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1234 Main St.
Kilgore Tx 75662
11/13/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name
7
Maintenance items/fyi/minor defects
58
Maintenance recommendations, items to monitor, further evaluation recommended
4
In need of immediate attention or repair or saftey concern

1 - Information

In Attendance
Buyer, Pest Control Speacialist
Occupancy
Furnished
Type of Building
Single Family
Temperature
82°F
Weather Conditions
Clear
House faces
East
Time In
9 AM
Tme Out
1:00 Pm
Additional Information

THIS REPORT IS PAID AND PREPARED FOR THE PERSONAL, PRIVATE AND EXCLUSIVE USE BY Jessica Willman. THIS IS A COPYRIGHTED REPORT AND IS NOT VALID WITHOUT THE SIGNED INSPECTION AGREEMENT ATTACHED. THIS REPORT IS NOT TRANSFERABLE FROM THE CLIENT NAMED ABOVE.

This report contains representative pictures of certain deficiencies identified during the inspection. Additional photos, if any, can be viewed at the end of this report located in the PHOTO SUMMARY section,

Whenever a defect and/or deficiency of any kind is noted in a system and/or any part and/or item of this structure, we recommend that a properly licensed/certified specialist/technician to inspect, repair and/or service the entire system or part.  Sometimes noted defects and/or deficiencies are symptoms of other and sometimes more serious conditions and/or defects. 

It is also recommended that the buyer walks through the property the day before closing to assure conditions have not changed since inspection.

All  areas of the home that are talked about in the report are oriented from the prospective of looking at the home from the front facing the home.


SCOPE OF INSPECTION

These standards of practice define the minimum levels of inspection required for substantially completed residential improvements to real property up to four dwelling units.  A real estate inspection is a non-technically exhaustive, limited visual survey and basic performance evaluation of the systems and components of a building using normal controls and does not require the use of specialized equipment or procedures.  The purpose of the inspection is to provide the client with information regarding the general condition of the residence at the time of inspection.  The inspector may provide a higher level of inspection performance than required by these standards of practice and may inspect components and systems in addition to those described by the standards of practice. 

GENERAL LIMITATIONS

The inspector is not required to:
(A) inspect:
(i) items other than those listed within these standards of practice;
(ii) elevators;
(iii) detached buildings, decks, docks, fences, or waterfront structures or equipment;
(iv) anything buried, hidden, latent, or concealed;
(v) sub-surface drainage systems;
(vi) automated or programmable control systems, automatic shut-off, photoelectric sensors, timers, clocks, metering devices, signal lights, lightning arrestor system, remote controls, security or data distribution systems, solar panels or smart home automation components; or
(vii) concrete flatwork such as; driveways, sidewalks, walkways, paving stones or patios;
(B) report:
(i) past repairs that appear to be effective and workmanlike except as specifically required by these standards;
(ii) cosmetic or aesthetic conditions; or
(iii) wear and tear from ordinary use;
(C) determine:
(i) insurability, warrantability, suitability, adequacy, compatibility, capacity, reliability, marketability, operating costs, recalls, counterfeit products, product lawsuits, life expectancy, age, energy efficiency, vapor barriers, thermostatic performance, compliance with any code, listing, testing or protocol authority, utility sources, or manufacturer or regulatory requirements except as specifically required by these standards;
(ii) the presence or absence of pests, termites, or other wood-destroying insects or organisms;
(iii) the presence, absence, or risk of asbestos, lead-based paint, mold, mildew,  corrosive or contaminated drywall Chinese Drywall or any other environmental hazard, environmental pathogen, carcinogen, toxin, mycotoxins, pollutant, fungal presence or activity, or poison;
(iv) types of wood or preservative treatment and fastener compatibility; or
(v) the cause or source of a conditions;
(D) anticipate future events or conditions, including but not limited to:
(i) decay, deterioration, or damage that may occur after the inspection;
(ii) deficiencies from abuse, misuse or lack of use;
(iii) changes in performance of any component or system due to changes in use or occupancy;
(iv) the consequences of the inspection or its effects on current or future buyers and sellers;
(v) common household accidents, personal injury, or death;
(vi) the presence of water penetrations; or
(vii) future performance of any item;
(E) operate shut-off, safety, stop, pressure or pressure-regulating valves or items requiring the use of codes, keys, combinations, or similar devices;
(F) designate conditions as safe;
(G) recommend or provide engineering, architectural, appraisal, mitigation, physical surveying, realty, or other specialist services;
(H) review historical records, installation instructions, repair plans, cost estimates, disclosure documents, or other reports;
(I) verify sizing, efficiency, or adequacy of the ground surface drainage system;
(J) verify sizing, efficiency, or adequacy of the gutter and downspout system;
(K) operate recirculation or sump pumps;
(L) remedy conditions preventing inspection of any item;
(M) apply open flame or light a pilot to operate any appliance;
(N) turn on decommissioned equipment, systems or utility services; or
(O) provide repair cost estimates, recommendations, or re-inspection services.

The Client, by accepting this Property Inspection Report or relying upon it in any way, expressly agrees to the SCOPE OF INSPECTION, GENERAL LIMITATIONS and INSPECTION AGREEMENT included in this inspection report.
This inspection report is made for the sole purpose of assisting the purchaser to determine his and/or her own opinion of feasibility of purchasing the inspected property and does not warrant or guarantee all defects to be found.  If you have any questions or are unclear regarding our findings, please call our office prior to the expiration of any time limitations such as option periods.  
This report contains technical information.  If you were not present during this inspection, please call the office to arrange for a consultation with your inspector.  If you choose not to consult with the inspector, this inspection company cannot be held liable for your understanding or misunderstanding of the reports content.
This report is not intended to be used for determining insurability or warrantability of the structure and may not conform to the Texas Department of Insurance guidelines for property insurability.  This report is not to be used by or for any property and/or home warranty company.
The digital pictures in this report are a sample of the damages in place and should not be considered to show all of the damages and/or deficiencies found.  There will be some damage and/or deficiencies not represented with digital imaging. It is important to read the full report to gain the most knowledge that you can about the home. When one or two like deficiencies are found they will be listed, when three to six like deficiencies are found the term various will be used but when seven or more like deficiencies are found the term multiple will be used.  This eliminates the exhaustive reporting of like defects. 


This report is lengthy due to the current inspection standards that are required by T.R.E.C. to be applied regardless of a home's age. There will also be many areas in this report that will be marked deficient. this does not necessarily mean that this is a bad home  the word deficient means that things are not as they should be and therefore we mark this box if there is an issue in a certain area, we recommend that if the deficient box is marked that you look into this section and see what wasn't up to par it may not be a major concern but do look at the area and see how you want to move forward with it. As with any home, some safety, electrical and plumbing issues are always present, some due to code and building procedure changes that occur each year. Should you desire for me to meet you at the home to discuss any of the report contents please just let me know. 

Comment Key - Definitions

This report divides deficiencies into three categories In need of immediate attention or repair or Saftey Concern (in red), Maintenance Recommendations, Items To Monitor, Further Evaluation Recommended (in orange), and Maintenance Items/FYI/Minor Defects (colored in blue). Safety Hazards or concerns will be listed in the Red or Orange categories depending on their perceived danger, but should always be addressed ASAP.

In need of immediate attention or repair or Saftey Concern - Items or components that were not functional, may pose a dangerous situation in the future/or may require a major expense to correct. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Qualified Contractor.

Maintenance Recommendations, Items To Monitor, Further Evaluation Recommended - Items or components that were found to include a deficiency but were still functional at the time of inspection, although this functionality may be impaired or not ideal. Repairs are recommended to items categorized in this manner for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect. Items categorized in this manner typically require repairs from a Handyman or Qualified Contractor and are not considered routine maintenance or DIY repairs.

 Maintenance Items/FYI/Minor Defects - Items or components that were found to be in need of recurring or basic general maintenance and/or may need minor repairs which may improve their functionality. Typically these items are considered to represent a less significant immediate cost than those listed in the previous two categories and can be addressed by a Homeowner or Handyman. Also included in this section are items that were at the end of their typical service life or beginning to show signs of wear, but were in the opinion of the inspector, still functional at the time of inspection. Items that are at, or past their typical service life will require subsequent observation to monitor performance with the understanding that replacement or major repairs should be anticipated.

These categorizations are in my professional opinion and based on what I observed at the time of inspection, and this categorization should not be construed as to mean that items designated as "Minor defects" or "Recommendations" do not need repairs or replacement. The recommendation in the text of the comment is more important than it's categorization. Due to your opinions or personal experience you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision. Once again it's the "Recommendations" in the text of the comment pertaining to each defect that is paramount, not it's categorical placement.

Water Course:
Comment on the nearby water course is not within the scope of our inspection. The owner/occupant may have information regarding the volume of water during adverse weather and if there has been flooding or erosion in the past. It is important to inquire about water intrusion in areas such as the garage of homes, this is an issue that may not be obvious unless there is rain on the day of inspection.
Hillside
We are not soil, geotechnical, civil, or structural engineers and cannot render an opinion regarding soil stability, potential soil and/or structural movement. If desired, qualified specialists should be consulted on these matters.
New construction lumber shrinkage
Lumber in a new house takes up to five years to 'dry' or reach an equilibrium. During that time, minor cracks may appear in the drywall at intersections of structural elements. They can be eliminated during the course of routine maintenance.
Not visual out of scope
Buyers Advisory Notice: The Inspector has attempted to discover and report conditions requiring further evaluation or repair. However; determining the condition of any component that is not visible and/or accessible, such as plumbing components that are buried, beneath the foundation, located within construction voids or otherwise concealed, and reporting any deficiency that does not appear or become evident during our limited cursory and visual survey is outside the scope of this inspection.
Courtesy Photos
Your inspector may choose to include photos in your inspection report. There are times when only a picture can fully explain the condition or if the client is unable to attend the inspection. Photo inclusion is at the discretion of the inspector and in no way is meant to emphasize or highlight the only conditions that were seen. We always recommend full review of the entire inspection report.
Roof covering
 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.
We make efforts to note visible staining on roof sheathing and visible defects and maintenance that is needed on the roof structure.
It is important to understand that flashings, fasteners, and underlayment are not readily visible in most cases on the roof covering surface. We cannot give an opinion on what we cannot readily see. As deficiencies are noted in this report it is recommended that the entire roof covering be evaluated by a roofing contractor and your insurance carrier, prior to the end of any option periods or time  limitations to assure condition, life expectancy, and insurability.
Important:
It is recommended that you research your property casualty insurance (home insurance) carefully. Many insurance providers offer actual cash value (ACV) instead of replacement cash value (RCV) policies. ACV means they deduct their estimate of depreciation from the settlement and this shifts more cost to you. Google what is ACV versus RCV and understand the differences. If a hail storm destroys the roof you might be paid only the depreciated value less the deductible. This can be a significant expense. Additionally, many providers include policy limitations that exclude their opinion of damage to cosmetic items (dented gutters for example). Be aware of your deductible amount, it can be expensive. Lastly, know that some companies will cancel coverage if they think your roof is more than 15 to 20 years old (a variable number). All of these considerations can mean your roof may have very little insurance coverage. This home inspection does not determine the age of the roof or its insurability. You should have your insurance company approve the roof to their underwriting standards prior to the end of any option periods in your real estate contract, and be aware of the policy language. Also be aware that they can change policy language and coverage; do not take them for granted.
Flipped house
If the property appears to be a 'flipped' property the home may be in visibly good cosmetic condition, the client must understand that new paint and carpet does not make a new house, there are things that may not be able to be seen in this home due to patching and repair that may have been able to be seen earlier prior to remodeling.

Manufactured Housing:
This inspection is based in part upon the United States Housing and Urban Development (HUD standards), the Manufactured Housing Construction and Safety Standards Title 24, Code of Federal Regulations (CFR), Part 3280. The standards within this inspection shall be referenced as The Standard or HUD Code.
1976- Mobile homes built since June 15, 1976, must conform to the National Manufactured Home Construction and Safety Standards established under a law passed by the U. S. Congress. The Standards are administrated by the U. S. Department of Housing & Urban Development. Mobile Homes are the only homes with a National Building Code. These homes are the only homes (Manufactured homes) as defined by HUD since June 15, 1976.

The manufactures certified label (HUD insignias) on this home are located on the North side of the home. The data plate containing specific manufacturing information is located in the left side kitchen sink lower cabinet. Every manufacture is required to provide instructions on site preparation, installation and anchoring.

Mechanical Systems:
Mechanical components like dishwashers, ovens, stoves, water heaters, HVAC units, ect. can and will break down. A home inspection tells you the condition of the component at the time of the home inspection. The inspector is not required to determine life expectancy of any system or component. [Rule 535.227(b)(3)(C)(i)]
There is not any "fool proof" way to determine the future performance of any mechanical systems.
All areas of the home are inspected in a time frame of a few hours of one day and are not representative of regular full load,  every day use by occupants. We strive to find the obvious visible deficiencies in our home inspections and report on such deficiencies. We cannot see items that are behind walls, under a slab, or otherwise concealed from view.
Bonding and Grounding
Bonding conductors cannot be observed in finished buildings to determine serviceability, continuity or connecting fittings and clamps. While we may be able to identify missing Grounding and Bonding, we cannot affirm, nor do we warranty, that all pipes, either gas, including CSST, or water, plumbing, metal flues, metal framing, appliances or similar conductive materials are bonded.
We recommend that a certified electrician be contacted to assure proper bonding and grounding installation in the home.
Pest Control:
Our observations regarding evidence of pests is not a substitute for inspection by a licensed pest control operator or exterminator. We report current visible conditions only and cannot render an opinion regarding their cause or remediation.

Lead Based Paint
Homes Constructed before the 1980s should be tested for lead before purchasing or renovating--Lead wasn't the paint itself, lead was used as a pigment and drying agent in alkyd oil-based paint. Whereas, the newer Latex type water-based paints generally have not contained lead and are much safer. Unless properly sealed or encapsulated, lead based paint can leach through other paint coatings/ surfaces and adhere to those as well. About two-thirds of the homes built before 1940 have lead based paint issues. Approximately one-half of the homes built from 1940 to 1960 contain heavily-leaded paint. Some homes built after 1960 also contain heavily-leaded paint. It may be on any interior or exterior surface, particularly on woodwork, doors, and windows. In 1978, the US CPSC lowered the legal maximum lead-content in most kinds of paint to 0.06% (which is a trace amount). 

Does this home have lead based paint? We cannot tell you that it does or does not. Providing lead based paint inspections is beyond the scope of the Texas Real Estate Commissions Standards of Practice and thus, not accomplished.

SCOPE 22 TAC 535.227(a) (1) These standards of practice apply when a professional inspector or real estate inspector who is licensed under this chapter accepts employment to perform a real estate inspection for a prospective buyer or seller of real property. (2) These standards of practice define the minimum requirements for a real estate inspection conducted on a one to four family unit that is substantially completed. Substantially completed means the stage of construction when a new building, addition, improvement, or alteration to an existing building can be occupied or used for its intended purpose . (3) For the purposes of these standards of practice a real estate inspection : (A) is a limited visual survey and basic performance evaluation of the systems and components of a building using normal controls that provides information regarding the general condition of a residence at the time of inspection; (B) is not intended to be a comprehensive investigation or exploratory probe to determine the cause or effect of deficiencies noted by the inspector; and (C) does not require the use of: (i) specialized equipment, including but not limited to : (I) thermal imaging equipment; (II) moisture meters; (III) gas or carbon monoxide detection equipment; (IV) environmental testing equipment and devices; (V) elevation determination devices; or (VI) ladders capable of reaching surfaces over one story above ground surfaces; or (ii) specialized procedures, including but not limited to: (I) environmental testing; (II) elevation measurement; (III) calculations; or (IV) any method employing destructive testing that damages otherwise sound materials or finishes. (4) These standards of practice do not prohibit an inspector from providing a higher level of inspection performance than required by these standards of practice or from inspecting components and systems in addition to those listed under the standards of practice. DEFINITIONS 22 TAC 535.227(b) (1) Accessible -In the reasonable judgment of the inspector, capable of being approached, entered, or viewed without: (A) hazard to the inspector; (B) having to climb over obstacles, moving furnishings or large, heavy, or fragile objects; (C) using specialized equipment or procedures; (D) disassembling items other than covers or panels intended to be removed for inspection; (E) damaging property, permanent construction or building finish; or (F) using a ladder for portions of the inspection other than the roof or attic space. (2) Chapter 1102 - Texas Occupations Code, Chapter 1102. (3) Component - A part of a system. (4) Cosmetic - Related only to appearance or aesthetics, and not related to performance, operability, or water penetration. (5) Deficiency - In the reasonable judgment of the inspector, a condition that: (A) adversely and materially affects the performance of a system, or component; or (B) constitutes a hazard to life, limb, or property as specified by these standards of practice. (6) Deficient--Reported as having one or more deficiencies. (7) Inspect - To operate in normal ranges using ordinary controls at typical settings, look at and examine accessible systems or components and report observed deficiencies as specified by these standards of practice. (8) Performance - Achievement of an operation, function or configuration relative to accepted industry standard practices with consideration of age and normal wear and tear from ordinary use. (9) Report - To provide the inspector's opinions and findings on the standard inspection report form as required by 535.222 and 535.223 of this title. (10)Standards of practice - 535.227 - 535.233 of this title. GENERAL REQUIREMENTS 22 TAC 535.227(c) The inspector shall: (1) operate fixed or installed equipment and appliances listed herein in at least one mode with ordinary controls at typical settings; (2) visually inspect accessible systems or components from near proximity to the systems and components, and from the interior of the attic and crawl spaces; and (3) complete the standard inspection report form as required by 535.222 and 535.223 of this title. GENERAL LIMITATIONS 22 TAC 535.227(d) The inspector is not required to: (1) inspect: (A) items other than those listed within these standards of practice; (B) elevators; (C) detached buildings, decks, docks, fences, or waterfront structures or related equipment; (D) anything buried, hidden, latent, or concealed; (E) sub-surface drainage systems; (F) automated or programmable control systems, automatic shut-off, photoelectric sensors, timers, clocks, metering devices, signal lights, lightning arrestor system, remote controls, security or data distribution systems, solar panels or smart home automation components; or (G) concrete flatwork such as driveways, sidewalks, walkways, paving stones or patios; (2) report: (A) past repairs that appear to be effective and workmanlike except as specifically required by these standards; (B) cosmetic or aesthetic conditions; or (C) wear and tear from ordinary use; (3) determine: (A) the presence or absence of pests, termites, or other wood-destroying insects or organisms; (B) the presence, absence, or risk of: (i) asbestos; (ii) lead-based paint; (iii) mold, mildew; (iv) corrosive or contaminated drywall "Chinese Drywall"; or (v) any other environmental hazard, environmental pathogen, carcinogen, toxin, mycotoxin, pollutant, fungal presence or activity, or poison; (C) types of wood or preservative treatment and fastener compatibility; or (D) the cause or source of a condition; (E) the cause or effect of deficiencies; (F) any of the following issues concerning a system or component: (i) insurability or warrantability; (ii) suitability, adequacy, compatibility, capacity, reliability, marketability, or operating costs; (iii) recalls, counterfeit products, or product lawsuits; (iv) life expectancy or age; (v) energy efficiency, vapor barriers, or thermostatic performance; (vi) compliance with any code, listing, testing or protocol authority; (vii) utility sources; or (viii)manufacturer or regulatory requirements, except as specifically required by these standards; (4) anticipate future events or conditions, including but not limited to: (A) decay, deterioration, or damage that may occur after the inspection; (B) deficiencies from abuse, misuse or lack of use; (C) changes in performance of any component or system due to changes in use or occupancy; (D) the consequences of the inspection or its effects on current or future buyers and sellers; (E) common household accidents, personal injury, or death; (F) the presence of water penetrations; or (G) future performance of any item; (5) operate shut-off, safety, stop, pressure or pressure-regulating valves or items requiring the use of codes, keys, combinations, or similar devices; (6) designate conditions as safe; (7) recommend or provide engineering, architectural, appraisal, mitigation, physical surveying, realty, or other specialist services; (8) review historical records, installation instructions, repair plans, cost estimates, disclosure documents, or other reports; (9) verify sizing, efficiency, or adequacy of the ground surface drainage system; (10) verify sizing, efficiency, or adequacy of the gutter and downspout system; (11) operate recirculation or sump pumps; (12) remedy conditions preventing inspection of any item; (13) apply open flame or light a pilot to operate any appliance; (14) turn on decommissioned equipment, systems or utility services; or (15) provide repair cost estimates, recommendations, or re-inspection services. CONFLICTS 22 TAC 535.227(e) In the event of a conflict between the general provisions set out in this section, and specific provisions specified elsewhere in the standards of practice, specific provisions shall take precedence. DEPARTURE PROVISION 22 TAC 535.227(f) (1) An inspector may depart from the inspection of a component or system required by the standards of practice only if: (A) the inspector and client agree the item is not to be inspected; (B) the inspector is not qualified to inspect the item; (C) in the reasonable judgment of the inspector, the inspector determines that: (i) conditions exist that prevent inspection of an item; (ii) conditions or materials are hazardous to the health or safety of the inspector; or (iii) the actions of the inspector may cause damage to the property (D) the item is a common element of a multifamily development and is not in physical contact with the unit being inspected, such as the foundation under another building or a part of the foundation under another unit in the same building. (2) If an inspector departs from the inspection of a component or system required by the standards of practice, the inspector shall: (A) notify the client at the earliest practical opportunity that the component or system will not be inspected; and (B) make an appropriate notation on the inspection report form, stating the reason the component or system was not inspected. (3) If the inspector routinely departs from inspection of a component or system required by the standards of practice, and the inspector has reason to believe that the property being inspected includes that component or system, the earliest practical opportunity for the notice required by this subsection is the first contact the inspector makes with the prospective client.  ENFORCEMENT 22 TAC 535.227(g) Enforcement. Failure to comply with the standards of practice is grounds for disciplinary action as prescribed by Chapter 1102.

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
2.11 K. Porches, Balconies, Decks, and Carports X X
A. Foundations: Type of Foundation(s)
Supported Slab
A. Foundations: Comments
B. Grading and Drainage: Comments
C. Roof Covering Materials: Types of Roof Covering
Asphalt
C. Roof Covering Materials: Viewed From
Roof
C. Roof Covering Materials: Roof life span
Middle Third
C. Roof Covering Materials: Comments
C. Roof Covering Materials: Type of Roof Decking
Plywood
D. Roof Structure & Attic: Comments
D. Roof Structure & Attic: Material
Wood
D. Roof Structure & Attic: Type of Roof
Hip
D. Roof Structure & Attic: Viewed From
Attic
D. Roof Structure & Attic: Approximate Depth Of Insulation
6"-8", Loose filled insulation
E. Walls (Interior and Exterior): Comments
E. Walls (Interior and Exterior): Exterior Wall Covering Material
Brick
E. Walls (Interior and Exterior): Interior wall covering
Drywall
F. Ceilings and Floors: Comments
H. Windows: Comments
I. Stairways (Interior and Exterior): Comments
K. Porches, Balconies, Decks, and Carports: Comments
Inspection Method
Visual

This inspection is one of first impression 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 expressed are one of apparent conditions and not of absolute fact and are only good on 08/28/2018 .
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 an engineer of your choice.


Structural Opinion
Functional condition with upgrades recommended

The structural  opinion of this home Is that it is in structurally sound condition at the time of inspection. There are areas that could use some upgrades, such as gutters on all horizontal fascia.  Trees being trimmed off of the roof surface. And deck boards being repaired or replaced on the deck on the right side of the home, this deck should be sealed to prevent  wood deterioration so the the structure of this deck is in good condition for a long period of time in the future.

A. Foundations: Foundation functional

On 07/06/2018 the foundation of this home appeared to be in functional condition with no major signs of movement or settlement.



D. Roof Structure & Attic: Type of Ventilation
Soffit Vents, Ridge Vents
G. Doors (Interior and Exterior): Comments

When reading this section of the inspection report there may be references to doors not operating properly.
If deficiencies are noted such as doors rubbing in the frame, doors out of square in the frame, or that they are not latching properly this may be a sign of typical structural movement. We recommend that the doors be adjusted to compensate for typical structural movement. If there is major movement you will see it noted throughout this report with recommendations for repair and/or further evaluation.

All locks on home should be changed before moving in. After new locks have been installed, ensure that jambs at striker plates are cut deep enough to allow new deadbolt locks to fully engage and lock. Dead bolt locks are not locked unless bolt is fully extended.

H. Windows: Windows:

Windows: Windows Information
The windows were inspected by operating a representative number (I will try and operate every window in the home, but personal belongings may block accessibility to some). They are inspected by testing their operation, looking for damage, broken glass, failed seals, etc. No reportable deficiencies were present unless otherwise noted in this report.

J. Fireplaces and Chimneys: Comments

We recommend a level II chimney inspection and sweep because checking the flue for cracks/damage should be done with a camera. The national fire protection association advises that a level II inspection is completed each time a residence is sold.

 

http://www.csia.org/

A. Foundations: first impression

This inspection is one of first impression 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 expressed are one of apparent conditions and not of absolute fact and are only good for the date and time of this 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 an engineer of your choice.

B. Grading and Drainage: Water Course Disclaimer

Comment on the nearby water course is not within the scope of our inspection. The owner/occupant may have information regarding the volume of water during adverse weather and if there has been flooding or erosion in the past. It is important to inquire about water intrusion in areas such as the garage of homes, this is an issue that may not be obvious unless there is rain on the day of inspection

C. Roof Covering Materials: Roof limitations


The inspection of the roof and it's covering material is limited to the conditions on the day of the inspection only. The roof covering material, visible portions of the roof structure (from within the attic), and interior ceilings are inspected looking for indications of current or past leaks, but future conditions and inclement weather may reveal leaks that were not present at the time of inspection. Any deficiencies noted in this report with the roof covering or indications of past or present leaks should be evaluated and repaired by licensed professionals.


Due to the many variables which affect the lifespan of roof covering materials, We do not estimate the remaining service life of any roof coverings. This is in accordance with all industry inspection Standards of Practice.The following factors affect the lifespan of roof covering materials:
Roofing material quality: Higher quality materials, will of course, last longer.
Number of layers: Shingles installed over existing shingles will have a shorter lifespan.
Structure orientation: Southern facing roofs will have shorter lifespans.
Asphalt shingles must be installed to manufacturers' recommendations, for the warranty coverage to be upheld. These installation requirements vary widely from manufacturer to manufacturer, and across the multitude of different shingle styles manufactured. I will inspect the roof to the best of my ability, but confirming proper fastening, use and adequacy of underlayment, and adequacy of flashing is impossible as these items are not visible, Damaging and invasive means would have to be carried out to confirm proper installation. Therefore, the inspection of the roof is limited to visual portions only.

D. Roof Structure & Attic: Vinyl soffit

There is vinyl soffit installed on this home. When vinyl siding is installed on the soffit it can cover up damage that is present on the fascia and soffit. 

FOUNDATIONS 22 TAC 535.228(a) (1) The inspector shall: (A) render a written opinion as to the performance of the foundation; and (B) report: (i) the type of foundations; (ii) the vantage point from which the crawl space was inspected; (C) report present and visible indications of adverse performance of the foundation, such as: (i) binding, out-of-square, or non-latching doors; (ii) framing or frieze board separations; (iii) sloping floors; (iv) window, wall, floor, or ceiling cracks or separations; and (v) rotating, buckling, cracking, or deflecting masonry cladding. (D) report as Deficient: (i) deteriorated materials; (ii) deficiencies in foundation components such as; beams, joists, bridging, blocking, piers, posts, pilings, columns, sills or subfloor; (iii) deficiencies in retaining walls related to foundation performance; (iv) exposed or damaged reinforcement; (v) crawl space ventilation that is not performing; and (vi) crawl space drainage that is not performing. (2) The inspector is not required to: (A) enter a crawl space or any area where headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high; (B) provide an exhaustive list of indicators of possible adverse performance; or (C) inspect retaining walls not related to foundation performance.


GRADING AND DRAINAGE 22 TAC 535.228(b) (1) The inspector shall report as Deficient: (A) drainage around the foundation that is not performing; (B) deficiencies in grade levels around the foundation; and (C) deficiencies in installed gutter and downspout systems. (2) The inspector is not required to: (A) inspect flatwork or detention/retention ponds (except as related to slope and drainage); (B) determine area hydrology or the presence of underground water; or (C) determine the efficiency or performance of underground or surface drainage systems.


ROOF COVERING MATERIALS 22 TAC 535.228(c) (1) The inspector shall: (A) inspect the roof covering materials from the surface of the roof; (B) report: (i) type of roof coverings; (ii) vantage point from where the roof was inspected; (iii) evidence of water penetration; (iv) evidence of previous repairs to the roof covering material, flashing details, skylights and other roof penetrations; and (C) report as Deficient deficiencies in: (i) fasteners; (ii) adhesion; (iii) roof covering materials; (iv) flashing details; (v) skylights; and (vi) other roof penetrations. (2) The inspector is not required to: (A) inspect the roof from the roof level if, in the inspector's reasonable judgment, the inspector: (i) cannot safely reach or stay on the roof; or (ii) significant damage to the roof covering materials may result from walking on the roof; (B) determine: (i) the remaining life expectancy of the roof covering; or (ii) the number of layers of roof covering material; (C) identify latent hail damage; (D) exhaustively examine all fasteners and adhesion, or (E) provide an exhaustive list of locations of deficiencies and water penetrations.


ROOF STRUCTURES AND ATTICS 22 TAC 535.228(d) (1) The inspector shall: (A) report: (i) the vantage point from which the attic space was inspected; (ii) approximate average depth of attic insulation; (iii) evidence of water penetration; (B) report as Deficient: (i) attic space ventilation that is not performing; (ii) deflections or depressions in the roof surface as related to adverse performance of the framing and decking; (iii) missing insulation; (iv) deficiencies in (I) installed framing members and decking; (II) attic access ladders and access openings; and (III) attic ventilators. (2) The inspector is not required to: (A) enter attics or unfinished spaces where openings are less than 22 inches by 30 inches or headroom is less than 30 inches; (B) operate powered ventilators; or (C) provide an exhaustive list of locations of deficiencies and water penetrations.


INTERIOR WALLS, CEILINGS, FLOORS, AND DOORS 22 TAC 535.228(e) (1) The inspector shall: (A) report evidence of water penetration; (B) report as Deficient: (i) deficiencies in the condition and performance of doors and hardware; (ii) deficiencies related to structural performance or water penetration; and (iii) the absence of or deficiencies in fire separation between the garage and the living space and between the garage and its attic. (2) The inspector is not required to: (A) report cosmetic damage or the condition of floor, wall, or ceiling coverings; paints, stains, or other surface coatings; cabinets; or countertops, or (B) provide an exhaustive list of locations of deficiencies and water penetrations.


EXTERIOR WALLS, DOORS, AND WINDOWS 22 TAC 535.228(f) (1) The inspector shall: (A) report evidence of water penetration; (B) report as Deficient: (i) the absence of performing emergency escape and rescue openings in all sleeping rooms; (ii) a solid wood door less than 1-3/8 inches in thickness, a solid or honeycomb core steel door less than 1-3/8 inches thick, or a 20-minute fire-rated door between the residence and an attached garage; (iii) missing or damaged screens; (iv) deficiencies related to structural performance or water penetration; (v) deficiencies in: (I) weather stripping, gaskets or other air barrier materials; (II) claddings; (III) water resistant materials and coatings; (IV) flashing details and terminations; (V) the condition and performance of exterior doors, garage doors and hardware; and (VI) the condition and performance of windows and components. (2) The inspector is not required to: (A) report the condition of awnings, blinds, shutters, security devices, or other nonstructural systems; (B) determine the cosmetic condition of paints, stains, or other surface coatings; or (C) operate a lock if the key is not available. (D) provide an exhaustive list of locations of deficiencies and water penetrations.


EXTERIOR AND INTERIOR GLAZING 22 TAC 535.228(g) (1) The inspector shall report as Deficient: (A) insulated windows that are obviously fogged or display other evidence of broken seals; (B) deficiencies in glazing, weather stripping and glazing compound in windows and doors; and (C) the absence of safety glass in hazardous locations.(2) The inspector is not required to: (A) exhaustively inspect insulated windows for evidence of broken seals; (B) exhaustively inspect glazing for identifying labels; or (C) identify specific locations of damage.


INTERIOR AND EXTERIOR STAIRWAYS 22 TAC 535.228(h) (1) The inspector shall report as Deficient: (A) spacing between intermediate balusters, spindles, or rails for steps, stairways, guards, and railings that permit passage of an object greater than 4 inches in diameter, except that on the open side of the staircase treads, spheres less than 4-3/8 inches in diameter may pass through the guard rail balusters or spindles; and (B) deficiencies in steps, stairways, landings, guardrails, and handrails. (2) The inspector is not required to exhaustively measure every stairway component.


FIREPLACES AND CHIMNEYS 22 TAC 535.228(i) (1) The inspector shall report as Deficient: (A) built-up creosote in accessible areas of the firebox and flue; (B) the presence of combustible materials in near proximity to the firebox opening; (C) the absence of fireblocking at the attic penetration of the chimney flue, where accessible; and (D) deficiencies in the: (i) damper; (ii) lintel, hearth, hearth extension, and firebox; (iii) gas valve and location; (iv) circulating fan; (v) combustion air vents; and (vi) chimney structure, termination, coping, crown, caps, and spark arrestor. (2) The inspector is not required to: (A) verify the integrity of the flue; (B) perform a chimney smoke test; or (C) determine the adequacy of the draft.


PORCHES, BALCONIES, DECKS AND CARPORTS 22 TAC 535.228(j) (1) The inspector shall: (A) inspect: (i) attached balconies, carports, and porches; (ii) abutting porches, decks, and balconies that are used for ingress and egress; and (B) report as Deficient: (i) on decks 30 inches or higher above the adjacent grade, spacings between intermediate balusters, spindles, or rails that permit passage of an object greater than four inches in diameter; and (ii) deficiencies in accessible components. (2) The inspector is not required to: (A) exhaustively measure every porch, balcony, deck, or attached carport components; or (B) enter any area where headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high.



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

Foundation not visible.

 Soil and/or mulch levels and /or foliage  against the exterior grade beam were noted to be too  high around areas of the foundation making it difficult to view the foundation in various areas. When soil/mulch levels are high against the face of the foundation or foliage is covering the foundation it promotes water penetration of the structure and insect infestation. These areas should be corrected so there is some exposure of the foundation face. It is generally accepted that a brick and stone  veneer house should have about 4 inches of clearance. Houses with other types of siding should have approximately 6 inches of clearance.

Contractor Qualified Professional
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2.2.1 - B. Grading and Drainage

High soil Next to the home

The soil levels were high against isolated areas of the foundation grade beam.  When soil levels and vegetation are high against the face of the foundation it promotes water penetration, wood rot and insect infestation.  Brick veneer wall cladding should have about 4 of clearance between the soil and the first course of bricks, and other materials should have 6 of clearance between other materials and the soil.
When siding is installed directly on the ground it is important to note that inspectors cannot see the foundation grade beam and there is more of a chance for water to enter the home in times of heavy rains. It is very important to check with the Owner to make sure there has not been flooding into the home and if there has, That proactive measures should be taken to make sure that the water issues have been repaired.

Contractor Qualified Professional
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2.2.2 - B. Grading and Drainage

Foliage next to the home

 There is foliage next to the home that should be trimmed away approximately 6 inches from the walls of the home to prevent damage to the exterior cladding.

Wrench DIY
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2.2.3 - B. Grading and Drainage

No Gutters Installed on this home.

There were  gutters present only  on the entry ways of this home  at the time of inspection. We recommend as a structural upgrade that gutters be installed on all horizontal fascia this home and that downspouts be ran so that they take water at least 3'-5' away from the home to help channel water away from the foundation of the home.


We recommend that as time goes on if you do decide to add gutters to the home, that the down spouts be installed with a splash block and or extensions underneath them to help channel water at least 3' away from the home's foundation. It is also recommended that you do not run down spouts where they will terminate into a restricted area such as a flowerbed where water could stand next to the home.

Gutter Gutter Contractor
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2.3.1 - C. Roof Covering Materials

Exposed Nails

Under-driven or exposed nails were found in one or more areas of the roof coverings. Recommend Sealing Nail heads to prevent potential leaks.

Roof Roofing Professional
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2.3.2 - C. Roof Covering Materials

Trees impinging

Tree branches impinging roof line can damage a roof even in a gentle breeze. Whenever a tree is in contact with the roof structure, we recommend trimming the tree or branches back aggressively.

Yard scissors Tree Service
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2.3.3 - C. Roof Covering Materials

Valley shingles need sealing

The shingles in the valley areas of the roof structure are in need of sealing.

These shingles can be lifted by hand and are not properly adhered to the roof surface. This condition can allow for wind damage and potential leaks during time of storms passing through the area, we recommend that all loose shingles on the roof be sealed prior to closing.

Roof Roofing Professional
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2.3.4 - C. Roof Covering Materials

Staining on the roof surface

There are areas of staining on the roof surface this can be cleaned by a professional roofing contractor .

Contractor Qualified Professional
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2.3.5 - C. Roof Covering Materials

Collar needs sealing at flue

 One or more of the flue pipes on the roof are in need of ceiling around the storm collar to prevent leaks in the future 

Roof Roofing Professional
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2.4.1 - D. Roof Structure & Attic

Ridge board should be larger

Current building practices recommend that ridge boards be of equal depth of rafter. Which means if the rafters are 2"X 6" the ridge board should be 2"x 8" boards to allow the proper fit up, the ridge board should be one size larger than the rafter board size. This is very common in older homes, however, it does not meet todays building standards.

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2.4.2 - D. Roof Structure & Attic

Soffit/Fascia needs resecuring

There are areas of the  Vinyl fascia and/or soffit that are in need of resecuring around the home.

Tools Handyman/DIY
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2.4.3 - D. Roof Structure & Attic

Freize boards have damage and are in need of repair.

There are areas of freize board material on this home that are in need of repair, caulking, and/or paint.

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

Typical drywall flaws Interior walls

There are typical drywall flaws throughout the home, such as dings, scrapes, nail holes, and paint needing touch up.

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

All bare wood should be painted

There are areas of bare wood at exterior door thresholds and siding around the home.

 We recommend that these areas be painted to prolong the life of the wood that is supporting the threshold. 

Contractor Qualified Professional
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2.5.3 - E. Walls (Interior and Exterior)

Mortar seperation

There are areas of mortar separation in the brick veneer of this home this is fairly common on homes in this area above and below windows and doors and at the area of the home where the condensing unit lines  are entering the wall of the home.We recommend sealing these areas and monitoring them for further movement 

Contractor Qualified Professional
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2.6.1 - F. Ceilings and Floors

Moisture staining on the ceiling

There is moisture staining on the ceiling we recommend that this be monitored to see if there are any ongoing issues in this area. This appears to be a stain prior to the installation of the current roof.

Contractor Qualified Professional
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2.6.2 - F. Ceilings and Floors

Cracked Tile

There is/are cracked tile(s) in areas of the home that will need replacement.

Tile Tile Contractor
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2.6.3 - F. Ceilings and Floors

Threshold is loose in the door way.
Back corner bedroom and front corner bedroom

There are areas where the threshold transitions are in need of resealing/gluing, or fastening at the floor.

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

Door stops

Several of the doors are missing their door stops. This condition will lead to damage of the wall surfaces. We recommend door stops be installed where needed.

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

Moisture damaged trim

There are one or more areas where the trim around the exterior doors have moisture damage that will need repair.

Contractor Qualified Professional
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2.7.3 - G. Doors (Interior and Exterior)

Garage entry door not Fire Rated

Garage entry door is not fire rated. Solid core and metal clad doors can help contain a fire in the garage for roughly twenty minutes. The garage is the second most likely place for a house fire to originate in a home. The presence of a carbon monoxide sensing smoke detector is also highly recommended.


Contractor Qualified Professional
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2.8.1 - H. Windows

Missing Screen(s)

One or more windows are missing a screen. Recommend replacement.

Window Window Repair and Installation Contractor
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2.8.2 - H. Windows

Broken window

There are one or more windows of the home that have broken glass.

These windows will need repair or replacement

Contractor Qualified Professional
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2.8.3 - H. Windows

Window sill brick loose

There are one or more window sill brick ledges that are loose a sped should be reset.

Brick Masonry, Concrete, Brick & Stone
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2.8.4 - H. Windows

Window not closing properly

 There are one or more windows throughout the home that are not closing properly. We recommend that adjustments be made to these windows and that the windows are regularly lubricated with graphite powder for ease of operation. 

Window Window Repair and Installation Contractor
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2.11.1 - K. Porches, Balconies, Decks, and Carports

Deck - Loose Boards

One or more deck boards were observed to be loose. Recommend they be refastened.

Here is a helpful article for minor DIY deck repair. 

House front 1 Deck Contractor
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2.11.2 - K. Porches, Balconies, Decks, and Carports

Deck - Water Sealant Needed

Deck is showing signs of weathering and/or water damage. Recommend sanding rough boards on the deck, replacing damaged boards and that water sealant/weatherproofing be applied.

Here is a helpful article on staining & sealing your deck. 

Wrench DIY
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2.11.3 - K. Porches, Balconies, Decks, and Carports

Wood to ground contact

There is wood to ground contact in one or more areas of the home, this is considered a conducive condition that could allow wood destroying insects to gain access to the home without being seen. We recommend that this area be treated regularly by a pest control company  as often as they recommended, which would be every 5-10 years on average.

Mag glass Monitor
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2.11.4 - K. Porches, Balconies, Decks, and Carports

Deck boards need repair and sealing

The deck boards of this home should be sealed to prevent moisture damage and deterioration in the future.


We also recommend that the deck boards be tightened and are in need of repair around the home. There are a lot of boards that have give to them.

Tools Handyman/DIY

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
A. Service Entrance and Panels: Manufacturer
Square D, General Electric, Cuttler Hammer
A. Service Entrance and Panels: Amperage
125 Amp
A. Service Entrance and Panels: Box Location
Garage
A. Service Entrance and Panels: Service Entrance
Overhead
B. Branch Circuits, Connected Devices, and Fixtures: Type of Wiring
Romex, Copper
Have electrical system further evaluated by a qualified licensed electrical/contractor

We recommend due to the amount of panels and the installation of the electrical wiring that you have a qualified/licensed electrical contractor further evaluate the electrical system.

B. Branch Circuits, Connected Devices, and Fixtures: Comments

The electrical receptacles, light switches and fixtures were tested and appeared to be operating properly unless listed otherwise below.

SERVICE ENTRANCE AND PANELS 22 TAC 535.229 (a) (1) The inspector shall report as Deficient: (A) a drop, weatherhead or mast that is not securely fastened to the building; (B) the absence of or deficiencies in the grounding electrode system; (C) missing or damaged dead fronts or covers plates; (D) conductors not protected from the edges of electrical cabinets, gutters, or cutout boxes; (E) electrical cabinets and panel boards not appropriate for their location; such as a clothes closet, bathrooms or where they are exposed to physical damage; (F) electrical cabinets and panel boards that are not accessible or do not have a minimum of 36-inches of clearance in front of them; (G) deficiencies in: (i) electrical cabinets, gutters, cutout boxes, and panel boards; (ii) the insulation of the service entrance conductors, drip loop, separation of conductors at weatherheads, and clearances; (iii) the compatibility of overcurrent devices and conductors; (iv) the overcurrent device and circuit for labeled and listed 240 volt appliances; (v) bonding and grounding; (vi) conductors; (vii) the operation of installed ground-fault or arc-fault circuit interrupter devices; and (H) the absence of: (i) trip ties on 240 volt overcurrent devices or multi-wire branch circuit; (ii) appropriate connections; (iii) anti-oxidants on aluminum conductor terminations; (iv) a main disconnecting means. (2) The inspector is not required to: (A) determine present or future sufficiency of service capacity amperage, voltage, or the capacity of the electrical system; (B) test arc-fault circuit interrupter devices when the property is occupied or damage to personal property may result, in the inspector's reasonable judgment; (C) conduct voltage drop calculations; (D) determine the accuracy of overcurrent device labeling; (E) remove covers where hazardous as judged by the inspector; (F) verify the effectiveness of overcurrent devices; or (G) operate overcurrent devices.


BRANCH CIRCUITS, CONNECTED DEVICES, AND FIXTURES 22 TAC 535.229 (b) (1) The inspector shall: (A) manually test the installed and accessible smoke and carbon monoxide alarms; (B) report the type of branch circuit conductors; (C) report as Deficient: (i) the absence of ground-fault circuit interrupter protection in all: (I) bathroom receptacles; (II) garage receptacles; (III) outdoor receptacles; (IV) crawl space receptacles; (V) unfinished basement receptacles; (VI) kitchen countertop receptacles; and (VII)receptacles that are located within six feet of the outside edge of a sink; (ii) the failure of operation of ground-fault circuit interrupter protection devices; (iii) missing or damaged receptacle, switch or junction box covers; (iv) the absence of: (I) equipment disconnects; (II) appropriate connections, such as copper/aluminum approved devices, if branch circuit aluminum conductors are discovered in the main or sub-panel based on a random sampling of accessible receptacles and switches; (v) appliances and metal pipes that are not bonded or grounded; (vi) deficiencies in: (I) receptacles; (II) switches; (III) wiring, wiring terminations, junction boxes, devices, and fixtures, including improper location; (IV) doorbell and chime components; (V) smoke and carbon monoxide alarms; (vii) improper use of extension cords; (viii) deficiencies in or absences of conduit, where applicable; and \ (ix) the absence of smoke alarms: (I) in each sleeping room; (II) outside each separate sleeping area

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

Upgrade Recommendation

The electrical service of this home is currently 125 Amp service. We recommend that due to the size of the home and the advances in electronics used in our daily lives that you consider upgrading the electrical service to 200 Amp service a higher amperage on the electrical service and a larger panel would allow for less strain on the electrical system as a whole, and if you decided to replace some of the gas appliances in the home over to electric this would help to accommodate that change. There are 5 panels installed in the gerage of this home. We recommend that these panels be replaced with a single panel that will hold all of the wiring from multiple panels.

Contractor Qualified Professional
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3.1.2 - A. Service Entrance and Panels

Sub Panel Neutrals not isolated

Sub panel ground and neutrals are on same buss bar.  Per the National Electric Code 250.32B, the neutrals in a sub panel should be isolated the ground and the enclosure panel.  A properly licensed/certified TDLR electrical contractor should evaluate and repair/replace as necessary.

Contractor Qualified Professional
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3.1.3 - A. Service Entrance and Panels

Service wires are not high enough

The service entrance wires for the electrical are not the proper height above the driveway and home we recommend that you contact a licensed electrical contractor to raise wires to proper height above the ground.

Electric Electrical Contractor
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3.1.4 - A. Service Entrance and Panels

Bushings and grommets

Bushings and or grommets are required by the wiring passes into the main distribution panel, they serve to protect the wiring from the metal edges of the panel opening.

Contractor Qualified Professional
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3.1.5 - A. Service Entrance and Panels

Sharp screws in electrical panel

The screws in the electrical panel or Sharp tipped, the screw(s) should be replaced with blunt tip screws to prevent piercing wires with sharp tipped screws. We recommend replacing the screws for safety reasons to avoid shock hazard.

Contractor Qualified Professional
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3.1.6 - A. Service Entrance and Panels

White wires need reidentification

There were white wires used as hot wire. Insulation on ungrounded conductors should be a continuous color other than white gray or green.There are exceptions that allow white or gray conductors which are part of the cable To be permanently re-identified with electrical tape or a black or red marker as a non grounded conductor at the termination and at each location where the conductor is visible and accessible

NEC 200.7

This is a "newer" requirement however it is a good safety upgrade the should be performed.

Contractor Qualified Professional
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3.1.7 - A. Service Entrance and Panels

Double tapped

 One or more of the fuses /Breakers within the main service panel appear to have two or more wires (circuits) Attached, these are referred to as double taps If a breaker has more than one wire it must be mentioned in this report. Multiple wires are a recognized  hazard for the electrical system. If there are not enough circuits for the structure, and extra sub panel may be a good alternative. A properly license/certified TDLR electrical contractor should evaluate and repair/replace as necessary. 

Electric Electrical Contractor
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3.1.8 - A. Service Entrance and Panels

No arc fault

This home did not meet current art fault circuit interrupter (AFCI) Requirements. This is an as built condition. Some Items reported as deficient may be considered upgrades to the property for more information return the requirements. This is an as built condition. Some items reported as deficient may be considered upgrades to the property.

Contractor Qualified Professional
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3.1.9 - A. Service Entrance and Panels

Loose breaker

There was a loose breaker noted in one of the panels. This breaker should be secured.

The 30amp breaker in the cutler hammer panel at the bottom right side of the group of panels.

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

Cover Plates Damaged

One or more receptacles have a damaged cover plate. Recommend replacement.
Electric Electrical Contractor
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3.2.2 - B. Branch Circuits, Connected Devices, and Fixtures

Cover Plates Missing

One or more receptacles are missing a cover plate. This causes short and shock risk. Recommend installation of plates.
Electric Electrical Contractor
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3.2.3 - B. Branch Circuits, Connected Devices, and Fixtures

Reversed polarity

One or more receptacles have hot ground wire reversed (i.e. it is wired backwards).  It is recommended to have a licensed/certified electrician evaluate and repair/replace as necessary. 


Contractor Qualified Professional
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3.2.4 - B. Branch Circuits, Connected Devices, and Fixtures

No GFCI Protection

GFCI protection was not present in all required locations. Recommend licensed electrician upgrade by installing ground fault receptacles in all locations.

Here is a link to read about how GFCI receptacles keep you safe. 

Electric Electrical Contractor
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3.2.5 - B. Branch Circuits, Connected Devices, and Fixtures

Kitchen Counter Tops Need GFCI Protection

All 120-volt receptacles that serve countertop surfaces in the kitchen are required to have GFCI receptacles installed.

Contractor Qualified Professional
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3.2.6 - B. Branch Circuits, Connected Devices, and Fixtures

Closet lights and a globe

One or more closet lights need globes or covers installed on them. Safety precautions should be taken around these light fixtures.

There are also some of the light fixtures that are in need of a pull chain extension so that the lights in this home are easy to operate

Wrench DIY
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3.2.7 - B. Branch Circuits, Connected Devices, and Fixtures

Recessed lightng hazard

Recessed light fixtures that are installed in insulated ceilings can represent a fire hazard if they are not suitably rated for this application.  Unfortunately, it is difficult to verify that the installation has been made safely, during a home inspection.  It is recommended that a Qualified Electrical Specialist be engaged to verify the safety of the system.

Contractor Qualified Professional
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3.2.8 - B. Branch Circuits, Connected Devices, and Fixtures

Switch needs to be replaced.

The light switch(es) in one or more areas are in need of being replaced in this home due to age.

Electric Electrical Contractor
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3.2.9 - B. Branch Circuits, Connected Devices, and Fixtures

Exterior receptacle cover plates

All exterior receptacles should have a weathered resistant covers over them and be GFCI protected.

Electric Electrical Contractor
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3.2.10 - B. Branch Circuits, Connected Devices, and Fixtures

Exterior wiring should be installed in conduit.

The exterior wiring on this home should be installed in conduit to protect the wiring from the elements.


This junction box should also have the cover tightened up on it for safety.

Electric Electrical Contractor
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3.2.11 - B. Branch Circuits, Connected Devices, and Fixtures

Fan needs repair or replacement.

The fan in the front corner bedroom is in need of repair or replacement.

There is a light that is loose and a blade that is bent and the fan is significantly out of balance.

Tools Handyman/DIY

4 - III. Heating, Ventilation & Air Conditioning Systems

IN NI NP D
4.1 A. Heating Equipment X X
4.2 B. Cooling Equipment X
4.3 C. Duct System, Chases, and Vents X
A. Heating Equipment: Brand #1
Comfort Mizer
A. Heating Equipment: Energy Source Unit #1
Gas
A. Heating Equipment: Type of System
Forced Air
B. Cooling Equipment: Approximate Year Built Unit #1
2016
B. Cooling Equipment: AproximateTonage Unit #1
4 Ton
B. Cooling Equipment: Temperature differential Unit #1
16°
B. Cooling Equipment: Type of System
Electric, Central Air Conditioner
C. Duct System, Chases, and Vents: Comments
C. Duct System, Chases, and Vents: Filter location
At Unit In Garage Closet
B. Cooling Equipment: Temperatures at return registers
60
Temperature Differental

The air conditioning system operation was tested and responded to the on/off command at the inside thermostat controllers. The unit functioned as expected and discharged conditioned air at measured ducts.

 

The differential temperature between the supply and return vents appeared to be acceptable (15F - 22F) at the time of inspection. The differential temperature is an indication that the air conditioning system is functioning satisfactorily. The differential temperature is a basic test. This does not validate the size of the unit or the homes ability to be cooled due to insulation, air leaks, or other inefficient conditions.

A. Heating Equipment: Approximate Year Built Unit #1
2016
A. Heating Equipment: Newer Unit

The HVAC components are newer and should have paperwork and warranties associated with them. We recommend that all paper work and warranties be gathered and transferred into your name prior to closing, if applicable.

B. Cooling Equipment: Unit #1 Brand
Comfort Mizer
B. Cooling Equipment: Temperatures at the supply registers
44°
B. Cooling Equipment: Comments

We recommends that the air conditioners primary condensate drain lines be flushed of bacterial clogs by pouring a 1:9 mixture of household bleach and water through the line every month or so during cooling season.

We recommend that as yard work and maintenance is done around the home that you take a water hose and wash the coils of you condensing unit out to help keep dirt and debris from building up between the fins and obstructing airflow. use the shower setting on a spray wand so that you don't bend the fins over while cleaning them and cause an even worse obstruction.

C. Duct System, Chases, and Vents: Duct disclaimer

In Texas' hot, humid climate, ductwork in the attic can cause moisture problems. HVAC contractors in Texas often use flexible duct for their attic duct runs. Careless installation practices often result in ducts being intertwined and tangled around each other. If the ducts touch each other, or touch insulation, that contact surface becomes cool enough for moisture in the attic air to condense on the duct. From June through October many people say that it's raining in their house. Their ductwork is reaching the dew point. You stick your hand in between two flex ducts, or between rigid duct and blown insulation, and it comes out sopping wet. Water is dripping over the insulation and through the gypsum board ceiling, because the air conditioner is running all day and night and it is constantly condensing and dripping." Proper separation of the flex ductwork can prevent the condensation and resulting moisture problems.

C. Duct System, Chases, and Vents: Filter Size
20x25x1

HEATING EQUIPMENT 22 TAC 535.230(a) (1) General requirements. (A) The inspector shall report: (i) the type of heating systems; (ii) the energy sources; (B) The inspector shall report as Deficient: (i) inoperative units; (ii) deficiencies in the thermostats; (iii) inappropriate location; (iv) the lack of protection from physical damage; (v) burners, burner ignition devices or heating elements, switches, and thermostats that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor installation; (vi) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; (vii) when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement; (viii) deficiencies in mounting and performance of window and wall units; (2) Requirements for electric heating units, the inspector shall report deficiencies in: (A) performance of heat pumps; (B) performance of heating elements; and (C) condition of conductors; and (3) Requirements for gas heating units, the inspector shall report as Deficient: (A) gas leaks; (B) flame impingement, uplifting flame, improper flame color, or excessive scale buildup; (C) the absence of a gas shut-off valve within six feet of the appliance; (D) the absence of a gas appliance connector or one that exceeds six feet in length; (E) gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; and (F) deficiencies in: (i) combustion, and dilution air; (ii) gas shut-off valves; (iii) access to a gas shutoff valves that prohibits full operation; (iv) gas appliance connector materials; and (v) the vent pipe, draft hood, draft, proximity to combustibles, and vent termination point and clearances; and COOLING EQUIPMENT 22 TAC 535.230(b) (1) Requirements for cooling units other than evaporative cooler. (A) The inspector shall report the type of systems; (B) The inspector shall report as Deficient: (i) inoperative units; (ii) inadequate cooling as demonstrated by its performance; (iii) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; (iv) when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement; (v) noticeable vibration of blowers or fans; (vi) water in the auxiliary/secondary drain pan; (vii) a primary drain pipe that discharges in a sewer vent; (viii)missing or deficient refrigerant pipe insulation; (ix) dirty coils, where accessible; (x) condensing units lacking adequate clearances or air circulation or that has deficiencies in the fins, location, levelness, or elevation above grade surfaces; (xi) deficiencies in: (I) the condensate drain and auxiliary/ secondary pan and drain system; (II) mounting and performance of window or wall units; and (III) thermostats. (2) Requirements for evaporative coolers. (A) The inspector shall report: (i) type of systems; (ii) the type of water supply line; (B) The inspector shall report as Deficient: (i) inoperative units; (ii) inadequate access and clearances; (iii) deficiencies in performance or mounting; (iv) missing or damaged components; (v) the presence of active water leaks; and (vi) the absence of backflow prevention. DUCT SYSTEMS, CHASES, AND VENTS 22 TAC 535.230(c) (1) The inspector shall report as Deficient: (A) damaged duct systems or improper material; (B) damaged or missing duct insulation; (C) the absence of air flow at accessible supply registers; (D) the presence of gas piping and sewer vents concealed in ducts, plenums and chases; (E) ducts or plenums in contact with earth; and (2) The inspector shall report as Deficient deficiencies in: (A) filters; (B) grills or registers; and (C) the location of return air openings. GENERAL LIMITATIONS 22 TAC 535.230(d) For heating, ventilation, and air conditioning systems inspected under this section, the inspector is not required to perform the following actions: (1) program digital thermostats or controls; (2) inspect: (A) for pressure of the system refrigerant, type of refrigerant, or refrigerant leaks; (B) winterized or decommissioned equipment; or (C) duct fans, humidifiers, dehumidifiers, air purifiers, motorized dampers, electronic air filters, multi-stage controllers, sequencers, heat reclaimers, wood burning stoves, boilers, oil-fired units, supplemental heating appliances, de-icing provisions, or reversing valves; (3) operate: (A) setback features on thermostats or controls; (B) cooling equipment when the outdoor temperature is less than 60 degrees Fahrenheit; (C) radiant heaters, steam heat systems, or unvented gas-fired heating appliances; or (D) heat pumps, in the heat pump mode, when the outdoor temperature is above 70 degrees; (4) verify: (A) compatibility of components; (B) tonnage match of indoor coils and outside coils or condensing units; (C) the accuracy of thermostats; or (D) the integrity of the heat exchanger; or (5) determine: (A) sizing, efficiency, or adequacy of the system; (B) balanced air flow of the conditioned air to the various parts of the building; or (C) types of materials contained in insulation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
4.1.1 - A. Heating Equipment

Flex line into cabinet

The gas supply flex connector was observed to be passing through the heating unit cabinet. Undercurrent mechanical installation standards, this is no longer an excepted practice. Only rigid black gas pipe is allowed to pass through the heating unit cabinet.

Contractor Qualified Professional

5 - IV. Plumbing Systems

IN NI NP D
5.1 A. Plumbing Supply, Distribution Systems, and Fixtures X X
5.2 B. Drains, Wastes, & Vents X X
5.3 C. Water Heating Equipment X X
5.4 D. Hydro-Massage Therapy Equipment X X
5.5 E. Other X
Location of Main Water Supply Valve
Meter
Location of Water Meter
Exterior
A. Plumbing Supply, Distribution Systems, and Fixtures: Material - Distribution
Galvanized
B. Drains, Wastes, & Vents: Material
PVC, Unknown
B. Drains, Wastes, & Vents: Location of the cleanout
Right Side Of Home
C. Water Heating Equipment: Manufacturer
GE
C. Water Heating Equipment: Power Source
Gas
C. Water Heating Equipment: Location
Hall closet
C. Water Heating Equipment: Comments
C. Water Heating Equipment: Aproximate build date
2012
C. Water Heating Equipment: Expansion tank applied
No
D. Hydro-Massage Therapy Equipment: Comments
Static Water Pressure Reading
65 to 70 psi
C. Water Heating Equipment: # Capacity
40 Gallons
E. Other: Gas Supply System

Meter

B. Drains, Wastes, & Vents: Functional Flow

Water was ran through all drains in the home for an extended period of time to determine if functional drainage was occurring. No hindered drainage was present at the time of inspection unless otherwise noted in this report. Lived-in conditions can not be adequately replicated during an inspection. There is no way to tell the outcome of future drainage conditions due to heavy or frequent use.

PLUMBING SYSTEMS 22 TAC 535.231(a) (1)The inspector shall: (A) report: (i) location of water meter; (ii) location of homeowners main water supply shutoff valve; and (iii) static water pressure; (B) report as Deficient: (i) the presence of active leaks; (ii) water pressure in excess of 80 PSI; (iii) the lack of a pressure reducing valve when the water pressure exceeds 80 PSI; (iv) the lack of an expansion tank at the water heater(s) when a pressure reducing valve is in place at the water supply line/system, unless the pressure reducing valve automatically allows for thermal expansion; (v) the absence of: (I) fixture shut-off valves; (II) dielectric unions, when applicable; (III) back-flow devices, anti-siphon devices, or air gaps at the flow end of fixtures; and (vi) deficiencies in: (I) water supply pipes and waste pipes; (II) the installation and termination of the vent system; (III) the performance of fixtures and faucets not connected to an appliance; (IV) water supply, as determined by viewing functional flow in two fixtures operated simultaneously; (V) fixture drain performance; (VI) orientation of hot and cold faucets; (VII) installed mechanical drain stops; (VIII) commodes, fixtures, showers, tubs, and enclosures; and (IX) the condition of the gas distribution system. (2) The inspector is not required to: (A) operate any main, branch, or shut-off valves; (B) operate or inspect sump pumps or waste ejector pumps; (C) verify the performance of: (i) the bathtub overflow; (ii) clothes washing machine drains or hose bibbs; or (iii) floor drains; (D) inspect: (i) any system that has been winterized, shut down or otherwise secured; (ii) circulating pumps, free-standing appliances, solar water heating systems, waterconditioning equipment, filter systems, water mains, private water supply systems, water wells, pressure tanks, sprinkler systems, swimming pools, or fire sprinkler systems; (iii) inaccessible gas supply system components for leaks; (iv) for sewer clean-outs; or (v) for the presence or performance of private sewage disposal systems; or (E) determine: (i) quality, potability, or volume of the water supply; or (ii) effectiveness of backflow or antisiphon devices. WATER HEATERS 22 TAC 535.231(b) (1) General requirements. (A) The inspector shall: (i) report: (I) the energy source; (II) the capacity of the units; (ii) report as Deficient: (I) inoperative units; (II) leaking or corroded fittings or tanks; (III) damaged or missing components; (IV) the absence of a cold water shutoff valve; (V) if applicable, the absence of a pan or a pan drain system that does not terminate over a waste receptor or to the exterior of the building above the ground surface; (VI) inappropriate locations; (VII) the lack of protection from physical damage; (VIII) burners, burner ignition devices or heating elements, switches, or thermostats that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor installation; (IX) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; (X) when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement; (XI) the absence of or deficiencies in the temperature and pressure relief valve and discharge piping; (XII) a temperature and pressure relief valve that failed to operate, when tested manually; (B) The inspector is not required to: (i) verify the effectiveness of the temperature and pressure relief valve, discharge piping, or pan drain pipes; (ii) operate the temperature and pressure relief valve if the operation of the valve may, in the inspector's reasonable judgment, cause damage to persons or property; or (iii) determine the efficiency or adequacy of the unit. (2) Requirements for electric units, the inspector shall report deficiencies in: (A) performance of heating elements; and (B) condition of conductors; and (3) Requirements for gas units, the inspector shall report as Deficient: (A) gas leaks; (B) flame impingement, uplifting flame, improper flame color, or excessive scale build-up; (C) the absence of a gas shut-off valve within six feet of the appliance; (D) the absence of a gas appliance connector or one that exceeds six feet in length; (E) gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; (F) deficiencies in: (i) combustion and dilution air; (ii) gas shut-off valves; (iii) access to a gas shutoff valves that prohibit full operation; (iv) gas appliance connector materials; and (v) vent pipe, draft hood, draft, proximity to combustibles, and vent termination point and clearances. HYDRO-MASSAGE THERAPY EQUIPMENT 22 TAC 535.231(c) (1) The inspector shall report as Deficient: (A) inoperative units; (B) the presence of active leaks; (C) deficiencies in components and performance; (D) missing and damaged components; (E) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; and (F) the absence or failure of operation of ground-fault circuit interrupter protection devices; and (2) The inspector is not required to determine the adequacy of self-draining features of circulation systems.

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

Noticeable pressure drop

There is a noticeable drop in the water pressure in this home when more than one faucet is on at a time.

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

No anti siphon

Water spigots on the exterior of the home should have anti-siphon/back flow prevention devices installed on them to keep the supply lines from being contaminated with trash or severe flood waters.


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

Faucet Dripping

A faucet is dripping. Recommend qualified handyman or plumber evaluate and repair.

Here is a helpful article in case you DIY. 

 

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

Galvanized Piping

Portions of the domestic water supply piping have been installed in a substandard manner. The existing piping has been in place for some time and upgrading would be considered optional.
 
The supply piping in this home is copper and galvanized steel piping. The galvanized piping can corrode and leak this is an issue with most older homes.
 
In the process of purchasing this home there needs to be the knowledge that galvanized piping is going to have to be replaced at some point in the future if you start seeing rusty water or lack of water pressure at the faucets it is getting close to time for galvanized piping to be replaced.
 
Also know that rusty water may be seen if a particular fixture is not regularly operated and may not mean that piping necessarily needs replacement right then but it is something to take into account when purchasing an older home.

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

Drainstops missing

The drain stops are missing in the bathrooms of this home. We recommend replacement.

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

Toilet loose at the floor

There are one or more toilets in the home that are loose at the floor. When a toilet is loose at the floor it can damage the wax ring and cause leaks. We recommend that all toilets be tightened and that you take into consideration that the wax ring may need to be replaced before you tighten the toilet.

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

Corrosion on valve handles

There are one or more valve handles in plumbing fixtures that have corrosion on them, these fittings should be cleaned and monitored for leaks or replaced if necessary.

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

No shut off valves under sink

There are no shut off valves installed under one or more of the sinks of this home. We recommend installing shut off valves under sinks for ease of maintenance.

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

piping is corroded and will need replacement

There are one or more areas in the water supply lines that are corroded and  will be in need of replacement in the future.

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

No drain screen in bathtub

There are one or more bathtubs in this home that do not have a screen/strainer over the drain to help keep hair from entering the drain. We recommend that as an upgrade you install a drain screen in these areas.

Tools Handyman/DIY
Credit
Comment
5.2.1 - B. Drains, Wastes, & Vents

Tub/shower drains slow

The tub/shower drains slow in one or more of the bathrooms in the home. We recommend the drain be cleaned out by a plumber.

Pipes Plumbing Contractor
Credit
Comment
5.2.2 - B. Drains, Wastes, & Vents

Acordion drain lines

Although, Accordion Drain line material is easy to use, it is not recommended for use in sinks because it is thin, easily torn, and the ridges on these piping materials are known to catch trash and clog easily.


Contractor Qualified Professional
Credit
Comment
5.2.3 - B. Drains, Wastes, & Vents

Drain stops not working properly

There are one or more drain stops that are not working properly in the bathtubs of this home.

Contractor Qualified Professional
Credit
Comment
5.3.1 - C. Water Heating Equipment

No TPRV drainline installed

There is no drain line installed on the TEMPERATURE Pressure Relief Valve. This line should be installed for safety so that if the water heater had to relieve pressure it would go to the exterior of the home.

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

Drain pan has no drainline installed

The drain pan under the water heater does not have a drain line installed on it. We recommend that a drain line be installed to prevent water from damaging the finish materials around the water heater. And potentially flooding the home if the water heater were to leak.

Pipes Plumbing Contractor
Credit
Comment
5.5.1 - E. Other

No visible bonding or grounding wires on gas system

There are no visible wires on the gas meter that indicate that this gas supply is properly bonded or grounded to the electrical system. We recommend that this system be checked for proper bonding and grounding by a licensed electrician and repaired as recommended.

Electric Electrical Contractor

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
6.7 G. Garage Door Operators X X
6.8 H. Dryer Exhaust Systems X
C. Range Hood and Exhaust Systems: Manufacturer
Unknown
C. Range Hood and Exhaust Systems: Exhaust Hood Type
Vented
D. Ranges, Cooktops, and Ovens: Range/Oven Energy Source
Gas
D. Ranges, Cooktops, and Ovens: Comments
G. Garage Door Operators: Comments
H. Dryer Exhaust Systems: Comments
D. Ranges, Cooktops, and Ovens: Cook Top Manufacturer
Frigidaire
G. Garage Door Operators: Garage Door Opener Brands:
Genie
Mechanical Systems Notice

Mechanical components like dishwashers, ovens, stoves, water heaters, HVAC units, ect. can and will break down. A home inspection tells you the condition of the component at the time of the home inspection. The inspector is not required to determine life expectancy of any system or component. [Rule 535.227(b)(3)(C)(i)]
There is not any "fool proof" way to determine the future performance of any mechanical systems.
All areas of the home are inspected in a time frame of a few hours of one day and are not representative of regular full load of every day use by occupants. We strive to find the obvious visible deficiencies in our home inspections and report on such deficiencies. We cannot see items that are behind walls, under floors, or otherwise concealed from view.

A. Dishwashers: Manufacturer
Bosch
A. Dishwashers: Comments

The dishwasher was operated by running a wash cycle, and was functional at the time of inspection. No leaks or water was present at the base of the unit at the completion of the cycle. The unit's efficiency of cleaning dishes is not tested for. No deficiencies were observed with the unit unless otherwise noted in this report.

B. Food Waste Disposers: Manufacturer
Kenmore
B. Food Waste Disposers: Comments

The food waste disposal was inspected to determine it was functional while also looking for leaks from the unit, an exposed power cord, heavy rust, or other deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

C. Range Hood and Exhaust Systems: Comments

The Range exhaust fan was operated. No deficiencies were observed at the time of inspection, unless otherwise noted in this report.

D. Ranges, Cooktops, and Ovens: Oven Manufacturer
Maytag
D. Ranges, Cooktops, and Ovens: Oven is operable.

The oven was teset at 350 F  and was within the +/- 25 range deemed appropriate by the Texas Real Estate Commission.

E. Microwave Ovens: Manufacturer
Emerson
E. Microwave Ovens: Comments

The microwave was tested by running on "Cook" mode and was functional at the time of inspection. The efficiency of the unit or other functions are not tested for. No reportable conditions were present unless otherwise noted in this report.

F. Mechanical Exhaust Vents and Bathroom Heaters: Comments

The exhaust fan was operated. No deficiencies were observed at the time of inspection, unless otherwise noted in this report.

H. Dryer Exhaust Systems: Dryer Vent should be cleaned annually

The dryer vent should be cleaned at least annually if not more frequently. Cleaning your dryer vent piping will allow the dryer to vent properly and work more efficiently. Dryer vents that are not cleaned regularly can be a fire hazard 

GENERAL PROVISIONS 22 TAC 535.232(a) The inspector is not required to: (1) operate or determine the condition of other auxiliary components of inspected items; (2) test for microwave oven radiation leaks; (3) inspect self-cleaning functions; (4) disassemble appliances; (5) determine the adequacy of venting systems; or (6) determine proper routing and lengths of duct systems. DISHWASHERS 22 TAC 535.232(b) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) rusted, missing or damaged components; (4) the presence of active water leaks; and (5) the absence of backflow prevention. FOOD WASTE DISPOSERS 22 TAC 535.232(c) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) missing or damaged components; and (4) the presence of active water leaks. RANGE HOODS AND EXHAUST SYSTEMS 22 TAC 535.232(d) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) missing or damaged components; (4) ducts that do not terminate outside the building, if the unit is not of a re-circulating type or configuration; and (5) improper duct material.  ELECTRIC OR GAS RANGES, COOKTOPS, AND OVENS 22 TAC 535.232(e) The inspector shall report as Deficient: (1) inoperative units; (2) missing or damaged components; (3) combustible material within thirty inches above the cook top burners; (4) absence of an anti-tip device, if applicable; (5) gas leaks; (6) the absence of a gas shutoff valve within six feet of the appliance; (7) the absence of a gas appliance connector or one that exceeds six feet in length; (8) gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; (9) deficiencies in: (A) thermostat accuracy (within 25 degrees at a setting of 350 F); (B) mounting and performance; (C) gas shut-off valves; (D) access to a gas shutoff valves that prohibits full operation; and (E) gas appliance connector materials. MICROWAVE OVENS 22 TAC 535.232(f) The inspector shall inspect built-in units and report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; and (3) missing or damaged components. MECHANICAL EXHAUST SYSTEMS AND BATHROOM HEATERS 22 TAC 535.232(g) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) missing or damaged components; (4) ducts that do not terminate outside the building; and (5) 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 22 TAC 535.232(h) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) missing or damaged components; (4) installed photoelectric sensors located more than six inches above the garage floor; and (5) door locks or side ropes that have not been removed or disabled.  DRYER EXHAUST SYSTEMS 22 TAC 535.232(i) The inspector shall report as Deficient: (1) missing or damaged components; (2) the absence of a dryer exhaust system when provisions are present for a dryer; (3) ducts that do not terminate to the outside of the building; (4) screened terminations; and (5) ducts that are not made of metal with a smooth interior finish.

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

Highloop missing

DISHWASHER HIGH LOOP MISSING
A "high loop" or "air gap" was not present for the dishwasher drain line at visible portions. A high loop or air gap prevents wastewater from siphoning back into the dishwasher during operation. The proper installation of the dishwasher drain line is recommended by a licensed plumber or other qualified person. There is a great likelihood that the dishwasher has a built in anti siphon or check valve, we do not pull the dishwasher out to see if such a device is present and the addition of a High loop will be added protection if it is installed. 

Pipes Plumbing Contractor
Credit
Comment
6.3.1 - C. Range Hood and Exhaust Systems

Exhaust Duct Terminates into Attic

Exhaust from range hood terminates into the attic. This can result in moisture damage and mold in the attic. Recommend a qualified contractor re-route this duct to terminate to the exterior. 

Contractor Qualified Professional
Credit
Comment
6.7.1 - G. Garage Door Operators

Locks need to be disablead

The garage door lock(s) is/are still in service, we strongly recommend that the locks on the garage door be disabled.
Disabling the locks on the garage door will assure that the garage door does not get locked from the inside and someone accidentally hits the garage door opener and damages the components of the garage door, or worse causing injury to anyone near the door while it is opening. The locks could also trap a person inside the garage if the door to the house is locked and they are too small or not familiar with how to unlock the garage door

Contractor Qualified Professional