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1234 Main St.
spring branch, TX 78070
03/30/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
61
Recommendation
3
Safety hazard

1 - Information

In Attendance
Buyer
Occupancy
Vacant
Style
Single Story
Temperature (approximate)
60 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Cloudy

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 X
2.2 B. Grading and Drainage X X
2.3 C. Roof Covering Materials X X
2.4 D. Roof Structures & Attics X X
2.5 E. Walls (Interior and Exterior) X X
2.6 F. Ceilings and Floors X X
2.7 G. Doors (Interior and Exterior) X X
2.8 H. Windows X X
2.9 I. Stairways (Interior and Exterior) X X
2.10 J. Fireplaces and Chimneys X X
2.11 K. Porches, Balconies, Decks, and Carports X
2.12 L. Other X X
A. Foundations: Type of Foundation(s)
Pier and Beam
B. Grading and Drainage: Comments
C. Roof Covering Materials: Types of Roof Covering
Metal
C. Roof Covering Materials: Viewed From
Ground, Ladder
C. Roof Covering Materials: Comments
D. Roof Structures & Attics: Viewed From
Mechanical Access Platform
D. Roof Structures & Attics: Approximate Average Depth of Insulation
4 Inches
E. Walls (Interior and Exterior): Comments
F. Ceilings and Floors: Comments
G. Doors (Interior and Exterior): Comments
H. Windows: Comments
I. Stairways (Interior and Exterior): Comments
J. Fireplaces and Chimneys: Comments
K. Porches, Balconies, Decks, and Carports: Comments
L. Other: Comments
A. Foundations: Foundation Performance - Settlement

Foundation is performing as intended despite symptoms of settlement. Seek further investigation to determine severity and cost of repairs and make all repairs. 

A. Foundations: Foundation Settlement Plotting Diagram

Measurements in diagram taken with precision altimeter. The star represents the "0" point where the device sits. The other measurements are taken in locations around the house. Seek further investigation regarding foundation settlement plotting readings from a qualified professional and make all repairs.

A. Foundations: Access to Crawlspace Limited

Access limited to crawlspace access door on East side of property near Back stairs. Did not perform crawlspace crawl or enter access door. Inspected from access door. Seek further investigation of entire crawlspace to uncover deficiencies not seen from access door. 

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
2.1.1 - A. Foundations

Sidewalks/Driveway/Curbs - Damages Present

Cracks in concrete materials present at time of inspection. Seek further investigation of all sidewalks, driveways and curbs and make all repairs.

Contractor Qualified Professional
$
Credit
Comment
2.1.2 - A. Foundations

Cracks - Minor

Minor cracking was noted at the foundation. Previous repairs present. This is common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement. 

Here is an informational article on foundation cracks.

House construction Structural Engineer
$
Credit
Comment
2.1.3 - A. Foundations

Crawlspace - Settling Piers

Foundation should be reviewed by professional to determine repairs necessary for sinking piers. Seek further investigation of all foundation components and make all repairs.

Contractor Qualified Professional
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Credit
Comment
2.1.4 - A. Foundations

Skirting - Wood In Contact With Soil

Skirting present with wood supports in contact with soil. Wood is damaged in some areas. Seek solutions to break all wood to ground contact. Seek further investigation of entire crawlspace and make all repairs. 

Contractor Qualified Professional
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Comment
2.1.5 - A. Foundations

Slab - Holes Present

Seek further investigation and make all repairs. 

Contractor Qualified Professional
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Comment
2.2.1 - B. Grading and Drainage

Grading - Standing Water

Standing water or depression in concrete observed, which could indicate poor drainage and/or grading. Seek further investigation and make all repairs. 

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

Damaged Coverings

Roof coverings exhibited general damage that could affect performance. Many holes have been patched with caulking. Roof is thin and shows evidence of painted over rust present. Paint chipping away from surface likely due to improper preparation. 


Recommend a qualified roofer evaluate entire roof for replacement and provide condition statement in writing. At this time a roofer should conduct all repairs that need to be made, investigate all decking for water damages and make all repairs.

Roof Roofing Professional
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Comment
2.3.2 - C. Roof Covering Materials

Flashings - General Damage

Flashing damage present which could allow water to enter structure, seek licensed roofer to investigate all flashings and decking for water damage and make all repairs. 

Roof Roofing Professional
$
Credit
Comment
2.4.1 - D. Roof Structures & Attics

Insulation - Pest Damage

Insulation appears to have been damaged by pests. Trails present where rodents traffic. Close up all attic accesses at roofing/soffit connections Seek further investigation to close all accesses points, remediate rodents and consider removal and replacement of insulation.

House construction Insulation Contractor
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Comment
2.4.2 - D. Roof Structures & Attics

Insulation - Improper Levels

Informational sheet displaying insulation depth does not agree with actual installed depth in some areas. Seek builder to provide evidence of minimum R rating standard and improve insulation to meet that standard.

Contractor Qualified Professional
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Credit
Comment
2.4.3 - D. Roof Structures & Attics

Decking - Sagging

Areas of roof present that are sagging or raised. This may indicate sheathing, rafter, blocking or stud wall deficiencies. Seek further investigation of all roof decking and support systems make all repairs.

Roof Roofing Professional
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Credit
Comment
2.4.4 - D. Roof Structures & Attics

Decking - Previous Water Leak (Drying)

Signs of water damaged observed at time of inspection, moisture meter reading relatively dry. May be a previous leak that has begun to dry. Seek further investigation of this leak and any and all other leaks present and make all repairs. 

Contractor Qualified Professional
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Comment
2.4.5 - D. Roof Structures & Attics

Rodent Access Present

Voids present that may allow access into attic for rodents. Close up all attic accesses to prevent rodent entry.

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

Exterior Cracks - Minor

Minor cracking was observed in exterior wall(s). This is common in homes this age and is likely the result of normal foundation or structure settlement. Seek further investigation and make all repairs. 

Wrench DIY
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Comment
2.5.2 - E. Walls (Interior and Exterior)

Exterior - Wallboard Damaged/Gaps

Cracks present at exterior wallboard and gaps present between materials. Caulking and in some cases with large gaps, flashings can be used to make repairs. Seek further investigation of all wallboard and make all repairs. 

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

Exterior - Voids Present

Seek further investigation of all gaps between materials and make all repairs. 

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

Exterior - Facia/Trim Damages Present

Caulk and secure all damaged wood trim and materials. Make replacements as necessary. Seek further investigation of all exterior trim/facia and make all repairs. Seek licensed contractor to investigate all facia/trim and make all repairs. 

Contractor Qualified Professional
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Comment
2.6.1 - F. Ceilings and Floors

Flooring - Damaged

The home flooring had general moderate damage visible at the time of the inspection. Did not evaluate flooring for cosmetic damages only physical damages that may effect performance. Recommend evaluation by a qualified flooring contractor.

Contractor Qualified Professional
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Comment
2.6.2 - F. Ceilings and Floors

Tiles Cracked

Tiles showing cracks, seek investigation and make all repairs.

Contractor Qualified Professional
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Comment
2.6.3 - F. Ceilings and Floors

Previous Repairs

Previous repairs present, flooring discolored and doesnt match grain. Seek further investigation and make all repairs. 

Contractor Qualified Professional
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Credit
Comment
2.6.4 - F. Ceilings and Floors

Unlevel Floor

Section of flooring unlevel. Seek further investigation of all floors and make all repairs. 

Contractor Qualified Professional
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Comment
2.6.5 - F. Ceilings and Floors

Repair Decking

Decking damaged, springy. Seek further investigation of all decking and make all repairs. 

Contractor Qualified Professional
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Comment
2.6.6 - F. Ceilings and Floors

Wood Flooring - Improper Finishing

Wood flooring shows symptoms of cupping and improper sanding and finishing practices. Seek further investigation of all floors and make all repairs. 

Flooring Flooring Contractor
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Comment
2.7.1 - G. Doors (Interior and Exterior)

Noticeable Gap

Recommend handyman or door contractor evaluate all doors and make all repairs.

Door Door Repair and Installation Contractor
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Comment
2.7.2 - G. Doors (Interior and Exterior)

Bi-Fold Doors Out of Square

Doors out of square or gaps inconsistent between doors. Seek further investigation of all doors and make all repairs. 

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

Door(s) Out of Square

Doors out of square throughout home. This is likely due to structure and/or foundation settlement. Seek further investigation of all doors and make all repairs. 

Contractor Qualified Professional
$
Credit
Comment
2.8.1 - H. Windows

Flashings Missing

Flashings missing immediately over the top of windows. These flashing help prevent water from entering window frame and rolling down the side of the window which results in interior drywall and sill damage. Seek contractor to determine if installation of flashings is practical and/or maintain area with caulking. 

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

Failed Seal

Observed condensation between the window panes, which indicates a failed seal. Recommend qualified window contractor evaluate & replace. Seek further investigation of all windows and make all repairs. 

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

Missing or Damaged Screen(s)

One or more windows/doors are missing a screen or have a damaged screen. Recommend replacement/repairs. Seek further investigation of all screens and make all repairs. 

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

Windows Difficult To Open

One or more windows were difficult to open  and have spring damages. This could be the result of settling, humidity changes and/or age. Seek further investigation of all windows and make all repairs. Cost estimation is per window.

Contractor Qualified Professional
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Comment
2.9.1 - I. Stairways (Interior and Exterior)

Baluster Gap Too Wide

The baluster space is not up to modern safety standards. The space between balusters should not allow passage of a 4 3/8-inch sphere for child safety. Recommend a qualified handyman or original installer repair and bring up to code. 

Wrenches Handyman
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Comment
2.9.2 - I. Stairways (Interior and Exterior)

Deteriorated

One or more sections of the exterior stairs are deteriorated. Recommend qualified concrete contractor evaluate & repair.

Gardening shovel tool shape Concrete Contractor
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Comment
2.9.3 - I. Stairways (Interior and Exterior)

Handrail Missing

Staircase had no handrails. Handrail must be gripable. This is a safety hazard. Recommend a qualified handyman install a handrail. 

Wrenches Handyman
$
Credit
Comment
2.10.1 - J. Fireplaces and Chimneys

Waterproofing/Repairs Needed

Improve water proofing at chimney chase and cap. Ensure Z type flashings present to improve Leak resistance. Seek further investigation and make all repairs. 

Contractor Qualified Professional
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Comment
2.10.2 - J. Fireplaces and Chimneys

Chimney Cap Missing

Chimney cap and spark arrester missing. seek further investigation and make all repairs. 

Contractor Qualified Professional
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Comment
2.10.3 - J. Fireplaces and Chimneys

Shield Not Present

Seek further investigation and make all repairs. 

Contractor Qualified Professional
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Comment
2.10.4 - J. Fireplaces and Chimneys

Damaged Brick

Seek further investigation and make all repairs. 

Contractor Qualified Professional
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Comment
2.10.5 - J. Fireplaces and Chimneys

Flue - Not Present

Seek installation of proper flue and firebox components. Seek further investigation of entire chimney system and make all repairs. 

Contractor Qualified Professional
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Credit
Comment
2.12.1 - L. Other

Cabinets Damaged/Previous Repairs

Cabinets doors, bottoms (water damage), or drawers are damaged, seek investigation of all cabinets and make repairs.

Contractor Qualified Professional

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

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 Damaged

Electrical panel is damaged. Recommend a qualified electrician evaluate and repair. 

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

Undersized Supply

Supply leads may be undersized.

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

Multiple Wires Occupying One Slot

Only one wire may occupy any bus bar slot or breaker.  Seek further investigation of entire electrical system and make all repairs. 

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

Main Breaker Required

More than 6 hand turns present in order to shut off all power to dwelling. Seek main shutoff switch. A panel upgrade may be required. Seek further investigation and make all repairs. 

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

Improper Wiring

Improper wiring was observed at the time of inspection. Recommend a licensed electrician evaluate and repair. 

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

Inadequate Number of Receptacles

There is a minimal number of receptacles in the home. This can cause a short circuit if increased demand is present. Recommend licensed electrician add additional receptacles.
Electric Electrical Contractor
$
Credit
Comment
3.2.3 - B. Branch Circuits, Connected Devices, and Fixtures

GFCI Not Present/Damaged

Wet areas and exterior receptacles are required to have GFCI protected outlets. In some areas this protection at receptacles is damaged or missing, seek further investigation of all receptacles and make all repairs. 

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

Switch Purpose Not Determined

What does this switch operate? Seek further investigation and make all repairs. 

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

Open Ground Curcuits Present

Open ground condition and reversed neutral present. Receptacles covered in rooms from furniture. Seek further investigation of all circuits and make all repairs. 

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

Fixture Damaged

Seek further investigation and make all repairs. 

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

Open Wiring

Remove open wire and investigate attic for further open wire conditions. 

Contractor Qualified Professional

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 Systems
Forced Air
A. Heating Equipment: Energy Sources
Electric
A. Heating Equipment: Comments
B. Cooling Equipment: Type of Systems
Central Air Conditioner
C. Duct System, Chases, and Vents: Comments
B. Cooling Equipment: Low Temperature

The A/C unit was not tested due to low outdoor temperature. Thermostat programmed not to coil below 68 F. Unable to inspect cooling system.

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

Underperforming Heating System

System not producing more than 100 deg. F. With a Delta T (temperature differential) of more than 25 deg. F. Seek further investigation of entire system including  AC/Cooling system and make all repairs. Seek written diagnosis of entire system pressures, temperatures and sufficiency by licensed technician.

Contractor Qualified Professional
$
Credit
Comment
4.2.1 - B. Cooling Equipment

Install Condensate line(s)

Install condensate line from evaporator secondary pan under evaporator coil. Install secondary condensate line from pan through exterior wall. Seek further investigation and make all repairs. 

Contractor Qualified Professional
$
Credit
Comment
4.2.2 - B. Cooling Equipment

Install Insulation on Lines

Voids present in low pressure lines from HVAC system. These voids cause line to condensate and may damage finishes. Seek further investigation and make all repairs. 

Contractor Qualified 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 X
5.3 C. Water Heating Equipment X X
5.4 D. Hydro-Massage Therapy Equipment X
A. Plumbing Supply, Distribution Systems, and Fixtures: Location of Water Meter
Exterior
A. Plumbing Supply, Distribution Systems, and Fixtures: Location of Main Water Supply Valve
Near street
A. Plumbing Supply, Distribution Systems, and Fixtures: Static Water Pressure Reading
50
A. Plumbing Supply, Distribution Systems, and Fixtures: Comments
B. Drains, Wastes, & Vents: Comments
C. Water Heating Equipment: Energy Sources
Electric
C. Water Heating Equipment: Comments
D. Hydro-Massage Therapy Equipment: Comments

Tested for presence of electricity at pump, did not fill tub to test jets. 

C. Water Heating Equipment: Capacity
40 Gallons

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

Supply Pressure Too Low

Water supply pressure under 65 PSI, seek licensed plumber to investigate and make pressure reduction. 

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

Toilet Installed Improperly

Toilet(s) are installed improperly, high likelihood of leak present here and damaged flooring. Seek further investigation of all plumbing areas for water damage and make all repairs.

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

Improve Insulation

Add insulation to supply lines where hot and cold are touching/in close proximity. Seek further investigation of all supply lines and make all repairs. 

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

Insulate Exterior Plumbing Supply

Seek further investigation and make all repairs. 

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

Clogged Drain

Drain was observed to be clogged at time of inspection. Recommend a qualified plumber evaluate entire plumbing system to determine reason for backup and make all repairs.

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

Main Drain Problems

Drain line sagging in crawlspace. Seek further investigation of entire system and make all repairs. 

Contractor Qualified Professional
$
Credit
Comment
5.3.1 - C. Water Heating Equipment

Drain Pan Line Missing

Install drain pan under water heater with drain line through exterior wall.

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

Defficient Tempurature Presure Relief Valve

Extension not allowed to be blocked by any device, seek installation of line through exterior wall. Seek further investigation and make all repairs. 

Contractor Qualified Professional

6 - V. Appliances

IN NI NP D
6.1 A. Dishwashers X 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
6.5 E. Microwave Ovens 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
A. Dishwashers: Comments
B. Food Waste Disposers: Comments
C. Range Hood and Exhaust Systems: Comments
D. Ranges, Cooktops, and Ovens: Comments
E. Microwave Ovens: Comments
F. Mechanical Exhaust Vents and Bathroom Heaters: Comments
G. Garage Door Operators: Comments
H. Dryer Exhaust Systems: Comments

Perform cleaning on dryer exhaust system. 

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

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

Damaged Door

Seek further investigation and make all repairs. 

Contractor Qualified Professional
$
Credit
Comment
6.2.1 - B. Food Waste Disposers

Excessive Noise

Garbage disposal was excessively noisy. Recommend a qualified plumber evaluate and repair. 

Here is a helpful DIY troubleshooting video.

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

Mechanical Vent(s) And Extensions Missing

Install proper mechanical exhaust vent(s) extensions ducted through exterior wall to remove moist air from living and attic spaces.

Contractor Qualified Professional