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1234 Main St.
Granbury, Texas 76048
03/30/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
2
Maintenance item
16
Recommendation
4
Safety hazard

1 - ADDITIONAL INFORMATION PROVIDED BY THE INSPECTOR

General: Time In
10:45 am
General: Time Out
3:15 pm
General: Building Orientation
West
General: Type of Building
Single Family One-Story
General: Occupied
Occupied
General: Weather Conditions
Sunny
General: Temperature
Over 60
General: Parties Present at Inspection
Buyer, Buyers Representative
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
2.4 D. Roof Structures and Attics X
2.5 E. Walls (Interior and Exterior) X
2.6 G. Doors (Interior and Exterior) X
2.7 F. Ceilings and Floors X X
2.8 H. Windows X
2.9 I. Stairways (Interior and Exterior) X
2.10 J. Fireplaces and Chimneys X
2.11 K. Porches, Balconies, Decks, and Carports 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
10” to 13”
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.

C. Roof Covering Materials: Steep Roof

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

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
2.2.1 - B. Grading and Drainage

Debris Covering the Exterior Cladding
Front and Back

Debris was observed around the exterior of the structure. This debris should be removed from the cladding.

$
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

Garage Floor Cracks
Garage

Moderate cracking was observed in the garage floor.

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: Electrical Main Panel Rating
225 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: Electric Main Panel Manufacturer
Siemens
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: 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

Neutral Wires Not Marked
Boat Dock

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

GFCI Failure
North Exterior

A ground fault circuit interrupter (GFCI) electrical receptacle did not respond to testing, did not re-set, was slow to re-set or made a buzzing sound when re-set. The Inspector recommends replacement of the receptacle to ensure that it works correctly when required. All work should be performed by a qualified contractor.

Electric Electrical Contractor
$
Credit
Comment
3.2.2 - 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
3.2.3 - 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
3.2.4 - 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
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: Heat System Brand
TRANE
B. Cooling Equipment: Type of System
central - air conditioner (heat pump)
B. Cooling Equipment: Tons / Cooling System Size - Unit 1
4 ton
B. Cooling Equipment: Tons / Cooling System Size - Unit 2
2 ton
B. Cooling Equipment: SEER
Unable To Determine
C. Duct Systems, Chases, and Vents: Filter Location
At Attic Unit
C. Duct Systems, Chases, and Vents: Filter Size
20 x 20
C. Duct Systems, Chases, and Vents: OK Performing

This component was performing adequately.

B. Cooling Equipment: Date of Manufacture - Unit 1
2011
B. Cooling Equipment: Date of Manufacture - Unit 2
2012
B. Cooling Equipment: Central Air Brand
Trane
B. Cooling Equipment: Delta-T - Unit 1
14
B. Cooling Equipment: Delta-T - Unit 2
20
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.

B. Cooling Equipment: OK Performing

This component appeared to be performing adequately. It was achieving an operation, function, or configuration consistent with accepted industry practices.

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

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
Within 5-feet of Front Curb
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
Front Yard
C. Water Heating Equipment: Location
Garage
C. Water Heating Equipment: Capacity
50 Gallons
C. Water Heating Equipment: Energy Sources
Gas
E. Gas Distribution System: OK Performing

All components were found to be performing and in satisfactory condition.

A. Plumbing Supply, Distribution Systems and Fixtures: Water Pressure
70 to 80 psi
C. Water Heating Equipment: Date of Manufacture
2011
C. Water Heating Equipment: Manufacturer
A.O. Smith
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 123   degrees.

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 - Sediment Trap

International Residential Code for One & Two Family Dwellings G2419.4 (408.4) Sediment trap: Where a sediment trap is not incorporated as part of the appliance, a sediment trap shall be installed downstream of the appliance shutoff valve as close to the inlet of the appliance as practical. The sediment trap shall be either a tee fitting having a capped nipple of any length installed vertically in the bottom most opening of the tee as illustrated in Figure G2419.4 or other device approved as an effective sediment trap. Illuminating appliances, ranges, clothes dryers, decorative vented appliances for installation in vented fireplaces, gas fireplaces, and outdoor grills need not be so equipped.

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 leaks and a pressure test was not performed. 

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.

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

Property was occupied. 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. 

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

Grout Damaged and/or Missing
Master Bathtub

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

Contractor Qualified Professional
$
Credit
Comment
5.1.2 - 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
5.1.3 - A. Plumbing Supply, Distribution Systems and Fixtures

Water Flow Restricted
Master Sinks

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

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

Draining Slow
Master Right Sink

A slow drain was observed. This could be due to an improper drain stop adjustment and/or a problem with a drain obstruction. The fixture should be serviced by a Qualified/Certified/Licensed Plumbing Specialist.

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

Draft diverter Improperly Aligned

The draft diverter of the gas-fired water heater was displaced and improperly aligned which may allow the toxic products of combustion to leak into the living space. Excessive human exposure to these products of combustion can result in injury or death. The Inspector recommends correction by a qualified plumbing contractor.

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

Draft Diverter Loose

The draft diverter of the gas-fired water heater was inadequately fastened. The draft diverter is part of the system designed to help exhaust the toxic products of combustion to the home exterior. For safety reasons, the Inspector recommends that the draft diverter be secured by a qualified plumbing contractor.

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

Sediment Trap

No sediment trap was observed to be installed or the sediment trap was improper.  Sediment traps are installed to keep particulates and moisture out of the gas valve. Particulates or moisture in the gas valve can also interfere with burner operation. Click here for more information

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

TPR Discharge Pipe Downsized
Exrerior

The temperature and pressure relief (TPR) valve discharge pipe was observed to be downsized. The TPR discharge pipe should be no smaller than 3/4 inch at any point.

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
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
6.9 I. Other X
A. Dishwashers: OK Performing

This component appears to be performing adequately.

B. Food Waste Disposers: Disposer Brand
BADGER
B. Food Waste Disposers: OK Performing

This component appeared to be performing adequately.

C. Range Hood and Exhaust Systems: Manufacturer
UNABLE TO DETERMINE
C. Range Hood and Exhaust Systems: OK Performing

This component appeared to be performing adequately.

D. Ranges, Cooktops, and Ovens: Energy Source
Natural Gas, 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
Marantec
G. Garage Door Operators: OK Performing

This component appeared to be performing adequately.

A. Dishwashers: Dishwasher Brand
WHIRLPOOL
E. Microwave Ovens: Built in Microwave Manufacturer
SHARP
D. Ranges, Cooktops, and Ovens: Range/Oven Manufacturer
WHIRLPOOL
D. Ranges, Cooktops, and Ovens: Oven Was Tested

Oven was tested at 350 degrees. Your oven, when fully heated at the set temperature the upper oven was heated to 365 Nd the lower oven was heated to 370. 

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.

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
6.6.1 - F. Mechanical Exhaust Vents and Bathroom Heaters

Missing
Master Bathroom

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

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
Front Yard
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.

A. Landscape Irrigation (Sprinkler) Systems: Rain Sensor Location Undetermined

I was unable to locate the exterior component of the moisture (rain) sensor. The homeowner should be consulted as to where the exterior moisture sensor component may be located. If it is missing, then replacement is recommended.

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

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
7.1.2 - A. Landscape Irrigation (Sprinkler) Systems

Sprinkler Head Leaked at Base of Head
Zone 3

A sprinkler heads was observed to be leaking at the base of the head. The cause and remedy should be further evaluated and corrected as necessary.

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

Sprinkler Head Not Popping Up
Zone 7

A Sprinkler head was not popping up high enough for proper spray of water.

Yard scissors Landscaping Contractor