Loading
Document Name
Sort Generated Document By
Total Credit Requested
$ 0.00
Preview
Create
Header Text
Total Credit Requested
$ 0.00
Preview
Create
Viewing:

1234 Main St.
Waco, TX 76706
11/14/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
11
Maintenance item
72
Recommendation
3
Safety hazard

1 - Information

In Attendance
Owner
Occupancy
Furnished, Occupied
Temperature (approximate)
70 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Clear, Dry

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

2 - I. Structural Systems

IN NI NP D
2.1 A. Foundations X X
2.2 B. Grading and Drainage X X
2.3 C. Roof Covering Materials X X
2.4 D. Roof Structures & Attics X X
2.5 E. Walls (Interior and Exterior) X X
2.6 F. Ceilings and Floors X X
2.7 G. Doors (Interior and Exterior) X X
2.8 H. Windows X X
2.9 I. Stairways (Interior and Exterior) X
2.10 J. Fireplaces and Chimneys X X
2.11 K. Porches, Balconies, Decks, and Carports X X
A. Foundations: Type of Foundation(s)
Slab on Grade
C. Roof Covering Materials: Types of Roof Covering
Asphalt
C. Roof Covering Materials: Viewed From
Ground, Roof
D. Roof Structures & Attics: Material
OSB
D. Roof Structures & Attics: Viewed From
Roof, Attic
D. Roof Structures & Attics: Approximate Average Depth of Insulation
10 R-value
D. Roof Structures & Attics: Type of Insulation
Loose Fill
E. Walls (Interior and Exterior): Exterior Wall Material
Brick, Vinly Siding
J. Fireplaces and Chimneys: Fireplace Insert Installed
Deficiencies Noted (See Below)
J. Fireplaces and Chimneys: Energy Source
Wood-Burning
D. Roof Structures & Attics: Some Areas of Attic Inaccessible

Factors such as low roof clearance, suspended ductwork, hanging wires, installed mechanical equipment, and insulation-concealed ceiling joists may limit the areas within the attic where I determined it is safe to walk. Reasonable attempts to view all areas of the attic were used, however, some areas may not have been viewed/fully inspected due to inaccessibility.

E. Walls (Interior and Exterior): Some Interior Walls Not Accessible

Some interior walls were not accessible due to stored personal belongings.

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

Foundation Cracks - Minor

Minor cracking was noted at the foundation. This is common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement. 

Here is an informational article on foundation cracks.

House construction Structural Engineer
Credit
Comment
2.1.2 - A. Foundations

Corner Pop Observed

Corner pops are typically cosmetic in nature. I recommend monitoring and sealing with mortar if corners become detached and leave bricks unsupported.

Contractor Qualified Professional
Credit
Comment
2.1.3 - A. Foundations

Rebar Exposed

Where structural rebar is exposed at the foundation walls, it is recommended that cement or mortar be used to prevent moisture intrusion.

Contractor Qualified Professional
Credit
Comment
2.1.4 - A. Foundations

Spalling Observed

Spalling on foundation walls appear as a crumbling effect on concrete. This is typically a cosmetic deficiency that requires no action unless structural rebar is exposed.

Contractor Qualified Professional
Credit
Comment
2.2.1 - B. Grading and Drainage

Negative Grading

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. Recommend qualified landscaper or foundation contractor regrade so water flows away from home.

Here is a helpful article discussing negative grading. 

Yard scissors Landscaping Contractor
Credit
Comment
2.2.2 - B. Grading and Drainage

High Soil at Exterior Walls

Grade level in contact with exterior siding and/or obstructing weep holes promotes wood rot, as well as moisture intrusion and pest intrusion.

Yard scissors Landscaping Contractor
Credit
Comment
2.2.3 - B. Grading and Drainage

Gutter(s) Not Securely Mounted to House

Gutter cleaning icon Gutter Contractor
Credit
Comment
2.3.1 - C. Roof Covering Materials

Damaged Coverings

Roof coverings exhibited general damage that could affect performance. Recommend a qualified roofer evaluate and repair. 

Roof Roofing Professional
Credit
Comment
2.3.2 - C. Roof Covering Materials

Shingles Missing

Observed areas that appeared to be missing sufficient coverings. Recommend qualified roofing contractor evaluate & repair. 

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

Granule Loss

Granules wear off naturally over time and/or more rapidly due to foot traffic, heavy winds, accumulated debris, and sudden impacts. The loss of granules is an early indicator that the roof covering may be nearing the end of its serviceable life.

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

Lifted Shingles/Flashing

Lifted shingles and/or flashing are vulnerable to wind damage and moisture intrusion and are recommended for repairs.

Roof Roofing Professional
Credit
Comment
2.3.5 - C. Roof Covering Materials

Excessive Moisture

Darker areas on shingles indicate moisture accumulation or where significant amounts of water is dumped during rainfalls. Recommend monitoring these sections for any indications of roof covering damage or moisture intrusion.

Roof Roofing Professional
Credit
Comment
2.3.6 - C. Roof Covering Materials

Evidence of Patching

Roof covering has been patched and/or partially replaced. This is typically a sign of previous issues with the existing roof covering, and may indicate that the roof is in need of replacement. Further consultation with a professional roofer is recommended to gain a sense of the realistic remaining lifespan of the roof covering material.

Roof Roofing Professional
Credit
Comment
2.3.7 - C. Roof Covering Materials

Evidence of Previous Repairs

Contractor Qualified Professional
Credit
Comment
2.3.8 - C. Roof Covering Materials

Replacement Recommended

Damaged shingles and/or heavy granular loss appear to indicate that the roof covering has reached the end of its serviceable life and is in need of replacement. Further consultation with a professional roofer is recommended to gain a sense of the realistic remaining lifespan of the roof covering material.

Roof Roofing Professional
Credit
Comment
2.3.9 - C. Roof Covering Materials

Deflection Underfoot

Roof covering was softer in some areas compared to others. This can indicate possible water damage to the subroofing below.

Roof Roofing Professional
Credit
Comment
2.4.1 - D. Roof Structures & Attics

Damaged Soffit Material
Middle Dormer

Damaged soffit panel should be replaced to prevent moisture/pest intrusion.

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

Cracks - Large

Large cracking observed in wall structure. This could be from previous or ongoing differential settlement caused by soil movement. If concerns regarding settlement exist, I recommend that a qualified structural engineer evaluate and advise on course of action. 

House construction Structural Engineer
Credit
Comment
2.5.2 - E. Walls (Interior and Exterior)

Cracks - Minor

Minor cracking was observed in wall structure. These are commonly found in homes of this age and may be caused by previous settlement. I recommend monitoring interior and exterior walls for signs of expansion along existing cracks, or for evidence of new cracks forming.

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

Exterior Wall Penetrations Need Sealant
Multiple Locations

The areas between the exterior cladding/veneer and ALL wall penetrations need to be properly sealed such as utility connections, downspouts, hose bibs, lighting fixtures, receptacles, etc with an exterior grade elastomeric sealant.

Tools Handyman/DIY
Credit
Comment
2.5.4 - E. Walls (Interior and Exterior)

Missing Baseboards Observed in Areas

Missing baseboards leave sheetrock vulnerable to impact damage at the base of interior walls.

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

Loose Joint Tape

Joint tape may pull away from interior walls as a result of excessive moisture in the air or structural settlement.

Putty knife Drywall Contractor
Credit
Comment
2.5.6 - E. Walls (Interior and Exterior)

Rusting Lintels Observed Over Windows & Doors
Multiple Locations

Steel lintels are recommended to be sanded and painted to prevent rusting, which can have an adverse impact on masonry around affected areas.

Tools Handyman/DIY
Credit
Comment
2.5.7 - E. Walls (Interior and Exterior)

Vegetation/Foliage in Contact with Exterior Walls

It is recommended that all foliage be trimmed away at least 12-18 inches from exterior walls to discourage possible siding damage, moisture intrusion, and pest infestation.

Tools Handyman/DIY
Credit
Comment
2.5.8 - E. Walls (Interior and Exterior)

No Weepholes Visible
Multiple Locations

Brick and stone veneer exterior walls are recommended to have weepholes installed along the lowest course of siding and above doors and windows to allow walls to breath properly and discharge any moisture that builds up within wall cavities as a result of condensation. Weepholes were installed in the base of the siding but not along windows and doors.


Missing weepholes along window and door lintels.

Brick Masonry, Concrete, Brick & Stone
Credit
Comment
2.5.9 - E. Walls (Interior and Exterior)

Missing Siding

Contractor Qualified Professional
Credit
Comment
2.6.1 - F. Ceilings and Floors

Evidence of Previous Ceiling Sheetrock Repair

Ceiling finish materials show signs of previous repair in one or more locations.

Contractor Qualified Professional
Credit
Comment
2.6.2 - F. Ceilings and Floors

Ceiling - Water Staining Observed

Water staining to ceiling finish materials should be monitored - no signs of recent moisture intrusion were observed at the roof or within the attic.

Mag glass Monitor
Credit
Comment
2.6.3 - F. Ceilings and Floors

Joint/Tapeline Cracking at Ceiling

These cracks appear to be relatively minor and are likely caused by normal settlement of the home. Repairs can be performed by a qualified sheetrock installer.

Putty knife Drywall Contractor
Credit
Comment
2.6.4 - F. Ceilings and Floors

Minor Ceiling Cracks

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

Weatherstripping Damaged/Missing

Door is missing standard weatherstripping. This can result in significant energy loss and moisture intrusion. Recommend installation of standard weatherstripping or replace where damaged.

Here is a DIY guide on weatherstripping

Tools Handyman/DIY
Credit
Comment
2.7.2 - G. Doors (Interior and Exterior)

Wood Rot Damaged Door Casing and/or Trim

Damage as a result of wood rot was observed at door casing and is recommended to be replaced.

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

Damaged Exterior Door

Damaged doors are recommended to be replaced to keep moisture, air, and pests from entering the living space.

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

Damaged Door Casing - Pet Damage

Damage to door casing is caused by a pet and not the result of rot or moisture intrusion.

Tools Handyman/DIY
Credit
Comment
2.7.5 - G. Doors (Interior and Exterior)

Shower Door Off Track

Shower door is difficult to open and close due to being off track.

Door Door Repair and Installation Contractor
Credit
Comment
2.8.1 - H. Windows

Failed Seal

Observed condensation between the window panes, which indicates a failed seal. Recommend a qualified window contractor evaluate & replace.

Window Window Repair and Installation Contractor
Credit
Comment
2.8.2 - H. Windows

Window Does Not Remain Open
2nd Floor Bedroom

Windows which do not remain open when raised pose a safety hazard and should be repaired or replaced.

Window Window Repair and Installation Contractor
Credit
Comment
2.8.3 - H. Windows

Compromised Caulking - Interior Sills

Areas where caulking is compromised are susceptible to moisture intrusion and are recommended for immediate repairs by a painter.

Paint roller Painting Contractor
Credit
Comment
2.8.4 - H. Windows

Damaged Interior Window Sill Finish Materials

Exposed wood is recommended to be painted to prevent moisture damage.

Paint roller Painting Contractor
Credit
Comment
2.8.5 - H. Windows

Damaged Window Weatherstripping

Replacement or repair is recommended to prevent moisture and air intrusion and to maintain home's energy efficiency.

Window Window Repair and Installation Contractor
Credit
Comment
2.8.6 - H. Windows

Unable to Verify Bathroom Window as Tempered

Based on current building standards, windows located in bathrooms around tubs and showers are recommended to be impact resistant tempered safety glass.

Window Window Repair and Installation Contractor
Credit
Comment
2.8.7 - H. Windows

Hazardous Window Location

Windows located within 18 inches of floor and are 9 square feet or more should be made of tempered safety glass to prevent potential injury. I was unable to determine if the window was safety glass.

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

Chimney Flue Dirty

Chimney flue had layer of creosote dust, which is a flammable by-product of fire. Recommend cleaning by a qualified chimney sweep company.

Fireplace Chimney Sweep
Credit
Comment
2.10.2 - J. Fireplaces and Chimneys

Firewall Cracked

The brick lining of the fireplace was cracked in one or more places, which could lead to chimney damage or toxic fumes entering the home. Recommend a qualified fireplace contractor evaluate and repair.

Fire Fireplace Contractor
Credit
Comment
2.11.1 - K. Porches, Balconies, Decks, and Carports

Damaged Patio/Porch Ceiling

Vinyl covering is sagging and may indicate previous pest or moisture intrusion.

Roof Roofing Professional

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
B. Branch Circuits, Connected Devices, and Fixtures: Type of Wiring
Copper
A. Service Entrance and Panels: Service Entrance Wiring/Amperage
200 Amp
B. Branch Circuits, Connected Devices, and Fixtures: Some Outlets Inaccessible

Outlets concealed behind stored personal items or furniture which cannot be easily moved aside without risk to the furniture, items, surrounding finishes, or safety of the inspector may not be tested as a part of the inspection.

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

No AFCI Breakers Installed

No arc fault breakers (AFCI) were observed at the time of the inspection; however, this may not have been a requirement when the home was built. Beginning in 2008, AFCI breakers are required in the panel for 15A/20A branch circuits providing power to bedrooms, family rooms, dining rooms, living rooms, libraries, dens, sunrooms, recreation rooms, closets, and hallways. AFCI breakers help provide fire protecting by opening the circuit when an arcing fault is detected.

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

Double Tapping of Wires Within Service Panel

Per current electrical standards, no more than one wire per lug (screw) should be installed unless specifically stated by manufacturers label. When multiple wires are double tapped, there is an increased risk of one or more becoming loose and backing out, leaving live exposed wire ends inside of the service panel. All repairs of the electrical system should be performed only by a licensed electrician.

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

Open Knockouts/Missing Bushings

Sealed knockouts and protective bushings help to prevent pest and moisture intrusion as well as protects wiring from rubbing against metal edges within the service panel.

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

Improper Identification of Hot Wires

Per current electrical standards, white wires which are used as a hot wire within the service panel should be identified as such with a strip of red or black electrician tape wrapped around the wire.


Do not attempt to do this as a DIY project, as wires within the panel can deliver a potentially fatal shock if accidentally touched.

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

Missing Screws

Panel door is missing screws and is not securely fastened to wall.

Tools Handyman/DIY
Credit
Comment
3.2.1 - B. Branch Circuits, Connected Devices, and Fixtures

No GFCI Protection
Garage, Exterior

One or more areas of the home currently required in today's building standards for wet locations (kitchen, garage, outdoors, bathrooms) are not protected by GFCI (Ground Fault Circuit Interrupter) devices and should be corrected by a licensed electrician.

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

Cover Plates Missing

One or more receptacles are missing a cover plate. This creates a risk for shock and potential shorting. Recommend installation of plates.

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

Open Junction Box

Open junction box observed. Recommend concealing or replacing. 

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

Smoke Detector Defective

Smoke detector did not functioning properly when tested. Recommend replacement.

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

GFCI Outlet Did Not Trip When Tested
Guest Bathroom

Recommend replacement by a licensed electrician.

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

Reverse Polarity at Outlet
Hallway Bathroom

Hot and Neutral wires are reversed and result in a possible safety hazard. It is recommended that a licensed electrician repair the outlet(s) in question.

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

No GFCI Receptacle Installed at Kitchen Island

Per current building standards, kitchen islands are required to have a minimum of 1 GFCI-protected receptacle.

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

Battery Removed From Smoke Detector

Smoke detectors may continue to function while hard-wired together, however, in the event of a power outage, functionality would be lost.

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

Replacement of Smoke Detectors Recommended

Smoke detectors which appear to be older than 10 years of age are recommended to be replaced.

Tools Handyman/DIY

4 - III. Heating, Ventilation & Air Conditioning Systems

IN NI NP D
4.1 A. Heating Equipment X X
4.2 B. Cooling Equipment X X
4.3 C. Duct System, Chases, and Vents X X
A. Heating Equipment: Type of Systems
Fan Coil Unit
B. Cooling Equipment: Measured Temperature Differential
17 - 19 Degrees
C. Duct System, Chases, and Vents: Air Filter Size
24" x 24" x 1"
C. Duct System, Chases, and Vents: Air Filter Location
Garage
At Heating Unit
C. Duct System, Chases, and Vents: Quantity
1
B. Cooling Equipment: Type of System
Central Air Conditioner
B. Cooling Equipment: Type of System
Central Air Conditioner
A. Heating Equipment: Brand
Rheem

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
4.1.1 - A. Heating Equipment

Flex Line Enters Heating Cabinet

Only rigid black steel piping shall enter the heating cabinet in accordance with current mechanical standards.

Fire HVAC Professional
Credit
Comment
4.1.2 - A. Heating Equipment

No Sediment Trap Installed on Gas Line

The gas supply line was not equipped with a regular sediment trap before the appliance connector. This condition does not current mechanical standards and is recommended to be corrected.

Pipes Plumbing Contractor
Credit
Comment
4.1.3 - A. Heating Equipment

No P-Trap on Condensate Drain Line

Traps on condensate lines are important for maintaining proper air and water movement and to prevent moist air and/or sewer gases from being pulled back into the blower unit.

Pipes Plumbing Contractor
Credit
Comment
4.1.4 - A. Heating Equipment

Screws Penetrating Exhaust Flue

Gas-fired appliances should have exhaust flues which are free of exterior penetrations such as those found from screws and other invasive fasteners. This helps prevent harmful combustion gases from entering the attic and/or living space.

Fire HVAC Professional
Credit
Comment
4.1.5 - A. Heating Equipment

Improperly Suported Condensate Line

Condensate drain line runs for long horizontal distances and is only supported by a wire around the furnace gas line which may cause undue stress on the gas piping material.

Contractor Qualified Professional
Credit
Comment
4.2.1 - B. Cooling Equipment

Insulation Missing or Damaged

Missing or damaged insulation on refrigerant line can cause energy loss and condensation.

Fire HVAC Professional
Credit
Comment
4.3.1 - C. Duct System, Chases, and Vents

Air Filter Missing
2nd Floor Hallway

Air filters should be installed to keep return air plenum and HVAC equipment clean.

Tools Handyman/DIY

5 - IV. Plumbing Systems

IN NI NP D
5.1 A. Plumbing Supply, Distribution Systems, and Fixtures X X
5.2 B. Drains, Wastes, & Vents X X
5.3 C. Water Heating Equipment X X
5.4 D. Hydro-Massage Therapy Equipment X X
A. Plumbing Supply, Distribution Systems, and Fixtures: Location of Water Meter
Near Street, Front of Property
A. Plumbing Supply, Distribution Systems, and Fixtures: Location of Main Water Supply Valve
Same Box as Water Meter
A. Plumbing Supply, Distribution Systems, and Fixtures: Static Water Pressure Reading
70
A. Plumbing Supply, Distribution Systems, and Fixtures: Water Supply - Visible Components
Copper
B. Drains, Wastes, & Vents: Main Cleanout Location
Unable to Locate
B. Drains, Wastes, & Vents: Material
Unknown
C. Water Heating Equipment: Energy Source
Garage
Gas
C. Water Heating Equipment: Energy Source
Master Bathroom
Electric
C. Water Heating Equipment: Water Heater Was:
Functional at the time of inspection
C. Water Heating Equipment: Water Heater Was:
Functional at the time of inspection
C. Water Heating Equipment: Location
Master Bathroom Closet
C. Water Heating Equipment: Location
Garage
C. Water Heating Equipment: Tank Capacity
Master Bathroom
65
C. Water Heating Equipment: Tank Capacity
Garage
40
C. Water Heating Equipment: Manufacture Date
Master Bathroom
2004
C. Water Heating Equipment: Manufacture Date
Garage
2008
C. Water Heating Equipment: Manufacturer
Garage
Bradford & White
C. Water Heating Equipment: Manufacturer
Master Bathroom
Bradford & White
A. Plumbing Supply, Distribution Systems, and Fixtures: Plumbing Limitation

Inspection is of visible components only and their performance on the day of inspection. I am not able to determine the condition of buried supply piping or that which is concealed under the slab or within walls. If concerns exist about unseen plumbing supply components, I recommend consulting a licensed plumber about running a hydrostatic test and/or scoping the lines.

B. Drains, Wastes, & Vents: Limited Accessibility

This inspection is limited only to the visible plumbing components and their performance at the time of inspection. Where drainage issues are concerned, I recommend consulting a licensed plumber who can use a camera to scope drainage lines for signs of compromised pipe walls and intruding objects like rocks and tree roots.

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

Anti-Siphoning Devices Not Installed

Anti-siphoning devices prevent contaminated water on the exterior of the home from being pulled back into the home's potable water distribution system.

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

Toilet Not Secured
Hallway Bathroom

Commodes which are not tightly bolted to the flooring may experience movement which compromises wax seals and could lead to wastewater spilling onto the floor.

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

Malfunctioning Flush Kit
Hallway Bathroom

Toilet continuously drips water from tank into bowl, likely as a result of a deteriorated flapper seal. Replacement of the flush kit is recommended.

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

Faucet Hardware Leaking

Corrective action by a licensed plumber is recommended.

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

Malfunctioning Water Diverter
2nd Floor Bathroom

Full water pressure at the shower was not achieved due to an incomplete switch over at the tub diverter.

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

Corrosion on Plumbing Fixture
2nd Floor Bathroom

Corroded fixtures are recommended to be replaced by a licensed plumber.

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

Malfunctioning Drain Stopper

Drain stoppers which do not create a tight seal in sink basins or bathtubs are recommended to be replaced by a licensed plumber.

Pipes Plumbing Contractor
Credit
Comment
5.2.2 - B. Drains, Wastes, & Vents

No Main Cleanout Located

Not having access to a cleanout can lead to backups at plumbing fixtures within the home in the event of poor or impeded drainage.

Pipes Plumbing Contractor
Credit
Comment
5.2.3 - B. Drains, Wastes, & Vents

Drain Stopper Not Connected

Drain stopper not connected to operating stem.

Tools Handyman/DIY
Credit
Comment
5.3.1 - C. Water Heating Equipment

Drain Line Not Installed

A drain line is used to safely move water from the pan away from the home in the event of a water heater failure. Water that does not drain outside of the home may overflow the drain pan and cause damage to interior finishes, framing, and personal items.

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

Unit Not Elevated off Floor

Water heaters located in a garage are recommended to be installed on a pedestal elevating the unit at least 18 inches above the floor surface to prevent impact damage or flooding to the unit.

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

Sediment Trap Missing on Gas Line

The water heater's gas supply line was not equipped with a required sediment trap upstream of the appliance connector. This condition does not meet current mechanical standards and is recommended to be corrected by a licensed plumber.

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

No Power Shutoff Accessible

Current mechanical standards call for a means to disconnect an electric water heater from its power supply. Recommend installation of a power shutoff within line of sight of the appliance by a licensed electrician.

Electric Electrical Contractor
Credit
Comment
5.3.5 - C. Water Heating Equipment

T&P Relief Drain Line Runs Uphill

Drain piping attached to Temperature and Pressure Relief Valve runs uphill, which may inhibit its ability to effectively drain if the T&P valve were to discharge. Recommend that the line be adjusted to only run downhill.

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

No Access Panel
Master Bathroom

Current building standards require an accessible panel for the servicing/replacement, or removal of hydrotherapy equipment.

Hardhat General Contractor
Credit
Comment
5.4.2 - D. Hydro-Massage Therapy Equipment

Jets Did Not Operate When Tested
Master Bathroom

Recommend repairs by a qualified professional.

Contractor Qualified Professional

6 - V. Appliances

IN NI NP D
6.1 A. Dishwashers X X
6.2 B. Food Waste Disposers X 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
C. Range Hood and Exhaust Systems: Exhaust Hood Type
Re-Circulate
D. Ranges, Cooktops, and Ovens: Range/Oven Energy Source
Electric
D. Ranges, Cooktops, and Ovens: Range/Oven Brand
Maytag
F. Mechanical Exhaust Vents and Bathroom Heaters: Bathroom Heaters Present in:
All Bathrooms
F. Mechanical Exhaust Vents and Bathroom Heaters: Bathroom Windows Which Open:
Some Bathrooms
E. Microwave Ovens: No Deficiencies Noted

Microwaves are tested under normal operating controls. Leak and/or efficiency testing is beyond the scope of this inspection.

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

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

High Loop Missing on Drain Line

Per current building standards, a high loop should exist in the drain line to aid in preventing backflow and possible contamination within the dishwasher.

Pipes Plumbing Contractor
Credit
Comment
6.2.1 - B. Food Waste Disposers

Unsecured Disposal Feeder Wire

Electrical feeder wire for garbage disposal is not properly secured with a cable clamp or protective bushing. This could lead to problems including electrical shorts if something were to snag or damage the cable. Recommend repairs by a licensed electrician.

Electric Electrical Contractor
Credit
Comment
6.6.1 - F. Mechanical Exhaust Vents and Bathroom Heaters

Bathroom Fan Register Dirty

Cleaning or replacement is recommended.

Tools Handyman/DIY
Credit
Comment
6.6.2 - F. Mechanical Exhaust Vents and Bathroom Heaters

Bathroom Heater Fan Excessively Noisy

Bathroom heater fan is excessively noisy when operating. Recommend repair or replacement.

Contractor Qualified Professional