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1234 Main St.
Hockley, Texas 77447
12/14/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
16
Recommend/monitor
60
Repair/replace
7
Safety hazard

1 - Information

In Attendance
Buyer
Occupancy
Furnished, Occupied
Style
Modern
Temperature (approximate)
86 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Clear

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 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)
Concrete, Slab on Grade

Performing as intended.

A. Foundations: Comments
B. Grading and Drainage: Comments
C. Roof Covering Materials: Types of Roof Covering
Asphalt
C. Roof Covering Materials: Viewed From
Ground
C. Roof Covering Materials: Comments
D. Roof Structures & Attics: Viewed From
Attic
D. Roof Structures & Attics: Approximate Average Depth of Insulation
8 Inches
D. Roof Structures & Attics: Comments
E. Walls (Interior and Exterior): Comments
F. Ceilings and Floors: Comments
G. Doors (Interior and Exterior): Comments
H. Windows: Comments
I. Stairways (Interior and Exterior): Comments
J. Fireplaces and Chimneys: Comments
K. Porches, Balconies, Decks, and Carports: Comments
A. Foundations: Foundation Is performing as Intended

The foundation is performing as intended. No significant problems were observed.

A. Foundations: TREC Limitations

TREC LIMITATIONS: The inspector is not required to inspect flatwork or detention/ retention pond (expect as related to slope and drainage); determine area hydrology or the presence or underground water; or determine the efficiency or operation of underground or surface drainage
systems.

B. Grading and Drainage: Erosion Limitation

An evaluation of soil stability is beyond the scope of this inspection. As with many ravine lots, there is potential for erosion. If erosion problems are suspected, a soils engineer should be consulted to evaluate this condition and the remedies available for correction.

B. Grading and Drainage: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to inspect flatwork or detention/retention pond (expect as related to slope and drainage); determine area hydrology or the presence or underground water; or determine the efficiency or operation of underground or surface drainage systems.

C. Roof Covering Materials: TREC Limitations

TREC LIMITATIONS: The inspector is not required to determine
the remaining life expectancy of the roof covering; inspect the roof from the
roof level if, in the inspectors reasonable judgment, the inspector cannot
safely reach or stay on the roof, or significant damage to the roof covering
materials may result from walking on the roof; determine the number of
layers of roof covering material; identify latent hail damage; or provide an
exhaustive list of locations of water penetrations or previous repairs.

D. Roof Structures & Attics: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to enter attics or unfinished spaces where openings are less than 22 inches by 30 inches or headroom is less than 30 inches; operate powered ventilators; or provide an exhaustive list of locations or water penetrations.

E. Walls (Interior and Exterior): TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to report cosmetic damage or the condition of floor, wall, or ceiling coverings; paints, stains, or other surface coatings; cabinets; or countertops, or provide an exhaustive list of locations of water penetrations.

F. Ceilings and Floors: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to report cosmetic damage or the condition of floor, wall, or ceiling coverings; paints, stains, or other surface coatings; cabinets; or countertops, or provide an exhaustive list of locations of water penetrations.

G. Doors (Interior and Exterior): TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to report cosmetic damage or the condition of floor, wall, or ceiling coverings; paints, stains, or other surface coatings; cabinets; or countertops, or provide an exhaustive list of locations of water penetrations.

H. Windows: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to exhaustively observe insulated windows for evidence of broken seals; exhaustively observe glazing for identifying labels; or identify specific locations of damage.

I. Stairways (Interior and Exterior): TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to exhaustively measure every stairway component.

J. Fireplaces and Chimneys: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to verify the integrity of the flue; perform a chimney smoke test; or determine the adequacy of the draft.

J. Fireplaces and Chimneys: Chimney cap

The chimmney cap was not inspected due to one of the following reasons (height of roof, pitch of roof, unsafe access) it is advisable to have further evaluated. 

K. Porches, Balconies, Decks, and Carports: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to exhaustively measure the porch, balcony, deck, or attach carport components; or enter any area where the headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high.

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


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


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


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


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


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


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


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


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


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



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

Settling cracks in exterior

Setteling cracks noted. Recommend to monitor.

Wrench DIY
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Comment
2.1.2 - A. Foundations

Sloping Floors - Monitor For Now
2nd floor hall

Sloping floors were observed within house. This implies that some structural movement of the building has occurred, as is typical of most houses. Recommend monitoring

Wrench DIY
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2.1.3 - A. Foundations

Nails Protruding Out of Foundation

Nails are protruding out of the foundation. Nails need to be trimmed back even with fondation. 

Tools Handyman/DIY
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2.2.1 - B. Grading and Drainage

Driveway/sidewalk/garage cracks

Cracks noted in driveway/sidewalk/garage recommend to seal cracks and monitor.

Wrench DIY
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Comment
2.2.2 - B. Grading and Drainage

Driveway Slopes Towards House

The driveway appears to slope towards the house. This condition can promote moisture seepage. Unfortunately, it is difficult to improve this situation without resurfacing the driveway adjacent to the foundation.

Gardening shovel tool shape Concrete Contractor
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2.2.3 - B. Grading and Drainage

Grading Too High

High elevation of grading noted. The grading should be improved by the removal of top soil. The ground should slope away from the house at a rate of one inch per foot for at least the first ten feet. Ideally, at least eight (8) inches of clearance should be maintained between soil level and the top of the foundation walls.

Wrench DIY
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2.2.4 - B. Grading and Drainage

Vegetation next to house or roof line.

Vegetation needs to be trimmed back at least one foot away from exterior walls and roof line.

Wrench DIY
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Comment
2.3.1 - C. Roof Covering Materials

Gutters Damaged Repair

Loose or damaged downspouts should be repaired promptly.

Tools Handyman/DIY
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Comment
2.3.2 - C. Roof Covering Materials

Gutters Discharge Below Grade

The gutters discharge below grade. We can not determine the condition of the drain tube and its efficiency.

Tools Handyman/DIY
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Comment
2.3.3 - C. Roof Covering Materials

Roof - hail damage

Roof appears to have hail damaged. Existing home owner may want to submit a claim with insurance company. 

Contractor Qualified Professional
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Comment
2.3.4 - C. Roof Covering Materials

Minior Repairs

Recommend to apply mastic to rain collars, replace any worn roof boots, seal exposed nail heads and paint any exhaust flues.

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

Attic Hatch Door Not Insulated

To improve air conditioning efficiency and to prevent loss of conditioned air to the attic, the attic hatch door should be insulated.

Tools Handyman/DIY
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Comment
2.4.2 - D. Roof Structures & Attics

Gaps in soffit

Gaps noted in soffit. These gaps need to be sealed.

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

Caulking repairs needed

Caulking repairs needed around exterior siding and trim. Repairs are not limited to the photos provided.

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

Cracks in mortar.

Recommend to repair cracks in mortar.

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

Damaged exterior trim

Repair or replace damaged exterior trim.


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

Evidence of Water Intrusion

Wall structure showed signs of water intrusion, which could lead to more serious structural damage hidden in the walls. Recommend a qualified contractor identify source or moisture and remedy.

Hardhat General Contractor
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2.5.5 - E. Walls (Interior and Exterior)

Exterior paint

The exterior of the house is due to be painted to protect wood from wood rot.

Paint roller Painting Contractor
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2.5.6 - E. Walls (Interior and Exterior)

Penatration points

Recommend to seal all penatration points.

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

Siding touching roof line

The siding is touching the roof line. This allows the siding to wick up moisture which leads to moisture damage. The siding needs to be elevated at least 1 inch above the roof line. When corrected mositure damaged siding and osb wall panels may needs to be repaired or replaced as well.

Wrenches Handyman
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2.5.8 - E. Walls (Interior and Exterior)

Weep holes

Weep holes need to be installed in brick wall

Contractor Qualified Professional
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2.6.1 - F. Ceilings and Floors

Ceiling Cracks

One or more cracks were found in ceiling. These are cosmetic. Recommend patching and paint.

Tools Handyman/DIY
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Comment
2.6.2 - F. Ceilings and Floors

Stains on ceiling - Monitor

Moisture stains on ceiling, area was dry at time of inspection. Recommend to monitor.

Mag glass Monitor
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Comment
2.7.1 - G. Doors (Interior and Exterior)

Caulking repairs

Caulking repairs need around the exterior of door trim and casings. Repairs not limited to the photos provided.

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

Damaged weather stripping

Recommend to repair damaged weather stripping as needed.

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

Door Doesn't Latch

Door doesn't latch properly. Recommend repair latch and/or strike plate.

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

Garage door self closing hinges

The garage door needs to have self closing hinges installed to meet national fire code.

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

Moisture damaged door casing

Moisture damage noted on door casing. Recommend to repair.

Tools Handyman/DIY
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Comment
2.8.1 - H. Windows

Caulking repairs need

Caulking repairs need to exterior of windows. Repairs not limted to the photos provided.

Tools Handyman/DIY
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Comment
2.8.2 - H. Windows

Damaged glazing trim

Damaged glazing trim should be replaced as needed.

Tools Handyman/DIY
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Comment
2.8.3 - H. Windows

Damaged screens

Recommend to repair or replace damages window screens.

Tools Handyman/DIY
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Comment
2.8.4 - H. Windows

Rusted lintels

Rust window linetls need to be sanded and treated for rust and the repainted.

Wrenches Handyman
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Comment
2.8.5 - H. Windows

Damaged pane of glass

Damage pane of glass. Recommend to repair 

Wrenches Handyman
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Comment
2.9.1 - I. Stairways (Interior and Exterior)

Baluster Gap Too Wide

The baluster space is not up to modern safety standards. Under current building standards the required guardrails on open sides of stairways, raised floor areas, balconies and porches should have intermediate rails or ornamental closures which do not allow passage of an object more than 4-inches. Recommend a qualified handyman or original installer repair and bring up to code.  

Wrenches Handyman
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Comment
2.9.2 - I. Stairways (Interior and Exterior)

Loose Balusters

Handrail balusters were loose. This could pose a safety hazard. Recommend a qualified handyman evaluate and fasten. 

Hammer Carpentry Contractor
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2.9.3 - I. Stairways (Interior and Exterior)

Rotted wood

Rotted wood. Remove and replace 

Contractor Qualified Professional
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2.10.1 - 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
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Comment
2.11.1 - K. Porches, Balconies, Decks, and Carports

Concrete or pavers high elevation

It is recommended that the materials used for decking be installed at least 4" below the brick line. This is to help prevent water intrusion during heav rains. Recommend to repair as needed.

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

Deck lacks railing

The deck lacks railing. This poses a safety issue. Recommend to repair 

Tools Handyman/DIY
$
Credit
Comment
2.11.3 - K. Porches, Balconies, Decks, and Carports

Deck post wood/soil contact

Deck post wood/soil contact. This condition can lead to wood rot. Recommend monitoring.

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

Retaining wall

Retaining wall has weaken. This condition may be able to be corrected with tie backs. Recommend to have further evaluated and repaired. 

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

Cracks in concrete

Cracks in concrete should be sealed and repaired as needed. 

Tools Handyman/DIY
$
Credit
Comment
2.11.6 - K. Porches, Balconies, Decks, and Carports

Balister Gap

The baluster space is not up to modern safety standards. Under current building standards the required guardrails on open sides of stairways, raised floor areas, balconies and porches should have intermediate rails or ornamental closures which do not allow passage of an object more than 4-inches. Recommend a qualified handyman or original installer repair and bring up to code.  

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

Post

Rotted post. Recommend to replace. 

Hammer Carpentry Contractor
$
Credit
Comment
2.11.8 - K. Porches, Balconies, Decks, and Carports

Post not secured

Post not secured 

Contractor Qualified 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
B. Branch Circuits, Connected Devices, and Fixtures: Comments
A. Service Entrance and Panels: Comments
A. Service Entrance and Panels: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to determine present or future sufficiency of service capacity amperage, voltage, or the capacity of the electrical system; test arc-fault circuit interrupter devices when the property is occupied or damage to personal property may result, in the inspector s reasonable judgment; report the lack of arc-fault circuit interrupter protection when the circuits are in conduit; conduct voltage drop calculations; determine the accuracy of overcurrent devices labeling; remove covers where hazardous as judged by the inspector; verify the effectiveness of overcurrent devices; or operate overcurrent devices.

B. Branch Circuits, Connected Devices, and Fixtures: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to inspect low voltage wiring; disassemble mechanical appliances; verify the effectiveness of smoke alarms; verify the interconnectivity of smoke alarms; activate smoke alarms that are being actively monitored or require the use of codes; or verify that smoke alarms are suitable for the hearing-impaired.

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

Double-tapping on Neutral Bus Bar

Double-tapping was found on neutral bus bar. This practice was once permitted, but does not meet current NEC code standards. Repair as needed.000000000000000000000000000000000000000000090p   

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

Double-tapping on Supply Lines

Circuits within the main distribution panel that are doubled up (referred to as "double taps") should be separated. Each circuit should be served by a separate fuse or breaker. Repair by licensed electrician.

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

Light Inoperable

One or more lights are not operating. New light bulb possibly needed.
Wrench DIY
$
Credit
Comment
3.2.2 - B. Branch Circuits, Connected Devices, and Fixtures

GFCI Not Protected
Exterior, kitchen, garage

No GFCI protection present. Recommend licensed electrician upgrade by installing ground fault recepticels. 

Here is a link to read about how GFCI receptacles keep you safe. 

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

Outlet Loose

An outlet is loose and should be resecured.

Tools Handyman/DIY

4 - III. Heating, Ventilation & Air Conditioning Systems

IN NI NP D
4.1 A. Heating Equipment X
4.2 B. Cooling Equipment X X
4.3 C. Duct System, Chases, and Vents X X
A. Heating Equipment: Type of Systems
Central Air
A. Heating Equipment: Energy Sources
Electric
A. Heating Equipment: Comments
B. Cooling Equipment: Type of Systems
Central Air Conditioner, Electric
B. Cooling Equipment: Comments
B. Cooling Equipment: AC Differential Test
15 and 17
C. Duct System, Chases, and Vents: Comments
A. Heating Equipment: Manufacturer Info
Rudd and ADP

UNIT 1
Location: 2 floor mechanical closet
Make: rudd
Model: rhip3617stanja
Serial Nbr: w22172774
Register Temp:
Return Air Temp: 95.3107.3


UNIT 2
Location: 1st floor mechanical closet
Make: ADP
Model: 065866408
Serial Nbr: 7108c08229
Register Temp:107.5
Return Air Temp: 85.8


UNIT 3
Location: 
Make:
Model:
Serial Nbr:
Register Temp:
Return Air Temp: 

B. Cooling Equipment: Manufacturer Info
Rudd and Lennox

UNIT 1
Location: right
Make: rudd
Model: ra1436ajina
Serial Nbr: w061735260
Register Temp:71.8
Return Air Temp: 86.6


UNIT 2
Location: left
Make: lennox
Model: xc13048230
Serial Nbr: 5808b14703
Register Temp: 57.3
Return Air Temp: 74.3


UNIT 3
Location:
Make:
Model:
Serial Nbr:
Register Temp:
Return Air Temp: 

A. Heating Equipment: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to program digital thermostats or controls; inspect for pressure of the system refrigerant, type of refrigerant, type of refrigerant, or refrigerant leaks; winterized evaporative coolers; or humidifiers, dehumidifiers, air purifiers, motorized dampers, electronic air filters, multi-stage controllers, sequencers, heat reclaimers, wood burning stove, boilers, oil-fired units,
supplemental heating appliances, de-icing provisions, or reversing values; operate setback features on thermostats, or controls; cooling equipment when the outdoor temperature is less than 60 degrees Fahrenheit; radiant heaters, steam heat systems, or unvented gas-fired heating appliances; or heat pumps when temperatures may damage equipment; verify compatibility of components; the accuracy of thermostats; or the integrity of the heat exchanger; or determine sizing, efficiency, or adequacy of the system; uniformity of the supply of conditioned air to the various parts of the structure; or types of materials contained in insulation.

B. Cooling Equipment: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to program digital thermostats or controls; inspect for pressure of the system refrigerant, type of refrigerant, type of refrigerant, or refrigerant leaks; winterized evaporative coolers; or humidifiers, dehumidifiers, air purifiers, motorized dampers, electronic air filters, multi-stage controllers, sequencers, heat reclaimers, wood burning stove, boilers, oil-fired units,
supplemental heating appliances, de-icing provisions, or reversing values; operate setback features on thermostats, or controls; cooling equipment when the outdoor temperature is less than 60 degrees Fahrenheit; radiant heaters, steam heat systems, or unvented gas-fired heating appliances; or heat pumps when temperatures may damage equipment; verify compatibility of components; the accuracy of thermostats; or the integrity of the heat exchanger; or determine sizing, efficiency, or adequacy of the system; uniformity of the supply of conditioned air to the various parts of the structure; or types of materials contained in insulation.

C. Duct System, Chases, and Vents: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to program digital thermostats or controls; inspect for pressure of the system refrigerant, type of refrigerant, type of refrigerant, or refrigerant leaks; winterized evaporative coolers; or humidifiers, dehumidifiers, air purifiers, motorized dampers, electronic air filters, multi-stage controllers, sequencers, heat reclaimers, wood burning stove, boilers, oil-fired units, supplemental heating appliances, de-icing provisions, or reversing values; operate setback features on thermostats, or controls; cooling equipment when the outdoor temperature is less than 60 degrees Fahrenheit; radiant heaters, steam heat systems, or unvented gas-fired heating appliances; or heat pumps when temperatures may damage equipment; verify compatibility of components; the accuracy of thermostats; or the integrity of the heat exchanger; or determine sizing, efficiency, or adequacy of the system; uniformity of the supply of conditioned air to the various parts of the structure; or types of materials contained in insulation.

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

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

Insulation Missing or Damaged

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

Tools Handyman/DIY
$
Credit
Comment
4.3.1 - C. Duct System, Chases, and Vents

Duct work not supported

The ducts are not supported. The ducts should be suspended from the rafters/trusses. Recommend to repair.

Fire HVAC Professional

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
5.3 C. Water Heating Equipment X X
5.4 D. Hydro-Massage Therapy Equipment X
A. Plumbing Supply, Distribution Systems, and Fixtures: Location of Water Meter
Exterior
A. Plumbing Supply, Distribution Systems, and Fixtures: Location of Main Water Supply Valve
Garage interior wall
A. Plumbing Supply, Distribution Systems, and Fixtures: Static Water Pressure Reading
60
A. Plumbing Supply, Distribution Systems, and Fixtures: Comments
B. Drains, Wastes, & Vents: Comments
C. Water Heating Equipment: Energy Sourcesh
Electric

hhhhh

C. Water Heating Equipment: Capacity
40 Gallons
C. Water Heating Equipment: Comments
D. Hydro-Massage Therapy Equipment: Comments
C. Water Heating Equipment: Manufacturer Info
Rudd

UNIT 1
Location:
Make:
Model:
Serial Nbr: 


UNIT 2
Location: 
Make:
Model:
Serial Nbr: 


UNIT 3
Location: 
Make:
Model:
Serial Nbr: 

A. Plumbing Supply, Distribution Systems, and Fixtures: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to operate any main, branch, or shut-off valves; operate or inspect sump pumps or waste ejector pumps; inspect any system that has been winterized, shut down, or otherwise secured; circulating pumps, free-standing appliances, solar water heating systems, water conditioning equipment, filter systems, water mains, private water supply systems, water wells, pressure tanks, sprinkler systems, swimming pools, or fire sprinkler systems; the inaccessible gas supply system for leaks; for sewer clean-outs; or for the presence or operation of private sewage disposal systems; determine quality, potability, or volume of the water supply; or effectiveness of back flow or anti-siphon devices; or verify the functionality of clothes washing drains or floor drains.

B. Drains, Wastes, & Vents: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to operate any main, branch, or shut-off valves; operate or inspect sump pumps or waste ejector pumps; inspect any system that has been winterized, shut down, or otherwise secured; circulating pumps, free-standing appliances, solar water heating systems, water conditioning equipment, filter systems, water mians, private water supply systems, water wells, pressure tanks, sprinkler systems, swimming pools, or fire sprinkler systems; the inaccessible gas supply system for leaks; for sewer clean-outs; or for the presence or operation of private sewage disposal systems; determine quality, potability, or volume of the water supply; or effectiveness of back flow or anti-siphon devices; or verify the functionality of clothes washing drains or floor drains.

B. Drains, Wastes, & Vents: Vacant / Older House Disclaimer

Based on inspection industry's definition of a recommended water test for "functional drainage" in a plumbing system, the plumbing drain pipes appear to be operational at this time with the exceptions noted within this report. However, older homes and vacant homes could have hidden issues with the main sewer line. For example, at the time of inspection, the sewer lines may have leaks and cracks caused by tree roots thus allowing drains to appear normal at time of inspection. After the house is occupied and in use, solids are passed, get caught on the tree roots, and drains begin to drain slowly or to clog.

B. Drains, Wastes, & Vents: Visual Inspection

Detecting small water leaks behind the walls can be very difficult, if not impossible to detect. We use thermal imaging cameras and moisture sensors which are used when we suspect that a problem might exist. A small leak may still go undetected. Home inspectors perform visual inspections only. Walls are not opened up and ground is not dug up to inspect the condition of the plumbing.

C. Water Heating Equipment: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to verify the effectiveness of the temperature and pressure relief valve, discharge piping, or pan drain pipes; 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 determine the efficiency or adequacy of the unit.

D. Hydro-Massage Therapy Equipment: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to operate any main, branch, or shut-off valves; operate or inspect sump pumps or waste ejector pumps; inspect any system that has been winterized, shut down, or otherwise secured; circulating pumps, free-standing appliances, solar water heating systems, water conditioning equipment, filter systems, water mians, private water supply systems, water wells, pressure tanks, sprinkler systems, swimming pools, or fire sprinkler systems; the inaccessible gas supply system for leaks; for sewer clean-outs; or for the presence or operation of private sewage disposal systems; determine quality, potability, or volume of the water supply; or effectiveness of back flow or anti-siphon devices; or verify the functionality
of clothes washing drains or floor drains.


TREC LIMITATIONS: The inspector is not required to determine the adequacy of self-draining features of circulation systems.

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

Damaged fixture

Damaged fixture. Recommend to repair as needed.

Tools Handyman/DIY
$
Credit
Comment
5.1.2 - A. Plumbing Supply, Distribution Systems, and Fixtures

Diverter Valve

Water coming out of tub spicket and shower head at the same time indicates that the diverter valve is not making a complete seal. Recommend to repair.

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

Drain stopper not working

Drain stopper found to be not working. Recommend to repair.

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

Exposed supply lines

Exposed supply lines need to be covered with insulation. 

Wrench DIY
$
Credit
Comment
5.1.5 - A. Plumbing Supply, Distribution Systems, and Fixtures

Hose Bib Missing Anti-Siphon Device

It is recommended that an anti-siphon device be added to the hose bib(s).

Wrench DIY
$
Credit
Comment
5.1.6 - A. Plumbing Supply, Distribution Systems, and Fixtures

Hot and Cold Reversed
Kitchen sink

The hot and cold water are reversed on the fixture. Recommend to repair as needed.

Tools Handyman/DIY
$
Credit
Comment
5.1.7 - A. Plumbing Supply, Distribution Systems, and Fixtures

Leak at plumbing supply

Exterior supply to the left of garage is leaking. Recommend to repair.

Tools Handyman/DIY
$
Credit
Comment
5.1.8 - A. Plumbing Supply, Distribution Systems, and Fixtures

Toilet loose

Loose toilet. Recommend to properly secure to flange

Wrench DIY
$
Credit
Comment
5.3.1 - C. Water Heating Equipment

Annual Maintenance Flush Needed

Water heaters should be flushed annually to prevent sediment buildup and maintain efficiency. Recommend a qualified plumber service and flush. 

Here is a DIY link to help

Wrench DIY
$
Credit
Comment
5.3.2 - C. Water Heating Equipment

Drain pan missing

No safety pan and drain was found for the water heater. This should be repaired by the installation of a pan with a drain by a qualified professional

Wrenches Handyman
$
Credit
Comment
5.3.3 - C. Water Heating Equipment

TPRV Discharge Pipe Termination

The discharge piping serving the Temperature and Pressure Relief (TPR) Valve for the water heater should terminate not less than 2 inches above a drain pan or outside the building 3 inches above the foundation. Repairs should be undertaken.

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

Water Heater Height in Garage

Water heaters in garages should be on a raised platform so that the pilots, burner or heating elements are not closer than 18 inches from the garage floor. Repairs should be undertaken.

Pipes Plumbing Contractor

6 - V. Appliances

IN NI NP D
6.1 A. Dishwashers X X
6.2 B. Food Waste Disposers X
6.3 C. Range Hood and Exhaust Systems X X
6.4 D. Ranges, Cooktops, and Ovens X 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
A. Dishwashers: Comments
B. Food Waste Disposers: Comments
C. Range Hood and Exhaust Systems: Comments
E. Microwave Ovens: Comments
F. Mechanical Exhaust Vents and Bathroom Heaters: Comments
G. Garage Door Operators: Comments
H. Dryer Exhaust Systems: Comments
I. Other: Comments
D. Ranges, Cooktops, and Ovens: Comments
A. Dishwashers: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to operate or determine the condition of other auxiliary components of inspected items; test for microwave oven radiation leaks; inspect self-cleaning functions; test trash compactor ram pressure; or determine the adequacy of venting systems.

B. Food Waste Disposers: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to operate or determine the condition of other auxiliary components of inspected items; test for microwave oven radiation leaks; inspect self-cleaning functions; test trash compactor ram pressure; or determine the adequacy of venting systems.

C. Range Hood and Exhaust Systems: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to operate or determine the condition of other auxiliary components of inspected items; test for microwave oven radiation leaks; inspect self-cleaning functions; test trash compactor ram pressure; or determine the adequacy of venting systems.

D. Ranges, Cooktops, and Ovens: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to operate or determine the condition of other auxiliary components of inspected items; test for microwave oven radiation leaks; inspect self-cleaning functions; test trash compactor ram pressure; or determine the adequacy of venting systems.

E. Microwave Ovens: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to operate or determine the condition of other auxiliary components of inspected items; test for microwave oven radiation leaks; inspect self-cleaning functions; test trash compactor ram pressure; or determine the adequacy of venting systems.

G. Garage Door Operators: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to operate or determine the condition of other auxiliary components of inspected items; test for microwave oven radiation leaks; inspect self-cleaning functions; test trash compactor ram pressure; or determine the adequacy of venting systems.

H. Dryer Exhaust Systems: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to operate or determine the condition of other auxiliary components of inspected items; test for microwave oven radiation leaks; inspect self-cleaning functions; test trash compactor ram pressure; or determine the adequacy of venting systems.

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

Dishwasher Air Gap Device Missing

The dishwasher lacks an airgap device. Air gaps are now standard equipment to assure a separation between supply and waste water. It is advised that one be installed.

Wash Appliance Repair
$
Credit
Comment
6.1.2 - A. Dishwashers

High Loop missing or improperly Installed.

Code (section 4715.1250).   A high loop shall be installed as high as possible under the countertop.  An alternative to installing a high loop is to install an air gap at the kitchen sink.

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

Range Hood Light Inoperative

The range hood light is inoperative and should be repaired.

Wrenches Handyman
$
Credit
Comment
6.6.1 - F. Mechanical Exhaust Vents and Bathroom Heaters

Exterior venting required.

The exhaust vent should terminate to the exteriorof the house not the attic or soffit. Recommend to repair as needed.

Wrenches Handyman

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. Outbuildings X
7.4 D. Private Water Wells X
7.5 E. Private Sewage Disposal (Septic) Systems X
7.6 F. Other X X
B. Swimming Pools, Spas, Hot Tubs, and Equipment: Comments
C. Outbuildings: Comments
E. Private Sewage Disposal (Septic) Systems: Comments
A. Landscape Irrigation (Sprinkler) Systems: Comments
D. Private Water Wells: Comments

Water On Time:

Well PSI:

Water Off Time:

Well PSI:

Water On Time:

Well PSI:

Water Off Time:

Well PSI:

Water On Time:

Well PSI:

Water Off Time:

Well PSI:

Water On Time:

Well PSI:

Water Off Time:

Well PSI:


D. Private Water Wells: Well Water Analysis

We recommend well water analysis to ensure that harmful bacteria does not exist in the well water. 

VA Loan Companies often require this test.

Our recommendation is North Water District Lab Services (NWDLS) at 866-415-1819.

They can provide a complete list of various tests and prices. They will pickup water samples for a nominal fee.

F. Other: Comments
A. Landscape Irrigation (Sprinkler) Systems: TREC LIMITATIONS

TREC LIMITATIONS: The inspector is not required to inspect for effective coverage of the sprinkler system; the automatic function of the timer or control box; the effectiveness of the rain or freeze sensor; or sizing and effectiveness of anti-siphon devices or backflow preventers.

E. Private Sewage Disposal (Septic) Systems: TREC LIMITATIONS

TREC LIMITATIONS: This inspection is based upon an on-site inspection of the septic system as found. Since there is no way to verify the size and/or condition of the tankage or lines without excavating, this is an estimate based upon information giving and probing. There are no guarantees, expressed or implied, that accompany this opinion. The inspector is not required to excavate or uncover the system
or its components; determine the size, adequacy, or efficiency of the system; or determine the type of construction used.

F. Other: Limitations

In the in water inspections of docks, bulkheads, and piers may be restricted by visibility. Not all defects may be visible to the inspector. Inspections will not be performed in areas conducive to habitation of snakes or in unsafe conditions.


LIMITATIONS 22 TAC 535.233(a) An inspector is not required to inspect the components or systems described under this section.  SCOPE 22 TAC 535.233(b) If an inspector agrees to inspect a component or system described under this section, the general provisions under 535.227 and the provisions and requirements of this section applicable to that system or component apply. LANDSCAPE IRRIGATION (SPRINKLER) SYSTEMS 22 TAC 535.233(c) (1) The inspector shall: (A) manually operate all zones or stations on the system through the controller; (B) report as Deficient: (i) the absence of a rain or moisture sensor, (ii) inoperative zone valves; (iii) surface water leaks; (iv) the absence of a backflow prevention device; (v) the absence of shut-off valves between the water meter and backflow device; (vi) deficiencies in the performance and mounting of the controller; (vii) missing or damaged components; and (viii)deficiencies in the performance of the water emission devices; such as, sprayer heads, rotary sprinkler heads, bubblers or drip lines. (2) The inspector is not required to inspect: (A) for effective coverage of the irrigation system; (B) the automatic function of the controller; (C) the effectiveness of the sensors; such as, rain, moisture, wind, flow or freeze sensors; or (D) sizing and effectiveness of backflow prevention device. SWIMMING POOLS, SPAS, HOT TUBS, AND EQUIPMENT 22 TAC 535.233(d) (1) The inspector shall: (A) report the type of construction; (B) report as Deficient: (i) the presence of a single blockable main drain (potential entrapment hazard); (ii) a pump motor, blower, or other electrical equipment that lacks bonding; (iii) the absence of or deficiencies in safety barriers; (iv) water leaks in above-ground pipes and equipment; (v) the absence or failure in performance of ground-fault circuit interrupter protection devices; and (vi) deficiencies in: (I) surfaces; (II) tiles, coping, and decks; (III) slides, steps, diving boards, handrails, and other equipment; (IV) drains, skimmers, and valves; (V) filters, gauges, pumps, motors, controls, and sweeps; (VI) lighting fixtures; and (VII) the pool heater that these standards of practice require to be reported for the heating system. (2) The inspector is not required to: (A) disassemble filters or dismantle or otherwise open any components or lines; (B) operate valves; (C) uncover or excavate any lines or concealed components of the system; (D) fill the pool, spa, or hot tub with water; (E) inspect any system that has been winterized, shut down, or otherwise secured; (F) determine the presence of sub-surface water tables; (G) determine the effectiveness of entrapment covers; (H) determine the presence of pool shell or sub-surface leaks; or (I) inspect ancillary equipment such as computer controls, covers, chlorinators or other chemical dispensers, or water ionization devices or conditioners other than required by this section.  OUTBUILDINGS 22 TAC 535.233(e) (1) The inspector shall report as Deficient the absence or failure in performance of ground-fault circuit interrupter protection devices in gradelevel portions of unfinished accessory buildings used for storage or work areas, boathouses, and boat hoists; and (2) The inspector shall report as Deficient deficiencies in the structural, electrical, plumbing, heating, ventilation, and cooling systems that these standards of practice require to be reported for the principal building. PRIVATE WATER WELLS 22 TAC 535.233(f) (1) The inspector shall: (A) operate at least two fixtures simultaneously; (B) recommend or arrange to have performed coliform testing; (C) report: (i) the type of pump and storage equipment; (ii) the proximity of any known septic system; (D) report as Deficient deficiencies in: (i) water pressure and flow and performance of pressure switches; (ii) the condition of accessible equipment and components; and (iii) the well head, including improper site drainage and clearances. (2) The inspector is not required to: (A) open, uncover, or remove the pump, heads, screens, lines, or other components of the system; (B) determine the reliability of the water supply or source; or (C) locate or verify underground water leaks. PRIVATE SEWAGE DISPOSAL (SEPTIC) SYSTEMS. 22 TAC 535.233(g) (1) The inspector shall: (A) report: (i) the type of system; (ii) the location of the drain or distribution field; (iii) the proximity of any known water wells, underground cisterns, water supply lines, bodies of water, sharp slopes or breaks, easement lines, property lines, soil absorption systems, swimming pools, or sprinkler systems; (B) report as Deficient: (i) visual or olfactory evidence of effluent seepage or flow at the surface of the ground; (ii) inoperative aerators or dosing pumps; and (iii) deficiencies in: (I) accessible components; (II) functional flow; (III) site drainage and clearances around or adjacent to the system; and (IV) the aerobic discharge system. (2) The inspector is not required to: (A) excavate or uncover the system or its components; (B) determine the size, adequacy, or efficiency of the system; or (C) determine the type of construction used.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
7.1.1 - A. Landscape Irrigation (Sprinkler) Systems

Back flow device

The sprinkler is missing the back flow device. Recommend to repair.

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

Sprinkler point down

Sprinkler point down preventing proper spray pattern.  .

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

Sprinklers Spraying Against House/Fence

One or more sprinkler heads are spraying against either the house or the fence. Adjust spraccordingly.f c.f.f6 xaccordingly.f

Tools Handyman/DIY
$
Credit
Comment
7.1.4 - A. Landscape Irrigation (Sprinkler) Systems

Sprinklers stay on

Sprinkler stay on after unit is such off. Recommend to have further evaluated and repaired.

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

Zone Not Working

1 or more zones was observed to not be working. Recommend a qualified contractor check for voltage to bad zones. 

Yard scissors Landscaping Contractor
$
Credit
Comment
7.6.1 - F. Other

Docks Need Repairs

Docks are in poor condition and should be repairs.

Contractor Qualified Professional
$
Credit
Comment
7.6.2 - F. Other

GFCI Not Working

GFCI outlet near boat/jet ski lift is not working. 

Electric Electrical Contractor
$
Credit
Comment
7.6.3 - F. Other

Damaged light

Damaged light

Contractor Qualified Professional
$
Credit
Comment
7.6.4 - F. Other

Hose bibs

Anti-siphone device on those bibs

Contractor Qualified Professional
$
Credit
Comment
7.6.5 - F. Other

No water to hose bib

No water to hose bib.

Contractor Qualified Professional
$
Credit
Comment
7.6.6 - F. Other

balister

Balisters

Contractor Qualified Professional
$
Credit
Comment
7.6.7 - F. Other

Extension cord wiring

Extension cord wiring. 

Contractor Qualified Professional
$
Credit
Comment
7.6.8 - F. Other

Gate

Gate missing 

Contractor Qualified Professional
$
Credit
Comment
7.6.9 - F. Other

Pump

Pump

Contractor Qualified Professional
$
Credit
Comment
7.6.10 - F. Other

Erosion

Erosion at bulkhead 

Contractor Qualified Professional