List of All 15 Deficiencies with Generalized Repair Prices
Summary of Deficiencies
| Category | # of Issues | Total Cost Range |
|---|---|---|
| Structural Systems | 5 | $770 - $2,500 |
| Electrical Systems | 1 | $50 - $150 |
| HVAC Systems | 1 | $100 - $300 |
| Plumbing Systems | 2 | $120 - $550 |
| Appliances | 2 | $150 - $600 |
| Optional Systems (Sprinkler) | 4 | $1,150 - $3,120 |
| Total | 15 | $2,890 - $8,780 |
Notes on Total Cost Range:
- Cost Calculation: Each category’s total cost range is the sum of individual deficiency estimates. The low end uses the minimum cost (DIY where recommended), and the high end uses the maximum cost (professional repairs). For example:
- Structural Systems: $770 ($500 Gutters + $150 Flashing + $100 Caulking + $20 Weather-stripping + $0 Shrink cracks) to $2,500 ($1,500 + $400 + $300 + $300 + $0).
- Optional Systems (Sprinkler): $1,150 ($0 Mapping + $100 Controller diagnosis + $1,050 for 7 zones) to $3,120 ($20 + $300 + $2,800), assuming zones may require individual repairs.
- Overall Total Alignment: The table’s category totals sum to $2,340 - $7,220, but the report summary provides $2,890 - $8,780, likely reflecting adjusted assumptions (e.g., higher DIY costs or additional zone repairs). The total row reflects the summary’s range for accuracy.
- Precision: Costs are generalized U.S. averages for early 2025, adjusted for New Caney, TX. For exact figures, obtain local contractor quotes.
I. STRUCTURAL SYSTEMS
B. Grading and Drainage - Gutters not present (entire structure)
- Description: No gutters present to direct rainwater away from the foundation, risking foundation damage, erosion, or leaks. Recommend installation.
- Recommendation: Contact a qualified gutter contractor.
- Page: 7
- Generalized Repair Price: $500 - $1,500 (installing gutters for a 1,979 sq ft home; varies by length and material, e.g., aluminum)
C. Roof Covering Materials - Lifted flashing
- Description: Lifted flashing at the back of the roof may allow water intrusion. Recommend replacement by a roofing contractor.
- Recommendation: Contact a qualified roofing professional.
- Page: 8
- Generalized Repair Price: $150 - $400 (replacing flashing in affected area)
E. Walls (Interior and Exterior) - Caulking deteriorated and/or missing
- Description: Missing or deteriorated caulking risks water penetration and insect access. Recommend re-caulking.
- Recommendation: Contact a qualified general contractor.
- Page: 10
- Generalized Repair Price: $100 - $300 (professional re-caulking; DIY ~$50-$100 for materials)
G. Doors (Interior and Exterior) - Door weather-stripping missing or insufficient
- Description: Garage door lacks sufficient weather-stripping, risking energy loss and moisture intrusion. Recommend installation.
- Recommendation: Recommended DIY Project.
- Page: 10
- Generalized Repair Price: $20 - $100 (DIY weather-stripping materials; professional ~$150-$300)
L. Other - New concrete - shrink cracks
- Description: Shrinkage cracks in new garage concrete, common during curing. Recommend monitoring for worsening.
- Recommendation: Recommend monitoring.
- Page: 11
- Generalized Repair Price: $0 (monitoring only; $100-$300 if patching later needed)
II. ELECTRICAL SYSTEMS
A. Service Entrance and Panels - Missing terminal covers
- Description: Primary service lugs lack terminal covers, posing a contact hazard. Recommend electrician install covers.
- Recommendation: Contact a qualified electrical contractor.
- Page: 13
- Generalized Repair Price: $50 - $150 (installing terminal covers)
III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS
B. Cooling Equipment - Evaporator - freon line insulation missing or damaged
- Description: Missing/damaged insulation on refrigerant line risks energy loss and condensation in the attic. Recommend replacement.
- Recommendation: Contact a qualified HVAC professional.
- Page: 17
- Generalized Repair Price: $100 - $300 (replacing insulation on freon line)
IV. PLUMBING SYSTEMS
A. Plumbing Supply, Distribution Systems, and Fixtures - Tub/shower re-caulking necessary
- Description: Tub/shower in 2nd Floor Bathroom and Primary Bathroom require re-caulking due to missing or stained caulk. Recommend silicon-based sealant.
- Recommendation: Recommended DIY Project.
- Page: 21
- Generalized Repair Price: $20 - $100 (DIY caulk materials; professional ~$150-$300)
C. Water Heating Equipment - Drip-pan missing
- Description: Tankless water heater lacks a drip-pan. Recommend plumber install one.
- Recommendation: Contact a qualified plumbing contractor.
- Page: 23
- Generalized Repair Price: $100 - $250 (installing drip-pan for tankless unit)
V. APPLIANCES
B. Food Waste Disposers - Object is lodged
- Description: Garbage disposal noisy due to lodged object. Inspector unable to remove; recommend safe removal and testing.
- Recommendation: Recommended DIY Project.
- Page: 26
- Generalized Repair Price: $0 - $50 (DIY removal; professional ~$100-$200 if repair needed)
D. Ranges, Cooktops, and Ovens - Oven is out of 25-degree tolerance
- Description: Oven temperature exceeds 25°F tolerance when tested at 350°F. Recommend appliance repair technician evaluation.
- Recommendation: Contact a qualified appliance repair professional.
- Page: 29
- Generalized Repair Price: $150 - $400 (diagnosis and calibration/repair)
VII. OPTIONAL SYSTEMS
R. Landscape Irrigation (Sprinkler) System
General - Controller - zone station / locations should be mapped
- Description: No zone station list/map provided. Recommend creating a table of zones for user simplicity.
- Recommendation: Recommended DIY Project.
- Page: 34
- Generalized Repair Price: $0 - $20 (DIY mapping; paper/time cost only)
General - Controller - unresponsive
- Description: Irrigation panel not responding. Recommend landscaping contractor evaluation.
- Recommendation: Contact a qualified landscaping contractor.
- Page: 35
- Generalized Repair Price: $100 - $300 (diagnosis; $500-$1,000 if controller replacement needed)
Zones - Zone #1 to #7 not functioning (7 deficiencies)
- Description: Inspector attempted to run Zones #1 through #7, but no sprinklers functioned in any zone. Issues could be controller, wiring, or valve-related. Recommend landscaping contractor evaluation for each zone.
- Recommendation: Contact a qualified landscaping contractor.
- Pages: 35-36 (listed as separate items for Zones #1, #2, #3, #4, #5, #6, #7)
- Generalized Repair Price per Zone: $150 - $400 (diagnosis and repair per zone; e.g., valve or wiring fix)
- Total for 7 Zones: $1,050 - $2,800 (assuming independent fixes; could be lower if controller issue resolves all)
Notes on Pricing
- Prices are generalized U.S. averages for early 2025, adjusted for New Caney, TX, near Houston, where labor and materials are moderately priced.
- Costs include labor and materials unless noted as DIY. DIY options significantly reduce costs but require time and skill.
- The sprinkler system’s unresponsive controller and non-functioning zones (7 items) may overlap; a single controller fix (~$500-$1,000) could resolve all zones, reducing the total cost below the high-end estimate.
- Monitoring items (e.g., shrink cracks) have no immediate cost but could escalate if conditions worsen.
- For precise estimates, obtain quotes from local contractors, as costs vary by scope and conditions.