The foundation was inspected and no defencicies were observed.
Comment Key or Definitions
The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.
Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.
Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.
Not Present (NP) = This item, component or unit is not in this home or building.
Deficient (D) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.
After the inspection report is issued, it is recommended that the repairs be completed, or agreements made to complete the repairs before final closing. The buyer accepts all material defects, latent or exposed, upon closing. It is also recommended to have an annual reinspection performed by an inspector, or further evaluation by qualified contractors. This will ensure that repairs are made properly, as well as further evaluating systems and components over time. It is also recommended to purchase a home warranty for at least the first year in your new home.
Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.
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.
|2.2||B. Grading and Drainage||X||X|
|2.3||C. Roof Covering Materials||X|
|2.4||D. Roof Structures and Attics||X||X|
|2.5||E. Walls (Interior and Exterior)||X|
|2.6||F. Ceilings and Floors||X||X|
|2.8||G. Doors (Interior and Exterior)||X||X|
|2.9||I. Stairways (Interior and Exterior)||X|
|2.10||K. Porches, Balconies, Decks and Carports||X|
|2.11||J. Fireplaces and Chimneys||X|
The foundation was inspected and no defencicies were observed.
The walls were inspected and I did not observe any deficiencies.
Texas has a high clay content in its soil. Clay expands as it absorbs water and shrink as water evaporates. This affects the foundation. It is important to keep the soil around your home at a constant water level. This can be done with a foundation sprinkler system set on a timer.
The roof covering materials were inspected and I did not observe any deficiencies.
The porches and carports were inspected and I did not observe any deficiencies.
All areas of the attic are typically not accessible for inspection due to low headroom, lack of attic walkways, occupant's belongings or other factors. Insulation is not disturbed or removed during the inspection.
The inspector shall inspect: The foundation. The crawlspace. The visible structural components. Any present conditions or clear indications of active water penetration observed by the inspector. And report any general indications of foundation movement that are observed by the inspector, such as but not limited to sheetrock cracks, brick cracks, out-of-square door frames or floor slopes.
The inspector is not required to: Enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector, Move stored items or debris, Operate sump pumps with inaccessible floats, Identify size, spacing, span, location or determine adequacy of foundation bolting, bracing, joists, joist spans or support systems, Provide any engineering or architectural service, Report on the adequacy of any structural system or component.
The grading does not meet the current building code. It should drop 6 inches measured 10 feet away from the foundation.
R401.3 Lots shall be graded to drain surface water away from foundation walls. The grade shall fall a minimum of 6 inches within the first 10 feet.
Caulking is needed in the following areas: soffits at front door.
Stains visible on the ceiling at the time of inspection appear to be from previous water damage. The source of the water could not be determined.
Windows in the home would not open in the following locations: master bedroom.
The window would not stay up when lifted and released in the following locations: front right bedroom.
The windows have lost their seal in the following locations: kitchen. This does not affect the window's ability to protect the home from wind and rain.
The latch bolt of a door did not align with the hole in the strike plate and did not hold the door closed in the following locations: utility closet. The doors will need adjustment to operate properly.
|3.1||A. Service Entrance and Panels||X||X|
|3.2||B. Branch Circuits, Connected Devices and Fixtures||X||X|
Your GFCI reset switches are located in the following areas: electric panel. If any plugs stop working, check the GFCIs.
The inspector shall inspect: The service line. The meter box. The main disconnect. And determine the rating of the service amperage. Panels, breakers and fuses. The service grounding and bonding. A representative sampling of switches, receptacles, light fixtures, AFCI receptacles and test all GFCI receptacles and GFCI circuit breakers observed and deemed to be GFCI's during the inspection. And report the presence of solid conductor aluminum branch circuit wiring if readily visible. And report on any GFCI-tested receptacles in which power is not present, polarity is incorrect, the receptacle is not grounded, is not secured to the wall, the cover is not in place, the ground fault circuit interrupter devices are not properly installed or do not operate properly, or evidence of arcing or excessive heat is present. The service entrance conductors and the condition of their sheathing. The ground fault circuit interrupters observed and deemed to be GFCI's during the inspection with a GFCI tester. And describe the amperage rating of the service. And report the absence of smoke detectors. Service entrance cables and report as in need of repair deficiencies in the integrity of the insulation, drip loop, or separation of conductors at weatherheads and clearances.
The inspector is not required to: Insert any tool, probe or device into the main panel, sub-panels, downstream panel, or electrical fixtures. Operate electrical systems that are shut down. Remove panel covers or dead front covers if not readily accessible. Operate over current protection devices. Operate non-accessible smoke detectors. Measure or determine the amperage or voltage of the main service if not visibly labeled. Inspect the alarm system and components. Inspect the ancillary wiring or remote control devices. Activate any electrical systems or branch circuits which are not energized. Operate overload devices. Inspect low voltage systems, electrical de-icing tapes, swimming pool wiring or any time-controlled devices. Verify the continuity of the connected service ground. Inspect private or emergency electrical supply sources, including but not limited to generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. Inspect spark or lightning arrestors. Conduct voltage drop calculations. Determine the accuracy of breaker labeling. Inspect exterior lighting.
Anti-Oxidant compound was not visible where aluminum service wires were connected in the panel.
A bushing was not installed where wiring entered the panel. It is recommended to have this condition corrected to help protect the wires from being damaged by the metal edges of the cabinet or fitting.
There is a breaker that has two wires that is only designed for one. This should be corrected by a qualified electrician.
When there are more than 6 breakers to a panel, you need to have a main shut off. There is no main shut off on the electric panel.
There is no protective globe on the light fixture in the following locations: garage.
Exposed wiring was visible and should be protected from physical damage as a safety precaution in the hallway closet.
Smoke detectors were inoperable or did not respond at the time of inspection in the following areas: living room. They should be replaced as a safety precaution.
Ground-fault circuit interrupter outlets were missing in the following areas: garage.
An example of a GFCI is pictured below.
Plugs in the master bedroom are not operated properly by the switch. They are energized when the switch is off.
|4.1||A. Heating Equipment||X||X|
|4.2||B. Cooling Equipment||X||X|
|4.3||C. Duct Systems, Chases and Vents||X|
The heater was inspected and the temperature difference between the return and supply air was more than 15 degrees which is good.
Here is a picture of your equipment tag for your information. It is a good idea to do research on your equipment in order to determine it's life expectancy.
The visible portions of the ductwork and ventilation system were inspected and I did not observe any deficiencies.
The inspector shall inspect: The heating system and describe the energy source and heating method using normal operating controls. And report as in need of repair electric furnaces which do not operate. And report if inspector deemed the furnace inaccessible. The central cooling equipment using normal operating controls. The fireplace, and open and close the damper door if readily accessible and operable. Hearth extensions and other permanently installed components. And report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, including clearance from combustible materials.
The inspector is not required to: Inspect or evaluate interiors of flues or chimneys, fire chambers, heat exchangers, humidifiers, dehumidifiers, electronic air filters, solar heating systems, solar heating systems or fuel tanks. Inspect underground fuel tanks. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. Light or ignite pilot flames. Activate heating, heat pump systems, or other heating systems when ambient temperatures or when other circumstances are not conducive to safe operation or may damage the equipment. Override electronic thermostats. Evaluate fuel quality. Verify thermostat calibration, heat anticipation or automatic setbacks, timers, programs or clocks. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. Inspect window units, through-wall units, or electronic air filters. Operate equipment or systems if exterior temperature is below 60 degrees Fahrenheit or when other circumstances are not conducive to safe operation or may damage the equipment. Inspect or determine thermostat calibration, heat anticipation or automatic setbacks or clocks. Examine electrical current, coolant fluids or gasses, or coolant leakage. Inspect the flue or vent system. Inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels. Determine the need for a chimney sweep. Operate gas fireplace inserts. Light pilot flames. Determine the appropriateness of such installation. Inspect automatic fuel feed devices. Inspect combustion and/or make-up air devices. Inspect heat distribution assists whether gravity controlled or fan assisted. Ignite or extinguish fires. Determine draft characteristics. Move fireplace inserts, stoves, or firebox contents. Determine adequacy of draft, perform a smoke test or dismantle or remove any component. Perform an NFPA inspection. Perform a Phase 1 fireplace and chimney inspection.
The furnace was missing a romex connector where wiring entered the unit. This provides protection to the wires from abrasion.
After I tried operating the AC, I turned the heater back on and it did not respond. It should be checked by a qualified professional.
The insulation on suction line is missing/damaged in area(s) at the A/C condenser unit outside. Missing/damaged insulation on the suction line can cause energy loss and condensation.
The air conditioning system or thermostat did not respond to normal controls at the time of inspection. This indicates the unit needs to be serviced by a qualified professional.
|5.1||A. Plumbing Supply, Distribution System and Fixtures||X||X|
|5.2||B. Drains, Wastes and Vents||X|
|5.3||C. Water Heating Equipment||X||X|
|5.4||D. Hydro-Massage Therapy Equipment||X|
The drains, Wastes and Vents were inspected with no deficiencies observed.
The hot water temperature was less than 120 degrees Fahrenheit which is good.
The main water shut-off valve and individual fixture shut-off valves were not operated at the time of inspection to avoid potential water damage from leakage. If the valve has not been operated recently, it may leak and need to be repaired.
Most drain, waste and vent pipes are typically not visible in a finished home and a sewer scope camera was not used at the time of inspection.
The TP&R valve for the water heater was not operated at the time of inspection, since the water heater was in the attic or the inspector felt that water damage may occur from a malfunction in the valve or piping. Temperature, pressure and relief valves should be tested periodically to ensure proper operation. Consult a qualified plumber if this an area of concern.
The inspector shall: Verify the presence of and identify the location of the main water shutoff valve. Inspect the water heating equipment, including combustion air, venting, connections, energy sources, seismic bracing, and verify the presence or absence of temperature-pressure relief valves and/or Watts 210 valves. Flush toilets. Run water in sinks, tubs, and showers. Inspect the interior water supply including all fixtures and faucets. Inspect the drain, waste and vent systems, including all fixtures. Describe any visible fuel storage systems. Inspect the drainage sump pumps testing sumps with accessible floats. Inspect and describe the water supply, drain, waste and main fuel shut-off valves, as well as the location of the water main and main fuel shut-off valves. Inspect and determine if the water supply is public or private. Inspect and report as in need of repair deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously. Inspect and report as in need of repair deficiencies in installation and identification of hot and cold faucets. Inspect and report as in need of repair mechanical drain-stops that are missing or do not operate if installed in sinks, lavatories and tubs. Inspect and report as in need of repair commodes that have cracks in the ceramic material, are improperly mounted on the floor, leak, or have tank components which do not operate.
The inspector is not required to: Light or ignite pilot flames. Determine the size, temperature, age, life expectancy or adequacy of the water heater. Inspect interiors of flues or chimneys, water softening or filtering systems, well pumps or tanks, safety or shut-of valves, floor drains, lawn sprinkler systems or fire sprinkler systems. Determine the exact flow rate, volume, pressure, temperature, or adequacy of the water supply. Determine the water quality or potability or the reliability of the water supply or source. Open sealed plumbing access panels. Inspect clothes washing machines or their connections. Operate any main, branch or fixture valve. Test shower pans, tub and shower surrounds or enclosures for leakage. Evaluate the compliance with local or state conservation or energy standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. Determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices. Determine whether there are sufficient clean-outs for effective cleaning of drains. Evaluate gas, liquid propane or oil storage tanks. Inspect any private sewage waste disposal system or component of. Inspect water treatment systems or water filters. Inspect water storage tanks, pressure pumps or bladder tanks. Evaluate time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. Evaluate or determine the adequacy of combustion air. Test, operate, open or close safety controls, manual stop valves and/or temperature or pressure relief valves. Examine ancillary systems or components, such as, but not limited to, those relating to solar water heating, hot water circulation.
There are no vacuum breakers on the outside faucets. "BC" If the main water supply goes out it can create a vacuum in the water supply lines in the home. This could cause water in hoses connected to exterior faucets to re-enter the home and wind up in your drinking water. The vacuum breakers, also known as back-flow preventers, are designed to help prevent this from happening. The devices are currently about $7.00-$12.00.
The faucet was loose and should be mounted more securely in the following areas: front yard.
The electrical connections for the electric water heater were missing a romex clamp. This condition should ideally be corrected by a qualified professional.
|6.2||B. Food Waste Disposers||X||X|
|6.3||C. Range Hood and Exhaust System||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|
|6.7||G. Garage Door Operator(s)||X||X|
|6.8||H. Dryer Exhaust System||X|
The microwave was inspected and I did not observe any deficiencies.
The range hood and exhaust system was inspected and I did not observe any decencies.
The stove and oven work. The stove was heated up to 350 degrees Fahrenheit and measured with an oven thermometer and came within 25 degrees of 350 Fahrenheit.
The mechanical exhaust vents were inspected and I did not observe any deficiencies.
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.
The dryer exhaust system was inspected and I did not observe any deficiencies.
The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.
The dishwasher drain was inoperable at the time of inspection.
The food disposer wiring is missing a romex connector (anti-strain device) or wiring is exposed at the fitting, which should be corrected as a safety precaution.
There was no outlet to plug the garage door opener into at the time of inspection.
|7.1||A. Landscape Irrigation (Sprinkler) Systems||X|
|7.2||B. Swimming Pools, Spas, Hot Tubs and Equipment||X|
|7.3||C. Out Buildings||X|
|7.4||D. Private Water Wells (a coliform analysis is recommended)||X|
|7.5||E. Private Sewage Disposal (Septic) System||X|
Pools are fun, but children and adults can lose their life quickly. Over 4000 lives annually are lost with one-third under the age of 14. A child can drown in the time it takes to answer a phone. A swimming pool is 14 times more likely than a motor vehicle to be involved in the death of a child age 4 and under. An estimated 5,000 children ages 14 and under are hospitalized due to near-drownings each year; 15 percent die in the hospital and as many as 20 percent suffer severe, permanent brain damage. Of all preschoolers who drown, 70 percent are in the care of one or both parents at the time of the drowning and 75 percent are missing from sight for five minutes or less.
Pools are inspected visually and operated in normal operating ranges, at the time of inspection. Safety equipment such as heater limit switches may not be tested to prevent possible damage to equipment. A water test may be performed, but should not be considered as omniscient. It is recommended to have a professional perform service, water testing and maintenance to the pool initially. A leak test of the pool shell will not be performed at the time of inspection. Underground water lines are not scoped at the time of inspection. If this is an area of concern to you, then further evaluation by a qualified pool contractor is recommended.
A pool alarm with a loud speaker system to sound outside as well as inside the home could save a life. Even if you do not have children you should be concerned. 35% of children that drowned did so in someone else's pool.