Roofing

Dec
2016
02

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CLICK HERE FOR ADDITIONAL ROOFING INFORMATION 

https://www.nachi.org/roofs.htm

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LINKS TO ADDITIONAL CRAWLSPACE INFORMATION:

Intro to Crawlspaces: Produced By Advanced Energy (Appx. 70 Pages) 

Quick Reference to Crawlspaces: Produced By Advanced Energy (Appx. 4 Pages) 

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Below is a link to 2015 International Residential Code information. Although the inspection processes provided by The Austin Home Inspector and TAHI Services are not intended to address and follow code compliances, this provided information can be useful as a general guideline. Inspection information and recommendations provided by The Austin Home Inspector will vary based on the age and type of structure, scope of work, visual limitations, and inspector’s professional opinion.

Click This Link: 2015 International Residential Code Manual

 

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Below are links to several sample reports provided by TAHI Services.

FULL TREC REPORT FOR CLIENTS SELLING PROPERTIES:

TAHI can provide full TREC inspection reports for clients wishing to know what issues and concerns a prospective buyer’s inspection report will entail. The full buyer’s report can reduce the likelihood of being confronted with unknown issues during the option period. The report can also be useful in price protection during the negotiation period by addressing or disclosing any discovered issues. Likewise, a pre-market report can assist a listing agent in managing expectations of the seller.

Sample #1 – Client Selling Distressed Property As-Is
TREC PREMARKET SAMPLE

LIMITED SCOPE REPORTS FOR CLIENTS SELLING PROPERTIES:

TAHI can provide limited scope assessment reports for clients wishing to know the general condition of major portions of the structure. These reports are not created under the official TREC document and can be customized based on the clients wants/needs.  The limited buyer’s report can reduce the likelihood of being confronted with unknown issues during the option period. The report can also be useful in price protection during the negotiation period by addressing or disclosing any discovered issues. Likewise, a pre-market report can assist a listing agent in managing expectations of the seller.

SAMPLE #1 – Report Produced for Landlord Preparing to Sell:
A limited scope report will cover all major portions of the structure and mechanical systems.
LIMITED SCOPE REPORT 1

SAMPLE #2 – Commercial Foundation Assessment Report:
Single system assessments are designed to provide information about a single portion of the structure (example – foundation).
FOUNDATION_COMMERCIAL_SAMPLE

SAMPLE #3 – Foundation Assessment and Survey:
Foundation surveys are available to provide quantifiable data in regards to the levelness of the foundation.
RELATIVE_HEIGHT_SURVEY

SAMPLE #4 – Consultation and Option Period Estimates:
Pre-Sale consultations are designed to visibly assess a structure and provide advise and rough estimates in regards to recommended updates and repairs.
OPTION-PERIOD-ESTIMATE

DRONE FLIGHTS FOR MARKETING:
As a courtesy to our clients, we often provide drone footage (photos and video) which can be helpful with marketing.

 

ABOUT TAHI SERVICES AND 2016 DISCOUNT OFFER:
OUR_SERVICES_OFFER

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TAHI SERVICES – PREFERRED CONTRACTORS AND TRADES LIST:

Below is a list of preferred trade providers that may be of assistance to our clients. Feel free to contact TAHI Services any time with additional questions or concerns. We are always available to our clients and agents.

REFERRAL INFORMATION NOTIFICATION:

The companies and tradesmen listed below are provided as a courtesy to our clients. No referral fees or compensation to TAHI Services PLLC are offered or accepted for providing this information. TAHI Services does not guarantee the workmanship or professionalism of the below listed companies. All referred companies are vetted and company research is performed prior to inclusion in this list.

STRUCTURAL REPAIR, REMODEL, HANDY MAN SERVICES:

Anything Around the House (Full Service Remodel and Repair)
512-577-9228
Licensed, bonded with a solid reputation. Industry standard pricing.

Gary Niven – Hole-In-One Handyman (Handyman/Remodel)
512-554-9776
Gary has been a trusted handyman to several of my clients and family members for several years. Quality work at industry standard prices.

Dan Summerlin (Carpentry/Remodel)
512-762-3606
Dan is an amazing carpenter and remodeler. I have worked with him and seen many of his projects. Very skilled, highly sought after and is typically booked weeks in advance.

Prime Wall Systems (Stucco, Interior Walls, Stone)
512-869-6509
Kevin Maxwell and his team is trusted and used by a local contractor who we work with regularly. I have not personally worked with Prime; but the company comes very well recommended and reviewed.

STRUCTURAL ENGINEERING AND FOUNDATION REPAIR:

Coby Osborne – Osborne Engineering (Professional Structural Engineering)
512-964-6117
Coby is a fully licensed professional engineer. I have worked with Coby on several projects. His knowledge and professionalism is impressive.

Superior Foundation Repair – Steel Pier Stabilization (Professional Foundation Repair)
512-320-1911
Superior is a mid-sized foundation repair company servicing Central Texas. Unlike most local foundation companies, Superior only installs steel piers (as opposed to pressed pilings – stacked concrete piers). Steel piers are generally accepted as a more permeant foundation repair. Superior is often recommended by local engineers and maintain a solid reputation. Prices matches the increased costs of their material and methods.

Enrique Comparan – Co-Owner, Centex Foundation Repair (Professional Foundation Repair)
512-444-5438
Centex is the largest foundation repair company in Central Texas. They typically offer lifetime, transferable warranties on their work and have honored those warranties on several previous projects I have been involved with (Centex uses concrete pressed pilings which occasionally do fail over time). I recommend working directly with Enrique if possible. Centex is a well known company with industry standard pricing.

IRRIGATION, DRAINAGE, AND LANDSCAPING:

Allan Seekatz – IHS Landscaping (Full Servicing, Professional Landscaping)
512-461-6730
IHS is a fully licensed and bonded landscaping company. Professional work at industry standard prices.

Austin Affordable Gutters
512-336-5592
A-Affordable has worked with several of my clients. Professional installation at competitive rates.

Hill Country Seamless Gutters
512-736-7087 hcgutters@austin.rr.com
Hill Country is a rain gutter installation company used by my roofer. I have not worked directly with this company; but they come well recommended.

Lakeline Gutters
512-259-8264 www.lakelinegutters.com
Lakeline is a rain gutter installation company used by my roofer. I have not worked directly with this company; but they come well recommended.

ROOFING:

Victoria Toler – The Roof Lady LLC (Full Service Roofing)
512-785-7767
I have worked with Victoria and her crew several times. Great work done in a timely fashion at a fair price.

Ja-Mar Roofing (Full Service Roofing and Sheet Metal)
512-441-8437
Ja-Mar is a mid-large sized company well known in the industry for their specialization in metal, commercial, and high-end residential roofing. Ja-Mar carries an A+ rating with the BBB and has an impressive project portfolio. I have not worked directly with Ja-Mar; but have researched the company and consulted with the owner, David Philips. Ja-Mar is a fully licensed and bonded company at industry standard prices.

INSULATION:

Deruiter Insulation (Full Service Blown and Foam Experts)
512-834-0551
Kurt Deruiter, owner, is known to be the foremost expert on foam insulation in the Central Texas area. Great reputation at industry standard prices.

PATIOS AND DECKS:

Quality Custom Decks (Full Service Decking Experts)
512-657-3763
I have not worked directly with QCD, however, they come well recommended.

ELECTRICAL:

Jed Jordan – Texas Electrical Services of Austin (Full Service Electrical)
512-608-1948
Texas Electrical is a full service residential electrical company. My brother, Jed Jordan, is employed with this company. Jed has worked with the owners for many years in the commercial and residential industry. Requesting Jed is advised as I am absolutely confident in his skills and professionalism.

Tim Putman – Putman Electrical (Full Service Electrician)
512-751-0340
Tim is a master electrician. Fully licensed insured and bonded. I have worked with Tim on several projects. Very good work at industry standard prices.

HEATING AND AIR CONDITIONING:
Texas Air Specialists (Full Service HVAC)
512-736-6839
Texas Air Specialists are a mid-sized HVAC company. They are very quick to respond and typically schedule a servicing within 24 hours. I have worked and several projects with Texas Air and am always impressed with their knowledge and professionalism. Fully licensed and bonded. Industry standard pricing.

Ruben Coronado – Tex Air (Full Service HVAC)
512-563-7505
Ruben has worked with many of my clients. I have received great feedback and personally use Ruben for my HVAC needs. Fully licensed and bonded. Competitive pricing.

PLUMBING:

Jonathan Betak – Asics Plumbing (Full Service Plumbing)
512-228-8568
Jonathan is a master plumber. Fully licensed insured and bonded. I have worked with Jonathan on several projects. Very good work at industry standard prices.

Clarke Kent Plumbing – Full Service Plumbing and Inspection
512-477-2200
Fully licensed insured and bonded, CK is a mid-sized company with a well known reputation throughout Central Texas. I have worked on several projects with Clarke Kent (often called to further assess plumbing – static testing). A knowledgable and professional firm with industry standard pricing.

PEST CONTROL:

TAHI Services (Termite/WDI Inspection and Remediation)
512-788-1001
I am the owner of TAHI Services (parent company to The Austin Home Inspector). My remediation services cover residential treatments and inspections of termites and wood destroying insects. All treatments include a 1-Year warranty. Fully licensed and insured at industry standard prices.

Worldwide Pest Control (Full Service Pest Control)
512-476-2847
I work directly with Worldwide and refer all pest control jobs outside my scope of service to them. Worldwide maintains a solid reputation and performs professional work at industry standard prices.

POOL AND SPA:

Ideal Pool Solutions (Pool/Spa Design, Repair, Servicing)
512-587-2911
Curt Beaird, owner of IPS, has worked with several of my clients. Very professional and honest. Solid work at fair prices.

HELPFUL LINKS:

-System and Material Life Expectancy:
https://www.nachi.org/life-expectancy.htm

-General Maintenance and Maintenance Calendars:
http://lifehacker.com/5844978/how-to-stop-neglecting-your-home-and-keep-it-from-turning-into-the-money-pit
http://www.nationalhomewarranty.com/sites/default/files/maintenance_manual_sept2011.pdf

-Texas Real Estate Commission Links and Licensed Inspector Limitations/SOP/Guidelines:
https://www.trec.state.tx.us/pdf/inspectors/535.227-535.233.pdf
http://www.trec.texas.gov/pdf/inspectors/Request_comments_SOP-commentary.pdf

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ADDITIONAL FOUNDATION INFORMATION:

Below is some additional information that may be helpful when discussing foundation concerns with clients and potential buyers.

EVIDENCE OF FOUNDATION ISSUES:

stair-step-crack-foundation-jacksonvillefoundation_cdeca3b2f65135adc62c105069dfa9ad_3x2_jpg_300x200_q85 UnknownEvidence of foundation issues in not always as obvious as the pictures provided, however, there are several common visual signs to look for when viewing a structure.
A few common signs of foundation issues include, but are not limited to:
-Gapping Cracks at Foundation Wall: Cracks With Gap Wider Than a Nickel
-Stair Stepping Cracks at Brick/Stone: With Gaps in Crack Wider Than a Nickel
-Separation at Window/Siding Connections: Uneven Separation at Exterior Framing
-Issues Opening/Closing Windows
-Issues Opening/Closing Doors
-Doors ‘Ghosting’: Swinging Open/Closed On Their Own (Uneven)
-Diagonal Cracks (With Gaps in Cracks) at Interior Drywall
-Significant Cracks/Damage to Tile Flooring
-Known Issues with Plumbing: Backing Up of Sewage
Some additional factors that must be taken into account are:
-Age of Structure
-Size of Structure
-Area/Soil Type of Structure Location
-Natural Slope of Surrounding Land
-Grading and Drainage Issues
-Foundation Type
-Any Known/Disclosed Factors
-Survey Information Taken or Available

SETTLEMENT CRACKS THAT DO NOT INDICATE FOUNDATION FAILURE:

foundationcrack-hairline_400 hairline-garageSHRINKAGE CRACKS
Common shrinkage cracks at exposed slab flooring (porches, garages, etc.) can often be mistaken as signs of foundation issues to the untrained eye. Hairline cracks due to material curing (drying) is common on all slabs (both pictures show common shrinkage cracking).

drywall-hairlinewall-crack1 SETTLEMENT VS. COMMON CRACKS
Under normal circumstances, small drywall cracks with little or no separation are considered common and cosmetic in nature. Often, these cracks will be horizontal or vertical and follow a drywall joint (left photo). Diagonal cracks with notable gaps at the damage area may indicate a presence of foundation issues (right photo).

FOR MORE INFO:
TAHI SERVICES PLLC
512-788-1001

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The following links will provide additional information and advice for home owners.

HELPFUL LINKS:
-System and Material Life Expectancy:
https://www.nachi.org/life-expectancy.htm

-General Maintenance and Maintenance Calendars:
http://lifehacker.com/5844978/how-to-stop-neglecting-your-home-and-keep-it-from-turning-into-the-money-pit
http://www.nationalhomewarranty.com/sites/default/files/maintenance_manual_sept2011.pdf

-Texas Real Estate Commission Links and Licensed Inspector Limitations/SOP/Guidelines:
https://www.trec.state.tx.us/pdf/inspectors/535.227-535.233.pdf
http://www.trec.texas.gov/pdf/inspectors/Request_comments_SOP-commentary.pdf

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GENERAL MAINTENANCE ADVICE AND RECOMMENDATIONS

The following information is provided as a guide to improve home maintenance, prevent damage, and improve the overall life span and quality of the structure and building systems.

STRUCTURAL

Ensure the structure and surrounding areas are properly monitored and maintained. Proper building maintenance and upkeep will have a direct affect on the overall condition and quality of the structure.
Ensure moisture diversion is regularly monitored. Any areas of pooling or excessive moisture near the home should be addressed. Proper grading and drainage is essential to the proper maintenance and protection of the structure.

The roof and covering material should be assessed no less that once a year. Ensure all roof covering material is free from damage and possible moisture penetration points.
As a general rule, all tree limbs near the roof structure should be trimmed back to avoid damage to roofing material and exterior portions of the home.
Overhanging branches increase the amount of debris collection at the roof and raise the likelihood of damage from falling branches/branch contact. Ensure debris is removed regularly and all branches remain trimmed (where applicable).

The following maintenance checks should take place at the attic and structure regularly to improve the overall protection of the structure and expedite the discovery of possible issues. This maintenance advise applies to all/most structures and property owners. General maintenance checks/update recommendations include; but are not limited to:
-Caulk and Seal Soffit/Fascia Material (Roof Perimeter) As Needed or Every 5-7 Years
-Inspect Exterior Portions of Attic/Roof Area for Damage and/or Maintenance Needs
-Monitor For and Eliminate Any Vermin Entry Points (Gaps at Attic Perimeter)
-Redistribute/Add Insulation at Missing/Reduced Coverage Areas As Needed
-Ensure Exhaust Fan Ducts Remain Connected and Routed to An Exterior Vent
-Inspect Attic Spaces and Vent Exits After Heavy Rains and Inclement Weather for Leak Points
-Inspect Attic Spaces for Evidence of Vermin Activity
-Inspect Attic Spaces for Evidence of Framing Member Stress/Separation/Damage
-Inspect Mechanical Equipment Located in the Attic for Signs of Damage or Leakage
-Inspect Attic Ventilation Areas for Blockage, Moisture Entry, and/or Screen Damage
-Inspect HVAC Ducts for Signs of Mildew, Separation, Vermin Damage, and Kinks

As a general maintenance recommendation, ensure all gaps at the fascia board and soffits (outward facing and under side boards at roof’s edge) are properly caulked and sealed. Caulking, sealing, and painting updates are typically needed every 5-7 years.
Ensure the exterior walls are regularly monitored for signs of damage, insect issues, and settling (cracks at siding/foundation wall). Proper building maintenance and upkeep will have a direct affect on the overall condition and quality of the structure.

Wood material at porches, decks, and balconies should be monitored and updated as needed. Any wood to soil contact should be reduced or eliminated to prevent wood damage and insect intrusion. Caulking, sealing, and painting updates are typically needed every 5-7 years.

ELECTRICAL

Electrical work is inherently dangerous. All recommendations for updates and repairs should be performed by a licensed professional.
Fire alarms should be tested monthly or per the manufacturers guidelines.

Breaker boxes should be checked quarterly for signs of overheating. If evidence of over heating is discovered cease monitoring and call an electrician.

Avoid using excessive amounts of surge protectors (with multiple outlets). These items can overload a circuit.

If outlets or fixtures cease working, the breaker boxes and GFCI outlets (with reset buttons) should be checked. Often, non-functional circuits can be easily reset.

Common Areas for Breaker Boxes: Exterior Walls, Garages, Utility Closets
Common Areas for GFCI Outlets: Kitchens, Bathrooms, Garages, Exterior Outlets, Laundry Rooms

By today’s standards, smoke alarms should be installed in all sleeping areas and at least one common area per floor. Installing additional smoke alarms (if needed) is recommended to increase the overall safety of the home. Ensure all smoke alarms are tested monthly and system batteries are fresh.

HEATING VENTILATION AND COOLING SYSTEMS

A standard HVAC inspection should be considered a cursory assessment of the system. Temperature readings and visual analysis’ are designed to verify functionality of major components and determine if physical damage is present at exposed portions of the equipment. Further analysis by a licensed HVAC technician will aid in providing more detailed information. Additional HVAC investigations can be provided by TAHI Services (parent company to The Austin Home Inspector – HVAC License #48637) or by most HVAC service providers.
Yearly servicing is recommended as general maintenance advice.
The manufacturer should be contacted to ensure recalls are not present, verify warranties, and determine if additional system protection is available.

Ensure the air filters are changed monthly or per the manufacturer recommendation. Creating a reoccurring reminder on your phone or email is an easy way to schedule filter changes.
Excess debris at filters can lead to system inefficiency, reduction of life span, and eventual failure.

Variations of room temperature is a common occurrence in residential structures. Vent location and number, duct size, installation techniques, duct run (distance to vent), system fan speeds, energy efficiency of the home, amount of exterior walls in an area, and system quality, and myriad other items can all affect room temperature. Often, air comfort issues can not be detected until the home is fully occupied (individual comfort varies by person). If air conditioning issues exist, further analysis and investigation by an HVAC comfort specialist will be needed. Multiple options are available to address home comfort concerns.

The system drain line should be checked regularly to ensure it is free from blockage. Many systems are equipped with 2 drain lines (a primary and a secondary). Often, secondary drain lines will be placed over windows to notify the home owner that the primary drain is blocked (the dripping water over the window indicates an issue). Occasionally checking the system drain pan (at horizontally installed units – typically attic units) is recommended.

All HVAC systems should be serviced yearly regardless of functionality. A yearly inspection and servicing by an HVAC expert will increase system quality, life span, and efficiency.

PLUMBING

Further evaluation of the plumbing system, particularly buried portions of sewage and drain lines, are advised for structures where an elevated concern of system damage/issues are present. Structures of elevated concern include; but are not limited to:
-Structures Having Undergone Foundation Settlement and/or Repair
-Structures in Areas of Known Expansive Soils and Elevated Ground Swell
-Structures Containing Dated or Problematic Plumbing Material (Cast Iron, Clay, Orangeburg)
-Structures Containing Amateur or Un-permitted Plumbing Installs
-Any Structure w/ Current Issues or Concerns of Significant Previous Issues
Areas at and around plumbing equipment should be checked monthly for signs of moisture or issues.
Clearing (fully draining) the water heater should take place yearly to prevent sediment build up in the tank. If a ‘popping’ noise can be heard from within the tank, excess sediment build up is present.

Ensure commodes remain firmly anchored to the flooring. Loose commodes are a coming cause of leakage (gaps at wax ring).

Ensure the location of water cut off valves are known and the valves are tested regularly. Cut off valves are typically found at the meter, at a secondary box near the meter, at the hot water heater (hot side only), and at individual fixtures (valves under sinks and commodes).
Older fixture valves should be replaced as needed. As valves age, the likelihood of small leaks and functionality issues increase.

Discoloration of drywall or unpleasant ‘mildew’ odors may be an indication of leakage. Ensure the home is monitored per general maintenance guidelines.

Small leaks at fixtures and commode bases are common shortly after a vacant home has been occupied. Ensure all areas are monitored upon occupation of the home.

Further evaluation of the plumbing system, particularly buried portions of sewage and drain lines, are advised for structures where an elevated concern of system damage/issues are present. Structures of elevated concern include; but are not limited to:
-Structures Having Undergone Foundation Settlement and/or Repair
-Structures in Areas of Known Expansive Soils and Elevated Ground Swell
-Structures Containing Dated or Problematic Plumbing Material (Cast Iron, Clay, Orangeburg)
-Structures Containing Amateur or Un-permitted Plumbing Installs
-Any Structure w/ Current Issues or Concerns of Significant Previous Issues

APPLIANCES

Many appliances have a life span of 10-15 years. Ensure proper budgeting takes place for replacements.

Ensure non-vented range exhausts and filters are cleaned regularly. Updating the range exhaust to a vented system will improve air quality.

Ensure all range/ovens are protected with an anti-tip device to reduce the likelihood of injury.
The auto pressure reverse feature at garage operators was not tested (where applicable).

Excess pressure applied to the unit can cause damage. Ensure the pressure reverse feature is engaged and functional.

Upon the initial installation of a dryer unit, ensure air is exiting the vent as intended. Yearly cleaning of the vent will be needed to meet general maintenance standards and reduce the likelihood of vent blockage.