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1234 Main St.
College Station, TX 77845
08/19/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
2
Maintenance item
23
Deficiency

1 - Information

Inspection Information

NOTICE: This report is paid for by and prepared for the client named above and is not transferable.

Directional References Are Made From Facing Front Entry

Pictures: The digital pictures in this report are a sampling of the conditions or damages and should not be considered to show all of the conditions, damages, or deficiencies observed. The photographs included in this report are intended to illustrate some, but not all of the defects and to clarify the text information in the report.



The use of "special equipment" is at the discretion of the inspector in order to form opinions as he sees fit in certain instances.

Cosmetic and other defects related to age and use are not typically identified.

Throughout the report the inspector may make recommendations as to possible repairs. These recommendations are not intended to be substitutes or construed to be more appropriate than the recommendations of the professionals actually making the repairs. Conflicts in recommendations should be resolved prior to repairs being made.

Occupancy
Vacant
Weather Conditions
Cloudy

2 - I. Structural Systems

A. Foundations: Type of Foundation(s)
Slab on Grade
A. Foundations: Comments

Inspection Notes   The structural function of a foundation is to support the structure while maintaining the surface levelness within permissible levelness tolerances, so that there is no significant structural damage to the house frame, doors, or windows. It is important to understand that foundations are not designed to eliminate the possibility of cosmetic damage or minor door problems. 

Future performance of the structure cannot be predicted or warranted.   

A. Foundations: Elevation Survey

Elevation measurements can be useful, but should not be relied on as a definitive statement of foundation condition. Elevation is measured against a benchmark "0" set in the middle of the structure and indicated at lower (-) or higher (+) than the benchmark. Measurements are in inches.

A. Foundations: Foundation Opinion
Performing as intended

In my opinion, the foundation appears to be providing adequate support for the structure based on a limited visual observation today.  At this time I did not observe any evidence that would indicate the presence of significant deflection in the foundation. There are no notable functional problems resulting from adverse performance of the foundation. The interior and exterior stress indicators showed little affects of movement.

A. Foundations: Discrepancy Noted:

Surface cracks and voids noted at front porch. These appear to be the result of curing, however, these areas should be monitored  

B. Grading and Drainage: Comments

Maintenance  Keep debris from clogging drainage pathways. Keep foliage trimmed away from structures. Remove debris from any underground drainage inlets regularly.

Soil and slope stability and hydrological conditions are not within the scope of this inspection. The functionality of underground drainage components cannot be determined during a typical inspection. In the absence of rain, consideration must be given to the possibility that drainage function cannot be adequately assessed; and, indications of past conditions or damage from moisture may not be evident.

B. Grading and Drainage: Observations
Underground drainage systems should be monitored to ensure efficient drainage
C. Roof Covering Materials: Types of Roof Covering
30--40 year composition shingle
C. Roof Covering Materials: Viewed From
Ground due to rain
C. Roof Covering Materials: Comments

The evaluation of a roof is primarily a visual assessment based on general roofing appearances.  The life of a roof depends on local weather conditions, building and design, material quality, and adequate maintenance.

C. Roof Covering Materials: Performance Opinion
Good condition

Inspector Opinion of the roof condition is considered a professional courtesy to assist you in better understanding the condition.

D. Roof Structure & Attic: Viewed From
Floored Attic Space
D. Roof Structure & Attic: Approximate Average Depth of Insulation
12+
D. Roof Structure & Attic: Comments

Notes   Framing techniques and codes change over time. The best indicator of framing performance is the current condition. 

Maintenance   Keep attic ventilation openings clean and covers secure.

Accessible areas of attics are inspected. Power ventilation fans are not tested.

D. Roof Structure & Attic: Observations
Framing performing, Floored storage area, Limited visibility
E. Walls (Interior and Exterior): Comments

Walls are inspected for proper installation and deficiencies related to performance or water penetration. Cosmetic damage is generally not reported.


F. Ceilings and Floors: Comments

Cracks in tile or grout joints is common and may not be noted on this report. Cosmetic damage is not reported.

G. Doors (Interior and Exterior): Comments

Doors should be readily openable from inside the dwelling without the use of a key or special knowledge or effort. Locks should engage easily.

Change of Occupancy   Client should consider replacing exterior door locks.

H. Windows: Comments

Inspection Notes   A representative number of accessible windows are tested. Window blinds and curtains are not inspected.
Insulated Glass: Conditions indicating a broken seal are not always visible or present and may not be apparent or visible at the time of inspection.

I. Stairways (Interior and Exterior): Comments

A proper and secure handrail should be provided for all interior stairs. Stairs and balcony railings should have openings no greater than 4 inches. To prevent a trip hazard, stairs should have a consistent rise and run. Doors should open to a landing, not into a stairwell.

J. Fireplaces and Chimneys: Comments

Combustible materials should have adequate clearance from the firebox opening. Firebox material will degrade from normal use.

Inspector does not verify the integrity of the flue, perform a chimney smoke test, or determine the adequacy of the draft.

K. Porches, Balconies, Decks, and Carports: Comments

Notes   Attached balconies, carports, and decks and porches that are used for ingress and egress are inspected. Other structures are optional and may not be inspected. 

Change of Occupancy   Accessory structures may have been installed for specific purposes and may need to be altered or removed.

Maintenance   Wood structures in contact with the ground have a high occurrence of deterioration. Regular inspections are recommended.

K. Porches, Balconies, Decks, and Carports: Discrepancy noted:

Stain has not been applied to exposed patio structure. 

Credit
Comment
2.2.1 - B. Grading and Drainage

Erosion At Downspouts

Splash blocks or extensions should be installed to the gutter system downspouts where needed to prevent erosion adjacent to the foundation.    

Grass Lawncare Professional
Credit
Comment
2.4.1 - D. Roof Structure & Attic

Missing Attic Insulation
Over Rear Bedroom

Gaps in the insulation can cause condensation and heat loss. Add / replace insulation as necessary for adequate thermal protection

House construction Insulation Contractor
Credit
Comment
2.4.2 - D. Roof Structure & Attic

Utiltity Obstructions

Gas and AC drain pipes, and electrical wires crossing the attic walkway floor need to be covered for protection or relocated. 

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

Broken /Cracked Siding
Various Locations

All damaged / cracked siding should be repaired or replaced and any cracks sealed to keep the integrity of the weather envelope provided by exterior wall coverings.

Siding Siding Contractor
Credit
Comment
2.5.2 - E. Walls (Interior and Exterior)

Paint Covering Needs Improvement

Exterior paint is incomplete in several areas. 

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

Gaps At Exterior Wall

Seal all gaps at joints and utility penetrations to prevent moisture and pest intrusion.

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

Voids In Masonry Mortar Joints
Various Locations

Mortar is less durable than brick, and can be maintained by "repointing." To repoint, chip the old mortar out to a depth of -inch to -inch. Then dampen the joints with water, and repack with new mortar.

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

Interior Unfinished Work /Cosmetic Repairs

Unfinished work, painting and cosmetic repairs or touch ups are needed.

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

Warped Closet Dowel Rods
Front Entry Closet, 2nd Floor Closet

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

Cosmetic repair needed at floor covering.
Living Room

Flooring has been over cut at floor receptacle. 

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

Cabinet hinges not properly installed.

A few cabinet doors need hinge adjustment to properly function. 

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

Door Doesn't Latch
Laundry Room Ironing Board Closet

Latch is missing. 

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

Weatherstripping Missing
Attic Entry, Front Entry

No weatherstripping is installed at the door frame.

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

Self Closing Hinges Need Adjustment

Self closing hinges do not provide enough tension to fully close the door.

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

Door handle trim installed out of square.
Front Entry, Attic Access Door

Contractor Qualified Professional
Credit
Comment
2.8.1 - H. Windows

Latch Not Properly Installed
1st Floor Rear Bedroom

Window latches needed to prevent unwanted entry and proper function. 

Contractor Qualified Professional

3 - II. Electrical Systems

A. Service Entrance and Panels: Comments

Notes  Main entry wiring, breaker panels, and grounding system comprise the service entrance. Loose or damaged electrical components should be considered safety hazards.

Change of Occupancy   Don't rely on accuracy of breaker labels. Verify labels before starting any electrical repair. Electrical upgrades may require a permit from local municipality having jurisdiction. For optimum safety all electrical repairs should be made by licensed electricians.

Inspection Notes   Inspector does not determine sufficiency of service capacity amperage, voltage, or the capacity of the electrical system. Breakers are not operated and accuracy of labeling is not verified.

A. Service Entrance and Panels: Observations
200 amp, Located on exterior
A. Service Entrance and Panels: Sub-Panel
Located in garage
A. Service Entrance and Panels: Note:

Sub-panel in garage was inaccessible at time of inspection due to appoxy floor coating installation. 

B. Branch Circuits, Connected Devices, and Fixtures: Type of Wiring
Copper
B. Branch Circuits, Connected Devices, and Fixtures: Comments

Notes   The majority of branch circuit wiring is inaccessible. 

Change of Occupancy   Wiring connections can loosen with time and use. Changes or additions to electrical circuits should be performed by a knowledgeable homeowner or licensed electrician. Electrical upgrades may require a permit.

Inspection Notes   A representative number of electrical receptacles are tested. Security and alarm systems are not within the scope of this inspection. Evaluation of auxiliary, low voltage, electric or electronic equipment (e.g.,TV, doorbell, cable, lightning protection, surge protection, low voltage lighting, intercoms, etc.,) is not performed as part of a standard home inspection.

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

Exposed Ends & Splices
Attic Space

All wire connections & charged wires with exposed ends and splices should be covered in junction boxes for safety. Recommend a qualified electrician correct. 

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

Ceiling Fan Out Of Balance

Ceiling fan wobbles when operating. Check for loose fan blades and install balancing kit if necessary.

Contractor Qualified Professional
Credit
Comment
3.2.3 - B. Branch Circuits, Connected Devices, and Fixtures

Ungrounded Receptacle
Left Of Fireplace

Check for proper wiring of the electrical receptacle.

Electric Electrical Contractor

4 - III. Heating, Ventilation & Air Conditioning Systems

A. Heating Equipment: Type of Systems
Forced Air
A. Heating Equipment: Energy Sources
Gas
A. Heating Equipment: Comments

The inspection of the heating system is limited to the response of the system at the thermostat, a visual observation of the equipment, and the removal of any normal access panels.

A. Heating Equipment: Observations
Good Condition, Performing as intended
B. Cooling Equipment: Type of Systems
Central Air Conditioner
B. Cooling Equipment: Comments

Installation and access to the system are checked. Temperature readings are taken to gauge proper operation of systems. Refrigerant pressure levels are not checked. Cooling systems are not operated when outside temperature is below 60 degrees.

C. Duct System, Chases, and Vents: Comments

Notes   Balancing air flow of the conditioned air to the various parts of the building is the goal of a distribution system. This is usually accomplished with the use of different duct sizes and duct placement.

Installation and condition of visible ducts are checked. Sizing, efficiency, or adequacy of the duct system is not verified.

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

Excessive Bends In Flexible Ducts
Various Locations

Flexible air ducts should have no sharp bends and be supported every 4 feet.

Contractor Builder
Credit
Comment
4.3.2 - C. Duct System, Chases, and Vents

No air flow in zoned bedroom

First floor front bedroom did not show any temperature differential when heating system was active. Zone control should be evaluated further by installer. 

Contractor Qualified Professional

5 - IV. Plumbing Systems

A. Plumbing Supply, Distribution Systems, and Fixtures: Location of Water Meter
Back Yard
A. Plumbing Supply, Distribution Systems, and Fixtures: Location of main water supply valve
Meter, Garage
A. Plumbing Supply, Distribution Systems, and Fixtures: Static water pressure reading
60-70 psi
A. Plumbing Supply, Distribution Systems, and Fixtures: Comments

Change of Occupancy   Changes in occupancy and vacancy may affect plumbing. Operation of seldom used water supply valves or fixtures may cause leaks. Client should closely monitor all plumbing after occupying a home. Mechanical devices can fail at any time, plumbing gaskets and seals may crack. Plumbing failures are more likely during changes or disruptions to water supply pressure, common during changes of ownership.

Fixture shutoff valves to faucets and toilets are not tested. Due to their hidden nature, we do not review appliance water supply or drain connections, or hookups. A majority of supply and drain plumbing are not visible, especially at built in showers. While the inspector endeavors to verify current leaks at the time of inspection, sometimes leaks are incidental or due to specific uses not duplicated at the time of inspection.

B. Drains, Wastes, & Vents: Comments

Notes   Some drain pipe material will deteriorate and need replacement. Lifespans of some pipe material is affected by water quality.

Change of Occupancy   Changes in occupancy and vacancy may affect plumbing. Operation of seldom used fixtures may cause leaks. Client should closely monitor all plumbing after occupying a home. Plumbing gaskets and seals will eventually fail. Drain pipe failures are more common with usage changes, especially at seldom used fixtures, common during changes of ownership.

Maintenance   Monitoring of moisture conditions under sinks should be a normal part of routine home maintenance.

Drainage and vent pipes are evaluated where visible and accessible only. We do not evaluate subterranean drainage systems. Tub and sink overflow drains are not tested.  Due to their hidden nature, we do not review appliance drain connections. A majority of drain plumbing is not visible, especially at built in showers. While the inspector endeavors to verify current leaks at the time of inspection, sometimes leaks are incidental or due to specific uses not duplicated at the time of inspection.

C. Water Heating Equipment: Energy Sources
Gas
C. Water Heating Equipment: Capacity
Tankless
C. Water Heating Equipment: Comments

Water heater lifespans largely depend on maintenance.

Inspection Notes   Inspector does not test discharge piping or pan drain pipes; operate the temperature and pressure relief valve; or determine the efficiency or adequacy of the unit. Water heater outer covers can obscure deficiencies. Interior components and conditions are not visible.

Change of Occupancy   Check thermostat set points. The temperature of domestic hot water should not be above approximately 120 F to help prevent scalding (child safety). 

C. Water Heating Equipment: Observations
New, Performing as intended
D. Hydro-Massage Therapy Equipment: Comments
D. Hydro-Massage Therapy Equipment: Description
Operating as intended

Hydro-massage tubs should have an access to inspect and service the plumbing and motor. The motor should be on a dedicated electrical circuit with GFCI protection. 

Change of Occupancy
Client should operate the tub with a cleaning solution (check manufacturer recommendations) to remove debris before use. Op

Credit
Comment
5.1.1 - A. Plumbing Supply, Distribution Systems, and Fixtures

Tub - Seal Wall Penetrations
Master Bath

Tub/shower plumbing penetrations need to be sealed. 

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

Shower door binds and operates with excessive noise.
Master Bathroom

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

Flexible gas pipe routed accross walkway in attic.

Gas piping should be installed in a manor to prevent damage to pipe and tripping hazard. 

Contractor Qualified Professional

6 - V. Appliances

A. Dishwashers: Comments

Notes   Dishwasher are tested for basic function and components are inspected. The dishwasher drain should be routed to provide an air-gap to assure separation of the supply water from the waste water.

Inspection Notes   Due to their hidden nature, we do not review appliance water supply or hookups.

B. Food Waste Disposers: Comments

Disposers are tested for basic function. Installation and components are inspected - including splash guard, grinding components, and exterior casing.

C. Range Hood and Exhaust Systems: Comments

Range hoods are tested for basic function. Fan, ducting, and light components are inspected.

D. Ranges, Cooktops, and Ovens: Comments

Oven self-cleaning operation and timers are not tested.

E. Microwave Ovens: Comments

Microwave operability and components are inspected.

F. Mechanical Exhaust Vents and Bathroom Heaters: Comments

Bathrooms with a tub or shower should have ventilation provided by an opening window or an exhaust fan vented to the building exterior. Ducts serving exhaust fans should terminate to well ventilated area.

G. Garage Door Operators: Comments

Garage door opener controls should be out of reach of children. Manual locks should be disabled. Safety reversing features should be functional.

H. Dryer Exhaust Systems: Comments

Dryer exhaust ducts should be independent of all other systems, should convey the moisture to the outdoors, should terminate on the outside of the building, and should be equipped with a back-draft damper. Permanent exhaust system should be constructed of rigid metal ducts with smooth interior surfaces. Screens should not be installed at the duct termination. Plastic ducts should never be used.   

Standards

General provisions. The inspector is not required to:
operate or determine the condition of other auxiliary components of inspected items;
test for microwave oven radiation leaks;
inspect self-cleaning functions;
disassemble appliances;
determine the adequacy of venting systems; or
determine proper routing and lengths of duct systems.

Dishwashers. The inspector shall report as Deficient:
inoperative units;
deficiencies in performance or mounting;
rusted, missing or damaged components;
the presence of active water leaks; and
the absence of backflow prevention.

Food waste disposers. The inspector shall report as Deficient:
inoperative units;
deficiencies in performance or mounting;
missing or damaged components; and
the presence of active water leaks.

Range hoods and exhaust systems. The inspector shall report as Deficient:
inoperative units;
deficiencies in performance or mounting;
missing or damaged components;
ducts that do not terminate outside the building, if the unit is not of a re-circulating type or configuration; and
improper duct material.

Electric or gas ranges, cooktops, and ovens. The inspector shall report as Deficient:
inoperative units;
missing or damaged components;
combustible material within thirty inches above the cook top burners;
absence of an anti-tip device, if applicable;
gas leaks;
the absence of a gas shutoff valve within six feet of the appliance;
the absence of a gas appliance connector or one that exceeds six feet in length;
gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; and
deficiencies in:
thermostat accuracy (within 25 degrees at a setting of 350 F);
mounting and performance;
gas shut-off valves;
access to a gas shutoff valves that prohibits full operation; and
gas appliance connector materials.

Microwave ovens. The inspector shall inspect built-in units and report as Deficient:
inoperative units;
deficiencies in performance or mounting; and
missing or damaged components.

Mechanical exhaust systems and bathroom heaters. The inspector shall report as Deficient:
inoperative units;
deficiencies in performance or mounting;
missing or damaged components;
ducts that do not terminate outside the building; and
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. The inspector shall report as Deficient:
inoperative units;
deficiencies in performance or mounting;
missing or damaged components;
installed photoelectric sensors located more than six inches above the garage floor; and
door locks or side ropes that have not been removed or disabled.

Dryer exhaust systems. The inspector shall report as Deficient:
missing or damaged components;
the absence of a dryer exhaust system when provisions are present for a dryer;
ducts that do not terminate to the outside of the building;
screened terminations; and
ducts that are not made of metal with a smooth interior finish.

Credit
Comment
6.1.1 - A. Dishwashers

No Air Gap

The dishwasher discharge (drain) line needs to be elevated above the inlet to disposal or drain pipe so that it has an air gap to prevent debris and gray water from draining down line from disposal or drain pipe and back into dishwasher.

Wrench DIY

7 - VI. Optional Systems

A. Landscape Irrigation (Sprinkler) Systems: Comments

Lawn sprinkler systems are inspected in manual mode only. The underground pipes are not visible and not checked for leaks. Coverage of the yard is not determined.

A. Landscape Irrigation (Sprinkler) Systems: Note:

Lawn sprinkler system was not inspected due to temperatures approaching freezing. Client should verify with builder functionality before purchase. 

C. Outbuildings: Comments
F. Other: Comments
Standards

An inspector is not required to inspect the components or systems described under this section.
If an inspector agrees to inspect a component or system described under this section, the general provisions under 535.227 of this title and the provisions and requirements of this section applicable to that component or system apply.

Landscape irrigation (sprinkler) systems.
The inspector shall:
manually operate all zones or stations on the system through the controller;
report as Deficient:
the absence of a rain or moisture sensor,
inoperative zone valves;
surface water leaks;
the absence of a backflow prevention device;
the absence of shut-off valves between the water meter and backflow device;
deficiencies in the performance and mounting of the controller;
missing or damaged components; and
deficiencies in the performance of the water emission devices; such as, sprayer heads, rotary sprinkler heads, bubblers or drip lines.
The inspector is not required to inspect:
for effective coverage of the irrigation system;
the automatic function of the controller;
the effectiveness of the sensors; such as, rain, moisture, wind, flow or freeze sensors; or
sizing and effectiveness of backflow prevention device.

Swimming pools, spas, hot tubs, and equipment.
The inspector shall:
report the type of construction;
report as Deficient:
the presence of a single blockable main drain (potential entrapment hazard);
a pump motor, blower, or other electrical equipment that lacks bonding;
the absence of or deficiencies in safety barriers;
water leaks in above-ground pipes and equipment;
the absence or failure in performance of ground-fault circuit interrupter protection devices; and
deficiencies in:
surfaces;
tiles, coping, and decks;
slides, steps, diving boards, handrails, and other equipment;
drains, skimmers, and valves;
filters, gauges, pumps, motors, controls, and sweeps;
lighting fixtures; and
the pool heater that these standards of practice require to be reported for the heating system.
The inspector is not required to:
disassemble filters or dismantle or otherwise open any components or lines;
operate valves;
uncover or excavate any lines or concealed components of the system;
fill the pool, spa, or hot tub with water;
inspect any system that has been winterized, shut down, or otherwise secured;
determine the presence of sub-surface water tables;
determine the effectiveness of entrapment covers;
determine the presence of pool shell or sub-surface leaks; or
inspect ancillary equipment such as computer controls, covers, chlorinators or other chemical dispensers, or water ionization devices or conditioners other than required by this section.

Outbuildings.
The inspector shall report as Deficient the absence or failure in performance of ground-fault circuit interrupter protection devices in grade-level portions of unfinished accessory buildings used for storage or work areas, boathouses, and boat hoists; and
The inspector shall report as Deficient deficiencies in the structural, electrical, plumbing, heating, ventilation, and cooling systems that these standards of practice require to be reported for the principal building.

Private water wells.
The inspector shall:
operate at least two fixtures simultaneously;
recommend or arrange to have performed coliform testing;
report:
the type of pump and storage equipment;
the proximity of any known septic system;
report as Deficient deficiencies in:
water pressure and flow and performance of pressure switches;
the condition of accessible equipment and components; and
the well head, including improper site drainage and clearances.
The inspector is not required to:
open, uncover, or remove the pump, heads, screens, lines, or other components of the system;
determine the reliability of the water supply or source; or
locate or verify underground water leaks.

Private sewage disposal (septic) systems.
The inspector shall:
report:
the type of system;
the location of the drain or distribution field;
the proximity of any known water wells, underground cisterns, water supply lines, bodies of water, sharp slopes or breaks, easement lines, property lines, soil absorption systems, swimming pools, or sprinkler systems;
report as Deficient:
visual or olfactory evidence of effluent seepage or flow at the surface of the ground;
inoperative aerators or dosing pumps; and
deficiencies in:
accessible components;
functional flow;
site drainage and clearances around or adjacent to the system; and
the aerobic discharge system.
The inspector is not required to:
excavate or uncover the system or its components;
determine the size, adequacy, or efficiency of the system; or
determine the type of construction used.