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1234 Main St.
Melissa TX 75454
03/23/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
23
Recommendations
2
Safety hazards

1 - Information

In Attendance
Owner
Occupancy
Furnished
Style
Multi-level
Temperature (approximate)
50 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Clear
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

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
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
Binoculars, Ground, Ladder, Roof
C. Roof Covering Materials: Roof Condition

Roof appears to be performing it's intended purpose. 

D. Roof Structure & Attic: Material
OSB, Wood
D. Roof Structure & Attic: Type
Combination
D. Roof Structure & Attic: Viewed From
Attic
E. Walls (Interior and Exterior): Material
Brick, Drywall
A. Foundations: Foundation Condition

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

D. Roof Structure & Attic: Approximate Average Depth of Insulation
Attic
14 Inches

Attic appears to be adequately insulated. Fiberglass insulation is at an average of 14 inches deep. 

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

Corner Pop
Northwest

One or more corners of the foundation had cracking and/or damage. This is cosmetic in nature and does not effect the overall integrity of the foundation. However, the inspector recommends having corner pops repaired to prevent future damage to the brick siding. 

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

Low Soil Level

Low soil level on foundation. Recommend back-filling area to allow 4-6 inches of foundation to be visible above grading.

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

Seal Exterior Penetrations
West

Exterior wall penetrations had gaps that should to be sealed with an appropriate sealant to prevent moisture and insect entry.

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

Cracks - Minor
North

Minor cracking was observed in drywall throughout the home. This is common and is cosmetic in nature. 

Paint roller Painting Contractor
Credit
Comment
2.5.3 - E. Walls (Interior and Exterior)

Cracks in Brick and Mortar
Multiple Locations

At time of inspection, there were one or more minor cracks in brick and mortar. 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)

Moisture Damage- Active Leak
Multiple Locations

A stain on the wall was visible at the time of the inspection and appeared to be the result of moisture intrusion. The moisture meter showed elevated moisture levels in the affected areas at the time of the inspection, indicating that the leakage has been recent. 

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

Trim Caulking
Garage Door

One or more locations need caulking replaced around trim/molding to prevent moisture and/or pest intrusion.

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

Vegetation/Structure Contact
Front Porch

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

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

Trim Boards Need Replacing
Above Garage Door

Overhead board above the garage door has a large gap above it. It appears as though the board was installed that way when the home was built. 

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

Trim Needs Paint
Garage Door

Garage door trim needs touch-up paint where cracks are present. This will help prevent moisture intrusion and significantly prolong the life of the boards.

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

Missing Frieze Board
South Roofline

Missing small frieze board on the front of the home. It appears as though one was never installed. 

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

Ceiling - Minor Damage
Master Bedroom

Minor damage/cracking to the ceiling was visible at the time of the inspection. This is possibly from stepping on the sheet rock, or dropping something on it, while walking in the attic.

Putty knife Drywall Contractor
Credit
Comment
2.7.1 - G. Doors (Interior and Exterior)

Weatherstripping/Door Sweep Insufficient

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

Here is a DIY guide on weatherstripping

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

Door is Binding
Front Door

Door sticks and is tough to open and close. 

Here is a helpful DIY article on how to fix a sticking door. 

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

Gate Latch
West

Gate does not latch properly without manipulating it.

Tools Handyman/DIY
Credit
Comment
2.8.1 - H. Windows

Caulking
Multiple Locations

One or more windows need new caulking to prevent moisture intrusion. This applies to both the inside and outside. Some examples are listed below.

Tools Handyman/DIY
Credit
Comment
2.10.1 - J. Fireplaces and Chimneys

Would Not Light
Living Room

At time of inspection,  the gas fireplace would not light.

Fire Fireplace Contractor

3 - II. Electrical Systems

I NI NP D
3.1 A. Service Entrance and Panels X
3.2 B. Branch Circuits, Connected Devices, and Fixtures X X
B. Branch Circuits, Connected Devices, and Fixtures: Type of Wiring
Copper
A. Service Entrance and Panels: 200 AMP

200 AMP box located in garage.

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

Panel Missing Screws
Garage

One screw is missing on panel.

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

Loose Outlet
North

One or more electrical receptacles in the home were improperly secured and moved when plugs were inserted. Receptacles should be securely installed to prevent fire, shock and/or electrocution hazard.

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

Exterior Light Not Sealed
South

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

Tools Handyman/DIY

4 - III. Heating, Ventilation & Air Conditioning Systems

I NI NP D
4.1 A. Heating Equipment X
4.2 B. Cooling Equipment X
4.3 C. Duct System, Chases, and Vents X
A. Heating Equipment: Energy Source
Electric
A. Heating Equipment: Type of System
Heat Pump
B. Cooling Equipment: Type of System
Electric, Central Air Conditioner, Heat Pump
A. Heating Equipment: Brand
Carrier
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.

Outside Temp Too Low to Operate

At time of inspection, the outside temperature was too low to operate the air conditioner. Operating the air conditioner when outside temperature is below 65 degrees can damage the compressor. Only a visual inspection of the components was performed.

B. Cooling Equipment: Low Temperature

The air-conditioning system was not tested because the outside temperature was below 65 degrees F. and to test it would risk damaging the coils. The Inspector recommends having the system inspected by a qualified HVAC specialist before the expiration of your Inspection Objection Deadline.

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

Drip Pan Debris
Attic

Secondary drip pan contains debris which can clog the drain line. If drain gets clogged it can result in overflowing the pan which will cause moisture damage to surrounding area. Recommend cleaning drip pan.  

Wrench DIY

5 - IV. Plumbing Systems

I NI NP D
5.1 A. Plumbing Supply, Distribution Systems, and Fixtures X
5.2 B. Drains, Wastes, & Vents X
5.3 C. Water Heating Equipment X
5.4 D. Hydro-Massage Therapy Equipment X
Static Water Pressure Reading
Northeast
55
A. Plumbing Supply, Distribution Systems, and Fixtures: Material - Distribution
Pex
A. Plumbing Supply, Distribution Systems, and Fixtures: Material - Water Supply
PVC
B. Drains, Wastes, & Vents: Drain Size
2"
B. Drains, Wastes, & Vents: Material
PVC
C. Water Heating Equipment: Manufacturer
RUUD
C. Water Heating Equipment: Capacity
50 Gallons
C. Water Heating Equipment: Location
Garage
C. Water Heating Equipment: Two Water Heaters

This home had two water heaters.

Location of Main Water Supply Valve
Front yard
Location of Water Meter
Front Yard
Exterior
Acceptable Water Pressure

Water pressure within acceptable limits of 40-80 psi.

C. Water Heating Equipment: Power Source
Electric
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

Missing Backflow Device
Southwest

Back-flow device not installed on exterior spigot. Recommend installing back-flow device to prevent cross contamination of the potable water supply system.

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

Hose Bib Not Secured
Multiple Locations

Recommend securing both hose bibs so they do not move. Any movement of these also cause the pipe in the wall to move. Over time, this can cause the pipes to leak.

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

Hose Bib Threads Stripped
South

Stripped threads were found on hose bib.

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
D. Ranges, Cooktops, and Ovens: Range/Oven Energy Source
Gas
C. Range Hood and Exhaust Systems: Exhaust Hood Type
Vented
D. Ranges, Cooktops, and Ovens: Range/Oven Brand
Whirlpool
E. Microwave Ovens: Tested Microwave

Built-in microwave oven tested using normal operating controls. Unit was tested by boiling water. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, you should seek further evaluation by qualified technician prior to closing.

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. All work should be performed by a qualified contractor.


A. Dishwashers: Dishwasher Full

Dishwasher was full of dishes. Could not operate dishwasher to determine if it is functional.

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

Sensors Too High

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

Contractor Qualified Professional