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

Sample agent
agent

Agent Name

Agency Name
14
Maintenance item
51
Recommendation
15
Safety hazard

1 - ADDITIONAL INFORMATION PROVIDED BY THE INSPECTOR

General: Time In
9:45 am
General: Time Out
3 pm
General: Building Orientation
South
General: Type of Building
Single Family One-Story
General: Occupied
Occupied
General: Weather Conditions
Cloudy Overcast & Raining
General: Temperature
Below 60
General: Parties Present at Inspection
Seller
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 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 X
2.5 E. Walls (Interior and Exterior) X X
2.6 G. Doors (Interior and Exterior) X X
2.7 F. Ceilings and Floors X X
2.8 H. Windows X X
2.9 I. Stairways (Interior and Exterior) 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: Roof Covering Materials
Composition
C. Roof Covering Materials: Viewed From
Drone, Ladder, Ground
D. Roof Structures and Attics: Attic Viewed From
From Interior of Attic
D. Roof Structures and Attics: Attic Accessibility
Partial/Limited
D. Roof Structures and Attics: Rafter Assembly
Rafter Assembly
D. Roof Structures and Attics: Insulation Depth / Attic Floor
Unable to determine.
D. Roof Structures and Attics: Insulation Type
Loose Filled
E. Walls (Interior and Exterior): EXTERIOR Cladding
Brick veneer
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: Partial Gutter System in Place

Note: This structure has a partial gutter system. The gutter system is designed to expedite the drainage of water away from the property. Splash plates located under the down spouts can help direct water away from the foundation and reduce soil erosion, which may reduce the effectiveness of the termite chemicals placed in the soil. A properly installed gutter system is an important tool in maintaining even moisture content in the surrounding soil.

E. Walls (Interior and Exterior): Code Reference - Weep Holes

International Residential Code for One & Two Family Dwellings R703.7.6 Weepholes. Weepholes shall be provided in the outside wythe of masonry walls at a maximum spacing of 33 inches (838 mm) on center. Weepholes shall not be less than 3/16 inch (5 mm) in diameter. Weepholes shall be located immediately above the flashing.

C. Roof Covering Materials: Rain/Wet Roof

It was raining at the time of inspection or the roof was wet enough to prevent the inspector from safely inspecting the roof from the level of the roof.The inspector did not walk on the roof. 

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: Attic Access too Small
Closet

Attic access opening does not meet the minimum dimensions. The opening should be a minimum of 22 x 30 inches to allow access to the attic area for service, maintenance and repairs. The dimensions of your attic were  22 x 22 inches. 

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.

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.

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


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


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


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


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


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


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


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


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


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

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

Corner Cracks
Southwest

Cracked corners were observed in the foundation. This is a common issue for most foundations which may only be a cosmetic concern. 

Foundation Foundation Contractor
$
Credit
Comment
2.1.2 - A. Foundations

Garage Spider Cracks

Common hairline cracks, generally referred to as spider cracks, were observed on the floor of the garage. These are cosmetic in nature and are not considered a major concern.

$
Credit
Comment
2.2.1 - B. Grading and Drainage

Drainage Poor to Negative
North

Poor to negative site drainage was observed around the structure. Proper drainage is needed to help prevent water from standing and/or pooling next to the foundation beam. Corrective measures may be needed if the water stands within 10-feet of the foundation perimeter beam for more than 24-hours.

$
Credit
Comment
2.2.2 - B. Grading and Drainage

Downspouts Damaged
West / East

Downspouts were observed to be damaged. This condition should be repaired or replaced as necessary to avoid spilling roof runoff around the building, which could be a potential source of water entry or water damage.

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
2.2.3 - B. Grading and Drainage

Gutter Leaking
Patio

Minor leaks in the gutters were observed and should be repaired and/or replaced. Recommend a qualified contractor further evaluate and repair as needed.

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
2.2.4 - B. Grading and Drainage

Gutters Require Cleaning

The gutters require cleaning to avoid spilling roof runoff around the building, which can be a potential source of water intrusion and/or water damage.

$
Credit
Comment
2.3.1 - C. Roof Covering Materials

Debris
Out Building

Debris was observed on the roof which should be removed from the roof surface to help prevent premature deterioration. 

$
Credit
Comment
2.3.2 - C. Roof Covering Materials

Shingles Damaged
Out Building

Damaged shingles were observed on the roof structure which should be replaced.

Roof Roofing Professional
$
Credit
Comment
2.3.3 - C. Roof Covering Materials

Deterioration
Out Building

Asphalt shingles showed signs of significant deterioration and may need to be repaired or replaced to help prevent water intrusion into the roof structure.

Roof Roofing Professional
$
Credit
Comment
2.3.4 - C. Roof Covering Materials

Granular Loss
Out Building

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

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

Attic Access Door Damaged and/or Defective
Garage

Attic access door was observed to be damaged and/or defective. The attic access door ladder should be properly secured with all elements present and in good working order. The latter should also be straight when fully extended. The attic door should seal tightly when closed.

$
Credit
Comment
2.4.2 - D. Roof Structures and Attics

Attic Access Opening Insufficient
Closet

Attic access opening does not meet the minimum dimensions. The opening should be a minimum of 22 x 30 inches to allow access to the attic area for service, maintenance and repairs.

$
Credit
Comment
2.4.3 - D. Roof Structures and Attics

Floor Insulation Needs Redistributed

The attic floor insulation was observed to be disturbed and/or uneven. Recommend redistributing the insulation as needed.

$
Credit
Comment
2.4.4 - D. Roof Structures and Attics

Purlins Support Improper

The roof structure purlins were not properly supported. Under current building standards, the purlins should be supported by 2 x 4 braces installed to load-baring walls at a slope not less than 45 degrees. The bracing should be spaced not more the 4 feet on center and the unbraced length of brace should not exceed 8 feet.

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

Cladding Damage
Out Building / North

The exterior veneer/cladding was observed with deterioration and/or damage. Repairs are recommended.

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

Cladding in Contact With Roofing Material
North

The sidewall veneer/cladding was 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.

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

Weep Holes Missing
Throughout

There were no weep holes in the exterior brick veneer. Weep holes are designed to let moisture escape from the interior of the brick veneer. By trapping moisture in the walls, it can cause mold and mildew to grow on the interior of the walls. It is recommended having a qualified contractor perform necessary repairs.

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

Wood Siding Ground Contact
Out Building

There are areas of the exterior wall where wood siding was in contact with the ground. This can cause wood rot, and/or termite infestation. All wood to ground contact should be eliminated.

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

Wood Soft, Damaged and/or Decayed
Out Building

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

Hammer Carpentry Contractor
$
Credit
Comment
2.5.6 - E. Walls (Interior and Exterior)

Cracks Common up to 1/8 Inch
Living Room / Master Closet

Common interior wall cracks up to 1/8 inch were observed in the interior gypsum wallboard. Cracks near the interior windows and doors are usually indications that there is some degree of movement occurring in the structure. (in any structure some degree of movement is normal and should not be of concern ) the severity of the cracks can be an indication of the amount of movement in a structure.

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

Cracks Larger Than Typical
Living Room

Larger than typical cracks were observed. This condition could indicate greater than normal movement within the structure and potential structural problems. Further investigation may be necessary.

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

Door Fitting Too Tight in the Frame
Master Patio

The door was fitting too tight in the frame to open and close properly. Adjustments are needed.

Door Door Repair and Installation Contractor
$
Credit
Comment
2.6.2 - G. Doors (Interior and Exterior)

Door Hardware Damaged and/or Non-Functional
Patio Door

Door hardware was Damaged and/or non-functional which should be repaired.

Door Door Repair and Installation Contractor
$
Credit
Comment
2.6.3 - G. Doors (Interior and Exterior)

Safety Glass Etchings Not Observed
Front Door / Patio

Safety glass etchings was not observed on the glass within the door. Safety glass is required for glass doors and is generally identified by an etching in the corner of the glass pane. Further evaluation and correction is recommended by a qualified professional if this is an area of concern to you. 

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

Weather Stripping Damaged or Missing
Front Door

Weather-stripping at an exterior door was observed to be damaged or missing. Weather-stripping should be installed to help prevent air/heat leakage which will increase heating/cooling costs and improve home comfort.

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

No Self-Closing Hinges
Garage

The garage entry door was not equipped with operable self-closing hinges as is required by generally-accepted current safety standards.

$
Credit
Comment
2.7.1 - F. Ceilings and Floors

Cracks, Common
Dining Room

Common drywall cracks were observed on the ceiling. This condition is mainly cosmetic in nature and should be repaired and/or patched.

$
Credit
Comment
2.7.2 - F. Ceilings and Floors

Cracks, Ceiling Joint
Living Room

Ceiling joint cracks were observed.

$
Credit
Comment
2.8.1 - H. Windows

Lintels Rusted
Various

The metal lintels above the windows are rusted.
$
Credit
Comment
2.8.2 - H. Windows

Screens Missing
Various

Window(s) were observed with missing screens. The owner should be consulted regarding any screens that may be in storage. It may be desirable to replace any missing screens.

$
Credit
Comment
2.8.3 - H. Windows

Window Difficult to Open and/or Close
Various

The window(s) did not open and/or close properly. Windows are considered a fire escape and/or secondary egress in bedrooms. Windows that are stuck and/or have been painted shut do not allow for proper emergency egress. This condition is considered a recognized hazard. Bedroom windows should be in good working condition in accordance with the Texas Real Estate Commission (T.R.E.C.) guidelines.
Window Window Repair and Installation Contractor
$
Credit
Comment
2.8.4 - H. Windows

Window Seals Broken
Master Bedroom

Condensation was visible in the double-pane glazing of a window indicated a loss of thermal integrity. Recommend that before the expiration of your option period that you consult with a qualified contractor to discuss options and costs for repair or replacement.

Window Window Repair and Installation Contractor
$
Credit
Comment
2.10.1 - J. Fireplaces and Chimneys

Cap Cracks

Concrete on top of the chimney had minor cracks. Recommend these cracks be caulked or refinished to avoid water penetration into the fireplace framework area.

Fireplace Chimney Repair Contractor
$
Credit
Comment
2.10.2 - J. Fireplaces and Chimneys

Creosote Buildup

Creosote build-up was observed which can be fire hazard. It is typically recommended to have the flue cleaned of creosote by a qualified chimney sweep before operating the fireplace and periodically throughout the life of the home to help prevent fire hazards.

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

Post Contact With Soil
Patio

Posts supporting the deck or patio cover was observed to have contact with soil. Wood in contact with soil will eventually decay. The decayed areas will crush under the weight of the load they support and the affected posts will no longer provide structural support. This condition may eventually result in damage or the development of unsafe conditions. The Inspector recommends that all structural support posts be protected from contact with soil.

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

Posts Damaged
Patio

Porch support posts had some deterioration and/or damaged at the base of the post.

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

Rot and/or Deterioration
Patio

The porch was observed with rot and/or deterioration. Replacement may eventually be desired. In the interim, localized repairs could be undertaken.

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

Debris On Carport Roof

Roof had leaves, limbs and other debris on the roof. Periodic cleaning of roof is highly recommended.

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

Post Decayed at Base
Carport

Post(s) supporting the carport cover/roof structure was observed with wood decay. Unless this condition is corrected, it will eventually compromise the ability of the post to support the weight of the structure above. Corrections should be made by a qualified contractor.

Contractor Qualified Professional
$
Credit
Comment
2.11.6 - K. Porches, Balconies, Decks, and Carports

Cracks Larger Than Typical
Driveway

Larger than typical cracks and/or deficiencies were observed in the driveway.

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 Location
Garage
A. Service Entrance and Panels: Electric Main Panel Manufacturer
General Electric - GE
A. Service Entrance and Panels: Electrical Main Panel Rating
200 amps
A. Service Entrance and Panels: Service Entrance Wire Type
Copper
B. Branch Circuits, Connected Devices, and Fixtures: Branch Circuit Wire Type
Copper
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. This may not have been required at the time of construction.

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. Due to furniture arrangement, there are some wall plugs which may not have been tested.

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


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

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

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
3.1.2 - A. Service Entrance and Panels

Neutral Wires Not Marked

The white neutral wires in the main panel that are being used for a hot wire were not marked with black or red tape at both ends of the wire. Recommend having a certified electrician mark all wires as required.

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

Panel Cover Screws Improper

The panel cover was held in place by the wrong type of screws. Pointed, course-thread screws can cut conductors and cause damage that can create electrical arcing and/or energize the metal panel. Blunt, fine-thread screws are required for this application. This condition should be corrected.

$
Credit
Comment
3.1.4 - A. Service Entrance and Panels

Ground Rod Not Found

I was unable to locate a grounding rod (Grounding Electrode) or supplement grounding source for the electrical system. This condition should be further investigated and corrected if necessary.
Electric Electrical Contractor
$
Credit
Comment
3.2.1 - B. Branch Circuits, Connected Devices, and Fixtures

Exterior Receptacle - Weatherproofing

An exterior electrical receptacle installed in a wet location was missing a weatherproof cover. This should be corrected to help prevent moisture intrusion and premature failure in this area.

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

Exterior Switch - Weatherproofing

Exterior switch was missing a weather tight cover. This should be corrected to help prevent moisture intrusion and premature failure in this area.

$
Credit
Comment
3.2.3 - 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, outbuilding 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.  
1) Bathrooms:
2) 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.
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.)
4) Crawl spaces: At or below grade level.
5) 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.
6) Kitchens: Where the receptacles are installed to serve the countertop surfaces.
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.
8) 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
3.2.4 - B. Branch Circuits, Connected Devices, and Fixtures

GFCI Not Installed - Bathroom
Master Bathroom

Bathroom receptacles were not all connected to a ground fault circuit interrupter (GFCI) device. Under current electrical standards, all of the bathroom receptacles should have GFCI protection.

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

GFCI Not Installed - Dishwasher

The dishwasher was not connected to a ground fault circuit interrupter (GFCI) receptacle or breaker. Under current electrical standards, the dishwasher should have GFCI protection. A GFCI receptacle or breaker is recommended to be installed for reasons of safety.

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

GFCI Not Installed - Exterior
Throughout

Exterior receptacles were not connected to a ground fault circuit interrupter (GFCI) device. Under current electrical standards, all of the exterior receptacles should have GFCI protection.

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

GFCI Not Installed - Garage
Freezer

Garage receptacles were not connected to a ground fault circuit interrupter (GFCI) device. Under current electrical standards, all of the garage receptacles should have GFCI protection.

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

GFCI Not Installed - Outbuilding
Freezer Out Building

Outbuilding receptacles were not connected to a ground fault circuit interrupter (GFCI) device. Under current electrical standards, all of the outbuilding receptacles should have GFCI protection.

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

GFCI Not Installed - Kitchen Cabinet

Receptacle located in the kitchen cabinet under the sink were not connected to a ground fault circuit interrupter (GFCI) device. Under current electrical standards, all receptacles within 6-feet of the sink, including the receptacles in cabinetry, should have GFCI protection.

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

Globes Missing in Closet
Entry Closet

Light fixtures were observed with missing globes. Light fixtures installed above storage shelves should have protective globes installed as a safety precaution. 

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

Light Fixture Inoperative
Patio / Bedroom

A light fixture 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 replacing the bulb does not correct this condition, then correction by a qualified professional may be necessary.

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

Junction Box Open
Attic

An open junction box was observed. A junction box cover should be installed for reasons of safety.

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

Wires Improperly Spliced and/or Terminated
Attic

Wires were observed to be 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
3.2.14 - B. Branch Circuits, Connected Devices, and Fixtures

Not Enough Smoke Alarms

There were not enough smoke alarms 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.

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

Smoke Detector Inoperative
Hallway

A smoke detector appeared to be inoperative. This should be repaired as it poses a potential safety hazard.

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

Smoke Detectors Older

The smoke detectors protecting sleeping areas appeared to be older and may not be functional. The Inspector recommends that you have this and any other smoke detectors tested and maintained, upgraded or replaced as needed. Hard wired smoke detectors should be replaced by a qualified electrical contractor. Smoke detectors are typically replaced every 10 years for safety reasons.

Electric Electrical Contractor
$
Credit
Comment
3.2.17 - 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
Electric
A. Heating Equipment: OK Performing

This component appeared to be performing adequately.

B. Cooling Equipment: Type of System
central - air conditioner (heat pump)
B. Cooling Equipment: Date of Manufacture - Unit 2
2013
B. Cooling Equipment: Tons / Cooling System Size - Unit 1
3.5 ton
B. Cooling Equipment: Tons / Cooling System Size - Unit 2
2 ton
B. Cooling Equipment: SEER - Unit 2
Unable To Determine
B. Cooling Equipment: Delta-T
Unable to check Delta-T due to outdoor temperature.
C. Duct Systems, Chases, and Vents: OK Performing

This component was performing adequately.

B. Cooling Equipment: SEER - Unit 2
14
A. Heating Equipment: Heat System Brand
TRANE
A. Heating Equipment: Furnace Date of Manufacture
2017, 2013

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

B. Cooling Equipment: Central Air Brand
Trane
B. Cooling Equipment: Date of Manufacture - Unit 1
2017
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.

A. Heating Equipment: Sealed Furnace

The furnace had a sealed combustion chamber which would require invasive measures which lie beyond the scope of the General Home Inspection to inspect. The Inspector recommends that before the expiration of your Option Period Deadline, an evaluation be performed by a qualified heating, ventilation and air-conditioning (HVAC) contractor.

B. Cooling Equipment: Not Operated - Temperature Below 65

The operation of the cooling system was not checked due to the outside ambient temperature being below 65 Degrees to avoid possible damage to the unit. If any concerns exist about the future operation of the cooling equipment, it is recommended that a Qualified HVAC Technician further inspect and give an evaluation on the operation of the equipment and any further concerns that may exist with this equipment. At this time, a limited visual survey will be 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 were 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

Coils Dirty
West Unit

The coils for the A/C condenser unit outside were excessively dirty or clogged with debris. It is recommended to have the unit cleaned. 

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
Public
A. Plumbing Supply, Distribution Systems and Fixtures: Water Meter Location
Front Yard
A. Plumbing Supply, Distribution Systems and Fixtures: Main Water Valve Location
at meter
A. Plumbing Supply, Distribution Systems and Fixtures: Water Supply Into Home
Not Visible
A. Plumbing Supply, Distribution Systems and Fixtures: Water Distribution Inside home
Not Visible
B. Drains, Wastes, and Vents: Drain Pipe Types
PVC
B. Drains, Wastes, and Vents: Clean Out Locations
Side Yard, Back Yard
C. Water Heating Equipment: Location
Garage
C. Water Heating Equipment: Capacity
50 Gallons
C. Water Heating Equipment: Energy Sources
Electric
A. Plumbing Supply, Distribution Systems and Fixtures: Water Pressure
70 to 80 psi
C. Water Heating Equipment: Date of Manufacture
2013
C. Water Heating Equipment: Manufacturer
Rheem
B. Drains, Wastes, and Vents: Functional Flow

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

C. Water Heating Equipment: Hot Water Temperature Tested

The temperature of the hot water was tested at a faucet. The hot water temperature was 112   degrees.

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: CODE REFERENCE - Discharge Pipe

International Residential Code for One & Two Family Dwellings P2803.6.1 Requirements for discharge pipe: The discharge piping serving a pressure-relief valve, temperature relief valve or combination valve shall: Not be directly connected to the drainage system. Discharge through an air gap located in the same room as the water heater. Not be smaller than the diameter of the outlet of the valve served and shall discharge full size to the air gap. Serve a single relief device and shall not connect to piping serving any other relief device or equipment. Discharge to the floor, to an indirect waste receptor or to the outdoors. Where discharging to the outdoors in areas subject to freezing, discharge piping shall be first piped to an indirect waste receptor through an air gap located in a conditioned area. Discharge in a manner that does not cause personal injury or structural damage. Discharge to a termination point that is readily observable by the building occupants. Not be trapped. Be installed to flow by gravity. Not terminate more than 6 inches (152 mm) above the floor or waste receptor. Not have a threaded connection at the end of the piping. Not have valves or tee fittings. Be constructed of those materials listed in Section P2904.5 or materials tested, rated and approved for such use in accordance with ASME A112.4.1.

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.

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

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

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. 

B. Drains, Wastes, and Vents: Sewer Scope Camera Not Used

A sewer scope camera was not used.

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

The drain for the washer in the laundry room was not inspected due to the washer being in place.

D. Hydro-Massage Therapy Equipment: Access to Pump Equipment Not Provided

Hydro-therapy tub was observed to not have a readily accessible inspection port. The pump equipment should be checked on a regular basis for leaks. The absence of an inspection port reduces the ability of an inspector to adequately determine the condition of the equipment.

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 Sink

The faucet was 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 Shower

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

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

Hose Bib Backflow Preventer Missing
Exterior

Exterior hose bibs were observed to be missing a back flow preventer device (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
5.2.1 - B. Drains, Wastes, and Vents

Drain Stopper Missing or Inoperable
Master Sinks

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

$
Credit
Comment
5.3.1 - C. Water Heating Equipment

Wiring Exposed

Exposed wiring or splices were observed at the electric water heater connections. This potentially hazardous condition should be corrected by a qualified professional. 

Electric Electrical Contractor
$
Credit
Comment
5.3.2 - C. Water Heating Equipment

Drain Line Terminated Onto Garage Floor

The drain line for the water heater pan was observed to terminate onto the garage floor. The pan drain line should terminate over a suitably located indirect waste receptor or shall extend to the exterior of the building and terminate not less six-inches and not more than twenty-four inches above the ground.

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

Access Not Provided

No hatch was provided for access to the pump for the tub. A hatch should be provided to allow for inspection, service and repair of the pump and electrical equipment. All work should be performed by a qualified contractor.

Contractor Qualified Professional
$
Credit
Comment
5.4.2 - D. Hydro-Massage Therapy Equipment

GFCI Not Installed

A ground fault circuit interrupter (GFCI) was not installed on the circuit for the whirlpool bath. A ground fault circuit interrupter offers protection from shock or electrocution. This should be repaired as is poses a safety concern.

Electric Electrical Contractor

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

This component appears to be performing adequately.

B. Food Waste Disposers: Disposer Brand
Pro SS
B. Food Waste Disposers: OK Performing

This component appeared to be performing adequately.

C. Range Hood and Exhaust Systems: OK Performing

This component appeared to be performing adequately.

D. Ranges, Cooktops, and Ovens: Energy Source
Electricity
D. Ranges, Cooktops, and Ovens: OK Performing

This component appeared to be performing adequately.

E. Microwave Ovens: OK Performing

This component appears to be performing adequately.

G. Garage Door Operators: Auto-opener Manufacturer
GENIE
A. Dishwashers: Dishwasher Brand
WHIRLPOOL
D. Ranges, Cooktops, and Ovens: Range/Oven Manufacturer
JENN AIR
E. Microwave Ovens: Built in Microwave Manufacturer
JENN AIR
C. Range Hood and Exhaust Systems: Microwave Vent
The range hood exhaust system was part of a combination vent hood/microwave oven appliance.
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 355 degrees.

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. 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
6.3.1 - C. Range Hood and Exhaust Systems

Vent Pipe Termination Improperly Sealed

The range exhaust vent pipe termination was not properly sealed on the attic side of the roof penetration.

Pipes Plumbing Contractor
$
Credit
Comment
6.6.1 - F. Mechanical Exhaust Vents and Bathroom Heaters

Missing
Master Bathroom / Jack & Jill Bath

Bathroom was not equipped 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
6.7.1 - G. Garage Door Operators

Light Inopeartive
Golf Cart Door

The garage door operator light was inoperative. 

$
Credit
Comment
6.7.2 - G. Garage Door Operators

Lock/Latch Not Disabled
Golf Cart Door

The lock/latch for the garage door was not disabled. The locks or latches for the garage vehicle door should be removed or disabled to help prevent damage from accidentally operating the opener while the door is latched or locked. 

$
Credit
Comment
6.7.3 - G. Garage Door Operators

Photo Sensor Not Installed
Golf Cart Door

The overhead garage door was not equipped with photo-electric sensors. Photo-electric sensors are devices installed to help prevent injury by raising the vehicle door if the sensor beam is crossed. Installation of photo-sensors is recommended as a safety precaution.
Garage Garage Door Contractor
$
Credit
Comment
6.8.1 - H. Dryer Exhaust Systems

Termination Close to HVAC
North

The dryer exhaust duct was observed to terminate in close proximity of the HVAC condenser/coils. This condition will require the condenser/coils to be cleaned more often and should be closely monitored.

7 - VI. OPTIONAL SYSTEMS

IN NI NP D
7.1 A. Landscape Irrigation (Sprinkler) Systems X X
7.2 B. Swimming Pools, Spas, Hot Tubs and Equipment X
7.3 C. Private Water Wells X
7.4 D. Private Sewage Disposal (Septic) System X
A. Landscape Irrigation (Sprinkler) Systems: Anti-Siphon Device Location
Undetermined
A. Landscape Irrigation (Sprinkler) Systems: Control Panel Location
GARAGE
A. Landscape Irrigation (Sprinkler) Systems: Sprinkler System Inspected in Manual Setting Only

Sprinkler system and associated components were inspected and operated in the manual settings only.

A. Landscape Irrigation (Sprinkler) Systems: Spray Coverage Not Verified

Spray coverage for the sprinkler system was not verified as part of this inspection. Coverage should be monitored for the system and adjusted accordingly to ensure even watering of the landscaping.

D. Private Sewage Disposal (Septic) System: Recommend Having Tanks Pumped Out

Recommend having the tanks pumped out to insure that the tanks have no cracks and/or excessive amounts of scum/slug build up. It is recommended that every 3 1/2 years that the tanks are pumped out.

D. Private Sewage Disposal (Septic) System: Food Waste Disposer Not Recommended

It is recommended to not have a food waste disposer when a septic system is in use.

D. Private Sewage Disposal (Septic) System: Not Inspected

The Septic system was not inspected per the client's request.

D. Private Sewage Disposal (Septic) System: Raining at the Time of Inspection

It was raining at the time of the inspection, which can make it difficult to observe effluent (gray water) rising and/or running on the surface.

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

Back Flow Prevention Device Missing

A back flow prevention device did not appear to be in place for the irrigation system. This should be corrected to help prevent a back flow from contaminating the water supply. 

Yard scissors Landscaping Contractor
$
Credit
Comment
7.1.2 - A. Landscape Irrigation (Sprinkler) Systems

Rain Sensor Not Installed

A rain or moisture sensor was not installed for the lawn sprinkler system. This should ideally be corrected to help prevent wasting of water when rainfall is present. 

Yard scissors Landscaping Contractor
$
Credit
Comment
7.1.3 - A. Landscape Irrigation (Sprinkler) Systems

Sprinkler Head Adjustment Improper
Zone 2

A sprinkler head was observed to be improperly adjusted. The sprinkler head should be properly adjusted and/or straightened so to disperse water properly.

Yard scissors Landscaping Contractor
$
Credit
Comment
7.1.4 - A. Landscape Irrigation (Sprinkler) Systems

Sprinkler Head Damaged
Zone 8

A broken sprinkler head was observed. This condition should be remedied to ensure adequate spray coverage for the entire sprinkler system.

Yard scissors Landscaping Contractor