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

1234 Main St.
Boerne, Texas 78006-0484
04/08/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name

1 - Information

In Attendance
Buyer Agent, Inspector Only, WDI Inspector present, WDI Termite Inspector
Number of Stories
Two Story
Style
Traditional, Modular, Two-story home
Temperature (approximate)
88 Fahrenheit (F)
Home Faces
East
Type of Building
Single Family, Attached
Weather Conditions
Cloudy, Humid, Recent Rain, Partly cloudy, Windy, Warm, wet
Occupancy
Vacant, Utilities On, Gas, Water On, Water meter onsite, New Build Construction, Both electric and gas on the property, Gas meter on site
NOTICE: THIS REPORT IS PAID FOR BY AND PREPARED FOR THE CLIENT NAMED ABOVE. THIS REPORT IS NOT VALID WITHOUT THE SIGNED SERVICE AGREEMENT AND IS NOT TRANSFERABLE.: INACCESSIBLE OR OBSTRUCTED AREAS
All Locations Entire Structure
All Locations Entire Structure

INACCESSIBLE OR OBSTRUCTED AREAS Hidden From My View that cannot be seen by the human eye. According to the Standard and Practices of the Texas Real Estate Commission in regard to inspections, we are not to move furniture or objects in order to gain access to inspect the item or area of concern. Behind/Under Furniture and/or Stored Items, Crawl Space is limited - Viewed From Accessible Areas Only, Interior wall cavities, exterior wall cavities, exterior flashing, exterior J and L Flashing hidden under siding or roofing materials, Under Shower Pans, Tubs, Showers, all Plumbing Fixtures that are hidden behind walls and any other concealed/hidden areas are not inspected.


Mold/Mildew or environmental investigations are NOT included with this report; it is beyond the scope of this inspection at the present time. With any reference of water intrusion/damage, it is recommended that a professional investigation and/or repairs be obtained. The presence of Tainted Corrosive (Chinese) drywall is not inspected, observed, or tested in this limited inspection. This would require destructive testing to verify. CSST (Corrogated Stainless Steel Tubing) is not inspected or included if present. CSST may not be visible or known at the time of inspection CSST has been associated with fires/explosions. Electric wires should not contact gas lines. Grounding/bonding is not assumed, tested, or verified. It is recommend to have a full evaluation of gas system by licensed plumber and electrician for proper installation, including proper grounding/bonding and any other safety precautions.

NOTICE: THIS REPORT IS PAID FOR BY AND PREPARED FOR THE CLIENT NAMED ABOVE. THIS REPORT IS NOT VALID WITHOUT THE SIGNED SERVICE AGREEMENT AND IS NOT TRANSFERABLE.: References to Directions are Left to Right as Reading a Book
Left to Right while facing front of Structure
Please Read

For the purpose of this report all references to directions are as if reading a book left to right, while facing the front of the structure.  Left Front Corner, Right Front Corner, Left Rear, Right Rear, etc.) are taken from the viewpoint of the observer facing front of structure. Pictures included in this report are a sampling of areas which are of concern, pictures are not meant to be all inclusive, nor are they an exhaustive representation of every possible problem area.  

NOTICE: THIS REPORT IS PAID FOR BY AND PREPARED FOR THE CLIENT NAMED ABOVE. THIS REPORT IS NOT VALID WITHOUT THE SIGNED SERVICE AGREEMENT AND IS NOT TRANSFERABLE.: Deficiencies Noted should be reviewed by a licensed/certified Professional in the Field
Please Read

All deficiencies should be reviewed by a licensed/certified professional in this field. (Texas Real Estate Commission requires inspection of attics for proper framing. Original blue prints, specifications and span tables in effect at time of construction are necessary to accomplish this. These items were not available for this limited inspection. Any visible defects of the attic framing will be noted below:) Note: Foil radiant barriers can be a conductor of lightning and should be bonded according to NEC standards. This is not a trade practice and typically is not done on homes. Client may seek further advice from a licensed electrician on proper bonding of conductors. Note: Gas System: CSST (Corrogated Stainless Steel Tubing) is present. This appears to be the older yellow style that has been upgraded to a newer black type. This has been associated with fires/explosions. Electric wires should not contact gas lines. Grounding/bonding was not visible in attic. It is recommend to have a full evaluation of gas system by licensed plumber and electrician for proper installation (grounding/bonding) and safety. It is recommended that the client research possible safety issues known with this product.

PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES: Important Please Read
Please Read

All deficiencies should be reviewed by a licensed/certified professional in this field. (Texas Real Estate Commission requires inspection of attics for proper framing. Original blue prints, specifications and span tables in effect at time of construction are necessary to accomplish this. These items were not available for this limited inspection. Any visible defects of the attic framing will be noted below:) Note: Foil radiant barriers can be a conductor of lightning and should be bonded according to NEC standards. This is not a trade practice and typically is not done on homes. Client may seek further advice from a licensed electrician on proper bonding of conductors. Note: Gas System: CSST (Corrogated Stainless Steel Tubing) is present. This appears to be the older yellow style that has been upgraded to a newer black type. This has been associated with fires/explosions. Electric wires should not contact gas lines. Grounding/bonding was not visible in attic. It is recommend to have a full evaluation of gas system by licensed plumber and electrician for proper installation (grounding/bonding) and safety. It is recommended that the client research possible safety issues known with this product. 

PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES: PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES
All Locations Entire Structure

INACCESSIBLE OR OBSTRUCTED AREAS Hidden From My View that cannot be seen by the human eye. According to the Standard and Practices of the Texas Real Estate Commission in regard to inspections, we are not to move furniture or objects in order to gain access to inspect the item or area of concern. Behind/Under Furniture and/or Stored Items, Crawl Space is limited - Viewed From Accessible Areas Only, Interior wall cavities, exterior wall cavities, exterior flashing, exterior J and L Flashing hidden under siding or roofing materials, Under Shower Pans, Tubs, Showers, all Plumbing Fixtures that are hidden behind walls and any other concealed/hidden areas are not inspected.

Mold/Mildew or environmental investigations are NOT included with this report; it is beyond the scope of this inspection at the present time. With any reference of water intrusion/damage, it is recommended that a professional investigation and/or repairs be obtained. The presence of Tainted Corrosive (Chinese) drywall is not inspected, observed, or tested in this limited inspection. This would require destructive testing to verify. CSST (Corrogated Stainless Steel Tubing) is not inspected or included if present. CSST may not be visible or known at the time of inspection CSST has been associated with fires/explosions. Electric wires should not contact gas lines. Grounding/bonding is not assumed, tested, or verified. It is recommend to have a full evaluation of gas system by licensed plumber and electrician for proper installation, including proper grounding/bonding and any other safety precautions. 

INACCESSIBLE OR OBSTRUCTED AREAS
Entire Location
Sub Flooring Attic Viewed from Accessible Areas Only, Floors Covered Plumbing Areas - Only Visible Plumbing Inspected, Walls/Ceilings, Covered or Freshly Painted Siding Over Older Existing Siding, Behind/Under Furniture and/or Stored Items, Crawl Space is limited - Viewed From Accessible Areas Only, Interior wall cavities, exterior wall cavities, exterior flashing, exterior J and L Flashing hidden under siding or roofing materials, Under Shower Pans, Tubs, Showers, all Plumbing Fixtures that are hidden behind walls, floors and any other concealed/hidden areas are not inspected., Covered Flooring, Fogged insulated windows are not always visible or detected, Siding over older existing siding, Chinese dry wall is not part of this inspection process, Effective Wall Flashing CANNOT be verified in this non-destructive inspection process, Mold and Mildew investigations are not part of this report

INACCESSIBLE OR OBSTRUCTED AREAS Hidden From My View that cannot be seen by the human eye. According to the Standard and Practices of the Texas Real Estate Commission in regard to inspections, we are not to move furniture or objects in order to gain access to inspect the item or area of concern. Behind/Under Furniture and/or Stored Items, Crawl Space is limited - Viewed From Accessible Areas Only, Interior wall cavities, exterior wall cavities, exterior flashing, exterior J and L Flashing hidden under siding or roofing materials, Under Shower Pans, Tubs, Showers, all Plumbing Fixtures that are hidden behind walls and any other concealed/hidden areas are not inspected.

NOTICE: THIS REPORT IS PAID FOR BY AND PREPARED FOR THE CLIENT NAMED ABOVE. THIS REPORT IS NOT VALID WITHOUT THE SIGNED SERVICE AGREEMENT AND IS NOT TRANSFERABLE.: INACCESSIBLE OR OBSTRUCTED AREAS
All Locations
Please Read

INACCESSIBLE OR OBSTRUCTED AREAS Hidden From My View that cannot be seen by the human eye. According to the Standard and Practices of the Texas Real Estate Commission in regard to inspections, we are not to move furniture or objects in order to gain access to inspect the item or area of concern. Behind/Under Furniture and/or Stored Items, Crawl Space is limited - Viewed From Accessible Areas Only, Interior wall cavities, exterior wall cavities, exterior flashing, exterior J and L Flashing hidden under siding or roofing materials, Under Shower Pans, Tubs, Showers, all Plumbing Fixtures that are hidden behind walls and any other concealed/hidden areas are not inspected.


Mold/Mildew or environmental investigations are NOT included with this report; it is beyond the scope of this inspection at the present time. With any reference of water intrusion/damage, it is recommended that a professional investigation and/or repairs be obtained. The presence of Tainted Corrosive (Chinese) drywall is not inspected, observed, or tested in this limited inspection. This would require destructive testing to verify. CSST (Corrogated Stainless Steel Tubing) is not inspected or included if present. CSST may not be visible or known at the time of inspection CSST has been associated with fires/explosions. Electric wires should not contact gas lines. Grounding/bonding is not assumed, tested, or verified. It is recommend to have a full evaluation of gas system by licensed plumber and electrician for proper installation, including proper grounding/bonding and any other safety precautions. 

PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES: INACCESSIBLE OR OBSTRUCTED AREAS
Entire Location
All Locations Entire Structure

INACCESSIBLE OR OBSTRUCTED AREAS Hidden From My View that cannot be seen by the human eye. According to the Standard and Practices of the Texas Real Estate Commission in regard to inspections, we are not to move furniture or objects in order to gain access to inspect the item or area of concern. Behind/Under Furniture and/or Stored Items, Crawl Space is limited - Viewed From Accessible Areas Only, Interior wall cavities, exterior wall cavities, exterior flashing, exterior J and L Flashing hidden under siding or roofing materials, Under Shower Pans, Tubs, Showers, all Plumbing Fixtures that are hidden behind walls and any other concealed/hidden areas are not inspected.


Mold/Mildew or environmental investigations are NOT included with this report; it is beyond the scope of this inspection at the present time. With any reference of water intrusion/damage, it is recommended that a professional investigation and/or repairs be obtained. The presence of Tainted Corrosive (Chinese) drywall is not inspected, observed, or tested in this limited inspection. This would require destructive testing to verify. CSST (Corrogated Stainless Steel Tubing) is not inspected or included if present. CSST may not be visible or known at the time of inspection CSST has been associated with fires/explosions. Electric wires should not contact gas lines. Grounding/bonding is not assumed, tested, or verified. It is recommend to have a full evaluation of gas system by licensed plumber and electrician for proper installation, including proper grounding/bonding and any other safety precautions. 

PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES: Important Please Read
Please Read

All deficiencies should be reviewed by a licensed/certified professional in this field. (Texas Real Estate Commission requires inspection of attics for proper framing. Original blue prints, specifications and span tables in effect at time of construction are necessary to accomplish this. These items were not available for this limited inspection. Any visible defects of the attic framing will be noted below:) Note: Foil radiant barriers can be a conductor of lightning and should be bonded according to NEC standards. This is not a trade practice and typically is not done on homes. Client may seek further advice from a licensed electrician on proper bonding of conductors. Note: Gas System: CSST (Corrogated Stainless Steel Tubing) is present. This appears to be the older yellow style that has been upgraded to a newer black type. This has been associated with fires/explosions. Electric wires should not contact gas lines. Grounding/bonding was not visible in attic. It is recommend to have a full evaluation of gas system by licensed plumber and electrician for proper installation (grounding/bonding) and safety. It is recommended that the client research possible safety issues known with this product. 

2 - I. Structural Systems

IN NI NP D
2.1 A. Foundations X
2.2 B. Grading and Drainage X
2.3 C. Roof Covering Materials X
2.4 D. Roof Structure & Attic X
2.5 E. Walls (Interior and Exterior) X
2.6 F. Ceilings and Floors X
2.7 G. Doors (Interior and Exterior) X X
2.8 H. Windows X
2.9 I. Stairways (Interior and Exterior) X
2.10 J. Fireplaces and Chimneys X
2.11 K. Porches, Balconies, Decks, and Carports X
Inspection Method
Attic Access, Infrared, Visual, Physical Hands Touching Surfaces, Hearing, Physical and Visual Walk Around, Smell and Touch, Five Human Senses
A. Foundations: Type of Foundation(s)
Slab on Grade
C. Roof Covering Materials: Style of Roof
Gable, Hip, Combination
C. Roof Covering Materials: Roof Covering Age
1 - 0
D. Roof Structure & Attic: Type
Gable, Hip, Combination Roof
H. Windows: All Window Screens in Place
YES
D. Roof Structure & Attic: Material
OSB
A. Foundations: Opinion on the performance of the foundation at the time of inspection
Slab on grade functioning at this time

An opinion on the performance of the foundation at the time of inspection is not a warranty against future settlement or movement. We cannot predict future performance or represent the stability of this foundation based on a single observation. Waring please be advised "ALL HOMES WILL SETTLE and MOVE VIA RANDOM ACTS of GOD.

Because floor coverings such as carpet, tile, wood flooring and vegetation, exterior porches and decks often prevent direct observation of the foundation, in addition to an inspection of the foundation perimeter, we rely on an inspection of symptoms of movement and damage to determine the condition and performance of your foundation.

*****ALL HOMES SETTLE AND MOVE OVER TIME VIA RANDOM ACTS OF GOD*******

This inspector evaluated foundation based on visible evidence of distress phenomena during an inspection of the perimeter of the foundation, walls and ceilings for cracks or buckling, inspection of frieze and trim for movement, inspection of doors and windows for fit and an operational test of each door and accessible window for binding. No evaluation of the foundation's elevation or slope was performed. We are unable to comment on the design intention of this foundation and restrict comments to the observable indications of deficiencies or movement.

The Texas Real Estate Commissions Standards of Practice (Rule 535.227) defines Functioning as performing in an expected or required manner; carrying out the design purpose or intended operation of a part, system, component or member.


A. Foundations: The pier and beam foundation appears to support the structure adequately on the day of the inspection.
MY CLIENT IS ADVISED TO CONSULT WITH A STRUCTURAL ENGINEER, TREC (Rule 535.227) defines Functioning as performing in an expected or required manner; carrying out the design purpose or intended operation of a part, system, component or member., NO, Not present, This was not a pier and beam, This was a Slab on Grade, NO SIGNIFICANT CONCERNS AT THIS TIME

The pier and beam foundation appears to support the structure adequately on the day of the inspection however, there are signs of previous and/or ongoing structural settling and movement. The piers and beams could continue to settle if the conducive conditions (grading and drainage) are not improved. Continual settling/movement could result in major structural issues in the future.

****ALL HOMES SETTLE AND MOVE VIA RANDOM ACTS OF GOD****

The Texas Real Estate Commissions Standards of Practice (Rule 535.227) defines Functioning as performing in an expected or required manner; carrying out the design purpose or intended operation of a part, system, component or member.

Note: Weather conditions, drainage, plumbing leaks around and/ or under the foundation and other adverse factors are able to effect structures and differential movements are likely to occur. The inspectors opinion on the foundation is based on visual observation of accessible and unobstructed areas of the structure at the time of the inspection. Future performance of the structure cannot be predicted or warranted.

***ALL HOMES SETTLE AND MOVE, VIA RANDOM ACTS OF GOD***

SUGGESTED FOUNDATION MAINTENANCE & CARE Proper drainage and moisture maintenance is important to all types of foundations due to the expansive nature of the area load bearing soils. Drainage must be directed away from all sides of the foundation with grade slopes. In most cases floor coverings and / or stored articles prevent recognition of signs of settlement cracking in all but the most server cases. It is important to note, this was not a structural engineering survey nor was any specialized testing done of any sub-slab plumbing systems during this limited visual inspection, as these are specialized processes requiring excavation. In the event that structural movement is noted, client is advised to consult with a Structural Engineer who can isolate and identify causes and determine what corrective steps, if any should be considered to either correct and / or stop structural movement.

A. Foundations: The foundation was functioning at this time
My client is advised to consult with a licensed structural engineer, TREC (Rule 535.227) defines Functioning as performing in an expected or required manner; carrying out the design purpose or intended operation of a part, system, component or member., YES, The foundation was functioning at this time, Foundation movement And settlement observed

Written Opinion:

In this inspectors opinion, the foundation was functional and without immediate need of remediation at the time of this inspectionhowever there are indications of some previous and/or ongoing settling/movement.  The settling does not appear to have caused major structural concerns on the day of the inspection however, continual settling could result in future structural issues.  Consider improving all items that contribute to settling (grading, drainage and erosion). 

The foundation serves to provide support and serve as a buffer between the earth and structure. Cracks and movement can be caused by thermal stress, loading of the structure and changes in the moisture content of the framing lumber as well as changes in moisture content in the soil. Some movement can usually be tolerated before any structural damage occurs. Cracks and separation may be related to issues other than foundation movement and positively determining the cause may not be possible. ALL HOMES SETTLE AND MOVE VIA RANDOM ACTS OF GOD..

The Texas Real Estate Commissions Standards of Practice (Rule 535.227) defines Functioning as performing in an expected or required manner; carrying out the design purpose or intended operation of a part, system, component or member.

**ALL HOMES SETTLE AND MOVE OVER TIME, RANDOM ACTS OF GOD THIS IS NOT A WARRANTY***

A. Foundations: SUGGESTED FOUNDATION MAINTENANCE & CARE
Entire Structure
All Structures

SUGGESTED FOUNDATION MAINTENANCE & CARE - Proper drainage and moisture maintenance to all types of foundations due to the expansive nature of the area load bearing soils is required. Drainage must be directed away from all sides of the foundation with grade slopes. In most cases, floor coverings and/or stored articles prevent recognition of signs of settlement - cracking in all but the most severe cases. It is important to note, this was not a structural engineering survey nor was any specialized testing done of any sub-slab plumbing systems during this limited visual inspection, as these are specialized processes requiring excavation. In the event that structural movement is noted, client is advised to consult with a Structural Engineer who can isolate and identify causes, and determine what corrective steps, if any, should be considered to either correct and/or stop structural movement.

A. Foundations: Vantage point of crawlspace inspection
Not present, Slab on grade

 Please be advised, this is a limited and visual inspection only from several different accessible vantage points accessed from different angles under the home. 

B. Grading and Drainage: Information about Wood Destroying Insects (WDI)
YES, Please Read Info

Maintenance: Grading and drainage conditions frequently contribute to the attraction of Wood Destroying Insects (WDI) the highest infestation of which within the United States is located nearby along the Gulf Coast. This inspector recommends a periodic inspection, preventative treatment or treatment for active infestations as necessary.


***This is very important information please take note of this info...

B. Grading and Drainage: Reference Surface Drainage
YES, Please take a moment and read this informative information

Useful Code Reference Below: ****Please Read very informative information****


R401.3 Drainage. 

Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection that does not create a hazard. Lots shall be graded to drain surface water away from foundation walls. The grade shall fall a minimum of 6 inches (152 mm) within the first 10 feet (3048 mm).


Exception: Where lot lines, walls, slopes or other physical barriers prohibit 6 inches (152 mm) of fall within 10 feet (3048 mm), drains or swales shall be constructed to ensure drainage away from the structure. Impervious surfaces within 10 feet (3048 mm) of the building foundation shall be sloped a minimum of 2 percent away from the building.


R801.3 Roof drainage. 

In areas where expansive or collapsible soils are known to exist, all dwellings shall have a controlled method of water disposal from roofs that will collect and discharge roof drainage to the ground surface at least 5 feet (1524 mm) from foundation walls or to an approved drainage system.

C. Roof Covering Materials: Types of Roof Covering Material
Asphalt Shingles, Composition Asphalt Shingles, Asphalt

Notice: This limited visual inspection is not a certification or warranty, expressed or implied, that the roofing surfaces will not leak. Simply viewing a roof surface from any angle cannot tell if it leaks or not. We would have no knowledge if this roof leaks or not under a limited visual inspection. We recommend that you view (or ask for) any disclosure form or statement to see if any repairs may have been made to this roof which might indicate to you past or continual problems and in the case of a fairly new roof a copy of the contractors and manufacturer warranty to see if any warranty can be transferred or is available. The Texas Inspection Standards of Practice for property inspections is not designed for the purpose of underwriting or insurance purposes.

C. Roof Covering Materials: Viewed From
Binoculars, Ground, Ladder, Roof, Viewed from many different angles with binoculars from the ground, Viewed roof with digital camera pole, Physically Walked on the Roof

Notice: This limited visual inspection is not a certification or warranty, expressed or implied, that the roofing surfaces will not leak. Simply viewing a roof surface from any angle cannot tell if it leaks or not. We would have no knowledge if this roof leaks or not under a limited visual inspection. We recommend that you view (or ask for) any disclosure form or statement to see if any repairs may have been made to this roof which might indicate to you past or continual problems and in the case of a fairly new roof a copy of the contractors and manufacturer warranty to see if any warranty can be transferred or is available. The Texas Inspection Standards of Practice for property inspections is not designed for the purpose of underwriting or insurance purposes.

C. Roof Covering Materials: Useful Code Reference Material
Roof
Roof Covering Materials

Useful Code References:

 

R801.3 Roof drainage. 

In areas where expansive or collapsible soils are known to exist, all dwellings shall have a controlled method of water disposal from roofs that will collect and discharge roof drainage to the ground surface at least 5 feet (1524 mm) from foundation walls or to an approved drainage system.

 

R905.2.8.5 Drip edge.

A drip edge shall be provided at eaves and gables of shingle roofs. Adjacent pieces of drip edge shall be overlapped a minimum of 2 inches (51 mm). Drip edges shall extend a minimum of 0.25 inch (6.4 mm) below the roof sheathing and extend up the roof deck a minimum of 2 inches (51 mm). Drip edges shall be mechanically fastened to the roof deck at a maximum of 12 inches (305 mm) o.c. with fasteners as specified in Section R905.2.5. Underlayment shall be installed over the drip edge along eaves and under the underlayment on gables. Unless specified differently by the shingle manufacturer, shingles are permitted to be flush with the drip edge.

 

Note:  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 surface.

C. Roof Covering Materials: Disclaimer To All Roofing Systems
All Roofing Systems
Please Read

All deficiencies should be reviewed by a licensed/certified professional in this field. Hail damage is not always visible and is not assessed or included at this time. Note: There are many components to a roof system that can't be seen or examined at this time. It is recommended to have a professional roofing contractor examine this roof to gain information about any concealed or exposed areas to a roof system. This inspection or report is not intended to predict insurability of this roof

D. Roof Structure & Attic: Approximate Average Depth of Insulation
10 Approximate Average Depth of Insulation Only!! Please be advised this is general inspection of the attic insulation and does not cover every square inch of the attic...Insulation voids will be present throughout the attic areas!!

 Some areas are weak with insulation, or the insulation has been moved or push to the side causing insulation voids. This can impact the efficiency of the home.

D. Roof Structure & Attic: Ventilation
Yes, Proper Ventilation Present, I have concerns about proper ventilation within the attic of this home., Foam Insulated Home, April Aire, Dehumidifier in place

Ventilation

As a rule of thumb, the temperature within the attic space should be within 20oF of the temperature outside. A poorly ventilated attic may shorten the useful life of the roof cover. The vents should not be blocked during the winter season to prevent the increase in humidity which will have a biological impact in the attic space.

D. Roof Structure & Attic: Viewed From
Binoculars, Ground, Ladder, Roof, Attic, Scuttle Entrance, Some areas obstructed from view, Entered into the Attic, View from scuttle entrance

(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.

D. Roof Structure & Attic: Average Depth of Insulation Located in the Attic
Insulation Voids in some areas, 3"-6", 6"-9", 9"-12", Sprayed foam insulation, Insulation voids, Foam Insulated Home

Please understand this is only a range or estimate based on the insulation I observed at the time.

D. Roof Structure & Attic: Useful Code References:
Please Read Info
Please Read

Useful Code References:****Please Read

 

                                                R807.1 Attic access. 

Buildings with combustible ceiling or roof construction shall have an attic access opening to attic areas that exceed 30 square feet (2.8 m2) and have a vertical height of 30 inches (762 mm) or greater. The vertical height shall be measured from the top of the ceiling framing members to the underside of the roof framing members.

 

R802.5.1 Purlins. 

Installation of purlins to reduce the span of rafters is permitted as shown in Figure R802.5.1. Purlins shall be sized no less than the required size of the rafters that they support. Purlins shall be continuous and shall be supported by 2-inch by 4-inch (51 mm by 102 mm) braces installed to bearing walls at a slope not less than 45 degrees (0.785 rad) from the horizontal. The braces shall be spaced not more than 4 feet (1219 mm) on center and the unbraced length of braces shall not exceed 8 feet (2438 mm).

 

NEC 320.23 In Accessible Attics. Type AC cables in accessible attics or roof spaces shall be installed as specified in 320.23(A) and (B). 

(A) Where Run Across the Top of Floor Joists. Where run across the top of floor joists, or within 2.1 m (7 ft) of floor or floor joists across the face of rafters or studding, in attics and roof spaces that are accessible, the cable shall be protected by substantial guard strips that are at least as high as the cable. Where this space is not accessible by permanent stairs or ladders, protection shall only be required within 1.8 m (6 ft) of the nearest edge of the scuttle hole or attic entrance. 

(B) Cable Installed Parallel to Framing Members. Where the cable is installed parallel to the sides of rafters, studs, or floor joists, neither guard strips nor running boards shall be required, and the installation shall also comply with 300.4(D). 

 

E. Walls (Interior and Exterior): Interior Wall Materials
Drywall, Gypsum Board, Sheetrock, Wood trim around windows, Wood byproducts, Wood, Tile, Plastic, Tile and grout, Mortar, Grout and tile

This was NOT a mold inspection. Any moisture related problem may result in mold, fungi, noxious odors, etc. and should be further inspected. The Environmental Protection Administration (EPA) has a booklet entitled A Brief Guide to Mold, Mildew and Your Home. It is available as a downloadable pdf file and may be found at:

http://www.epa.gov/mold/moldguide.html

Should there be a concern, we recommend that a qualified, licensed mold inspector further evaluate these areas and make recommendations for remediation and repair as necessary.

E. Walls (Interior and Exterior): Exterior Wall Materials
Brick, Stone, Rock, Brick-and-mortar, Concrete, Hardie Plank Lap Siding, Mortar, Modified Wall Board, Wood, T1-11 wood siding, Wood byproducts, Wood trim around windows

This was NOT a mold inspection. Any moisture related problem may result in mold, fungi, noxious odors, etc. and should be further inspected. The Environmental Protection Administration (EPA) has a booklet entitled A Brief Guide to Mold, Mildew and Your Home. It is available as a downloadable pdf file and may be found at:

http://www.epa.gov/mold/moldguide.html

Should there be a concern, we recommend that a qualified, licensed mold inspector further evaluate these areas and make recommendations for remediation and repair as necessary.

E. Walls (Interior and Exterior): General Information on Interior walls minor nail pops, cracks, tape and float separations in the texture.
There were cracks and/or nail pops within the angular ceiling joints of one or more rooms. Cracks in angular joints in ceiling covers are typically a result of the houses dehumidification process and thermal movement and not necessarily an indicator of settlement or structural movement requiring repair. Such cracks observed, in this inspectors opinion, were not deemed to be deficient or in immediate need of repair.
E. Walls (Interior and Exterior): General Information about Exterior Walls
Entire Structure
Please Read

Only readily accessible areas clear of furniture and occupant belongings are inspected. Observations are related to structural performance and water penetration only. The inspection does not include obvious damage. It is recommended that all surfaces be kept well sealed. If the home has stucco cladding the siding should be monitored for cracks or separation in transitional joints and repaired. A home inspectors visual inspection of stucco clad homes may not reveal the presence of water infiltration and structural deterioration. It is recommended that stucco clad homes be further evaluated by a qualified EIFS or stucco repair contractor.  This inspection does not cover any issues that are considered to be environmental. Such as, but not limited to, lead based paint, asbestos, radon, mold, mildew, fungus, etc.

Note:

This was NOT a Code inspection; however, some items will be presented as a comparison against minimum Code standards. Items identified may not meet these standards but do follow common construction practices. The inspection Standards of Practice requires reporting deficiencies but do not define specifics in all cases. We may present these items, then, without recommendations for repair.


Fiber Cement Siding Manufacturer Note:

Store flat and keep dry and covered prior to installation. Installing siding wet or saturated may result in shrinkage at butt joints.

 

E. Walls (Interior and Exterior): The exterior trim is weathered in some areas; painting and caulking is now necessary in some areas to protect the material.
Caulking / Sealant separated or missing in some areas, One or more areas were obstructed, Shrinkage apparent on exterior walls, Caulking and paint touch up needed

The exterior trim is weathered in some areas; painting and caulking is now necessary in some areas to protect the material. When areas are painted expect the painters to possibly find some soft wood that might need replacement. Budget for isolated wood replacements as part of the painting process.

E. Walls (Interior and Exterior): The masonry window sills had a slope less than 15 degrees.
Yes, Good slope

The masonry window sills had a slope less than 15 degrees. This slope is recommended by the Brick Institute of America to ensure proper moisture run-off minimizing the risk of penetration and damage. We recommend that window-to-wall joints be monitored and re-caulked or otherwise sealed as necessary to minimize water penetration, reduce draft and improve energy efficiency at these areas. While technically deficient, the slope was positive (i.e. away from the window) and we make no recommendation for repair.

There was no flashing or weep holes observed beneath the masonry sill. While technically deficient, we make no recommendation for repair.

F. Ceilings and Floors: THIS WAS NOT AN OFFICIAL MOLD INSPECTION
Note:
This was NOT a mold inspection. Any moisture related problem may result in mold, fungi, noxious odors, etc. and should be further inspected. The Environmental Protection Administration (EPA) has a booklet entitled A Brief Guide to Mold, Mildew and Your Home. It is available as a downloadable pdf file and may be found at:
http://www.epa.gov/mold/moldguide.html
Should there be a concern, we recommend that a qualified, licensed mold inspector further evaluate these areas and make recommendations for remediation and repair as necessary.
G. Doors (Interior and Exterior): Types of Doors
Wood, Metal, Fiberglass, Steel, Garage Door is Metal, Back door is wood and metal, Glass shower door, Garage doors solid core wood door, Front door is wood and glass, Metal and glass, fiber glass and glass, Wood and glass, Wood and fiberglass, Front door solid wood, Back door is wood glass and metal, Exterior front door wood and metal
H. Windows: Information about Windows
Entire Structure
Please Read

Note:

Signs of lost seals in the thermal pane windows may appear and disappear as temperature and humidity changes. Some windows with lost seals may not be evident at the time of the inspection. Windows are checked in a non-exhaustive manner for obvious fogging. When lost thermal pane window seals were noted, we recommend all windows be rechecked by a window specialist for further evaluation prior to closing.

 

H. Windows: General Window Information
Entire Structure
Please Read

Note: Please read

Signs of lost seals in the thermal pane windows may appear and disappear as temperature and humidity changes.  Some windows with lost seals may not be evident at the time of the inspection.  Windows are checked in a non-exhaustive manner for obvious fogging.  When lost thermal pane window seals were noted, we recommend all windows be rechecked by a window specialist for further evaluation prior to closing.

I. Stairways (Interior and Exterior): Rise and run of stair treads

Proper Dimensions of stair treads

J. Fireplaces and Chimneys: General Information about Fireplaces
Entire Structure
Please Read
Unable to fully view all fireplace components
Note:
This inspection of these fireplaces was a visual inspection only and is not a warranty or guarantee that this fireplace, chimney and termination cap had been properly or safely built. We recommend a complete fireplace inspection by a qualified Fireplace Inspector before operating this fireplace with either gas or solid fuel.
K. Porches, Balconies, Decks, and Carports: Functioning at this time

Functioning at this time

E. Walls (Interior and Exterior): This was not an official mold inspection
Entire Structure
Please Read

This was NOT a mold inspection. Any moisture related problem may result in mold, fungi, noxious odors, etc. and should be further inspected. The Environmental Protection Administration (EPA) has a booklet entitled A Brief Guide to Mold, Mildew and Your Home. It is available as a downloadable pdf file and may be found at:

http://www.epa.gov/mold/moldguide.html

Should there be a concern, we recommend that a qualified, licensed mold inspector further evaluate these areas and make recommendations for remediation and repair as necessary.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
2.7.1 - G. Doors (Interior and Exterior)

Door Doesn't Latch

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

Wrenches Handyman

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, Romex, Aluminum, Aluminum service feeder cables
A. Service Entrance and Panels: Service Feeder Cabels/Wires
Aluminum
Type of Service
Underground Service, 200 amp service, Bonded @ slab, Bonded master bathroom, Bonded at the gas meter
Warning proper bonding and grounding cannot always be verified

Warning proper grounding and bonding cannot always be verified 100% of the time

A. Service Entrance and Panels: General Information about Bonding and Grounding of Electrical Systems
Note:Ancillary wiring items not inspected include but are not limited to: telephone, cable, speaker, computer,
photocells, low voltage, hard wiring on smoke detectors, electric gates and doors, yard and tree lighting. Intercom systems are not inspected.

The minimum standards for electrical service continue to evolve for the safety of the homeowner. Changes to the code are intended to make each home safer from fire and shock hazards. The Texas Real Estate Commission (TREC) has adopted Standards of Practice which require an Inspector to report conditions as Deficient when performing an inspection for a buyer or seller, if they can be reasonably determined, without regard to the Code at the time the house was built. The adequacy of the electrical service and load calculations are outside of the scope of this inspection.
Grounding: The process of making an electrical connection to the general mass of the earth. This is most often accomplished with ground rods, ground mats, concrete encased electrodes or some other grounding system. Low resistance grounding is critical to the operation of lightning protection techniques. (Definition: National Electric Code, International Residential Code)

Bonding: The process of making an electrical connection between the grounding electrode and any equipment, appliance, or metal conductors: pipes, plumbing, flues, etc. Equipment bonding serves to

protect people and equipment in the event of an electrical fault. (Definition: National Electric Code, International Residential Code)

Service entrance and panels. The inspector shall report as Deficient, deficiencies in bonding and grounding. 535.229(a)(1)(G)(v) and 535.229(b)(1)(E)(iii)

535.227(5) (A)(iii) Departure An inspector may depart from the inspection of a component or system required by the standards of practice only if, in the reasonable judgment of the inspector, conditions exist that prevent inspection of an item.

Bonding conductors cannot be observed in finished buildings to determine serviceability, continuity or connecting fittings and clamps. While we may be able to identify missing Grounding and Bonding, we cannot affirm, nor do we warranty, that all pipes, either gas, including CSST, or water, plumbing, metal flues, metal framing, appliances or similar conductive materials are bonded.

Useful Code References:

E3609.7 Bonding other metal piping.
Where installed in or attached to a building or structure, metal piping systems, including gas piping, capable of becoming energized shall be bonded to the service equipment enclosure

A. Service Entrance and Panels: Useful Code References:
Entire Structure
Please Read
Useful Code References:

E3604.3 Point of attachment.
The point of attachment of the service-drop conductors to a building or other structure shall provide the minimum clearances as specified in Sections E3604.1 through E3604.2.2. In no case shall the point of attachment be less than 10 feet (3048 mm) above finished grade.

E3604.4 Means of attachment.
Multiconductor cables used for overhead service conductors shall be attached to buildings or other structures by fittings approved for the purpose.
A. Service Entrance and Panels: Concealed connections

Main service panel also known as a sub panel concealed connections, beakers and wiring Located behind the dead plate.

B. Branch Circuits, Connected Devices, and Fixtures: Concealed Connections
Entire Structure
Please Read
Note:
Concealed connections of copper and aluminum wires / electrical components were not inspected
Recommend any aluminum branch circuit be thorough evaluated by a licensed electrician for compatibility of wiring devices, appropriate connections, and treatment.
 
B. Branch Circuits, Connected Devices, and Fixtures: Information about Ground Fault Circuit Interrupters (GFCIs)
Entire Structure
Please Read
Ground Fault Circuit Interrupters (GFCIs)
GFCIs are intended to protect persons from accidental electrocution in areas susceptible to moisture. Installations of these devices in the locations specified are recommended as safety upgrades. These locations include: All kitchen countertop receptacles, and bathroom receptacles, receptacles within 6’ of sinks, all outdoor receptacles and all receptacles outlets, including ceiling receptacles for any overhead garage door operators. Missing GFCIs per today’s standard is a TREC Standards of Practice reporting requirement.
 
B. Branch Circuits, Connected Devices, and Fixtures: Lights/Fans above Bathtubs:
Entire Structure
Please Read
Lights/Fans above Bathtubs:
National Electric Code states in Article 410.4(D) Bathtub and Shower Areas. No parts of cord-connected luminaires (fixtures), hanging luminaires (fixtures), lighting track, pendants, or ceiling-suspended (paddle) fans shall be located within a zone measured 900 mm (3 ft) horizontally and 2.5 m (8 ft) vertically from the top of the bathtub rim or shower stall threshold. This zone is all encompassing and includes the zone directly over the tub or shower stall
B. Branch Circuits, Connected Devices, and Fixtures: Information about Smoke and Fire Alarms
Entire Structure
Please Read
This excludes alarms, or detectors, that are a part of a monitored security systems. Monitored alarms typically do not have an integral Test button. When there is doubt that these are un- monitored, we may depart from the standard and not test these devices, but will report that below. Otherwise, all accessible devices are tested with the integral Test button as recommended by the manufacturer.
Without regard to the age of the house, or standards in place at that time, single or multiple station alarms should be installed in each sleeping room, outside each separate sleeping area in the immediate vicinity of the sleeping rooms (i.e. hallways or common areas) and in the living space of each story of the building. Missing alarms per these standards is a deficiency per the TREC Standards of Practice and must be reported as such.
The U.S. Fire Administration, a department of FEMA, states that smoke and fire alarms have a life span of about 8 – 10 years after which the entire unit should be replaced. Manufacturers typically state that their devices should be replaced after 10 years.
Safety: The alarms should be tested regularly per the manufacturer’s instructions; typically weekly. At a minimum, alarms should be tested per the National Fire Protection Association’s recommendations; test every six months and replace batteries every year.
 
Effective bonding and grounding CANNOT be fully determined or verified in this non-destructive limited inspection process.
All Locations
Bonding and Grounding cannot always be verified

Effective bonding and grounding CANNOT be fully determined or verified in this non-destructive limited inspection process.

A. Service Entrance and Panels: The inspector is not required to:
All Locations
Please Read

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 judgement; conduct voltage drop calculations; determine the accuracy of over current device labeling; remove covers where hazardous as judged be the inspector; verify the effectiveness of over current devices; or operate over current devices.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
3.2.1 - B. Branch Circuits, Connected Devices, and Fixtures

Deficient the lack of ground /ARC fault circuit protection where required.

Upstairs Bathroom, Third Bathroom, Some GFCI plugs are not working properly need to be replaced
Contractor Qualified Professional
$
Credit
Comment
3.2.2 - B. Branch Circuits, Connected Devices, and Fixtures

No GFCI Protection

No GFCI protection present in all locations. Recommend licensed electrician upgrade by installing ground fault receptacles in all locations.

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

Bathroom combo heat vent light deficient

Please be advised I found this combination heat Vent light combo deficient and should be replaced.

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

Cosmetic Wall repairs needed near light

Upon further investigation and inspection of the structure, I found minor cosmetic repairs needed in the walls and sheet rock areas around mounted light fixtures.

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

GFCI deficiencies

 Warning safety warning please be advised there are too many GFCI outlets on one circuit. Please have a master licensed electrician Verify and confirm ensuring the tested GFCI outlet trips at location tested and resets at location tested.  Yes the GFCI outlets trip for safety; however, technically this should not be wired In this manner as per the electrical codes. When one GFCI outlet is tripped it will not reset and all others will not reset unless the single GFCI outlet connected to all of them is reset. This is not correct as per the electrical codes

Electric Electrical Contractor

4 - III. Heating, Ventilation & Air Conditioning Systems

IN NI NP D
4.1 A. Heating Equipment X X
4.2 B. Cooling Equipment X X
4.3 C. Duct System, Chases, and Vents X
Picture of the thermostat

Picture of the thermostat

A. Heating Equipment: Brand Name of Heater/Furnace
Carrier

Brand Name of Heater/Furnace 

A. Heating Equipment: Energy Source
Electric heat pump, Heat pump
A. Heating Equipment: Heating Unit #1
Electric Heat Pump
A. Heating Equipment: Heating Unit #2
Not present
A. Heating Equipment: Heating unit #3
Not present
A. Heating Equipment: Heating unit #4
not present
A. Heating Equipment: Heating unit #5
not present
A. Heating Equipment: Heating unit #7
not present
B. Cooling Equipment: Type of System
Electric heat pump, Central Air Conditioner
B. Cooling Equipment: Brand
Carrier
B. Cooling Equipment: EVAPORATOR COOLERS
Electric heat pump
B. Cooling Equipment: Cooling Condenser Unit #2
Not present
B. Cooling Equipment: Cooling Condenser Unit #3
Not present
B. Cooling Equipment: Condenser # 4
Not present
B. Cooling Equipment: Condenser #5
Not present
C. Duct System, Chases, and Vents: Functioning at this time

Functioning at this time

AFUE Rating

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

Informational Notes
Entire Structure
Please Read

Note: 

 Older heating and air conditioning units may have an increased possibility of developing problems at anytime and may have limited useful life remaining and the need for replacement may exist.  The inspector is a generalist only and only visible components can be inspected!  The inspector may recommend that a professional licensed HVAC technician examine the entire climate control system and give the client a second opinion.  Programmable digital thermostats and set back features on thermostats are not inspected.  Accessories such as humidifiers, motorized dampers and electric filters are not inspected.   Through wall units and windows ac units are also not inspected!

HVAC items NOT Inspected or required to be inspected TREC SOP

(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.


A. Heating Equipment: Type of System
Heat pump, Forced Air, Electric heat pump
B. Cooling Equipment: Information about Inspecting HVAC
Entire Structure
Please Read
Note:
The Texas Real Estate Commission requires that an inspection include an evaluation of the cooling equipment performance in the reasonable judgment of the inspector. This is not an evaluation of the system’s operation against manufacturer’s standards; to do so would require a licensed HVAC contractor. This is a simple evaluation against a “rule of thumb” which would expect a 15o F – 20o F drop between the Return Air temperature and the Supply Air with the higher end of the range required as the ambient humidity level rises. [Source: Construction Science Department, College of Architecture | Texas A&M University] The temperature differential is typically measured at the duct work as close to the evaporator as feasible.
 
B. Cooling Equipment: Cooling Condenser Unit #1
Heat Pump
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
4.1.1 - A. Heating Equipment

New build HVAC start up

Warning please be advised we need a new building HVAC start up please double check the entire HVAC system

Fire HVAC Professional
$
Credit
Comment
4.2.1 - B. Cooling Equipment

New build HVAC restart reinspection

 Upon further investigation and inspection of the HVAC units, I found that the blower motors and compressors were unusually noisy. Therefore please have licensed HVAC professional complete a new build start up and reinspection of the units. 

Fire HVAC Professional

5 - IV. Plumbing Systems

IN NI NP D
5.1 A. Plumbing Supply, Distribution Systems, and Fixtures X
5.2 B. Drains, Wastes, & Vents X X
5.3 C. Water Heating Equipment X
5.4 D. Hydro-Massage Therapy Equipment X X X
5.5 Sinks X
Location of Main Water Supply Valve
Main Level, Located in the front yard near street, Street and Sidewalk Level, Front Yard, Water meter located on left side of home, Advising and requesting a licensed plumber to static and pressure test the plumbing system, New construction, New build
A. Plumbing Supply, Distribution Systems, and Fixtures: Material - Distribution
Copper, Brass, PVC, Brass fittings
A. Plumbing Supply, Distribution Systems, and Fixtures: Material - Water Supply
Copper, PVC, Hose, Brass fittings, Brass
B. Drains, Wastes, & Vents: Drain Size
1 1/2", 2", 3”, Unknown, Not visible
B. Drains, Wastes, & Vents: Material
PVC
C. Water Heating Equipment: Location
Garage
C. Water Heating Equipment: Hot Water Temp was measured
120
C. Water Heating Equipment: Unit #2
Not present
C. Water Heating Equipment: Unit #3
Not present
C. Water Heating Equipment: Manufacturer
Bradford & White
C. Water Heating Equipment: Capacity
50 Gallons
Information about Prohibited Trap Designs
OBSERVATIONS:
P3201.5 Prohibited Trap Designs.

The following types of traps are prohibited:
1. Bell traps.
2. Separate fixture traps with interior partitions, except those lavatory traps made of plastic, stainless steel or other corrosion-resistant material.
3. S traps.
4. Drum traps.
5. Trap designs with moving parts.


Location of Water Meter
Exterior, Water Meter Located in the Front yard near the Street/Sidewalk, Advising and requesting that a licensed plumber pressure test and static test the entire plumbing system, New construction, New build
Static Water Pressure Reading
54
The Water Meter was observed see Pictures
Entire Location
Please Read
The water meter was observed and double checked for approximately 20 minutes with no change; leaks unlikely in the water supply system. See Pictures

If I notice the water meter moved or changed during a period of time; leaks are likely in the water supply system (location unknown). The hose bibs, toilets, sinks, showers, and appliances did not appear to be running. Recommend further evaluation by a plumber to locate and repair the leak. THEREFORE, I WOULD RECOMMEND A STATIC PRESSURE TEST OF THE ENTIRE SYSTEM FOR AT LEAST 30 MIN. IN ORDER TO CONFIRM IF THERE IS ACTUALLY A LEAK AND WHERE.

Note:
The water pressure measured represents a single point in time and is not represented as a constant. Factors in pressure may include time of day and demand on the system including use of dishwasher, clothes washer, irrigation systems, etc. Acceptable pressure is between 40 and 80 psi.

Plumbing fixtures may not be operated if appliances or timers were connected to them, or if operating the fixtures may cause water spillage. Typical fixtures that may not be operated were clothes washer connections and refrigerator ice-maker connections.
Note:
This inspection company does not inspect private water wells, private septic systems and water softeners. Drains, Sewage and plumbing pipes in walls, ceilings and floors and plumbing lines embedded in the concrete slab or underground are not visible and cannot be inspected. Only visible plumbing components are inspected.
Pictures of water meter not moving
Yes, Micro Meter Not Moving, Advising and requesting a licensed plumbers direct test the system, Yes pressure reducing valve in place, Found new expansion tank in place on water heater

 The second picture was taken approximately 25 minutes later with no movement on the water meter.

A. Plumbing Supply, Distribution Systems, and Fixtures: Information
Entire Structure
Please Read

Note:

The water pressure measured represents a single point in time and is not represented as a constant. Factors in pressure may include time of day and demand on the system including use of dishwasher, clothes washer, irrigation systems, etc. Acceptable pressure is between 40 and 80 psi. 

 

Plumbing fixtures may not be operated if appliances or timers were connected to them, or if operating the fixtures may cause water spillage. Typical fixtures that may not be operated were clothes washer connections and refrigerator ice-maker connections. 

Note:  

This inspection company does not inspect private water wells, private septic systems and water softeners.  Drains, Sewage and plumbing pipes in walls, ceilings and floors and plumbing lines embedded in the concrete slab or underground are not visible and cannot be inspected.  Only visible plumbing components are inspected.

C. Water Heating Equipment: Power Source
Electric
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

C. Water Heating Equipment: Plumbing Code on Pans
Entire Structure
Please Read

Plumbing Code:

 

504.7 Required pan. 

Where a storage tank-type water heater or a hot water storage tank is installed in a location where water leakage from the tank will cause damage, the tank shall be installed in a galvanized steel pan having a material thickness of not less than 0.0236 inch (0.6010mm) (No. 24 gage), or other pans approved for such use.

C. Water Heating Equipment: Prohibited Locations of Fuel-Fired Water Heaters
Entire Structure
Please Read

M2005.2 Prohibited locations. 

Fuel-fired water heaters shall not be installed in a room used as a storage closet. Water heaters located in a bedroom or bathroom shall be installed in a sealed enclosure so that combustion air will not be taken from the living space. Installation of direct-vent water heaters within an enclosure is not required.

Sinks: Inspected sinks, overflows and diverter valves

I inspected the sinks, hot and cold water valves, overflows and diverter valves

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
5.2.1 - B. Drains, Wastes, & Vents

Loose toilets

 Upon further investigation and inspection I found the toilet loose and not secure; therefore, it is imperative a licensed plumber properly secure this toilet ensuring the wax ring is secure and not leaking. 

Contractor Qualified Professional
$
Credit
Comment
5.2.2 - B. Drains, Wastes, & Vents

Loose toilet seat covers

Loose toilet seat covers

Tools Handyman/DIY

6 - V. Appliances

IN NI NP D
6.1 A. Dishwashers X
6.2 B. Food Waste Disposers X
6.3 C. Range Hood and Exhaust Systems X
6.4 D. Ranges, Cooktops, and Ovens X
6.5 E. Microwave Ovens X
6.6 F. Mechanical Exhaust Vents and Bathroom Heaters X X
6.7 G. Garage Door Operators X
6.8 H. Dryer Exhaust Systems X
D. Ranges, Cooktops, and Ovens: Range/Oven Brand
Whirlpool
All Appliances are Inspected and tested under normal operations
Yes

Appliances are operated, inspected, and tested in normal operation modes only. 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.

A. Dishwashers: Functioning at this time

Functioning at this time

B. Food Waste Disposers: Functioning at this time

Functioning at this time

C. Range Hood and Exhaust Systems: Exhaust Hood Type
Vented, Vented to the outside
D. Ranges, Cooktops, and Ovens: Cook Top / Range Energy Source
Gas
D. Ranges, Cooktops, and Ovens: Oven Energy Source
Oven temperature verified and confirmed at 350°, Gas
D. Ranges, Cooktops, and Ovens: Notes from TREC
Entire Structure
Please Read

Note:

The Texas Real Estate Commission (TREC) requires that a variance of more than +/- 25o when tested at an oven setting of 350o be reported as a deficiency.

E. Microwave Ovens: Microwave oven is functioning at this time

Microwave oven is functioning at this time

F. Mechanical Exhaust Vents and Bathroom Heaters: Functioning at this time

Properly installed and functioning at this time

G. Garage Door Operators: Functions at this time

Functions at this time

H. Dryer Exhaust Systems: Functioning at this time

Functioning at this time

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
6.6.1 - F. Mechanical Exhaust Vents and Bathroom Heaters

Mechanical exhaust fan does not function

 Upon further investigation and inspection of all mechanical exhaust fans, I found some mechanical exhaust fans to be deficient and not functioning at this time. Therefore it is imperative a licensed electrician repair or replace. Thank you

Contractor Qualified Professional