Loading
Document Name
Sort Generated Document By
Header Text
Total Credit Requested
$ 0.00
Preview
Create
Viewing:

1234 Main St.
Bastrop TX 78602
12/16/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name
23
Recommendation
3
Safety hazard

1 - Information

Present During Inspection:
Buyer, Buyer Agent
Occupancy
Furnished

Vacant, But Staged With Furniture

Temperature (approximate)
94 Fahrenheit (F)

Temperature at Start of Inspection:


Weather Conditions
Clear, Dry, Hot
Type of Building
Single Family
Year Home Built:

2009

Utilities:

Utilities On

Home Faces:

North

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. 




Limitations:

Home was partially furnished making some items such as windows and wall receptacles inaccessible for inspection.

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
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)
2.10 J. Fireplaces and Chimneys X
2.11 K. Porches, Balconies, Decks, and Carports X X
A. Foundations: Type of Foundation(s)
Concrete
C. Roof Covering Materials: Types of Roof Covering
Asphalt
C. Roof Covering Materials: Roof Pitch:

6/12 & 7/12

D. Roof Structure & Attic: Approximate Average Depth of Insulation
10-12" inches, this is sufficient R-value
D. Roof Structure & Attic: Roof Structure Materials:
Plywood, Wood
D. Roof Structure & Attic: Type of Roof Structure:
Gable
H. Windows: Comments

All windows open/close and latch as required.

J. Fireplaces and Chimneys: Comments: Not Present

Fireplace Not Present

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 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. 

Any additional information required 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 except for the front and right side elevations.

B. Grading and Drainage: Standards:

Landscaping and grading standards call for the soil elevations surrounding the building to have six inches of slope away from the structure in the first ten feet.

B. Grading and Drainage: Recommendation: Splash Blocks/Extensions

Recommend having splash blocks installed at all downspout termination points with extension added in locations where water needs to be directed away from foundation.

B. Grading and Drainage: Observation/Recommendation: Drainage

Recommend client explore the idea of adding a retaining wall to right side of home to contain and direct run-off from hillside located there. Contact a landscaping engineer for further evaluation.

C. Roof Covering Materials: Viewed From
Binoculars, Ground, Ladder, Roof

Limitation: Entire roof covering was not walked due to excessive amounts of pine needle debris. This causes a very slippery surface and is too dangerous to walk on. 

C. Roof Covering Materials: Comments

Roof covering is in good condition with all flashing's and roof penetrations installed according to industry standards. This type of roof covering should have a remaining life expectancy of around 20 years before repairs or replacement are needed.

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

Attic space was viewed from service decking installed inside attic. Not all areas of the attic were 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: Hand-Framed Structure

Attic structure is constructed with hand-framed 2 x wood rafters and ceiling joist. 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 Ventilation: Soffit/Ridge vents

Continuous soffit vents are feeding the attic with fresh air as the hot air is exhausted through ridge and gable vents. This is sufficient.

D. Roof Structure & Attic: Attic Access

Home has two attic spaces and two attic access points. The garage has an attic space with some plywood decking in place for storage. The opening for the attic space has no cover and no pull down ladder. Recommend installing pull down ladder access unit to provide safe entry into attic space. 

Second access point is in second floor master bedroom closet ceiling. Opening is adequate size with a piece of drywall for a cover and no ladder installed for a safe entry. Recommend replacing drywall cover with some insulated material and installing pull down ladder access unit to provide safe entry into attic space.

E. Walls (Interior and Exterior): Comments: Fiber Cement Board Siding

Exterior of home has fiber cement board siding and wood trim on all windows and building corners. 

Interior of home has finished drywall with texture and paint coatings. 

All areas are in good condition with no serious deficiencies to report.

F. Ceilings and Floors: Comments

All ceilings are in good condition with texture and paint coatings, flooring finishes include wood, 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: 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.

I. Stairways (Interior and Exterior): Comments

All stairwell components are installed as required and are performing as intended.

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

Home has a concrete entryway and two back wood decks. Both wood decks appear to have been installed correctly and both are performing as intended with the following exceptions:

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

Negative Grade

Deficient: Front and right side of home has negative grade towards the home. Industry standards call for a minimum of 6" inch slope away from the foundation in the first 10 feet. Recommend having a landscaping specialist provide further evaluation and establish guidelines for achieving positive drainage in these areas.

Yard scissors Landscaping Contractor
Credit
Comment
2.2.2 - B. Grading and Drainage

Gutter Downspout Disconnected

Deficient: Down spout disconnected at bottom of gutter to the right of garage. Have a gutter specialist perform needed repairs. 

Gutter Gutter Contractor
Credit
Comment
2.3.1 - C. Roof Covering Materials

Excessive Debris

Deficient: Roof covering has excessive amount of debris such as pine needles collecting on the surface. Gutters are being clogged and this can cause rain water to back wash onto fascia and into soffit cavities causing rot and deterioration in these locations. Recommend regular cleaning to prevent water damage from occurring.

Tools Handyman/DIY
Credit
Comment
2.4.1 - D. Roof Structure & Attic

Un-Insulated Attic Cover

Deficient: Drywall cover for attic opening in master bedroom closet is not insulated and is allowing conditioned air to escape into attic space resulting in higher utility bills. Recommend replacing drywall cover with insulated materials available at the local building supply.

Tools Handyman/DIY
Credit
Comment
2.5.1 - E. Walls (Interior and Exterior)

Support Post Bases:

Deficient: Support post on front porch should have metal post bases installed to prevent deterioration and rot from occurring from wood to concrete contact. Recommend having a carpentry specialist perform needed repairs. 

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

Wall Damages

Deficient: Exterior siding has one minor area with damage on the right side of the garage, and the interior wall of the garage has some sheet rock damage. Have a handyman provide needed repairs.

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

Door Issues:

Deficient: The following issues were discovered regarding doors: 

Door into garage from home must be a solid door with no openings. (Existing door has a doggie door installed) This opening is part of a fire rating between the home and the garage. It is also recommended that self-closing hinges be installed to complete this fire rating. 

Double door from dining room into study is binding at the top and the latch located on the top of the second door does not catch as intended.

Door to underside of stairwell is binding at the top.

Double door from master bedroom into family room is not latching properly.

Deadbolt on upstairs balcony door not lining up and latching properly.

Door stops are missing in several locations, have these installed to protect wall finishes from the door hardware.

Have a carpenter or a good handyman perform needed repairs.

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

Kitchen Cabinet Drawers

Deficient: Several kitchen cabinet drawers are binding/sticking and will need to be adjusted. Have a handyman provide needed repairs.

Wrenches Handyman
Credit
Comment
2.8.1 - H. Windows

Window Issues:

Deficient: The following issues were discovered with windows:

Latches are broken on downstairs front bedroom window.

Upstairs master bedroom window has a broken glass.

Have a window & glass specialist perform needed repairs.

Window Window Repair and Installation Contractor
Credit
Comment
2.11.1 - K. Porches, Balconies, Decks, and Carports

Ledger Board

Deficient: Ledger board supporting back balcony deck is required to have specific fasteners installed in a specific pattern. ( see attached diagram) Recommend adding wood supports under the outside band joist to add additional stability.

For additional information and instructions regarding deck and balcony construction practices please visit this website:

http://stonedeks.com/wp-content/uploads/2018/02/DesignForCode.pdf


Hammer Carpenter
Credit
Comment
2.11.2 - K. Porches, Balconies, Decks, and Carports

Front Patio

Deficient: Front patio area does not have any drains to allow rain water to escape. Recommend having a handyman provide needed repairs.

Wrenches Handyman

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: Incoming Electrical Service

Electrical service is coming in from a utility pole located to the left of the home. There is a service panel with only a disconnect for the 200-amp service. Incoming service wiring is copper and all connections look good and professionally installed. Sub-panel is located on the exterior wall of the home on the right side. All circuits are clearly labeled, panel is 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 listed below:

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

Due to furniture placement not all wall receptacles could inspected and 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
3.1.1 - A. Service Entrance and Panels

Service Panel Issues:

Deficient: The following deficiencies were discovered with the service panels:

Panel located right below meter with the main disconnect is not sealed. There are openings in the bottom of the panel allowing insects such as wasp to build nest inside the panel. This can very easily cause a short and can be very dangerous. Recommend having an electrical specialist perform needed repairs. 

Sub-panel located on exterior of wall does not have the required space in front of the panel to allow for a safe environment when working on the panel. Industry standards call for a minimum of 36" inches in front of the panel with 30" inches free space on either side of the panel. Recommend cutting tree that is obstructing this space back to allow for proper access. 

Sub-panel has knock-out covers missing on panel cover to protect live wiring on the inside of the panel. Have an electrical specialist perform needed repairs.

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

Exposed Light Bulbs:

Deficient: All exposed light bulbs are required to have a shatterproof globe as protection. Have a handyman provide needed repairs.

Wrenches Handyman
Credit
Comment
3.2.2 - B. Branch Circuits, Connected Devices, and Fixtures

Missing Smoke Detectors

Deficient: Two bedrooms have missing smoke detectors, hallway outside of bedrooms does not have a smoke detector as required. Have an electrician install all new combination smoke /carbon monoxide detectors as now required.  

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

Receptacle Issues:

Deficient: The following receptacle issues were discovered:

Receptacle in dining room is not fitting tight to the wall as required.

Receptacle in upstairs front bedroom has no power to top plug. 

Receptacle cover damaged in upstairs bedroom.

Receptacle cover missing in cabinet above microwave.

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 X
4.3 C. Duct System, Chases, and Vents X
A. Heating Equipment: Type of System
Forced Air
A. Heating Equipment: Energy Source
Electric
A. Heating Equipment: Location of Heating Unit

Attic Space

B. Cooling Equipment: Type of System
Electric
A. Heating Equipment: Heating System Brand and Year Built:

2 units -Rheem- 2008

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.

A. Heating Equipment: Comments

Heating units were inspected but not operated since the ambient outside temperature exceeded 65 degrees.

B. Cooling Equipment: Comments

Temperature differentials were tested between the return air and the supply vents.

Normal Range: 15-21 degrees

Results: Average was 15 degrees, this is acceptable.

Also, all supply vents were tested for balance and all were within 2-4 degrees. This is acceptable.

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

2 units - Rheem - 2011

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.

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

Recommend Servicing/Cleaning

Furnace should be cleaned and serviced annually. Recommend a qualified HVAC contractor clean, service and certify furnace.

Here is a resource https://blackdiamondtoday.com/article/annual-hvac-system-maintenance on the importance of furnace maintenance.

Fire HVAC Professional
Credit
Comment
4.2.1 - B. Cooling Equipment

Unit Not Level

Deficient: Concrete pad supporting one of the outdoor condensing units is not level. This can cause accelerated deterioration of components. Recommend licensed HVAC contractor level the unit.

Fire HVAC Professional

5 - IV. Plumbing Systems

IN NI NP D
5.1 A. Plumbing Supply, Distribution Systems, and Fixtures X X
5.2 B. Drains, Wastes, & Vents X
5.3 C. Water Heating Equipment X X
5.4 D. Hydro-Massage Therapy Equipment X X
Location of Main Water Supply Valve
Main Level
Location of Water Meter
Exterior
A. Plumbing Supply, Distribution Systems, and Fixtures: Material - Distribution
PVC
A. Plumbing Supply, Distribution Systems, and Fixtures: Material - Water Supply
Copper
B. Drains, Wastes, & Vents: Comments

All drains were performing as intended at the time of this inspection.

B. Drains, Wastes, & Vents: Drain Size
Unknown
B. Drains, Wastes, & Vents: Material
PVC
C. Water Heating Equipment: Power Source
Electric
C. Water Heating Equipment: Capacity
50 Gallons
C. Water Heating Equipment: Manufacturer
GE
C. Water Heating Equipment: Location
Utility Room
Static Water Pressure Reading
90 psi 60- 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

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.

B. Drains, Wastes, & Vents: Recommendation: Seal Upstairs Bathroom Floors

Recommendation: Seal all upstairs bathroom walls at baseboard with silicone caulking to prevent water leakage into downstairs finishes.

C. Water Heating Equipment: Comments- Electric Unit

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

C. Water Heating Equipment: Year Water Built:

2008

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.

D. Hydro-Massage Therapy Equipment: Comments

Hydro-massage tub plumbing was installed correctly and was performing as intended.


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

Bathtub Stopper

Deficient: Bathtub stopper not closing in hall bathtub. Have a plumbing specialist perform needed repairs.

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

Toilet Seat Loose

Deficient: Toilet seat on upstairs front bathroom is not properly secured. Have a handyman provide needed repairs.

Tools Handyman/DIY
Credit
Comment
5.3.1 - C. Water Heating Equipment

No Cut-off Valve

Deficient: Cold water supply line for the water heater does not have a cut-off valve at the entrance to the tank as required. Cold water line into water heater should have a cut-off valve to allow water supply to be turned off for service or in an emergency event. 

Deficient: Drain line terminations should have a 90 degree turn-down installed that terminated approx. six inches above grade. 

Note: It is also recommended that hot water line be insulated.

Have a plumbing specialist perform needed repairs.

Pipes Plumbing Contractor
Credit
Comment
5.4.1 - D. Hydro-Massage Therapy Equipment

Hydro-massage Tub Support

Observation: Determination could not be made if existing second floor framing is sufficient to support hydro-massage tub. I did not see any evidence of modifications being made to structure to provide added support. Recommend having a structural engineer provide further evaluation.

House construction Structural Engineer

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
6.4 D. Ranges, Cooktops, and Ovens X X
6.5 E. Microwave Ovens X X
6.6 F. Mechanical Exhaust Vents and Bathroom Heaters X X
6.7 G. Garage Door Operators X
6.8 H. Dryer Exhaust Systems X X
A. Dishwashers: Comments

System installed correctly and performing as intended.

B. Food Waste Disposers: Comments

Disposer in place with no power supply hooked up.

C. Range Hood and Exhaust Systems: Comments

System installed correctly and performing as intended.

C. Range Hood and Exhaust Systems: Exhaust Hood Type
Vented
D. Ranges, Cooktops, and Ovens: Comments

System installed correctly and performing as intended.

D. Ranges, Cooktops, and Ovens: Range/Oven Energy Source
Electric
E. Microwave Ovens: Comments

System installed correctly and performing as intended.

F. Mechanical Exhaust Vents and Bathroom Heaters: Comments

System installed correctly and performing as intended.

G. Garage Door Operators: Comments

System installed correctly and performing as intended.

H. Dryer Exhaust Systems: Comments

System installed correctly and performing as intended.

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

No Power Supply

Deficient: Disposer is in place with power supply hooked up to it. Have an electrical specialist perform needed repairs.

Electric Electrical Contractor
Credit
Comment
6.4.1 - D. Ranges, Cooktops, and Ovens

Anti-Tip Device Not Installed:

Deficient: Stove does not have an anti-tip device installed as required. Have a handyman provide needed repairs.

Tools Handyman/DIY
Credit
Comment
6.5.1 - E. Microwave Ovens

Microwave Door Handle

Deficient: Microwave door handle is missing. A replacement may be available through manufacturer.

Contractor Qualified Professional
Credit
Comment
6.6.1 - F. Mechanical Exhaust Vents and Bathroom Heaters

Improper Venting

Deficient: Improper venting practices were noted. All bathroom exhaust fans are terminated into attic space and are required to vented to the exterior of the home. Have a plumbing specialist provide needed repairs.

Pipes Plumbing Contractor
Credit
Comment
6.8.1 - H. Dryer Exhaust Systems

Dryer Vent Exhaust Dirty

Deficient: Dryer vent exhaust pipe is clogged with lint and will need to be cleaned by a professional. Annual cleaning is recommended to prevent build-up of lint.

Here is a link to more information about the hazards of dryer lint:

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

Contractor Qualified Professional