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1234 Main St.
The Woodlands, TX 77380
03/30/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name

1 - Information

In Attendance
Buyer, Buyer Agent
Occupancy
Vacant
Temperature (approximate)
56 Fahrenheit (F)
Weather Conditions
Clear
Report Information

This report is the property of Gold Medal Inspections © 2020, all rights reserved.

This is a Confidential Report expressly prepared for our client only and is not transferable to anyone in any form without written permission of Gold Medal Inspections. Use of this report by unauthorized persons or for unauthorized purposes is prohibited under Title 17, Chapter 37 of the Federal Copyright Act.

Any photographs, schematics or diagrams that may be used in the compilation of this report are for illustrative purposes only and make no implication or inference as to the severity or importance of any illustrated feature or defect. The client is urged to read and examine this report in its entirety. Any judgment as to severity or importance, unless otherwise noted in the text and body of the report is entirely the opinion of the client.

Our inspections do not attempt to determine the type of Stucco veneer/cladding installed on the home. There are so many types and variations of stucco cladding, only a stucco or EFIS specialist could make that determination with any certainty. This inspection does not attempt to determine if there is any moisture behind the Stucco veneer/cladding. Moisture evaluation and testing should be performed by a certified Stucco or EFIS specialist. This inspection does not attempt to determine if the Stucco or EFIS type veneer/cladding was installed properly. Any comments concerning these siding types offered by our inspectors, either written or verbal, are opinions only and are not offered as statements of fact.

A Smart-Level (a tool used for establishing elevation measurements) was used to measure and determine elevations of the interior first floor of this residence, if this service was requested by you. The reference point and elevation readings are noted on the graph / sketch / list and are offered as a courtesy to help the client establish a benchmark as to current elevation(s) at various points. Readings are in "tenths" of one inch. If you have questions beyond these findings, please feel free to get a second opinion before closing. Graph and/or elevation readings are on file with this office and a photo copy is provided in the report. We not an Engineer firm and this is not an engineering study. This is not a statement of past performance or a predictor of future activity.

INTENT OF INSPECTION
The expressed intent and purpose of this report is to inform our client of visual observations and opinions made on the day of the inspection, by your inspector. The opinions given are as to whether or not the mechanical, electrical, plumbing and structural components of this property are performing their intended function or are in need of repair. It is not the intent, nor within scope, of this inspection and report to determine if the property is warrantable, insurable, habitable, or to determine the economic life span. The client is advised to solicit information, advice, and cost estimates from licensed professionals in the appropriate trades, for all areas of concern prior to the closing process.


SCOPE, METHOD OF INSPECTION AND LIMITATIONS
The content of this report is based solely upon visual observations and the perceived performance of the different components and not engineering fact. The inspector's opinion is based on his or her personal knowledge, experience, and training, and not upon any code requirements or performance standards. The inspection will be conducted under the standards set forth by the Texas Real Estate Commission. The inspector is not a code compliance officer. Any federal, state or local codes and / or other legal requirements are not within the scope or intent of this report. The inspector may reference common building code violation for information purposes.

The inspection methodology is limited to openly visible areas of the property. Observations are made on both the inside and outside of the structure. Observations were limited to only those areas open to view without disassembling any component or moving any items which are obstructing the view. The inspector may use basic tools or instruments to aid in the inspection process. Note: stored items, furnishings, recent updating and or repairs may mask typical signs of distress. Because the inspection procedure is visual only and was not intended to be diagnostic and / or technically exhaustive some inherent risk remains that undiscovered problems exist and / or future problems will develop. There is no guarantee or warranty stated or implied that all defects or problems have been found or that Gold Medal Inspections will pay for the repair of, or be liable for, any defect not discovered. This report was prepared for the exclusive use for the client and Gold Medal Inspections and is not transferable to anyone else in any form. Gold Medal Inspections assumes no responsibility for its use and/or misinterpretations by third parties.

Recent concerns have included the adverse effects on indoor air quality and the potential of inherent health risks. The client should understand that high moisture conditions for whatever reason may cause various forms of mildew, and / or mold, to flourish. If the client has concerns with such environmental issues, we recommend they contact a qualified professional for further evaluations of this property. Note: houses built prior to 1978 may contain lead based paint. This company does not inspect for lead, mold or any other environmental health hazards. The inspector is not qualified or certified for such evaluations.

There is no currently approved procedure to detect the presence of "Chinese" or other drywall which may have been manufactured in an unapproved way or with unapproved or harmful materials. Accordingly, the issue of harmful drywall (and its potential problems) is beyond the scope of the inspection report.

RE-INSPECTIONS
Gold Medal Inspections will conduct re-inspection services for a reasonable fee. However, we do not certify workmanship or warrant another company's repair work. Receipts and/or warranty for work performed should be obtained from the company or companies who have provided repairs.

DISPUTE RESOLUTION
In the event a dispute arises regarding an inspection that has been performed, client agrees to notify Gold Medal Inspections within seven (7) days of the time of discovery to give Gold Medal Inspections a reasonable opportunity to re-inspect the property and resolved the dispute amicably. Any unresolved disputes relating to this agreement shall be submitted for mediation and then neither party shall have a right to bring suit in court. This provision shall be specifically enforceable and damages for breach of this provision shall include but not limited to court costs and attorney's fees.  Client agrees that Gold Medal Inspections liability, if any, shall be limited to the amount of the inspection fee paid.


ACCEPTANCE OF THE REPORT
Acceptance of the report, payment or use of the information contained in the report is an acknowledgment and acceptance of this agreement by client to the terms and limitations listed in the report. Client acknowledges that the inspection includes only those items listed specifically as inspected in the inspection report.

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
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
2.11 K. Porches, Balconies, Decks, and Carports X X
A. Foundations: Type of Foundation(s)
Post-Tensioned Slab
B. Grading and Drainage: No deficiencies observed at the time of the inspection.
C. Roof Covering Materials: Types of Roof Covering
Asphalt
C. Roof Covering Materials: Viewed From
Binoculars, Ground, Drone
D. Roof Structures & Attics: Viewed From
Attic
D. Roof Structures & Attics: Approximate average depth of insulation
8 inches
D. Roof Structures & Attics: Attic Ventilation
Soffit vents, Exhaust ports
H. Windows: Window type
Double pane
J. Fireplaces and Chimneys: Fireplace information
Prefabricated insert, Metal flue, Attic penetration not accessible
J. Fireplaces and Chimneys: Chimney observed from
Ground, Drone
J. Fireplaces and Chimneys: No deficiencies observed at the time of the inspection.
A. Foundations: Comments

The inspector will describe the type of foundation and inspect the foundation, related structural components and slab surfaces. He will report any post-tensioned cable ends that are not protected.

The inspector will render a written opinion as to the performance of the foundation based on his training and experience. Other professionals may have different opinions. He will report general indications of foundation movement that are present and visible, such as sheetrock cracks, brick cracks, out-of-square doorframes or obvious floor slopes. Your inspector is not a structural engineer. You should refer to http://houstonslabfoundations.com or a similar website, or have an engineer give an evaluation if any concerns exist about the potential for future movement.

This is a slab-on-ground foundation. Due to the expansive soils found in this area, it is common for the house to develop cracks in drywall, brick veneer and stucco during the life of the house. Expansive soil movement also will commonly result to door issues such as distorted door frames.

A. Foundations: Foundation performance appears to be okay.

It is this inspector's opinion that the foundation appears to be performing its intended function. During visual observations at the time of this inspection, there was no evidence suggesting significant foundation movement.

B. Grading and Drainage: Comments

The inspector will inspect retaining walls and site drainage around the structure and report any visible conditions or symptoms that may indicate water penetration. He will report any visible conditions that are adversely affecting the foundation performance.

B. Grading and Drainage: Underground drains

Observed an underground drain systems appear to be in place. Recommend observing and verifying proper function of drainage during heavy rain.

B. Grading and Drainage: Add gutters

We recommend the addition of rain gutters where they do not already exist to help improve drainage and/or prevent erosion around the house.

C. Roof Covering Materials: Comments

The inspector will identify and inspect the roof covering. He will report his inspection point. He will report roof coverings that are not appropriate for the slope of the roof and fasteners that are not present or are not appropriate (where it can be reasonably determined). He will not inspect the roof from the roof level if he reasonably determines that he cannot safely reach the roof, stay on the roof or that damage to the roof or roof covering may result from walking on the roof. He will not make a determination regarding the remaining life expectancy of the roof covering. As a general rule the average life expectancy of a composition roof is approximately 18-20 years, note: environmental conditions can have a great effect on the life expectancy. If any concerns exist about the roof covering life expectancy or the potential for future problems, a roofing specialist should be consulted.

The inspector will inspect the roof jacks, flashing and counter flashing and report those that are not installed properly. He will inspect the general condition of the flashing, skylights and other roof penetrations and report any deficiencies or evidence of previous repair. He will also report visible deficiencies in installed gutter and downspout systems. Note: if the roof is observed from the ground, viewing may be limited in some areas.

D. Roof Structures & Attics: Comments

The inspector will enter the attic space unless it is inaccessible or a hazardous condition exists, as reasonably determined by the inspector. He will report his attic inspection point. He will describe the insulation visible in unfinished areas. He will inspect the structure and sheathing and report any visible evidence of water penetration. He will report inadequate attic space ventilation. He will report the lack of components such as purlins, struts, collar ties or rafter ties or the inappropriate installation of those components. He will report excessive deflections or depressions in the surface of the roof as it relates to structural performance. He will inspect for the visible presence of attic insulation and report the approximate depth. The inspector will inspect any power attic turbines that are present and accessible and report deficiencies in the operation and installation of each unit, including the wiring and mounting of the thermostat control. He will also report unusual noise or vibration. Note: all areas of attic may not be safely accessible for inspection.

E. Walls (Interior and Exterior): Comments

The inspector will report any visible evidence of water penetration. He will report visible deficiencies of the surfaces of walls as related to structural performance. The inspector will not determine the condition of wall coverings unless such conditions affect structural performance or indicate water penetration.

Periodic inspection and routine maintenance of exterior finishes (paint), sealants, caulking around windows, doors and all other exterior items that penetrate the walls, this should be done on a regular basis. Landscaping including trees and bushes should not be in contact with the exterior of the home. These conditions may cause damage to the home. They promote wood rot and make an easy pathway for insects.

F. Ceilings and Floors: Comments

The inspector will inspect the ceilings and floors and report visible deficiencies of the surfaces as related to structural performance. The inspector will not determine the condition of floor or ceiling coverings unless such conditions affect structural performance.

G. Doors (Interior and Exterior): Comments

The inspector will inspect interior doors, exterior doors and overhead garage doors. He will report any deficiencies in the condition of the doors including locks and latches on exterior doors. He will not inspect locks on interior doors. He will report doors that do not operate properly. Purchaser is advised to replace or re-key all exterior locks upon taking position of the property.

H. Windows: Comments

The inspector will inspect the windows and report damaged glass, damaged glazing and damaged or missing window screens. He will report insulated windows that are obviously fogged or display other evidence of broken seals. He will also report the absence of safety glass in hazardous locations.

On homes with burglar bars, the inspector will inspect and report any inoperable windows at burglar bar locations of sleeping rooms or inadequate egress areas and other randomly sampled accessible burglar bar locations. He will report locations where functional keyless burglar bars are appropriate.


I. Stairways (Interior and Exterior): Comments

The inspector will inspect and report any visible deficiencies in interior steps, stairways, balconies and railings. He will report any spacing between intermediate balusters, spindles and rails that permit passage of an object greater than four inches in diameter on all steps, stairways, balconies and railings.

J. Fireplaces and Chimneys: Comments

The inspector will describe and inspect each fireplace and chimney. He will report the build up of creosote and any deficiencies in the interior of the firebox and visible flue area. He will report dampers that do not operate. He will report the absence of a non-combustible hearth extension and any deficiencies in the lintel, hearth and material surrounding the fireplace. He will report the absence of fire stopping at accessible attic penetrations of the chimney flue.

The inspector will report a gas log lighter valve that leaks gas or does not function. He will report deficiencies in the circulating fan. He will report any deficiencies in the combustion air vent, chimney coping, chimney crown, cap or spark arrestor. The inspector will not make a determination of the adequacy of the draft or perform a chimney smoke test. **Fireplaces with gas appliances should have the damper blocked open, so that unseen harmful gases can exhaust out the chimney and not into the home.


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

The inspector will inspect porches, decks, steps and balconies. He will report any structural deficiencies. He will report spacing between intermediate balusters, spindles and rails that permit passage of an object greater than four inches in diameter on all decks which are higher than 30 inches as measured from the adjacent grade. The inspector will inspect walkways, patios and driveways leading to the dwelling entrance and report any deficiencies. The inspector will not inspect detached structures or waterfront structures and equipment, such as docks and piers.

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 = Deficiencies
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Comment
2.1.1 - A. Foundations

High soil
North Northeast

High soil obscures the view of the exterior foundation and can provide insect's direct access to the weep holes, or to the bottom of other siding materials. Current building standards require 4 inches of foundation wall visible under brick veneer siding, and 6 inches under other siding types.

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2.1.2 - A. Foundations

Corner Cracks
Northeast, Southeast

Cracking across the corners of the foundation was observed in several areas at the time of inspection. This condition is not normally a structural concern. However, cracks should be sealed to avoid possible water or insect infiltration.

$
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Comment
2.3.1 - C. Roof Covering Materials

Storm collar caulking

Observed one or more vent jack's storm collar(s) are not properly caulked.

$
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Comment
2.3.2 - C. Roof Covering Materials

Debris

Remove all loose debris off the roof to prevent damage to the roof and/or to prevent debris from ending up in the gutters.

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Credit
Comment
2.3.3 - C. Roof Covering Materials

Trim trees

Observed one or more areas where trees need to be trimmed at least 4 feet off the roof.

$
Credit
Comment
2.4.1 - D. Roof Structures & Attics

Insufficient Insulation

Insulation depth was inadequate. 

$
Credit
Comment
2.4.2 - D. Roof Structures & Attics

Insulation issues
Foyer, Master Bedroom, Study

Observed at least one location where insulation is out of position or missing. (denoted by darker areas in the thermal pictures)

$
Credit
Comment
2.4.3 - D. Roof Structures & Attics

Attic stairs not sealed/insulated

Observed the attic stairs are not properly insulated and/or weather stripped to seal when closed.

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

Items stored against exterior walls

Observed items stacked and store against the outside of an exterior wall. This blocks sunlight and our vision of the area.

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

Wall damage
Study, Game Room, Stairs

Observed holes, cracks, or repaired areas in the sheet rock walls.

$
Credit
Comment
2.5.3 - E. Walls (Interior and Exterior)

Mortar gaps
North

Observed gaps or cracks in the brick mortar.

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

Caulk and seal

Caulking and sealing is needed around all exterior siding penetrations including, but not limited to: electrical panels, light fixtures, plumbing penetrations, vent terminations, expansion joints, etc. This will prevent water, insect, and/or unconditioned air penetrations.

$
Credit
Comment
2.6.1 - F. Ceilings and Floors

Ceiling damage
Game Room

Observed holes, cracks, or repaired areas in sheet rock ceilings

$
Credit
Comment
2.6.2 - F. Ceilings and Floors

Nail pops
North Bedroom

Observed a nail popping out of the sheet rock ceiling.

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

Door Sticks
Back Patio

Door sticks and is tough to open and close. 

Here is a helpful DIY article on how to fix a sticking door. 

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

Missing/out of place stops

Observed one or more door stops are missing, out of place, or over ridden by the door.

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

Door moving
East Bedroom

Observed at least one door that would not stay partially open on it's own. 

$
Credit
Comment
2.8.1 - H. Windows

Failed Seal
Foyer

Double pane windows contain a vacuum seal that, when broken, causes the window to become discolored and the energy savings is lost when this occurs.

$
Credit
Comment
2.8.2 - H. Windows

Broken spring
Master Bedroom

Observed at least one window with a broken or damaged spring.

$
Credit
Comment
2.8.3 - H. Windows

Window caulking

Observed one or more windows with deteriorating or missing caulk.  All interior and exterior joints should be checked and addressed as needed.

$
Credit
Comment
2.9.1 - I. Stairways (Interior and Exterior)

Handrail Missing

Staircase had no handrails.  

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

Fence damage

Observed damage to the gate or fencing.

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

Wood to ground contact

Observed wood to ground contact involved with the deck.  This can be a conducive condition for wood destroying organisms.

Pest control Pest Control Pro
$
Credit
Comment
2.11.3 - K. Porches, Balconies, Decks, and Carports

Roof sag

Cover over back deck is sagging.


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: Service Entrance Wiring
Underground
A. Service Entrance and Panels: Location of Main Panel(s)
Southeast Exterior Wall
A. Service Entrance and Panels: Amperage rating for main service disconnect
100 Amps
A. Service Entrance and Panels: Type of Feeder Wires found in main and sub panels
Aluminum
B. Branch Circuits, Connected Devices, and Fixtures: Type of Wiring
Copper, Grounded 3 conductor
B. Branch Circuits, Connected Devices, and Fixtures: Doorbell was functioning at the time of the inspection.



A. Service Entrance and Panels: Comments

The inspector will describe the visible wiring type, the amperage rating of the service and the locations of the main disconnect. He will inspect the service entrance cables and report deficiencies in the insulation, drip loop, service line clearances and separation of conductors at weatherheads. He will report a drop, weatherhead or mast that is not securely fastened to the structure or support. He will report electrical gutters and sub panels that are not properly bonded and grounded. He will also report the lack of a visible grounding electrode conductor in the service or the lack of a secure connection to the grounding electrode or grounding system.

The inspector will not determine the capacity of the electrical system relative to its present or future use. He will not conduct voltage drop calculations. He will not determine the accuracy of the breaker labeling nor determine the insurability of the property.

The inspector will report deficiencies in the type and condition of the wiring in the panels, the sizing of listed equipment of over current protection and conductors (when power requirements for listed equipment are readily available and breakers are labeled). He will report a panel that is installed in a hazardous location, such as a clothes closet. He will report the lack of a main disconnect. He will report accessible main or sub panels that are not secured to the structure or are not appropriate for their location. He will report panels that do not have dead front covers in place and those that use improper fasteners or have knockouts that are not filled. He will report conductors that are not protected from the edges of metal panel boxes and trip ties that are not installed on labeled 240-volt circuits.

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

The inspector will describe the type of branch circuit wiring and inspect the system. He will report deficiencies in exposed wiring, wiring terminations, junctions and junction boxes. He will report conduit that is not terminated securely or the absence of conduit in appropriate locations. If branch circuit aluminum wiring is discovered in the main or sub panels, he will inspect a random sampling of accessible receptacles and switches and report inappropriate connections.

The inspector will inspect accessible receptacles and report receptacles without power, receptacles with incorrect polarity or three-prong receptacles that are not grounded. He will report evidence of arcing or excessive heat. He will report receptacles that are not secured to the wall or covers that are not in place. He will report the lack of Ground Fault Circuit Interrupter protection, Ground Fault Circuit Interrupter protection devices that are not properly installed or do not operate properly.

The inspector will operate all accessible wall and appliance switches and report switches that do not operate. He will also report switches that are damaged, switches that display evidence of arcing or excessive heat and switches that are not fastened securely with cover in place. He will report the lack of disconnects in appropriate locations.

The inspector will inspect installed fixtures, including lighting devices and ceiling fans, and report inoperable or missing fixtures. He will report appliances that are not properly bonded and grounded. He will report the improper use of extension cords.


B. Branch Circuits, Connected Devices, and Fixtures: Smoke Detectors
7 smoke detector units were observed in the house

Units were tested by pushing the self contained test push button on each unit where they were accessible.

B. Branch Circuits, Connected Devices, and Fixtures: Smoke Detectors

Full functional inspection of monitored fire alarm system is outside the scope of this inspection, and was not checked.

Recommend smoke alarms inside and outside each sleeping area and on each floor and periodic replacement of the batteries.  Note the inspector may be able to verify some of the smoke detectors are interlocked but he may not be able to verify 100% of the detectors are interlocked.

Most smoke detectors/alarms will begin to "chirp" intermittently as a signal that its battery needs to be changed.
Most smoke detectors/alarms have a useful life of between 7 and 10 years. (If you do not know when a given detector/alarm has been installed, put in a new one, write down and save the date so you will know when to replace it.
Check with the manufacturer to determine the expected life of the unit as well as maintenance and test procedures for your particular unit.

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 = Deficiencies
$
Credit
Comment
3.1.1 - A. Service Entrance and Panels

Anti-oxidant not present

Anti-oxidant was not present on the aluminum wiring connections in the main and/or sub panels.

$
Credit
Comment
3.1.2 - A. Service Entrance and Panels

Arc-fault protection

Arc-fault protection was not present on all circuits required by current building standards.  These locations may have not been required at the time of construction but are still required to be noted by the inspector.

$
Credit
Comment
3.1.3 - A. Service Entrance and Panels

White wires

Observed white wires coming off of some of the breakers.  Current building standards state the "hot" leads can be any color except white or green so as not to be confused with neutral and ground wires.

$
Credit
Comment
3.1.4 - A. Service Entrance and Panels

Panel dirty

Observed debris inside the panel.

$
Credit
Comment
3.1.5 - A. Service Entrance and Panels

A/C's over amped

Observed the air conditioning condenser(s) is currently over amped. The manufactures data plate on the condenser states the maximum fuse/breaker size. Having the wrong size breaker can lead to damage to the unit.

$
Credit
Comment
3.1.6 - A. Service Entrance and Panels

Double lugged neutrals

Observed some of the neutral wires are attached to the bus bar with one attachment screw; only one allowed per screw.

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

Smoke Detector Defective
Master Bedroom, Game Room, upstairs bedrooms

Received no signal from some of the smoke detectors when the test button was pressed.

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

Damaged fixture
North Bedroom

Observed at least one electrical fixture that is damaged or loose.

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

Fan inoperable
Back Patio

Observed at least one ceiling fan does not function as intended.

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

Mystery switch
Master Bedroom

Observed a "mystery" switch in one or more locations.  It was not readily apparent what it was controlling.

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

Loose outlet/switch
Living Room

Observed at least one electrical outlet/switch that is loose in the wall.

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

GFCI protection missing
Back Patio, Garage, Kitchen

Ground Fault Circuit Interrupter protection is required by current code in the following locations, but not limited to; all bathrooms, all kitchen counter top outlets, wet bar outlets, all exterior outlets, garage outlets, etc. Lack of Ground Fault Circuit Interrupter protection is a recognized safety hazard and is in need of repair.

Here is a link to read about how GFCI receptacles keep you safe.

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

Outlet exterior cover

Observed an exterior outlet that is not protected from the moisture of the exterior environment. Cover will not close. 

$
Credit
Comment
3.2.8 - B. Branch Circuits, Connected Devices, and Fixtures

Spark ring missing
Kitchen

Observed that one or more electrical outlets passing through combustible material do not have proper protection to shield the combustible material from possible sparking where the wires attach to the screws.  A box extender or spark ring is recommended.

4 - III. Heating, Ventilation & Air Conditioning Systems

IN NI NP D
4.1 A. Heating Equipment X
4.2 B. Cooling Equipment X X
4.3 C. Duct System, Chases, and Vents X X
A. Heating Equipment: Type of Systems
Forced Air
A. Heating Equipment: Energy Sources
Natural Gas
A. Heating Equipment: Gas shut of valve
Present, Accessible
A. Heating Equipment: Branch line
Iron/flex
A. Heating Equipment: Heating Unit

Make: 2006 Carrier

Model #: 58STA090-16

Serial #: 3006A16510

A. Heating Equipment: No deficiencies observed at the time of the inspection.
B. Cooling Equipment: Type of Systems
Central Air Conditioner
C. Duct System, Chases, and Vents: Filter Sizes

16x25x1

A. Heating Equipment: Comments

The inspector will describe the type of heating system and its energy sources and inspect each unit. He will operate the system using normal control devices and report any deficiencies in the controls and accessible operating components of the system. He will not operate a unit outside its normal operating range.

He will inspect and report electric furnaces that do not operate and plenums that are not free of improper and hazardous conditions. The inspector will report a furnace that he determines to be inaccessible.

The inspector will inspect gas furnaces and report the general condition of the burner compartment and any deficiencies in the burner, draft and termination of the vent pipe. He will also report units that display flame impingement, uplifting flame, improper flame color or excessive scale buildup. He will report inadequate clearance from combustible material, the lack of combustion and draft air, an inappropriate location or evidence of forced air in the burner compartment. The inspector will not evaluate of the integrity of a heat exchanger. This requires dismantling of the furnace and is beyond the scope of a visual inspection.

The inspector will report deficiencies in the installation and visible components of the flue system. He will report flue or vent pipes that do not terminate properly. He will report deficiencies in materials used for the flue vent systems.

The inspector will report gas furnaces that are using improper materials for the gas branch line or the connection to the appliance. He will report the absence of a shut-off valve, and inaccessible valves.

The inspector will not inspect accessories such as humidifiers, air purifiers, motorized dampers, heat reclaimers, electronic air filters or wood-burning stoves. He will not program digital-type thermostats or controls or operate radiant heaters, steam heat systems or unvented gas-fired heating appliances. He will not determine the efficiency or adequacy of a system.


B. Cooling Equipment: Comments

The inspector will describe the type of cooling system and its energy sources and inspect each unit. He will operate the system using normal control devices (except when the outdoor temperature is less than 60 degrees Fahrenheit) and report deficiencies in performance. **Note: units not within normal temperature range should be evaluated by a licensed HVAC technician. He will report any noticeable vibration of the blower fan and any deficiencies in the drainage of the condensate drain line and secondary drain line. He will report pipes made of inadequate material and primary drainpipes that visibly terminate in a sewer vent. He will also report safety pans that are blocked with debris or are not appropriately sized for the evaporator coil.

The inspector will inspect return chases and plenums for hazardous conditions and report the lack of insulation on refrigerant pipes and primary condensate drain lines. He will report a condensing unit that does not have adequate clearance and air circulation. He will report deficiencies in the condition of the fins, location, levelness and elevation above ground surfaces. He will also report conductors and over-current protective devices that are not appropriately sized for the cooling system.

The inspector will not program digital-type thermostats or controls or operate setback features on thermostats or controls. He will not inspect the pressure of the system coolant or determine the presence of leaks in the system.


B. Cooling Equipment: A/C Unit
Condensing Unit
Make: 2019 Amer. Std.
Model Number: 4A7A4042L1000AA
Serial Number: 194050AK3F
Evaporator Coil
Temperature Differential: unknown degrees.
Normally expected temperature is between 16 and 21 degrees Fahrenheit.
Make: 2015 Carrier
Model Number: CNPHP4221ALAAAAA
Serial Number: 1115X20041
C. Duct System, Chases, and Vents: Comments

The inspector will inspect the visible components of the duct system and report improper materials, improperly sealed ducts or improper routing of duct, duct fans, filters, ducting and insulation.

The inspector will not determine the efficiency, adequacy or capacity of the systems. He will not determine the uniformity of the supply of conditioned air to the various parts of the structure nor determine the types of materials contained in insulation, wrapping of pipes, ducts, jackets, boilers and wiring. He will not operate venting systems unless the ambient air temperatures (less than 60degrees) or other circumstances are conducive to safe operation without damage to the equipment.


A. Heating Equipment: Furnace(s) were partially accessible.

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 = Deficiencies
$
Credit
Comment
4.2.1 - B. Cooling Equipment

Entrance not sealed

Observed the location where the suction line enters the exterior wall is not properly sealed.

$
Credit
Comment
4.2.2 - B. Cooling Equipment

Debris in pan

Observed debris in the emergency pan.

$
Credit
Comment
4.2.3 - B. Cooling Equipment

Low Exterior Temps

Due to the lower outside temperatures (below 60 degrees F), operation of the A/C system could not be tested.  Operation at lower temperatures risks damaging the unit.

$
Credit
Comment
4.3.1 - C. Duct System, Chases, and Vents

Dirty Registers

Observed dirty registers in one or more locations

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
Northwest
Exterior
A. Plumbing Supply, Distribution Systems, and Fixtures: Location of Main Water Supply Valve
West
Side exterior
A. Plumbing Supply, Distribution Systems, and Fixtures: Static Water Pressure Reading
65 psi
A. Plumbing Supply, Distribution Systems, and Fixtures: Main Gas Shutoff Location
West
A. Plumbing Supply, Distribution Systems, and Fixtures: Types of water supply lines
PVC/CPVC
B. Drains, Wastes, & Vents: Type of material used for waste lines
PVC
C. Water Heating Equipment: Energy Sources
Gas
C. Water Heating Equipment: Capacity
50 Gallons
C. Water Heating Equipment: Branch line
Iron/flex
C. Water Heating Equipment: Gas shut of valve
Present, Accessible
C. Water Heating Equipment: Water Heater Information

Number of units: 1

Manufacture date: 2007

Location: garage

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

The inspector will describe the supply system piping and inspect the plumbing system, including drain and sump pumps. He will report deficiencies in the type and condition of all accessible and visible water supply line components. He will report the location of visible water shut-off valves. He will report incompatible materials visible in the connecting devices between differing metals in the supply system. He will report deficiencies in the water supply system by viewing functional flow in two fixtures operated simultaneously. The inspector will not operate any main valves, branch valves or shut-off valves. He will not inspect any system that has been shut down or otherwise secured. He will not determine the potability of the water supply.

The inspector will report deficiencies in the operation of all fixtures and faucets if the flow end of the faucet is accessible or not connected to an appliance. He will report deficiencies in the installation and identification of the hot and cold faucets. He will report the lack of back-flow devices, anti-siphon devices or air gaps on all fixtures. He will not determine the effectiveness of any anti-siphon devices. He will inspect any exterior faucet that is attached to the structure or immediately adjacent to the structure and report if it does not operate properly.

We recommend the use of high pressure “no burst” style water supply hoses for the clothes washer to reduce the potential of water damage.

B. Drains, Wastes, & Vents: Comments

The inspector will describe the waste and vent system piping and report deficiencies in the type and condition of all accessible and visible wastewater lines and vent pipes. He will report drainpipes that leak as well as any deficiencies in the functional drainage at all accessible plumbing fixtures. He will not inspect for sewer clean-outs. He will inspect the shower enclosure for leaks. Note: A 24-hour shower pan test and hydrostatic pressure testing of sewer lines is specifically excluded. He will report commodes that have cracks in the ceramic material, commodes that are improperly mounted on the floor or commodes that leak or have tank components that do not operate. He will also report mechanical drain stops (if installed) that are missing or do not operate on sinks, lavatories and tubs. The inspector will report the lack of a visible vent pipe system to the exterior of the structure and any improper routing or termination of the vent system.

This inspection does not include fire sprinkler systems, water-conditioning equipment, waste ejector pumps, water mains, private sewer systems, water wells or solar water heating systems.

Notice: While some water was run down the drains, this cannot simulate the waste flows characteristic of full occupancy. Unless specified, fixtures and vessels were not filled-to-capacity for leak testing to prevent inadvertent water damage to the property. This means that some leaks may go undetected. Comprehensive water leak testing, including hydrostatic testing, is available from qualified, licensed plumbers. Further testing and inspection of the sewer line is recommended in older homes (40+ years), homes with previous foundation repair, and homes with evidence of poor foundation performance. Otherwise, you are accepting this drain waste system on an “as is” basis and may find repairs necessary in the future.


C. Water Heating Equipment: Comments

The inspector will describe the type of water heater and its energy source and inspect each unit. He will report fittings that are leaking or corroded. He will report broken or missing parts, covers or controls. He will also report the lack of a safety pan and drain line, where applicable. The inspector will report an unsafe location or installation.
The inspector will report deficiencies in the burner, the flame and burner compartment, the operation of heating elements and the condition of wiring. He will report any deficiencies the condition of the draft, draft diverter, draft hood, vent piping, proximity to combustibles and vent termination point. He will report inadequate combustion and draft air. He will report gas water heaters that are using improper materials for the gas branch line or the connection to the unit. He will report the absence of a shut-off valve, an inaccessible valve or a valve that leaks.

The inspector will report deficiencies in the installation and visible components of the flue system. He will report flue or vent pipes that do not terminate properly. He will report deficiencies in materials used for the flue vent systems.
The inspector will inspect water heaters located in the garage and report those without protection from physical damage. He will report burners, burner ignition devices, heating elements, switches and thermostats that are not a minimum of 18 inches above the lowest garage floor elevation on water heaters that are located in the garage or in rooms or closets that open into the garage.

The inspector will operate the temperature and pressure relief valve when the operation will not cause damage to persons or property as reasonably determined by the inspector. He will report a temperature and pressure relief valve that does not operate when the valve is of an operable type. Note: most water heater manufacturers require that temperature and pressure relief valves be operated / tester at least annually. This is to help ensure the waterway stays clear of naturally occurring mineral deposits that have a tendency to render the temperature and pressure relief valves inoperative. He will also report deficiencies in piping material; piping that lacks gravity drainage, improperly sized piping or piping that lacks a correct termination. As a general rule the average life expectancy of a water heater is between 8 and -12 years with reasonable care.


D. Hydro-Massage Therapy Equipment: Comments

The inspector will inspect the unit and report if it does not operate or is inaccessible. He will report evidence of leaks under the tub if the access cover is available and accessible. He will report an inaccessible or absent cover. He will report deficiencies in the ports, valves, grates and covers. He will report switches that are not in a safe location or do not operate. He will also report a unit that lacks a Ground Fault Circuit Interrupter (GFCI) or has an interrupter that does not operate. The inspector will not determine the adequacy of self-draining features of the circulation system.

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 = Deficiencies
$
Credit
Comment
5.1.1 - A. Plumbing Supply, Distribution Systems, and Fixtures

Laundry connection leak.

Observed one of the laundry connection faucets was leaking. Both connections would not shut fully off after testing. The inspector left his test hoses in place to prevent any damage. Valves will most likely need replaced. 

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

Hose bib leaks
West

Observed one or more hose faucets are leaking when turned on.

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

Main water supply insulation

Observed the main water supply pipe and or other exterior piping is not properly insulated to prevent freeze damage. 

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

Plumbing noise

Observed a strange noise coming from the plumbing in the master bath while the tub was running and flushing the commode. 

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

PVC needs paint

All exterior plastic (PVC) pipes that are exposed to ultra violet rays of the sun light should be painted to prevent damage.

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

Improper flush
Master Bathroom

Observed one of the commodes did not flush properly, or continues to run after flushing.

$
Credit
Comment
5.2.3 - B. Drains, Wastes, & Vents

Leaks - sink
Upstairs Bathroom

Observed at least one sink leaks under the unit.

$
Credit
Comment
5.3.1 - C. Water Heating Equipment

TPRV sticking

Recommend replacing the T&P relief valve at this time.

$
Credit
Comment
5.3.2 - C. Water Heating Equipment

Inoperable

Water heater failed to light after multiple attempts. Gas was shut off to the unit at the inspectors arrival. The inspector shut the gas back off after attempts failed to light. 

6 - V. Appliances

IN NI NP D
6.1 A. Dishwashers X
6.2 B. Food Waste Disposers X
6.3 C. Range Hood and Exhaust Systems X
6.4 D. Ranges, Cooktops, and Ovens X
6.5 E. Microwave Ovens X
6.6 F. Mechanical Exhaust Vents and Bathroom Heaters X X
6.7 G. Garage Door Operators X X
6.8 H. Dryer Exhaust Systems X X
A. Dishwashers: No deficiencies observed at the time of the inspection.
B. Food Waste Disposers: No deficiencies observed at the time of the inspection.
C. Range Hood and Exhaust Systems: Vent
Vents to exterior
C. Range Hood and Exhaust Systems: No deficiencies observed at the time of the inspection.
D. Ranges, Cooktops, and Ovens: Type of Range
Gas
D. Ranges, Cooktops, and Ovens: Type of Oven
Gas
D. Ranges, Cooktops, and Ovens: Branch line
Iron/flex
D. Ranges, Cooktops, and Ovens: Gas shutoff location
Behind the unit
D. Ranges, Cooktops, and Ovens: Oven temperature when set to 350 degrees
350 degrees
D. Ranges, Cooktops, and Ovens: No deficiencies observed at the time of the inspection.
E. Microwave Ovens: No deficiencies observed at the time of the inspection.
A. Dishwashers: Comments

The inspector will operate the unit in the normal mode with the soap dispenser closed and report any deficiencies in the door gasket, control knobs and interior parts, including the dish tray, rollers, spray arms and soap dispenser. He will report units that are not securely mounted to the wall and door springs that do not operate properly. He will report any interior signs of rust or water leaks. He will report the lack of back flow prevention and any deficiencies in the discharge hose or piping.

B. Food Waste Disposers: Comments

The inspector will operate the unit and report any unusual noise or vibration. He will report a unit that is not securely mounted. He will also report signs of water leaks and any deficiencies in the splashguard, grinding components, wiring or exterior.

C. Range Hood and Exhaust Systems: Comments

The inspector will report as in need of repair the absence of a range exhaust vent. He will operate any unit present and report any unusual noise or vibration. He will report a blower that does not operate at all speeds. He will also report any deficiencies in the filter; vent pipe, light and switches. He will report if the vent pipe is made of inadequate material or if the vent pipe does not terminate outside the structure when the unit is not of re-circulating type or configuration.

D. Ranges, Cooktops, and Ovens: Comments

The inspector will operate each range or cook top and report any broken or missing knobs, elements, drip pans or other parts. He will report deficiencies in the signal lights and elements or any burners that do not operate at low and high settings. He will report inadequate clearance from combustible material and the absence of applicable anti-tip devices.

The inspector will operate each oven and report any broken or missing knobs, handles, glass panels, door hinges, door springs, lights, light covers or other parts. He will report an oven that is not securely mounted. He will report heating elements and thermostat sensing elements that are not properly supported. He will report inadequate clearance from combustible material. He will also report deficiencies in lighting, door gasket, and tightness of closure, operation of the latch and operation of the heating elements or burners. He will inspect the operation of the clock, timer and thermostat and report any inaccuracy of the thermostat more than 25 degrees plus or minus of a 350 degree setting. The inspector will not operate or inspect self-cleaning functions.

The inspector will report gas units that are using improper materials for the gas branch line or the connection to the appliance. He will report the absence of a shut-off valve, an inaccessible valve or a valve that leaks.


E. Microwave Ovens: Comments

The inspector will operate the unit and report any broken or missing knobs, handles, glass panels or other parts. He will report a unit that is not securely mounted or does not operate. He will report any deficiencies in the lights, door or door seal. The inspector will not test for radiation leakage.

F. Mechanical Exhaust Vents and Bathroom Heaters: Comments

The inspector will operate each unit and report any unusual noise or vibration. He will also report visible vent pipes that do not terminate outside the structure.

G. Garage Door Operators: Comments

The inspector will operate the overhead garage door manually and by an installed automatic door control. He will report deficiencies in the installation, condition and operation of the garage door operator. He will report a door that does not automatically reverse during closing cycle or any installed electronic sensors that are not operable or not installed at the proper heights above the garage floor. He will also report door locks or side ropes that have not been removed or disabled. He may not test or inspect hand held remote control units.

H. Dryer Exhaust Systems: Comments

The inspector will inspect the visible components of the system and report deficiencies in materials or installation. He will report improperly sealed ducts or other deficiencies in the vent system components. He will report vent pipes that do not terminate properly. We recommend periodic cleaning of the dryer vent to reduce the potential risk of fire caused by the build up of lint.

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 = Deficiencies
$
Credit
Comment
6.6.1 - F. Mechanical Exhaust Vents and Bathroom Heaters

Noisy
Master Bathroom

Observed one or more of the vents were excessively noisy. 

$
Credit
Comment
6.7.1 - G. Garage Door Operators

Does not reverse on obstructions

Observed the garage door opener switch needs adjustment as the door did not automatically reverse when closed on a simulated obstruction.

$
Credit
Comment
6.8.1 - H. Dryer Exhaust Systems

Lint

Observed excessive lint in the vent indicating a possible blockage.  Recommend professional cleaning of the duct system prior to use.

$
Credit
Comment
6.8.2 - H. Dryer Exhaust Systems

Exterior vent cover

Observed the dryer vent termination is missing, damaged, or not properly caulked to the exterior wall.

7 - VI. Optional Systems

IN NI NP D
7.1 A. Landscape Irrigation (Sprinkler) Systems X X
A. Landscape Irrigation (Sprinkler) Systems: Location of shutoff valve
West
A. Landscape Irrigation (Sprinkler) Systems: Control panel location
Garage
A. Landscape Irrigation (Sprinkler) Systems: Comments

The inspector will operate all zones or stations on the system in the manual mode. He will not inspect the automatic function of the timer or control box, the rain sensor or the effectiveness and sizing of backflow prevention. He will inspect and report deficiencies in the visible wiring and in the condition and mounting of the control box. He will report surface water leaks, deficiencies in water flow or pressure at the circuit heads, the absence or improper installation of backflow prevention and the absence of a shut-off valve. He will report deficiencies in the operation of each zone, associated valves and spray heads.

A. Landscape Irrigation (Sprinkler) Systems: Winterized

Unable to test, water was shut off to the system. 

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

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

Insulation damaged/missing

Damaged and missing insulation was found on the piping at the backflow prevention valve. The insulation should be replaced where needed to prevent freeze damage.

$
Credit
Comment
7.1.2 - A. Landscape Irrigation (Sprinkler) Systems

Winterized

Operation of the system could not be checked due to it being winterized and the water supply shut off to the sprinklers.