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1234 Main St.
Fort Worth Texas 76126
12/14/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name
7
Deffered maintenance item
21
Recommended for corrections
4
Potential safety hazard

1 - Information

In Attendance
Buyer, Owner
Occupancy
Occupied
Type of Building
Single Family
Weather Conditions
Dry, 50 - 75 degrees
Inaccessible or Obstructed Areas
Behind/under furniture and/or stored items, Floors partially covered with furnishings, Walls/ceilings covered or freshly painted, Attic insulation covering attic floor, Attic space is limited - Viewed from accessible areas, Stored items in garage

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

2 - I. Structural Systems

IN NI NP D
2.1 A. Foundations X
2.2 B. Grading and Drainage X X
2.3 C. Roof Covering Materials X
2.4 D. Roof Structure & Attic X
2.5 E. Walls (Interior and Exterior) X X
2.6 F. Ceilings and Floors X X
2.7 G. Doors (Interior and Exterior) X X
2.8 H. Windows X X
2.9 I. Stairways (Interior and Exterior) X X
2.10 J. Fireplaces and Chimneys X X
2.11 K. Porches, Balconies, Decks, and Carports X
2.12 L. Other X X
A. Foundations: Foundation Performance Opinion
In my opinion the foundation appears to be providing adequate support based on a limited visible observation at the time of the inspection. Although all structures have the tendency to slightly move or settle over time there were no visible signs of significant movement or settlement.
A. Foundations: No Significant Issues Observed

No significant issues observed at the time of the inspection

C. Roof Covering Materials: Types of Roof Covering
Asphalt Composition - Laminate
C. Roof Covering Materials: Viewed From
Accessed Roof
C. Roof Covering Materials: Overall Roof Covering Condition
Good
C. Roof Covering Materials: No Significant Issues Observed

No significant issues observed at the time of the inspection

D. Roof Structure & Attic: Viewed From
Entered Attic - Limited View and Access
D. Roof Structure & Attic: Approximate Depth of Attic Floor Insulation
13 or more inches
D. Roof Structure & Attic: No Significant Issues Observed

No significant issues observed at the time of the inspection

E. Walls (Interior and Exterior): Exterior Cladding Materials
Brick, Wood Composite Siding
H. Windows: Window Type
Double pane aluminum frame
J. Fireplaces and Chimneys: Fireplace Type
Gas log appliance fixture - vented
K. Porches, Balconies, Decks, and Carports: No Significant Issues Observed

No significant issues observed at the time of the inspection

A. Foundations: Type of Foundation(s)
Slab on Grade

Important Information Concerning Foundations
Most soils found in the North Texas areas are made up of expansive clay type. Therefore it is very important to make sure the soil around the entire foundation maintains uniform moisture content around the ENTIRE house using a sprinkler system or soaker hose. Be sure the grading around the house gently slopes away from the foundation. Do not let water pond around any portion of the foundation and make sure gutter downspouts extend at least 3 feet from the foundation.

A. Foundations: Corner Pops

It was noted that there are cracks to the foundation's corner(s). These are referred to as "corner pops" and although these are common and do not pose any structural issues, cosmetic repairs is recommended.

H. Windows: Notice of Operation

Only a sampling of windows will be operated when furnishings and window treatments and are present and furniture in front of the windows is present.

H. Windows: Notice of Defective Pane Seals

It should be noted that it may not be possible to verify the presence of all windows that have broke seals due to dirty windows, windows with screens or low humidity levels may not show evidence of broke seals at the time of the inspection.

A. Foundations: Limitations
Foundation Limitations

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.

B. Grading and Drainage: Limitations
Grading and Drainage Limitations

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.

C. Roof Covering Materials: Limitations
Roof Covering Limitations

The inspector is not required to:
(A) determine the remaining life expectancy of the roof covering;
(B) inspect the roof from the roof level if, in the inspector's reasonable judgment, the inspector cannot safely reach or stay on the roof or
significant damage to the roof covering materials may result from walking on the roof;
(C) determine the number of layers of roof covering material;
(D) identify latent hail damage;
(E) exhaustively examine all fasteners and adhesion, or
(F) provide an exhaustive list of locations of deficiencies and water penetrations.

D. Roof Structure & Attic: Limitations
Roof Covering and Attic Limitations

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.

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

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.

F. Ceilings and Floors: Limitations
Ceilings and Floors Limitations

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) provide an exhaustive list of locations of deficiencies and water penetrations.

G. Doors (Interior and Exterior): Limitations
Doors (Interior and Exterior) Limitations

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.

H. Windows: Limitations
Windows Limitations

Only a sampling of windows will be operated when furnishings and window treatments and are present and furniture in front of the windows is present.

It should be noted that it may not be possible to verify the presence of all windows that have broke seals due to dirty windows, windows with screens or low humidity levels may not show evidence of broke seals at the time of the inspection.

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.

I. Stairways (Interior and Exterior): Limitations
Stairways (Interior and Exterior) Limitations

The inspector is not required to exhaustively measure every stairway component.

J. Fireplaces and Chimneys: Limitations
Fireplaces and Chimney Limitations

Only accessible and visible portions of the exhaust flue are inspected.

Could not inspect the bottom of the firebox can not be inspected if ashes are present.

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.


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

It may not be possible to inspect under decks if there is no access or insufficient room.

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. 

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
Credit
Comment
2.2.1 - B. Grading and Drainage

Swale Grading

The swale grading at the left side is poor and can allow excessive water to collect and not drain properly. Installing a surface or French drainage system is recommended.

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

Inadequate Siding Clearance

There should be a one inch clearance between the upper rear siding and the roof shingles to prevent water from wicking into and damaging the siding.

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

Caulk Expansion Joints

The expansion control joints to the right side exterior brick veneer walls should be caulked and sealed.

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

Rusting Lintels

The metal lintels above windows are starting to rust and should be painted with a rust inhibitor paint.

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

Siding

The left side siding is sun faded and needs maintenance painting.

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

Brick

There is brick on the left side of the house that is stained with rust.

Credit
Comment
2.6.1 - F. Ceilings and Floors

Stretch Carpet

Various areas of carpet in the home is in need of stretching.

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

Roller Catches Missing / Broke

Various interior door have top spring loaded ball latches are broke, missing or need adjusting.

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

Wood Rot - Garage Door Jambs

The bottoms of the overhead garage door jambs have minor wood rot and needs repairs or replacements.

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

Door trim and jamb

The door jamb and trims to the exterior door in the master bedroom has wood rot and chipping paint.

Credit
Comment
2.8.1 - H. Windows

Failed Window Pane Seal(s)

There were four window panes identified as having thermal seals compromised (fogged) and will allow condensation water to form between the panes. These window panes are marked with red dot stickers for identification.

TREC standards of practice require the reporting as deficient insulated windows that are obviously fogged or display other evidence of broken seals.


Credit
Comment
2.8.2 - H. Windows

Missing screen

The window screen in the upstairs second bedroom was missing.

Credit
Comment
2.8.3 - H. Windows

Shutter

There is a broke window shutter at the front right side of the house.

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

Loose Balusters

Various handrail balusters were loose and rattle.

Credit
Comment
2.10.1 - J. Fireplaces and Chimneys

Glass Cover

The fireplace glass cover is in need of cleaning.

Credit
Comment
2.12.1 - L. Other

Fence Picket

A loose fence picket was noted in  the back yard.

3 - II. Electrical Systems

IN NI NP D
3.1 A. Service Entrance and Panels X
3.2 B. Branch Circuits, Connected Devices, and Fixtures X X
A. Service Entrance and Panels: Type of Service Entrance
Lateral Underground
A. Service Entrance and Panels: Service Capacity
200 amp, With a 60 amp sub-panel
A. Service Entrance and Panels: No Significant Issues Observed

No significant issues observed at the time of the inspection

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

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 arcfault 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.

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

Not all electrical receptacles are tested when the house is occupied or when furniture and other items are present.

The inspector is not required to:
(A) inspect low voltage wiring;
(B) disassemble mechanical appliances;
(C) verify the effectiveness of smoke alarms;
(D) verify interconnectivity of smoke alarms;
(E) activate smoke or carbon monoxide
alarms that are or may be monitored or require the use of codes;
(F) verify that smoke alarms are suitable for the hearingimpaired;
(G) remove the covers of junction, fixture, receptacle or switch boxes unless specifically required by these standards.

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
3.2.1 - B. Branch Circuits, Connected Devices, and Fixtures

Old Smoke Alarms

The smoke alarms in the home appear to be original units. It is advised to change smoke detectors every 10 years.

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

Missing Smoke Alarm

Smoke alarm in the master bedroom was missing and needs to be replaced.

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

No GFCI Protection
Left of the wet bar sink

This home does not meet current GFCI protection as stated in the TREC Standards of Practice.
The electrical receptacle to the left of the wet bar sink does not have ground fault circuit interrupter (GFCI) protection.

TREC standards of practice require the reporting as deficient of the absence of ground fault circuit interrupter protection in all 110 volt bathroom receptacles, garage receptacles, outdoor receptacles, crawl space receptacles, unfinished basement receptacles, kitchen countertop receptacles, and receptacles that are located within six feet of the outside edge of a sink


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

Under cabinet kitchen lights inop

The lights under the kitchen cabinets were not operating off the wall switches.

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

Oversized breaker

There is a circuit with 14 gauge wire that has a 30 amp breaker that needs to be changed to a 15 amp breaker.

4 - III. Heating, Ventilation & Air Conditioning Systems

IN NI NP D
4.1 A. Heating Equipment X
4.2 B. Cooling Equipment X
4.3 C. Duct System, Chases, and Vents X
A. Heating Equipment: Type of System(s)
Central
A. Heating Equipment: Energy Sources
Natural gas
A. Heating Equipment: Furnace(s) / Heating Year Manufacture
2013, 2009
A. Heating Equipment: No Significant Issues Observed

No significant issues observed at the time of the inspection

B. Cooling Equipment: Cooling System(s) Type
Central air conditioner split system(s)
B. Cooling Equipment: System(s) Capacity
5 ton, 4 ton
B. Cooling Equipment: Condenser(s0 Year Manufacture
2013, 2009
B. Cooling Equipment: Refrigerant Type
R410A
B. Cooling Equipment: No Significant Issues Observed

No significant issues observed at the time of the inspection

C. Duct System, Chases, and Vents: No Significant Issues Observed

No significant issues observed at the time of the inspection

A. Heating Equipment: Performance Opinion
Yes

In the inspector's opinion, was the heating system(s) heating properly at the time of the inspection?

B. Cooling Equipment: Performance Opinion
Yes

In the inspector's opinion, was the cooling system(s) cooling properly at the time of the inspection?

B. Cooling Equipment: Limitations
Cooling Equipment Limitations

The inspector is not required to:
(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, multistage controllers, sequencers
(3) operate:
(A) setback features on thermostats or controls;
(B) cooling equipment when the outdoor temperature is less than 60 degrees Fahrenheit;
(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

C. Duct System, Chases, and Vents: Limitations
Duct Systems, Chases, and Vents Limitations

Air ducts can not be verified for cleanliness.

The inspector is not required to:
(5) determine
(A) balanced air flow of the conditioned air to the various parts of the building

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

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
Front yard near curb
A. Plumbing Supply, Distribution Systems, and Fixtures: Location of Homeowners Main Water Shut Off Valve
In the water meter box
A. Plumbing Supply, Distribution Systems, and Fixtures: Static Water Pressure
70 - 75 psi
C. Water Heating Equipment: Energy Source
Natural gas
C. Water Heating Equipment: Water Heater(s) Capacity
Two 50 gallon heaters
C. Water Heating Equipment: Water Heater Manufacture Date
2017, 2001
D. Hydro-Massage Therapy Equipment: Type of Hydro-Massage Equipment
Jet tub in bathroom
D. Hydro-Massage Therapy Equipment: No Significant Issues Observed

No significant issues observed at the time of the inspection

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

Washing machine water supplies and connections can not be inspected and tested if the appliance is installed.

The inspector is not required to:
(A) operate any main, branch, or shutoff valves;
(B) verify the performance of hose bibbs
(C) inspect:
(i) any system that has been winterized, shut down or otherwise secured;
(ii) circulating pumps, freestanding appliances, solar water heating systems, water conditioning 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;
(E) determine:
(i) quality, potability, or volume of the water supply; or
(ii) effectiveness of backflow or antisiphon devices.

D. Hydro-Massage Therapy Equipment: Limitations
Hydro-Massage Therapy Equipment Limitations

 The inspector is not required to determine the adequacy of self-draining features of circulation systems.

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

CSST Not Grounded

The CSST (Corrugated Stainless Steel Tubing) gas manifold in the attic needs to be properly bonded to be main electrical grounding system.

TREC Standards of Practice require the reporting of corrugated stainless steel tubing (CSST)
that lacks electrical bonding and grounding.

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

Hose Faucet Leaks When Pressurized

The left and right side hose faucets leak when pressurized and needs repairs.

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

Running Toilet
Master Bathroom

The toilet in the bathroom was running and needs to have the flush valve adjusted or replaced.

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

Shower Diverter Leaks

The shower diverter to the downstairs guest bathroom bathtub is not sealing completely when engaged and causes water to be wasted. Replacement of the spout is recommended. 


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

Hot water dispenser

The hot water dispenser at the kitchen sink was unplugged and may not be operational.

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

Bathtub Drain Stop Missing

Drain stop to the upstairs jack and jill bathroom bathtub was missing.

Credit
Comment
5.3.1 - C. Water Heating Equipment

Water Heater Flue Pipe Diverter Hood Needs Sealing

The rain diverter hoods for the water heater's flue pipes needs to be sealed to prevent water intrusion.

Credit
Comment
5.3.2 - C. Water Heating Equipment

Corroded tank

The 2000 model water heater has a very rusted tank and should be replaced.

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
6.8 H. Dryer Exhaust Systems X X
6.9 I. Other X X
A. Dishwashers: No Significant Issues Observed

No significant issues observed at the time of the inspection

B. Food Waste Disposers: No Significant Issues Observed

No significant issues observed at the time of the inspection

C. Range Hood and Exhaust Systems: Exhaust Hood Type
Downdraft
C. Range Hood and Exhaust Systems: No Significant Issues Observed

No significant issues observed at the time of the inspection

D. Ranges, Cooktops, and Ovens: Energy Source for Cooktop
Electricity
D. Ranges, Cooktops, and Ovens: Energy Source for Oven(s)
Electricity
D. Ranges, Cooktops, and Ovens: No Significant Issues Observed

No significant issues observed at the time of the inspection

E. Microwave Ovens: No Significant Issues Observed

No significant issues observed at the time of the inspection

G. Garage Door Operators: No Significant Issues Observed

No significant issues observed at the time of the inspection

I. Other: Comments
Whole house vacuum

No significant problems observed at the tome of the inspection 

A. Dishwashers: Dishwasher Limitations
Dishwasher Limitations

Dishwashers are tested on normal cycles. 

The inspector is not required to remove items from the washer and the heat cycle may not be verified for operation as high heat could cause damage to plastic items. 

The dishwasher's panels are not removed for inspection.


D. Ranges, Cooktops, and Ovens: Limitations
Ranges, Cooktops and Ovens Limitations

Oven timers and self cleaning features are not inspected or tested. Self cleaning functions are not verified for operation.

E. Microwave Ovens: Limitations
Micorwave Oven Limitations

Microwave ovens are tested on high heat mode only and cooking programs are not operated or tested. Ovens are not tested for radiation leaks. Only built in microwave ovens are inspected.

F. Mechanical Exhaust Vents and Bathroom Heaters: Limitations
Mechanical Vents and Bathroom Heaters limitations

It should be noted that it may not be possible to verify that the ducts to the exhaust fans are terminating to the exterior of the house due to attic insulation covering the ducts.

G. Garage Door Operators: Limitations
Garage Door Operator Limitations

Garage door operators are operated and tested with the manual button only unless a remote is provided.

H. Dryer Exhaust Systems: Limitations
Dryer Exhaust Systems Limitations

The dryer duct is not inspected for cleanliness. Dryer ducts can not be inspected if a dryer is installed.

The inspector is not required to determine proper routing and lengths of duct systems.

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

Exhaust Fan(s) Terminate to Attic

The bath exhaust fans are venting into the attic and should vent to the exterior of the house.

TREC standards of practice require the reporting as deficient ducts that do not terminate outside the home.

Credit
Comment
6.8.1 - H. Dryer Exhaust Systems

Improper Dryer Vent Hood Type

The dryer vent hood on the roof is an improper type and can cause lint to collect. It should be replaced with a vent hood with a self-closing backdraft damper.


Credit
Comment
6.9.1 - I. Other

Refrigerator

The refrigerator ice maker was not operational at the time of the inspection.

7 - VI. Optional Systems

IN NI NP D
7.1 A. Landscape Irrigation (Sprinkler) Systems X
A. Landscape Irrigation (Sprinkler) Systems: Backflow Prevention Present?
Yes
A. Landscape Irrigation (Sprinkler) Systems: Rain / Freeze Sensor Present?
Yes
A. Landscape Irrigation (Sprinkler) Systems: No Significant Issues Observed

No significant issues observed at the time of the inspection

A. Landscape Irrigation (Sprinkler) Systems: Limitations
LandScaping Irrigation (Sprinkler) Systems Limitations

The inspector is not required to inspect:
(i) for effective coverage of the irrigation system;
(ii) the automatic function of the controller;
(iii) the effectiveness of the sensors; such as, rain, moisture, wind, flow or freeze sensors; or water,
(iv) sizing and effectiveness of backflow prevention device. 

The lawn sprinkler system is operated in manual mode only and the system's programming is not tested.
Back flow devices and rain / freeze sensors are only noted as being present and cannot be tested for functionality.
Drip irrigation can't be verified for effectiveness.



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