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1234 Main St.
Liberty, TX 77575
09/23/2019 9:00AM

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Comment Key or Definitions


The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.
Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.
Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.
Not Present (NP) = This item, component or unit is not in this home or building.
Deficient (D) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.
After the inspection report is issued, it is recommended that the repairs be completed, or agreements made to complete the repairs before final closing. The buyer accepts all material defects, latent or exposed, upon closing. It is also recommended to have an annual reinspection performed by an inspector, or further evaluation by qualified contractors. This will ensure that repairs are made properly, as well as further evaluating systems and components over time. It is also recommended to purchase a home warranty for at least the first year in your new home.


Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.

1 - ADDITIONAL INFORMATION PROVIDED BY THE INSPECTOR

Type of Building
Single Family One-Story
In Attendance
Buyer, Buyer's Agent
Weather
Cloudy
Temperature
Below Freezing
Rain in Last 3 Days
Unknown
Soil Surface
Damp
Appurtenance
Covered porch, Porch, Sidewalk, Patio
Garage
Attached

INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", OR PROVIDED AS AN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION AND MAY CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT UNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT AN ATTORNEY.

2 - I. STRUCTURAL SYSTEMS

I NI NP D
2.1 A. Foundations X
2.2 B. Grading and Drainage X X
2.3 C. Roof Covering Materials X X
2.4 D. Roof Structures and Attics X
2.5 E. Walls (Interior and Exterior) X
2.6 F. Ceilings and Floors X X
2.7 G. Doors (Interior and Exterior) X X
2.8 H. Windows X X
2.9 I. Stairways (Interior and Exterior) X
2.10 J. Fireplaces and Chimneys X X
2.11 K. Porches, Balconies, Decks and Carports X
2.12 L. Other X X
A. Foundations: Type of Foundation(s)
Concrete Slab, Post-Tension
A. Foundations: Foundation Performance Comment
The foundation is NOT performing as intended., There is framing or frieze board separation, There are window, wall, or ceiling cracks or separations, The masonry exterior (brick or stucco) is rotating, cracking, or deflecting
A. Foundations: Columns or Piers
N/A
C. Roof Covering Materials: Types of Roof Coverings
Asphalt Composition Architectural Shingles
C. Roof Covering Materials: Viewed From
Walked
C. Roof Covering Materials: Roof Type
Hip
D. Roof Structures and Attics: Attic Space Viewed From
Inside - walked
D. Roof Structures and Attics: Depth of Insulation (Approximate)
6 in - 9 in
D. Roof Structures and Attics: Roof Structure Type
2 X 6 Rafters
D. Roof Structures and Attics: Attic
Accessible, Pull-Down Stairs
E. Walls (Interior and Exterior): Wall Structure
2 X 4 Wood
E. Walls (Interior and Exterior): Wall Covering Material
Gypsum Board
E. Walls (Interior and Exterior): Siding Material
Brick veneer, Composite board
F. Ceilings and Floors: Ceiling Structure
2X6
F. Ceilings and Floors: Ceiling Materials
Gypsum Board
F. Ceilings and Floors: Floor Structure
Slab
F. Ceilings and Floors: Floor Coverings
Carpet, Tile
G. Doors (Interior and Exterior): Interior Doors
Hollow core
G. Doors (Interior and Exterior): Exterior Entry Doors
Steel
G. Doors (Interior and Exterior): Garage Door Material
Metal
H. Windows: Sky Light(s)
None
J. Fireplaces and Chimneys: Types of Fireplaces
Solid Fuel
J. Fireplaces and Chimneys: Chimney (exterior)
Wood, Composition board
L. Other: Type
Concrete drive, Sidewalk, Concrete walkway, Grass, Brick fence
B. Grading and Drainage: Planting Beds Near Foundation

Planting beds have been constructed near the exterior walls. Water for plants will eventually soak into soil and may reach soil supporting the foundation. Excessively high moisture levels in soil supporting the foundation can effect its ability to support the weight of the structure above.

B. Grading and Drainage: Gutter Debris

Debris visible in the gutters at the time of the inspection should be removed to help encourage proper drainage. This is a maintenance item.

D. Roof Structures and Attics: Evidence of water penetration
A couple of places above the eaves of the house

Evidence of minor water penetration (leaking) was observed in the roof structure when viewed from the attic. The inspector was unable to determine if this occurred recently.

H. Windows: Windows
Thermal/Insulated, Double Pane

Condensation or signs of moisture between panes of double pane windows typically indicates failure of the seals and may not be visible at all times, depending on weather conditions and other factors. The inspector reports the condition of the property at the time of inspection and makes every effort to find and report all defects, but signs of failed seals may be detected after the inspection as conditions change. Click here for more information

D. Roof Structures and Attics: Pull-down attic stairs

The inspector was not able to fully open the attic pull-down stairs due to furniture beneath the stairs, and so is unable to give an opinion about the performance of these stairs (he did access the attic space via his own ladder).

J. Fireplaces and Chimneys: Fireplace not operated

The fireplace was not operated at the time of Inspection. The unit was not remotely controlled or automatic. The Inspector is not required to apply open flame to any appliance. 

The inspector shall inspect: The foundation. The crawlspace. The visible structural components. Any present conditions or clear indications of active water penetration observed by the inspector. And report any general indications of foundation movement that are observed by the inspector, such as but not limited to sheetrock cracks, brick cracks, out-of-square door frames or floor slopes.


The inspector is not required to: Enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector, Move stored items or debris, Operate sump pumps with inaccessible floats, Identify size, spacing, span, location or determine adequacy of foundation bolting, bracing, joists, joist spans or support systems, Provide any engineering or architectural service, Report on the adequacy of any structural system or component.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
2.1.1 - A. Foundations

Signs of Settling - SE
Rear of house, middle

The foundation shows signs of settling around the home, evident mainly by cracks in the slab or brick walls, cracks above doors and windows, gaps around exterior trim or lowered areas of the floor. Further evaluation by a structural engineer is recommended to help determine if corrective action is necessary.

Credit
Comment
2.1.2 - A. Foundations

Exposed reinforcement

Post tension cable ends, rebar or nails were found to be exposed at the time of inspection and showing signs of rust.  It is recommended to clean the exposed metal of rust and apply a non-shrink grout to help prevent rust which may lead to cracks in the slab.

Credit
Comment
2.2.1 - B. Grading and Drainage

Gutter Discharges to Roof

One or more gutters around the home was found to be discharging directly to the roof surface. This condition should ideally be corrected to help prevent premature deterioration of the shingles in this area due to high water volumes. This is a common issue for new homes. 

Credit
Comment
2.3.1 - C. Roof Covering Materials

Fasteners-exposed

Some areas of the roof had fasteners visible. Fasteners have been installed to secure shingles or flashings from being blown loose by wind. Exposed fasteners should be sealed periodically to prevent moisture intrusion into the roof structure.

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

Tree Limbs

The tree limbs that are in contact with the roof or hanging near roof can cause abnormal wear and moisture penetration at the roof.  Recommend trimming all tree limbs at least 18" away from the edge of the roof.

Credit
Comment
2.3.3 - C. Roof Covering Materials

Granules in Gutter

Granules from the asphalt shingles were accumulated in the gutters. This is not a defective condition, but is common and expected. However, the granules trap sediment which hardens and prevents fully functional drainage of the gutters and may hasten rust or corrosion. The Inspector recommends thorough cleaning to help prevent deterioration of the gutters.

Credit
Comment
2.3.4 - C. Roof Covering Materials

Minor Deterioration

Shingles exhibited signs of minor deterioration commensurate with the age of the roof at the time of inspection.  Given the age of the roof (approximately 15 years old), we recommend budgeting to replace the roof within the next few years.

Credit
Comment
2.3.5 - C. Roof Covering Materials

Rusted Flashing/vents

At the time of the inspection, flashing, turtle vents, and lead boots were showing signs of rust or corrosion. These may need to be replaced before it begins to leak to help prevent damage from moisture intrusion to the home materials, the roof structure and to help prevent development of microbial growth. 

Credit
Comment
2.3.6 - C. Roof Covering Materials

Flashing-Improper/missing
Above and to the left of front door

Flashing appeared to be missing or improperly installed and may allow moisture intrusion resulting in damage to home contents or materials. It is recommended to have this corrected to help prevent moisture intrusion into the roof structure.

Credit
Comment
2.3.7 - C. Roof Covering Materials

Rusting lead boot

The lead "boots" on a number of vent pipes are beginning to rust. This leads to pitting, and then leaking, which allows moisture penetration down the outside surface of the vent pipe, into the attic, and possibly the ceiling.

Contractor Qualified Professional
Credit
Comment
2.4.1 - D. Roof Structures and Attics

Insulation meets minimum standards but...

Insulation meets minimum standards (6" - 9") but adding insulation would increase the home's energy efficiency.

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

Brick - Cracks

Exterior brick walls had cracks visible that may be an indication of settling. 

Credit
Comment
2.5.2 - E. Walls (Interior and Exterior)

Trim Decay
Front door

Exterior trim had decay visible in areas. This condition should ideally be corrected to help prevent water penetration into the wall structure and to help prevent further deterioration.
Credit
Comment
2.5.3 - E. Walls (Interior and Exterior)

Possible Wood-boring Insect damage
Left of, and above, front door

There is evidence of activity by possible wood-boring insects. Recommend an inspection by a licensed pest inspector.

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

Vegetation against house

Vegetation was observed growing against the house at various locations. This contributes to wear and provides a pathway for insect access, including wood-boring insects. Recommend cutting vegetation away from the house at least 18 inches.

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

Ceiling Cracks

The ceiling has cracks, which may be an indication of settlement. 

Credit
Comment
2.6.2 - F. Ceilings and Floors

Ceiling Moisture

A moisture meter indicated the possibility of moisture in the garage ceiling materials. This may be an indication of roof leakage, leaking pipes or condensation in the attic and should ideally be corrected by a qualified professional to help prevent further deterioration.

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

No self-closing hinges

The door in the wall between the garage and the home living space did not have operable self-closing hinges as is required by generally-accepted current safety standards.
Credit
Comment
2.7.2 - G. Doors (Interior and Exterior)

Misaligned latch, did not stay closed
Master bathroom closet

The latch bolt of a door did not align with the hole in the strike plate and did not hold the door closed. This door will need adjustment to operate properly. 

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

Garage door does not reverse on obstruction

The garage door was tested with a hand hold test to determine if it would reverse upon encountering an obstruction. The garage door did not reverse. Per safety standards, the door is required to reverse if it encounters an obstruction. Failure of this safety feature could endanger a child or pet who (which) could become trapped when the door closes. We recommend having the door closing mechanism analyzed and repaired by a qualified professional.

Contractor Qualified Professional
Credit
Comment
2.8.1 - H. Windows

Difficult to operate

One or more windows in the home were difficult to operate at the time of inspection and needed maintenance.

Credit
Comment
2.8.2 - H. Windows

Inoperable window
Several locations

One or more windows were inoperable at the time of inspection. Windows in sleeping rooms should be made operable to facilitate escape in the event of an emergency.

Credit
Comment
2.10.1 - J. Fireplaces and Chimneys

No cricket

The chimney had no cricket. A cricket is a small roof built on the uphill side of the chimney to prevent roof drainage from pooling and causing damage from roof leakage. Crickets are recommended for chimneys measuring 30 inches or more in width (measured parallel to the eaves). This chimney appeared to measure more than 30 inches in width. Further evaluation by a qualified professional is recommended. 

Credit
Comment
2.10.2 - J. Fireplaces and Chimneys

Chimney extension in need of repair

The chimney is showing signs of weather deterioration and should be repaired by a qualified professional.

Contractor Qualified Professional
Credit
Comment
2.12.1 - L. Other

Cracks in fence

Significant settling cracks exist in the brick fence. Recommend a structural engineer evaluate.

Contractor Qualified Professional

3 - II. ELECTRICAL SYSTEMS

I NI NP D
3.1 A. Service Entrance and Panels X X
3.2 B. Branch Circuits, Connected Devices and Fixtures X X
A. Service Entrance and Panels: Electrical Service
Underground
A. Service Entrance and Panels: Panel Type
Circuit breakers
A. Service Entrance and Panels: Electrical Panel Capacity
200 Amps
A. Service Entrance and Panels: Electric Panel Manufacturer
SIEMENS
B. Branch Circuits, Connected Devices and Fixtures: Type of Wiring
Copper
B. Branch Circuits, Connected Devices and Fixtures: Wiring Methods
Romex
A. Service Entrance and Panels: Service Panel Location
Garage
B. Branch Circuits, Connected Devices and Fixtures: Plugs, Switches - Not Removed

Plugs, switches, junction box covers and light fixtures are typically not removed during the inspection. Disassembly of the electrical system is beyond the scope of a home inspection and may reveal defects that were not visible at the time of inspection. 

The inspector shall inspect: The service line. The meter box. The main disconnect. And determine the rating of the service amperage. Panels, breakers and fuses. The service grounding and bonding. A representative sampling of switches, receptacles, light fixtures, AFCI receptacles and test all GFCI receptacles and GFCI circuit breakers observed and deemed to be GFCI's during the inspection. And report the presence of solid conductor aluminum branch circuit wiring if readily visible. And report on any GFCI-tested receptacles in which power is not present, polarity is incorrect, the receptacle is not grounded, is not secured to the wall, the cover is not in place, the ground fault circuit interrupter devices are not properly installed or do not operate properly, or evidence of arcing or excessive heat is present. The service entrance conductors and the condition of their sheathing. The ground fault circuit interrupters observed and deemed to be GFCI's during the inspection with a GFCI tester. And describe the amperage rating of the service. And report the absence of smoke detectors. Service entrance cables and report as in need of repair deficiencies in the integrity of the insulation, drip loop, or separation of conductors at weatherheads and clearances.


The inspector is not required to: Insert any tool, probe or device into the main panel, sub-panels, downstream panel, or electrical fixtures. Operate electrical systems that are shut down. Remove panel covers or dead front covers if not readily accessible. Operate over current protection devices. Operate non-accessible smoke detectors. Measure or determine the amperage or voltage of the main service if not visibly labeled. Inspect the alarm system and components. Inspect the ancillary wiring or remote control devices. Activate any electrical systems or branch circuits which are not energized. Operate overload devices. Inspect low voltage systems, electrical de-icing tapes, swimming pool wiring or any time-controlled devices. Verify the continuity of the connected service ground. Inspect private or emergency electrical supply sources, including but not limited to generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. Inspect spark or lightning arrestors. Conduct voltage drop calculations. Determine the accuracy of breaker labeling. Inspect exterior lighting.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
3.1.1 - A. Service Entrance and Panels

Label panel

A Circuit Directory identifying individual electrical circuits was missing, illegible or inaccurate at this panel. The panel should contain a clearly-marked label identifying individual circuits so that in an emergency, individual circuits can be quickly shut off.
Credit
Comment
3.1.2 - A. Service Entrance and Panels

Double-lugged neutrals

Neutral conductors did not terminate individually on a bus bar in the electrical service panel but were double-lugged. This is a defective installation and should be corrected by a qualified electrical contractor.

Credit
Comment
3.1.3 - A. Service Entrance and Panels

Grounding Rod

While there was a grounding cable connected to the panel, the inspector was unable to verify the presence of a grounding rod. Recommend a licensed electrician evaluate and repair if necessary.

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

Poorly placed/missng smoke detectors

Smoke detectors in this home were missing or poorly placed. The Inspector recommends that smoke detectors be placed in accordance with generally-accepted modern standards to protect sleeping areas. This is a life-safety issue. Specifically, a smoke alarm was missing in the hallway outside the master bedroom. Click here for more information.

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

No GFCI; exposed wiring
Front flower bed, right of front door

No ground fault circuit interrupter (GFCI) protection of some of the home electrical receptacles was provided in areas at the time of inspection. Also, wiring was exposed at this location and at the base of the mailbox. These issues should be repaired by a licensed electrician.

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

Exposed wiring
Base of mailbox, Back porch ceiling, back patio

Exposed wiring was visible and should be protected from physical damage as a safety precaution. This should ideally be performed by a qualified professional.

4 - III. HEATING, VENTILATION, AND AIR CONDITIONING SYSTEMS

I NI NP D
4.1 A. Heating Equipment X X
4.2 B. Cooling Equipment X
4.3 C. Duct Systems, Chases and Vents X X
A. Heating Equipment: Type of Systems
Furnace: Attic Heat Pump: near garage
Furnace, Heat Pump
A. Heating Equipment: Energy Sources
Electric
A. Heating Equipment: Furnace Location

Furnace located in attic; heat pump located outside garage.

B. Cooling Equipment: Type of Systems
Central Air Conditioner, Heat Pump
B. Cooling Equipment: Cooling Equipment Energy Source
Electricity
B. Cooling Equipment: Condenser Unit Location
Left, near garage

The unit is a combination condenser/heat pump.

B. Cooling Equipment: Unit size and SEER

This is a 4 ton unit, 16 SEER.

C. Duct Systems, Chases and Vents: Ductwork
Insulated
C. Duct Systems, Chases and Vents: Filter Type
Disposable
C. Duct Systems, Chases and Vents: Filter Size
N/A
A. Heating Equipment: Heat System Brand
AMANA, GOODMAN
B. Cooling Equipment: Central Air Brand
AMANA, GOODMAN

Amana is manufactured by Goodman.

A. Heating Equipment: Furnace - Date of Manufacture
2012

The date of manufacture is derived from the serial number on the furnace data plate. 

A. Heating Equipment: Heating Temperature differential

The Heating Temperatures, shown in the attached pictures, were taken at a supply register near the unit, and at the return. The differential was 32.6 degrees, which is within generally accepted standards for heating.

B. Cooling Equipment: Condenser - Date of Manufacture
2012

The date of manufacture is derived from the serial number on the condenser unit data plate.

A. Heating Equipment: Emergency Heat

At the time of the inspection the inspector was unable to clarify the heat source as being from the heat pump, emergency heat (furnace), or both.

B. Cooling Equipment: A/C not operated - less than 65 degrees
The A/C was not tested for proper operation due to the outside air temperature is 65 degrees or less to avoid possibly damaging the unit.

The inspector shall inspect: The heating system and describe the energy source and heating method using normal operating controls. And report as in need of repair electric furnaces which do not operate. And report if inspector deemed the furnace inaccessible. The central cooling equipment using normal operating controls. The fireplace, and open and close the damper door if readily accessible and operable. Hearth extensions and other permanently installed components. And report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, including clearance from combustible materials.


The inspector is not required to: Inspect or evaluate interiors of flues or chimneys, fire chambers, heat exchangers, humidifiers, dehumidifiers, electronic air filters, solar heating systems, solar heating systems or fuel tanks. Inspect underground fuel tanks. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. Light or ignite pilot flames. Activate heating, heat pump systems, or other heating systems when ambient temperatures or when other circumstances are not conducive to safe operation or may damage the equipment. Override electronic thermostats. Evaluate fuel quality. Verify thermostat calibration, heat anticipation or automatic setbacks, timers, programs or clocks. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. Inspect window units, through-wall units, or electronic air filters. Operate equipment or systems if exterior temperature is below 60 degrees Fahrenheit or when other circumstances are not conducive to safe operation or may damage the equipment. Inspect or determine thermostat calibration, heat anticipation or automatic setbacks or clocks. Examine electrical current, coolant fluids or gasses, or coolant leakage. Inspect the flue or vent system. Inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels. Determine the need for a chimney sweep. Operate gas fireplace inserts. Light pilot flames. Determine the appropriateness of such installation. Inspect automatic fuel feed devices. Inspect combustion and/or make-up air devices. Inspect heat distribution assists whether gravity controlled or fan assisted. Ignite or extinguish fires. Determine draft characteristics. Move fireplace inserts, stoves, or firebox contents. Determine adequacy of draft, perform a smoke test or dismantle or remove any component. Perform an NFPA inspection. Perform a Phase 1 fireplace and chimney inspection.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
4.1.1 - A. Heating Equipment

Missing workman shutoff

The inspector was unable to locate a manual shutoff switch for the furnace/air handler, commonly called a "workman shutoff". This is typically located near the unit, in the attic. Recommend a qualified professional repair as needed.

Contractor Qualified Professional
Credit
Comment
4.1.2 - A. Heating Equipment

Air Leaking at plenum
Atic

The connection between the plenum and the furnace unit is leaking a significant amount of air. This connection should be retaped and mastic applied to create a strong, airtight seal. 

Contractor Qualified Professional
Credit
Comment
4.2.1 - B. Cooling Equipment

Unable to operate condensate pump

The attic unit uses a condensate pump to remove condensation from the a/c unit. The inspector was unable to test or activate this pump manually. This does not imply that the unit is defective, only that the inspector was not able to observe its function at the time of the inspection.

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

Dirty filter

The disposable filter is clogged and is dirty. The filter needs to be replaced.

Credit
Comment
4.3.2 - C. Duct Systems, Chases and Vents

HVAC duct(s) not supported by strapping

Air conditioning duct work should be suspended by proper strapping material. Allowing ductwork to lay directly on ceiling joists compacts insulation and increases the possibility of condensate buildup.

Contractor Qualified Professional

5 - IV. PLUMBING SYSTEMS

I NI NP D
5.1 A. Plumbing Supply, Distribution System and Fixtures X X
5.2 B. Drains, Wastes and Vents X
5.3 C. Water Heating Equipment X X
5.4 D. Hydro-Massage Therapy Equipment X
5.5 E. Other
A. Plumbing Supply, Distribution System and Fixtures: Water Supply
Public
A. Plumbing Supply, Distribution System and Fixtures: Location of water meter
at street
A. Plumbing Supply, Distribution System and Fixtures: Location of main water supply valve
Not Found
A. Plumbing Supply, Distribution System and Fixtures: Static water pressure reading
Water pressure was not tested due to winterized condition.
A. Plumbing Supply, Distribution System and Fixtures: Water Supply into Home
Not Visible
A. Plumbing Supply, Distribution System and Fixtures: Plumbing Water Distribution Inside home
CPVC
B. Drains, Wastes and Vents: Plumbing Waste
Public
B. Drains, Wastes and Vents: Plumbing Waste Pipe
PVC
C. Water Heating Equipment: Energy Sources
Electric
C. Water Heating Equipment: Capacity
2- 55 Gallon Units. located in the garage, and master bathroom
C. Water Heating Equipment: Water Heater Manufacturer
A.O. SMITH
C. Water Heating Equipment: Water Heater - Date of Manufacture
1998

The date of manufacture is derived from the serial number on the data plate.

C. Water Heating Equipment: Water Heater Location
Locations: #1 Garage #2 Master bathroom closet

The tag on the garage unit was inaccessible. The bathroom unit is shown here. Based on the tag (and extensive research), these units were manufactured in 1998 , which puts them near the end of their functional life. Recommend budgeting for replacement.

A. Plumbing Supply, Distribution System and Fixtures: Shut-Off Valves - Not Operated

The main water shut-off valve and individual fixture shut-off valves were not operated at the time of inspection to avoid potential water damage from leakage. If the valve has not been operated recently, it may leak and need to be repaired. 

A. Plumbing Supply, Distribution System and Fixtures: Hot water fixtures not functional in master bath

All fixtures supplied by the master bathroom hot water heater did not function at the time of inspection. This is possibly due a malfunctioning cold water shutoff valve at the water heater (see water heater section for more details). Recommend a licensed plumber evaluate and repair as needed.

B. Drains, Wastes and Vents: Drain, Waste & Vent Pipes - Not Visible

Most drain, waste and vent pipes are typically not visible in a finished home and a sewer scope camera was not used at the time of inspection. 

C. Water Heating Equipment: TP&R Not Operated

The TP&R valve for the water heater was not operated at the time of inspection, since the water heater was in the attic or the inspector felt that water damage may occur from a malfunction in the valve or piping. Temperature, pressure and relief valves should be tested periodically to ensure proper operation. Consult a qualified plumber if this an area of concern.

D. Hydro-Massage Therapy Equipment: No pump access

No hatch was provided for access to the pump for the tub. A hatch should be provided to allow for inspection, service and repair of the pump and electrical equipment. All work should be performed by a qualified contractor.

The inspector shall: Verify the presence of and identify the location of the main water shutoff valve. Inspect the water heating equipment, including combustion air, venting, connections, energy sources, seismic bracing, and verify the presence or absence of temperature-pressure relief valves and/or Watts 210 valves. Flush toilets. Run water in sinks, tubs, and showers. Inspect the interior water supply including all fixtures and faucets. Inspect the drain, waste and vent systems, including all fixtures. Describe any visible fuel storage systems. Inspect the drainage sump pumps testing sumps with accessible floats. Inspect and describe the water supply, drain, waste and main fuel shut-off valves, as well as the location of the water main and main fuel shut-off valves. Inspect and determine if the water supply is public or private. Inspect and report as in need of repair deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously. Inspect and report as in need of repair deficiencies in installation and identification of hot and cold faucets. Inspect and report as in need of repair mechanical drain-stops that are missing or do not operate if installed in sinks, lavatories and tubs. Inspect and report as in need of repair commodes that have cracks in the ceramic material, are improperly mounted on the floor, leak, or have tank components which do not operate.

The inspector is not required to: Light or ignite pilot flames. Determine the size, temperature, age, life expectancy or adequacy of the water heater. Inspect interiors of flues or chimneys, water softening or filtering systems, well pumps or tanks, safety or shut-of valves, floor drains, lawn sprinkler systems or fire sprinkler systems. Determine the exact flow rate, volume, pressure, temperature, or adequacy of the water supply. Determine the water quality or potability or the reliability of the water supply or source. Open sealed plumbing access panels. Inspect clothes washing machines or their connections. Operate any main, branch or fixture valve. Test shower pans, tub and shower surrounds or enclosures for leakage. Evaluate the compliance with local or state conservation or energy standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. Determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices. Determine whether there are sufficient clean-outs for effective cleaning of drains. Evaluate gas, liquid propane or oil storage tanks. Inspect any private sewage waste disposal system or component of. Inspect water treatment systems or water filters. Inspect water storage tanks, pressure pumps or bladder tanks. Evaluate time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. Evaluate or determine the adequacy of combustion air. Test, operate, open or close safety controls, manual stop valves and/or temperature or pressure relief valves. Examine ancillary systems or components, such as, but not limited to, those relating to solar water heating, hot water circulation.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
5.1.1 - A. Plumbing Supply, Distribution System and Fixtures

Caulk line failed
Master bath shower

The sealant where the shower floor meets the wall was old and had sections of sealant missing. which may allow damage from moisture intrusion of the wall assembly.

Credit
Comment
5.1.2 - A. Plumbing Supply, Distribution System and Fixtures

Shower glass not tempered

The glass shower enclosure may not have been made from tempered glass or the label was not visible at the time of inspection. Tempered glass is typically required in this area. Further evaluation by a qualified contractor is recommended if this is an area of concern to you.

Credit
Comment
5.3.1 - C. Water Heating Equipment

No overflow pipe at drip pan

The drain pipe serving this water heater drain pan had no overflow. To reduce the potential for damage from a leaking tank or pipe fittings, the drip pan should have an overflow pipe installed that discharges to the home exterior or to a floor drain. Water heaters installed in garages with sloped floors are not typically required to have a drip pan & overflow pipe installed, however it may help prevent potential water damage if the unit leaks.  

Credit
Comment
5.3.2 - C. Water Heating Equipment

Garage, not raised

Although this gas water heater was installed in the garage, it was not installed on a raised platform a minimum of 18 inches in height as is required by generally-accepted modern safety standards for water heaters that are not a Flammable Vapor Ignition Resistant (FVIR) type. This water heater did not appear to be a FVIR Type. The Inspector recommends correction by a qualified plumbing contractor.

Credit
Comment
5.3.3 - C. Water Heating Equipment

Cold water shut off leaks, appears not to function
Master bathroom water heater closet

The cold water supply shutoff to this water showed visible evidence of long term leaking. This valve appeared to have failed, cutting off the water supply to the water heater, which allowed no hot water function at the attached hot water faucets. Recommend a qualified plumber evaluate and repair as needed.

Contractor Qualified Professional

6 - V. APPLIANCES

I NI NP D
6.1 A. Dishwasher X
6.2 B. Food Waste Disposers X X
6.3 C. Range Hood and Exhaust System X
6.4 D. Ranges, Cooktops and Ovens X
6.5 E. Microwave Ovens X
6.6 F. Mechanical Exhaust Vents and bathroom Heaters X X
6.7 G. Garage Door Operator(s) X X
6.8 H. Dryer Exhaust System X X
6.9 I. Other X
A. Dishwasher: Dishwasher Brand
KENMORE
B. Food Waste Disposers: Disposer Brand
IN SINK ERATOR
C. Range Hood and Exhaust System: Exhaust/Range hood
RANGAIRE
D. Ranges, Cooktops and Ovens: Range/Oven Manufacturer
KENMORE
D. Ranges, Cooktops and Ovens: Type
Oven
D. Ranges, Cooktops and Ovens: Energy Source
Electricity
D. Ranges, Cooktops and Ovens: Cooktop Manufacturer
Kenmore
D. Ranges, Cooktops and Ovens: Energy Source
Electricity
D. Ranges, Cooktops and Ovens: Type
Cooktop
E. Microwave Ovens: Built in Microwave Manufacturer
KENMORE
G. Garage Door Operator(s): Auto-opener Manufacturer
CHAMBERLAIN
I. Other: Refrigerator Manufacturer
NONE
D. Ranges, Cooktops and Ovens: Temperature

Achieved Oven temperature of 340 degrees when set at 350. This is within the +/- 25 degree range specified by TREC.

H. Dryer Exhaust System: Dryer Lint

It is typically recommended to have the dryer exhaust ducts cleaned of lint before installing the new dryer and at least once a year. Accumulated lint can be a fire hazard. This dryer vent had a large accumulation of lint at the time of the inspection.

B. Food Waste Disposers: Inoperable

The food waste disposer was inoperable at the time of inspection. 

I. Other: Refrigerator not inspected

The inspector understood that the refrigerator was not staying after the sell of the house and so was not inspected.

I. Other: Washer/Dryer Not Operated

Washing machines and dryers are typically not operated during the inspection. 

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
6.6.1 - F. Mechanical Exhaust Vents and bathroom Heaters

Exhaust fan inoperable
Guest Bathroom

The exhaust fan was inoperable at the time of the inspection and may need to be serviced soon.

Contractor Qualified Professional
Credit
Comment
6.7.1 - G. Garage Door Operator(s)

Failure to reverse

A garage door opener failed to reverse when a reasonable amount of resistance was applied. This is an indication the garage door opener may need to be adjusted by a qualified professional.
Credit
Comment
6.7.2 - G. Garage Door Operator(s)

Lock/Latch not disabled

The locks or latches for the garage vehicle door should be removed or disabled to help prevent damage from accidentally operating the opener while the door is latched or locked. 

Credit
Comment
6.8.1 - H. Dryer Exhaust System

No damper

The dryer exhaust vent was not equipped with a backdraft damper or the damper may have been missing. This condition may allow pests to enter the vent, creating a potential fire hazard. The Inspector recommends installation of a proper backdraft damper.

7 - VI. OPTIONAL SYSTEMS

I NI NP D
7.1 A. Landscape Irrigation (Sprinkler) Systems X
7.2 B. Swimming Pools, Spas, Hot Tubs and Equipment X
7.3 C. Out Buildings X
7.4 D. Private Water Wells (a coliform analysis is recommended) X
7.5 E. Private Sewage Disposal (Septic) System X
7.6 F. Other
B. Swimming Pools, Spas, Hot Tubs and Equipment: Type of Construction
N/A
B. Swimming Pools, Spas, Hot Tubs and Equipment: Pool Shape
N/A
D. Private Water Wells (a coliform analysis is recommended): Type of Pump
N/A
D. Private Water Wells (a coliform analysis is recommended): Type of Storage Equipment
N/A
D. Private Water Wells (a coliform analysis is recommended): Proximity to any known septic system
N/A
E. Private Sewage Disposal (Septic) System: Type of System
N/A
E. Private Sewage Disposal (Septic) System: Location of Drain Field
N/A
E. Private Sewage Disposal (Septic) System: Proximity to any known water well
N/A
A. Landscape Irrigation (Sprinkler) Systems: Not operated

Due to temperatures below freezing, the lawn irrigation system was not operated at the time of inspection. 

Pools are fun, but children and adults can lose their life quickly. Over 4000 lives annually are lost with one-third under the age of 14. A child can drown in the time it takes to answer a phone. A swimming pool is 14 times more likely than a motor vehicle to be involved in the death of a child age 4 and under. An estimated 5,000 children ages 14 and under are hospitalized due to near-drownings each year; 15 percent die in the hospital and as many as 20 percent suffer severe, permanent brain damage. Of all preschoolers who drown, 70 percent are in the care of one or both parents at the time of the drowning and 75 percent are missing from sight for five minutes or less.
Pools are inspected visually and operated in normal operating ranges, at the time of inspection. Safety equipment such as heater limit switches may not be tested to prevent possible damage to equipment. A water test may be performed, but should not be considered as omniscient. It is recommended to have a professional perform service, water testing and maintenance to the pool initially. A leak test of the pool shell will not be performed at the time of inspection. Underground water lines are not scoped at the time of inspection. If this is an area of concern to you, then further evaluation by a qualified pool contractor is recommended.
A pool alarm with a loud speaker system to sound outside as well as inside the home could save a life. Even if you do not have children you should be concerned. 35% of children that drowned did so in someone else's pool.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient