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1234 Main St.
Bastrop TX 78602
02/20/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
32
Recommendation
7
Safety hazard

1 - Information

Present During Inspection:
Buyer, Buyer Agent
Occupancy
Vacant
Weather Conditions
Cloudy
Type of Building
Attached, Townhouse
Year Home Built:

1982

Temperature (approximate)
38 Fahrenheit (F)

Temperature at Start of Inspection:


Home Faces:

East

Exterior locations referred to in this report will be indicated as: 

Front, Back, Right Side, Left Side as viewed from the street facing the structure.

Misc. Comments and Statements:

This report is paid for and prepared for the client listed above, this report is not transferable and is not valid without a signed Service Agreement. The completed report is the sole property of the client. 


The purpose of this inspection is to report on the general conditions of the home and identify and disclose major defects and deficiencies of the inspected systems and components according to the Standards of Practice set forth by the Texas Real Estate Commission that exist at the time of the inspection and are evident to the inspector upon ordinary visual observation. It is a snapshot of the home taken during the time frame of the inspection.


This inspection report is not intended as a warranty as to the performance or condition of any item inspected or present in the home. 


Deficiencies noted in this report, unless other wise indicated, should be addressed by a qualified and where possible, a licensed specialist with the knowledge and skills to provide a competent evaluation and remedy for the deficiency. 


Photographs are provided as a courtesy to assist in describing some deficiencies and other photographs are provided to document certain conditions. Additional photographs of conditions in the home have been taken by the inspector and will be kept on file for future reference if needed.




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 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
A. Foundations: Type of Foundation(s)
Concrete
C. Roof Covering Materials: Types of Roof Covering
Dimensional Grade Asphalt
C. Roof Covering Materials: Viewed From
Roof
D. Roof Structure & Attic: Approximate Average Depth of Insulation
8-10 inches, this is sufficient R-value
D. Roof Structure & Attic: Type of Roof Structure:
Gable
I. Stairways (Interior and Exterior): Comments: Not Present

Stairs Not Present.

D. Roof Structure & Attic: Approximate Average Thickness of Vertical Insulation:

4-6" inches- attached to skylight.

Inspection Method
Visual

The foundation of this home was inspected visually only, no special tools or equipment were used.

A. Foundations: Comments

No visible evidence on the interior or the exterior of any shifting, cracking, settling, or other movements of major concern connected to the foundation were observed during this inspection. 

A. Foundations: Performance Opinion:

At this time it is the opinion of this inspector that the foundation appears to be supporting the structure as intended and no immediate or significant repairs are needed. 

No instruments were used to determine if the foundation is level and there were no indications of excessive slopes or deflections observed on the surface of the slab. Floor coverings were not removed during this inspection and this performance opinion is based strictly on visual observations of the conditions that were present during this inspection. 

If additional information is required, it should be obtained through the services of a licensed structural engineer.

B. Grading and Drainage: Comments

All soil elevations surrounding the structure have sufficient slope away from the building to allow for proper drainage. 

Lot drainage standards call for 4' to 6' inches of the foundation to be visible on all elevations with a minimum of 6' inches slope away from the home in the first 10' feet.  

B. Grading and Drainage: Gutters and Downspouts in Place

Home has gutters and downspouts in place and all appear to be performing as intended. 

C. Roof Covering Materials: Comments:

When possible roof covering inspections are performed by walking the roof to visually inspect all areas for proper performance and to determine if there are any areas that are failing or deficient. There are many factors that can prohibit the inspector from accessing the roof, these include too steep of a pitch, loose granules on the shingle tabs, and weather conditions including too hot, wet or windy to safely walk on the roof. The inspectors safety is the most important factor involved in making the decision to walk the roof or view it with binoculars or from the edge using a ladder. 

Roof was walked during this inspection.

C. Roof Covering Materials: Dimensional Grade Roof Covering

Home has a recently installed dimensional grade roof covering with all roof penetrations and flashing properly installed. This type of roof covering generally has a life expectancy of 20-25 years before replacement is needed. 

D. Roof Structure & Attic: Comments:

Accessing and entering the attic space is a very important part of the home inspection. Attic access opening are required to be a minimum of 20' x 30" to allow for a safe entrance and exit from the attic with a minimum of 30' inches of headroom available in the attic space. Excess insulation, unsafe electrical wiring, and unstable framing can limit the areas that can be inspected. Every effort will be made to perform a full attic inspection and any limitations will be documented.

Attic space was accessed during this inspection.

D. Roof Structure & Attic: Viewed From: Attic Space

Attic space was viewed from service decking installed inside attic. Not all areas of the attic could be inspected due to possible unsafe conditions such as insulation obscuring attic framing, items being stored in attic space, and unsecured electrical wiring making it unsafe to navigate all areas.  

D. Roof Structure & Attic: Comments: Pre-Fabricated Trusses

Attic structure is constructed with pre-fabricated trusses. Proper bracing is in place as required. All structural components have been installed according to industry standards and all areas are performing as intended. Service decking has been installed to allow for access to all equipment located in attic space.

D. Roof Structure & Attic: Attic Access- No Ladder

Attic access is a sheet-rock hatch installed in the hallway. There is no ladder installed.

Opening is 31" x 32' inches.

D. Roof Structure & Attic: Attic Ventilation: Soffit/Exhaust/Gable Vents

Home has soffit vents installed approx. every 6-8' feet feeding fresh air into the attic space as it is exhausted through passive exhaust vents and one gable vent. This is sufficient to provide fresh air into the attic space. 

D. Roof Structure & Attic: Observation: Possible Rodent Activity

Observation: Possible rodent activity was observed in attic space. have a pest professional further evaluate and provide recommendations.

D. Roof Structure & Attic: Attic Access-Garage

Garage attic access is a 12" x 16' inch opening installed in garage ceiling. 

Recommend installing a pull-down ladder for better access so that area can be used for storage. 

E. Walls (Interior and Exterior): Comments:

Good maintenance practices include keeping the exterior envelope of your home painted to protect wood trim and siding from the elements and to seal all wall penetrations to prevent moisture intrusion. 

E. Walls (Interior and Exterior): Exterior Walls:

Exterior walls include the following materials:

Brick veneer & lap siding.

E. Walls (Interior and Exterior): Interior Walls:

Interior walls are drywall with textured and painted finishes. All interior walls are in good condition with minimal wear and tear visible. 

F. Ceilings and Floors: Comments

All ceilings are in good condition with texture and paint coatings, flooring finishes include ceramic tile, and carpet. All areas are in good condition with no deficiencies to report. 

G. Doors (Interior and Exterior): Comments

All interior/exterior doors open, close, lock, and are performing as intended with the following exceptions:

H. Windows: Comments

All windows open/close and latch with all screens in place as required with the following exceptions:

H. Windows: Windows Sticking:

All windows open and close but due to lack of use the window guides have become dry and are causing friction when window is operated. Recommend applying some lubrication to the window guides to allow for smoother operation of all windows.

J. Fireplaces and Chimneys: Comments

Fireplace components are in working order and appear to be in good condition. Recommend having a fireplace specialist certify fireplace before use.

Fireplace Type: Metal insert with ceramic fronts.

Fuel Source: Wood Burning logs.

Gas Igniter: Yes

Damper: Acceptable

Flue Condition: Acceptable.

Chimney: Acceptable

Spark Arrestor: Acceptable

K. Porches, Balconies, Decks, and Carports: Comments

Concrete entryway and back patio both have sufficient slope to allow for proper drainage during rain events.

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
Credit
Comment
2.2.1 - B. Grading and Drainage

Soil Elevations:

Deficient: Soil elevations are too high on right side of garage. Industry standards call for a minimum of 4-6' inches of the foundation be visible on all elevations.

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

Tree Limbs:

Deficient: All tree limbs should be cut back away from roof covering a minimum of three feet to prevent damage from occurring during storm events. 

Yard scissors Tree Service
Credit
Comment
2.4.1 - D. Roof Structure & Attic

Attic Access: Not-Insulated

Deficient: Attic access is not insulated and is allowing conditioned air to escape into attic space resulting in higher utility expenses. Recommend having a handyman insulate and seal access opening. 

Wrenches Handyman
Credit
Comment
2.4.2 - D. Roof Structure & Attic

Attic Insulation- Missing

Deficient: Attic insulation is missing in several locations. Have a insulation specialist provide needed repairs. 

House construction Insulation Contractor
Credit
Comment
2.4.3 - D. Roof Structure & Attic

Incomplete Draft Stop

Deficient: Party wall in between units in attic space is required to be sealed to prevent fire from easily moving from one unit to the next. Pipe penetrations and incomplete sheet-rock was observed. Have a drywall specialist perform needed repairs. 

Putty knife Drywall Contractor
Credit
Comment
2.5.1 - 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
Credit
Comment
2.5.2 - E. Walls (Interior and Exterior)

Exterior Openings:

Deficient: Seal all dissimilar materials such as wood to brick and light fixtures to brick to prevent water penetration. 

Recommend using urethane based sealant such as NP-1. here is a link:

https://www.master-builders-solutions.basf.us/en-us/products/sealants-caulks/masterseal-np-1

Paint roller Painter
Credit
Comment
2.5.3 - E. Walls (Interior and Exterior)

Rotted Wood:

Deficient: Rotted wood was observed at the base board in the hallway bathroom. Have a carpentry specialist perform needed repairs. 

Hammer Carpenter
Credit
Comment
2.5.4 - E. Walls (Interior and Exterior)

Support Beam for Patio:

Deficient: First support beam for patio is showing evidence of rot and deterioration. Recommend installing post base to prevent additional damage.  Have a carpentry specialist inspect all support beams and perform needed repairs. 

Hammer Carpenter
Credit
Comment
2.5.5 - E. Walls (Interior and Exterior)

Brick Column at Entry Not Sealed

Deficient: Brick column at front entry does not have a cap on the top to prevent moisture entry. Have a carpentry provide needed repairs. 

Hammer Carpenter
Credit
Comment
2.7.1 - G. Doors (Interior and Exterior)

Door Into Garage

Deficient: Door into garage is part of a fire rated assembly that requires a solid core fire rated door to be installed with weatherstripping on all sides. It is recommended that door have self-closing hinges installed to complete the fire rating.

Hammer Carpenter
Credit
Comment
2.7.2 - G. Doors (Interior and Exterior)

Door Locks:

Deficient: Deadbolt on exterior double door is not performing and will need to be replaced. have a handyman perform needed repairs. 

Wrenches Handyman
Credit
Comment
2.7.3 - G. Doors (Interior and Exterior)

Missing Door Stops:

Deficient: Several doors are missing door stops. These are important to protect your wall finishes from damage from the door hardware. Have a handyman provide needed repairs. 

Tools Handyman/DIY
Credit
Comment
2.7.4 - G. Doors (Interior and Exterior)

Trip Hazard

Deficient: Overhang on back entry door is a trip hazard. Have builder provide needed repairs. 

Contractor Builder
Credit
Comment
2.8.1 - H. Windows

Failed Seal

Deficient: Observed condensation between the window panes on the master bathroom window which indicates a possible failed seal. Recommend qualified window contractor evaluate & replace.

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

Safety Glass Not in Place

Deficient: Window above master bedroom tub is required to be tempered safety glass. Have a glass specialist perform needed repairs. 

Window Window Repair and Installation Contractor
Credit
Comment
2.8.3 - H. Windows

Window Issues:

Deficient: The following issues were discovered concerning windows:

1.) Back corner window in master bedroom is not opening.

Note: Several windows have "storm windows," this is a second window installed over the original window.

Window Window Repair and Installation Contractor

3 - II. Electrical Systems

IN NI NP D
3.1 A. Service Entrance and Panels X X
3.2 B. Branch Circuits, Connected Devices, and Fixtures X X
B. Branch Circuits, Connected Devices, and Fixtures: Type of Wiring
Copper
A. Service Entrance and Panels: Comments

Home has 150-amp electrical service coming in to the meter from overhead. Main panel is located on the back side of the home and service wiring is aluminum with all exterior breakers clearly labeled. 

Sub-panel is located inside the garage. Both panels are clean and professionally installed. 

B. Branch Circuits, Connected Devices, and Fixtures: Comments

All interior/exterior receptacles were tested for proper wiring techniques and were acceptable with the following exceptions:

B. Branch Circuits, Connected Devices, and Fixtures: GFCI Protection Not Present in Kitchen

GFCI protection is not present in kitchen. This type of circuit was not required when home was built but should be installed for safety reasons. recommend having an electrical specialist perform needed repairs.

B. Branch Circuits, Connected Devices, and Fixtures: Observation: Bathroom GFCI Re-set

Re-set for all bathroom and exterior GFCI receptacles is located in garage. 

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
3.1.1 - A. Service Entrance and Panels

Panel Not Labeled:

Deficient: Sub-panel circuits are not labeled as required. All circuits are required to be properly labeled indicating what area the circuit is servicing. Recommend having a licensed electrician perform needed repairs. 

Electric Electrical Contractor
Credit
Comment
3.1.2 - A. Service Entrance and Panels

Sub-Panel Issues: Sharp Screws Used

Deficient: Sub-panel front has been installed with sharp pointed screws. This is prohibited, sharp screws could pierce a wire and cause a shock and possible fire. Have an electrical specialist perform needed repairs.

Electric Electrical Contractor
Credit
Comment
3.2.1 - B. Branch Circuits, Connected Devices, and Fixtures

Carbon Monoxide Detector Missing

Deficient: Carbon monoxide detector is not present at time of inspection. Recommend installation one near kitchen before closing. 

Electric Electrical Contractor
Credit
Comment
3.2.2 - B. Branch Circuits, Connected Devices, and Fixtures

Carbon Monoxide Detectors Required

Deficient: All smoke detectors must now be a combination smoke/carbon monoxide detector. Please have an electrical specialist replace all existing units to meet current requirements.

Electric Electrical Contractor
Credit
Comment
3.2.3 - B. Branch Circuits, Connected Devices, and Fixtures

Light Fixture Missing

Deficient: Light fixture is missing in dining room leaving exposed wiring. Have an electrical specialist perform needed repairs. 

Electric Electrical Contractor
Credit
Comment
3.2.4 - B. Branch Circuits, Connected Devices, and Fixtures

Overheated Receptacle

Deficient: One receptacle located in master bedroom appears to have overheated. Have an electrician provide needed repairs. 

Electric Electrical Contractor
Credit
Comment
3.2.5 - B. Branch Circuits, Connected Devices, and Fixtures

Receptacle Issues:

Deficient: Wall receptacles in master bedroom and one receptacle in kitchen are showing "open ground" when tested. Have a licensed electrician perform needed repairs. 

Electric Electrical Contractor
Credit
Comment
3.2.6 - B. Branch Circuits, Connected Devices, and Fixtures

Recess Lighting Above Tub/Shower Not Rated

Deficient: Recess lighting above tub/shower are not rated for use in a wet location. Have an electrician provide needed repairs. 

Electric Electrical Contractor

4 - III. Heating, Ventilation & Air Conditioning Systems

IN NI NP D
4.1 A. Heating Equipment X X
4.2 B. Cooling Equipment X
4.3 C. Duct System, Chases, and Vents X
A. Heating Equipment: Type of System
Forced Air
A. Heating Equipment: Energy Source
Natural Gas
A. Heating Equipment: Location of Heating Unit

In attic space.

A. Heating Equipment: Brand
Carrier
B. Cooling Equipment: Type of System
Central Air Conditioner
C. Duct System, Chases, and Vents: Type of A/C Ducts

All A/C ducting was flexible type.

A. Heating Equipment: Comments:

Comments: All HVAC equipment was operated and tested according TREC Standards of Practice. These standards include an operational test of the equipment, it does not include disassembling and accessing evaporator coils, heat exchangers,  and condensers or compressors. 

Per the TREC Standards heating equipment is not operated when outside ambient temperatures exceed 65 degrees. 

Temperature during this inspection was: 38 degrees, heating unit was operated and was performing as intended. 

A. Heating Equipment: Heating System Brand and Year Built:

Carrier: 2015

Note: According to the National Home Builder Association the average life expectancy of an central heating unit of this type is approx. 12-15 years if properly maintained. 

B. Cooling Equipment: Brand & Year A/C Compressor Built:

Carrier: 2015

Note: According to the National Home Builder Association the average life expectancy of an central air conditioning unit of this type is approx. 12-15 years if properly maintained.

B. Cooling Equipment: Cooling System Not Tested

Cooling system was not operated due to outside temperatures being below 65 degrees per TREC Standards of Practice. 

B. Cooling Equipment: Recommendation: Annual Service

Recommend contracting with a licensed HVAC company to provide annual service for your system to promote longevity of the unit. Contact local companies for estimates to determine your best choice.

C. Duct System, Chases, and Vents: Comments

A/C ducts were located in attic space, all A/C ducts that were accessible were checked for air leakage and none was found. Ducts were installed correctly and were performing as intended.

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
4.1.1 - A. Heating Equipment

Overflow HVAC Pan:

Deficient: Overflow pan located below attic condenser unit has trash, debris, and loose insulation in the pan. This can cause the overflow drain line to clog resulting in water damage to interior finishes. Recommend having a handyman provide needed repairs. 

Tools Handyman/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 X
5.3 C. Water Heating Equipment X
5.4 D. Hydro-Massage Therapy Equipment X
A. Plumbing Supply, Distribution Systems, and Fixtures: Location of Water Meter
Exterior

Inside water meter box at street.

A. Plumbing Supply, Distribution Systems, and Fixtures: Material - Distribution
Copper
A. Plumbing Supply, Distribution Systems, and Fixtures: Material - Water Supply
Copper
B. Drains, Wastes, & Vents: Drain Size
2"
B. Drains, Wastes, & Vents: Material
PVC
C. Water Heating Equipment: Power Source
Gas
C. Water Heating Equipment: Capacity
50 Gallons
C. Water Heating Equipment: Location
Attic
D. Hydro-Massage Therapy Equipment: Hydro-massage Tub

Not present.

A. Plumbing Supply, Distribution Systems, and Fixtures: Location of Main Water Supply Valve
Main Level

Front Yard at Street

A. Plumbing Supply, Distribution Systems, and Fixtures: Gas Meter Location/Condition

Right side of garage.

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

All faucets, sinks, tubs, showers, and associated plumbing systems were all installed correctly and performing as intended with the following exceptions:

A. Plumbing Supply, Distribution Systems, and Fixtures: Static Water Pressure Reading
80 - psi

Water pressure reading is a cursory test, the pressure of the system can vary throughout the day.

Note: Average water pressure should be between 40 & 80 psi.

Incoming water pressure that exceeds 80 psi can possible damage interior pipes and valves and should be further evaluated by a plumbing specialist. 

B. Drains, Wastes, & Vents: Comments

All drains were performing as intended at the time of this inspection with the following exceptions: Bar sink & hall sin drains.

TREC Standards require a visual inspection only, no cameras or other specialized equipment was utilized for this inspection. 

Water was ran at all drain openings for extended periods of time and all drains are considered to be functional.

Note: Drain standpipe for washing machine was not tested per TREC Standards. 

C. Water Heating Equipment: Comments-Gas Unit

All supply, drain. and gas lines were installed correctly and unit was performing as intended.

Note: Water temperature at kitchen sink was 140 degrees, recommend setting water temp to no more than 125 degrees.  

C. Water Heating Equipment: Manufacturer & Year Built
AO Smith

A & O Smith-2015

Note: According to the National Home Builder Association the average life expectancy of an water heating unit of this type is approx. 10-12 years if properly maintained.

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

Bathroom Fixtures Loose

Deficient: Several towel bars, toilet paper holders, and towel bars are not properly secured. Have a handyman provide needed repairs. 

Wrenches Handyman
Credit
Comment
5.1.2 - A. Plumbing Supply, Distribution Systems, and Fixtures

Exterior Faucet Lacks Anti-Siphon Device

Deficient: All exterior faucets are required to have an anti-siphon device installed. Have a handyman provide needed repairs. 

Wrenches Handyman
Credit
Comment
5.1.3 - A. Plumbing Supply, Distribution Systems, and Fixtures

Kitchen Back Splash not Sealed:

Deficient: Kitchen back-splash will need to be sealed to prevent water intrusion into area behind counters. Moisture in this area could develop into mildew or mold. have a handyman perform needed repairs. 

Wrenches Handyman
Credit
Comment
5.1.4 - A. Plumbing Supply, Distribution Systems, and Fixtures

Shower Bench

Deficient: Shower bench in master bathroom needs to be sealed along the back side with approved sealant. Have a handyman provide needed repairs.

Wrenches Handyman
Credit
Comment
5.1.5 - A. Plumbing Supply, Distribution Systems, and Fixtures

Sink Stoppers Not Functioning:

Deficient: Sink stopper in master bathroom left side sink is not functioning as required. Recommend having a plumbing specialist perform needed repairs. 

Pipes Plumbing Contractor
Credit
Comment
5.2.1 - B. Drains, Wastes, & Vents

Leaking Drain:

Deficient: Drain line under hallway bathroom sink and bar sink is leaking. Recommend a plumbing specialist perform needed repairs. 

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

Water Heater Drain Line Terminations

Deficient: Termination points for water heater drain lines could not be verified. Have a plumber or a handyman provide needed information. 

Wrenches Handyman

6 - V. Appliances

IN NI NP D
6.1 A. Dishwashers X
6.2 B. Food Waste Disposers X X
6.3 C. Range Hood and Exhaust Systems X X
6.4 D. Ranges, Cooktops, and Ovens X X
6.5 E. Microwave Ovens X
6.6 F. Mechanical Exhaust Vents and Bathroom Heaters X X
6.7 G. Garage Door Operators X X
6.8 H. Dryer Exhaust Systems X X
C. Range Hood and Exhaust Systems: Exhaust Hood Type
Re-circulate, Vented
D. Ranges, Cooktops, and Ovens: Range/Oven Energy Source
Gas
F. Mechanical Exhaust Vents and Bathroom Heaters: Comments

System has been installed correctly and is performing as intended.

A. Dishwashers: Comments

System has been installed correctly and is performing as intended. Unit was operated on one full "normal cycle' 

B. Food Waste Disposers: Disposer Not Performimg

Disposer was not performing at the time of this inspection and was not inspected.

C. Range Hood and Exhaust Systems: Comments

Overhead system has been installed correctly and is performing as intended.

Stove top vent termination point could not be verified. 

D. Ranges, Cooktops, and Ovens: Comments

System has been installed correctly and is performing as intended.

Oven was operated in the "bake" mode with setting at 350 degrees, unit achieved  355 degrees.

Gas cut-off located inside cabinet bottom to left of stove.

E. Microwave Ovens: Comments

System has been installed correctly and is performing as intended.

Unit was operated in the normal mode for two full minutes with a full cup of water inside, water boiled at 1: 47 seconds, this is acceptable. 

G. Garage Door Operators: Comments

System has been installed correctly and is performing as intended.

Floor sensors features were tested and acceptable.

Emergency reverse will need to be adjusted.

H. Dryer Exhaust Systems: Comments

System has been installed correctly and is performing as intended.

Recommendation: Have dryer exhaust system cleaned once per year by a professional to prevent build-up of the dryer lint. 

Here is a link with more information about dryer lint as a fire hazard: 

https://www.thespruce.com/dryer-vent-lint-fire-hazard-2145839

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
6.2.1 - B. Food Waste Disposers

Inoperable

Deficient: Garbage disposal was inoperable at the time of inspection. Recommend qualified plumber repair. 


Pipes Plumbing Contractor
Credit
Comment
6.3.1 - C. Range Hood and Exhaust Systems

Termination Point For Stove Top Vent Could Not Be Determined

Deficient: Termination point for stove top vent could not be determined. Have handyman provide needed information. 

Wrenches Handyman
Credit
Comment
6.6.1 - F. Mechanical Exhaust Vents and Bathroom Heaters

Improper Venting

Deficient: Improper venting practices were noted, bathroom exhaust fans are terminating into attic space. Exhaust fans are required to terminate to the exterior of the home. Recommend a qualified plumber evaluate and remedy. 

Pipes Plumbing Contractor
Credit
Comment
6.7.1 - G. Garage Door Operators

Auto Reverse Sensor Not Working

Deficient: The emergency auto reverse sensor was not responding at time of inspection. This is a safety hazard to children and pets. Recommend a qualified garage door contractor evaluate and repair/replace. 

Garage Garage Door Contractor
Credit
Comment
6.7.2 - G. Garage Door Operators

Floor Sensors More Than Six Inches From Floor

Deficient: Floor sensors are at 11" inches and are required to be installed at six inches from the floor. Have a garage door specialist perform needed repairs. 

Garage Garage Door Contractor
Credit
Comment
6.8.1 - H. Dryer Exhaust Systems

Dryer Vent Flapper Not Closing

Deficient: Flapper not closing on dryer vent. Recommend having a handyman replace. 

Wrenches Handyman