Foundation inspections are limited to observation of accessible interior and exterior structural components. 

No engineering studies or measurements are made.

Factors preventing accurate assessment of structural conditions include but are not limited to paint, repairs, surfaces hidden by floor or wall coverings, furnishings, foliage, and masonry.

General lot drainage and slope is inspected by visual means only (no measuring devices are used-such means and devices are beyond the scope of our inspection). The findings are, to a great extent, subjective. Our evaluation of the slope of the grade and lot drainage is a visal review and represents the opinion of the inspector based on his personal experience with similar homes. The inspection does not predict or guarantee future performance. If actual measurements and a professional drainage evaluation are desired, a qualified engineer should be consulted.

Inspection of the homes grading and drainage is done by a visual observation of the site around the structure, including surface grade, rain gutters and down spouts, etc. Any visible conditions or symptoms that may indicate a situation that may adversely affect the foundation or indicate water penetration are noted. No soil, topographical or flood plain studies are performed.

Roof inspections are limited to visual observations of the accessible surfaces. The roof is inspected from the roof level, only if in the opinion of the inspector it can be done safely and without damaging the roof. Certain types of damage and/or poor workmanship (e.g., improper fastening, manufacturer defects, improper installation etc) may not be apparent during a non-invasive, visual only inspection. As such the inspector cannot guarantee that the roof will be free of leaks, nor can the inspector determine the remaining service life of the roof covering. If deficiencies are noted and/or you have concerns about life expectancy, insurability or potential for future problems, we highly recommend consulting with a Qualified Roofing Contractor prior to the expiration of any warranty or option period.  

Notice: Life expectancy of the roofing material is not covered by this property inspection report.  If any concerns exist about the roof covering life expectancy or potential for future problems, a roofing specialist should be consulted.  The Inspector cannot offer an opinion or warranty as to whether the roof has leaked in the past, leaks now, or may be subject to future leaks, either expressed or implied.  
The inspection of this roof may show it to be functioning as intended or in need of minor repairs. This inspection does not determine the insurability of the roof. You are strongly encouraged to have your Insurance Company physically inspect the roof, prior to the expiration of any time limitations such as option or warranty periods, to fully evaluate the insurability of the roof.

It was raining or had recently rained at the time the roof was inspected. A wet roof can hide flaws. If there are any concerns the buyer is encouraged to have the roof further evaluated by a qualified roofing company.

Almost all attics have spaces which are inaccessible to inspection, whether due to stored items, duct-work, mechanical equipment, roof structural components, roof geometry (e.g., eaves). Areas which cannot be readily or safely accessed are not inspected.

In accordance with industry standards, the inspection is limited to only those surfaces that are exposed and readily accessible. The Inspector does not move furniture, lift floor-covering materials, or remove or rearrange items within closets or on shelving. On your final walk through, or at some point after furniture and personal belongings have been removed, it is important that you inspect the interior portions of the residence that were concealed or otherwise inaccessible at the time of the inspection. Contact the Inspector immediately if any adverse conditions are observed that were not commented on in your inspection report.

In the event the residence was furnished at the time of the inspection and portions of the interior were hidden by the occupant's belongings. In accordance with industry standards, the inspection is limited to only those surfaces that are exposed and readily accessible. The Inspector does not move furniture, lift floor-covering materials, or remove or rearrange items within closets or on shelving. On your final walk through, or at some point after furniture and personal belongings have been removed, it is important that you inspect the interior portions of the residence that were concealed or otherwise inaccessible at the time of the inspection. Contact the Inspector immediately if any adverse conditions are observed that were not commented on in your inspection report.

Inspection of ceilings and floors focuses on structural performance and water penetration issues. The condition of surface finishes and cosmetic blemishes are not noted, except where they may contribute to or be symptomatic of other problems. Areas concealed within finished spaces are not accessible and are beyond the scope of an inspection. Home furnishings, artwork, personal items, etc. can obscure damage, water stains, previous repairs, etc., and prevent assessment in these areas.

Doors which are obstructed by furnishings or stored items may not be accessible to inspection The inspector does not move furniture or stored items to inspect behind them. Interior doors which are locked and exterior doors which have no readily available key may not be opened.

Signs of lost seals in the thermal pane windows may appear and disappear as temperature and humidity changes. Some windows with lost seals may not be evident at the time of this inspection, some that are noted in the inspection may not be evident later.  Windows are checked in a non-exhaustive manner for obvious fogging.  When lost thermal pane window seals were noted, we recommend all windows be rechecked by a window specialist for further evaluation prior to the expiration of any time limitations such as option or warranty periods.

Our ability to visually detect failed thermal pane window sections in the early stages of seal failure is greatly influenced by outside lighting conditions, cleanliness of the windows, and the presence of screens.

NOTE: The absence of labeled safety glass does not necessarily mean the installed glass is not rated as safety glass. In accordance with the TREC standards we do look for identifying labels where required, but do not definitively test glass surfaces for proper certification when no obvious labels are visible.

Special equipment and methods are needed to thoroughly inspect the interior of a chimney or fireplace vent. Typically only a small portion of the interior is visible to the home inspector. Thorough inspection of chimneys, flues, liners and vents can only be carried out by a qualified chimney sweep.

There are gas logs installed in the firebox at the time of this inspection. I was unable to view the floor of the firebox at the time of this inspection.

Inspection of the electrical service system is limited to visible and accessible components of the entrance cable, meter box, service panel and the visible portions of the wiring. A large portion of the electrical system is hidden behind walls and ceilings and not all the conditions relating to these inaccessible areas can be known. While some deficiencies in an electrical system are readily discernible, not all conditions that can lead to the interruption of electrical service, or that may be hazardous, can be identified though a visual inspection. Auxiliary electrical systems such as generators and transfer switches are not inspected. No assessment as to the adequacy of the service capacity relative to current or future consumption is performed. Length of embedded or buried equipment grounding electrodes cannot be determined by visual observation. No resistance measurement of equipment grounding electrodes is performed. Lightning arrestor systems and solar panels are not inspected. No assertion as to the insurability of the property is made.

Not all electrical components are visible to the inspector. The inspector will report deficiencies that are visible at the time of the inspection.  If deficiencies are noted, or if there are any questions or concerns you are advised to have a licensed electrician fully evaluate the homes electrical system prior to the expiration of any warranty or option period.   

Electrical devices in a home typically use either 120 or 240 volt electricity. General purpose circuits (lighting, receptacles, fans, etc.) require 120 volts. The major appliances such as clothes dryers, kitchen ranges, electric water heaters, air conditioners, and electric heating units require 240 volts. Inspection of the electrical distribution system is limited to the visible and accessible components of the distribution wiring, receptacles, switches and other connected devices. The majority of the electrical distribution system is concealed behind walls and ceilings and their conditions are not known. The lack of GFCI, protection in presently required locations regardless of the homes age are noted, as required by the Texas Real Estate Commission. Low voltage and ancillary electrical systems such as landscape lighting, generators, etc. are not inspected. Inspection of the doorbells and chimes is limited to testing the operation of the chimes and the physical condition, function, and installation of the doorbell button. Inspection and testing of Intercom systems are not included in this inspection.

In furnished homes all switches and receptacles may not be accessible for inspection or testing.  Receptacles located in garage ceilings and exterior soffits are not individually tested.

Inspection of low-voltage or decorative lighting lies beyond the scope of the General Home Inspection.
You may wish to have the functionality of any such lighting demonstrated by the seller.

Smoke detectors are tested using the manufacturer supplied test button only. This inspection does not include testing units with actual smoke.  It is suggested that home buyers spend some time with the current owner or builder to further understand the operation of this system and, if possible, to obtain all manufacturer's literature. Also, keep in mind that most of these systems do require regular maintenance to assure proper and dependable operation.

The installation of smoke alarm(s) is required inside of all bedrooms and in any rooms designated for the purpose of sleeping, and outside within the proximity of the doors to those rooms. Test all alarms and detectors weekly or monthly per manufacture instructions. The installation of carbon monoxide (CO) detector(s) is required in homes with fuel-fired appliances at every floor elevation and any areas where fuel-fired equipment is located. The installation of Type ABC fire extinguisher(s) at the kitchen, laundry, and garage, if applicable, is also advised. Test all of these devices monthly. Install new batteries semi-annually. Initiate and practice plans of escape and protection for all occupants in case any emergencies arise. Failure to repair defective or install absent alarms, detectors, and other safety equipment immediately can result in serious injury or death. For further information about fire safety and CO poisoning, consult your local fire department and your equipment manufacture(s), and read these links: www.cpsc.gov/CPSCPUB/PUBS/464.pdf, www.carbonmonoxidekills.com, www.nfpa.org/index.asp, and www.usfa.dhs.gov/downloads/pyfff/inhome.html.

Carbon Monoxide Alarms
Smoke is heated and rises, thus smoke detectors are placed on the ceiling.  Carbon Monoxide, on the other hand, mixes with our air, and stays closer to the ground.  For this reason it is advised that CO detectors should be mounted at Knee Height (nose level for the average person sleeping).  The Center for Disease Control (CDC) recommends replacing CO alarms every 5 years.   Carbon Monoxide Alarms are tested with the manufacturer test button only. 

This inspection is a visual observation of components present at the time of the inspection. We do not dismantle components. Current day heat exchangers are sealed units and are not visible for inspection. Heat Pumps are not operated when outdoor temperatures are above 60 degrees due to damage that may occur to the heat pump system

Some key components of heating units cannot be accessed without extensive disassembly of the unit. Heat exchangers cannot be fully visually inspected without disassembly. Disassembly beyond removing of regular service panels is beyond the scope of a home inspection.

A visual observation of all accessible components are inspected. The cooling system will be checked for correct operation. A measurement of the Delta-T checked at the return and supply air vents only will be measured. The cooling equipment will not be operated when the outdoor temperatures fall below 60 degrees due to damage that may occur to the cooling equipment during operation.

Some of the duct work is in areas of the attic that are not readily accessible.  Not all of the duct work is visible.  Some duct work, by design, is hidden in the walls and ceilings.  Only visible ductwork is inspected.

Water softeners, treatment and filtration type equipment are not checked / inspected. This inspection excludes all underground piping. Piping concealed in chases, under insulation, inside walls, etc, cannot be directly, visually inspected. Supply and service valves are not operated.

Much of the gas delivery system is typically concealed from inspection underground, inside walls, under attic insulation, etc. This inspection is restricted to only those components that are readily visible and accessible at the time of the inspection. This inspection specifically excludes: Concealed and underground piping; Pressure testing of the gas delivery system; Verification of gas delivery pressures; Disconnecting any gas piping or connectors; Manipulation or operation of gas supply valves; any activity that requires a plumbing license to perform in the state of Texas.

Laundry connection faucets and drains are visually inspected only. The faucets are not operated due to the damage that may occur during testing. The refrigerator water supply line and valve are not inspected.  If the inspector finds the water supply valve shutoff to any appliance, no attempt is made to turn the supply on.  

NOTE: If a fire suppression system is installed, fire suppression systems are outside the permitted license of inspection for Texas home inspectors. Fire suppression systems, inspection, repair and evaluation should be performed by a certified, licensed Texas Fire Marshall or Texas certified, licensed fire suppression system specialist.

Clean-outs are located around the outside of the structure.  Waste lines appeared to be in satisfactory condition the time of inspection. None of the waste lines were not fully visible at the time of the inspection. The inspector is unable to determine the condition of underground drain lines. At the time of inspection, the water is run at multiple fixtures for an extended period of time. This is generally considered a "functional flow" test. This test cannot simulate the waste flow characteristic of full occupancy. There may be partial blockage of the sanitary drain lines from debris, broken pipes or tree roots that cannot be detected at the time of the inspection. This type of inspection requires specialized equipment (Fiber Optic Cameras) and requires a plumbing license to perform in the state of Texas.

Tub overflow drains are not inspected or tested. Showers were run for an extended period of time. The clothes washer drain line was not inspected or tested at the time of the inspection.

Vents are operated with the switch.  Actual performance level is not evaluated.

The automatic garage door opener remote controls may not be present at the time of the inspection. The automatic garage door opener(s) was/were checked using only the manual control(s).