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1234 Main St.
New Braunfels, TX 78130
12/05/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
15
Maintenance item
43
Recommendation
3
Safety hazard

1 - Information

IN NI NP D
1.1 General X
1.2 Purpose and Overview X
General: In Attendance
Buyer, Buyer Agent
General: Occupancy
Vacant
General: Style
Contemporary
General: Type of Building
Detached, Single Family
General: Temperature (approximate)
60 Fahrenheit (F)
General: Weather Conditions
Cloudy, Recent Rain
General: Inaccessible or Obscured Items
Floors Covered, Walls/Ceilings freshly painted or covered, Plumbing areas - viewed from accessible areas, Mold / Mildew investigations are NOT included with this report; it is beyond the scope of this inspection at this time
Any reference to water intrusion is recommended a professional investigation be obtained.
General: Client Signature
I confirm that I have read and agree to the terms of the Inspection Agreement.
Purpose and Overview : PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES
This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefully read ALL of this information.This inspection is subject to the rules (Rules) of the Texas Real Estate Commission (TREC), which can be found at www.trec.texas.gov.The TREC Standards of Practice (Sections 535.227-535.233 of the Rules) are the minimum standards for inspections by TREC- licensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted as being inspected were inspected. The inspector is NOT required to turn on decommissioned equipment, systems, utility services or apply an open flame or light a pilot to operate any appliance. The inspector is NOT required to climb over obstacles, move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturers installation instructions. The inspection does NOT imply insurability or warrantability of the structure or its components. Although some safety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potential hazards.In this report, the inspector shall indicate, by checking the appropriate boxes on the form, whether each item was inspected, not inspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. The inspector must check the Deficient (D) box if a condition exists that adversely and materially affects the performance of a system or component or constitutes a hazard to life, limb or property as specified by the TREC Standards of Practice. General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing components, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another.Some items reported may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards or Deficiencies below.THIS PROPERTY INSPECTION IS NOT A TECHNICALLY EXHAUSTIVE INSPECTION OF THE STRUCTURE, SYSTEMS OR COMPONENTS. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about this property, including any sellers disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspectors responsibility to confirm that information obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous or future reports.ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS OR TAKE OTHER ACTIONS, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THE SELLER TAKE ANY ACTION. When a deficiency is reported, it is the clients responsibility to obtain further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made.Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property.TEXAS REAL ESTATE CONSUMER NOTICE CONCERNING HAZARDS OR DEFICIENCIESEach year, Texans sustain property damage and are injured by accidents in the home. While some accidents may not be avoidable, many other accidents, injuries, and deaths may be avoided through the identification and repair of certain hazardous conditions. Examples of such hazards include: malfunctioning, improperly installed, or missing ground fault circuit protection (GFCI) devices for electrical receptacles in garages, bathrooms, kitchens, and exterior areas;malfunctioning arc fault protection (AFCI) devices;ordinary glass in locations where modern construction techniques call for safety glass;malfunctioning or lack of fire safety features such as smoke alarms, fire-rated doors in certain locations, and functional emergency escape and rescue openings in bedrooms;malfunctioning carbon monoxide alarms;excessive spacing between balusters on stairways and porches;improperly installed appliances;improperly installed or defective safety devices;and lack of electrical bonding and grounding, and lack of bonding on gas piping, including corrugated stainless steel tubing (CSST).To ensure that consumers are informed of hazards such as these, the Texas Real Estate Commission (TREC) has adopted Standards of Practice requiring licensed inspectors to report these conditions as Deficient when performing an inspection for a buyer or seller, if they can be reasonably determined.These conditions may not have violated building codes or common practices at the time of the construction of the home, or they may have been grandfathered because they were present prior to the adoption of codes prohibiting such conditions. While the TREC Standards of Practice do not require inspectors to perform a code compliance inspection, TREC considers the potential for injury or property loss from the hazards addressed in the Standards of Practice to be significant enough to warrant this notice.Contract forms developed by TREC for use by its real estate licensees also inform the buyer of the right to have the home inspected and can provide an option clause permitting the buyer to terminate the contract within a specified time. Neither the Standards of Practice nor the TREC contract forms require a seller to remedy conditions revealed by an inspection. The decision to correct a hazard or any deficiency identified in an inspection report is left to the parties to the contract for the sale or purchase of the home.INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", OR PROVIDED AS AN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION AND MAY CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT UNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT AN ATTORNEY.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

2 - I. Structural Systems

IN NI NP D
2.1 General X
2.2 A. Foundations X X
2.3 B. Grading and Drainage X X
2.4 C. Roof Covering Materials X X
2.5 D. Roof Structure & Attic X X
2.6 E. Walls (Interior and Exterior) X X
2.7 F. Ceilings and Floors X X
2.8 G. Doors (Interior and Exterior) X X
2.9 H. Windows X X
2.10 I. Stairways (Interior and Exterior) X
2.11 J. Fireplaces and Chimneys X X
2.12 K. Porches, Balconies, Decks, and Carports X
2.13 M. Other X X
General: Type Of Foundation
Slab on Grade
General: Inspection Method
Visual
General: Property Faces
Northwest
General: Structural Opinion
Further evaluation recommended by a licensed structural engineer
C. Roof Covering Materials: Types of Roof Covering
Asphalt, Architectural Shingle
C. Roof Covering Materials: material
Plywood
C. Roof Covering Materials: Viewed From
Walk the Roof
D. Roof Structure & Attic: Attic Ventilation
Soffit Vents, Roof turbine
D. Roof Structure & Attic: Attic Access Location
Attic ladder in garage
D. Roof Structure & Attic: Viewed From
Walk the Attic
D. Roof Structure & Attic: Approximate Average Thickness of Vertical Insulation
4"
D. Roof Structure & Attic: Approximate Average Depth of Insulation
16" R-value
E. Walls (Interior and Exterior): Framing Material
Wood Studs
E. Walls (Interior and Exterior): Exterior Cladding Material
Brick
E. Walls (Interior and Exterior): Exterior Trim Material
Wood
F. Ceilings and Floors: Type of Ceiling Material
Drywall
F. Ceilings and Floors: Type of Flooring Materials
Tile / Stone, Laminate
H. Windows: Type of Windows
Aluminum, Double Pane
I. Stairways (Interior and Exterior): Location of Stairs
Attic Stairs
J. Fireplaces and Chimneys: Type of Fireplace
Metal Insert, Wood Burning
J. Fireplaces and Chimneys: Fireplace Shut Off Valve
None Present
M. Other: Patio slab separation
There is separation of the patio slab and the house.
A. Foundations: Foundation Comments:
The foundation inspection is based on physical observation. The report includes a visual structural evaluation of the subject property. The inspection includes an investigation of a physical non-destructive observation of the existing foundation condition and its functionality. The intention of this report is to inform you of the foundations overall general condition. The inspection report should not be viewed as, or assumed to be a warranty of performance or as a guarantee of future operation. The inspection report contains the good faith opinions of the inspector concerning the observable need, if any. The inspection performed is limited to those reasonably accessible items, or parts of items, which can be seen or operated by the inspector at the time of inspection. Moving furniture or any other items, any dismantling of any item or equipment, normal settlement cracks and separations of any sort and inaccessible areas are excluded from this inspection. The scope of this evaluation is limited to structural components, which are readily visible and accessible. This report does not include items that are not readily accessible or visible at the time of this inspection, damages that may exist, such as in between walls, under floor coverings, hidden by furniture, storage items or not visible due to being in a neighbors yard and inaccessible and etc. This report does not predict potential performance after the inspection or damage detected after inaccessible areas are made accessible. Many parts of Texas, have experienced significant differential movement or settlement with slabs on grade type foundations. It is common to have minor movement that results in noticeable cracks on interior and exterior walls that does not necessary indicate evidence of major foundation deformities or excessive settlement distress conditions. There may be evidence of moderate foundation settlement and associated structural movement such as visible cracks, drywall cracks, sticking or dragging doors or windows, and etc. present, this in itself is not indicative of foundation repairs. All foundations have some degree of deflections and/or variances of the elevation visible corner cracks, which are acceptable and considered normal. Foundation evaluations are only opinions and will vary from Inspector to Inspector and Engineer to Engineer and visa versa. When the Inspector suspects that additional foundation evaluations are necessary or repairs are recommended, the report will reflect that the foundation is in need of repairs. We trust that these additional comments will provide you with a better understanding of foundation and foundation evaluations.
B. Grading and Drainage: Comments
Highly plasticity clay soils, as are typically found in this region, exhibit a great deal of expansion and contraction with varying moisture contents. With this type of expansion and contraction of the soils, slabs on grade homes and pier and beam homes will experience some degree of foundation distress. You should expect to see deflection cracks in the exterior brick veneer, interior drywalls and floor tiles.
B. Grading and Drainage: Partial gutters
Partial gutters - full installation is recommended to keep water away from structure. Water can weaken the foundation and deteriorate the siding. Be sure to install splash blocks or extensions to carry water away from structure.
C. Roof Covering Materials: Roof Covering Comments:
The inspection of this roof may show it to be functioning as intended or in need of repairs. This inspection does not determine the insurability of the roof. You are strongly encouraged to have your insurance company physically inspect the roof, prior to closing, to fully evaluate the insurability of the roof. Life expectancy of the roof material is not covered by this property inspection report. The Inspector cannot and does not offer an opinion or warranty as to whether the roof has leaked in the past, leaks now, or may be subject to future leaks. Roofs are not typically walked upon due to the steepness, heights and there being only a single inspector present. Should the ladder fall or decking have decayed or damaged areas the inspector could step or fall through and be severely injured. If concerns exist about the roof covering, its life expectancy or potential for future problems, a roofing specialist should be consulted prior to your closing on the property.
C. Roof Covering Materials: Monitor Area

One or more areas are more prone to future damage or leaks due to the overall design or location. No defects were observed at the time of the inspection. It is recommended to monitor the area, keep clear of debris and leaves to prevent future damage.

E. Walls (Interior and Exterior): Comments
Not all decay or damaged sections of exterior wall cladding will be reported. Only a sampling is reported or photographed because it is normal to find additional areas needing repairs when work is started. When aluminum or vinyl type siding is installed, the Inspector cant see behind this material and it cant be determined during our non-invasive inspections as to what damages, if any, may have been covered over and are hidden from the Inspectors view.
E. Walls (Interior and Exterior): Shrubs blocking walls
It is recommended that the shrubs be trimmed at least 9" away from the exterior walls of the dwelling. Shrubs obscure visible evidence of wood destroying insects and hold moisture that can damage the exterior cladding.
G. Doors (Interior and Exterior): Comments
Doors may stick or drag at times when not observed as such during your inspections. The temperature and humidity levels can and will cause this type of events to occur and should be considered normal. Small moisture intrusions and rust can develop quickly on exterior door units and may not be called as a deficiency on the inspection reports. These are regular maintenance issues which should be maintained on a regular basis to prevent additional damages from developing.
H. Windows: Comments
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 this inspection. Windows are only checked for obvious fogging. Only readily accessible and random windows are checked. Some seal damages may not be reported as a deficiency. If seal damages were noted, we recommend a qualified specialist check ALL windows for lost or damaged seals, prior to closing.
J. Fireplaces and Chimneys: Comments
Fire blockage, chases, chimney caps and chimney claddings are not readily visible or accessible and therefore are not reported on. Draft, proper combustion, smoke, leakages, cleanliness, fire worthiness, etc., are not part of this inspection and excluded from this report. Therefore, you may wish to obtain the services of a professional chimney sweep for these inspections and other services related to the fireplace and chimney.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
2.2.1 - A. Foundations

Foundation Corner Pops

There are corner pops noted on the foundation. Corner pops are common on slab foundations and are not considered to be a major concern.
Contractor Qualified Professional
Credit
Comment
2.2.2 - A. Foundations

Exposed Rebar

Areas where metal rebar is exposed and need to be cleaned and covered with a concrete sealant, like an epoxy grout, to protect from further corrosion.
Contractor Qualified Professional
Credit
Comment
2.2.3 - A. Foundations

Moderate Foundation Movement

Exterior evidence of structural cracks observed in the foundation and the brick veneer combined with interior evidence of cracks in sheet rock walls and ceilings, floors that are not level, windows that bind or will not open and out-of-square door frames leads to the conclusion that the foundation appears to not be performing as intended. Recommend that a licensed structural engineer perform further evaluation
Contractor Qualified Professional
Credit
Comment
2.2.4 - A. Foundations

Damaged parge coat

There are areas of damaged/missing foundation parge coat. While the parge coat is a mostly cosmetic surface, it does offer weather protection to any exposed metal ends and should be repaired.
Contractor Qualified Professional
Credit
Comment
2.3.1 - B. Grading and Drainage

Splash pads needed

Splash pads or other devices need to be added where missing to direct flow from the gutters away from the foundation. Moisture at the foundation can cause foundation movement in expansive soils.
Wrench DIY
Credit
Comment
2.3.2 - B. Grading and Drainage

Negative Grading

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. A slope of 6" in 10' is recommended for proper drainage. Recommend qualified landscaper or foundation contractor re-grade so water flows away from home. Here is a helpful article discussing negative grading.
Roof Roofing Professional
Credit
Comment
2.4.1 - C. Roof Covering Materials

Damaged Shingles

There were damaged shingles observed in one or more areas. Further evaluation is recommended and repairs made by a qualified professional.
Contractor Qualified Professional
Credit
Comment
2.4.2 - C. Roof Covering Materials

Exposed nails

Exposed nails on roofing materials: recommend sealing all fastener heads.
Contractor Qualified Professional
Credit
Comment
2.4.3 - C. Roof Covering Materials

Flashing nails exposed

Some flashing and roof jacks have nail heads that are exposed. These nails should be covered with roofing cement to protect them from leaking.
Contractor Qualified Professional
Credit
Comment
2.5.1 - D. Roof Structure & Attic

Thin/Soft Sheathing

Roof sheathing appears to be soft/thin in certain areas. This can be from decay in the underlying wood panels and structure. Recommend further examination by a qualified roofer.
Roof Roofing Professional
Credit
Comment
2.5.2 - D. Roof Structure & Attic

Ventilation roof inadequate

Roof ventilation may be inadequate. This may contribute to premature roof failure. Consider further evaluation by qualified contractor.
Contractor Qualified Professional
Credit
Comment
2.5.3 - D. Roof Structure & Attic

Missing / Damaged Baffles

Some or all of the insulation baffles for the soffit vents appear to be missing / damaged or not installed properly. This condition allows for blown loose fill insulation to fall onto and clog the soffit vents which decreases the airflow and cross ventilation to the attic.
Contractor Qualified Professional
Credit
Comment
2.5.4 - D. Roof Structure & Attic

Fascia damage

One or more areas of fascia/soffit has damage. Recommend repair/ replace by qualified professional. 

Contractor Qualified Professional
Credit
Comment
2.6.1 - E. Walls (Interior and Exterior)

Trim needs paint

There are some areas of the exterior trim that needs painting or staining to prevent moisture damage.
Contractor Qualified Professional
Credit
Comment
2.6.2 - E. Walls (Interior and Exterior)

Stair step brick cracks

A stair step pattern of brick / mortar separation was found at one or more areas of the exterior wall. This condition is normally associated with foundation movement.
Contractor Qualified Professional
Credit
Comment
2.6.3 - E. Walls (Interior and Exterior)

Caulk & seal all gaps/cracks

Caulk and seal all gaps, cracks, and openings. There are various areas around the house that need sealing.
Contractor Qualified Professional
Credit
Comment
2.6.4 - E. Walls (Interior and Exterior)

Door trim needs caulk

The door trim at the exterior needs caulking at one or more areas to prevent moisture and pest intrusion.
Contractor Qualified Professional
Credit
Comment
2.6.5 - E. Walls (Interior and Exterior)

Interior moderate cracks

There were moderate settlement cracks noted on some walls. These types of cracks are usually associated with moderate foundation movement and should be evaluated by a qualified structural engineer.
Contractor Qualified Professional
Credit
Comment
2.7.1 - F. Ceilings and Floors

Ceiling cracks

There were cracks noted on some of the ceilings.
Contractor Qualified Professional
Credit
Comment
2.7.2 - F. Ceilings and Floors

Floor / Hollow tile

There are hollow sounding tile in various locations.
Contractor Qualified Professional
Credit
Comment
2.7.3 - F. Ceilings and Floors

Grout cracked / missing

The grout on the floor is cracked / missing in one or more areas.
Contractor Qualified Professional
Credit
Comment
2.7.4 - F. Ceilings and Floors

Tiles Cracked/Broken

There are cracked / damaged tile(s) on the floor in one or more areas.
Contractor Qualified Professional
Credit
Comment
2.8.1 - G. Doors (Interior and Exterior)

Door won't latch

One or more exterior door(s) does not latch shut.
Contractor Qualified Professional
Credit
Comment
2.8.2 - G. Doors (Interior and Exterior)

Noticeable Gap

One or more gaps could result in energy loss. Recommend handyman or door contractor evaluate.
Door Door Repair and Installation Contractor
Credit
Comment
2.8.3 - G. Doors (Interior and Exterior)

Door Not fire rated

The door from the HVAC closet / dwelling return air, to the garage is not fire rated. It should be a minimum of 1 3/8" thick solid core or steel and be self closing.

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

Garage door panels damaged

Some of the panels are on the garage vehicle door are damaged.
Contractor Qualified Professional
Credit
Comment
2.8.5 - G. Doors (Interior and Exterior)

No self closing hinges

There are no self closing hinges on the door from the dwelling to the garage. Recommend that self closing hinges be installed to prevent gasoline fumes and draft from entering the home.
Contractor Qualified Professional
Credit
Comment
2.8.6 - G. Doors (Interior and Exterior)

Interior Door Doesn't Latch

Door doesn't latch properly. Recommend handyman repair latch and/or strike plate.
Wrenches Handyman
Credit
Comment
2.9.1 - H. Windows

Damaged Window(s)

One or more windows appears to have general damage, but are operational. Recommend a window professional clean, lubricate and adjust as necessary.
Window Window Repair and Installation Contractor
Credit
Comment
2.9.2 - H. Windows

Failed Seal

Observed condensation between the window panes, which indicates a failed seal. Recommend qualified window contractor evaluate and replace.
Window Window Repair and Installation Contractor
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Comment
2.9.3 - H. Windows

Touch up caulking

Touch up caulking is needed where gaps have occurred at the brick veneer and window frame.
Contractor Qualified Professional
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Comment
2.9.4 - H. Windows

Windows need caulking

The exterior windows need to be caulked around their perimeters to seal against leaks.
Contractor Qualified Professional
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Comment
2.9.5 - H. Windows

Screen missing / damaged

A visual inspection of the windows indicates that some of the screens are missing or damaged.
Contractor Qualified Professional
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Comment
2.9.6 - H. Windows

Window binds in frame

Window binds and is difficult to open / does not fully open. This may limit safe emergency egress. 

Contractor Qualified Professional
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Comment
2.11.1 - J. Fireplaces and Chimneys

Fireplace fans inoperable

Fireplace hearth fans inoperable. 

Contractor Qualified Professional
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Comment
2.13.1 - M. Other

Damaged cabinet door

Contractor Qualified Professional
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Comment
2.13.2 - M. Other

Missing/Damaged Trim

There is missing/damaged door trim and or baseboards in one or more areas.

Contractor Qualified Professional

3 - II. Electrical Systems

IN NI NP D
3.1 A. Service Entrance and Panels X
3.2 A. Service Panel X
3.3 B. Branch Circuit X X
3.4 B. Branch Circuits, Connected Devices, and Fixtures X X
A. Service Entrance and Panels: Service Entrance Wires
Aluminum, Underground
A. Service Entrance and Panels: Entrance Service Size
110/120 Main Service
A. Service Entrance and Panels: Type of Wiring
Copper
A. Service Entrance and Panels: Main Distribution Panel
Breakers
A. Service Entrance and Panels: Main Breaker Rating
200 amp
A. Service Entrance and Panels: Panel Location
Right exterior
A. Service Entrance and Panels: Service Ground
Copper
A. Service Entrance and Panels: Ground Connector
Ground Rod
A. Service Entrance and Panels: Meter Location
Right Side
B. Branch Circuits, Connected Devices, and Fixtures: Smoke Detectors tested
All smoke detectors were tested and are functioning.
A. Service Entrance and Panels: Brand of Panel
ITE
A. Service Panel: AFCI now required
AFCIs (Arc Fault Circuit Interrupter Devices) are now required in family / living rooms, dining rooms, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, or similar rooms or areas. These are required to protect the property from a fire caused by sparks. These were first required in 1999 for bedrooms and then for the rooms listed above beginning in September 2008.
B. Branch Circuits, Connected Devices, and Fixtures: Comments
Recommend that batteries in all smoke detectors be changed upon taking possession of the home and set a schedule to change them at least every twelve months per CPSC (Consumer Product Safety Council) and NFPA (National Fire Protection Association) guidelines.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
3.2.1 - A. Service Panel

AC breaker doesn't match

The AC condenser labels recommended maximum breaker size does not match the installed breaker size. This may cause nuisance tripping.
Contractor Qualified Professional
Credit
Comment
3.2.2 - A. Service Panel

Double lugged neutral

There is double lugging evident (two wires under one screw) on one or more neutral lugs in the main electrical panel. This can result in overheating of the wire and is a potential fire hazard.
Contractor Qualified Professional
Credit
Comment
3.3.1 - B. Branch Circuit

Exterior receptacles Need In-Use covers

All in use exterior receptacles require in use covers to protect them from water intrusion.
Contractor Qualified Professional
Credit
Comment
3.3.2 - B. Branch Circuit

GFCI missing

There is no apparent ground on the GFCI (Ground Fault Circuit Interrupter) receptacle at one or more areas. The functionality of the GFCI protection circuit could not be tested. GFCIs are required to prevent shock in areas where moisture is possible.
Contractor Qualified Professional
Credit
Comment
3.4.1 - B. Branch Circuits, Connected Devices, and Fixtures

Cover Plates Damaged

One or more receptacles have a damaged cover plate. Recommend replacement.
Electric Electrical Contractor
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Comment
3.4.2 - B. Branch Circuits, Connected Devices, and Fixtures

Smoke Detectors required areas

Smoke detectors are required in all bedrooms and adjoining hallways.
Contractor Qualified Professional

4 - III. Heating, Ventilation & Air Conditioning Systems

IN NI NP D
4.1 A. Heating Equipment X X
4.2 B. Cooling Equipment X
4.3 C. Duct System, Chases, and Vents X X
A. Heating Equipment: Brand
Rheem
A. Heating Equipment: Energy Source
Electric
A. Heating Equipment: BTU's
000 BTU's, 60
A. Heating Equipment: Location of Unit
Garage
A. Heating Equipment: Number Of Units
1 Unit
B. Cooling Equipment: Type of System
Electric, Central Air Conditioner
B. Cooling Equipment: Tonnage
3.5 ton
B. Cooling Equipment: Location of Unit(s)
Right Exterior
B. Cooling Equipment: Number Of Units
1 Unit
B. Cooling Equipment: Primary Condensate Drain Location
To Exterior
B. Cooling Equipment: Secondary condensate Drain Location
None present
C. Duct System, Chases, and Vents: Return Air Filter Location
At furnace in garage
C. Duct System, Chases, and Vents: Return Air Filter Size
20x20x4
C. Duct System, Chases, and Vents: Type of Ducting
Flex Ducting
A. Heating Equipment: Type of System
Electric, Central Forced Air
B. Cooling Equipment: Manufacturer
RUDD
A. Heating Equipment: Comments
Per the T.R.E.C. standards of practice, Full evaluation of the integrity of the heat exchanger requires dismantling of the furnace and is beyond the scope of this limited visual inspection. Electrical heat strips are excluded form this report. Heaters are not operated when the outside temperature is 90F degrees of greater. If any concerns exist about the physical condition of the furnace(s), a qualified and licensed HVAC contractor should be consulted prior to closing to fully evaluate the HVAC systems and equipment.
B. Cooling Equipment: Comments
Spring & Fall routine maintenance schedules should be set up with a Qualified, Licensed, HVAC Professional to verify integrity of system for optimal performance. There may be items noted in this report as "Deficient" even though an adequate Delta-T was observed at the time of inspection. The indoor air conditioner evaporator coils may not have been physically observed. The coils might be located with the cabinet interior and/or plenum that would require specialized tools to disassemble and reassemble. If the Inspector were to remove the duct materials and/or cut into the plenum under these conditions, the HVAC warranty could be voided. AC systems are not operated when the outdoor temperature is less than 60F degrees. Temperature differential is a fundamental standard test for the proper function of the cooling system. The normal range it considered to between 15F - 20F degrees of total difference between the return air and supply air. Unusual conditions such as excessive humidity, low outdoors temperature or restricted air flow may indicate abnormal operation even though the equipment is functioning basically as designed and occasionally may indicate normal operation in spite of equipment malfunctions. If any concerns exist about the physical condition of the indoor coils, a qualified and licensed HVAC contractor should be consulted prior to closing to fully evaluate the HVAC systems and equipment.
B. Cooling Equipment: Temperature Differential (Delta - T) Results
56 - 78
Delta-T readings are one of many elements utilized to evaluate the acceptable performance of a cooling system. The general/suggested acceptable range is considered to be approximately between 15-20 F total difference between the return air and supply air. The preferred location for this reading is taken across the Evaporative (EVAP) coil of the HVAC system.
B. Cooling Equipment: NO problems
This component appears to be performing adequately at the time of this inspection. It is achieving an operation, function or configuration consistent with accepted industry practices for its age. There may be items noted in this report as "Deficient" even though an adequate Delta T was observed at the time of inspection.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
4.1.1 - A. Heating Equipment

Doors need seal

Furnace closet doors need weather stripping to seal the area from garage and prevent potential hazardous exhaust fumes from entering dwelling.

Contractor Qualified Professional
Credit
Comment
4.3.1 - C. Duct System, Chases, and Vents

Return Air Supply Hazardous Conditions

HVAC Return air supply from dwelling is open to the garage. This condition could allow dangerous vehicle exhaust fumes to enter the dwelling. Recommend further evaluation and necessary repairs be made by a licensed HVAC professional.

Contractor Qualified Professional

5 - IV. Plumbing Systems

IN NI NP D
5.1 General X
5.2 A. Plumbing Supply, Distribution Systems, and Fixtures X X
5.3 B. Drains, Wastes, & Vents X X
5.4 C. Water Heating Equipment X X
5.5 D. Hydro-Massage Therapy Equipment X
5.6 E. Other X
General: Water Source
City Water
General: Location of Water Meter
Side of driveway
General: Location of Main Water Supply Valve
At meter
General: Material - Water Supply
Copper
General: Water Supply Line Size
5/8"
General: Static Water Pressure Reading
100
General: Visible Supply Line Material
Copper
B. Drains, Wastes, & Vents: Visible Drain Material
PVC
B. Drains, Wastes, & Vents: Drain Size
1 1/2"
B. Drains, Wastes, & Vents: Visible Vent Material
PVC
C. Water Heating Equipment: Power Source
Electric
C. Water Heating Equipment: Manufacturer
AO Smith
C. Water Heating Equipment: Capacity
40 Gallons
C. Water Heating Equipment: Location
Garage
C. Water Heating Equipment: Age of Unit
2014
C. Water Heating Equipment: Number of Units
1 Unit
General: Comments
Comments: The inspector will not operate any water or gas main valves, branch valves or shut-off valves. I will not inspect any system that has been winterized, shut down or otherwise secured. I will not determine the quality, potability, or volume of the water supply. This inspection does not include 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. Only visible plumbing components which are interior to or attached to the exterior walls of the home were inspected. Plumbing and all associated plumbing components underground, interior to walls, floors and ceilings, not attached to the home or not readily visible in the attic, or other inaccessible or hidden from view, could not be observed by this inspector and are excluded from this inspection. All plumbing repairs noted in the "Plumbing System" section should be performed by a Qualified, Licensed Plumbing Professional.
A. Plumbing Supply, Distribution Systems, and Fixtures: High water pressure may affect fixtures

Most plumbing fixture manufacturers recommend their products be used with water pressure no higher than 80 psi. Anything higher than that can cause fixtures such as water heaters, faucets, shut-off valves and toilet parts to fail prematurely. Recommend installation of pressure reducing valve.

B. Drains, Wastes, & Vents: Comments
While some water was run down the drains, this cannot simulate the waste flow characteristic of full occupancy of the home. There may be partial blockage of the sanitary drain lines buried in the yard or under the home's slab foundation ... from broken / crushed pipes. Examination of such partial blockage is beyond the scope of this inspection. If drain stoppages occur you should bring this to your builder's or Qualified, Licensed Plumber's attention immediately. Portions of the plumbing system concealed below the structure and beneath the yards are not inspected. 24-hour testing of the shower pan and hydrostatic pressure testing of the sewer lines is also not included in this inspection.
C. Water Heating Equipment: Comments
The temperature and pressure relief (TPRV) valve on the water heater(s) was not activated due to the possibility that it may not reseal and may continue to leak. We recommend that you test this device periodically or replace it according to the manufacturers specifications. Warning: The discharge from a TPRV can be very hot. It is very important that all TPR valves be installed properly with a discharge line piped downward to an adequate drain to avoid property damage and to minimize possible human contact. Please read and follow the instructions on the warning tag attached to your TPRV.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
5.2.1 - A. Plumbing Supply, Distribution Systems, and Fixtures

Escutcheon damaged / missing

There is one or more escutcheon plate that is damaged or missing. Holes in walls permit passage of moisture and pests.
Contractor Qualified Professional
Credit
Comment
5.2.2 - A. Plumbing Supply, Distribution Systems, and Fixtures

Escutcheon needs caulk

There is one or more escutcheon plate that needs to be sealed. Holes in walls permit passage of moisture.

Contractor Qualified Professional
Credit
Comment
5.2.3 - A. Plumbing Supply, Distribution Systems, and Fixtures

No backflow

There is one or more water spigot that does not have backflow protection.
Contractor Qualified Professional
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Comment
5.2.4 - A. Plumbing Supply, Distribution Systems, and Fixtures

WH lines un-insulated

The water pipes for the water heater in the garage are not protected against freezing. Unprotected water pipes can freeze, burst and cause damage to the structure. Extended freezes are rare in this area but when they do happen serious damage may result.
Contractor Qualified Professional
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Comment
5.2.5 - A. Plumbing Supply, Distribution Systems, and Fixtures

Drainstop needs adjustment

The drainstop in one or more sink(s) needs adjustment or repair to open and close properly.
Contractor Qualified Professional
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Comment
5.2.6 - A. Plumbing Supply, Distribution Systems, and Fixtures

Faucet turn stop missing
Kitchen

The Faucet turn stop is not properly installed causing the faucet to turn past the sink basin. This can cause water to run onto counters.
Contractor Qualified Professional
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Comment
5.3.1 - B. Drains, Wastes, & Vents

Tub slow drain

The tub is slow to drain.
Contractor Qualified Professional
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Comment
5.4.1 - C. Water Heating Equipment

No bushing protection

Wiring enters the electric water heater without any bushing protection. This presents a potential shock hazard.
Contractor Qualified Professional
Credit
Comment
5.4.2 - C. Water Heating Equipment

TPR uphill

The temperature and pressure relief (TPR) valve drain line on the water heater runs upwards and can not gravity drain. The correct emergency operation requires a line that will drain by gravity.
Contractor Qualified Professional

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
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 X
6.8 H. Dryer Exhaust Systems X
6.9 I. Other (Doorbell) X X
A. Dishwashers: Manufacturer
GE
B. Food Waste Disposers: NO problems
The food waste disposal was operated and is functioning normally.
C. Range Hood and Exhaust Systems: No problems
The exhaust fan on the range hood was operated and functioning normally.
D. Ranges, Cooktops, and Ovens: Range/Oven Energy Source
Electric
E. Microwave Ovens: No problems
The microwave was operated in a normal mode and is functioning normally.
F. Mechanical Exhaust Vents and Bathroom Heaters: NO problems
The bathroom exhaust vents were operated and functioning normally.
G. Garage Door Operators: Manufacturer
Liftmaster
H. Dryer Exhaust Systems: No problems
The dryer vent appears to properly vent to the exterior.
B. Food Waste Disposers: Manufacturer
Badger
C. Range Hood and Exhaust Systems: Exhaust Hood Type
Re-circulate, Microwave Combo
D. Ranges, Cooktops, and Ovens: Range/Oven Manufacturer
GE
E. Microwave Ovens: Manufacturer
GE
D. Ranges, Cooktops, and Ovens: Oven Test Results - Upper / Main Unit:
360
Upper / Main Unit: Oven temperature test performed with dial set at 350F per TREC Standards of Practice. Allowable variance in temperature is: 25.
D. Ranges, Cooktops, and Ovens: Oven Test Results - Lower Unit:
0
Lower Unit: Oven temperature test performed with dial set at 350F per TREC Standards of Practice. Allowable variance in temperature is: 25.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
6.1.1 - A. Dishwashers

No high loop

The dishwasher drain line that terminates at the garbage disposal needs backflow prevention. A check valve could be installed or the drain line could be raised and attached to the bottom of the counter to form a High Loop. These devices lessen the chance of non-potable water backing up from the sink and entering the dishwasher and the water supply or contaminating the clean items in the dishwasher.
Contractor Qualified Professional
Credit
Comment
6.4.1 - D. Ranges, Cooktops, and Ovens

No anti-tip device present

The freestanding range does not have an anti-tip device installed. The absence of an anti-tip device allows the oven to tip over when a weight is placed on an open door. This poses a safety hazard to children.
Contractor Qualified Professional
Credit
Comment
6.6.1 - F. Mechanical Exhaust Vents and Bathroom Heaters

No exhaust vent present
Guest bathroom

An exhaust vent needs to be installed in the bathroom and vent to the outside. Vents permit the removal of moisture and should terminate through the roof structure.
Contractor Qualified Professional
Credit
Comment
6.7.1 - G. Garage Door Operators

Manual door opener needs to be removed

The manual vehicle door lock needs to be removed or disabled. Locked doors which are electronically opened can cause damage to the door or the operator.
Contractor Qualified Professional
Credit
Comment
6.9.1 - I. Other (Doorbell)

Doorbell button broken

The door bell push button is broken.
Contractor Qualified Professional

7 - VI. Optional Systems

IN NI NP D
7.1 A. Landscape Irrigation (Sprinkler) Systems X X
7.2 C. Outbuildings X
7.3 F. Other X
A. Landscape Irrigation (Sprinkler) Systems: Comments

Zone 2, 4, 6 inoperable 

A. Landscape Irrigation (Sprinkler) Systems: Manufacturer
Rainbird
A. Landscape Irrigation (Sprinkler) Systems: Total Number of Wired Zones
6
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
7.1.1 - A. Landscape Irrigation (Sprinkler) Systems

Broken Sprinkler

Broken sprinkler heads noted. Recommend replacement.
Contractor Qualified Professional
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Comment
7.1.2 - A. Landscape Irrigation (Sprinkler) Systems

Head doesn't elevate

There is a head(s) in one or more zones that did not fully elevate. Zone 5

Contractor Qualified Professional