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1234 Main St.
Melissa, TX 75454
07/19/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
34
Recommendations
5
Safety hazards

1 - Information

In Attendance
Owner
Occupancy
Occupied
Style
Multi-level
Temperature (approximate)
70 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Clear
Home Faces
East

This is the direction the house is assumed to be facing, regardless of the actual direction the home is facing, in order to simplify orientation in this report.

Mold Disclaimer

We do not test or inspect for mold or measure indoor air quality, which the Consumer Product safety Commission ranks high among potential contaminants. Regardless, a person's health is a truly personal responsibility, and inasmuch as we not inspect for mold or test for other environmental contaminants we recommend that you schedule an inspection by an environmental hygienist before the close of escrow. And this would be imperative if you or any member of your family suffers from allergies or asthma, and could require the sanitizing of air ducts and other concealed areas. Here's the EPA's website on mold.

 Note: Mold cannot exist without moisture. Therefore, any moisture whatsoever, whether it be from inadequate grading and drainage, a leaking roof, window, or door, or moisture from a faulty exhaust vent, a condensate pipe, an evaporator coil, or a component of a plumbing system should be serviced immediately, or the potential for mold contamination will remain. 

Shingle Installation Disclaimer

A huge number of different types and models of asphalt shingles have been produced and installed over the years. Shingles vary in material design and quality, in installation quality, installation requirements, and performance characteristics. For optimum performance, and for shingle manufacturer's warranties to remain in effect, asphalt shingles must be installed according to the manufacturer's recommendations, which often vary from one manufacturer to another, and even between different shingle models produced by the same manufacturer. Because of the many different installation requirements for the different types of shingles, confirmation of proper installation requires inspection by a qualified specialist, can often require research, and exceeds the scope of the General Home Inspection.


No Destructive Testing or Research Performed on Roof

Although the Inspector inspects the roof to the best of his ability, the General Home Inspection does not include destructive testing or research. We disclaim responsibility for confirming installation according to the manufacturer's installation recommendations of roofing components including, but not limited to, shingles, underlayment, flashing and fasteners. Inspection of these components is limited to compliance with widely accepted general best practices.

Slab On Grade Foundation

This residence has a bolted, slab foundation. Such foundations are the most modern, but they can vary considerably from older ones that have no moisture barrier beneath them and no reinforcing steel within them to newer ones that have moisture barriers beneath them and adjustable reinforcing steel within them. This type is called a post-tension slab, but is often impossible to distinguish one slab type from another in which even the size and spacing of the bolts can vary, although most are concealed. Our inspection of slabs conforms to industry standards. We examine the visible portion of the stem walls on the exterior of the structure for any evidence of significant cracks or structural deformation. However, we do not move furniture or lift carpeting and padding to look for cracks, and we do not use any specialized tools or measuring devices to establish relative elevations or determine any degree of differential settling. Significantly, many slabs are built or move out of level, but the average person would not realize this until there is a difference of more than one inch in twenty feet, which most authorities describe as being tolerable. Interestingly, many slabs are found to contain cracks when the carpet and padding are removed, but there is no absolute standard for evaluating them. However, those that are less than 1/4" and which exhibit no significant vertical or horizontal displacement are not regarded as being structurally threatening. They typically result from common shrinkage, but can also be caused by a deficient mixture of concrete, deterioration through time, seismic activity, adverse soil conditions, and poor drainage, and if they are not sealed they can allow moisture to enter a residence, and particularly if the residence is surcharged by a hill or a slope, or if downspouts discharge adjacent to the slab. However, in the absence of any major defects, we may not recommend that you consult with a structural engineer or a foundation contractor, but this should not deter you from seeking the opinion of any such expert

HVAC Temperature Gradients

Although (conditions permitting) the inspection of the air-conditioning and heating systems includes confirming cool/hot air flow at registers, the General Home Inspection does not include confirmation of even temperature distribution throughout the home. Multiple-level homes with open staircases may experience significant temperature differences between upper and lower levels. Especially in homes with an open central stairwell, there will often be a noticeable temperature gradient, with the top floor being warmest and the lowest floor being coolest. This will be especially true in homes in which the cooling system was not designed and installed during original construction of the home. Ducts designed primarily for heating may not work well for cooling due to differences in air density between warm and cold air. 

You may need to adjust some vents to force a greater flow of air into some areas during specific periods of the day to cool or heat specific areas or rooms to your satisfaction. The system must be adjusted to adapt to changing conditions. Adjusting the cooling system lies beyond the scope of the General Home Inspection. Under some circumstances, the cooling system may not cool upper floors to your satisfaction. You should ask the sellers if this has been a problem in the past. Methods exist to deal with inadequate air distribution and an HVAC contractor would be able to give you an idea of options and costs. 


2 - I. Structural Systems

I 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 Structure & Attic X
2.5 E. Walls (Interior and Exterior) X 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
Inspection Method
Attic Access, Visual
A. Foundations: Type of Foundation(s)
Concrete, Slab on Grade
C. Roof Covering Materials: Types of Roof Covering
Asphalt
C. Roof Covering Materials: Viewed From
Roof
D. Roof Structure & Attic: Attic Space Viewed From
Attic
E. Walls (Interior and Exterior): Material
Brick, Wood, Drywall, Fiberboard Siding
A. Foundations: Foundation Condition

Slab on grade foundation appears to be performing it's intended purpose. Any deficiencies noted by the inspector will be found further in the report.

C. Roof Covering Materials: Roof Condition

Overall, at the time of inspection, the roof appeared to be performing it's intended purpose. However, there did appear to be hail damage in multiple locations of the roof which may result in water intrusion in the future. Any noted deficiencies will be annotated further in the report.

D. Roof Structure & Attic: Approximate Average Depth of Insulation
15 Inches
  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
2.1.1 - A. Foundations

Corner Wedge Crack

One or more corners of the foundation had cracking and/or damage. This is cosmetic in nature, common and does not effect the overall integrity of the foundation. However, the Inspector recommends having corner wedge cracks repaired to prevent damage to the brick siding that rests directly above the corner of the foundation. 

Brick Masonry, Concrete, Brick & Stone
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Comment
2.2.1 - B. Grading and Drainage

Damaged Gutter/Drain
Southwest

General gutter/drain damage noted in one or more locations. Recommend repair to ensure proper water drainage.

Gutter Gutter Contractor
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Comment
2.2.2 - B. Grading and Drainage

Improper Soil Level
Multiple Locations

At the time of inspection, there was an improper amount of soil around one or more areas of the foundation. The Inspector recommends allowing 4-6 inches of foundation to be visible above the grading. Too much soil may allow water intrusion into the structure. Too little soil can result in erosion under the foundation and lead to foundation issues.

Yard scissors Landscaping Contractor
Credit
Comment
2.2.3 - B. Grading and Drainage

Loose Gutters
Southwest

The gutters were were loose/not properly secured in on or more locations.

Gutter Gutter Contractor
Credit
Comment
2.2.4 - B. Grading and Drainage

Sidewalk Settling
Front Porch

Sidewalk settling noted near the front porch. This is a trip hazard and should be repaired. It's likely caused by the absence of rebar in this location from when the sidewalk was originally poured.

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

Damaged Coverings
Roof

Roof coverings exhibited general damage that could affect performance. This damage is likely hail damage. Multiple homes in this area were affected by hail within the past year. 

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

Exposed Nails
Roof

Under-driven or exposed nails/screws were found in one or more roof coverings, which may result in water intrusion in these areas.

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

Flashing Sealant
Multiple Locations

In several locations, caulking/sealant on flashing is in need of replacement. One example is shown above.

Roof Roofing Professional
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Comment
2.5.1 - E. Walls (Interior and Exterior)

Exterior Gaps/Holes- Sealant Needed
South

Exterior wall had gaps/holes that should to be sealed with an appropriate sealant to prevent moisture/pest entry.

Wrenches Handyman
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Comment
2.5.2 - E. Walls (Interior and Exterior)

Rot in Trim Boards
Roof

In one or more locations, a trim board showed evidence of rot and is in need of repair/replacement. If not repaired, rotting trim/siding boards can spread rot to the structural wood framing behind it.

Hammer Carpentry Contractor
Credit
Comment
2.5.3 - E. Walls (Interior and Exterior)

Cracks in Brick/Mortar-Minor
Multiple Locations

At time of inspection, there were one or more minor cracks in the brick and mortar siding. These appear to be mostly cosmetic in nature, however, should be repaired to prevent moisture intrusion and further damage. 

Brick Masonry, Concrete, Brick & Stone
Credit
Comment
2.5.4 - E. Walls (Interior and Exterior)

Trim/Molding Caulking
Multiple Locations

One or more locations need caulking replaced around trim/molding to prevent moisture intrusion and rot to the trim/molding and/or underlying framing. Some examples are shown above.

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

Vegetation/Structure Contact
Multiple Locations

Trees/shrubs in contact with exterior structure. Recommend trimming shrubs/trees away from structure to help prevent mechanical, moisture and pest damage to the structure. 

Grass Lawncare Professional
Credit
Comment
2.5.6 - E. Walls (Interior and Exterior)

Expansion Joint Caulking
Multiple Locations

In all locations, the brick siding expansion joint caulking is deficient and in need of repair/replacement.  

Wrenches Handyman
Credit
Comment
2.5.7 - E. Walls (Interior and Exterior)

Rusted Lintel
Multiple Locations

One or more lintels are rusting and need to have the rust removed and then painted to prevent future damage. Rusting lintels can cause damage to the surrounding brick/stone. Once corrosion begins, rust is produced, which occupies up to six times the original volume of the steel. The expansion of volume leads to cracking of masonry. A couple of examples are shown above.

Paint roller Painting Contractor
Credit
Comment
2.6.1 - F. Ceilings and Floors

Nail Pop
Multiple Locations

One or more nail pops observed throughout the home. Nail pops are common and usually cosmetic in nature. One example is shown above. Here's a helpful DIY article on how to repair them: Nail Pop Repair.

Tools Handyman/DIY
Credit
Comment
2.6.2 - F. Ceilings and Floors

Interior Cracks - Minor
Dining Room Multiple Locations

Minor cracking was observed in the drywall throughout the home. They're usually caused by normal contracting and expanding wood framing and/or minor settlement. They're cosmetic in nature. An example or two is shown above.

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

Weatherstripping/Door Sweep Insufficient
Front Door

One or more doors had deficient weatherstripping and/or door sweeps. This can result in energy loss and/or moisture/pest intrusion. 

Here is a DIY guide on weatherstripping

Tools Handyman/DIY
Credit
Comment
2.8.1 - H. Windows

Damaged Window Screen
Multiple Locations

One or more window screens were damaged at the time of inspection.

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

Caulking
Multiple Locations

One or more windows need caulking to prevent moisture intrusion. This applies to both the interior and exterior. A couple of examples are shown above. The Inspector recommends checking all windows and caulking them where needed. 

Wrenches Handyman
Credit
Comment
2.8.3 - H. Windows

Failed Seal
Multiple Locations

Observed condensation and/or discoloration between the window panes, which indicates a failed seal. Recommend qualified window contractor evaluate & replace.

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

Window Sill Mortar
Multiple Locations

One or more brick window sills have cracked bricks and/or mortar. Cracks in brick window sills are very common. If they are not repaired they may result in moisture intrusion which can lead to structural damage.

Brick Masonry, Concrete, Brick & Stone
Credit
Comment
2.8.5 - H. Windows

Moisture Intrusion
2nd Floor Northeast Bedroom

At the time of inspection, there was evidence of moisture intrusion around one or more windows. If not corrected, moisture intrusion can lead to mold growth and extensive repairs in sheet rock and window frames.

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

Cracked Mortar
Multiple Locations

Mortar is cracked on top of multiple windows. This is very common in homes this age. Theses cracks should be repaired to prevent moisture intrusion and further damage. One example is shown above.

Contractor Qualified Professional
Credit
Comment
2.10.1 - J. Fireplaces and Chimneys

Creosote Buildup
Living Room

The chimney had a layer of creosote, so underlying structure couldn't be inspected for cracks. A buildup of creosote is a fire hazard. The chimney should be cleaned prior to using the fireplace.

Fireplace Chimney Sweep
Credit
Comment
2.10.2 - J. Fireplaces and Chimneys

Chimney Damage
Roof

General deterioration noted on chimney in several locations. Some of this may be from hail and some from normal wear. Noted further in the report, there were indications of leaks in the attic coming from around the chimney.

Fireplace Chimney Repair Contractor
Credit
Comment
2.10.3 - J. Fireplaces and Chimneys

Leak At Chimney
Attic

There was evidence of water intrusion coming from the top of the chimney pipe in the attic where the pipe penetrates the roof. It appeared as the though the water had run down the pipe and into the fireplace area. Once all rooftop repairs are made to the chimney, flashing around the chimney and the shingles, the problem will likely be resolved but should be monitored for any more leakage.

Contractor Qualified Professional
Credit
Comment
2.10.4 - J. Fireplaces and Chimneys

Flashing Leak
Attic/Roof

Water intrusion was also noted in the attic around the chimney flashing area. This leak is likely coming from defective rooftop flashing around the base of the chimney.

Roof Roofing 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
B. Branch Circuits, Connected Devices, and Fixtures: Type of Wiring
Romex, Copper
A. Service Entrance and Panels: 200 AMP Panel

A 200 AMP box located was located in the garage.

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

Electrical Panel- Inadequate Clearance
Garage

The service panel did not have proper clearances to provide quick access for an emergency disconnect. The clear working space required in front of a panel is 30" wide by 36" deep with a minimum headroom clearance of 6 feet-6 inches.


Tools Handyman/DIY
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Comment
3.2.1 - B. Branch Circuits, Connected Devices, and Fixtures

Exterior Light Not Sealed
West

One or more exterior lights need to sealed with caulk to prevent moisture intrusion.

Tools Handyman/DIY
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Comment
3.2.2 - B. Branch Circuits, Connected Devices, and Fixtures

Cover Plates Damaged

One or more electrical receptacle/switch cover plates were damaged and in need of replacement. This is a potential shock/electrocution hazard. 

Electric Electrical Contractor

4 - III. Heating, Ventilation & Air Conditioning Systems

I 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 X
A. Heating Equipment: Type of System
Gas-Fired Heat, Forced Air
A. Heating Equipment: Energy Source
Gas
B. Cooling Equipment: Type of System
Electric Central Air Conditioner
B. Cooling Equipment: Two Units Installed

This home is equipped with two AC units.

Annual Service Recommended

The inspector recommends that the HVAC system be inspected and serviced annually by a qualified HVAC professional. Routine cleaning and maintenance will help ensure peak performance and may also prolong the life of the unit. Here' a helpful guide and HVAC maintenance checklist.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
4.2.1 - B. Cooling Equipment

Refrigerant Line Insulation
South

Missing or damaged insulation on refrigerant line can cause energy loss and condensation. Recommend installing/replacing insulation.

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

Condenser Fin Damage
South

At time of inspection, there was minor damage to some of the condenser fins.  

Th Heating and Cooling Contractor
Credit
Comment
4.3.1 - C. Duct System, Chases, and Vents

Hail Damage
Roof

Several vents on the roof had evidence of minor hail damage. 

Roof Roofing Professional

5 - IV. Plumbing Systems

I 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
Location of Emergency Shutoff Valve
None Located
B. Drains, Wastes, & Vents: Drain Size
2"
B. Drains, Wastes, & Vents: Material
PVC
C. Water Heating Equipment: Type
Conventional
C. Water Heating Equipment: Power Source
Gas
C. Water Heating Equipment: Capacity
50 Gallons
C. Water Heating Equipment: Location
Attic
Location of Main Water Supply Valve
Front yard
Location of Water Meter
Exterior
Static Water Pressure Reading
75 psi

The range of acceptable water pressure is 40-80 psi.

C. Water Heating Equipment: Two Water Heaters

This home is equipped with two water heaters. The capacity listed above is for each water heater.

C. Water Heating Equipment: Annual Maintenance Flush Recommended

Water heaters should be flushed annually to prevent sediment buildup and maintain efficiency. Recommend a qualified plumber service and flush if it has been over a year since last serviced. 

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

Sink Stopper Leaked
Multiple Locations

One or more sink stoppers leaked, not allowing the sink to hold water. 

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

Shower Grout- Cracked/Missing
2nd Floor Bathroom

In one or more locations a shower had cracked and/or missing tile grout. Recommend repairing grout to prevent moisture intrusion behind the tiles.

Tools Handyman/DIY
Credit
Comment
5.3.1 - C. Water Heating Equipment

Vent Loose
Attic

South hot water heater vent is disconnected from top of hot water heater and was rattling due to the wind.

Pipes Plumbing Contractor
Credit
Comment
5.3.2 - C. Water Heating Equipment

Corroded Connection
Attic

One or more water heater connections were corroded and need further evaluation to determine cause and remedy. 

Pipes Plumbing Contractor

6 - V. Appliances

I NI NP D
6.1 A. Dishwashers X
6.2 B. Food Waste Disposers X
6.3 C. Range Hood and Exhaust Systems X
6.4 D. Ranges, Cooktops, and Ovens X
6.5 E. Microwave Ovens X
6.6 F. Mechanical Exhaust Vents and Bathroom Heaters X
6.7 G. Garage Door Operators X X
6.8 H. Dryer Exhaust Systems X
C. Range Hood and Exhaust Systems: Exhaust Hood Type
Re-circulate
D. Ranges, Cooktops, and Ovens: Cooktop Energy Source
Gas
D. Ranges, Cooktops, and Ovens: Oven Energy Source
Gas
G. Garage Door Operators: Number of Automatic Garage Door Openers
one
H. Dryer Exhaust Systems: Dryer Vent Visual Inspection

The dryer vent was examined visually only. A visual examination will not detect the presence of lint accumulated inside the vent, which is a potential fire hazard.  The Inspector recommends that you have the dryer vent cleaned at the time of purchase and annually in the future to help ensure that safe conditions exist. Lint accumulation can occur even in approved, properly installed vents. 


  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
6.7.1 - G. Garage Door Operators

Sensors Too High
Garage

Garage door sensors were too high. Should be 6 inches from the garage floor to prevent children from being able to get under the sensors. Recommend moving sensors down to 6 inches above the garage floor.

Tools Handyman/DIY