sealed.
11. The ridge needs additional bracing.
12. Walk way installed to all equipment in attic needs to be completed and insulation removed from
boards.There is one board that appears to continuous next to the stairs going to the front most furnace. It
does not and is a safety hazard.
13. There still is separation in the flashing on the left side of the building along the joint where the two units
meet. This needs to be properly sealed.
14. Pipe need to be sealed where it exits the wall. Also the siding has a chip out at the bottom.The hose bib a
little further to the right of this pipe at the entrance area also needs to be sealed. A/C emergency drain pipe
up by the octagon windows needs to be sealed.
15. The trim board across the rear of the building below the second floor deck needs to be fastened, using
spacers to maintain the integrity of the drip edge.
16. Hand railing not at proper height.
17. Hand railing is not terminated properly.
18. All of the closet bi-fold doors throughout the building are missing the lower alignment hardware. Also
several need adjusting both for height and reveals.
19. The entrance door to the second floor front left bedroom dor hinge pin needs to properly installe
20. Poor workmanship observed on the installation of all exterior doors. The problems listed below are
consistent with all exterior twin ( or double door) units and many are related to the front door as well as the
door from the living area to the garage. Note, recommend evaluation and repairs by a qualified carpenter.
a. The holes in the hinges ( where the 3" screws were installed) need to be cleaned out and the screws set
flush with the surface of the hinges.
b. The units are out of square.
c. The locks are misaligned with the striker plates. Lock to operate properly. Or the strikes are not properly
installed.
d. The thresholds are still not secured at all or have a poorly fitted boards installed under them.
e. The weather stripping does not seal properly.
21. The is a cracked window pane in the in the third story room.
22. The windows are difficult to open, close and lock in the third story room.
23. Third story room, screens need to be reinstalled.
24. The deck needs to have extensions added to the joists and FHA (pressure blocks) blocks installed
(Minimum of 1.5" nailing surface, Double blocks if necessary). The nails fastening the deck boards need to
be electroplated or galvanized.
28. Fire place - Will follow up with data ASAP

Electrical
1. The dining room fixture has a broken porcelain insert.
2. Unable to verify all light fixtures off second floor balcony, missing light bulbs.
3. The master bathroom vanity, right sink, right side, mirrored cover plate is not properly installed.
4. Smoke alarms were not inspected.
5. There are still several open electrical work boxes with low voltage wiring throughout the house and master

Report Identification:

Page 17 of 17

balcony.
11. Unable to verify all light fixtures off second floor balcony, missing light bulbs.
12. The grey metallic liquid tight conduit needs to be extended farther into the roof jack.

Heating, Ventilation and Air Conditioning Systems
1. Freon lines not properly insulated at condenser.

Plumbing
1. The permanent stopper for the tub in the third floor bath.
2. The tub(third floor bath and second floor bath) enclosure caulking needs to be completed.
3. Water level in the (first floor and master bath) toilet tank is too high.
4. The tank lid (first floor bath) does not fit properly on the toilet tank.
5. The connection on the washing machine over flow pan needs to be sealed.
6. Unable to verify the electrical connection on the whirl pool tub, due to no access panel.

Appliances
1. Garage door opener. Auto safety reverse does not work - Safety Hazard.
2. The hood fan is of the self (interior ) venting type and requires a charcoal filter.
3. The vent pipe for an bath room exhaust fan in the attic has been crushed since first inspection.

Thank you for allowing us to provide your inspection today. We work very hard to give you the finest quality
of service. We feel our business has been successful because of this and you can ensure that anyone you
refer to us will receive the same first class service. You are a valued customer please feel free to call us with
any questions you may have about the continuing maintenance and care of your home.
Thanks, Joe Hruza & Staff

Document Outline