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1234 Main St.
Granbury, Texas 76048
02/19/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
8
Maintenance item
42
Recommendation
16
Safety hazard

1 - ADDITIONAL INFORMATION PROVIDED BY THE INSPECTOR

General: Building Orientation
South
General: Time In
8 am
General: Time Out
3:30 pm
General: Type of Building
Single Family Two-Story
General: Occupied
Occupied
General: Parties Present at Inspection
Seller
General: Weather Conditions
Sunny
General: Temperature
Over 65
General: Occupied

Homes that are occupied or staged typically present limitations to the inspection process. Furniture, belongings, appliances and floor or wall coverings can potentially cover up problems that may otherwise be detected in an empty home. 

INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", OR PROVIDED AS AN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION AND MAY CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT UNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT AN ATTORNEY.

2 - I. STRUCTURAL SYSTEMS

IN NI NP D
2.1 A. Foundations X
2.2 B. Grading and Drainage X X
2.3 C. Roof Covering Materials X X
2.4 D. Roof Structures and Attics X
2.5 E. Walls (Interior and Exterior) 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 X
2.12 L. Other X
A. Foundations: Foundation Types
Slab on Ground
C. Roof Covering Materials: Viewed From
Drone, Ladder, Ground
C. Roof Covering Materials: Roof Covering Materials
Composition
D. Roof Structures and Attics: Attic Viewed From
From Interior of Attic, Attic Decked Space Only, Attic hatch with ladder, Attic space was Inaccessible.
D. Roof Structures and Attics: Attic Accessibility
Partial/Limited
D. Roof Structures and Attics: Rafter Assembly
Unable To Determine
D. Roof Structures and Attics: Insulation Depth / Attic Floor
Foamed Rafters / Roof Decking
D. Roof Structures and Attics: Insulation Type
Foam
E. Walls (Interior and Exterior): EXTERIOR Cladding
Wood, Stone
A. Foundations: Performance Evaluation - Foundation Is Performing Adequately

Foundation is Performing Adequately:

In my opinion the foundation appears to be providing adequately to provide support for the structure at the time of this inspection. I did not observe any apparent evidence that would indicate the presence of adverse performance or significant deficiencies in the foundation. The interior and exterior stress indicators showed little affects of adverse performance and I perceived the foundation to contain no significant unlevelness after walking the 1st level floors.

B. Grading and Drainage: No Gutter System

This home has no gutter system installed at the time of inspection. While it may not be required, installing a gutter system may be beneficial and help prevent premature settling of the foundation due to elevated levels of moisture in the soil supporting the foundation. 

C. Roof Covering Materials: Steep Roof

The roof appears to be too steep to safely walk on at the time of inspection. 

D. Roof Structures and Attics: Not Fully Inspected - Sealed Attic

The attic structure was not fully inspected due to a sealed attic (foam spray on the underneath side of the sheathing and roof structure).

E. Walls (Interior and Exterior): Property Occupied

Property was occupied at the time of inspection. The interior walls may have been blocked from the view of the inspector. Once the furniture and other objects are removed certain signs may be revealed. However the inspector inspected the structure as thoroughly as possible to provide you the best information regarding this property.


F. Ceilings and Floors: Property Occupied

Property was occupied at the time of inspection. Areas of the structure may have been blocked from the view of the inspector.  Once the furniture and other objects are removed certain signs may be revealed..However the inspector inspected the structure as thoroughly as possible to provide you the best possible information regarding this property.

G. Doors (Interior and Exterior): Property Occupied

Property was occupied at the time of inspection. Interior Doors may have been blocked from the view of the inspector. Once the furniture and other objects are removed certain signs may be revealed. However the inspector inspected the structure as thoroughly as possible to provide you the best information regarding this property..

G. Doors (Interior and Exterior): Garage Door

The overhead garage was inaccessible and could not be fully inspected. 

H. Windows: Property Occupied

Property was occupied at the time of inspection. Interior Windows may have been blocked from the view of the inspector. Once the furniture and other objects are removed certain signs may be revealed. However the inspector inspected the structure as thoroughly as possible to provide you the best information regarding this property.

J. Fireplaces and Chimneys: Chimney Not Inspected Due to No Attic Access

The chimney flue was not fully inspected due to no walkway in the attic on the day of the inspection.

FOUNDATIONS 22 TAC 535.228(a) (1) The inspector shall: (A) render a written opinion as to the performance of the foundation; and (B) report: (i) the type of foundations; (ii) the vantage point from which the crawl space was inspected; (C) report present and visible indications of adverse performance of the foundation, such as: (i) binding, out-of-square, or non-latching doors; (ii) framing or frieze board separations; (iii) sloping floors; (iv) window, wall, floor, or ceiling cracks or separations; and (v) rotating, buckling, cracking, or deflecting masonry cladding. (D) report as Deficient: (i) deteriorated materials; (ii) deficiencies in foundation components such as; beams, joists, bridging, blocking, piers, posts, pilings, columns, sills or subfloor; (iii) deficiencies in retaining walls related to foundation performance; (iv) exposed or damaged reinforcement; (v) crawl space ventilation that is not performing; and (vi) crawl space drainage that is not performing. (2) The inspector is not required to: (A) enter a crawl space or any area where headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high; (B) provide an exhaustive list of indicators of possible adverse performance; or (C) inspect retaining walls not related to foundation performance.


GRADING AND DRAINAGE 22 TAC 535.228(b) (1) The inspector shall report as Deficient: (A) drainage around the foundation that is not performing; (B) deficiencies in grade levels around the foundation; and (C) deficiencies in installed gutter and downspout systems. (2) The inspector is not required to: (A) inspect flatwork or detention/retention ponds (except as related to slope and drainage); (B) determine area hydrology or the presence of underground water; or (C) determine the efficiency or performance of underground or surface drainage systems.


ROOF COVERING MATERIALS 22 TAC 535.228(c) (1) The inspector shall: (A) inspect the roof covering materials from the surface of the roof; (B) report: (i) type of roof coverings; (ii) vantage point from where the roof was inspected; (iii) evidence of water penetration; (iv) evidence of previous repairs to the roof covering material, flashing details, skylights and other roof penetrations; and (C) report as Deficient deficiencies in: (i) fasteners; (ii) adhesion; (iii) roof covering materials; (iv) flashing details; (v) skylights; and (vi) other roof penetrations. (2) The inspector is not required to: (A) inspect the roof from the roof level if, in the inspector's reasonable judgment, the inspector: (i) cannot safely reach or stay on the roof; or (ii) significant damage to the roof covering materials may result from walking on the roof; (B) determine: (i) the remaining life expectancy of the roof covering; or (ii) the number of layers of roof covering material; (C) identify latent hail damage; (D) exhaustively examine all fasteners and adhesion, or (E) provide an exhaustive list of locations of deficiencies and water penetrations.


ROOF STRUCTURES AND ATTICS 22 TAC 535.228(d) (1) The inspector shall: (A) report: (i) the vantage point from which the attic space was inspected; (ii) approximate average depth of attic insulation; (iii) evidence of water penetration; (B) report as Deficient: (i) attic space ventilation that is not performing; (ii) deflections or depressions in the roof surface as related to adverse performance of the framing and decking; (iii) missing insulation; (iv) deficiencies in (I) installed framing members and decking; (II) attic access ladders and access openings; and (III) attic ventilators. (2) The inspector is not required to: (A) enter attics or unfinished spaces where openings are less than 22 inches by 30 inches or headroom is less than 30 inches; (B) operate powered ventilators; or (C) provide an exhaustive list of locations of deficiencies and water penetrations.


INTERIOR WALLS, CEILINGS, FLOORS, AND DOORS 22 TAC 535.228(e) (1) The inspector shall: (A) report evidence of water penetration; (B) report as Deficient: (i) deficiencies in the condition and performance of doors and hardware; (ii) deficiencies related to structural performance or water penetration; and (iii) the absence of or deficiencies in fire separation between the garage and the living space and between the garage and its attic. (2) The inspector is not required to: (A) report cosmetic damage or the condition of floor, wall, or ceiling coverings; paints, stains, or other surface coatings; cabinets; or countertops, or (B) provide an exhaustive list of locations of deficiencies and water penetrations.


EXTERIOR WALLS, DOORS, AND WINDOWS 22 TAC 535.228(f) (1) The inspector shall: (A) report evidence of water penetration; (B) report as Deficient: (i) the absence of performing emergency escape and rescue openings in all sleeping rooms; (ii) a solid wood door less than 1-3/8 inches in thickness, a solid or honeycomb core steel door less than 1-3/8 inches thick, or a 20-minute fire-rated door between the residence and an attached garage; (iii) missing or damaged screens; (iv) deficiencies related to structural performance or water penetration; (v) deficiencies in: (I) weather stripping, gaskets or other air barrier materials; (II) claddings; (III) water resistant materials and coatings; (IV) flashing details and terminations; (V) the condition and performance of exterior doors, garage doors and hardware; and (VI) the condition and performance of windows and components. (2) The inspector is not required to: (A) report the condition of awnings, blinds, shutters, security devices, or other nonstructural systems; (B) determine the cosmetic condition of paints, stains, or other surface coatings; or (C) operate a lock if the key is not available. (D) provide an exhaustive list of locations of deficiencies and water penetrations.


EXTERIOR AND INTERIOR GLAZING 22 TAC 535.228(g) (1) The inspector shall report as Deficient: (A) insulated windows that are obviously fogged or display other evidence of broken seals; (B) deficiencies in glazing, weather stripping and glazing compound in windows and doors; and (C) the absence of safety glass in hazardous locations.(2) The inspector is not required to: (A) exhaustively inspect insulated windows for evidence of broken seals; (B) exhaustively inspect glazing for identifying labels; or (C) identify specific locations of damage.


INTERIOR AND EXTERIOR STAIRWAYS 22 TAC 535.228(h) (1) The inspector shall report as Deficient: (A) spacing between intermediate balusters, spindles, or rails for steps, stairways, guards, and railings that permit passage of an object greater than 4 inches in diameter, except that on the open side of the staircase treads, spheres less than 4-3/8 inches in diameter may pass through the guard rail balusters or spindles; and (B) deficiencies in steps, stairways, landings, guardrails, and handrails. (2) The inspector is not required to exhaustively measure every stairway component.


FIREPLACES AND CHIMNEYS 22 TAC 535.228(i) (1) The inspector shall report as Deficient: (A) built-up creosote in accessible areas of the firebox and flue; (B) the presence of combustible materials in near proximity to the firebox opening; (C) the absence of fireblocking at the attic penetration of the chimney flue, where accessible; and (D) deficiencies in the: (i) damper; (ii) lintel, hearth, hearth extension, and firebox; (iii) gas valve and location; (iv) circulating fan; (v) combustion air vents; and (vi) chimney structure, termination, coping, crown, caps, and spark arrestor. (2) The inspector is not required to: (A) verify the integrity of the flue; (B) perform a chimney smoke test; or (C) determine the adequacy of the draft.


PORCHES, BALCONIES, DECKS AND CARPORTS 22 TAC 535.228(j) (1) The inspector shall: (A) inspect: (i) attached balconies, carports, and porches; (ii) abutting porches, decks, and balconies that are used for ingress and egress; and (B) report as Deficient: (i) on decks 30 inches or higher above the adjacent grade, spacings between intermediate balusters, spindles, or rails that permit passage of an object greater than four inches in diameter; and (ii) deficiencies in accessible components. (2) The inspector is not required to: (A) exhaustively measure every porch, balcony, deck, or attached carport components; or (B) enter any area where headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
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Comment
2.2.1 - B. Grading and Drainage

Soil Levels Too Low on the Structure
West

Soil levels against the structure were observed to be Low. When soil levels are low against the face of the foundation it promotes shifting or movement of the structure. This item should be corrected so there is some exposure of the foundation face. It is generally accepted that a brick veneer house should have a minimum of 4 inches of clearance. Wood siding houses should have a minimum of 6 inches of clearance.

$
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Comment
2.3.1 - C. Roof Covering Materials

Lifting Shingles

One or more of the shingles were observed to be lifting on the roof structure.

Roof Roofing Professional
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Comment
2.3.2 - C. Roof Covering Materials

Shingles Missing

Missing shingle were observed on the roof structure which should be replaced.

Roof Roofing Professional
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Comment
2.3.3 - C. Roof Covering Materials

Fasteners Exposed

Some areas of the roof had fasteners visible. Fasteners have been installed to secure shingles or flashings from being blown loose by wind. Exposed fasteners should be sealed periodically to prevent moisture intrusion into the roof structure.

$
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Comment
2.3.4 - C. Roof Covering Materials

Granular Loss

The composition roofing material has experienced considerable granular loss in various locations throughout the roof.

Roof Roofing Professional
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Comment
2.3.5 - C. Roof Covering Materials

Hip Cap Shingles Damaged

One or more of the hip cap shingles were observed to be damaged and should be replaced.

Roof Roofing Professional
$
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Comment
2.5.1 - E. Walls (Interior and Exterior)

Cladding in Contact With Roofing Material

The sidewall veneer/cladding is in contact with the roofing material. Under current building standards, there should be at least 2-inch of clearance between the roofing material and the sidewall veneer/cladding.

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Comment
2.5.2 - E. Walls (Interior and Exterior)

Sidewall Veneer in Contact With Roofing Material

The sidewall veneer is in contact with the roofing material. Under current building standards, there should be at least 2-inch of clearance between the roofing material and the sidewall veneer. This will help to eliminate the rotting of the wood siding used on the wall from storm water and moisture exposure.

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

Wood Soft, Damaged or Decayed

Soft, Damaged and/or Decayed wood was observed on the dormers. Recommend replacing and/or repairing all water damaged wood.

Hammer Carpentry Contractor
$
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Comment
2.6.1 - F. Ceilings and Floors

Nails Pushing Through Ceiling
GH Garage Conversion

Nails and/or fasteners were observed to be pushing through the ceiling.

$
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Comment
2.6.2 - F. Ceilings and Floors

Floor Cracks
1st Floor Various

Cracking was visible in the floor at the time of the inspection.

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

Door Not Latching Properly
GH Laundry Room

Door does not latch properly. Recommend having a qualified contractor inspect and repair door.

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

Door Not Latching Properly
GH Utility Closet

Door does not latch properly. Recommend having a qualified contractor inspect and repair door.

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

Weather Stripping Damaged
G H Front Door

Weather strip is torn and/or damaged.

$
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Comment
2.7.4 - G. Doors (Interior and Exterior)

Hardware Loose
2nd Floor Hall Bathroom

The door hardware is loose.

$
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Comment
2.7.5 - G. Doors (Interior and Exterior)

Lock Inoperable
2nd Floor Bathroom / Bedroom 5

One or more locks in the home did not appear to be operable at the time of inspection. 

$
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Comment
2.7.6 - G. Doors (Interior and Exterior)

Lock Inoperable
2nd Floor Bedroom 7

One or more locks in the home did not appear to be operable at the time of inspection. 

$
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Comment
2.8.1 - H. Windows

Hardware Damaged
2nd Floor Living Room

Window hardware is damaged and should be repaired and/or replaced.

$
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Comment
2.8.2 - H. Windows

Locks Inoperative
2nd Floor Living Room

The locking mechanism on the window(s) are not operating properly. Recommend repairs be undertaken.

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

Handrail Missing
GH Deck

There is no handrail in place for the steps with four or more risers. For improved safety, it is recommended that a handrail be installed.

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

Handrail Not Continuous
GH Interior

The stairway handrail does not run continuous from the bottom of the stairwell to the top of the stairwell to cover all of the steps (treads). Under current building standards, all handrails for the stairway should run continuous for the full length of the flight. The handrail should start directly above the lowest step and run continuously to end directly above the top step.

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

Open Risers
GH Deck

This staircase had open risers in which the space between treads allowed the passage of a 4-inch sphere. In staircases having 4 or more risers, such as this one, the space between treads should be less than 4 inches for child-safety reasons. The Inspector recommends correction by a qualified contractor.
$
Credit
Comment
2.9.4 - I. Stairways (Interior and Exterior)

Stairway too Narrow
GH Interior

This stairway measured less than a minimum clear width of 36 inches above the handrail. This condition is not uncommon in older homes built to standards which may have been generally-accepted practice at the time of original construction, but which differ from generally-accepted current standards, which require a minimum clear width of 36 inches (measured above the handrail) in stairways,
$
Credit
Comment
2.10.1 - J. Fireplaces and Chimneys

Grout Damaged or Missing
2nd Floor Family Room

Grout was observed to be missing between the chimney and wall. Recommend replacing grout as needed.

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

Guardrail Low
Bedroom 6 / 2nd Floor Family Room

The guardrails were too low. Safe building practices dictate that guardrails height should be no lower than 36 inches above the walking surface. This condition is a safety concern. The Inspector recommends that this condition be updated to meet generally-accepted modern safety standards by a qualified contractor.
$
Credit
Comment
2.11.2 - K. Porches, Balconies, Decks, and Carports

Climbable Guardrail

Horizontal guardrail components made the assembly climbable. Safe building practices dictate that the guardrails should not be climbable. This condition may be hazardous to small children. The Inspector recommends that this condition be updated to meet generally-accepted modern safety standards by a qualified contractor.
$
Credit
Comment
2.11.3 - K. Porches, Balconies, Decks, and Carports

Posts Loose
South / West

One or more posts which may be supporting the structure above appeared to be loose and should be secured by a qualified contractor.

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

Surface Damage
Back Deck

The surface had visible surface deterioration at the time of the inspection.

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: Electrical Main Panel (No. 3) Location
Interior Closet
A. Service Entrance and Panels: Electric Main Panel (No. 1) Manufacturer
EATON
A. Service Entrance and Panels: Electric Main Panel (No. 2) Manufacturer
EATON
A. Service Entrance and Panels: Electrical Main Panel (No. 1) Rating
200 amps
A. Service Entrance and Panels: Electrical Main Panel (No. 2) Rating
200 amps
A. Service Entrance and Panels: Electrical Main Panel (No. 3) Rating
200 amps
A. Service Entrance and Panels: Service Entrance Wire Type
Copper, Aluminum
B. Branch Circuits, Connected Devices, and Fixtures: Branch Circuit Wire Type
Copper
A. Service Entrance and Panels: Electrical Main Panel (No. 1) Location
Attic Area
A. Service Entrance and Panels: Electrical Main Panel (No. 2) Location
Kitchen Pantry
A. Service Entrance and Panels: Electric Main Panel (No. 2) Manufacturer
Square D
A. Service Entrance and Panels: CODE REFERENCE - Working Clearances
International Residential Code for One & Two Family Dwellings E3305.2 Working clearances for energized equipment and panelboards. Except as otherwise specified in Chapters 33 through 42, the dimension of the working space in the direction of access to panelboards and live parts likely to require examination, adjustment, servicing or maintenance while energized shall be not less than 36 inches (914 mm) in depth. Distances shall be measured from the energized parts where such parts are exposed or from the enclosure front or opening where such parts are enclosed. In addition to the 36-inch dimension (914 mm), the work space shall not be less than 30 inches (762 mm) wide in front of the electrical equipment and not less than the width of such equipment. The work space shall be clear and shall extend from the floor or platform to a height of 6.5 feet (1981 mm). In all cases, the work space shall allow at least a 90-degree opening of equipment doors or hinged panels. Equipment associated with the electrical installation located above or below the electrical equipment shall be permitted to extend not more than 6 inches (152 mm) beyond the front of the electrical equipment.
A. Service Entrance and Panels: AFCI Buyer Advisory Notice
Arc-Fault Circuit Interrupter Protection (AFCI) Buyer Advisory Notice: Today's building standards require that AFCI devices be used for all circuits serving family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunroom's, recreation rooms, closets, hallways, or similar rooms or areas.'A0 This may not have been required at the time of construction, Please read the "Consumer Notice Concerning Hazards Or Deficiencies" document and the "Arc Fault Information" document located at the attachment page near the beginning of the report ?.
B. Branch Circuits, Connected Devices, and Fixtures: GFCI Code For One-and Two-Family Dwelling
International Residential Code For One- and Two-Family Dwelling (A) Dwelling Units. All 125-volt, single-phase, 15- and 20-ampere receptacles installed in the locations specified in (1) through (12) shall have ground-fault circuit-interrupter protection for personnel. E3902.1 Bathroom receptacles. E3902.2 Garage and accessory building receptacles. ? also accessory buildings that have a floor located at or below grade level not intended as habitable rooms and limited to storage areas, work areas, and areas of similar use E3902.3 Outdoors - (Exception to (3): Receptacles that are not readily accessible and are supplied by a dedicated branch circuit for electric snow-melting or deicing equipment shall be permitted to be installed in accordance with 426.28. ) E3902.4 Crawl space receptacles. Where a crawl space is at or below grade level. E3902.5 Unfinished basement receptacles. - For purposes of this section, unfinished basements are defined as portions or areas of the basement not intended as habitable rooms and limited to storage areas, work areas, and the like E3902.6 Kitchen receptacles. - where the receptacles are installed to serve the countertop surfaces E3902.7 Sink receptacles. - receptacles that are located within 6 feet of the outside edge of a sink that is located in an area other than a kitchen. E3902.8 Bathtub or shower stall receptacles. - Receptacles that are located within 6 feet of the outside edge of a bathtub or shower stall. E3902.9 Laundry areas. E3902.10 Kitchen dishwasher branch circuit. - Protection shall be provided for outlets that supply dishwashers in dwelling unit locations. E3902.11 Boathouse receptacles. E3902.12 Boat hoists.
B. Branch Circuits, Connected Devices, and Fixtures: CODE REFERENCE - SMOKE ALARMS
SECTION R314 SMOKE ALARMS R314.3 Location. Smoke alarms shall be installed in the following locations: In each sleeping room. Outside each separate sleeping area in the immediate vicinity of the bedrooms. On each additional story of the dwelling, including basements and habitable attics but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level.
B. Branch Circuits, Connected Devices, and Fixtures: Carbon Monoxide Alarms

For new construction, an approved carbon monoxide alarm shall be installed outside of each separate sleeping area in the immediate vicinity of the bedrooms in dwelling units within which fuel-fired appliances are installed and in dwelling units that have attached garages.

B. Branch Circuits, Connected Devices, and Fixtures: Property Was Occupied

The structure was occupied at time of inspection. Due to furniture arrangement there are some wall plugs which may not have been tested.

B. Branch Circuits, Connected Devices, and Fixtures: Receptacles Inaccessible

Some of the receptacles in the home were inaccessible and could not be reached for inspection due to height, personal effects, heavy storage, furniture or conditions outside the control of the inspector.

SERVICE ENTRANCE AND PANELS 22 TAC 535.229 (a) (1) The inspector shall report as Deficient: (A) a drop, weatherhead or mast that is not securely fastened to the building; (B) the absence of or deficiencies in the grounding electrode system; (C) missing or damaged dead fronts or covers plates; (D) conductors not protected from the edges of electrical cabinets, gutters, or cutout boxes; (E) electrical cabinets and panel boards not appropriate for their location; such as a clothes closet, bathrooms or where they are exposed to physical damage; (F) electrical cabinets and panel boards that are not accessible or do not have a minimum of 36-inches of clearance in front of them; (G) deficiencies in: (i) electrical cabinets, gutters, cutout boxes, and panel boards; (ii) the insulation of the service entrance conductors, drip loop, separation of conductors at weatherheads, and clearances; (iii) the compatibility of overcurrent devices and conductors; (iv) the overcurrent device and circuit for labeled and listed 240 volt appliances; (v) bonding and grounding; (vi) conductors; (vii) the operation of installed ground-fault or arc-fault circuit interrupter devices; and (H) the absence of: (i) trip ties on 240 volt overcurrent devices or multi-wire branch circuit; (ii) appropriate connections; (iii) anti-oxidants on aluminum conductor terminations; (iv) a main disconnecting means. (2) The inspector is not required to: (A) determine present or future sufficiency of service capacity amperage, voltage, or the capacity of the electrical system; (B) test arc-fault circuit interrupter devices when the property is occupied or damage to personal property may result, in the inspector's reasonable judgment; (C) conduct voltage drop calculations; (D) determine the accuracy of overcurrent device labeling; (E) remove covers where hazardous as judged by the inspector; (F) verify the effectiveness of overcurrent devices; or (G) operate overcurrent devices.


BRANCH CIRCUITS, CONNECTED DEVICES, AND FIXTURES 22 TAC 535.229 (b) (1) The inspector shall: (A) manually test the installed and accessible smoke and carbon monoxide alarms; (B) report the type of branch circuit conductors; (C) report as Deficient: (i) the absence of ground-fault circuit interrupter protection in all: (I) bathroom receptacles; (II) garage receptacles; (III) outdoor receptacles; (IV) crawl space receptacles; (V) unfinished basement receptacles; (VI) kitchen countertop receptacles; and (VII)receptacles that are located within six feet of the outside edge of a sink; (ii) the failure of operation of ground-fault circuit interrupter protection devices; (iii) missing or damaged receptacle, switch or junction box covers; (iv) the absence of: (I) equipment disconnects; (II) appropriate connections, such as copper/aluminum approved devices, if branch circuit aluminum conductors are discovered in the main or sub-panel based on a random sampling of accessible receptacles and switches; (v) appliances and metal pipes that are not bonded or grounded; (vi) deficiencies in: (I) receptacles; (II) switches; (III) wiring, wiring terminations, junction boxes, devices, and fixtures, including improper location; (IV) doorbell and chime components; (V) smoke and carbon monoxide alarms; (vii) improper use of extension cords; (viii) deficiencies in or absences of conduit, where applicable; and \ (ix) the absence of smoke alarms: (I) in each sleeping room; (II) outside each separate sleeping area

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
3.1.1 - A. Service Entrance and Panels

Clearance Improper
Kitchen Pantry

The panel box does not have proper clearance in front of the cabinet. The panel box cover plate (Dead Front) and/or cabinet should be readily accessible and cover easily removable at all times. Under current electrical standards, the accessible workspace around the panel box should be at least 36-inches in depth in front of the cabinet and 30-inches in width or the width of the equipment. Clothes, shelves, cabinets, foliage, etc should not block the workspace in front of the cabinet.
$
Credit
Comment
3.1.2 - A. Service Entrance and Panels

Label Panel
All Panels

A Circuit Directory identifying individual electrical circuits was missing, illegible or inaccurate at this panel. The panel should contain a clearly-marked label identifying individual circuits so that in an emergency, individual circuits can be quickly shut off.
$
Credit
Comment
3.1.3 - A. Service Entrance and Panels

Panel Box Located in Closet
Panel 3

This panel was located in a closet. Because of the combustible nature of clothing and inadequate clearances, panels are no longer allowed to be installed in closets. The Inspector recommends consulting with a qualified electrical contractor to discuss options and costs for moving the Service panel to a proper location.
$
Credit
Comment
3.1.4 - A. Service Entrance and Panels

Panel Cover Screws Missing
Kitchen Pantry

This panel cover was missing screws at the time of the inspection. The Inspector recommends that appropriate screws be installed to securely attach the panel cover.
$
Credit
Comment
3.1.5 - A. Service Entrance and Panels

Anti-Oxidant Compound Missing
Panel 1 and 2

Anti-Oxidant compound was not visible where aluminum service wires were connected in the panel. This is a maintenance item that should be corrected by a qualified professional to help prevent oxidation of aluminum wires. 

$
Credit
Comment
3.1.6 - A. Service Entrance and Panels

Neutral Wires Not Marked
All Panels

The white neutral wires in the main panel that are being used for a hot wire should be marked with a black or red peace of tape at both ends of the wire. Yours are not. Recommend having a certified electrician mark all wires as needed.
Electric Electrical Contractor
$
Credit
Comment
3.1.7 - A. Service Entrance and Panels

AFCI Not Present

The service panel did not contain Arc Fault Circuit Interrupter (AFCI) breakers designed to provide fire protection by shutting off current flow should sensors detect arcing at outlets on the protected circuit. AFCI protection of electrical outlets in kitchens, family rooms, dining rooms, dens, bedrooms, sunrooms, closets, hallways, laundry rooms and sleeping rooms is required in new construction.

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

Cover Plate Missing
Kitchen Cabinet / 2nd Floor Bedroom

A cover plate was missing for switches or receptacles in the home. This condition left energized electrical components exposed to touch, a shock/electrocution hazard. The Inspector recommends a cover plate be installed here.

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

Cover Plate Missing
GH Living Room

A cover plate was missing for switches or receptacles in the home. This condition left energized electrical components exposed to touch, a shock/electrocution hazard. The Inspector recommends a cover plate be installed here.

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

Open Ground
Dining Room

One or more electrical receptacles in the home had an open ground. This condition should be corrected by qualified electrical contractor.

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

GFCI As-Built Condition

This structure is not properly protected with GFCI outlets. GFCI outlets are not installed in some or all of the currently required areas of new homes. This home is in "As Built" condition.  Under current building standards, outlets should be GFCI protected in bathrooms, at all kitchen counter tops, dishwasher, laundry room, exterior outlets, garage outlets, crawl space outlets, and within 6' of laundry, utility and wet bar sinks. The addition of these types of outlets would be considered a safety upgrade to the structure.

2011 National Electrical Code 210.8 Ground-Fault Circuit-Interrupter Protection for Personnel.
(A) Dwelling Units. All 125-volt, single-phase, 15- and 20-ampere receptacles installed in the locations specified in (1) through (8) shall have ground-fault circuit-interrupter protection for personnel.  
Bathrooms
Garages - also accessory buildings that have a floor located at or below grade level not intended as habitable rooms and limited to storage areas, work areas, and areas of similar use
Outdoors - (Exception to (3): Receptacles that are not readily accessible and are supplied by a dedicated branch circuit for electric snow-melting or deicing equipment shall be permitted to be installed in accordance with 426.28. )
Crawl spaces - at or below grade level
Unfinished basements  for purposes of this section, unfinished basements are defined as portions or areas of the basement not intended as habitable rooms and limited to storage areas, work areas, and the like
Kitchens - where the receptacles are installed to serve the countertop surfaces
Sink receptacles - receptacles that are located within 6 feet of the outside edge of a sink that is located in an area other than a kitchen.
Boathouses: The installation of a ground fault circuit interrupter (GFCI) is recommended.  A ground fault circuit interrupter (GFCI) offers protection from shock or electrocution.

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

Globes Missing
GH Laundry Room

There are light fixtures with missing globes.

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

Globes Missing in Closet
Bedroom 5

Light fixtures installed above storage shelves should ideally have protective globes installed as a safety precaution. 

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

Light Fixture Inoperative
2nd Floor Family Room / Bedroom 5

One or more light fixtures did not respond to the switch. The bulb may need to be replaced or there may be a problem with the switch, wiring or light fixture. If after the bulb is replaced this light still fails to respond to the switch, then correction by a qualified professional may be necessary.

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

Light Fixture Inoperative
2nd Floor Hall Bathroom / 2nd Floor Hall

One or more light fixtures did not respond to the switch. The bulb may need to be replaced or there may be a problem with the switch, wiring or light fixture. If after the bulb is replaced this light still fails to respond to the switch, then correction by a qualified professional may be necessary.

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

Wires Improperly Spliced and/or Terminated
G H Garage Conversion

Wires were improperly spliced and/or terminated improperly. Wire ends and/or splices are recommended to be in junction boxes that are properly mounted. This condition is considered an electrocution/fire hazard and should be serviced by a Qualified,Certified & Licensed Electrician.

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

Wiring Exposed
GH Garage Conversion

Exposed wiring was visible and should be protected from physical damage as a safety precaution. This should ideally be performed by a qualified professional.

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

Not Enough Smoke Alarms in the Home

There are not enough smoke alarms located in the home. Under current building standards, there should be a smoke alarm located in each sleeping room, outside each separate sleeping area in the immediate vicinity of the sleeping rooms, and on each additional story of the dwelling.
$
Credit
Comment
3.2.12 - B. Branch Circuits, Connected Devices, and Fixtures

Not Interconnected Together

One or more of the smoke alarms do not appear to be interconnected together. Under today's building standards: When more than one smoke alarm is required to be installed within an individual dwelling unit the alarm devices shall be interconnected in such a manner that the actuation of one alarm will activate all of the alarms in the individual unit. The alarm shall be clearly audible in all bedrooms over background noise levels with all intervening doors closed. Recommend repairs be undertaken for safety.
$
Credit
Comment
3.2.13 - B. Branch Circuits, Connected Devices, and Fixtures

Unable to Locate

I was unable to locate a carbon monoxide alarm in the immediate vicinity of the bedrooms and garage door.

4 - III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

IN NI NP D
4.1 A. Heating Equipment X
4.2 B. Cooling Equipment X X
4.3 C. Duct Systems, Chases, and Vents X
A. Heating Equipment: Type of System
Central unit (heat pump)
A. Heating Equipment: Heating Energy Source
Heat Pump
B. Cooling Equipment: Type of System
central - air conditioner (heat pump)
B. Cooling Equipment: Date of Manufacture (unit 1, 2 and 3)
2013
B. Cooling Equipment: Date of Manufacture (unit 4)
2003
B. Cooling Equipment: Tons / Cooling System Size (Unit 1)
3 ton
B. Cooling Equipment: SEER
Unable To Determine
B. Cooling Equipment: Delta-T (Unit 1)
16
B. Cooling Equipment: Delta-T (Unit 2)
19
B. Cooling Equipment: Delta-T (Unit 4)
19
C. Duct Systems, Chases, and Vents: Filter Location
At Attic Unit
C. Duct Systems, Chases, and Vents: Filter Size
20 x 25
A. Heating Equipment: Heat System Brand
CARRIER
B. Cooling Equipment: Tons / Cooling System Size (Unit 2)
4 ton
B. Cooling Equipment: Tons / Cooling System Size (Unit 3)
3 ton
B. Cooling Equipment: Tons / Cooling System Size (Unit 4)
4 ton
A. Heating Equipment: Furnace Date of Manufacture
2013

The date of manufacture is derived from the serial number on the furnace data plate. 

B. Cooling Equipment: Central Air Brand
Trane, Bryant
B. Cooling Equipment: Delta-T (Unit 3)
18
B. Cooling Equipment: Temperature Differential Readings

Temperature differential readings are a fundamental standard for testing the proper operation of the cooling system. The normal acceptable range is considered approximately between 14 to 23 degrees total difference between the return air and supply air. Unusual conditions such as excessive humidity, low outdoor temperatures, and restricted airflow may indicate abnormal operation even through the equipment is functioning basically as designed and occasionally may indicate normal operation in spite of an equipment malfunction.

B. Cooling Equipment: R-410A

The refrigerant in the cooling system appears to be R-410A, according to the data plate on the unit. R-410A is typically less expensive to refill than the older R-22 systems. No further action is required at this time. This is an informational note only. 

B. Cooling Equipment: OK Performing
This component appears to be performing adequately at the time of this inspection. It is achieving an operation, function, or configuration consistent with accepted industry practices for its age.
C. Duct Systems, Chases, and Vents: OK Performing

This component appears to be performing adequately at the time of this inspection

A. Heating Equipment: Not Checked Due to Temperature Above 80 Degrees

The operation of the heating system was not checked due to the outside ambient temperature being above 80 Degrees. If any concerns exist about the future operation of the heating equipment, then it is recommended that a Qualified/certified/licensed HVAC company further inspect and give an evaluation on the operation of the equipment and any further concerns that may exist with this equipment. At the time, a limited visual inspection was performed and if any defects are found they will be listed in this section.

C. Duct Systems, Chases, and Vents: Not Inspected - No Accessible Attic Space

There are portions of the duct system that were not inspected due to no accessible attic space and or walkway.

HEATING EQUIPMENT 22 TAC 535.230(a) (1) General requirements. (A) The inspector shall report: (i) the type of heating systems; (ii) the energy sources; (B) The inspector shall report as Deficient: (i) inoperative units; (ii) deficiencies in the thermostats; (iii) inappropriate location; (iv) the lack of protection from physical damage; (v) burners, burner ignition devices or heating elements, switches, and thermostats that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor installation; (vi) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; (vii) when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement; (viii) deficiencies in mounting and performance of window and wall units; (2) Requirements for electric heating units, the inspector shall report deficiencies in: (A) performance of heat pumps; (B) performance of heating elements; and (C) condition of conductors; and (3) Requirements for gas heating units, the inspector shall report as Deficient: (A) gas leaks; (B) flame impingement, uplifting flame, improper flame color, or excessive scale buildup; (C) the absence of a gas shut-off valve within six feet of the appliance; (D) the absence of a gas appliance connector or one that exceeds six feet in length; (E) gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; and (F) deficiencies in: (i) combustion, and dilution air; (ii) gas shut-off valves; (iii) access to a gas shutoff valves that prohibits full operation; (iv) gas appliance connector materials; and (v) the vent pipe, draft hood, draft, proximity to combustibles, and vent termination point and clearances; and COOLING EQUIPMENT 22 TAC 535.230(b) (1) Requirements for cooling units other than evaporative cooler. (A) The inspector shall report the type of systems; (B) The inspector shall report as Deficient: (i) inoperative units; (ii) inadequate cooling as demonstrated by its performance; (iii) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; (iv) when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement; (v) noticeable vibration of blowers or fans; (vi) water in the auxiliary/secondary drain pan; (vii) a primary drain pipe that discharges in a sewer vent; (viii)missing or deficient refrigerant pipe insulation; (ix) dirty coils, where accessible; (x) condensing units lacking adequate clearances or air circulation or that has deficiencies in the fins, location, levelness, or elevation above grade surfaces; (xi) deficiencies in: (I) the condensate drain and auxiliary/ secondary pan and drain system; (II) mounting and performance of window or wall units; and (III) thermostats. (2) Requirements for evaporative coolers. (A) The inspector shall report: (i) type of systems; (ii) the type of water supply line; (B) The inspector shall report as Deficient: (i) inoperative units; (ii) inadequate access and clearances; (iii) deficiencies in performance or mounting; (iv) missing or damaged components; (v) the presence of active water leaks; and (vi) the absence of backflow prevention. DUCT SYSTEMS, CHASES, AND VENTS 22 TAC 535.230(c) (1) The inspector shall report as Deficient: (A) damaged duct systems or improper material; (B) damaged or missing duct insulation; (C) the absence of air flow at accessible supply registers; (D) the presence of gas piping and sewer vents concealed in ducts, plenums and chases; (E) ducts or plenums in contact with earth; and (2) The inspector shall report as Deficient deficiencies in: (A) filters; (B) grills or registers; and (C) the location of return air openings. GENERAL LIMITATIONS 22 TAC 535.230(d) For heating, ventilation, and air conditioning systems inspected under this section, the inspector is not required to perform the following actions: (1) program digital thermostats or controls; (2) inspect: (A) for pressure of the system refrigerant, type of refrigerant, or refrigerant leaks; (B) winterized or decommissioned equipment; or (C) duct fans, humidifiers, dehumidifiers, air purifiers, motorized dampers, electronic air filters, multi-stage controllers, sequencers, heat reclaimers, wood burning stoves, boilers, oil-fired units, supplemental heating appliances, de-icing provisions, or reversing valves; (3) operate: (A) setback features on thermostats or controls; (B) cooling equipment when the outdoor temperature is less than 60 degrees Fahrenheit; (C) radiant heaters, steam heat systems, or unvented gas-fired heating appliances; or (D) heat pumps, in the heat pump mode, when the outdoor temperature is above 70 degrees; (4) verify: (A) compatibility of components; (B) tonnage match of indoor coils and outside coils or condensing units; (C) the accuracy of thermostats; or (D) the integrity of the heat exchanger; or (5) determine: (A) sizing, efficiency, or adequacy of the system; (B) balanced air flow of the conditioned air to the various parts of the building; or (C) types of materials contained in insulation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
4.2.1 - B. Cooling Equipment

Refrigeration Line Insulation Damaged
Units 2, 3 and 4

Damaged, deteriorated and/or missing insulation on the refrigerant lines should be repaired or replaced.

5 - IV. PLUMBING SYSTEMS

IN NI NP D
5.1 A. Plumbing Supply, Distribution Systems and Fixtures X X
5.2 B. Drains, Wastes, and Vents X X
5.3 C. Water Heating Equipment X X
5.4 D. Hydro-Massage Therapy Equipment X X
5.5 E. Gas Distribution System X
A. Plumbing Supply, Distribution Systems and Fixtures: Water Supply
Private Well (Not Inspected)
A. Plumbing Supply, Distribution Systems and Fixtures: Water Meter Location
I was unable to locate the main water meter.
A. Plumbing Supply, Distribution Systems and Fixtures: Main Water Valve Location
Near East Exterior Wall
A. Plumbing Supply, Distribution Systems and Fixtures: Water Supply Into Home
Not Visible
A. Plumbing Supply, Distribution Systems and Fixtures: Water Distribution Inside home
PEX, Copper
B. Drains, Wastes, and Vents: Drain Pipe Types
PVC
B. Drains, Wastes, and Vents: Clean Out Locations
Side Yard, Front Yard
C. Water Heating Equipment: Location
Attic, Interior Closet
C. Water Heating Equipment: Capacity
Could Not Determine, 50 Gallons
C. Water Heating Equipment: Energy Sources
Electric
A. Plumbing Supply, Distribution Systems and Fixtures: Water Pressure
40 to 50 psi
C. Water Heating Equipment: Date of Manufacture
Unable To Determine, 2013
B. Drains, Wastes, and Vents: Functional Flow

A minimum of 4 cold water faucets were ran for approximately 30 minutes at a rate of 1 gallon per minute per drain for a total estimate of 120 gallons that flowed thru the drains.

C. Water Heating Equipment: Manufacturer
General Electric - GE, Bradford White
C. Water Heating Equipment: TPR Valve Discharge Point Not Located

I was unable to locate the exterior termination point for the temperature and pressure relief (TPR) valve discharge pipe.

C. Water Heating Equipment: Hot Water Temperature Tested

The temperature of your the hot water was tested at a faucet. The hot water temperature was  99 to 114  degrees.

C. Water Heating Equipment: OK Performing

All components were found to be performing and in satisfactory condition on the day of the inspection.

C. Water Heating Equipment: CODE REFERENCE - Required Pan
International Residential Code for One & Two Family Dwellings P2801.5 Required pan. Where water heaters or hot water storage tanks are installed in locations where leakage of the tanks or connections will cause damage, the tank or water heater shall be installed in a galvanized steel pan having a minimum thickness of 24 gage (0.016 inch) (0.4 mm) or other pans for such use. Listed pans shall comply with CSA LC3. P2801.5.1 Pan size and drain. The pan shall be not less than 11/2 inches (38 mm) deep and shall be of sufficient size and shape to receive all dripping or condensate from the tank or water heater. The pan shall be drained by an indirect waste pipe having a minimum diameter of 3/4 inch (19 mm). Piping for safety pan drains shall be of those materials listed in Table P2904.5. P2801.5.2 Pan drain termination. The pan drain shall extend full-size and terminate over a suitably located indirect waste receptor or shall extend to the exterior of the building and terminate not less than 6 inches (152 mm) and not more than 24 inches (610 mm) above the adjacent ground surface.
D. Hydro-Massage Therapy Equipment: CODE REFERENCES - Ground-Fault Circuit-Interrupters
International Residential Code for One & Two Family Dwellings SECTION E4109 HYDROMASSAGE BATHTUBS E4109.1 Ground-fault circuit-interrupters. Hydromassage bathtubs and their associated electrical components shall be protected in accordance with Section E4108. All 125-volt, single-phase receptacles not exceeding 30 amperes and located within 5 feet (1524 mm) measured horizontally of the inside walls of a hydromassage tub shall be protected by a ground-fault circuit interrupter(s). E4109.2 Other electric equipment. Luminaires, switches, receptacles, and other electrical equipment located in the same room, and not directly associated with a hydromassage bathtub, shall be installed in accordance with the requirements of this code relative to the installation of electrical equipment in bathrooms. E4109.3 Accessibility. Hydromassage bathtub electrical equipment shall be accessible without damaging the building structure or building finish. E4109.4 Bonding. All metal piping systems and all grounded metal parts in contact with the circulating water shall be bonded together using a solid copper bonding jumper, insulated, covered, or bare, not smaller than 8 AWG.
E. Gas Distribution System: Not Pressure Tested

Gas/LP piping was not exhaustively tested for for leaks and a pressure test was not performed at the time of inspection. 

E. Gas Distribution System: OK Performing

All components were found to be performing and in satisfactory condition on the day of the inspection.

A. Plumbing Supply, Distribution Systems and Fixtures: Laundry Connections Blocked By Washing Machine

The plumbing fixtures were blocked by an installed washing machine. These fixtures are prone to leaks when the valve is turned off and the appliance is disconnected. These fixtures could not be inspected.

A. Plumbing Supply, Distribution Systems and Fixtures: Property Occupied - Plumbing May Have Been Blocked

Property was occupied at the time of inspection. Plumbing may have been blocked from the view of the inspector. Once the furniture and other objects are removed certain signs may be revealed. However the inspector inspected the structure as thoroughly as possible to provide you the best information regarding this property.

B. Drains, Wastes, and Vents: Drain, Waste & Vent Pipes Not Visible

Most drain, waste and vent pipes are typically not visible in a finished home and a sewer scope camera was not used at the time of inspection. 

B. Drains, Wastes, and Vents: Laundry Drain Not Inspected

The drain for the washer in the laundry room could not be inspected due to the washer being in place at the time of the inspection.

C. Water Heating Equipment: Data Plate Inaccessible
GH
The data plate for this water heater was not accessible.
C. Water Heating Equipment: Wrapped With Blanket
GH

The water heater was wrapped with a insulation blanket and could net be fully inspected.

PLUMBING SYSTEMS 22 TAC 535.231(a) (1)The inspector shall: (A) report: (i) location of water meter; (ii) location of homeowners main water supply shutoff valve; and (iii) static water pressure; (B) report as Deficient: (i) the presence of active leaks; (ii) water pressure in excess of 80 PSI; (iii) the lack of a pressure reducing valve when the water pressure exceeds 80 PSI; (iv) the lack of an expansion tank at the water heater(s) when a pressure reducing valve is in place at the water supply line/system, unless the pressure reducing valve automatically allows for thermal expansion; (v) the absence of: (I) fixture shut-off valves; (II) dielectric unions, when applicable; (III) back-flow devices, anti-siphon devices, or air gaps at the flow end of fixtures; and (vi) deficiencies in: (I) water supply pipes and waste pipes; (II) the installation and termination of the vent system; (III) the performance of fixtures and faucets not connected to an appliance; (IV) water supply, as determined by viewing functional flow in two fixtures operated simultaneously; (V) fixture drain performance; (VI) orientation of hot and cold faucets; (VII) installed mechanical drain stops; (VIII) commodes, fixtures, showers, tubs, and enclosures; and (IX) the condition of the gas distribution system. (2) The inspector is not required to: (A) operate any main, branch, or shut-off valves; (B) operate or inspect sump pumps or waste ejector pumps; (C) verify the performance of: (i) the bathtub overflow; (ii) clothes washing machine drains or hose bibbs; or (iii) floor drains; (D) inspect: (i) any system that has been winterized, shut down or otherwise secured; (ii) circulating pumps, free-standing appliances, solar water heating systems, waterconditioning equipment, filter systems, water mains, private water supply systems, water wells, pressure tanks, sprinkler systems, swimming pools, or fire sprinkler systems; (iii) inaccessible gas supply system components for leaks; (iv) for sewer clean-outs; or (v) for the presence or performance of private sewage disposal systems; or (E) determine: (i) quality, potability, or volume of the water supply; or (ii) effectiveness of backflow or antisiphon devices. WATER HEATERS 22 TAC 535.231(b) (1) General requirements. (A) The inspector shall: (i) report: (I) the energy source; (II) the capacity of the units; (ii) report as Deficient: (I) inoperative units; (II) leaking or corroded fittings or tanks; (III) damaged or missing components; (IV) the absence of a cold water shutoff valve; (V) if applicable, the absence of a pan or a pan drain system that does not terminate over a waste receptor or to the exterior of the building above the ground surface; (VI) inappropriate locations; (VII) the lack of protection from physical damage; (VIII) burners, burner ignition devices or heating elements, switches, or thermostats that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor installation; (IX) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; (X) when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement; (XI) the absence of or deficiencies in the temperature and pressure relief valve and discharge piping; (XII) a temperature and pressure relief valve that failed to operate, when tested manually; (B) The inspector is not required to: (i) verify the effectiveness of the temperature and pressure relief valve, discharge piping, or pan drain pipes; (ii) operate the temperature and pressure relief valve if the operation of the valve may, in the inspector's reasonable judgment, cause damage to persons or property; or (iii) determine the efficiency or adequacy of the unit. (2) Requirements for electric units, the inspector shall report deficiencies in: (A) performance of heating elements; and (B) condition of conductors; and (3) Requirements for gas units, the inspector shall report as Deficient: (A) gas leaks; (B) flame impingement, uplifting flame, improper flame color, or excessive scale build-up; (C) the absence of a gas shut-off valve within six feet of the appliance; (D) the absence of a gas appliance connector or one that exceeds six feet in length; (E) gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; (F) deficiencies in: (i) combustion and dilution air; (ii) gas shut-off valves; (iii) access to a gas shutoff valves that prohibit full operation; (iv) gas appliance connector materials; and (v) vent pipe, draft hood, draft, proximity to combustibles, and vent termination point and clearances. HYDRO-MASSAGE THERAPY EQUIPMENT 22 TAC 535.231(c) (1) The inspector shall report as Deficient: (A) inoperative units; (B) the presence of active leaks; (C) deficiencies in components and performance; (D) missing and damaged components; (E) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; and (F) the absence or failure of operation of ground-fault circuit interrupter protection devices; and (2) The inspector is not required to determine the adequacy of self-draining features of circulation systems.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
5.1.1 - A. Plumbing Supply, Distribution Systems and Fixtures

Faucet Loose
Master Bathroom Left Sink

The faucet is loose. This is an area of possible water penetration into the wall. A qualified/certified/licensed plumbing specialist. should be contacted for needed repairs

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

Grout Damaged and/or Missing
Master Bathroom Shower

Cracked, deteriorated and/or missing grout and/or caulking should be repaired or replaced as necessary.

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

Hose Bib Backflow Preventer Missing

Exterior hose bibs were found to be missing backflow preventer devices (vacuum breakers). Vacuum breakers are easy to install, inexpensive and should be in place to help prevent possible contamination of water supply. Click here for more information

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

Water Flow Restricted
Kitchen

Water flow appeared to be inadequate in the kitchen. The Inspector recommends that you have this condition evaluated by a qualified plumbing contractor to determine the potential need and costs for correction.

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

Drain Stopper Missing or Inoperable
2nd Floor Bathroom

Missing or inoperable stoppers were observed which should be repaired or replaced.

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

Toilet Loose at Floor
1st and 2nd Floor Hall Bathrooms

The toilet was loose at the floor and should ideally be re-attached by a qualified plumbing contractor.

$
Credit
Comment
5.3.1 - C. Water Heating Equipment

Disconnect Missing
Attic and GH

There is no disconnect installed for the electric water heater.

$
Credit
Comment
5.3.2 - C. Water Heating Equipment

Wire Clamp Missing
GH

The electrical wiring connected to the water heater is in need of a wire clamp to protect it from damage.
$
Credit
Comment
5.3.3 - C. Water Heating Equipment

Wires Spliced
GH

The spliced wires at the top of the water heater should be properly enclosed for reasons of safety.
$
Credit
Comment
5.3.4 - C. Water Heating Equipment

Wiring Exposed
GH

Wiring or splices were found to be exposed at the electric water heater connections. This potentially hazardous condition should be corrected by a qualified professional. 

$
Credit
Comment
5.3.5 - C. Water Heating Equipment

Drain Pan Missing
GH

Safety pan underneath the water heater is missing a Safety Pan which is required if the heater can leak and cause damage. The pan must drain to the outside of the structure or to a drain.

$
Credit
Comment
5.4.1 - D. Hydro-Massage Therapy Equipment

Inoperative

The whirlpool bath was inoperative at the time of the inspection. This should be investigated further and repairs undertaken, if necessary.
$
Credit
Comment
5.4.2 - D. Hydro-Massage Therapy Equipment

GFCI Not Located

The ground fault circuit interrupter (GFCI) receptacle or breaker for the hydro-massage therapy equipment was not located on the day of the inspection. The homeowner should be consulted on the location of this GFCI device. If there is no GFCI device installed on the hydro-massage therapy equipment circuit, a GFCI receptacle or breaker should be installed for reasons of safety. International Residential Code for One & Two Family Dwellings SECTION E4109 HYDRO MASSAGE BATHTUBS E4109.1 Ground-fault circuit-interrupters. Hydro massage bathtubs and their associated electrical components shall be protected in accordance with Section E4108. All 125-volt, single-phase receptacles not exceeding 30 amperes and located within 5 feet (1524 mm) measured horizontally of the inside walls of a hydro massage tub shall be protected by a designated ground-fault circuit interrupter(s). E4109.2 Other electric equipment. Luminaries, switches, receptacles, and other electrical equipment located in the same room, and not directly associated with a hydro massage bathtub, shall be installed in accordance with the requirements of this code relative to the installation of electrical equipment in bathrooms. E4109.3 Accessibility. Hydro massage bathtub electrical equipment shall be accessible without damaging the building structure or building finish. E4109.4 Bonding. All metal piping systems and all grounded metal parts in contact with the circulating water shall be bonded together using a solid copper bonding jumper, insulated, covered, or bare, not smaller than 8 AWG.
Electric Electrical Contractor

6 - V. APPLIANCES

IN NI NP D
6.1 A. Dishwashers X X
6.2 B. Food Waste Disposers X
6.3 C. Range Hood and Exhaust Systems X 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
C. Range Hood and Exhaust Systems: Manufacturer (Unit 1
Not Present
D. Ranges, Cooktops, and Ovens: Energy Source
Electricity
A. Dishwashers: Dishwasher Brand (GH)
KITCHEN AIDE
A. Dishwashers: Dishwasher Brand (Unit 1)
KITCHEN AIDE
D. Ranges, Cooktops, and Ovens: Range/Oven Manufacturer (Unit 2 GH
HOTPOINT
E. Microwave Ovens: Built in Microwave Manufacturer (Unit 1)
SHARP
C. Range Hood and Exhaust Systems: Microwave Vent
GH
The range hood exhaust system was part of a combination vent hood/microwave oven appliance.
C. Range Hood and Exhaust Systems: Range Hood Recommended

A range hood is recommended for the proper venting of the cooking area. An appropriately sized unit is recommended to be installed.

C. Range Hood and Exhaust Systems: No Exhaust System Installed

No range hood or exhaust system was installed at the time of the inspection. While not required, it may be recommended that an exhaust hood or air filtration system be installed to help prevent possible moisture damage and grease accumulation on walls and ceiling adjacent to the range.

D. Ranges, Cooktops, and Ovens: Range/Oven Manufacturer (Unit 1)
KITCHEN AIDE
D. Ranges, Cooktops, and Ovens: Oven Was Tested

Oven was tested at 350 degrees. Your oven, when fully heated at the set temperature was heated to 340 to 360 degrees.

D. Ranges, Cooktops, and Ovens: OK Performing

This component appears to be performing adequately at the time of this inspection.

H. Dryer Exhaust Systems: Dryer Lint

It is typically recommended to have the dryer exhaust ducts cleaned of lint before installing the new dryer and at least once a year. Accumulated lint can be a fire hazard.

F. Mechanical Exhaust Vents and Bathroom Heaters: Unable to Verify

The exhaust fan duct termination was not verified at the time of inspection. All exhaust fan ducts should terminate at the exterior of the home.

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

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

High Loop
Unit 1

The dishwasher did not appear to have a high loop installed in the drain line at the time of the inspection. The high loop is designed to prevent wastewater from contaminating the dishwasher. Click here for more information.

$
Credit
Comment
6.3.1 - C. Range Hood and Exhaust Systems

Fan Inoperable
GH

The exhaust fan for the vent hood in the kitchen was inoperable at the time of the inspection and may need to be serviced.
Wash Appliance Repair
$
Credit
Comment
6.6.1 - F. Mechanical Exhaust Vents and Bathroom Heaters

Missing
2nd Floor Bathroom / Master Bathroom

One or more of the bathrooms are not equipment with a mechanical exhaust vent. Under current building standards, all bathrooms without an operable window are required to have mechanical exhaust ventilation. This is an "as-built" condition.

Th Heating and Cooling Contractor
$
Credit
Comment
6.8.1 - H. Dryer Exhaust Systems

Damper Missing
GH

The dryer duct termination is not equipped with a back draft damper. This condition does not meet current installation standards and should be corrected as necessary.

7 - VI. OPTIONAL SYSTEMS

IN NI NP D
7.1 A. Landscape Irrigation (Sprinkler) Systems X
7.2 B. Swimming Pools, Spas, Hot Tubs and Equipment X
7.3 C. Outbuildings X
7.4 D. Private Water Wells X
7.5 E. Private Sewage Disposal (Septic) System X
7.6 F. Other X

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 = Deficiency