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1234 Main St.
Friendswood, TX 77546
07/19/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
8
Maintenance item/note
18
Recommendation
1
Safety hazard

Thank you for choosing Bryan & Bryan Inspections


Thank you for reviewing our Sample Residential Inspection Report!  We're committed to using the latest web technology to provide you with a easy to read report that is viewable on almost any platform, from desktop computers to mobile devices.This browser-based version uses advanced web features to allow for easier navigation and expanded photographs. The PDF menu on this webpage (upper right side) includes a version titled "Full Report" and is written on the official state promulgated form for your records. A Comment Key is also provided for you in the Attachments section if you'd like definitions for common report phrasing. Please let us know if you have any questions, we look forward to working with you!

1 - Information

Type of Building
Attached
Access provided by:
Supra
In Attendance
Buyer, Buyer Agent
Occupancy
Occupied
Temperature (approximate)
68 Fahrenheit (F)
Weather Conditions
Clear

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 X
2.4 D. Roof Structure and Attic X X
2.5 E. Walls (Interior and Exterior) X X
2.6 F. Ceilings and Floors 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
A. Foundations: Type of Foundation(s)
Slab on Grade
A. Foundations: Comments
B. Grading and Drainage: Comments
C. Roof Covering Materials: Types of Roof Covering
Composition Shingles
C. Roof Covering Materials: Viewed From
Walking the roof surface, Binoculars
D. Roof Structure and Attic: Viewed From
Attic
D. Roof Structure and Attic: Approximate Average Depth of Insulation
12 Inches
D. Roof Structure and Attic: Comments
D. Roof Structure and Attic: Attic Access Method
Pull down ladder(s)
D. Roof Structure and Attic: Type of Attic/Roof Ventillation
Soffit vent, Ridge vent
D. Roof Structure and Attic: Type of Insulation Material
Blown Fiberglass
E. Walls (Interior and Exterior): Comments
F. Ceilings and Floors: Comments
G. Doors (Interior and Exterior): Comments
H. Windows: Comments
I. Stairways (Interior and Exterior): Comments
J. Fireplaces and Chimneys: Comments
K. Porches, Balconies, Decks, and Carports: Comments
A. Foundations: Performance Opinion
No deficiencies were noted at the time of inspection. The foundation appeared to be functioning as intended.

Note: The statements included in this report regarding the foundation are the inspector's OPINION. If buyer desires a second opinion or further analysis a foundation company or structural engineer should be contacted.

B. Grading and Drainage: Drainage system not flow tested

The inspector does not determine effectiveness or condition of any below grade downspout extension(s) or drainage system(s), nor does the inspector determine the location of a discharge outlet.

C. Roof Covering Materials: Roof fastening not verified

The roof fastening method was not verified as determining this may have caused damage to the roofing material.

D. Roof Structure and Attic: Only accessible areas were entered

Note: Only accessible areas of the attic are inspected. The inspector does not crawl/walk over areas that may be unsafe or not easily accessible.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
2.3.1 - C. Roof Covering Materials

Flashing: Lifted
Front Slope

Flashing sections are lifted. Remedy as needed.
Roof Roofing Professional
Credit
Comment
2.3.2 - C. Roof Covering Materials

Patched roofing materials

Previous repairs or patched areas of the roofing were observed. Repair documentation from the seller/property owner is recommended in case warranty protections apply.

Credit
Comment
2.4.1 - D. Roof Structure and Attic

Pulldown stairs/ladder: Missing/loose nuts and bolts

All missing/loose nuts and bolts on the attic access ladder should be tightened or replaced.

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

Exterior: Seal Wall Fixtures

Light Fixture(s), Vent Cover(s)

Fixtures/Electrical boxes were not properly sealed. Remedy as needed.

Note: Modern building practices recommend sealing around components that are mounted on or pass through the exterior wall to limit moisture intrusion. 

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

Interior: Active Water Damage
Garage and Front Entry

Active moisture was identified on the drywall at the time of inspection. The exact cause could not be determined.

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

Ceiling: Evidence of Water Intrusion
Master Bedroom

Discolored drywall ceiling indicates water contact. Active moisture was detected at the time of inspection using a surface moisture meter. The cause could not be determined.

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

Door Doesn't Latch
Master Bedroom, and Hallway Closet

Door did not latch properly. Handyman repair of latch and/or strike plate is recommended.

Wrenches Handyman
Credit
Comment
2.7.2 - G. Doors (Interior and Exterior)

Weatherstripping Insufficient
Back Door

Door is missing standard weatherstripping. This can result in significant energy loss and moisture intrusion. Recommend installation of standard weatherstripping.

Wrench DIY
Credit
Comment
2.8.1 - H. Windows

Window ballasts/springs are broken
Living Room

Window ballasts (or guidesprings depending on the window style) were detached or damaged. These mechanisms serve to hold the window sash up , and if they are damaged the window may not stay open. Remedy as needed.

Window Window Repair and Installation Contractor
Credit
Comment
2.10.1 - J. Fireplaces and Chimneys

Damper: No clip

No apparent safety clip on the damper. Typically when gas logs are present, a safety clip must be installed on the damper to keep it from closing fully. Remedy as needed.

Tools Handyman/DIY

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
A. Service Entrance and Panels: Main disconnect/service box type and location
Breakers -exterior wall
A. Service Entrance and Panels: Service entrance cable location
Underground (cable material type not visible)
A. Service Entrance and Panels: Service size
200 Amps
B. Branch Circuits, Connected Devices, and Fixtures: Type of Wiring
Copper
B. Branch Circuits, Connected Devices, and Fixtures: Comments
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
3.1.1 - A. Service Entrance and Panels

White wires not marked

White wires connected to breakers are not marked with black or red electrical tape to indicate that they are "hot". Remedy as needed.

Contractor Qualified Professional
Credit
Comment
3.1.2 - A. Service Entrance and Panels

Infrared Camera Inspections

Our inspectors are equipped with high-quality Infrared Cameras. Our standard home inspection includes a review of the electrical panel, the shower pan, and HVAC components with the IR camera. If you'd like a full thermal scan of the entire home, ask us for more details!

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

Carbon Monoxide Detector Missing
Bedrooms

A carbon monoxide detector was not present. As gas appliance(s) were installed in the living portion of the home, installation of carbon monoxide detectors is recommended for safety. Remedy as needed.

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

Light Inoperable
Front Exterior

One or more lights were not operating. New light bulb possibly needed. Remedy as needed.

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

Open Junction Box
Attic

An open junction box was present. Remedy as needed. 

Wrench DIY

4 - III. Heating, Ventilation & Air Conditioning Systems

IN NI NP D
4.1 A. Heating Equipment X
4.2 B. Cooling Equipment X X
4.3 C. Duct System, Chases, and Vents X
A. Heating Equipment: Type of System
Furnace
A. Heating Equipment: Energy Source
Gas
A. Heating Equipment: Comments
B. Cooling Equipment: Type of System
Central Air Conditioner
B. Cooling Equipment: Comments
B. Cooling Equipment: Temperature difference (delta) - First Floor
17°
B. Cooling Equipment: Temperature difference (delta) - Second Floor
16°
C. Duct System, Chases, and Vents: Comments
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
4.2.1 - B. Cooling Equipment

Refrigerant Lines: Insulation Missing or Damaged

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

Fire HVAC Professional

5 - IV. Plumbing Systems

IN NI NP D
5.1 A. Plumbing Supply, Distribution Systems, and Fixtures X X
5.2 B. Drains, Wastes, & Vents X
5.3 C. Water Heating Equipment X X
5.4 D. Hydro-Massage Therapy Equipment X
5.5 E. Main Line Sewer Scope Assessment X
Water supply source
Public
A. Plumbing Supply, Distribution Systems, and Fixtures: Location of water meter
Front yard near street
A. Plumbing Supply, Distribution Systems, and Fixtures: Location of main water supply valve
Exterior Wall - Right Side
A. Plumbing Supply, Distribution Systems, and Fixtures: Static water pressure reading
50-55 psi
A. Plumbing Supply, Distribution Systems, and Fixtures: Comments
B. Drains, Wastes, & Vents: Comments
C. Water Heating Equipment: Energy Source
Gas
C. Water Heating Equipment: Capacity
40 Gallons
C. Water Heating Equipment: Comments
C. Water Heating Equipment: Location
Attic
D. Hydro-Massage Therapy Equipment: Comments
E. Main Line Sewer Scope Assessment: Comments
A. Plumbing Supply, Distribution Systems, and Fixtures: Material - Distribution
Copper

*This information is based upon visual inspection only, additional material types may be present and concealed behind walls, under insulation, etc.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
5.1.1 - A. Plumbing Supply, Distribution Systems, and Fixtures

Faucet/Spout: Loose
Half Bathroom

The faucet or spout was loose. Remedy as needed.

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

Faucet: Stem leaking
Half Bathroom

The faucet stem leaked when operated. Remedy as needed.

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

Gas piping: Un-capped gas supply
Utility Room

An uncapped gas supply pipe was present. Gas supply pipes should be capped for safety when not in use. Remedy as needed

Contractor Qualified Professional
Credit
Comment
5.3.1 - C. Water Heating Equipment

Venting System: Combustible Clearance

The vent pipe (flue) is in direct contact with combustible materials. The required clearance should be 1" at minimum. This is a safety hazard, and should be further evaluated.

Contractor Qualified Professional
Credit
Comment
5.5.1 - E. Main Line Sewer Scope Assessment

Sewer Scope Assessments

Bryan & Bryan Inspections offers a camera inspection of the main sewer line. Ask us for more details!

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
6.7 G. Garage Door Operators X
6.8 H. Dryer Exhaust Systems X X
A. Dishwashers: Comments
B. Food Waste Disposers: Comments
C. Range Hood and Exhaust Systems: Comments
C. Range Hood and Exhaust Systems: Exhaust Hood Type
Vented
D. Ranges, Cooktops, and Ovens: Comments
D. Ranges, Cooktops, and Ovens: Range/Oven Energy Source
Gas
E. Microwave Ovens: Comments
F. Mechanical Exhaust Vents and Bathroom Heaters: Comments
G. Garage Door Operators: Comments
H. Dryer Exhaust Systems: Comments
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
6.1.1 - A. Dishwashers

No Anti-Siphon Loop

An anti-siphon loop was not installed at the drain hose under the sink. Most manufacturers specifications suggest that in the absence of an air gap, the drain be looped to prevent back washing from the sink. 

Contractor Qualified Professional
Credit
Comment
6.4.1 - D. Ranges, Cooktops, and Ovens

Missing Anti-Tip Device

There was no anti-tipping device installed on the oven/range to prevent tipping if the door is climbed on while opened. This is a possible safety hazard. Evaluate and remedy as needed.

Contractor Qualified Professional
Credit
Comment
6.8.1 - H. Dryer Exhaust Systems

Cleaning Vent Recommended

Cleaning of the dryer exhaust vent is recommended as normal maintenance and to prevent excessive lint build-up in the line.
Contractor Qualified Professional

7 - VI. Optional Systems

IN NI NP D
7.1 A. Landscape Irrigation (Sprinkler) Systems X X
7.2 B. Swimming Pools, Spas, Hot Tubs, and Equipment X
A. Landscape Irrigation (Sprinkler) Systems: Comments
A. Landscape Irrigation (Sprinkler) Systems: Control Location
Garage
A. Landscape Irrigation (Sprinkler) Systems: Rain sensor
Not present/Not located
A. Landscape Irrigation (Sprinkler) Systems: Shut Off Location
At backflow prevention device
A. Landscape Irrigation (Sprinkler) Systems: Vacuum Breaker/Backflow Preventer
Installed
A. Landscape Irrigation (Sprinkler) Systems: Zone Location
Entire perimeter of home
B. Swimming Pools, Spas, Hot Tubs, and Equipment: Comments
B. Swimming Pools, Spas, Hot Tubs, and Equipment: Pool and Spa Safety Information:

Pool and Spa Safety Information:

For up to date pool safety recommendations go to the following:

Pool Safely

and

Red Cross Pool Safety

and

Pool Safety Guidelines

and

Barrier Guidelines

A. Landscape Irrigation (Sprinkler) Systems: Tested in Manual Mode Only

Inspection and operation of irrigation (sprinkler) systems under the scope of this inspection is limited to "manual mode" only. Timers and other functions are not operated.

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

Adjust heads aimed at structure

Sprinkler heads were spraying the structure. Sprinkler heads should be adjusted to spray away from the structure(s). Remedy as needed.

Contractor Qualified Professional
Credit
Comment
7.1.2 - A. Landscape Irrigation (Sprinkler) Systems

No visible rain sensor

Rain/moisture sensor is not visible/could not be located. These are water-conservation devices. Remedy as needed.

Contractor Qualified Professional
Credit
Comment
7.2.1 - B. Swimming Pools, Spas, Hot Tubs, and Equipment

Pool Inspections

Bryan & Bryan Inspections offers a visual inspection of pool equipment and surface condition. Ask us for more details!