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1234 Main St.
Trenton, Texas 75490
12/05/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name

1 - Information

IN ATTENDANCE
Buyer
OCCUPANCY
Staged
TEMPERATURE (APPROXIMATE)
95 Fahrenheit (F)
TYPE OF BUILDING
Single Family
CONTRACTOR REPAIR RECOMMENDATION

It is recommended that all repairs be made by a licensed contractor.

WEATHER CONDITIONS
Clear, Hot

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 Structure & Attic X 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 X
2.10 J. Fireplaces and Chimneys X X
2.11 K. Porches, Balconies, Decks, and Carports X X
A. Foundations: Type of Foundation
Pier and Beam
A. Foundations: Crawlspace Viewed From
Within Crawlspace
C. Roof Covering Materials: Type of Roof Covering
Asphalt
C. Roof Covering Materials: Viewed From
Roof, Ground, Ladder
D. Roof Structure & Attic: Approximate Depth of Insulation
4 INCHES
D. Roof Structure & Attic: Attic Viewed From
Roof, Ladder, Attic, Ground
E. Walls (Interior and Exterior): Material
Brick, Drywall, Siding, Wood
A. Foundations: Maintenance and Care

SUGGESTED FOUNDATION MAINTENANCE & CARE - Proper drainage and moisture maintenance to all types of foundations due to the expansive nature of the area load bearing soils. Drainage must be directed away from all sides of the foundation with grade slopes. In most cases, floor coverings and/or stored articles prevent recognition of signs of settlement - cracking in all but the most severe cases. It is important to note, this was not a structural engineering survey nor was any specialized testing done of any sub-slab plumbing systems during this limited visual inspection, as these are specialized processes requiring excavation. In the event that structural movement is noted, client is advised to consult with a Structural Engineer who can isolate and identify causes, and determine what corrective steps, if any, should be considered to either correct and/or stop structural movement.

A. Foundations: Future Performance

NOTE: Future performance of the structure cannot be predicted or warranted. This inspection is one of first impressions and the inspector was not provided with any historical information pertaining to the structural integrity of the inspected real property. This is a limited cursory and visual survey of the accessible general conditions and circumstances present at the time of this inspection. Opinions are based on general observations made without the use of specialized tools or procedures. Therefore, the opinions are based on general apparent conditions and not of absolute fact and are only good for the date and time of this inspection. Weather conditions, drainage, leakage and other adverse factors are able to effect structures, and differential movements are likely to occur. The inspectors opinion is based on visual observations of accessible and unobstructed areas of the structure at the time of the inspection. The inspection of the foundation may show it to be providing adequate support for the structure or having movement typical to this region at the time of the inspection. This does not guarantee the future life or failure of the foundation. The inspector is not a structural engineer. This inspection is not an engineering report or evaluation and should not be considered one, either expressed or implied. If any cause of concern is noted on this report, or if you want further evaluation, you should consider an evaluation by a Structural Engineer or your choice. Foundations are inspected according to today's Texas Standards of Practice.

A. Foundations: Movement - Still Performing

Foundation and structural movement and or settling have occurred. However, the foundation was supporting the structure at the time of the inspection. The observations made to support this opinion are listed but not limited to the following:

A. Foundations: CS - Inadequate Clearance

The crawl space clearance was inadequate. There was not enough clearance between the grade, structural supports, ducts or other materials. Lack of adequate crawl space clearance prevents inspection of these areas. Minimum 18"

C. Roof Covering Materials: Life Expectancy

NOTE: Life expectancy of the roofing covering materials is not covered by this home inspection report. If any concerns exist about the roof covering life expectancy or potential for future problems, a roofing specialist should be consulted. This inspection does not determine the insurability of the roof. You are strongly encouraged to have your insurance company and a roof covering specialist physically inspect the roof prior to closing to fully evaluate the condition and insurability of the roof. Roof covering materials are inspected according to current Texas Real Estate Commission Texas Standards of Practice.

C. Roof Covering Materials: Possibility of Leaks

NOTE: The inspection of the roof does not preclude the possibility of leakage or water damage. Leakage or water damage can occur at any time and may depend on rain intensity, wind velocity and direction and other environmental factors. The entire underside of the roof sheathing is not visible or accessible and cannot be inspected for indications of leaks.

C. Roof Covering Materials: Further Evaluation

Further evaluation of the roof structure by a licensed roofer is recommended. The observations made to support this statement are listed but not limited to the following:

D. Roof Structure & Attic: No Walkway

NOTE: The attic access was observed to be inadequate. No solid surface walkway was installed. The attic was inspected from the scuttle entrance only for reasons of safety.

D. Roof Structure & Attic: Repairs Recommended

Repairs are recommended in the attic area. The observations made to support this opinion are listed but not limited to the following.

E. Walls (Interior and Exterior): Occupied or Staged

NOTE: The home was occupied and or staged. Household goods and or furnishings limit the visible areas of walls and may conceal damage or defects that would otherwise be observed.

E. Walls (Interior and Exterior): Fresh Paint

NOTE: Freshly painted or repaired interior wall coverings may conceal defects that would otherwise be observed. The inspector recommends that the interior walls be monitored over time for defects concealed at the time of the inspection.

E. Walls (Interior and Exterior): Repairs Recommended

Repairs or improvements are recommended at the walls. The observations made to support this opinion are listed but not limited to the following:

F. Ceilings and Floors: Fresh Paint

NOTE: Freshly painted or repaired ceilings may conceal defects that would otherwise be observed. Ceilings should be monitored over time for defects that may be concealed at the time of the inspection.

F. Ceilings and Floors: Occupied or Staged

NOTE: The home was occupied and or staged. Household goods and or furnishings limit the visible areas of the floor coverings and may conceal damage or defects that would otherwise be observed.

F. Ceilings and Floors: Repairs Recommended

Repairs or improvements are recommended at the interior ceilings and/or floors. The observations made to support this opinion are listed but not limited to the following:

G. Doors (Interior and Exterior): Repairs Recommended

Repairs or improvements are recommended at doors. The observations made to support this opinion are listed but not limited to the following:

H. Windows: Lost Seals

NOTE: 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. Windows are checked in a non-exhaustive manner for obvious fogging. 

H. Windows: Performing as Intended

The windows were inspected according to today's Texas Standards of Practice and were performing as intended at the time of the inspection.

J. Fireplaces and Chimneys: Gas Leak Disclaimer

NOTE: Gas leaks below the finished grade (underground) or between the walls or behind fireplace hearths or any concealed area cannot be detected and are not inspected.


J. Fireplaces and Chimneys: Pilot Off

NOTE: If the fireplace is equipped with a gas log or gas lighter with the pilot light turned off, the Texas Standards of Practice prevents the inspector from lighting and operating these fixtures. It is recommended that the pilot be lit and the fireplace operation be verified with the current owner prior to closing to ensure proper operation.

J. Fireplaces and Chimneys: NFPA Recommendation

NOTE: The National Fire Protection Association (nfpa.org) recommends that fireplaces and chimneys be professionally inspected (Level 2 Inspection) with each change of ownership. The chimney should also be inspected by a qualified chimney sweep certified by the Chimney Safety Institute of America (csia.org)

J. Fireplaces and Chimneys: Repairs Recommended

Repairs or improvements are recommended at the fireplace and chimney. Portions of the fireplace and chimney that were not visible, concealed or inaccessible were not inspected. The observations made to support this opinion are listed but not limited to the following:

K. Porches, Balconies, Decks, and Carports: Repairs Recommended

Repairs or improvements are recommended at the porches, sidewalks, patios, balconies, decks, carports or other poured concrete. The observations made to support this opinion are listed but not limited to the following:

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

Exposed Reinforcements
Garage

Exposed metal foundation reinforcement components were observed. These areas should be sealed to prevent further rust and deterioration to metal components.

Credit
Comment
2.1.2 - A. Foundations

Concrete Floor Cracks

Cracks in exposed concrete floors are an indication of movement, settlement or other defects and should be closely monitored and repaired as needed.

Credit
Comment
2.1.3 - A. Foundations

Soil Pulling from Beam

Soil pulling away from the foundation perimeter beam or other supports should be repaired. Additional fill material and a consistent foundation watering program are recommended.

Credit
Comment
2.1.4 - A. Foundations

Corner Pop

Foundation perimeter beam corners have been sheared off (corner pop). This is a common condition in slab on grade foundations and is in need of repair. Repairing corner pops is recommended to prevent moisture and wood destroying insect penetration.

Credit
Comment
2.1.5 - A. Foundations

Frieze Boards

The inspector observed frieze board separations that were an indication of movement or settlement.

Credit
Comment
2.1.6 - A. Foundations

Door Frames Out of Square

Door frames were found to be out-of-square within house. This implies that some structural movement of the building has occurred, as is typical of most houses.

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Comment
2.1.7 - A. Foundations

Interior Wall Cracks

Cracks in interior walls were an indication of movement, settlement or other defects in need of repair (See Interior Walls).

Credit
Comment
2.1.8 - A. Foundations

Ceiling Cracks

Cracks in ceilings were an indication of movement, settlement or other defects in need of repair (See Ceilings).

Credit
Comment
2.1.9 - A. Foundations

CS - Closed or Sealed Vents

There were closed or sealed crawl space vents. Crawl space vents are recommended to remain open at all times. The crawl space ventilation was inadequate. Inadequate crawl space ventilation creates conducive conditions for structural damage, wood rot, moisture damage and wood destroying insects.

Credit
Comment
2.1.10 - A. Foundations

CS - Debris

All wood debris and/or trash should be removed from the crawl space.

Credit
Comment
2.1.11 - A. Foundations

CS - Previous WDI Damage

Previous wood destroying insect damage was observed in the crawlspace. There is no way for the inspector to know the extent of the damage caused. Further evaluation and correction is recommended.

Credit
Comment
2.1.12 - A. Foundations

CS - WDI Indications

Signs of wood destroying insects were observed. This may or may not be active and should be evaluated further and corrected as needed by a wood destroying insect treatment company.

Credit
Comment
2.2.1 - B. Grading and Drainage

Inadequate Grade

Inadequate grade slope away from the structure was observed. The recommended grade slope away from the structure is 6 per 10. Improper grade slopes create conducive conditions for water intrusion and inadequate foundation performance. Areas of improper grade slope away from the structure are in need of repair.

Credit
Comment
2.2.2 - B. Grading and Drainage

Damaged/Leaking Gutters

Damaged or leaking rain gutters and downspouts should be repaired. Damaged or leaking rain gutters and downspouts create conducive conditions for siding deterioration, soffit/eave damage, roof covering damage, water penetration and inadequate grade drainage.

Credit
Comment
2.2.3 - B. Grading and Drainage

Dirty Gutters

The gutters and downspouts contained leaves and other debris. Cleaning gutters and downspouts is recommended to allow for proper drainage.

Credit
Comment
2.2.4 - B. Grading and Drainage

Downspouts/ Splashblocks Recommended

Downspout extensions or splash blocks are recommended to move run off water away from the foundation and to prevent erosion.

Credit
Comment
2.2.5 - B. Grading and Drainage

Planter Installed

Planter(s) adjoining the structure create conducive conditions for wood destroying insects, moisture penetration and prevent the inspector from observing the foundation and or walls in these areas.

Credit
Comment
2.3.1 - C. Roof Covering Materials

Previous Repairs

Previous repairs to the roofing covering materials and/or flashings were observed. 

Credit
Comment
2.3.2 - C. Roof Covering Materials

Discolored Materials

Discoloration of the roof covering materials was observed. 

Credit
Comment
2.3.3 - C. Roof Covering Materials

Damaged/Missing Shingles

Torn, damaged, perforated or missing shingles were observed at the roof covering. Damaged roof covering shingles may allow further deterioration of the roof covering, deterioration of the roof structure, water penetration or other damage. 

Credit
Comment
2.3.4 - C. Roof Covering Materials

Impact Damage

There were indications of impact damage on the roof covering. Impact damaged roof covering shingles may allow further deterioration of the roof covering, deterioration of the roof structure, water penetration or other damage. 

Credit
Comment
2.3.5 - C. Roof Covering Materials

Lifting Shingles

Roof covering shingles that do not lay flat on the roof deck were observed. Roof covering shingles that do not lay flat on the roof deck were an indication of improper installation, damaged underlayment or other defects. Roof covering shingles that do not lay flat on the roof deck may allow further deterioration of the roof covering, deterioration of the roof structure, water penetration or other damage. 

Credit
Comment
2.3.6 - C. Roof Covering Materials

No Cricket Installed

No cricket/ saddle was in place behind the roof level chimney structure. Under current building standards, there should be a cricket or saddle installed behind the ridge side of any chimney greater that is 30-inches wide. 

Credit
Comment
2.3.7 - C. Roof Covering Materials

Lifting/Damaged/ Improper Install Flashings

Roof covering flashings were observed to be lifting, damaged or improperly installed and were in need of repair or replacement. Lifting, damaged or improperly installed flashings may allow water penetration. 

Credit
Comment
2.3.8 - C. Roof Covering Materials

Damaged Penetrations

The roof penetrations, plumbing vents or attic ventilation system was observed to be damaged and in need of repair. 

Credit
Comment
2.4.1 - D. Roof Structure & Attic

Insulation Voids

Insulation voids were observed in the attic space. Insulation voids may allow greater than normal loss of conditioned air and should be repaired.

Credit
Comment
2.4.2 - D. Roof Structure & Attic

Moisture Penetration

There were indications of moisture penetration in the attic. The cause of any moisture penetrations in the attic should be determined and repaired as needed. 

Credit
Comment
2.4.3 - D. Roof Structure & Attic

Framing Member Separations

Separations between roof framing members was observed which is an indication of structural movement, settlement, inadequate workmanship or other defects. The cause of separations between roof framing members should be determined. 

Credit
Comment
2.4.4 - D. Roof Structure & Attic

Damaged Fascia/Soffit/Trim/Eaves

Fascia, soffit, eaves and or trim materials were observed to be damaged. Damaged fascia, soffits, eaves and trim materials should be repaired as needed to prevent further damage, wildlife penetration and moisture penetration.

Credit
Comment
2.4.5 - D. Roof Structure & Attic

Deficient Ladder Fasteners

The attic access ladder was installed with improper fasteners. Attic access ladders should be installed with 16d or larger nails or bolts per manufacturers instructions for reasons of safety.

Credit
Comment
2.4.6 - D. Roof Structure & Attic

Daylight Visible Through Roof

Areas in the roof structure were noted to allow daylight to enter the attic space. These areas may also allow water to enter into your attic and should be repaired. 

Credit
Comment
2.4.7 - D. Roof Structure & Attic

Debris in Attic

All wood debris and/or trash should be removed from the attic space.

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

Heavy Foliage

Heavy foliage growing on, over or around the exterior walls of the structure should be trimmed back at least 18-inches. Heavy foliage limits the Inspectors visual observation of the exterior surfaces. Heavy foliage at exterior walls creates conducive conditions for material damage, wood destroying insects and moisture damage. Heavy foliage may damage exterior wall cladding.

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

Wood Fence In Contact

Wood fencing in contact with the structure creates conducive conditions for wood destroying insects. Wood fencing materials should be trimmed back so as not to be in contact with the exterior wall surfaces.

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

Trim/Frieze Board Separation

Separations between trim and or frieze boards and the exterior wall cladding were observed which is an indication of movement, settlement or other defects. 

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

Brick Cracks

Cracks in the exterior brick/stone veneer masonry walls were observed. These cracks in the exterior brick/stone veneer wall cladding were indications that movement or settlement has occurred. The inspector recommends that cracks in exterior walls be repaired and closely monitored.

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

Deficient Trim Paint

Peeling, damaged, missing or deteriorating paint, stain and/or sealant was observed at the exterior trim. Peeling, damaged and deteriorating paint or sealant should be repaired to prevent moisture penetration and deterioration of materials.

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

Caulk - Various Locations

Exterior sealants (caulking) were deteriorated or missing in some areas. Sealants applied in appropriate locations prevent moisture intrusion.

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

Caulk - Windows

Exterior sealant (caulking) improvements are needed between the exterior wall cladding and the window frames. Sealants applied between window frames and exterior walls prevent moisture intrusion.

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

Caulk - Doors

Exterior sealant (caulking) improvements are needed between the exterior wall cladding and the exterior door frames. Sealants applied between door frames and exterior walls prevents moisture intrusion.

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

Caulk - Gas Line

Exterior sealant (caulking) improvements are needed between the exterior wall cladding and the gas line entrance. Sealants applied between the gas line entrances and exterior walls prevent moisture intrusion.

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

Caulk - Garage Door

Exterior sealant (caulking) improvements are needed between the exterior wall cladding and the garage door trim boards. Sealants applied between garage door trim and exterior walls prevent moisture intrusion.

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

Caulk - Hose Bibs

The area between the exterior wall cladding and hose faucets should be properly sealed. Sealants applied between hose faucets and exterior walls prevent moisture intrusion.

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

Weep Holes - Lower

Weep holes were not open, were missing and/or were improper spaced at the lower brick/stone of the exterior walls. Weep holes should be installed and properly spaced to provide proper wall ventilation.

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

Cosmetic Damage

Cosmetic damages or incomplete construction to interior wall coverings, drywall, texture and paint were observed to be in need of repair.

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

Interior Cracks

Interior wall cracks were observed and may be an indication of structural settling, movement or other defects. The cause of any interior drywall, texture and paint wall cracks should be determined and repaired as needed and monitored over time for additional movement. 

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

Shower/Tub Sealants

The tub/shower tile grout and sealants were observed to be in need of repair or replacement to prevent water penetration and damage. When tub/shower tile grout and sealants are damaged there may be concealed water damage and or wood destroying insect damage.

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

Garage Trim Separation

Separations were noted between the garage door trim and adjoining wall. This could be an indication of foundation settlement/movement and should be evaluated and repaired as needed. 

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

Sealant - Expansion Joint

Expansion joints for brick walls should have sealant installed.

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

Mortar Cracks

Mortar cracks were observed and should be repaired. Mortar can crack with normal settlement. These areas should be monitored for further movement and evaluated further as needed.

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

Wasp Nest

Wasps and nests should be removed. 

Credit
Comment
2.6.1 - F. Ceilings and Floors

Ceiling Cracks
Various Locations

Interior ceiling cracks were observed which may be an indication of structural settling, movement or other defects. Ceiling drywall, texture and paint cracks should be repaired and monitored over time for additional movement. 

Credit
Comment
2.6.2 - F. Ceilings and Floors

Ceiling Drywall Tape Twisting

The ceiling drywall corner tape was observed to be pulling and twisting where walls and ceilings intersect. This condition is related to adverse foundation or structural performance and should be further evaluated and repaired as needed.

Credit
Comment
2.6.3 - F. Ceilings and Floors

Ceiling Water Stains/Damage
Hallway

Water stains or water damage was observed at the ceiling drywall, texture and paint. The cause of the water staining or water damage should be determined and repaired as needed.

Credit
Comment
2.6.4 - F. Ceilings and Floors

Water Damage to Subfloor

The subfloor was observed to be water damaged. The cause of water damaged sub-floor materials should be determined and repaired. Water damaged sub-floor materials should be replaced.

Credit
Comment
2.6.5 - F. Ceilings and Floors

Previous Ceiling Repairs

Indications of previous repairs to the ceilings were noted during the inspection. There is no way for the inspector to know the original need for these repairs or if remedy of previous need has been made. If further concern exists, additional inquiries should be made to ascertain original reason for repairs. 

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

Garage Entry Not Self Closing

Garage entry doors should have installed self closing hinges according to today's Texas Standards of Practice - This may be an as-built condition and was an accepted building practice at the time this home was constructed. Per Texas Standards of Practice, we are required to report this condition as a deficiency because it is no longer an excepted building standard.

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

Missing Hinge Screws

Missing hinge screws should be replaced.

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

Damaged Door Stops

Damaged door stops should be replaced.

Credit
Comment
2.9.1 - I. Stairways (Interior and Exterior)

Inadequate Riser Height

The stairway riser height was observed to be inadequate. Under current building standards, the riser height at each step should not exceed 7 3/4". 

Credit
Comment
2.10.1 - J. Fireplaces and Chimneys

Brick/Mortar Damage

The fireplace firebox brick and or brick mortar have been damaged. Damaged firebox brick or mortar may allow heat to transfer to flammable materials and should be repaired.

Credit
Comment
2.10.2 - J. Fireplaces and Chimneys

Rusted Spark Arrestor

Rust was observed at the spark arrest or on the chimney. 

Credit
Comment
2.11.1 - K. Porches, Balconies, Decks, and Carports

Deficient Poured Concrete

Cracks and/or deficiencies were observed in the poured concrete such as sidewalks, driveways, garage floors, porches and or patios. Cracks in poured concrete may be an indication of material defects, lack of maintenance, movement or settlement. Cracks and other defects in poured concrete should be repaired and/or monitored over time for movement, deflection and deterioration.

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 X
B. Branch Circuits, Connected Devices, and Fixtures: Type of Wiring
Romex, Copper
A. Service Entrance and Panels: Service Amps
200
A. Service Entrance and Panels: Repairs Recommended

Repairs or improvements are recommended at the main electric service entrance and panels. Concealed or inaccessible electric service panels were not inspected. Sub-panels or secondary electric service panels may not be located or inspected. The observations made to support this opinion are listed but not limited to the following:

B. Branch Circuits, Connected Devices, and Fixtures: Smoke Alarms

NOTE: It is recommended to replace smoke and fire alarm batteries with each change of ownership and once annually for reasons of safety. Replacement of smoke and fire alarms older than 10 years is recommended.

B. Branch Circuits, Connected Devices, and Fixtures: Occupied or Staged

NOTE: The home was occupied and or staged. Household goods and or furnishings limit the visible areas and access to branch circuits and connected devices and may conceal damage or defects that would otherwise be observed.

B. Branch Circuits, Connected Devices, and Fixtures: Concealed not Inspected

NOTE: Electrical components concealed behind finished surfaces or under insulation are not inspected. The inspection does not include remote control devices, alarm systems, low voltage wiring, ancillary wiring or intercoms.

B. Branch Circuits, Connected Devices, and Fixtures: Carbon Monoxide

NOTE: Current building standards state that homes with gas fired appliances and or an attached vehicle storage area (garage) should have installed carbon monoxide detectors outside of all sleeping areas and at each story. Lack of a carbon monoxide detector in required locations is a safety hazard. Replacement of carbon monoxide detectors older than 10 years is recommended.

B. Branch Circuits, Connected Devices, and Fixtures: Repairs Recommended

Repairs or improvements are recommended at the electric branch circuits, connected devices and fixtures. The observations made to support this opinion are listed but not limited to the following:

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

Missing Cover or Cover Screws

The electric service panel cabinet cover plate or dead-front screws were observed to be missing and should be replaced with the proper screws as needed.

Credit
Comment
3.1.2 - A. Service Entrance and Panels

Secondary Ground Not Visible

The secondary ground rod and conductor were not visible or were missing. It was common in older construction for the secondary electrical ground to be connected to foundation metal components, other locations or a secondary ground may not have been installed. Under current electrical standards, the secondary ground rods and conductors should be visible. It is recommended that the electrical grounding conductor installation be further evaluated.

Credit
Comment
3.1.3 - A. Service Entrance and Panels

Double Tapped Neutrals

Neutral electrical conductors were observed to be double tapped on the neutral bus bar in the electric service panel. Each neutral electrical conductor in the electric service panel should terminate individually unless the terminals are made for more than one conductor. Double tapped neutral electrical conductors should be further evaluated and repaired as needed.

Credit
Comment
3.1.4 - A. Service Entrance and Panels

Deficient AFCI

Deficient Arc-Fault Protection (AFCI) - The electrical system components did not appear to meet current arc-fault circuit-interrupter (AFCI) standards. This may be an as-built condition, but according to today's local building standards, lack of AFCI protection is considered a deficiency. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards, form OP-I.

Credit
Comment
3.1.5 - A. Service Entrance and Panels

Improper Labeling

Improper labeling was noted in the main service panel. It is recommended this be investigated further by a qualified professional and proper labeling be placed. 

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

Open Neutral
Back Right Bedroom

Open neutral connections were observed at electrical receptacles. Open neutral connections at electrical receptacles may cause damage to modern electric appliances. The cause of open neutral connections at electrical receptacles should be determined and repaired or replaced as needed.

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

Missing Receptacle Covers

Electrical covers were observed to be missing and were in need of repair. 

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

Improper Conductor Termination

Improperly terminated electrical conductors were observed. All electrical conductor connections should be installed in sealed junction boxes for reasons of safety. Improperly terminated electrical conductors should be repaired.

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

GFCI - Kitchen Counter

Kitchen counter top electrical receptacles were observed to lack ground fault circuit interrupter (GFCI) device protection. Under current electrical standards, all of the kitchen counter top receptacles should have GFCI protection. 

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

GFCI - Disposer

The food waste disposer electrical receptacle was observed to lack ground fault circuit interrupter (GFCI) device protection. According to the 2014 NEC electrical standards, food waste disposer electrical receptacles should be GFCI protected. 

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

GFCI - Garage

Garage electrical receptacles that are not connected to a ground fault circuit interrupter (GFCI) device. Under current electrical standards, all of the garage receptacles should have GFCI protection.

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

Switches Didn't Operate Anything

There were electrical switches that did not appear to operate an electrical appliance or fixture.

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

Inoperative Fixtures

Light fixtures that are inoperative, missing bulbs or have burned out bulbs should be repaired or replaced as needed.

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

Sealant Missing From Exterior Fixtures

Exterior light fixtures should be sealed at the wall to prevent water intrusion.

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3.2.10 - B. Branch Circuits, Connected Devices, and Fixtures

Loose/Missing Batteries/Damaged Smoke Alarms
Back Right Bedroom

Loose, missing, missing batteries or damaged smoke alarms were observed. Under current building standards, there should be a smoke alarm located in each sleeping room, outside each separate sleeping area in the immediate vicinity of the sleeping rooms, and on each additional story of the dwelling, including basements but excluding crawl spaces and uninhabitable attics (in dwellings with split levels and without an intervening door between the levels, a smoke alarm installed on the upper level and the adjacent lower level shall suffice provided that the lower level is less than one full story below the upper level).

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3.2.11 - B. Branch Circuits, Connected Devices, and Fixtures

Recessed Lights

Recessed lighting was noted during the inspection. The recessed lighting present in this structure may or may not be rated to be in contact with insulation. There is no way for the inspector to know if they are rated as stated above. This should be investigated by a professional electrician and repaired as needed. 

4 - IV. Plumbing Systems

IN NI NP D
4.1 A. Plumbing Supply, Distribution Systems, and Fixtures X X
4.2 B. Drains, Wastes, & Vents X X
4.3 C. Water Heating Equipment X X
4.4 D. Hydro-Massage Therapy Equipment X X
A. Plumbing Supply, Distribution Systems, and Fixtures: Location of Main Water Supply Cutoff
Unable to locate
A. Plumbing Supply, Distribution Systems, and Fixtures: Location of Water Meter
Front Yard
C. Water Heating Equipment: Power Source
Gas
C. Water Heating Equipment: Location
Garage
A. Plumbing Supply, Distribution Systems, and Fixtures: Static Water Pressure Reading
80 PSI
C. Water Heating Equipment: Capacity
29 Gallons
A. Plumbing Supply, Distribution Systems, and Fixtures: Gas Limitations

SPECIFIC LIMITATIONS: The Inspector is not required to inspect sacrificial anode bonding or for its existence. The Inspector does not perform a pressure test on the gas lines. The Inspector cannot detect gas leaks below the finished grade (underground) or between the wall or behind fireplace hearths or any concealed area. Propane tanks will not be inspected. If any further concerns exist about possible gas line failure and or deficiencies, we recommend that the buyer, seller or agent have the gas system further evaluated by a local controlling gas supplier and or a certified, licensed master plumber.

A. Plumbing Supply, Distribution Systems, and Fixtures: Occupied or Staged

NOTE: The home is occupied. Household goods and stored items limit the visible plumbing areas and may conceal damage or defects that would otherwise be observed.

A. Plumbing Supply, Distribution Systems, and Fixtures: Concealed not Inspected

NOTE: Plumbing concealed in foundations, below grade, under flatwork, under decks, inside walls, in attics, between ceilings, insulated, in crawl spaces or concealed by other finishes are outside the scope of a home inspection.

A. Plumbing Supply, Distribution Systems, and Fixtures: Repairs Recommended

Repairs or improvements are recommended at the water supply system plumbing, distribution systems and or fixtures. Portions of the plumbing system that were concealed by finishes, stored items, below grade or in or under the foundation were not visible and were not inspected. The observations made to support this opinion are listed but not limited to the following:

B. Drains, Wastes, & Vents: Concealed

NOTE: Buried or concealed sewer and waste drain components are not inspected. Water and waste drain leaks cannot be detected below grade or in concealed locations.

B. Drains, Wastes, & Vents: Repairs Recommended

Repairs or improvements are recommended at the drains, wastes and vents. Concealed or inaccessible drains, wastes and vents were not inspected. The observations made to support this opinion are listed but not limited to the following:

B. Drains, Wastes, & Vents: Cast Iron/Copper Plumbing

Cast iron and/or copper drain plumbing was present in the home. This type of plumbing can corrode and fail over time causing further issues. Further evaluation of the plumbing is recommended.

C. Water Heating Equipment: TPR Not Tested

The water heating equipment TPR valve was inspected and verified, but was not tested. It is common for TPR Drain valves to fail under testing and leak water.

C. Water Heating Equipment: Temperature Within Normal Range

The water heater temperature was within the normal range of 100 to 120 degrees.

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

Crawlspace Supply Missing Insulation

Water supply lines in the crawl space were observed to lack adequate insulation. Lack of insulation or inadequate insulation at water supply lines in the crawl space should be corrected to prevent water damage.

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4.1.2 - A. Plumbing Supply, Distribution Systems, and Fixtures

Missing Exterior Anti-Siphon

Exterior water supply faucets were missing an anti-siphon device to prevent contaminants from entering the water supply. 

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4.1.3 - A. Plumbing Supply, Distribution Systems, and Fixtures

Freeze Protection

Exterior water supply hose bibs and supply lines should be protected from freezing during cold weather.

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4.1.4 - A. Plumbing Supply, Distribution Systems, and Fixtures

Toilets Loose From Floor
Hall Bath, Half Bath

Toilets that are loose from the floor mountings, should be reset.

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4.1.5 - A. Plumbing Supply, Distribution Systems, and Fixtures

Sealant Recommended at Tub/Shower Fixtures

The tub/shower water supply fixtures lacked adequate sealant at the wall. Tub/shower water supply fixtures should be properly sealed at the wall to prevent water damage.

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4.1.6 - A. Plumbing Supply, Distribution Systems, and Fixtures

Corrosion/Discoloration

Corrosion/discoloration was observed and should be repaired or replaced as needed. 

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4.1.7 - A. Plumbing Supply, Distribution Systems, and Fixtures

Damaged Tub/Shower Handles
Hall Bathroom

Deficient shower or tub handles should be repaired or replaced. 

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4.2.1 - B. Drains, Wastes, & Vents

Accordion Drain Pipe

Accordion style waste drain plumbing is intended to be a temporary fix. It is recommended this drain be replaced with a rigid drain piping product.

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4.2.2 - B. Drains, Wastes, & Vents

Missing Roof Vent

A roof vent pipe was missing. It appears that the previous vent has been removed for a bathroom remodel.

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4.3.1 - C. Water Heating Equipment

Uncommon Type of Installation

The installation of the blower fan at the water heater is an uncommon finding. There is not enough information about this type of installation for the inspector to determine the adequacy of the fan unit. Further evaluation by a plumber is recommended. 

5 - III. Heating, Ventilation & Air Conditioning Systems

IN NI NP D
5.1 A. Heating Equipment X X
5.2 B. Cooling Equipment X X
5.3 C. Duct System, Chases, and Vents X X
A. Heating Equipment: Energy Source
Gas
B. Cooling Equipment: Type of System
Central Air Conditioner
A. Heating Equipment: Type of System
Gas-Fired Heat, Forced Air
A. Heating Equipment: Heat Exchanger Not Inspected

NOTE: Inspection of the heat exchanger is not possible without disassembly of the unit in most heating equipment systems. Inspection of the heat exchanger is beyond the scope of a home inspection. No guarantee can be made on the heat exchangers life expectancy. Normal service and maintenance of the heating equipment is recommended quarterly by a qualified cooling equipment specialist.

A. Heating Equipment: Gas Leak Disclaimer

NOTE: Gas leaks below the finished grade (underground) or between the walls or ceilings or any concealed area cannot be detected and are not inspected.

A. Heating Equipment: Repairs Recommended

Repairs or improvements are recommended at the heating equipment. The observations made to support this opinion are listed but not limited to the following:

B. Cooling Equipment: Pressure Tests

NOTE: Pressure tests of the cooling system are outside the scope of a home inspection. No guarantee is made regarding coolant charge or line integrity. The condition of the evaporator coil in the plenum is outside the scope of a home inspection. No guarantee can be made regarding evaporator coils, cooling lines or component life expectancy. Normal service and maintenance of the cooling equipment is recommended quarterly by a qualified cooling equipment specialist.

B. Cooling Equipment: Adequate Air Temperature Differentials

Temperatures between the supply and return air for the air conditioning system was found to be within the normal range of 14 - 23 degrees Fahrenheit.

B. Cooling Equipment: Repairs Recommended

Repairs or improvements are recommended at the cooling equipment. The observations made to support this opinion are listed but not limited to the following:

C. Duct System, Chases, and Vents: Repairs Recommended

Repairs or improvements are recommeneded at the ducts systems, chases and vents. The observations made to support this opinion are listed but not limited to the following:

C. Duct System, Chases, and Vents: Airflow Present at Ducts

Airflow was found to be present at all visible ducts, unless otherwise noted.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
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5.1.1 - A. Heating Equipment

Flex Passes Through Cabinet

Flexible gas supply connectors at the heating equipment that pass through the heating unit cabinet wall were observed. Current building standards require that the black iron gas pipe pass through the heating equipment cabinet wall before being connected to flexible gas connectors.

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5.2.1 - B. Cooling Equipment

Rust/Water Staining in Pan

The auxiliary/secondary drain pan under the coil housing had some water staining, discoloration and or a rust build-up. This would indicate that the pan holds water and that the cooling equipment may be in need of repair. Auxiliary/secondary drain pans that hold water, are discolored, rusted or damaged may result in water damage or other defects.

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5.2.2 - B. Cooling Equipment

Deficient Attic Insulation

The HVAC refrigerant lines were not properly insulated in the attic. Inadequate cooling line insulation at the attic HVAC equipment may result in equipment damage, inadequate performance, reduced equipment life or other defects.

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5.3.1 - C. Duct System, Chases, and Vents

Damaged Duct Insulation

The ductwork insulation was observed to be damaged. Damaged ductwork insulation may allow conditioned air to escape into unwanted areas. Damaged ductwork insulation may create conducive conditions for condensation or other moisture intrusion defects.

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5.3.2 - C. Duct System, Chases, and Vents

Dirty or Damaged Filters

Dirty or damaged air filters may not perform as intended and should be replaced as needed or per manufacturer instructions.

6 - V. Appliances

IN NI NP D
6.1 A. Dishwashers X
6.2 B. Food Waste Disposers X 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 X
C. Range Hood and Exhaust Systems: Exhaust Hood Type
Vented
D. Ranges, Cooktops, and Ovens: Range/Oven Energy Source
Gas
A. Dishwashers: Performing as Intended

The dishwasher was inspected according to today's Texas Standards of Practice and or local code and was performing as intended at the time of the inspection.

B. Food Waste Disposers: Repairs Recommended

Repairs or improvements are recommended at the food waste disposer. The observations made to support this opinion are listed but not limited to the following:

C. Range Hood and Exhaust Systems: Repairs Recommended

Repairs or improvements are recommended at the range hood and exhaust systems. The observations made to support this opinion are listed but not limited to the following:

D. Ranges, Cooktops, and Ovens: Performing as Intended

The range, cooktop and ovens were inspected according to today's Texas Standards of Practice and or local code and were performing as intended at the time of the inspection. Oven temperature checked at 350 degrees and allowed 25 degree variance. 

E. Microwave Ovens: Performing as Intended

The microwave oven was inspected according to today's Texas Standards of Practice and or local code and was performing as intended at the time of the inspection.

F. Mechanical Exhaust Vents and Bathroom Heaters: Repairs Recommended

Repairs or improvements are recommended at the mechanical vents and bathroom heaters. The observations made to support this opinion are listed but not limited to the following:

G. Garage Door Operators: Remotes Not Tested

NOTE: The automatic garage door opener remote controls may not be present. The automatic garage door opener was checked using only the manual control.

G. Garage Door Operators: Repairs Recommended

Repairs or improvements are recommended at the garage door operators. The observations made to support this opinion are listed but not limited to the following:

H. Dryer Exhaust Systems: Occupied or Staged

The home is occupied. Household goods, washing machines and clothes dryers limit the visible areas and access to plumbing, electrical, walls dryer vents and may conceal damage or defects that would otherwise be observed.

H. Dryer Exhaust Systems: NFPA Recommendation

NOTE: The National Fire Protection Association (NFPA) recommends that all dryer vent ducts be made from straight metal dryer ducts rather than plastic or flexible metal for improved safety.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
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6.2.1 - B. Food Waste Disposers

Corrosion

Corrosion or indications of leakage was observed on food waste disposer. Repair or replacement of the food waste disposer is recommended.

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6.3.1 - C. Range Hood and Exhaust Systems

Inoperative Light

The range hood exhaust system light was inoperative and should be repaired as needed.

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6.6.1 - F. Mechanical Exhaust Vents and Bathroom Heaters

Improper Termination

The mechanical exhaust vents and or bathroom heaters terminated in attic or at the soffit/eave. Today's current building standards state that mechanical exhaust vents and or bathroom heaters should terminate at the exterior of the structure. - This may be an as-built condition and was an accepted building practice at the time this home was constructed but it is no longer an excepted building standard. Repair is recommended.

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6.6.2 - F. Mechanical Exhaust Vents and Bathroom Heaters

No Vent in Utility Room

Current building standards require that all utility rooms have a mechanical exhaust vent or an operable window for the removal of moisture from the air. Lack of an operable window or a mechanical exhaust vent in utility rooms is a deficiency and should be repaired.

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6.7.1 - G. Garage Door Operators

Manual Locks Not Disabled

When an automatic garage door opener is installed the manual door locks should be disabled or removed to prevent damage to the garage door, garage door hardware and automatic garage door operator.

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6.7.2 - G. Garage Door Operators

Auto Reverse Did Not Work

The automatic garage door opener auto reverse did not work when pressure was applied or was improperly adjusted. Automatic garage door opener auto reverse systems that do not perform as intended should be repaired or adjusted.

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6.7.3 - G. Garage Door Operators

Sensors Installed Too High

The automatic garage door opener electronic sensor was installed at an improper height. Automatic garage door opener electronic sensors should be installed within 6 inches of the garage floor. 

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6.8.1 - H. Dryer Exhaust Systems

Cleaning Recommended

The dryer vent and duct were in need of cleaning. Flammable lent and other debris should be removed from the dryer vent and duct.

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6.8.2 - H. Dryer Exhaust Systems

Recommend Smooth Vent

The dryer vent for a gas fired dryers should be smooth metal with no screws in the air flow. 


7 - VI. Optional Systems

IN NI NP D
7.1 A. Landscape Irrigation (Sprinkler) Systems X X
A. Landscape Irrigation (Sprinkler) Systems: Map or Diagram

The landscape irrigation system could be improved with a zone map or diagram.

A. Landscape Irrigation (Sprinkler) Systems: Repairs Needed

Repairs or improvements are needed at the landscape irrigation system. The observations made to support this opinion are listed but not limited to the following:

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
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7.1.1 - A. Landscape Irrigation (Sprinkler) Systems

Missing Anti-Siphon

The absence or improper installation of landscape irrigation system antisiphon devices and back flow preventer was observed. The absence or improper installation of landscape irrigation system anti-siphon devices should be repaired or replaced as needed.