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1234 Main St.
Dallas, TX 75243
03/30/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
26
Recommendation
1
Safety hazard

1 - Information

In Attendance
Inspectors only
Occupancy
Vacant
Temperature (approximate)
40 Fahrenheit (F)
Type of Building
Single Family, Detached, Multi-level
Weather Conditions
Recent Rain, Light Rain
Additional Information Provided by Inspector

If you have a complaint about our inspection, YOU MUST notify us in writing within five (5) business days after you discovered any problem, and let us re-inspect the system or component before changing the condition, except when the system or component poses a safety hazard.

YOU AGREE that, to the extent allowed by law, any damages for breach of this contract or report are LIMITED to the amount of the inspection fee.

THIS REPORT CANNOT AND DOES NOT REPRESENT THE OPERATION OR CONDITION OF ANY ITEMS AFTER THE DATE AND TIME OF THIS INSPECTION.


GENERAL SUMMARY  

NOTE: Please read full report in its entirety for all information, limitations, disclosures and observations. 

In summary , pay attention to the following items in the report. Full description, details and images will be provided in corresponding sections of the report. Use table of contents on the left hand side to quickly navigate from one section to another. 

1. Improvements to the soil grading in the backyard are necessary to prevent pooling of rainwater at foundation wall.

2. Interior walls showed signs of water damages. 

3. Electrical work has not been finished. 

4. Incomplete wall insulation was detected. 

5. Exterior Stucco installation appeared to be missing metal weep screed, unless a uncommon weep screed profile was used  (ask the builder). 

 

2 - I. Structural Systems

IN NI NP D
2.1 A. Foundations X X
2.2 B. Grading and Drainage X X
2.3 C. Roof Covering Materials X X
2.4 D. Roof Structure & Attic X X
2.5 E. Walls (Interior and Exterior) X X
2.6 F. Ceilings and Floors X
2.7 G. Doors (Interior and Exterior) X X
2.8 H. Windows X X
2.9 I. Stairways (Interior and Exterior) X
2.10 J. Fireplaces and Chimneys X
2.11 K. Porches, Balconies, Decks, and Carports X X
2.12 L. Kitchen Cabinets and Counter-tops X
Inspection Method
Attic Access, Infrared, Visual
A. Foundations: Type of Foundation(s)
Concrete, Slab on Grade
C. Roof Covering Materials: Roof Ventilation
Soffit Vents, Ridge Vents

 Roof ventilation is accomplished by soffit vents and box vents. 

C. Roof Covering Materials: Types of Roof Covering
Asphalt Shingle Composition
C. Roof Covering Materials: Viewed From
Ground, Ladder
D. Roof Structure & Attic: Roof Structure
OSB/Plywood Sheathing, Wood, Ridge and Rafters
D. Roof Structure & Attic: Type
Hip
D. Roof Structure & Attic: Roof Structure Viewed From
Ladder, Attic Hatch
D. Roof Structure & Attic: Type of Insulation
Attic
Fiberglass, Loose Fill Blown
E. Walls (Interior and Exterior): Material
Exterior
2 x 4 Wood, Composition Board, Wood Trim, Brick Veneer, Stucco
F. Ceilings and Floors: Ceiling Structure
Ceiling
2x6 joists, flat, vaulted ceiling, Drywall Sheetrock
F. Ceilings and Floors: Floor Structure
Living space, bedrooms and bathrooms
Concrete Slab, Tile Floor, Engineered Wood, Carpet
G. Doors (Interior and Exterior): Door Type
Wood, Hollow Core, Metal, French Doors present, Safety Glass present
H. Windows: Window Type
Vinyl, Double Pane, Screens Present
J. Fireplaces and Chimneys: Gas operated

 Gas operated fireplace.  Gas valve key was in place. 

L. Kitchen Cabinets and Counter-tops: Kitchen Countertop Material
Kitchen
Granite
D. Roof Structure & Attic: Approximate Average Depth of Insulation
Attic
38 R-value
A. Foundations: General Comments

 

The foundation consisted of a poured concrete slab. 

In my opinion, the foundation appeared to be providing adequate support for the structure, based on a limited visible observation on the day of inspection. I did not observe any signs that would indicate the presence of significant deflection in the foundation of the house.  There were no notable functional problems, such as doors out-of-square, resulting from foundation movement. 

My opinions were based on observations made without sophisticated testing procedures or equipment. 

B. Grading and Drainage: Site Drainage

The house is a complex structure of interdependent systems: 

1. roofs shed water,

2. gutters collect water,

3. downspouts divert water away from the foundation,

4. chimneys vent exhaust products when fireplace is used, 

5. furnaces heat homes,

6. plumbing carries supply water into the house and drains waste water out to the sewer, 

7. electrical provides light and functionality of the appliances 

etc. 

If one system is not in good standing it may, and most probably will, affect other systems. 

B. Grading and Drainage: Gutters vs. No Gutters

Rainwater falling on the roof is collected in gutters. Roof overhang protects the area around the building. Downspouts carry roof water away from the foundation. Ground slopes away from wall at 5% ( or 6 inches drop in the first 10 feet from the foundation). 


If gutter system not present:

Rainwater collected by the entire roof area falls directly to the ground at the building perimeter and places the water closer to the building when there are no gutters and roof overhangs. As a result , the ground near the foundation gets saturated with water and becomes unstable. 

D. Roof Structure & Attic: Attic Ventilation

I observed adequate ventilation in the attic by the soffit vents and ridge vents. 

L. Kitchen Cabinets and Counter-tops: Operable
Kitchen

 Kitchen cabinet doors and drawers appeared to serve their intended function.  The inspector tested a sample number of cabinet doors and drawers. 

D. Roof Structure & Attic: Limitation: Obstructed Access

The attic space was not inspected in its entirety due to mechanical access obstruction. It is unsafe for the inspector and may cause property damage climbing over mechanical systems and duct systems. Attic was inspected from the servicing platform only. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
2.1.1 - A. Foundations

Nails Exposed
West

Metal nails were exposed.  These were required to be cut off. Sharp corrosive nails may pose hazard to limbs.

Foundation Foundation Contractor
$
Credit
Comment
2.2.1 - B. Grading and Drainage

Missing Gutters
North

Not every house needs a gutter system. They are only needed when the gutters would significantly improve drainage of rainwater. When they are missing and the grading of the soil is unsatisfactory, rainwater will inevitably pool next to the foundation wall. Due to the expansive nature of the North Texas soil, excessive amount of water in close proximity to foundation may promote upheaval movement or settlement. 

Missing gutters caused rainwater to pool at 2-3 feet from foundation. 

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
2.2.2 - B. Grading and Drainage

Standing Water
Backyard

Standing water observed in the backyard, which could indicate poor drainage and/or grading. 

The grading of the 2/3 of the backyard soil was sloping towards the home (negative grading). This could lead to water intrusion and foundation issues. When the overall lot drainage is toward the house, swales can be used to direct surface water way from the foundation.  A swale was created to alleviate this condition, but not very effectively. On the day of inspection, with a light rain, standing water was observed on 1/3 of the backyard soil close to the house. Satisfactory grading must slope away from the foundation wall with a 6'' drop in the first 10' from the wall. Recommend qualified landscaper or foundation contractor regrade so water flows away from home and out to the front street. Undercutting the fence on the east side where the it comes in direct contact with grade may be necessary to create ways of escape for trapped pools of water. 

Here is a helpful article discussing negative grading. 

Installation of French drains may also be considered as an alternative solution. All work must be done by a qualified landscaping contractor.

Here is a resource on dealing with standing water in your yard. 



Yard scissors Landscaping Contractor
$
Credit
Comment
2.3.1 - C. Roof Covering Materials

Improper/Incomplete Nailing
Roof

Roof coverings showed signs of improper installation and/ or fastening in one or more areas on the north side by the chimney stack. Shingles that were not properly nailed may be susceptible to water entry and / or wind damage. 

 Recommend a qualified roofing contractor evaluate and repair. 

Roof Roofing Professional
$
Credit
Comment
2.3.2 - C. Roof Covering Materials

Missing Kick Out Flashing
Roof

It appeared from the ground / ladder that a kick-out flashing was missing where the house wall extended beyond the roof.  A kick out flashing is needed at the bottom edge of the roof to prevent water damages to the wall siding and wall structure. Recommend a qualified roofing contractor examine and install where needed. 

Roof Roofing Professional
$
Credit
Comment
2.4.1 - D. Roof Structure & Attic

Attic Hatch Uninsulated
Upstairs hallway

It is typical to find un-insulated attic hatches. It is not a defect in itself as it does not affect the structure of the house in a negative way. Insulation is only an improvement that increasing the homeowner comfort and energy efficiency. Attached is a thermal image sampling an uninsulated attic hatch.

Contractor Qualified Professional
$
Credit
Comment
2.4.2 - D. Roof Structure & Attic

Insufficient Clearance
Roof

A clearance of 0.5-1 inch from roofing shingles is requires. The roofing fascia on the north side of the roof was in direct contact with the roofing shingles. This condition may promote deterioration of wooden / wood composition building material, as wicking up of moisture occurs when the shingles are wet. Clearance from roofing materials will help drying process take place faster.

Recommend a qualified roofing contractor repair / replace to correct clearance from shingles. 

Roof Roofing Professional
$
Credit
Comment
2.4.3 - D. Roof Structure & Attic

Fascia and Soffit Missing Sealant
South and North sides

Multiple sections where the soffits meet fascia were missing or had insufficient caulk / sealant. This condition may promote water entry behind building components and produce water damages.  

Recommend proper caulk / sealant applied to prevent water intrusion behind components of the roof structure and wall structure. 

Contractor Qualified Professional
$
Credit
Comment
2.4.4 - D. Roof Structure & Attic

Rodent / Bird Corpse found
Attic

A corpse of an animal / bird was found on the attic floor. 

Mop Cleaning Service
$
Credit
Comment
2.5.1 - E. Walls (Interior and Exterior)

Missing Weep Screed
Exterior Wall

Weep screed is required on Stucco installations. The weep screed is a metal stop with many holes that is exposed below the stucco. It provides a finished edge, allows drainage of water though the holes. 

A missing weep screed could lead to localized stucco damage. Cracks may develop at thin spots in stucco and at corners because of stress concentrations and / or excessive moisture. 

It appeared to the inspector that weep screeds were missing at exterior wall stucco installation ( unless a uncommon weep screed profile was used). Recommend evaluation by a qualified stucco professional. 

Stucco Stucco Repair Contractor
$
Credit
Comment
2.5.2 - E. Walls (Interior and Exterior)

Signs of Water Intrusion
Interior garage wall

Interior wall finish in the garage and guest bathroom showed signs of deterioration similar to damages caused my excessive moisture / water intrusion. 

Recommend identifying moisture source and correction of this condition (ask the builder). 

Putty knife Drywall Contractor
$
Credit
Comment
2.5.3 - E. Walls (Interior and Exterior)

Substandard workmanship
Garage Door Framing

Drywall and garage framing did not align. These were examples of substandard workmanship. Recommend repairs.  

Contractor Qualified Professional
$
Credit
Comment
2.5.4 - E. Walls (Interior and Exterior)

Insufficient Insulation
Staircase wall

Walls above the staircase had inadequate / missing insulation. A minimum R-13 value wall insulation is recommended for residential buildings. Missing insulation may increase energy cost.  Thermal images taken with an infrared camera exemplify sections of the wall in violet color where the lost of energy occurs. In addition to these, one image taken from the attic space demonstrates missing insulation. 

Note: the inspector only took pictures of the readily accessible items. 

House construction Insulation Contractor
$
Credit
Comment
2.7.1 - G. Doors (Interior and Exterior)

Missing Self-close Device
Garage

Please, verify with city authorities wether or not the following is a requirement in your area.

Garage man-door that provides access to the dwelling must be fire-rated, have weatherstripping and have a self-close mechanism or spring hinges for safety purposes. Self-close was missing on the day of inspection. Recommend installing such a mechanism for safety reasons. Vehicle exhaust gasses and fumes from lawn mowers must not enter the dwelling space, should the door be left open by accident. 

Hammer Carpentry Contractor
$
Credit
Comment
2.7.2 - G. Doors (Interior and Exterior)

Missing Hinge screw
Backyard door

Backyard door hinge was missing a screw.

Hammer Carpentry Contractor
$
Credit
Comment
2.7.3 - G. Doors (Interior and Exterior)

Weatherstripping Insufficient / Broken
Attic Door Loft

Attic door upstairs had broken/ inadequate standard weatherstripping. This can result in significant energy loss. Recommend installation of standard weatherstripping.

Here is a DIY guide on weatherstripping

Contractor Qualified Professional
$
Credit
Comment
2.8.1 - H. Windows

Window Sill Minor Crack
Upstairs bedroom

Exterior Window sill had minor crack. Correction is required to provide water-tight sills and prevent deterioration of the wall structure underneath. 

Brick Masonry, Concrete, Brick & Stone
$
Credit
Comment
2.8.2 - H. Windows

Window Lintels Rust
Multiple exterior windows

Multiple exterior lintels above windows and exterior doors showed signs of corrosion. Protective enamel or two coats of exterior paint is recommended to keep from corrosion and to preserve the integrity and strength of the lintels. 

Contractor Qualified Professional
$
Credit
Comment
2.8.3 - H. Windows

Cracked Window Trim
north-east window

A minor crack at the wooden trim at the window was noted. Recommend repairs or replacement.  

Contractor Qualified Professional
$
Credit
Comment
2.8.4 - H. Windows

Cosmetic Defect
Kitchen window

Cosmetic defect showed on the interior window sill. Correction with caulk and paint is preferred. 

Contractor Qualified Professional
$
Credit
Comment
2.11.1 - K. Porches, Balconies, Decks, and Carports

Cracked Walkway Step
Front entrance

Walkway step at the front exterior entrance showed signs of substandard concrete workmanship. Recommend a concrete contractor evaluate and repair. 

Gardening shovel tool shape Concrete Contractor

3 - II. Electrical Systems

IN NI NP D
3.1 A. Service Entrance and Panels X
3.2 B. Branch Circuits, Connected Devices, and Fixtures X X
Main Panel and Distribution Panel Location
Garage
Garage
A. Service Entrance and Panels: Panel Type and Manufacturer
Garage
Cutler Hammer
B. Branch Circuits, Connected Devices, and Fixtures: Branch Wire
Copper
B. Branch Circuits, Connected Devices, and Fixtures: Type of Wiring
Romex
A. Service Entrance and Panels: Electrical Service Conductors
Garage
Lateral below ground, Copper, 120 V, 240 V
A. Service Entrance and Panels: Panel capacity

The electrical main panel indicated 200 AMPs, capacity. 

120/ 240 V. 

B. Branch Circuits, Connected Devices, and Fixtures: Aluminum Wiring
Garage
0

Although properly maintained aluminum wiring is acceptable, aluminum will generally become defective faster than copper due to certain qualities inherent in the metal.

B. Branch Circuits, Connected Devices, and Fixtures: Electrical Equipment
Bedrooms, bathrooms and kitchen

Small electrical equipment and portable kitchen appliances, which were not built-in, are beyond the scope of a general home inspection. The occupants should assume full responsibility for using portable electrical equipment according to the manufacturer's instructions.   

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
3.2.1 - B. Branch Circuits, Connected Devices, and Fixtures

Missing light fixtures
master bedroom

Multiple locations were missing ceiling light fixtures. Some wiring were exposed and charged. This condition presented an electrocution hazard. Recommend a licensed electrician finish the work in master bedroom, guest bathrooms, exterior light at patio. 

Electric Electrical Contractor

4 - III. Heating, Ventilation & Air Conditioning Systems

IN NI NP D
4.1 A. Heating Equipment X
4.2 B. Cooling Equipment X
4.3 C. Duct System, Chases, and Vents X
A. Heating Equipment: Energy Source
Attic
Gas
C. Duct System, Chases, and Vents: Ductwork Type
Attic
Insulated, Flex ducts
C. Duct System, Chases, and Vents: Filter Type
Furnace
Disposable
A. Heating Equipment: Type of System
Forced Air
A. Heating Equipment: Brand
Attic
Lennox
B. Cooling Equipment: Type of System
Outdoors
Central Air Conditioner, Electric
B. Cooling Equipment: Limitation: Low Temperature

The A/C unit was not tested due to low outdoor temperature. This may cause damage the unit.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
4.1.1 - A. Heating Equipment

Filter requires replacement
Attic

The furnace filter appeared to be dirty.  

Proper installation of the air filter is extremely important for the overall function of the HVAC system and improving the indoor air quality.  I want to advice the homebuyer to replace air filters frequently ( usually every 3 months) for optimum operation of both the filter and HVAC system. 


Wrench DIY

5 - IV. Plumbing Systems

IN NI NP D
5.1 A. Plumbing Supply, Distribution Systems, and Fixtures X X
5.2 B. Drains, Wastes, & Vents X
5.3 C. Water Heating Equipment X X
5.4 D. Hydro-Massage Therapy Equipment X
Location of Water Meter
Exterior, Front Street
Static Water Pressure Reading ( PSI )
55
Water Source
Public
A. Plumbing Supply, Distribution Systems, and Fixtures: Material - Water Supply
Bathrooms and Kitchen
Pex
B. Drains, Wastes, & Vents: Material
Bathrooms and Kitchen
PVC
C. Water Heating Equipment: Power Source
Utility Closet
Gas
C. Water Heating Equipment: Capacity
0 Gallons
C. Water Heating Equipment: Location
Outside wall
C. Water Heating Equipment: Tankless Water Heater
Location of Main Water Supply Valve
Garage wall
Garage
A. Plumbing Supply, Distribution Systems, and Fixtures: Tub Overflow
Bathroom

Inspectors do not test the overflows of tubs because this is a liability. The overflow of a tub is not used on a regular basis, for this reason it may cause water damage below if it was not working properly, though it was designed to prevent water damages. I recommend the first time you get a plumber in the house, ask the plumber to make sure that all isolating valves and tub overflows operate as they should.

An extendable shower faucet left in the tub while water present may create a cross connection when contaminated water from the tub can get into the supply lines. Avoid leaving sitting water in the tub. 

A. Plumbing Supply, Distribution Systems, and Fixtures: Shower Stall Maintenance
Bathrooms

Sometimes leaks in a shower stall will only occur with people standing in the shower. Obviously the water spray is going to bounce and run down the walls in a different pattern when there is someone standing in the shower. There is a possibility, despite my best effort during the inspection,  that you will find a leak later. 

Take into consideration that shower stalls and tub enclosures are high maintenance areas. Leaks may develop at thresholds and in the corners of the openings. Recommend monitoring and replacing the caulking when cracks in the grout develop. 

C. Water Heating Equipment: Manufacturer
Exterior Wall
Rheem

Temperature control located in laundry room. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
5.1.1 - A. Plumbing Supply, Distribution Systems, and Fixtures

Missing shower head
master bathroom

 Shower head was missing in the master bath shower. 

Pipes Plumbing Contractor
$
Credit
Comment
5.3.1 - C. Water Heating Equipment

Corrosion
Exterior wall

Natural gas piping showed signs of corrosion at drip leg; and also on the front casing of the unit. 

Recommend a qualified plumber further evaluate and determine whether corroded piping needed replacement. 

Pipes Plumbing Contractor

6 - V. Appliances

IN NI NP D
6.1 A. Dishwashers X
6.2 B. Food Waste Disposers X
6.3 C. Range Hood and Exhaust Systems X
6.4 D. Ranges, Cooktops, and Ovens X
6.5 E. Microwave Ovens X
6.6 F. Mechanical Exhaust Vents and Bathroom Heaters X
6.7 G. Garage Door Operators X
6.8 H. Dryer Exhaust Systems X
6.9 I. Smoke Detectors X
6.10 J. Carbon Monoxide Detectors X
C. Range Hood and Exhaust Systems: Exhaust Hood Type
Kitchen
Vented
D. Ranges, Cooktops, and Ovens: Range/Oven Energy Source
Kitchen
Gas
H. Dryer Exhaust Systems: Vent Termination

Dryer vent terminate to the outside of the house above the roof. 

Electrical Equipment
Kitchen, Bedrooms and Bathrooms

The refrigerator, small electrical equipment and portable kitchen appliances, which were not built-in, are beyond the scope of a general home inspection. 

Kitchen:

According to the Electrical Safety Foundation International, home electrical fires cause about 51,000 fires annually. Even seemingly harmless appliances like toasters or blenders can be the culprit behind a devastating fire. Faulty or frayed cords can spark a fire within seconds. Multiple power strips being used at maximum capacity is a fire hazard as well. Make sure to monitor closely everything that you are cooking, and never leave an open flame or hot stove unattended. 

Bedrooms: 

Approximately 37% of fires started by a candle began in bedrooms, as its easy to fall asleep with a candle still burning. Make sure to blow candles out every time you leave the room and keep them away from flammable items such as a tissue box, book, or curtains. 

Bathrooms: 

Make sure all electrical devices and wiring are functioning properly to prevent sparking. Avoid using submerged electrical devices or wiring.

A. Dishwashers: Dishwasher operable

I inspected the dishwasher. Both trays and other components of the appliance were present, the dishwasher ran one cycle. I did not observe any indications of failing. 

G. Garage Door Operators: Automatic Opener
Garage

Garage door opener was tested and proved to function properly. The electric eye (sensors) responded when tested and reversed the door into open position. 

Recommend the buyer ask the seller about door opener remote controls (x2) and door codes / passwords in order to access the garage from the outside.  


  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency

7 - VI. Optional Systems

IN NI NP D
7.1 A. Landscape Irrigation (Sprinkler) Systems X X
7.2 F. Fences and rails X X
Present
Irrigation System, Fence
A. Landscape Irrigation (Sprinkler) Systems: Irrigation Clock
Garage

The irrigation clock for the sprinklers was located in the garage. Ten watering zones have been tested manually. 

Zone descriptions were found on the interior casing. This is helpful information for the buyers. 

Programming the auto system may be found here:

https://www.youtube.com/watch?v=kHqsHSYWTu4


  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
7.1.1 - A. Landscape Irrigation (Sprinkler) Systems

Inoperative Sprinkler Head
Driveway

One inoperative sprinkler head was identified by the driveway. Recommend repairs / replacement of the head. 

Grass Lawncare Professional
$
Credit
Comment
7.2.1 - F. Fences and rails

Gate didn't latch
East Gate

Fence gate on the east side didn't properly latch. Adjustment of the gate may be necessary to correct this condition. 

Contractor Qualified Professional