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1234 Main St.
09/23/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
7
Maintenance item
45
Recommendation
6
Safety hazard

1 - Information

Photos

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In Attendance
Inspector
Occupancy
Occupied, Vacant, Partially occupied in Garage and Ktichen
Temperature (approximate)
90 Fahrenheit (F)
Style
Traditional
Type of Building
Single Family
Weather Conditions
Hot, Partly Coudy

SCOPE 22 TAC 535.227(a) (1) These standards of practice apply when a professional inspector or real estate inspector who is licensed under this chapter accepts employment to perform a real estate inspection for a prospective buyer or seller of real property. (2) These standards of practice define the minimum requirements for a real estate inspection conducted on a one to four family unit that is substantially completed. Substantially completed means the stage of construction when a new building, addition, improvement, or alteration to an existing building can be occupied or used for its intended purpose . (3) For the purposes of these standards of practice a real estate inspection : (A) is a limited visual survey and basic performance evaluation of the systems and components of a building using normal controls that provides information regarding the general condition of a residence at the time of inspection; (B) is not intended to be a comprehensive investigation or exploratory probe to determine the cause or effect of deficiencies noted by the inspector; and (C) does not require the use of: (i) specialized equipment, including but not limited to : (I) thermal imaging equipment; (II) moisture meters; (III) gas or carbon monoxide detection equipment; (IV) environmental testing equipment and devices; (V) elevation determination devices; or (VI) ladders capable of reaching surfaces over one story above ground surfaces; or (ii) specialized procedures, including but not limited to: (I) environmental testing; (II) elevation measurement; (III) calculations; or (IV) any method employing destructive testing that damages otherwise sound materials or finishes. (4) These standards of practice do not prohibit an inspector from providing a higher level of inspection performance than required by these standards of practice or from inspecting components and systems in addition to those listed under the standards of practice. DEFINITIONS 22 TAC 535.227(b) (1) Accessible -In the reasonable judgment of the inspector, capable of being approached, entered, or viewed without: (A) hazard to the inspector; (B) having to climb over obstacles, moving furnishings or large, heavy, or fragile objects; (C) using specialized equipment or procedures; (D) disassembling items other than covers or panels intended to be removed for inspection; (E) damaging property, permanent construction or building finish; or (F) using a ladder for portions of the inspection other than the roof or attic space. (2) Chapter 1102 - Texas Occupations Code, Chapter 1102. (3) Component - A part of a system. (4) Cosmetic - Related only to appearance or aesthetics, and not related to performance, operability, or water penetration. (5) Deficiency - In the reasonable judgment of the inspector, a condition that: (A) adversely and materially affects the performance of a system, or component; or (B) constitutes a hazard to life, limb, or property as specified by these standards of practice. (6) Deficient--Reported as having one or more deficiencies. (7) Inspect - To operate in normal ranges using ordinary controls at typical settings, look at and examine accessible systems or components and report observed deficiencies as specified by these standards of practice. (8) Performance - Achievement of an operation, function or configuration relative to accepted industry standard practices with consideration of age and normal wear and tear from ordinary use. (9) Report - To provide the inspector's opinions and findings on the standard inspection report form as required by 535.222 and 535.223 of this title. (10)Standards of practice - 535.227 - 535.233 of this title. GENERAL REQUIREMENTS 22 TAC 535.227(c) The inspector shall: (1) operate fixed or installed equipment and appliances listed herein in at least one mode with ordinary controls at typical settings; (2) visually inspect accessible systems or components from near proximity to the systems and components, and from the interior of the attic and crawl spaces; and (3) complete the standard inspection report form as required by 535.222 and 535.223 of this title. GENERAL LIMITATIONS 22 TAC 535.227(d) The inspector is not required to: (1) inspect: (A) items other than those listed within these standards of practice; (B) elevators; (C) detached buildings, decks, docks, fences, or waterfront structures or related equipment; (D) anything buried, hidden, latent, or concealed; (E) sub-surface drainage systems; (F) automated or programmable control systems, automatic shut-off, photoelectric sensors, timers, clocks, metering devices, signal lights, lightning arrestor system, remote controls, security or data distribution systems, solar panels or smart home automation components; or (G) concrete flatwork such as driveways, sidewalks, walkways, paving stones or patios; (2) report: (A) past repairs that appear to be effective and workmanlike except as specifically required by these standards; (B) cosmetic or aesthetic conditions; or (C) wear and tear from ordinary use; (3) determine: (A) the presence or absence of pests, termites, or other wood-destroying insects or organisms; (B) the presence, absence, or risk of: (i) asbestos; (ii) lead-based paint; (iii) mold, mildew; (iv) corrosive or contaminated drywall "Chinese Drywall"; or (v) any other environmental hazard, environmental pathogen, carcinogen, toxin, mycotoxin, pollutant, fungal presence or activity, or poison; (C) types of wood or preservative treatment and fastener compatibility; or (D) the cause or source of a condition; (E) the cause or effect of deficiencies; (F) any of the following issues concerning a system or component: (i) insurability or warrantability; (ii) suitability, adequacy, compatibility, capacity, reliability, marketability, or operating costs; (iii) recalls, counterfeit products, or product lawsuits; (iv) life expectancy or age; (v) energy efficiency, vapor barriers, or thermostatic performance; (vi) compliance with any code, listing, testing or protocol authority; (vii) utility sources; or (viii)manufacturer or regulatory requirements, except as specifically required by these standards; (4) anticipate future events or conditions, including but not limited to: (A) decay, deterioration, or damage that may occur after the inspection; (B) deficiencies from abuse, misuse or lack of use; (C) changes in performance of any component or system due to changes in use or occupancy; (D) the consequences of the inspection or its effects on current or future buyers and sellers; (E) common household accidents, personal injury, or death; (F) the presence of water penetrations; or (G) future performance of any item; (5) operate shut-off, safety, stop, pressure or pressure-regulating valves or items requiring the use of codes, keys, combinations, or similar devices; (6) designate conditions as safe; (7) recommend or provide engineering, architectural, appraisal, mitigation, physical surveying, realty, or other specialist services; (8) review historical records, installation instructions, repair plans, cost estimates, disclosure documents, or other reports; (9) verify sizing, efficiency, or adequacy of the ground surface drainage system; (10) verify sizing, efficiency, or adequacy of the gutter and downspout system; (11) operate recirculation or sump pumps; (12) remedy conditions preventing inspection of any item; (13) apply open flame or light a pilot to operate any appliance; (14) turn on decommissioned equipment, systems or utility services; or (15) provide repair cost estimates, recommendations, or re-inspection services. CONFLICTS 22 TAC 535.227(e) In the event of a conflict between the general provisions set out in this section, and specific provisions specified elsewhere in the standards of practice, specific provisions shall take precedence. DEPARTURE PROVISION 22 TAC 535.227(f) (1) An inspector may depart from the inspection of a component or system required by the standards of practice only if: (A) the inspector and client agree the item is not to be inspected; (B) the inspector is not qualified to inspect the item; (C) in the reasonable judgment of the inspector, the inspector determines that: (i) conditions exist that prevent inspection of an item; (ii) conditions or materials are hazardous to the health or safety of the inspector; or (iii) the actions of the inspector may cause damage to the property (D) the item is a common element of a multifamily development and is not in physical contact with the unit being inspected, such as the foundation under another building or a part of the foundation under another unit in the same building. (2) If an inspector departs from the inspection of a component or system required by the standards of practice, the inspector shall: (A) notify the client at the earliest practical opportunity that the component or system will not be inspected; and (B) make an appropriate notation on the inspection report form, stating the reason the component or system was not inspected. (3) If the inspector routinely departs from inspection of a component or system required by the standards of practice, and the inspector has reason to believe that the property being inspected includes that component or system, the earliest practical opportunity for the notice required by this subsection is the first contact the inspector makes with the prospective client.  ENFORCEMENT 22 TAC 535.227(g) Enforcement. Failure to comply with the standards of practice is grounds for disciplinary action as prescribed by Chapter 1102.

2 - I. Structural Systems

IN NI NP D
2.1 A. Foundations X X
2.2 B. Grading and Drainage X X
2.3 C. Roof Covering Materials X X
2.4 D. Roof Structures & Attics X X
2.5 F. Ceilings and Floors X X
2.6 H. Windows X X
2.7 G. Doors (Interior and Exterior) X X
2.8 E. Walls (Interior and Exterior) 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 X
2.12 L. Other X X
A. Foundations: Type of Foundation(s)
Slab on Grade
B. Grading and Drainage: Comments
B. Grading and Drainage: Photos

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C. Roof Covering Materials: Types of Roof Covering
Asphalt Shingles
C. Roof Covering Materials: Viewed From
Binoculars, Ground, Ladder, Roof
C. Roof Covering Materials: Photos

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D. Roof Structures & Attics: Viewed From
Attic
D. Roof Structures & Attics: Approximate Average Depth of Insulation
38 R-value
D. Roof Structures & Attics: Photos

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F. Ceilings and Floors: Photos

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F. Ceilings and Floors: Comments
H. Windows: Photos

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H. Windows: Comments
G. Doors (Interior and Exterior): Photos

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E. Walls (Interior and Exterior): Photos

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I. Stairways (Interior and Exterior): Photos

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I. Stairways (Interior and Exterior): Comments
J. Fireplaces and Chimneys: Photos

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J. Fireplaces and Chimneys: Comments
K. Porches, Balconies, Decks, and Carports: Photos

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K. Porches, Balconies, Decks, and Carports: Comments
L. Other: Photos

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L. Other: Comments
D. Roof Structures & Attics: Comments
E. Walls (Interior and Exterior): Comments
A. Foundations: Photos

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A. Foundations: Comments

Foundation appears to be performing as intended.


  • Although the foundation appears to be performing as intended, there are signs of potential foundation issues.  There is a large crack above the center of the garage that extends from the lintel to the window above it.  The crack goes through bricks.  Also, there is some hairline cracks forming along the wall/ceiling joint separating the kitchen and living room areas.  Particularly above the stove area.  Also, many windows were not able to be closed all the way (this could be structural or poor workmanship).  
  • Considering all these issues together, I strongly recommend having a structural engineer evaluate the foundation of the house.
A. Foundations: Corner Pops

Corner pop are not structural foundation concerns but should be corrected as wood destroying insects sneak up thru cracks and its cosmetically unsightly and concerns buyers and sellers alike as a structural condition which it is NOT.


C. Roof Covering Materials: Comments
  • Roof appears to be in good condition at time of inspection.
G. Doors (Interior and Exterior): Comments

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


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


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


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


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


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


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


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


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


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



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

Foundation - Engineer Review

Recommend having a competent licensed Professional Structural Engineer assess the foundation. 

  • See comment under "Comments" section in Foundation section
Contractor Qualified Professional
Credit
Comment
2.1.2 - A. Foundations

Weep Holes

Weep Holes are blocked or clogged.  Weep holes are essential for proper ventilation and moisture control behind brick.  Recommend unclogging.

Contractor Qualified Professional
Credit
Comment
2.1.3 - A. Foundations

Negative Approach

Negative approach at garage entrance.  Should slope away from garage..

Contractor Qualified Professional
Credit
Comment
2.1.4 - A. Foundations

Ground Separation

Ground separation from foundation.  Recommend maintaining proper hydration around foundation and yard.  

Contractor Qualified Professional
Credit
Comment
2.2.1 - B. Grading and Drainage

Down spouts

Down spouts must drain 5 away from the house or into underground drains for proper drainage of the lot. 

Contractor Qualified Professional
Credit
Comment
2.2.2 - B. Grading and Drainage

Grade 4-6

Proper grade is to have a 6" drop sloping away from foundation in 10 feet. Also with brick a exposed slab of 4" minimum and with siding 6" (8" for sole plates) of exposed slab from bottom of material to finished grade. Brick/Siding should be 2" above or more from flat-work (concrete)

Triangle Grading Contractor
Credit
Comment
2.2.3 - B. Grading and Drainage

Missing Gutters

Recommend gutters and drain lines to prevent possible water intrusion and or erosion of soil around building causing possible foundation issues.

Contractor Qualified Professional
Credit
Comment
2.3.1 - C. Roof Covering Materials

Boots

Vent boots are deteriorating/damaged.  Recommend repair

Roof Roofing Professional
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Comment
2.3.2 - C. Roof Covering Materials

Satellite

Although common practice, satellites should not be installed on roof.  The screws used to fasten to the roof are potential spots for moisture intrusion.  Recommend to install on a pole in the yard.

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

Net Free Ventilation

The minimum net free ventilation area shall be 1/150 of the area of the vented space.

Contractor Qualified Professional
Credit
Comment
2.4.2 - D. Roof Structures & Attics

Rafters Separating

Multiple rafters are separating from the ridge.  Could happen from natural settling of the house, improper installation or foundation issues. Recommend having a structural engineer evaluate.

House construction Structural Engineer
Credit
Comment
2.4.3 - D. Roof Structures & Attics

Ridge-vent - Improper Cut

Ridge-vent was improperly cut or damaged.

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

Ceiling - Minor Damage

Minor damage or deterioration to the ceiling was visible at the time of the inspection.

Putty knife Drywall Contractor
Credit
Comment
2.5.2 - F. Ceilings and Floors

Evidence of Water Intrusion

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

House construction Structural Engineer
Credit
Comment
2.6.1 - H. Windows

Caulking Around Window

Recommend recalling around windows to prevent any moisture intrusion.  This should be part of annual home maintenance program.

Tools Handyman/DIY
Credit
Comment
2.6.2 - H. Windows

Clean Window Frame Sill

Recommend annual cleaning of all window frame sills to promote proper drainage.

Tools Handyman/DIY
Credit
Comment
2.6.3 - H. Windows

Missing/Damaged Screen(s)

One or more windows are missing a screen or have damaged screens. Recommend replacement.

Window Window Repair and Installation Contractor
Credit
Comment
2.6.4 - H. Windows

Paint Lintels

Recommend painting lintels to prevent rusting and cracking of mortar.

Contractor Qualified Professional
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Comment
2.6.5 - H. Windows

Window Sill

Window sill is damaged or needs repair.  Recommend repair.

Contractor Qualified Professional
Credit
Comment
2.6.6 - H. Windows

Window does not close completely

Window does not close completely.  This could be from improper installation,  settling or foundation issues.  Recommend repair. If problem persists contact a structural engineer for further evaluation.

Window Window Repair and Installation Contractor
Credit
Comment
2.7.1 - G. Doors (Interior and Exterior)

Door Doesn't Latch

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

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

Doors move

Doors move without pushing.  This could be due to out of level doors, frames or issue with foundation.  Recommend further evaluation and repair.

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

Door Stop

Door stop missing or damaged.  Recommend installing/replacing to prevent damage to walls and doorknobs.

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

Weatherstripping Insufficient

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

Here is a DIY guide on weatherstripping

Wrench DIY
Credit
Comment
2.7.5 - G. Doors (Interior and Exterior)

Door Hardware

Door Hardware is loose or damaged.  Recommend repairing/replacing.

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

Interior Walls

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

Cracks - Major

Major cracking observed in wall structure. This could be from moisture intrusion at the structure and/or soil movement. Recommend a qualified structural engineer evaluate and advise on course of action. 

House construction Structural Engineer
Credit
Comment
2.8.3 - E. Walls (Interior and Exterior)

Cracks - Minor

Minor cracking was observed in wall structure. Could be from rusted lintels, settling or foundation issues. Recommend sealing and monitoring.

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

Evidence of Water Intrusion

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

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

Algae/Organic Growth

Algae/Organic growth on wall.  Recommend cleaning to prevent damage to wall.

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

Rotten Trim

Rotten wood at trim work.  Recommend having a a qualified competent carpenter repair.

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

Trim/Siding - Caulking/Sealing

Caulking/Sealing needed at trim and or siding.  Recommend caulking to prevent water/moisture intrusion.

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

Wall Damage

Damage to wall.  Recommend patching/repairing.

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

Improper Fastening of Siding

Siding was improperly fastened.  Nail heads should be hidden by the layer above it.  Nail heads should not be exposed.  Exposed nail heads are potential entrances for moisture.  Recommend having a qualified professional repair all siding

Contractor Qualified Professional
Credit
Comment
2.12.1 - L. Other

Damaged/Missing expansion Joint

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
A. Service Entrance and Panels: Photos

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

A. Service Entrance and Panels: Main Panel
125amp
B. Branch Circuits, Connected Devices, and Fixtures: Photos

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

B. Branch Circuits, Connected Devices, and Fixtures: Type of Wiring
Copper
B. Branch Circuits, Connected Devices, and Fixtures: Comments
A. Service Entrance and Panels: Comments
A. Service Entrance and Panels: Inaccessible

SERVICE ENTRANCE AND PANELS 22 TAC 535.229 (a) (1) The inspector shall report as Deficient: (A) a drop, weatherhead or mast that is not securely fastened to the building; (B) the absence of or deficiencies in the grounding electrode system; (C) missing or damaged dead fronts or covers plates; (D) conductors not protected from the edges of electrical cabinets, gutters, or cutout boxes; (E) electrical cabinets and panel boards not appropriate for their location; such as a clothes closet, bathrooms or where they are exposed to physical damage; (F) electrical cabinets and panel boards that are not accessible or do not have a minimum of 36-inches of clearance in front of them; (G) deficiencies in: (i) electrical cabinets, gutters, cutout boxes, and panel boards; (ii) the insulation of the service entrance conductors, drip loop, separation of conductors at weatherheads, and clearances; (iii) the compatibility of overcurrent devices and conductors; (iv) the overcurrent device and circuit for labeled and listed 240 volt appliances; (v) bonding and grounding; (vi) conductors; (vii) the operation of installed ground-fault or arc-fault circuit interrupter devices; and (H) the absence of: (i) trip ties on 240 volt overcurrent devices or multi-wire branch circuit; (ii) appropriate connections; (iii) anti-oxidants on aluminum conductor terminations; (iv) a main disconnecting means. (2) The inspector is not required to: (A) determine present or future sufficiency of service capacity amperage, voltage, or the capacity of the electrical system; (B) test arc-fault circuit interrupter devices when the property is occupied or damage to personal property may result, in the inspector's reasonable judgment; (C) conduct voltage drop calculations; (D) determine the accuracy of overcurrent device labeling; (E) remove covers where hazardous as judged by the inspector; (F) verify the effectiveness of overcurrent devices; or (G) operate overcurrent devices.


BRANCH CIRCUITS, CONNECTED DEVICES, AND FIXTURES 22 TAC 535.229 (b) (1) The inspector shall: (A) manually test the installed and accessible smoke and carbon monoxide alarms; (B) report the type of branch circuit conductors; (C) report as Deficient: (i) the absence of ground-fault circuit interrupter protection in all: (I) bathroom receptacles; (II) garage receptacles; (III) outdoor receptacles; (IV) crawl space receptacles; (V) unfinished basement receptacles; (VI) kitchen countertop receptacles; and (VII)receptacles that are located within six feet of the outside edge of a sink; (ii) the failure of operation of ground-fault circuit interrupter protection devices; (iii) missing or damaged receptacle, switch or junction box covers; (iv) the absence of: (I) equipment disconnects; (II) appropriate connections, such as copper/aluminum approved devices, if branch circuit aluminum conductors are discovered in the main or sub-panel based on a random sampling of accessible receptacles and switches; (v) appliances and metal pipes that are not bonded or grounded; (vi) deficiencies in: (I) receptacles; (II) switches; (III) wiring, wiring terminations, junction boxes, devices, and fixtures, including improper location; (IV) doorbell and chime components; (V) smoke and carbon monoxide alarms; (vii) improper use of extension cords; (viii) deficiencies in or absences of conduit, where applicable; and \ (ix) the absence of smoke alarms: (I) in each sleeping room; (II) outside each separate sleeping area

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

Direct Burial - Grounding Rod/Wire/Clamp

Grounding Rod/Clamp/Wire loose.  Needs to be securely fastened to provide proper grounding.

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

Carbon Monoxide Detector Missing

Carbon monoxide detector is not present at time of inspection. Recommend installation before closing. 

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 X
4.3 C. Duct System, Chases, and Vents X X
A. Heating Equipment: Photos

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

A. Heating Equipment: Type of Systems
Gas-Fired Heat
A. Heating Equipment: Energy Sources
Gas
B. Cooling Equipment: Photos

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

B. Cooling Equipment: Type of Systems
Electric, Central Air Conditioner
C. Duct System, Chases, and Vents: Photos

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

C. Duct System, Chases, and Vents: Comments
A. Heating Equipment: Comments
  • Did not operate furnace due to the access panel being off and not knowing the reason why it was off.  Recommend having a licensed HVAC professional inspect furnace before operation in winter.
B. Cooling Equipment: Comments
B. Cooling Equipment: AC Temperature

Supply Air and Return air grills inside building or enclosed area should have a temperature difference between supply and return of at least 15-21 degrees: (In the thermal envelope area) Also at the coil in attic the difference is to be 14-22 degrees Inside the rooms tested but not at coil: Make sure its is properly serviced by a competent licensed HVAC specialist to correct the air flow and check at coil difference and also check the heat exchanger, refrigerate levels and entire system for balanced proper working order.

B. Cooling Equipment: Smart Stats

Recommend the use of Smart Thermostats with built in humidistat. This will help with moisture levels in house as well as reduce utility bills

C. Duct System, Chases, and Vents: Cleaning

Recommend annual cleaning of registers, ducts and coils for a clean air house.

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

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

Furnace access panel off

Furnace access panel is off.  Recommend installing panel for safety reasons.

Tools Handyman/DIY
Credit
Comment
4.2.1 - B. Cooling Equipment

Pad Not 3" Above Grade

HVAC pad needs to be 3" above grade.

Contractor Qualified Professional
Credit
Comment
4.2.2 - B. Cooling Equipment

Rusty Drain Pan

Rust/Rusty drain pan.  Recommend replacing.

Fire HVAC Professional
Credit
Comment
4.3.1 - C. Duct System, Chases, and Vents

Duct Leaking

Air supply duct was leaking air. Recommend a qualified HVAC technician or vents & ducts contractor repair.

Fire HVAC Professional
Credit
Comment
4.3.2 - C. Duct System, Chases, and Vents

Dirty Filter

Filter is dirty.  Recommend replacing.

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

Dirty Return Ducts

Return Duct needs to be cleaned

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

Duct Crimped

Duct is crimped or sagging.  Crimped ducts can cause restrictions in air flow.  Recommend correction to provide proper airflow.

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

Duct touching

Duct work should not be touching. Potential for condensation.  

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 X
5.3 C. Water Heating Equipment X
5.4 D. Hydro-Massage Therapy Equipment X X
A. Plumbing Supply, Distribution Systems, and Fixtures: Location of Water Meter
Exterior
B. Drains, Wastes, & Vents: Photos

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

B. Drains, Wastes, & Vents: Comments
C. Water Heating Equipment: Energy Sources
Gas
C. Water Heating Equipment: Capacity
50 Gallons
C. Water Heating Equipment: Photos

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

D. Hydro-Massage Therapy Equipment: Photos

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

D. Hydro-Massage Therapy Equipment: Comments
A. Plumbing Supply, Distribution Systems, and Fixtures: Photos

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

A. Plumbing Supply, Distribution Systems, and Fixtures: Location of Main Water Supply Valve
Garage
A. Plumbing Supply, Distribution Systems, and Fixtures: Static Water Pressure Reading
60
A. Plumbing Supply, Distribution Systems, and Fixtures: Comments
C. Water Heating Equipment: Comments

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

B. Drains, Wastes, & Vents: Sewer Cam

Recommend having a sewer camera inspection for toilets, sinks, tubs, showers, all drains and main sewer line.  This is done by a licensed competent plumber.

C. Water Heating Equipment: Annual Maintenance Flush Needed

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

Here is a DIY link to help

PLUMBING SYSTEMS 22 TAC 535.231(a) (1)The inspector shall: (A) report: (i) location of water meter; (ii) location of homeowners main water supply shutoff valve; and (iii) static water pressure; (B) report as Deficient: (i) the presence of active leaks; (ii) water pressure in excess of 80 PSI; (iii) the lack of a pressure reducing valve when the water pressure exceeds 80 PSI; (iv) the lack of an expansion tank at the water heater(s) when a pressure reducing valve is in place at the water supply line/system, unless the pressure reducing valve automatically allows for thermal expansion; (v) the absence of: (I) fixture shut-off valves; (II) dielectric unions, when applicable; (III) back-flow devices, anti-siphon devices, or air gaps at the flow end of fixtures; and (vi) deficiencies in: (I) water supply pipes and waste pipes; (II) the installation and termination of the vent system; (III) the performance of fixtures and faucets not connected to an appliance; (IV) water supply, as determined by viewing functional flow in two fixtures operated simultaneously; (V) fixture drain performance; (VI) orientation of hot and cold faucets; (VII) installed mechanical drain stops; (VIII) commodes, fixtures, showers, tubs, and enclosures; and (IX) the condition of the gas distribution system. (2) The inspector is not required to: (A) operate any main, branch, or shut-off valves; (B) operate or inspect sump pumps or waste ejector pumps; (C) verify the performance of: (i) the bathtub overflow; (ii) clothes washing machine drains or hose bibbs; or (iii) floor drains; (D) inspect: (i) any system that has been winterized, shut down or otherwise secured; (ii) circulating pumps, free-standing appliances, solar water heating systems, waterconditioning equipment, filter systems, water mains, private water supply systems, water wells, pressure tanks, sprinkler systems, swimming pools, or fire sprinkler systems; (iii) inaccessible gas supply system components for leaks; (iv) for sewer clean-outs; or (v) for the presence or performance of private sewage disposal systems; or (E) determine: (i) quality, potability, or volume of the water supply; or (ii) effectiveness of backflow or antisiphon devices. WATER HEATERS 22 TAC 535.231(b) (1) General requirements. (A) The inspector shall: (i) report: (I) the energy source; (II) the capacity of the units; (ii) report as Deficient: (I) inoperative units; (II) leaking or corroded fittings or tanks; (III) damaged or missing components; (IV) the absence of a cold water shutoff valve; (V) if applicable, the absence of a pan or a pan drain system that does not terminate over a waste receptor or to the exterior of the building above the ground surface; (VI) inappropriate locations; (VII) the lack of protection from physical damage; (VIII) burners, burner ignition devices or heating elements, switches, or thermostats that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor installation; (IX) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; (X) when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement; (XI) the absence of or deficiencies in the temperature and pressure relief valve and discharge piping; (XII) a temperature and pressure relief valve that failed to operate, when tested manually; (B) The inspector is not required to: (i) verify the effectiveness of the temperature and pressure relief valve, discharge piping, or pan drain pipes; (ii) operate the temperature and pressure relief valve if the operation of the valve may, in the inspector's reasonable judgment, cause damage to persons or property; or (iii) determine the efficiency or adequacy of the unit. (2) Requirements for electric units, the inspector shall report deficiencies in: (A) performance of heating elements; and (B) condition of conductors; and (3) Requirements for gas units, the inspector shall report as Deficient: (A) gas leaks; (B) flame impingement, uplifting flame, improper flame color, or excessive scale build-up; (C) the absence of a gas shut-off valve within six feet of the appliance; (D) the absence of a gas appliance connector or one that exceeds six feet in length; (E) gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; (F) deficiencies in: (i) combustion and dilution air; (ii) gas shut-off valves; (iii) access to a gas shutoff valves that prohibit full operation; (iv) gas appliance connector materials; and (v) vent pipe, draft hood, draft, proximity to combustibles, and vent termination point and clearances. HYDRO-MASSAGE THERAPY EQUIPMENT 22 TAC 535.231(c) (1) The inspector shall report as Deficient: (A) inoperative units; (B) the presence of active leaks; (C) deficiencies in components and performance; (D) missing and damaged components; (E) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; and (F) the absence or failure of operation of ground-fault circuit interrupter protection devices; and (2) The inspector is not required to determine the adequacy of self-draining features of circulation systems.

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

Improper Installation

Fixtures were installed improperly. Recommend a qualified handyman or plumber evaluate and repair. 

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

Access Panel

No access panel.  Require minimum 12"x12" access panel

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

Previous sign of leak

Previous sign of leak. No moisture or leak detected at time of inspection

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

Toilet doesn't flush

Toilet doesn't flush.  Recommend having a licensed plumber repair toilet.

Pipes Plumbing Contractor
Credit
Comment
5.2.1 - B. Drains, Wastes, & Vents

Missing Escutcheon

Missing Escutcheon around drain pipe

Tools Handyman/DIY
Credit
Comment
5.2.2 - B. Drains, Wastes, & Vents

Exhaust Vent not a proper angle

Exhaust vent is not at installed with a continuous  upward slope.  Recommend repairing so that the vent has a continuous upward slope from exhaust vent through roof.  Can not have any dips or crimps.

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

Flue Damaged

Water heater flue is damaged.  This needs to be repaired/replaced as toxic gasses may not evacuate and could enter the home.

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

Drain Pan - Debris

Drain pan has debris in it.  Recommend removing all debris from drain pan to promote proper drainage in the event the pan is filled with water.

Tools Handyman/DIY

6 - V. Appliances

IN NI NP D
6.1 A. Dishwashers X X
6.2 B. Food Waste Disposers X
6.3 C. Range Hood and Exhaust Systems X X
6.4 D. Ranges, Cooktops, and Ovens X
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
A. Dishwashers: Photos

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

A. Dishwashers: Comments
B. Food Waste Disposers: Photos

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

B. Food Waste Disposers: Comments
  • Disposal was operating at time of inspection.
C. Range Hood and Exhaust Systems: Photos

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

C. Range Hood and Exhaust Systems: Comments
D. Ranges, Cooktops, and Ovens: Photos

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

E. Microwave Ovens: Photos

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

E. Microwave Ovens: Comments
  • Microwave was operational at time of inspection.
F. Mechanical Exhaust Vents and Bathroom Heaters: Photos

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

F. Mechanical Exhaust Vents and Bathroom Heaters: Comments
G. Garage Door Operators: Photos

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

G. Garage Door Operators: Comments
H. Dryer Exhaust Systems: Photos

SEE ALL PHOTOS AND RECOMMENDATIONS AT MINIMUM:

H. Dryer Exhaust Systems: Comments
  • Recommend annual cleaning of dryer vent.
D. Ranges, Cooktops, and Ovens: Comments

GENERAL PROVISIONS 22 TAC 535.232(a) The inspector is not required to: (1) operate or determine the condition of other auxiliary components of inspected items; (2) test for microwave oven radiation leaks; (3) inspect self-cleaning functions; (4) disassemble appliances; (5) determine the adequacy of venting systems; or (6) determine proper routing and lengths of duct systems. DISHWASHERS 22 TAC 535.232(b) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) rusted, missing or damaged components; (4) the presence of active water leaks; and (5) the absence of backflow prevention. FOOD WASTE DISPOSERS 22 TAC 535.232(c) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) missing or damaged components; and (4) the presence of active water leaks. RANGE HOODS AND EXHAUST SYSTEMS 22 TAC 535.232(d) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) missing or damaged components; (4) ducts that do not terminate outside the building, if the unit is not of a re-circulating type or configuration; and (5) improper duct material.  ELECTRIC OR GAS RANGES, COOKTOPS, AND OVENS 22 TAC 535.232(e) The inspector shall report as Deficient: (1) inoperative units; (2) missing or damaged components; (3) combustible material within thirty inches above the cook top burners; (4) absence of an anti-tip device, if applicable; (5) gas leaks; (6) the absence of a gas shutoff valve within six feet of the appliance; (7) the absence of a gas appliance connector or one that exceeds six feet in length; (8) gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; (9) deficiencies in: (A) thermostat accuracy (within 25 degrees at a setting of 350 F); (B) mounting and performance; (C) gas shut-off valves; (D) access to a gas shutoff valves that prohibits full operation; and (E) gas appliance connector materials. MICROWAVE OVENS 22 TAC 535.232(f) The inspector shall inspect built-in units and report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; and (3) missing or damaged components. MECHANICAL EXHAUST SYSTEMS AND BATHROOM HEATERS 22 TAC 535.232(g) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) missing or damaged components; (4) ducts that do not terminate outside the building; and (5) a gas heater that is not vented to the exterior of the building unless the unit is listed as an unvented type.  GARAGE DOOR OPERATORS 22 TAC 535.232(h) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) missing or damaged components; (4) installed photoelectric sensors located more than six inches above the garage floor; and (5) door locks or side ropes that have not been removed or disabled.  DRYER EXHAUST SYSTEMS 22 TAC 535.232(i) The inspector shall report as Deficient: (1) missing or damaged components; (2) the absence of a dryer exhaust system when provisions are present for a dryer; (3) ducts that do not terminate to the outside of the building; (4) screened terminations; and (5) ducts that are not made of metal with a smooth interior finish.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
6.1.1 - A. Dishwashers

Dishwasher not secured

Dishwasher is not properly secured.  Recommend securing for safety reasons.

Contractor Qualified Professional
Credit
Comment
6.3.1 - C. Range Hood and Exhaust Systems

Improper Installation

Exhaust vent was improperly installed.  Recommend repairing for proper exhaust of stove.

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

Anti-Tipping

Oven/Stove is missing anti-tipping bracket to secure it to the wall.  Recommend installing for safety reasons.

Contractor Qualified Professional
Credit
Comment
6.6.1 - F. Mechanical Exhaust Vents and Bathroom Heaters

Noisy Exhaust Fan

Exhaust Fan had excessive noise when turned on.  Recommend replacing as it could be at the end of its life.

Tools Handyman/DIY
Credit
Comment
6.7.1 - G. Garage Door Operators

Loud Noises

Loud grinding or squaling observed when opening/closing garage door. This can be due to dirt or debris in the track or lack of lubrication. Recommend cleaning the track and lubricating. 

Here are some troubleshooting tips before calling a garage contractor. 

Garage Garage Door Contractor