Gibson HomeBuilders

Today’s topics are Building to Accommodate Animals and Home Inspections.

My guests today are Dale Miller with Trusted Home Inspections and Jean Gibson, Vice President of Gibson Home Builders.
Building To Accommodate Animals
Or
Pet Projects

Recently I heard a TV remodeling show talk about “PET PROJECTS” My immediate response was “EXCELLENT”. However, the show was talking about the builder’s favorite building projects, not building for pets.

We are going to change that today. Long ago and not very far away, Jim and I rehabbed wild birds. We had to build special housing for the large raptors plus small and huge flights for all the smaller birds. In order to feed the hawks, owls, and vultures we raised hundreds of rats that had to be keep contained, clean, and healthy.

It is a lot of hard work to feed, water and keep clean all our temporary bird patients and their food source. The bottom line on the workload was – proper environment reduces the workload. Easily disinfected and cleaned surfaces, availability of water and food, trash disposal all in a bright, airy, protected environment is essential for large animal operations and a wise addition for the homeowner with pets.

We have many pets now, tiny goats, a horse, dogs, cats, and a collection of birds from a large old Amazon to featherless hand fed babies. Experience has taught us how to create habitats for all our animals that protects them from others and others from them, all on a budget.

Anyone building a new home, remodeling, moving into a different home to bringing an animal home, should consider the needs of all the family members including their pets.
Everyone needs:
• Food – where are you going to store the food, in what to keep out mice and bugs? If you buy food in large quantities, do you want to freeze the excess to keep it fresh? What kind of container will you serve the food?
• Water – All the animals need fresh water. How far is the water source from the animal’s access to it? Where do you wash or clean the water container and what do you use to keep it fresh. Think about the temperature of the water today when you turn on the hose. So keep the water in a sheltered area and in a spot it will not damage the surface it is sitting on.
• Shelter – Out side animals need shelter from the elements and from other animals. Small animal moms with new babies is prey of wild dogs, coyotes, and remember the birds of prey will eat puppies, kittens, small goats and pigs if not sheltered. As an animal owner, you have the obligation to protect your pets from all potential hazards. That includes good fences, a cage, a kennel, a pasture, and an appropriate containment area. Your puppy will benefit from a safe kennel for a nap and aid to house breaking and you get a break from the demands of your pet.
• Cleaning – Common sense tell you that a clean environment is better. However, be careful what you use to clean. We have a Severe Macaw that was deathly allergic to orange oil cleaners. If it gives off a scent, rethink your use. With many animals come many dangerous organisms many of which can be destroyed with vinegar, baking soda, water, mechanical scrubbing, and sunshine. I take my birdcages out into the driveway and pressure cleans them. Before the pygmy goat nanny has delivered, we cleaned the pens with Trec-tol or Novasan, which are commercial veterinary cleaners/ disinfectants.
• Construction tips – In the house, no carpet in pet areas, scrub-able walls, and flooring. Covering the walls around the birdcage with contact paper is easier to wipe down. Use fume free paint, no scented candles and no dark cluttered corners, where bugs or mice can hide, do not put out poison for mice. Little screech owls die every year from eating mice that have been poisoned, What would your cat do with a mouse that couldn’t run as fast as usual?

Pets are a lot of work but more pleasure. The work can be greatly reduced by building a well-planned pet home. We have great experience and many talented animal friends that can help you with your “PET PROJECT”.

Home Inspections

Although architectural details, wall and floor coverings, modern conveniences and many other factors are important in the buying decision, the focus of this inspection is on the structural/mechanical/electrical condition of the property.
The inspection is designed to give the real estate agent or prospective purchaser a system to detect some of the readily accessible major flaws or deficiencies in the significant components and systems of a home. It is not designed to, nor does it profess to facilitate detection of all flaws, problems or occurrences that might exist in any given home.
To maximize time efficiency and to ensure all of the major sections of the home are taken into consideration, we have developed a systematized approach to the inspection. This is a simplified overview of systems that professional home inspectors use when they are inspecting a home.
THE INSPECTION SYSTEM

THE BIG PICTURE

The first step in inspecting a home is to examine the big picture for the home. Notice the area the home is located. Are there other homes of similar age and construction details relative to the home you are inspecting? A comparison will give you a general idea of the upkeep of the home. Have there been significant modifications to the exterior of the building and if so, how is the workmanship?
EXTERIOR
Start at the exterior front of the house and work your way around the house (clockwise or counter-clockwise) at a distance which allows you to view a complete face comfortably. On each face (front, sides, rear) start your visual inspection at the top of the structure and work your way down to the ground and lot area. As an example, you would start at the front and note the roof and chimneys, the gutters, fascia and soffits. Then, moving down the exterior wall coverings (brick, wood, aluminum), noting windows, doors, etc. Examine any porches or decks down to the foundation, then the grade or slope of the lot area, followed by any coverings, such as flowerbeds, walkway's, interlocking brick, driveways, etc. Move closer to the house, to examine more closely any details which may have attracted your attention, without skipping any items. Having completed the front, move to the side of the house and start the same procedure (roof to ground).

INTERIOR
On the interior, begin your inspection in the basement or lower level and then follow the system throughout each floor in the house. The systems for inspecting the interior is to begin with the floor, go to the walls and then the ceiling, and then consider any appliances or other items in the room. Move from room to room, always in the same direction (clockwise or counter-clockwise) to not miss any areas. If you see a door, open it! In the utility room, first notice the floor, the walls, then the ceiling, hot water heater, electrical panel, plumbing system, etc. When inspecting the floors, walls and ceilings, scan the entire area that is visible, not just one section. In a all rooms you should notice the floors, walls (including windows) and ceiling. Next, look for the heat sources, electrical outlets, switches, fireplaces, and closets etc. In bathroom or kitchen, notice the floor, walls and ceiling, then the plumbing fixtures.
CONDITION

While performing the inspection, whether at the exterior, the interior or one of the mechanical systems, note the system first, then its relative condition. For example, if you were inspecting a wall on the interior of the home you would first note that the wall texture, and then examine the wall for cracks and irregularities.
PROBLEMS

The following are some typical problems or occurrences to look for in the major components and systems of the home.
ROOF: Is the ridge (peak) showing a sag, or is it straight and level? Is the roof sagging between the rafters or trusses? Are there any signs of deterioration of asphalt shingles, such as curling, warping, broken edges, rounded corners or key holes (slits) becoming wider that normal? Any loose flashing's, at the chimney, roof-to-wall connection or elsewhere? Does the wooden roof deck appear rotten or delaminated under the last row of shingles? Are there any roof vents visible?
CHIMNEYS: Is the masonry cap cracked or broken? Are any bricks flaking or missing? Mortar missing? Is the chimney leaning?
SOFFIT'S AND FASCIA: Note whether the soffit and fascia are wood, aluminum or plastic. Look for any loose or missing sections? If wood, are there any paint problems? Any visible rot?
GUTTERS AND DOWNSPOUT’S: Ensure gutters slope down toward down-spout’s and any rust or peeling paint? Apparent leaks or loose/sagging sections? Are the down-spout's extended away from the foundations?
WALL COVERINGS: Look for missing mortar. Are the bricks flaking or cracking? Look for loose, missing or rotten siding, deteriorated paint. Does the siding appear new? Does it hide the foundation wall? Are the exterior walls bowed, bulged or leaning?
WINDOWS AND DOORS: Look for problems with paint or caulking, and rotted wood components. Are the windows new or older? Are they the original windows? How old are they?
PORCHES AND DECKS: Cracking or flaking masonry? Check for paint problems, rotted wood, and wood-earth contact. Note any settlement or separation from the house. Inspect the underside, if accessible.
FOUNDATIONS: Check for cracks, flaking or damaged masonry. Note any water markings and efflorescence (whitish, chalky substance)
Any bowing, bulging or other irregularities? Soft mortar?
LOT AREA: Does the grade slope away from the house? Any settled/low areas next to the foundation, or cracked walks/driveway? Is the property lower than the street or neighboring properties?
BASEMENTS: Note any evidence of water penetration (stains, mildew/odors, efflorescence, loose tiles etc.)
FLOORS: Check for deteriorated coverings or cracked ceramics. Is there any water staining or other damage? Sloping or sagging?
WALLS: Randomly sample to check that the windows and doors work. Are the walls straight vertically and horizontally? Look for cracked or loose texture. Look for stains, physical damage or previous repair evidence. Any drywall seams or nails showing?
CEILINGS: Check for cracks in the texture or loose, sagging plaster. Look for stains, mechanical damage or evidence of previous repair. Are there any seams or nails showing?
BATHROOMS AND KITCHENS: Check that all fixtures are secure. Are there any cracks in the fixtures? Note the condition of the tiles and caulking in the tub/shower area. Are the faucets working? Do they leak? Is there sufficient water pressure? Look for staining and rot under the counter-tops randomly sample the operation of the cabinet doors and drawers.
ELECTRO-MECHANICAL CONSIDERATIONS: Type, style and age of heating & cooling systems. When were they last inspected or serviced? Type of water supply piping and drains - any visible rust and corrosion? Size and age of electrical service - are the outlets grounded? Visible wiring in good condition? Have there been any upgrades?

Contracted Inspections Instructions for Texas

Registration Required

Residential builders and certain remodelers are required to register with the commission. Property Code
Section 401.003 defines a builder/remodeler as any person who, for a fixed price, commission, fee, wage, or other compensation, sells, constructs, or supervises or manages the construction of, or contracts for the construction of or the supervision or management of the construction of: a new home; a material improvement that either increases or decreases the home's total square footage of living space and also modifies the home's foundation, perimeter walls or roof; or an interior remodeling/renovation project that exceeds $10,000.

In addition, a builder or remodeler must register each new home, material improvement regardless of cost and any interior renovation where the project cost exceed $10,000. The registration is required on the 15th date of the month following transfer of title; or if title does not transfer, within 15 days after the earliest date of either substantial completion, the project becomes occupied, or the issuance of a certificate of completion or occupancy. Registration of those projects cannot legally occur for projects where there is no municipal inspection unless the inspections required by the Property Code, Chapter 446 occur and are completed and reported in accordance with these instructions.

Code Requirements

The code used to make an inspection varies based upon the location of the home. The statewide residential building code is the 2000 International Residential Code (IRC) and the 2000 National Electrical Code (NEC). These however, may be amended in local jurisdictions; generally these amendments take the form of the adoption of the more recently updated code provisions. The code that applies in an unincorporated area is the code adopted by the county seat. If the county seat has not adopted a version of the code, then the 2000 IRC applies.

It is important to note the code you are using when doing the inspection in the documentation that isprovided
to the builder/remodeler and retained in your records. This information may prove helpful should a warranty issue arise.

Inspections Required

Residential construction done by those builders and remodelers described above that occurs in an unincorporated area or in another area not subject to municipal inspections (Property Code, Chapter 446) must have a minimum of three inspections conducted by a fee inspector, as applicable at certain stages of construction. The builder/remodeler is responsible for hiring the fee inspector. The fee inspector may be either a licensed engineer, registered architect, a professional inspector licensed by the Texas Real Estate Commission or a commission certified third-party inspector. The TRCC does not maintain a list of qualified fee inspectors.

The three inspections required, as applicable, include:
• A foundation inspection conducted prior to the placement of concrete, also known as the pre-pour;
• A framing and mechanical systems inspection conducted prior to the placement of exterior wall insulation or interior wall coverings, also known as the pre-cover; and
• A final inspection conducted when the home is completed.

The attached form is provided for the use of a qualified inspector to certify that the inspection occurred and that the subject property passed that inspection. The inspector should rely on their own professional training and judgment and should create, maintain and provide their own documentation of the inspection results.
This documentation is important to provide to the builder or remodeler and to maintain for future reference and should not be sent to the commission. The builder/remodeler is responsible for maintaining the inspection results and the accompanying documentation as part of their files.

This form is not intended to be used for paper filing, but merely as a means for recording the information necessary to complete electronic filing through the commission’s secure portal on its web site
(www.trcc.state.tx.us). If you haven’t received or have forgotten your login name and password, send an email request to info [at] trcc [dot] state [dot] tx [dot] us. If you cannot file electronically, this form may be sent to the commission for processing. Failure to comply with requirements for these required inspections can result in disciplinary actions against the builder/remodeler.

Section 1: Fee Inspector Information

Once the information requested is captured by the online system, it will be maintained by the commission and will allow you to edit the information as the need arises. The individual qualified inspector should complete this information and provide his or her own personal accreditation and not that of an employer or other individual or company. Companies employing multiple inspectors will be provided a distinct login name and password for each qualified inspector. It is the inspector’s responsibility to maintain the confidentiality of this access information. If an inspector’s information is compromised contact the commission as soon as possible to obtain a new set of login information. If you haven’t received or have forgotten your login name and password, send an email request to info [at] trcc [dot] state [dot] tx [dot] us.

Section 2: Property Address/Project Information

If the street address is not know provide the legal description of the property either as lot, block and section number or as otherwise filed in the county tax records.

You will need the builder’s or remodeler’s commission registration number and a builder/remodeler assigned project number to distinguish the inspection results from other properties. This information is the record identifier and its accuracy is extremely important for matching this inspection with the other required inspections to determine compliance with Chapter 446 of the Property Code.

Section 3: Type of Inspection

In this section you will be asked to provide the type of inspection that was conducted and the date the subject property passed inspection.

Section 4: Certification

These provisions are to be followed whenever applicable, but are limited to visible and accessible areas at the time of the inspection.

As the inspector you will be asked to certify that the subject property passed the inspection.

Foundation
If you certify that the foundation inspection passed, it means that you must physically and visually inspected the foundation and verified compliance with the engineered drawings, the proper placement, support, sizing and spacing of graded rebar and that it is supported, as well as ensuring proper beam depth, width and placement. Vapor/moisture barrier placement should be checked. If applicable, cable ends are to be anchored and the cable tendons properly placed and supported. If the drawings are not sealed by an engineer, then the foundation must comply with the building code applicable to the property.

Framing, Mechanical and Delivery Systems
If you certify that the framing, mechanical and delivery systems have passed inspection, it means that you must physically and visually verified compliance with the applicable building code or, if applicable, an engineered design. Specifically it is important to ensure proper door and window egress placement, framing members should be properly attached, spaced, graded and aligned, and that joints are not stressed and are fastened with the proper materials. The load bearing infrastructure should show no signs of distress. Materials should not be decayed or otherwise have their structural integrity compromised. All spliced materials shall comply with the applicable building code. Additionally, each of the major mechanical delivery systems needs to be reviewed:

• Electrical Systems should be checked to ensure the system is properly grounded, all connections are made in junction boxes, proper gauge wiring is installed, outlets are properly spaced, working clearances are provided where required and wires are properly protected by nail plates in appropriate locations.
• Adequate access to the machinery should be provided. Duct work should not be encumbered by other building materials, punctured, crimped, crushed or otherwise compromised. Ducts are installed per the applicable building code. Return air grills are in the locations required by the plans.
• the roof is appropriately supported and sloped;
• Plumbing System should be reviewed to ensure all connections, bends and joints are appropriately fitted and sealed. All pipes must be properly protected by nail plates in appropriate locations. Materials installed should be used for their manufactured purposes and be of appropriate size and condition, as well as being appropriately supported and anchored.

Final
If you certify that the construction has passed the final inspection, it means that for the final inspection you have visually and physically verified compliance with the applicable building code. It is important to that you also review and ensure that:

• the grading of the yard surrounding the home appropriately allows water to flow away from the home and to comply with the TRCC performance standard;
• the electrical, plumbing and HVAC (Heating, Ventilation and Air Conditioning) System is in complete working order;
• the exterior unit of the HVAC System (the compressor) should be located on a level surface above the ground;
• all air ducts should be free of obstruction. Any dampers and control systems should be checked.
• the doors and windows all operate properly;
• the finish materials are properly installed, sealed and protected from the environment;
• the flatwork around the home is free of any structural cracks, holes or other safety hazards;
• all roof cladding is installed in accordance with the manufacturer’s recommendations;
• flashing is installed, where visible, without removing materials;
• the stairways and hallways are of proper width and have adequate headroom, handrails, landings and treads are the proper size and spacing;
• the homes fixtures (including plumbing, electrical, and finish hardware) are all correctly installed and working properly;
• any appliances or manufactured products installed in the home are in proper working order; and there are no apparent safety issues.

The above categories are not meant to be a complete list of the items needed for inspection. It is the responsibility for the inspector to verify that the project substantially meets the applicable building code. Once you’ve completed the inspection and the subject property has passed the inspection, then you will provide copies of your documentation to the builder or remodeler and go online to the commission’s web portal
(www.trcc.state.tx.us), login and provide your certification to the commission. The supporting documentation does not have to be submitted to the commission.

If you have any questions about this process, call the commission toll-free at 877-651-TRCC or send an email to info [at] trcc [dot] state [dot] tx [dot] us.

County Inspection Form

Form for use by fee inspectors to inspect construction projects subject to inspection under Subtitle F of Title 16 of the Texas Property Code.

Section 1: Fee Inspector Information

Fee Inspector Name:

Select one:
Mailing Address:

[ ] TRCC 3 rd Party Inspector TRCC No.
Phone:

[ ] TREC Inspector TREC No.
Fax:

[ ] Architect TBAE No.
Email:

[ ] Engineer TBPE No.

Section 2: Property Address/Project Information

Number Street City County Zip Code

OR
Lot Block Section

OTHER LEGAL ADDRESS: ______________________________________________

BUILDER-ASSIGNED PROJECT NO.: _____________________________________

New Construction

Remodel

BUILDER TRCC NO.: ________________________________________________

COUNTY SEAT (Name of Municipality) ____________________________________

Section 3: Type of Inspection

Foundation Date of Inspection: __/__/__
Framing, Mechanical and Delivery Systems
Date Of Inspection: __/__/__
Final Date of Inspection: __/__/__

Section 4: Certification

The Undersigned Fee Inspector certifies that the undersigned inspected the above referenced property in accordance with the commission’s instructions at the stage(s) indicated above and the construction is in substantial compliance with the building code applicable to this property. Inspection by the Undersigned Fee Inspector is limited to visible and accessible areas at the time of the inspection. This inspection is not a home warranty, guarantee or insurance policy.

INSPECTOR SIGNATURE ______________________

DATE SUBMITTED TO TRCC: __/__/__
(Attach supporting inspection documents and provide those documents to the Builder/Remodeler Identified
Above)

Important Note: The information contained on this form should be submitted to the Texas Residential Construction Commission through the secure portal on the commission’s web site (www.trcc.state.tx.us). If you haven’t received or have forgotten your login name and password, send an email request to info [at] trcc [dot] state [dot] tx [dot] us.