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1234 Main St.
Colleyville, TX 76034
02/18/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
7
Maintenance item
24
Recommendation
3
Safety hazard

1 - Information

In Attendance
Owner, Inspector
Occupancy
Vacant
Stories
Single
Temperature (approximate)
85 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Clear

SCOPE 22 TAC 535.227(a) (1) These standards of practice apply when a professional inspector or real estate inspector who is licensed under this chapter accepts employment to perform a real estate inspection for a prospective buyer or seller of real property. (2) These standards of practice define the minimum requirements for a real estate inspection conducted on a one to four family unit that is substantially completed. Substantially completed means the stage of construction when a new building, addition, improvement, or alteration to an existing building can be occupied or used for its intended purpose . (3) For the purposes of these standards of practice a real estate inspection : (A) is a limited visual survey and basic performance evaluation of the systems and components of a building using normal controls that provides information regarding the general condition of a residence at the time of inspection; (B) is not intended to be a comprehensive investigation or exploratory probe to determine the cause or effect of deficiencies noted by the inspector; and (C) does not require the use of: (i) specialized equipment, including but not limited to : (I) thermal imaging equipment; (II) moisture meters; (III) gas or carbon monoxide detection equipment; (IV) environmental testing equipment and devices; (V) elevation determination devices; or (VI) ladders capable of reaching surfaces over one story above ground surfaces; or (ii) specialized procedures, including but not limited to: (I) environmental testing; (II) elevation measurement; (III) calculations; or (IV) any method employing destructive testing that damages otherwise sound materials or finishes. (4) These standards of practice do not prohibit an inspector from providing a higher level of inspection performance than required by these standards of practice or from inspecting components and systems in addition to those listed under the standards of practice. DEFINITIONS 22 TAC 535.227(b) (1) Accessible -In the reasonable judgment of the inspector, capable of being approached, entered, or viewed without: (A) hazard to the inspector; (B) having to climb over obstacles, moving furnishings or large, heavy, or fragile objects; (C) using specialized equipment or procedures; (D) disassembling items other than covers or panels intended to be removed for inspection; (E) damaging property, permanent construction or building finish; or (F) using a ladder for portions of the inspection other than the roof or attic space. (2) Chapter 1102 - Texas Occupations Code, Chapter 1102. (3) Component - A part of a system. (4) Cosmetic - Related only to appearance or aesthetics, and not related to performance, operability, or water penetration. (5) Deficiency - In the reasonable judgment of the inspector, a condition that: (A) adversely and materially affects the performance of a system, or component; or (B) constitutes a hazard to life, limb, or property as specified by these standards of practice. (6) Deficient--Reported as having one or more deficiencies. (7) Inspect - To operate in normal ranges using ordinary controls at typical settings, look at and examine accessible systems or components and report observed deficiencies as specified by these standards of practice. (8) Performance - Achievement of an operation, function or configuration relative to accepted industry standard practices with consideration of age and normal wear and tear from ordinary use. (9) Report - To provide the inspector's opinions and findings on the standard inspection report form as required by 535.222 and 535.223 of this title. (10)Standards of practice - 535.227 - 535.233 of this title. GENERAL REQUIREMENTS 22 TAC 535.227(c) The inspector shall: (1) operate fixed or installed equipment and appliances listed herein in at least one mode with ordinary controls at typical settings; (2) visually inspect accessible systems or components from near proximity to the systems and components, and from the interior of the attic and crawl spaces; and (3) complete the standard inspection report form as required by 535.222 and 535.223 of this title. GENERAL LIMITATIONS 22 TAC 535.227(d) The inspector is not required to: (1) inspect: (A) items other than those listed within these standards of practice; (B) elevators; (C) detached buildings, decks, docks, fences, or waterfront structures or related equipment; (D) anything buried, hidden, latent, or concealed; (E) sub-surface drainage systems; (F) automated or programmable control systems, automatic shut-off, photoelectric sensors, timers, clocks, metering devices, signal lights, lightning arrestor system, remote controls, security or data distribution systems, solar panels or smart home automation components; or (G) concrete flatwork such as driveways, sidewalks, walkways, paving stones or patios; (2) report: (A) past repairs that appear to be effective and workmanlike except as specifically required by these standards; (B) cosmetic or aesthetic conditions; or (C) wear and tear from ordinary use; (3) determine: (A) the presence or absence of pests, termites, or other wood-destroying insects or organisms; (B) the presence, absence, or risk of: (i) asbestos; (ii) lead-based paint; (iii) mold, mildew; (iv) corrosive or contaminated drywall "Chinese Drywall"; or (v) any other environmental hazard, environmental pathogen, carcinogen, toxin, mycotoxin, pollutant, fungal presence or activity, or poison; (C) types of wood or preservative treatment and fastener compatibility; or (D) the cause or source of a condition; (E) the cause or effect of deficiencies; (F) any of the following issues concerning a system or component: (i) insurability or warrantability; (ii) suitability, adequacy, compatibility, capacity, reliability, marketability, or operating costs; (iii) recalls, counterfeit products, or product lawsuits; (iv) life expectancy or age; (v) energy efficiency, vapor barriers, or thermostatic performance; (vi) compliance with any code, listing, testing or protocol authority; (vii) utility sources; or (viii)manufacturer or regulatory requirements, except as specifically required by these standards; (4) anticipate future events or conditions, including but not limited to: (A) decay, deterioration, or damage that may occur after the inspection; (B) deficiencies from abuse, misuse or lack of use; (C) changes in performance of any component or system due to changes in use or occupancy; (D) the consequences of the inspection or its effects on current or future buyers and sellers; (E) common household accidents, personal injury, or death; (F) the presence of water penetrations; or (G) future performance of any item; (5) operate shut-off, safety, stop, pressure or pressure-regulating valves or items requiring the use of codes, keys, combinations, or similar devices; (6) designate conditions as safe; (7) recommend or provide engineering, architectural, appraisal, mitigation, physical surveying, realty, or other specialist services; (8) review historical records, installation instructions, repair plans, cost estimates, disclosure documents, or other reports; (9) verify sizing, efficiency, or adequacy of the ground surface drainage system; (10) verify sizing, efficiency, or adequacy of the gutter and downspout system; (11) operate recirculation or sump pumps; (12) remedy conditions preventing inspection of any item; (13) apply open flame or light a pilot to operate any appliance; (14) turn on decommissioned equipment, systems or utility services; or (15) provide repair cost estimates, recommendations, or re-inspection services. CONFLICTS 22 TAC 535.227(e) In the event of a conflict between the general provisions set out in this section, and specific provisions specified elsewhere in the standards of practice, specific provisions shall take precedence. DEPARTURE PROVISION 22 TAC 535.227(f) (1) An inspector may depart from the inspection of a component or system required by the standards of practice only if: (A) the inspector and client agree the item is not to be inspected; (B) the inspector is not qualified to inspect the item; (C) in the reasonable judgment of the inspector, the inspector determines that: (i) conditions exist that prevent inspection of an item; (ii) conditions or materials are hazardous to the health or safety of the inspector; or (iii) the actions of the inspector may cause damage to the property (D) the item is a common element of a multifamily development and is not in physical contact with the unit being inspected, such as the foundation under another building or a part of the foundation under another unit in the same building. (2) If an inspector departs from the inspection of a component or system required by the standards of practice, the inspector shall: (A) notify the client at the earliest practical opportunity that the component or system will not be inspected; and (B) make an appropriate notation on the inspection report form, stating the reason the component or system was not inspected. (3) If the inspector routinely departs from inspection of a component or system required by the standards of practice, and the inspector has reason to believe that the property being inspected includes that component or system, the earliest practical opportunity for the notice required by this subsection is the first contact the inspector makes with the prospective client.  ENFORCEMENT 22 TAC 535.227(g) Enforcement. Failure to comply with the standards of practice is grounds for disciplinary action as prescribed by Chapter 1102.

2 - I. Structural Systems

IN NI NP D
2.1 A. Foundations X
2.2 B. Grading and Drainage X
2.3 G. Doors (Interior and Exterior) X
2.4 C. Roof Covering Materials X
2.5 D. Roof Structures & Attics X
2.6 E. Walls (Interior and Exterior) X
2.7 F. Ceilings and Floors X
2.8 H. Windows 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
A. Foundations: Type of Foundation(s)
Slab on Grade
A. Foundations: Comments
B. Grading and Drainage: Comments
G. Doors (Interior and Exterior): Comments
C. Roof Covering Materials: Viewed From
Binoculars, Roof
C. Roof Covering Materials: Comments
D. Roof Structures & Attics: Comments
E. Walls (Interior and Exterior): Comments
F. Ceilings and Floors: Comments
I. Stairways (Interior and Exterior): Comments
K. Porches, Balconies, Decks, and Carports: Comments
D. Roof Structures & Attics: Approximate insulation thickness

8 inches

D. Roof Structures & Attics: Type of insulation
cellulose
A. Foundations: Slab on grade comments

This residence has a slab foundation. Such foundations vary considerably from older ones that have no moisture barrier under them and no reinforcing steel within them to newer ones that have both. My inspection of slab foundations conforms to industry standards, which is that of a generalist and not a specialist. I check the visible portion of the stem walls on the outside for any evidence of significant cracks or structural deformation, but I do not move furniture or lift carpeting and padding to look for cracks or moisture penetration, and I do not use any of the specialized devices that are used to establish relative elevations and confirm differential movement. Significantly, many slabs are built or move out of level, but the average person may not become aware of this until there is a difference of more than one inch in twenty feet, which most authorities regard as being tolerable. Many slabs are found to contain cracks when the carpet and padding are removed, including some that contour the edge and can be quite wide. They typically result from shrinkage and usually have little structural significance. However, there is no absolute standard for evaluating cracks, and those that are less than 1/4"
and which exhibit no significant vertical or horizontal displacement are generally not regarded as being significant. Although they typically do result from common shrinkage, they can also be caused by a deficient mixture of concrete, deterioration through time, seismic activity, adverse soil conditions, and poor drainage, and if they are not sealed they can allow moisture to enter a residence, and particularly if the residence is surcharged by a hill or even a slope, or if downspouts discharge adjacent to the slab. However, in the absence of any major defects, I may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert, and I would be happy to refer one.

A. Foundations: Performance

Foundation appears to be performing as intended with no visible or significant abnormalities.

B. Grading and Drainage: General comments and description

Water can be destructive and foster conditions that are harmful to health. For this reason, the ideal property will have soils that slope away from the residence and the interior floors will be several inches higher than the exterior grade. Also, the residence will have roof gutters and downspouts that discharge into area drains with catch basins that carry water away to hard surfaces. However, I cannot guarantee the condition of any subterranean drainage system, but if a property does not meet this ideal, or if any portion of the interior floor is below the exterior grade, I cannot endorse it and recommend that you consult with a grading and drainage contractor, even though there may not be any evidence of moisture intrusion. My site visit is limited, and the sellers or occupants will obviously have a more intimate knowledge of the site than we could possible hope to have, but I have confirmed moisture intrusion in residences when it was raining
that would not have been apparent otherwise. Also, in conjunction with the cellulose material found in most modern homes, moisture can facilitate the growth of biological organisms that can compromise building materials and produce mold-like substances that are harmful to health.

C. Roof Covering Materials: Types of Roof Covering
Asphalt
D. Roof Structures & Attics: Viewed From
Attic

Attic was accessed through pull down stairs in interior hallway.  Attic was viewed from provided platform.

D. Roof Structures & Attics: Stick framing

The roof framing consists of an integrated system of custom built components. Each component of the system is designed for a specific purpose, and cannot be removed or modified without compromising the
integrity of the system. The lowest component, which is called the ceiling joist, to which the ceiling is attached, can move by thermal expansion and contraction and cause creaking sounds, which are more pronounced in the mornings and evenings along with temperature changes. Such movement has no structural significance, but can result in small cracks or divots in the drywall or plaster.

E. Walls (Interior and Exterior): Signs of repair
J. Fireplaces and Chimneys: Comments
B. Grading and Drainage: Gutter performance

The gutters appear to be in acceptable condition. However, without water in them it is difficult to judge whether they are correctly pitched to direct water into the downspouts, but they should function as they were intended.

B. Grading and Drainage: Grading and drainage observations

The grading and drainage around the property is in acceptable condition, with no visible signs of significant issues or defects. However, you may wish to have the property drainage reviewed during heavy rains to verify proper drainage, or have the application reviewed by a specialist.

C. Roof Covering Materials: Roof performance

The roof is in acceptable condition, but this is not a guarantee against leaks. For a guarantee, you would need to have a roofing company perform a water-test and issue a roof certification.

C. Roof Covering Materials: Flashing performance

The visible roof flashings are in acceptable condition. However, I was unable to review and comment on the concealed flashings.

D. Roof Structures & Attics: General attic comment

In accordance with industry standards, I will not attempt to enter an attic that has less than thirty inches of headroom, is restricted by ducts, or in which the insulation obscures the joists and thereby makes mobility
hazardous, in which case I will inspect the attic as best I can from the access point. In evaluating the type and amount of insulation on the attic floor, I use only generic terms and approximate measurements, and do not sample or test its composition for a specific identification. Also, I do not move or disturb any portion of the insulation, which may well obscure water pipes, electrical conduits, junction boxes, exhaust fans, and other components.

D. Roof Structures & Attics: Baffles not inspected

Baffles are typically installed at the eaves to keep insulation from blocking the eave opening.  This property has soffit vents and should have baffles installed in the attic.  My vantage point did not allow me to be near an eave to locate a baffle.  They might be installed, but I did not see any.

J. Fireplaces and Chimneys: Unable to check for fireblocking

Unable to verify for fireblocking as the chimney enters the attic.  This is a safety measure to help slow the spread of a fire if one started in the attic.  Recommend having a chimney professional check the integrity of all fireplace and chimney components before the home transaction is complete.

J. Fireplaces and Chimneys: Did not operate any fireplaces

Open flame was not used to operate gas fireplaces (535.227(d)).  Unable to determine chimney smoke test, draft adequacy, and the integrity of the flue (535.228(i)).  

FOUNDATIONS 22 TAC 535.228(a) (1) The inspector shall: (A) render a written opinion as to the performance of the foundation; and (B) report: (i) the type of foundations; (ii) the vantage point from which the crawl space was inspected; (C) report present and visible indications of adverse performance of the foundation, such as: (i) binding, out-of-square, or non-latching doors; (ii) framing or frieze board separations; (iii) sloping floors; (iv) window, wall, floor, or ceiling cracks or separations; and (v) rotating, buckling, cracking, or deflecting masonry cladding. (D) report as Deficient: (i) deteriorated materials; (ii) deficiencies in foundation components such as; beams, joists, bridging, blocking, piers, posts, pilings, columns, sills or subfloor; (iii) deficiencies in retaining walls related to foundation performance; (iv) exposed or damaged reinforcement; (v) crawl space ventilation that is not performing; and (vi) crawl space drainage that is not performing. (2) The inspector is not required to: (A) enter a crawl space or any area where headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high; (B) provide an exhaustive list of indicators of possible adverse performance; or (C) inspect retaining walls not related to foundation performance.


GRADING AND DRAINAGE 22 TAC 535.228(b) (1) The inspector shall report as Deficient: (A) drainage around the foundation that is not performing; (B) deficiencies in grade levels around the foundation; and (C) deficiencies in installed gutter and downspout systems. (2) The inspector is not required to: (A) inspect flatwork or detention/retention ponds (except as related to slope and drainage); (B) determine area hydrology or the presence of underground water; or (C) determine the efficiency or performance of underground or surface drainage systems.


ROOF COVERING MATERIALS 22 TAC 535.228(c) (1) The inspector shall: (A) inspect the roof covering materials from the surface of the roof; (B) report: (i) type of roof coverings; (ii) vantage point from where the roof was inspected; (iii) evidence of water penetration; (iv) evidence of previous repairs to the roof covering material, flashing details, skylights and other roof penetrations; and (C) report as Deficient deficiencies in: (i) fasteners; (ii) adhesion; (iii) roof covering materials; (iv) flashing details; (v) skylights; and (vi) other roof penetrations. (2) The inspector is not required to: (A) inspect the roof from the roof level if, in the inspector's reasonable judgment, the inspector: (i) cannot safely reach or stay on the roof; or (ii) significant damage to the roof covering materials may result from walking on the roof; (B) determine: (i) the remaining life expectancy of the roof covering; or (ii) the number of layers of roof covering material; (C) identify latent hail damage; (D) exhaustively examine all fasteners and adhesion, or (E) provide an exhaustive list of locations of deficiencies and water penetrations.


ROOF STRUCTURES AND ATTICS 22 TAC 535.228(d) (1) The inspector shall: (A) report: (i) the vantage point from which the attic space was inspected; (ii) approximate average depth of attic insulation; (iii) evidence of water penetration; (B) report as Deficient: (i) attic space ventilation that is not performing; (ii) deflections or depressions in the roof surface as related to adverse performance of the framing and decking; (iii) missing insulation; (iv) deficiencies in (I) installed framing members and decking; (II) attic access ladders and access openings; and (III) attic ventilators. (2) The inspector is not required to: (A) enter attics or unfinished spaces where openings are less than 22 inches by 30 inches or headroom is less than 30 inches; (B) operate powered ventilators; or (C) provide an exhaustive list of locations of deficiencies and water penetrations.


INTERIOR WALLS, CEILINGS, FLOORS, AND DOORS 22 TAC 535.228(e) (1) The inspector shall: (A) report evidence of water penetration; (B) report as Deficient: (i) deficiencies in the condition and performance of doors and hardware; (ii) deficiencies related to structural performance or water penetration; and (iii) the absence of or deficiencies in fire separation between the garage and the living space and between the garage and its attic. (2) The inspector is not required to: (A) report cosmetic damage or the condition of floor, wall, or ceiling coverings; paints, stains, or other surface coatings; cabinets; or countertops, or (B) provide an exhaustive list of locations of deficiencies and water penetrations.


EXTERIOR WALLS, DOORS, AND WINDOWS 22 TAC 535.228(f) (1) The inspector shall: (A) report evidence of water penetration; (B) report as Deficient: (i) the absence of performing emergency escape and rescue openings in all sleeping rooms; (ii) a solid wood door less than 1-3/8 inches in thickness, a solid or honeycomb core steel door less than 1-3/8 inches thick, or a 20-minute fire-rated door between the residence and an attached garage; (iii) missing or damaged screens; (iv) deficiencies related to structural performance or water penetration; (v) deficiencies in: (I) weather stripping, gaskets or other air barrier materials; (II) claddings; (III) water resistant materials and coatings; (IV) flashing details and terminations; (V) the condition and performance of exterior doors, garage doors and hardware; and (VI) the condition and performance of windows and components. (2) The inspector is not required to: (A) report the condition of awnings, blinds, shutters, security devices, or other nonstructural systems; (B) determine the cosmetic condition of paints, stains, or other surface coatings; or (C) operate a lock if the key is not available. (D) provide an exhaustive list of locations of deficiencies and water penetrations.


EXTERIOR AND INTERIOR GLAZING 22 TAC 535.228(g) (1) The inspector shall report as Deficient: (A) insulated windows that are obviously fogged or display other evidence of broken seals; (B) deficiencies in glazing, weather stripping and glazing compound in windows and doors; and (C) the absence of safety glass in hazardous locations.(2) The inspector is not required to: (A) exhaustively inspect insulated windows for evidence of broken seals; (B) exhaustively inspect glazing for identifying labels; or (C) identify specific locations of damage.


INTERIOR AND EXTERIOR STAIRWAYS 22 TAC 535.228(h) (1) The inspector shall report as Deficient: (A) spacing between intermediate balusters, spindles, or rails for steps, stairways, guards, and railings that permit passage of an object greater than 4 inches in diameter, except that on the open side of the staircase treads, spheres less than 4-3/8 inches in diameter may pass through the guard rail balusters or spindles; and (B) deficiencies in steps, stairways, landings, guardrails, and handrails. (2) The inspector is not required to exhaustively measure every stairway component.


FIREPLACES AND CHIMNEYS 22 TAC 535.228(i) (1) The inspector shall report as Deficient: (A) built-up creosote in accessible areas of the firebox and flue; (B) the presence of combustible materials in near proximity to the firebox opening; (C) the absence of fireblocking at the attic penetration of the chimney flue, where accessible; and (D) deficiencies in the: (i) damper; (ii) lintel, hearth, hearth extension, and firebox; (iii) gas valve and location; (iv) circulating fan; (v) combustion air vents; and (vi) chimney structure, termination, coping, crown, caps, and spark arrestor. (2) The inspector is not required to: (A) verify the integrity of the flue; (B) perform a chimney smoke test; or (C) determine the adequacy of the draft.


PORCHES, BALCONIES, DECKS AND CARPORTS 22 TAC 535.228(j) (1) The inspector shall: (A) inspect: (i) attached balconies, carports, and porches; (ii) abutting porches, decks, and balconies that are used for ingress and egress; and (B) report as Deficient: (i) on decks 30 inches or higher above the adjacent grade, spacings between intermediate balusters, spindles, or rails that permit passage of an object greater than four inches in diameter; and (ii) deficiencies in accessible components. (2) The inspector is not required to: (A) exhaustively measure every porch, balcony, deck, or attached carport components; or (B) enter any area where headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high.



  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
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Comment
2.2.1 - B. Grading and Drainage

Vegetation against home

A twelve inch clearance between home and vegetation is recommended. 

Contractor Qualified Professional
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Comment
2.2.2 - B. Grading and Drainage

Soil washed away
Right side of home

Soil has washed away from this area near the foundation.  It is important for the foundation to have a consistent moisture level around and under the foundation.  

Contractor Qualified Professional
$
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Comment
2.2.3 - B. Grading and Drainage

No gutters

Gutters are missing on left side of home and part of the rear of the home.  Gutters are recommended around the perimeter of the home and should facilitate in carrying water 5 feet away from the foundation.   

Gutter cleaning icon Gutter Contractor
$
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Comment
2.3.1 - G. Doors (Interior and Exterior)

Missing doorstop hardware

Secondary bedroom closet door missing rubber stopper. 

Contractor Qualified Professional
$
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Comment
2.3.2 - G. Doors (Interior and Exterior)

Garage door lock not disabled

Garage door locks should be removed or permanently fixed in an unlock position when a vehicle door operator is used.

Contractor Qualified Professional
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Comment
2.3.3 - G. Doors (Interior and Exterior)

Missing shower door

Master bath is missing shower door. 

Contractor Qualified Professional
$
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Comment
2.3.4 - G. Doors (Interior and Exterior)

Keyed bedroom door

Bedroom doors should have privacy locks and not keyed locks.  This is a safety concern.

Contractor Qualified Professional
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Comment
2.6.1 - E. Walls (Interior and Exterior)

Cracks - Minor

Minor cracking was observed in wall structure. This is common in homes this age. Recommend monitoring.
Wrench DIY
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Comment
2.8.1 - H. Windows

Failed Seal
Master bedroom left upper window

Observed condensation between the window panes, which indicates a failed seal. Recommend qualified window contractor evaluate & replace.

Window Window Repair and Installation Contractor
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Comment
2.8.2 - H. Windows

Missing Screen(s)

One or more windows are missing a screen. Recommend replacement.

Window Window Repair and Installation Contractor
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Comment
2.10.1 - J. Fireplaces and Chimneys

Chimney Liner Dirty

Chimney liner had layer of creosote dust, so underlying structure couldn't be inspected for cracks. Recommend qualified chimney sweep company inspect and/or clean.

Fireplace Chimney Repair Contractor
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Comment
2.10.2 - J. Fireplaces and Chimneys

Logs black

Gas logs covered in soot could indicate improper log placement or inadequate combustion air.  Recommend a professional evaluation to repair or replace logs.

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

Standing Water

Standing water observed, which could indicate poor drainage and/or grading.  Hard surfaces such as concrete should slope away from the home 1/8"-1/4" per foot.  

Contractor Qualified Professional
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Comment
2.11.2 - K. Porches, Balconies, Decks, and Carports

Covered weep holes

Weep holes provide a way for trapped moisture behind the brick veneer wall to exit.  These holes should not be covered.  The porch slab and fiber expansion joint material are covering the weep holes along the back of the home.

Contractor Qualified Professional
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Comment
2.11.3 - K. Porches, Balconies, Decks, and Carports

Expansion joint damage

Fiber expansion joint between patio slab and brick is missing and/or damaged possibly from water.  Hard surfaces such as concrete should slope away between 1/8"-1/4" per foot.  Recommend a qualified contractor to evaluate the patio surface and slope.  

Contractor Qualified Professional

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
B. Branch Circuits, Connected Devices, and Fixtures: Type of Wiring
Copper
B. Branch Circuits, Connected Devices, and Fixtures: Comments
A. Service Entrance and Panels: Comments

Service entry and grounding rod

B. Branch Circuits, Connected Devices, and Fixtures: General electric comments, GFCI & AFCI

There are a wide variety of electrical systems with an even greater variety of components, and any one particular system may not conform to current standards or provide the same degree of service and safety. What is most significant about electrical systems however is that the national electrical code [NEC] is not retroactive, and therefore many residential systems do not comply with the latest safety standards. Regardless, I am not an electrician and in compliance with our standards of practice we only test a representative number of switches and outlets and do not perform load-calculations to determine if the supply meets the demand. However, in the interests of safety, we regard every electrical deficiency and recommended upgrade as a latent hazard that should be serviced as soon as possible, and that the entire system be evaluated and certified as safe by an electrician.  An electrician could reveal additional deficiencies or recommend some upgrades for which we would disclaim any further responsibility. However, we typically recommend upgrading outlets to have ground fault protection, which is a relatively inexpensive but essential safety feature. These outlets are often referred to as GFCI's, or ground fault circuit interrupters and, generally speaking, have been required in specific locations for
more than thirty years, beginning with swimming pools and exterior outlets in 1971, and the list has been added to ever since: bathrooms in 1975, garages in 1978, spas and hot tubs in 1981, hydro tubs, massage equipment, boat houses, kitchens, and unfinished basements in 1987, crawlspaces in 1990, wet bars in 1993, and all kitchen countertop outlets with the exception of refrigerator and freezer outlets since 1996, and now
most of the receptacles in damp or wet locations require this safety  protection. Similarly, AFCI's or Arc Fault Circuit Interrupters, represent the very latest in circuit breaker technology, and have been required in all
bedroom circuits since 2004 and are now required on most branch circuits throughout the residence.

A. Service Entrance and Panels: Lateral Service Limitation

The main conductor lines are underground, or part of a lateral service entrance. This is characteristic of modern electrical services but, as the service lines are underground and cannot be seen, they are not evaluated as part of our service.

A. Service Entrance and Panels: Inaccessible

Service panel blocked by personal items. Unable to inspect panel. Recommend having panel inspected. 

B. Branch Circuits, Connected Devices, and Fixtures: Unable to test GFCI

Unable to test GFCI due to outlets being dismantled. Recommend testing outlets with GFCI tester once remodel is complete. All kitchen outlets should be GFCI protected. If outlets are not protected, contact an electrician for repair or replacement. 

B. Branch Circuits, Connected Devices, and Fixtures: Smoke alarms not tested

Smoke alarms were covered and not tested during inspection. One smoke alarm was also chirping during inspection. Smoke alarm batteries should be changed every year and alarms should be tested. 

SERVICE ENTRANCE AND PANELS 22 TAC 535.229 (a) (1) The inspector shall report as Deficient: (A) a drop, weatherhead or mast that is not securely fastened to the building; (B) the absence of or deficiencies in the grounding electrode system; (C) missing or damaged dead fronts or covers plates; (D) conductors not protected from the edges of electrical cabinets, gutters, or cutout boxes; (E) electrical cabinets and panel boards not appropriate for their location; such as a clothes closet, bathrooms or where they are exposed to physical damage; (F) electrical cabinets and panel boards that are not accessible or do not have a minimum of 36-inches of clearance in front of them; (G) deficiencies in: (i) electrical cabinets, gutters, cutout boxes, and panel boards; (ii) the insulation of the service entrance conductors, drip loop, separation of conductors at weatherheads, and clearances; (iii) the compatibility of overcurrent devices and conductors; (iv) the overcurrent device and circuit for labeled and listed 240 volt appliances; (v) bonding and grounding; (vi) conductors; (vii) the operation of installed ground-fault or arc-fault circuit interrupter devices; and (H) the absence of: (i) trip ties on 240 volt overcurrent devices or multi-wire branch circuit; (ii) appropriate connections; (iii) anti-oxidants on aluminum conductor terminations; (iv) a main disconnecting means. (2) The inspector is not required to: (A) determine present or future sufficiency of service capacity amperage, voltage, or the capacity of the electrical system; (B) test arc-fault circuit interrupter devices when the property is occupied or damage to personal property may result, in the inspector's reasonable judgment; (C) conduct voltage drop calculations; (D) determine the accuracy of overcurrent device labeling; (E) remove covers where hazardous as judged by the inspector; (F) verify the effectiveness of overcurrent devices; or (G) operate overcurrent devices.


BRANCH CIRCUITS, CONNECTED DEVICES, AND FIXTURES 22 TAC 535.229 (b) (1) The inspector shall: (A) manually test the installed and accessible smoke and carbon monoxide alarms; (B) report the type of branch circuit conductors; (C) report as Deficient: (i) the absence of ground-fault circuit interrupter protection in all: (I) bathroom receptacles; (II) garage receptacles; (III) outdoor receptacles; (IV) crawl space receptacles; (V) unfinished basement receptacles; (VI) kitchen countertop receptacles; and (VII)receptacles that are located within six feet of the outside edge of a sink; (ii) the failure of operation of ground-fault circuit interrupter protection devices; (iii) missing or damaged receptacle, switch or junction box covers; (iv) the absence of: (I) equipment disconnects; (II) appropriate connections, such as copper/aluminum approved devices, if branch circuit aluminum conductors are discovered in the main or sub-panel based on a random sampling of accessible receptacles and switches; (v) appliances and metal pipes that are not bonded or grounded; (vi) deficiencies in: (I) receptacles; (II) switches; (III) wiring, wiring terminations, junction boxes, devices, and fixtures, including improper location; (IV) doorbell and chime components; (V) smoke and carbon monoxide alarms; (vii) improper use of extension cords; (viii) deficiencies in or absences of conduit, where applicable; and \ (ix) the absence of smoke alarms: (I) in each sleeping room; (II) outside each separate sleeping area

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

Carbon Monoxide Detector Missing

Carbon monoxide detector is not present at time of inspection. Recommend installation. 

Contractor Qualified Professional
$
Credit
Comment
3.2.2 - B. Branch Circuits, Connected Devices, and Fixtures

Weather outlet cover missing

Exterior weather cover should be present on exterior damp/wet locations.  

Contractor Qualified Professional
$
Credit
Comment
3.2.3 - B. Branch Circuits, Connected Devices, and Fixtures

Exterior outlet not sealed

Front exterior outlet not sealed. Possible water penetration point. Recommend outdoor sealant or larger weatherproof outlet cover. 

Tools Handyman/DIY
$
Credit
Comment
3.2.4 - B. Branch Circuits, Connected Devices, and Fixtures

Abandoned wiring

Exterior wiring in back on patio. Possibly used for hot tub that has been removed. 

Contractor Qualified Professional
$
Credit
Comment
3.2.5 - B. Branch Circuits, Connected Devices, and Fixtures

Back patio light did not operate

Light did not respond to switch.  Recommend changing bulb and retesting.  If it continues to not respond, contact electrician to repair or replace.  

Contractor Qualified Professional
$
Credit
Comment
3.2.6 - B. Branch Circuits, Connected Devices, and Fixtures

Missing lightbulb
Study

Wrench DIY
$
Credit
Comment
3.2.7 - B. Branch Circuits, Connected Devices, and Fixtures

Ceiling fan unbalanced
Study

Ceiling fan moves when operating.  

Tools Handyman/DIY

4 - III. Heating, Ventilation & Air Conditioning Systems

IN NI NP D
4.1 A. Heating Equipment
4.2 B. Cooling Equipment X
4.3 C. Duct System, Chases, and Vents X
A. Heating Equipment: Comments
B. Cooling Equipment: Comments
C. Duct System, Chases, and Vents: Comments
A. Heating Equipment: Type of Systems
Forced Air

Brand: Trane. Unable to locate information sticker. 

A. Heating Equipment: Energy Sources
Gas
A. Heating Equipment: General HVAC (heating & A/C) comment

The components of most heating and air-conditioning systems have a design-life ranging from ten to twenty years, but can fail prematurely with poor maintenance. This is why I attempt to apprise you of the system's age whenever possible. I test and evaluate them in accordance with the standards of practice, which means that we do not dismantle and inspect the concealed portions of evaporator and condensing coils, the heat exchanger, electronic air-cleaners, humidifiers, ducts and in-line duct-motors or dampers. I perform a conscientious evaluation of both systems, but I am not a specialist. I do not check refrigerant gas pressure levels and cannot detect coolant leaks. For a technically exhaustive test of the HVAC system, you should hire a licensed consultant to evaluate the system. Keeping the HVAC system clean is essential for safe and healthy use as well as ensuring maximum operating efficiency. Additionally, you should be aware that even the most modern gas fired HVAC systems can produce carbon monoxide or distribute carbon monoxide if the system is improperly sealed, which can result in sickness, debilitating injury, and even death. To ensure proper and safe operation, we recommend maintenance review and service of the HVAC systems within the residence at least on an annual basis.

A. Heating Equipment: Air filter location

Changing your air filter regularly is important to keep your air handler working efficiently. It is recommended that for every inch of air filter you have, you have that many months between changing your filter. Therefore a three inch thick filter would need to be changed every three months. 

B. Cooling Equipment: Type of Systems
Central Air Conditioner

Condenser brand: Aire-Flo

Manufacture date: December 2014


B. Cooling Equipment: Temperature drop

The air-conditioning responded and achieved an acceptable differential temperature split between the air entering the system and that coming out, of between 14 to 21 degrees. During the inspection, the observed
difference was 19 degrees. This observation doesn't guarantee the system is operating to maximum efficiently, or there are not concealed deficiencies, but it merely confirms the system is cooling. For a full assessment of the HVAC system, you need to have the system reviewed by a competent HVAC professional.

C. Duct System, Chases, and Vents: Soffit & ridge vent ventilation

Attic ventilation is provided by a passive system that relies on air intake vents in the soffit and an exhaust vent running along the ridge of the roof. This is a common practice which is generally considered to be acceptable.

C. Duct System, Chases, and Vents: Ventilation

Attic ventilation openings consist of intakes at and near the eaves and exhausts at and near the ridge.  This property has soffit vents, wind turbines, and turtlebacks.  I witnessed the turbines in motion on the day of the inspection.  These ventilation openings are common practice.  

HEATING EQUIPMENT 22 TAC 535.230(a) (1) General requirements. (A) The inspector shall report: (i) the type of heating systems; (ii) the energy sources; (B) The inspector shall report as Deficient: (i) inoperative units; (ii) deficiencies in the thermostats; (iii) inappropriate location; (iv) the lack of protection from physical damage; (v) burners, burner ignition devices or heating elements, switches, and thermostats that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor installation; (vi) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; (vii) when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement; (viii) deficiencies in mounting and performance of window and wall units; (2) Requirements for electric heating units, the inspector shall report deficiencies in: (A) performance of heat pumps; (B) performance of heating elements; and (C) condition of conductors; and (3) Requirements for gas heating units, the inspector shall report as Deficient: (A) gas leaks; (B) flame impingement, uplifting flame, improper flame color, or excessive scale buildup; (C) the absence of a gas shut-off valve within six feet of the appliance; (D) the absence of a gas appliance connector or one that exceeds six feet in length; (E) gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; and (F) deficiencies in: (i) combustion, and dilution air; (ii) gas shut-off valves; (iii) access to a gas shutoff valves that prohibits full operation; (iv) gas appliance connector materials; and (v) the vent pipe, draft hood, draft, proximity to combustibles, and vent termination point and clearances; and COOLING EQUIPMENT 22 TAC 535.230(b) (1) Requirements for cooling units other than evaporative cooler. (A) The inspector shall report the type of systems; (B) The inspector shall report as Deficient: (i) inoperative units; (ii) inadequate cooling as demonstrated by its performance; (iii) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; (iv) when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement; (v) noticeable vibration of blowers or fans; (vi) water in the auxiliary/secondary drain pan; (vii) a primary drain pipe that discharges in a sewer vent; (viii)missing or deficient refrigerant pipe insulation; (ix) dirty coils, where accessible; (x) condensing units lacking adequate clearances or air circulation or that has deficiencies in the fins, location, levelness, or elevation above grade surfaces; (xi) deficiencies in: (I) the condensate drain and auxiliary/ secondary pan and drain system; (II) mounting and performance of window or wall units; and (III) thermostats. (2) Requirements for evaporative coolers. (A) The inspector shall report: (i) type of systems; (ii) the type of water supply line; (B) The inspector shall report as Deficient: (i) inoperative units; (ii) inadequate access and clearances; (iii) deficiencies in performance or mounting; (iv) missing or damaged components; (v) the presence of active water leaks; and (vi) the absence of backflow prevention. DUCT SYSTEMS, CHASES, AND VENTS 22 TAC 535.230(c) (1) The inspector shall report as Deficient: (A) damaged duct systems or improper material; (B) damaged or missing duct insulation; (C) the absence of air flow at accessible supply registers; (D) the presence of gas piping and sewer vents concealed in ducts, plenums and chases; (E) ducts or plenums in contact with earth; and (2) The inspector shall report as Deficient deficiencies in: (A) filters; (B) grills or registers; and (C) the location of return air openings. GENERAL LIMITATIONS 22 TAC 535.230(d) For heating, ventilation, and air conditioning systems inspected under this section, the inspector is not required to perform the following actions: (1) program digital thermostats or controls; (2) inspect: (A) for pressure of the system refrigerant, type of refrigerant, or refrigerant leaks; (B) winterized or decommissioned equipment; or (C) duct fans, humidifiers, dehumidifiers, air purifiers, motorized dampers, electronic air filters, multi-stage controllers, sequencers, heat reclaimers, wood burning stoves, boilers, oil-fired units, supplemental heating appliances, de-icing provisions, or reversing valves; (3) operate: (A) setback features on thermostats or controls; (B) cooling equipment when the outdoor temperature is less than 60 degrees Fahrenheit; (C) radiant heaters, steam heat systems, or unvented gas-fired heating appliances; or (D) heat pumps, in the heat pump mode, when the outdoor temperature is above 70 degrees; (4) verify: (A) compatibility of components; (B) tonnage match of indoor coils and outside coils or condensing units; (C) the accuracy of thermostats; or (D) the integrity of the heat exchanger; or (5) determine: (A) sizing, efficiency, or adequacy of the system; (B) balanced air flow of the conditioned air to the various parts of the building; or (C) types of materials contained in insulation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
4.2.1 - B. Cooling Equipment

Insulation Missing or Damaged

Missing or damaged insulation on refrigerant line can cause energy loss and condensation.

Fire HVAC Professional
$
Credit
Comment
4.2.2 - B. Cooling Equipment

Primary condensate drain

Primary condensate drain line is missing a trap and has minimal slope.  The primary purpose of a condensate trap is to prevent air from moving in or out of the coil box or air handler during operation. Traps must be installed in a manner that will stop the air from passing through, but still allow the condensate to drain from the condensate pan.  Typically a P trap is installed to use water as an air barrier.  Drains always should be installed pitched toward its discharge point. Manufacturers often recommend a drop of about -inch per foot; the code allows for 1/8-inch per foot. HVAC specialist recommended to repair/replace these issues.


Fire HVAC Professional
$
Credit
Comment
4.2.3 - B. Cooling Equipment

Exposed wiring

Thermostat wire sheathing is missing and wires are exposed.  Recommend repair to avoid a short or further damage to wires.  

Fire HVAC Professional

5 - IV. Plumbing Systems

IN NI NP D
5.1 A. Plumbing Supply, Distribution Systems, and Fixtures X
5.2 B. Drains, Wastes, & Vents X
5.3 C. Water Heating Equipment
5.4 D. Hydro-Massage Therapy Equipment X
B. Drains, Wastes, & Vents: Comments
C. Water Heating Equipment: Capacity
40 Gallons
C. Water Heating Equipment: Comments
D. Hydro-Massage Therapy Equipment: Comments
A. Plumbing Supply, Distribution Systems, and Fixtures: Static Water Pressure Reading
90

Within normal range of 40-80psi. 

A. Plumbing Supply, Distribution Systems, and Fixtures: Gas meter location
Right side of home
A. Plumbing Supply, Distribution Systems, and Fixtures: Location of Water Meter
Left of home by curb
Exterior

Shared box with neighbor to left. Meter is sitting in water and mud. 

A. Plumbing Supply, Distribution Systems, and Fixtures: General plumbing comments

Plumbing systems have common components, but they are not uniform. In addition to fixtures, these components include gas pipes, potable water pipes, drain and vent pipes, shut-off valves, pressure regulators, pressure relief valves, and water-heating devices. The best and most dependable water pipes are copper, because they are not subject to the build-up of minerals that bond within galvanized pipes, and gradually restrict their inner diameter and reduce water volume. The water pressure within pipes is commonly confused with water volume, but whereas high water volume is good high water pressure is not. In fact, whenever the street pressure exceeds eighty pounds per square inch, a regulator is recommended. However, regardless of the pressure, leaks will occur in any system, and particularly in one with older galvanized pipes, or one in which the regulator fails and high pressure begins to stress the washers and diaphragms within the various components. Waste and drainpipes pipes are equally varied, and range from modern polyvinyl chloride [PVC] ones to older ones made of cast-iron, galvanized steel, clay, and even a cardboard-like material that is coated with tar. The condition of these pipes is usually directly related to their age. Older ones are subject to damage through decay and root movement, whereas the more modern PVC ones are virtually impervious to damage, although some rare batches of modern plastic pipes have been alleged to be defective. However, as significant portions of drainpipes are concealed, we can only infer their condition by observing the draw at drains.
Gas pipes are generally rigid, but there are flexible types as well. Black iron or galvanized steel pipes on the exterior of the home are subject to corrosion. As gas is invisible, and leaks can only be detected through odor sniffing equipment. If this property includes natural gas or propane gas service, we encourage you to have the gas plumbing and gas appliances reviewed by the utility provider, who has specialized instruments for leak detection. Leak detection, especially gas leaks are extremely difficult to locate and is beyond our limited general home inspection, so this is an important and potentially life saving recommendation.

C. Water Heating Equipment: Energy Sources
Gas

Water heater brand: Rheem

Manufacturer date: September 2016

A. Plumbing Supply, Distribution Systems, and Fixtures: Plumbing concealed

Areas of plumbing are concealed.  Unable to view all items. 

C. Water Heating Equipment: TPR valve not tested

Temperature pressure relief valve was not tested for fear of potentially damaging property. 

PLUMBING SYSTEMS 22 TAC 535.231(a) (1)The inspector shall: (A) report: (i) location of water meter; (ii) location of homeowners main water supply shutoff valve; and (iii) static water pressure; (B) report as Deficient: (i) the presence of active leaks; (ii) water pressure in excess of 80 PSI; (iii) the lack of a pressure reducing valve when the water pressure exceeds 80 PSI; (iv) the lack of an expansion tank at the water heater(s) when a pressure reducing valve is in place at the water supply line/system, unless the pressure reducing valve automatically allows for thermal expansion; (v) the absence of: (I) fixture shut-off valves; (II) dielectric unions, when applicable; (III) back-flow devices, anti-siphon devices, or air gaps at the flow end of fixtures; and (vi) deficiencies in: (I) water supply pipes and waste pipes; (II) the installation and termination of the vent system; (III) the performance of fixtures and faucets not connected to an appliance; (IV) water supply, as determined by viewing functional flow in two fixtures operated simultaneously; (V) fixture drain performance; (VI) orientation of hot and cold faucets; (VII) installed mechanical drain stops; (VIII) commodes, fixtures, showers, tubs, and enclosures; and (IX) the condition of the gas distribution system. (2) The inspector is not required to: (A) operate any main, branch, or shut-off valves; (B) operate or inspect sump pumps or waste ejector pumps; (C) verify the performance of: (i) the bathtub overflow; (ii) clothes washing machine drains or hose bibbs; or (iii) floor drains; (D) inspect: (i) any system that has been winterized, shut down or otherwise secured; (ii) circulating pumps, free-standing appliances, solar water heating systems, waterconditioning equipment, filter systems, water mains, private water supply systems, water wells, pressure tanks, sprinkler systems, swimming pools, or fire sprinkler systems; (iii) inaccessible gas supply system components for leaks; (iv) for sewer clean-outs; or (v) for the presence or performance of private sewage disposal systems; or (E) determine: (i) quality, potability, or volume of the water supply; or (ii) effectiveness of backflow or antisiphon devices. WATER HEATERS 22 TAC 535.231(b) (1) General requirements. (A) The inspector shall: (i) report: (I) the energy source; (II) the capacity of the units; (ii) report as Deficient: (I) inoperative units; (II) leaking or corroded fittings or tanks; (III) damaged or missing components; (IV) the absence of a cold water shutoff valve; (V) if applicable, the absence of a pan or a pan drain system that does not terminate over a waste receptor or to the exterior of the building above the ground surface; (VI) inappropriate locations; (VII) the lack of protection from physical damage; (VIII) burners, burner ignition devices or heating elements, switches, or thermostats that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor installation; (IX) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; (X) when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement; (XI) the absence of or deficiencies in the temperature and pressure relief valve and discharge piping; (XII) a temperature and pressure relief valve that failed to operate, when tested manually; (B) The inspector is not required to: (i) verify the effectiveness of the temperature and pressure relief valve, discharge piping, or pan drain pipes; (ii) operate the temperature and pressure relief valve if the operation of the valve may, in the inspector's reasonable judgment, cause damage to persons or property; or (iii) determine the efficiency or adequacy of the unit. (2) Requirements for electric units, the inspector shall report deficiencies in: (A) performance of heating elements; and (B) condition of conductors; and (3) Requirements for gas units, the inspector shall report as Deficient: (A) gas leaks; (B) flame impingement, uplifting flame, improper flame color, or excessive scale build-up; (C) the absence of a gas shut-off valve within six feet of the appliance; (D) the absence of a gas appliance connector or one that exceeds six feet in length; (E) gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; (F) deficiencies in: (i) combustion and dilution air; (ii) gas shut-off valves; (iii) access to a gas shutoff valves that prohibit full operation; (iv) gas appliance connector materials; and (v) vent pipe, draft hood, draft, proximity to combustibles, and vent termination point and clearances. HYDRO-MASSAGE THERAPY EQUIPMENT 22 TAC 535.231(c) (1) The inspector shall report as Deficient: (A) inoperative units; (B) the presence of active leaks; (C) deficiencies in components and performance; (D) missing and damaged components; (E) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; and (F) the absence or failure of operation of ground-fault circuit interrupter protection devices; and (2) The inspector is not required to determine the adequacy of self-draining features of circulation systems.

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

Sprayer on kitchen sink loose

Sprayer on kitchen sink loose at fixture head. 

Contractor Qualified Professional
$
Credit
Comment
5.1.2 - A. Plumbing Supply, Distribution Systems, and Fixtures

High water pressure

Water pressure is the amount of force that water exerts on the walls of a pipe, usually expressed in pounds per square inch (psi).  Recommended water pressure is 40-80 psi.  If the water pressure is too high, damage to plumbing lines, fittings, fixtures, the water heater, and other appliances can occur. If any of these parts, components, or systems should fail, flooding of the house can occur.  Water exceeding 80 psi should be reduced by installing a water pressure regulator in the water service pipe.  Recommend a qualified plumber to repair the issue.

Pipes Plumbing Contractor
$
Credit
Comment
5.1.3 - A. Plumbing Supply, Distribution Systems, and Fixtures

Water fixture inoperable

This fixture is loose at counter and did not operate. 

Contractor Qualified Professional
$
Credit
Comment
5.1.4 - A. Plumbing Supply, Distribution Systems, and Fixtures

CSST located

Corrugated Stainless Steel Tubing (CSST) is a gas distribution system commonly yellow in color.  CSST has a history of sustaining damage during nearby lightning strikes, leaking gas, and potentially causing an explosion and/or fire.  Bonding the CSST system will give the electricity a path to ground.  Bonding practices have changed over the years and while your CSST appears to be bonded, I recommend a qualified plumber to ensure that the system is correctly bonded.

Pipes Plumbing Contractor
$
Credit
Comment
5.1.5 - A. Plumbing Supply, Distribution Systems, and Fixtures

Toilet bowl loose
Master bath

Toilet bowl is loose when moved between legs. 

Contractor Qualified Professional
$
Credit
Comment
5.1.6 - A. Plumbing Supply, Distribution Systems, and Fixtures

caulking missing

Missing caulking in master shower and secondary tub.  

Contractor Qualified Professional
$
Credit
Comment
5.2.1 - B. Drains, Wastes, & Vents

Poor/Slow Drainage

Poor/slow drainage was observed at time of inspection. Recommend a qualified plumber evaluate and repair. 

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
A. Dishwashers: Brand
Whirlpool
C. Range Hood and Exhaust Systems: Comments
D. Ranges, Cooktops, and Ovens: Brand
LG
E. Microwave Ovens: Comments
F. Mechanical Exhaust Vents and Bathroom Heaters: Comments
G. Garage Door Operators: Comments
B. Food Waste Disposers: Comments
H. Dryer Exhaust Systems: Comments
A. Dishwashers: Comments
D. Ranges, Cooktops, and Ovens: Comments
E. Microwave Ovens: Brand
LG

Lights and exhaust worked on day of inspection.

B. Food Waste Disposers: Disposal unplugged

Unable to test disposal due to appliance being unplugged. 

GENERAL PROVISIONS 22 TAC 535.232(a) The inspector is not required to: (1) operate or determine the condition of other auxiliary components of inspected items; (2) test for microwave oven radiation leaks; (3) inspect self-cleaning functions; (4) disassemble appliances; (5) determine the adequacy of venting systems; or (6) determine proper routing and lengths of duct systems. DISHWASHERS 22 TAC 535.232(b) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) rusted, missing or damaged components; (4) the presence of active water leaks; and (5) the absence of backflow prevention. FOOD WASTE DISPOSERS 22 TAC 535.232(c) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) missing or damaged components; and (4) the presence of active water leaks. RANGE HOODS AND EXHAUST SYSTEMS 22 TAC 535.232(d) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) missing or damaged components; (4) ducts that do not terminate outside the building, if the unit is not of a re-circulating type or configuration; and (5) improper duct material.  ELECTRIC OR GAS RANGES, COOKTOPS, AND OVENS 22 TAC 535.232(e) The inspector shall report as Deficient: (1) inoperative units; (2) missing or damaged components; (3) combustible material within thirty inches above the cook top burners; (4) absence of an anti-tip device, if applicable; (5) gas leaks; (6) the absence of a gas shutoff valve within six feet of the appliance; (7) the absence of a gas appliance connector or one that exceeds six feet in length; (8) gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; (9) deficiencies in: (A) thermostat accuracy (within 25 degrees at a setting of 350 F); (B) mounting and performance; (C) gas shut-off valves; (D) access to a gas shutoff valves that prohibits full operation; and (E) gas appliance connector materials. MICROWAVE OVENS 22 TAC 535.232(f) The inspector shall inspect built-in units and report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; and (3) missing or damaged components. MECHANICAL EXHAUST SYSTEMS AND BATHROOM HEATERS 22 TAC 535.232(g) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) missing or damaged components; (4) ducts that do not terminate outside the building; and (5) a gas heater that is not vented to the exterior of the building unless the unit is listed as an unvented type.  GARAGE DOOR OPERATORS 22 TAC 535.232(h) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) missing or damaged components; (4) installed photoelectric sensors located more than six inches above the garage floor; and (5) door locks or side ropes that have not been removed or disabled.  DRYER EXHAUST SYSTEMS 22 TAC 535.232(i) The inspector shall report as Deficient: (1) missing or damaged components; (2) the absence of a dryer exhaust system when provisions are present for a dryer; (3) ducts that do not terminate to the outside of the building; (4) screened terminations; and (5) ducts that are not made of metal with a smooth interior finish.

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

Not level

Dishwasher not mounted level. Recommend repair. 

Wash Appliance Repair
$
Credit
Comment
6.1.2 - A. Dishwashers

High loop or air gap missing

Dishwasher high loop missing between dishwasher and trap.  The water can flow back into the dishwasher which will leave water in the bottom of the dishwasher. The high drain loop is also there to prevent improper drainage of water while the dishwasher is running. 

Pipes Plumbing Contractor

7 - VI. Optional Systems

IN NI NP D
7.1 A. Landscape Irrigation (Sprinkler) Systems X
A. Landscape Irrigation (Sprinkler) Systems: Comments
A. Landscape Irrigation (Sprinkler) Systems: Check valve location
Front left of home

LIMITATIONS 22 TAC 535.233(a) An inspector is not required to inspect the components or systems described under this section.  SCOPE 22 TAC 535.233(b) If an inspector agrees to inspect a component or system described under this section, the general provisions under 535.227 and the provisions and requirements of this section applicable to that system or component apply. LANDSCAPE IRRIGATION (SPRINKLER) SYSTEMS 22 TAC 535.233(c) (1) The inspector shall: (A) manually operate all zones or stations on the system through the controller; (B) report as Deficient: (i) the absence of a rain or moisture sensor, (ii) inoperative zone valves; (iii) surface water leaks; (iv) the absence of a backflow prevention device; (v) the absence of shut-off valves between the water meter and backflow device; (vi) deficiencies in the performance and mounting of the controller; (vii) missing or damaged components; and (viii)deficiencies in the performance of the water emission devices; such as, sprayer heads, rotary sprinkler heads, bubblers or drip lines. (2) The inspector is not required to inspect: (A) for effective coverage of the irrigation system; (B) the automatic function of the controller; (C) the effectiveness of the sensors; such as, rain, moisture, wind, flow or freeze sensors; or (D) sizing and effectiveness of backflow prevention device. SWIMMING POOLS, SPAS, HOT TUBS, AND EQUIPMENT 22 TAC 535.233(d) (1) The inspector shall: (A) report the type of construction; (B) report as Deficient: (i) the presence of a single blockable main drain (potential entrapment hazard); (ii) a pump motor, blower, or other electrical equipment that lacks bonding; (iii) the absence of or deficiencies in safety barriers; (iv) water leaks in above-ground pipes and equipment; (v) the absence or failure in performance of ground-fault circuit interrupter protection devices; and (vi) deficiencies in: (I) surfaces; (II) tiles, coping, and decks; (III) slides, steps, diving boards, handrails, and other equipment; (IV) drains, skimmers, and valves; (V) filters, gauges, pumps, motors, controls, and sweeps; (VI) lighting fixtures; and (VII) the pool heater that these standards of practice require to be reported for the heating system. (2) The inspector is not required to: (A) disassemble filters or dismantle or otherwise open any components or lines; (B) operate valves; (C) uncover or excavate any lines or concealed components of the system; (D) fill the pool, spa, or hot tub with water; (E) inspect any system that has been winterized, shut down, or otherwise secured; (F) determine the presence of sub-surface water tables; (G) determine the effectiveness of entrapment covers; (H) determine the presence of pool shell or sub-surface leaks; or (I) inspect ancillary equipment such as computer controls, covers, chlorinators or other chemical dispensers, or water ionization devices or conditioners other than required by this section.  OUTBUILDINGS 22 TAC 535.233(e) (1) The inspector shall report as Deficient the absence or failure in performance of ground-fault circuit interrupter protection devices in gradelevel portions of unfinished accessory buildings used for storage or work areas, boathouses, and boat hoists; and (2) The inspector shall report as Deficient deficiencies in the structural, electrical, plumbing, heating, ventilation, and cooling systems that these standards of practice require to be reported for the principal building. PRIVATE WATER WELLS 22 TAC 535.233(f) (1) The inspector shall: (A) operate at least two fixtures simultaneously; (B) recommend or arrange to have performed coliform testing; (C) report: (i) the type of pump and storage equipment; (ii) the proximity of any known septic system; (D) report as Deficient deficiencies in: (i) water pressure and flow and performance of pressure switches; (ii) the condition of accessible equipment and components; and (iii) the well head, including improper site drainage and clearances. (2) The inspector is not required to: (A) open, uncover, or remove the pump, heads, screens, lines, or other components of the system; (B) determine the reliability of the water supply or source; or (C) locate or verify underground water leaks. PRIVATE SEWAGE DISPOSAL (SEPTIC) SYSTEMS. 22 TAC 535.233(g) (1) The inspector shall: (A) report: (i) the type of system; (ii) the location of the drain or distribution field; (iii) the proximity of any known water wells, underground cisterns, water supply lines, bodies of water, sharp slopes or breaks, easement lines, property lines, soil absorption systems, swimming pools, or sprinkler systems; (B) report as Deficient: (i) visual or olfactory evidence of effluent seepage or flow at the surface of the ground; (ii) inoperative aerators or dosing pumps; and (iii) deficiencies in: (I) accessible components; (II) functional flow; (III) site drainage and clearances around or adjacent to the system; and (IV) the aerobic discharge system. (2) The inspector is not required to: (A) excavate or uncover the system or its components; (B) determine the size, adequacy, or efficiency of the system; or (C) determine the type of construction used.

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