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123 Sesame Street
Springtown TX 76082
10/05/2018 8:00 am

1 - Information

Type of Building
Single Family
Occupancy
Occupied
In Attendance
Buyer, Owner
Weather Conditions
Clear
Temp (approx)
70-80

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
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
2.10 J. Fireplaces and Chimneys X X
2.11 K. Porches, Balconies, Decks, and Carports X X
2.12 L. Other X X
A. Foundations: Type of Foundation(s)
Slab on Grade
A. Foundations: Crawl space viewed from
No crawl space
A. Foundations: Performance Opinion
C. Roof Covering Materials: Types of Roof Covering
Composition
C. Roof Covering Materials: Viewed From
Roof
C. Roof Covering Materials: Water Penetrations
None found
C. Roof Covering Materials: Prior Repairs
Not Present
D. Roof Structure & Attic: Viewed From
Decked space only
D. Roof Structure & Attic: Average Attic Floor Insulation Depth
4-10
D. Roof Structure & Attic: Water Penetrations
None Found
D. Roof Structure & Attic: Framing Type
Conventional Wood Frame
D. Roof Structure & Attic: Vertical Insulation Thickness
4"-6"
D. Roof Structure & Attic: Insulation Types
Loose Fill, Batt or Blanket
E. Walls (Interior and Exterior): Comments
E. Walls (Interior and Exterior): Material
Brick, Wood or Wood Type covering
F. Ceilings and Floors: Comments
F. Ceilings and Floors: Ceiling Type
Drywall
F. Ceilings and Floors: Floor Type
Wood, Tile, Carpet
G. Doors (Interior and Exterior): Comments
H. Windows: Comments
H. Windows: Window Type
  • Double pane Aluminum 
  • single hung and fixed
I. Stairways (Interior and Exterior): Comments
J. Fireplaces and Chimneys: Comments
K. Porches, Balconies, Decks, and Carports: Comments
Inspector Opinion

All of the information contained herein is the opinion of the inspector, at the time of the inspection.  Conditions may change.  

A. Foundations: Comments:
  • Any foundation deficiencies listed below in this section should be further evaluated by a Licensed Engineer of your choosing. Any deficiencies with regard to exposed cables or drainage problems should be further evaluated and corrected as necessary by a qualified contractor.

A. Foundations: **Prior Repairs Foundation OK

Foundation Is Performing Adequately / Evidence of Previous Repairs Observed

  • In my opinion, the foundation appears to be providing adequate support for the structure at the time of this inspection. 
  • I did not observe any apparent evidence that would indicate the presence of adverse performance or significant deficiencies in the foundation.  
  • The interior and exterior stress indicators showed little affects of adverse performance and I perceived the foundation to contain no significant unlevelness after walking the 1st floor.

The home was located in an area known to have expansive soil. Expansive soils are soils which increase their original volume in response to increases in soil moisture content, creating forces which can easily damage home structural components such as foundations, floor slabs, flatwork and interior and exterior wall coverings.
While no major damage was visible at the time of the inspection which in the Inspector's experience could be directly attributed to expansive soils, future damage may be a possibility unless home construction has included a structural design which will accommodate soil movement. 

Identifying a particular foundation design or determining the likelihood of future problems relating to this condition exceed the scope of the General Home Inspection and would require the services of a qualified engineer ( structural or geotechnical).

Additional Observations and/or Comments:

  • You should be aware that there is visible evidence of previous foundation repairs.  
  • You are strongly encouraged to consult the current homeowner on previous foundation work performed and warranty information. 
  • Since I have not reviewed the property prior to the foundation work and I was not present at the time the foundation work was performed, an opinion as to whether the work was performed properly and as to whether foundation movement will continue or, if so, the extent of such movement cannot be rendered.
  • It is also advised that you obtain and review the results of any hydrostatic plumbing test that were performed after the foundation was adjusted.  If there is no report, It is strongly recommended that you have a a licensed plumber test both the supply and waste sides of the plumbing system to verify that there are no leaks due to the foundation work that was performed.

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: Comments
  • Any grade or drainage deficiencies listed below in this section should be further evaluated and corrected as necessary by a qualified contractor.

B. Grading and Drainage: *Drainage
  • Proper grading and drainage are required to maintain proper foundation performance and prevent water penetration, which is a conducive condition for wood rot, wood destroying insect intrusion and possible mold growth.


B. Grading and Drainage: Marginal Site Drainage
  • Marginal site drainage was observed. Proper drainage is needed to help prevent water from standing and/or ponding next to the foundation beam. Corrective measures may be needed if the water stands within 10-feet of the foundation perimeter beam for more than 24-hours.

C. Roof Covering Materials: Comments
  • Any roof covering deficiencies listed below in this section should be further evaluated the homeowners insurance company and or a qualified roofing contractor; and any necessary repairs should be corrected as necessary by a qualified roofing contractor.

C. Roof Covering Materials: Roof good condition

The roof was inspected and appeared to be in satisfactory condition at the time of this inspection. 

C. Roof Covering Materials: Big trees maintenance

The home has large trees and the canopies overhang the roof maintenance like trimming limbs so they dont touch the off and cleaning leaves out of the gutters should be expected.

D. Roof Structure & Attic: Comments
  • Any roof structure, Attic ladder, ventilation, insulation, gutters or soffit & fascia deficiencies listed below in this section should be further evaluated corrected as necessary by a qualified contractor.

D. Roof Structure & Attic: Roof structure good.
  • The roof structural components appeared to be in satisfactory condition at the time of this inspection. No corrective actions are recommended at this time. 
E. Walls (Interior and Exterior): Method

The inspection of interior and exterior walls focuses on structural performance and water penetration issues. The condition of surface finishes and cosmetic blemishes are not noted, except where they may contribute to or be symptomatic of other problems. Areas within finished walls and concealed flashing details (e.g. doors, windows, brick ledges, etc.) are not accessible and beyond the scope of the inspection. Home furnishings, artwork, stored goods, heavy foliage, etc. can obscure damage, water stains, previous repairs, etc., and preclude assessment of these conditions.

As a matter of general home maintenance, it is recommended that all deficiencies in the "exterior envelope" be sealed for energy efficiency and to help prevent water and moisture penetration into the structure. Examples would be caulking doors/windows, replacing worn weather-strip seals, and sealing wall penetrations or openings (around light fixtures, a/c lines etc.)

F. Ceilings and Floors: Ceilings & Floors OK

The majority of ceilings and floors appeared to be in satisfactory condition at the time of inspection. 

G. Doors (Interior and Exterior): Method of Inspection

The interior and exterior doors are inspected for proper function including latches and locking mechanisms. Garage doors are inspected for proper operation.

H. Windows: Method

Windows, where accessible, are inspected for proper function including latches and locking mechanisms. Broken panes, broken thermal seals, missing or damaged screens and caulking deficiencies are noted. Safety issues safety glass in required locations and egress issues in sleeping areas are noted.

H. Windows: Windows OK

The Windows were tested and found to be in satisfactory condition at the time of inspection. 

I. Stairways (Interior and Exterior): Method

The inspection of the stairways is a visual observation of the required component's and focuses on handrails, spindles, railings, and guards etc. The inspector does not exhaustively measure every stairway component.

J. Fireplaces and Chimneys: Flue OK

The visible portion of the flue appeared to be in satisfactory condition at the time of this inspection. 

J. Fireplaces and Chimneys: Fireplace OK

Picture of the fireplace during operation. The fireplace appeared to be performing properly at the time of this inspection. 

J. Fireplaces and Chimneys: Chimney OK

Picture of the chimney for reference. The chimney appeared to be in satisfactory condition at the time of this inspection. 

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

Porches, decks, driveways and carport's are visually inspected for structural defects and safety related deficiencies (e.g. cracks, trip hazards, negative slope towards the structure, differential movement, etc.).

A. Foundations: Client Notice

Notice: 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. 

  • Foundation inspections are limited to observation of accessible interior and exterior structural components.  No engineering studies or measurements are made.  Factors preventing accurate assessment of structural conditions include but are not limited to paint, repairs, surfaces hidden by floor or wall coverings, furnishings, foliage, and masonry.
B. Grading and Drainage: Method
  • General lot drainage and slope is inspected by visual means only (no measuring devices are used-such means and devices are beyond the scope of our inspection). The findings are, to a great extent, subjective. Our evaluation of the slope of the grade and lot drainage is a visal review and represents the opinion of the inspector based on his personal experience with similar homes. The inspection does not predict or guarantee future performance. If actual measurements and a professional drainage evaluation are desired, a qualified engineer should be consulted.

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



C. Roof Covering Materials: Limitation

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

C. Roof Covering Materials: Life Expectancy

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

D. Roof Structure & Attic: Roof Structure Limitations
  • Inspection of the roof structure and attic is performed by a visual observation of areas and components which can be reasonably and safely accessed. Areas where insulation is covering joists and no visible pathway could be identified will not be traversed

E. Walls (Interior and Exterior): General Limitations

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


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


F. Ceilings and Floors: Ceiling and Floor Limitations

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

F. Ceilings and Floors: Occupied
  • The home was occupied and furnished at the time of inspection and a significant portion of the flooring cannot be viewed due to rugs, furniture & storage.
H. Windows: Occupied

I was unable to inspect the operation of some of the windows due to window treatments, personal effects, large, heavy or fragile storage and/or furniture.

H. Windows: Dirty

windows were dirty at the time of inspection. It is more difficult to find fogged windows when windows are dirty. 

J. Fireplaces and Chimneys: General

Examination of concealed or inaccessible portions of the chimney is beyond the scope of our inspection. We do not perform draft or smoke tests. If further review is desired, we recommend consulting with a qualified contractor.

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
Credit
Comment
2.2.1 - B. Grading and Drainage

Gutter Slope
front

The gutters do not appear to have sufficient slope to drain properly.  If they do not perform as intended, the slope should be adjusted.


Gutter Gutter Contractor
Credit
Comment
2.2.2 - B. Grading and Drainage

Negative Grading

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. Recommend qualified landscaper or foundation contractor regrade so water flows away from home.

Here is a helpful article discussing negative grading. 

Triangle Grading Contractor
Credit
Comment
2.2.3 - B. Grading and Drainage

High Soil
Back yard

The soil line is too high on the Exterior Locations of the structure. Under current building standards there should be at least 4-inches of foundation visible below masonry veneer and 6-inches of foundation visible below wood type veneer.

Triangle Grading Contractor
Credit
Comment
2.3.1 - C. Roof Covering Materials

Hot day foot traffic

Abrasion damage commonly caused by walking on the shingles when temperatures are above 90 degrees (with improper roof shoes) was observed on the day of inspection. 

Contractor Qualified Professional
Credit
Comment
2.4.1 - D. Roof Structure & Attic

Redistribute Insulation

The attic floor insulation needs to be redistributed in one or more locations.

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

Attic Ladder Damaged

One or more of the attic ladder components were observed to be damaged. This condition should be corrected for reasons of safety.

Wrenches Handyman
Credit
Comment
2.4.3 - D. Roof Structure & Attic

Attic Ladder Replace

The attic ladder appears to have had some handyman repairs and replacement is recommended for reasons of safety.

Wrenches Handyman
Credit
Comment
2.4.4 - D. Roof Structure & Attic

Attic Ladder X Close

The attic ladder does not close completely. The cause and remedy should be further evaluated and corrected as necessary.

Wrenches Handyman
Credit
Comment
2.4.5 - D. Roof Structure & Attic

Attic Ladder Not 20 Min Burn Through

The pull down attic ladder in the garage does not meet the 20 minute burn through that is required between the garage and the home.  This is an as built condition however the Texas Real Estate Commission requires me to identify this as a deficiency.  

Mag glass Monitor
Credit
Comment
2.4.6 - D. Roof Structure & Attic

Needs Safe Access

The walking path to the 2nd floor HVAC equipment was not safe. The decking for the walking path should be smooth and at least 3/4 thick. Some areas were thinner and felt weak when walked on. Improvements for safety are recommended. 

Contractor Qualified Professional
Credit
Comment
2.4.7 - D. Roof Structure & Attic

Wood rot soffit & fascia
right

Wood rot observed at soffit or fascia of home at time of inspection. All roof rot should be replaced, resealed and painted as necessary 

Contractor Qualified Professional
Credit
Comment
2.4.8 - D. Roof Structure & Attic

Bracket holes Attic ladder
Hallway ladder & garage ladder

  • The attic ladder brackets have holes in them and need to have a framing nail or lag screw installed for safety reasons. 
Contractor Qualified Professional
Credit
Comment
2.5.1 - E. Walls (Interior and Exterior)

Seal Penetrations

The area between the exterior veneer and any wall penetration needs to be properly sealed. 

 It is recommended to use elastomeric caulking.

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

Seal Transition

The transition from wood veneer to brick veneer needs to be better sealed.

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

Rusted Lintel

Lintels above one or more exterior doors or windows were visibly rusted at the time of the inspection. Rust damage to the exterior wall covering will continue unless loose rust is removed, existing rust chemically neutralized and exposed steel protected from weather.

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

Nail Pops
Master bath

Nail heads were observed to be pushing through the interior finish in one or more locations.

Putty knife Drywall Contractor
Credit
Comment
2.5.5 - E. Walls (Interior and Exterior)

Sound Coat Paint

Siding and trim need caulking at joint and a sound coat of paint. Any raw / unpainted edges should be touched up.  All deteriorated or damaged wood should be replaced.

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

Wall-ceiling cracks
Master bath

Wall to ceiling joint cracks were observed. It is recommended that the joints be resealed / re-caulked as necessary.

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

Corner pops
front corner

Corner pops were observed at the corner of the foundation. Concrete and brick expand and contract differently and can cause the corners of the slab to pop off it there is not a plastic bond breaker between the brick and the concrete and the brick veneer. This is a cosmetic deficiency and should be repaired as necessary or as desired. The mortar patch should be mixed with or used in conjunction with a bonding agent so the new patch bonds to the older concrete. 

Gardening shovel tool shape Concrete Contractor
Credit
Comment
2.6.1 - F. Ceilings and Floors

Water Stain
left front Bedroom closet

Water stains were observed on the ceiling finish. The cause and remedy should be further evaluated and corrected as necessary.

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

Door Sticks
Back porch closet

The door is sticking.

Door Door Repair and Installation Contractor
Credit
Comment
2.7.2 - G. Doors (Interior and Exterior)

Seal Thresholds

All exterior door thresholds should be sealed around edges. 

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

Hollow Water heater closet door

The Water heater closet has outside air ducted to it. It is recommended that the door to the closet be an insulated and weather-stripped type of door. 

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

Drags carpet
Right rear bedroom

One or more of the doors were observed to drag on the carpet and should be trimmed at the bottom or adjusted as necessary.

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

Svc Door self close

The service door from the garage to the home is supposed to be self closing and latching. This was not a requirement at the time the home was built but TREC requires me to mark this item as deficient. 

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

Twins hit each other
Master bath

Twin doors were observed to hit each other during operation and should be adjusted as necessary or as desired. 

Hammer Carpenter
Credit
Comment
2.8.1 - H. Windows

Window Stiff
Various locations

One or more of the windows were observed to be stiff and hard to operate.

Window Window Repair and Installation Contractor
Credit
Comment
2.8.2 - H. Windows

Missing / Damaged Screen

One or more of the window screens were observed to be missing or damaged.

Window Window Repair and Installation Contractor
Credit
Comment
2.8.3 - H. Windows

Fogged window

Some of the Windows were observed to have lost their seal or dogged at the time of inspection. 

time of day, outside temperatures, sun position, dirty windows and solar screens can hinder the inspectors ability to find dogged windows. 

Additional fogged Windows will most likely be found when the window glazer comes out to check all windows and deglaze the ones that are fogged. 

Important: This is not likely all of the fogged windows. I did my best but I cant find them all for the reasons listed above. 

Window Window Repair and Installation Contractor
Credit
Comment
2.10.1 - J. Fireplaces and Chimneys

Minor mortar touch ups

The chimney is in need or mortar improvements. A qualified brick mason is recommended so the color of the mortar can be matched. 

Brick Masonry, Concrete, Brick & Stone
Credit
Comment
2.11.1 - K. Porches, Balconies, Decks, and Carports

Minor Driveway Cracks

Minor cracks and/or deficiencies were observed in the driveway.  None of the cracks appeared to be trip hazards at the time of this inspection.

Gardening shovel tool shape Concrete Contractor
Credit
Comment
2.12.1 - L. Other

Fence board damage

Some deterioration and/or damage was observed on the fence boards.

Fence Fence Contractor
Credit
Comment
2.12.2 - L. Other

Caps missing

The post caps were missing from the metal fence in a few locations and should be replaced.

Contractor Qualified Professional
Credit
Comment
2.12.3 - L. Other

Surface rust

Surface rust should be cleaned off and the metal fence painted as necessary.

Contractor Qualified Professional

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: Comments
A. Service Entrance and Panels: Electric Panel Rating
200
A. Service Entrance and Panels: Electric Panel location
Garage
A. Service Entrance and Panels: IR check OK

No overheating was found in the panel at the time of this inspection. 

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

A typical electrical system consists of two distinct components (1) The electric service entrance (e.g. underground or overhead). Underground the conductors are underground and are not visible for observation. Overhead service comes in from the utility pole to a service mast and down to the electrical meter. (2) Service Panel. The service panel determines the capacity of the electric power to the home. The circuits within the service panel distribute the power throughout the home.

A. Service Entrance and Panels: 3 Pics for Reference:
  • Picture of the panel with the cover on for reference.
  • Picture of the electrical service panel with the cover removed for reference.
  • I checked the electrical service panel with an IR (InfraRed) camera looking for any overheating components in the panel.  


A. Service Entrance and Panels: GFCI breakers tested OK

The GFCI breakers were tested and found to operate properly on the day of inspection.

B. Branch Circuits, Connected Devices, and Fixtures: Tested OK

The accessible outlets, switches and fixtures were tested and appeared to be working properly at the time of this inspection. 

General

Inspection of the electrical service system is limited to visible and accessible components of the entrance cables, meter box, service panel and the visible portions of the wiring. The majority of the electrical system is concealed behind walls and ceilings and conditions relating to these inaccessible areas can not be determined. Whenever possible, the dead front cover for the service panel will be removed to investigate the condition of the wiring and circuits. While some deficiencies in an electrical system may be apparent, not all conditions that can lead to an interruption of electrical service, or that may be hazardous, can be identified through a visual inspection. No assessment as to the adequacy of the service capacity relative to current or future consumption is performed. Inspector is seldom able to locate/identify proper grounding and/or bonding. If buyer desires more information, further evaluation by a licensed electrician is advised. 

A. Service Entrance and Panels: General

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

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

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

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


B. Branch Circuits, Connected Devices, and Fixtures: Low voltage X inspected

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

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

Smoke Detectors
Today's standards require smoke detectors in each bedroom and outside each separate sleeping area on every level of the structure. Smoke detectors should be located on the ceilings at least 18" away from the wall. (Smoke tends to mushroom upward, turning outward toward the center of the ceiling. To Fire Fighters this is known as the mushroom effect, which leaves a dead airspace 18" from a ceiling to a wall corner). Test all alarms weekly or monthly per manufacturers recommendations.  Failure to test, repair defective or install absent alarms, detectors and other safety equipment immediately can result in serious injury or death. Initiate and practice plans of escape and protection for all occupants in case any emergency arises.
 Smoke detectors are tested using the manufacturer supplied test button only. This inspection does not include testing smoke detectors with actual smoke.

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

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

B. Branch Circuits, Connected Devices, and Fixtures: Unable to determine switch operation
Nook

I was unable to determine the operation end of one or more of the switches.

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
Credit
Comment
3.1.1 - A. Service Entrance and Panels

Double Tap Neutral / Ground

There are double tapped neutral and or ground wires on the bus bar.  This may be an as-built condition but Per TREC standards of practice we are required to report this condition as a deficiency.

Electric Electrical Contractor
Credit
Comment
3.1.2 - A. Service Entrance and Panels

Not Labeled Properly

The breakers (over current devices) in the panel box are not all properly labeled. It is recommended that this condition be corrected.


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

GFCI Missing
Garage & kitchen

Not all of the receptacles in the wet/damp areas appear to have ground fault circuit interrupter (GFCI) protection. Under current electrical standards all of the exterior receptacles, all kitchen receptacles, all bathroom receptacles, wet bar countertop receptacles, laundry room receptacles, garage and pool lighting should have GFCI protection.  This is an as-built condition, but Per TREC standards of practice we are required to report this condition as a deficiency. Some items reported as Deficient may be considered upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards, form OP-I.

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

Open Ground
Detached workshop

One or more of the receptacles were observed to have an open ground connection.

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

Loose Plug
Garage & master bedroom & master bath & detached workshop & diningroom

One or more of the receptacles were observed to be loose at the wall mount

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

Painted over
Master bedroom

A few of of the receptacles (outlets) have been painted over.

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

Closet light no cover

One or more of the closet light fixtures appear to be installed without globes and/or covers.  Safety precautions should be taken around these light fixtures. This is an as built condition however we are required by TREC to note this as a deficiency. 

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

Not Enough smoke alarms

There are not enough smoke alarms located in the home. Under current building standards, there should be a smoke alarm located in each sleeping room, outside each separate sleeping area in the immediate vicinity of the sleeping rooms, and on each additional story of the dwelling.

Tools Handyman/DIY
Credit
Comment
3.2.7 - B. Branch Circuits, Connected Devices, and Fixtures

Not interconnected

One or more of the smoke alarms do not appear to be interconnected together. Under today's building standards: When more than one smoke alarm is required to be installed within an individual dwelling unit the alarm devices shall be interconnected in such a manner that the actuation of one alarm will activate all of the alarms in the individual unit. The alarm shall be clearly audible in all bedrooms over background noise levels with all intervening doors closed.

Tools Handyman/DIY
Credit
Comment
3.2.8 - B. Branch Circuits, Connected Devices, and Fixtures

Warn outlets
Back porch

Some of the outlets are warn out and had to be wiggles to make connection. It is recommended that all warn outlets be replaced. 

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

Smoke alarms older

It is recommended that smoke alarms be replaced every 10 years. 

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

Fan not balanced
Living Room & master bath

The ceiling fan shakes and needs to be balanced. 

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

Bulbs out

Some of the light bulbs were burned out or missing. It is recommended that all burned out or missing bulbs be replaced and all light fixtures checked for proper operation. 

Electric Electrical Contractor

4 - III. Heating, Ventilation & Air Conditioning Systems

IN NI NP D
4.1 A. Heating Equipment X
4.2 B. Cooling Equipment X X
4.3 C. Duct System, Chases, and Vents X
A. Heating Equipment: Type of System & Energy Source
Forced Air, Gas
A. Heating Equipment: Blue steady flames
  • Blue steady flames were observed at the time of this inspection.
B. Cooling Equipment: Type of System
Central Cooling System
HVAC Inspection
  • Any HVAC (Heating Ventilation Air Conditioning) deficiencies listed below in this section should be further evaluated corrected as necessary by a Licensed HVAC technician.


A. Heating Equipment: Comments
  • Any Heating deficiencies listed below in this section should be further evaluated corrected as necessary by a Licensed HVAC technician.

A. Heating Equipment: (GAS) PICS of Furnace, Comb Chamber & IR image of Grill
Central
  • Picture of the furnace/heater for reference.
  • Picture of the combustion chamber during operation for your reference.
  • Image taken with the IR camera of the HVAC grill during operation of the heating system.

A. Heating Equipment: Performing OK
  • The furnace or furnaces were tested and appeared to be performing properly at the time of inspection.
B. Cooling Equipment: Comments
  • Any AC (Air Conditioning) deficiencies listed below in this section should be further evaluated corrected as necessary by a Licensed HVAC technician.
  • The cooling equipment is inspected for correct installation of the indoor and outdoor units and clearances as required. A Delta-T (temperature differential of supply and return air) is measured and noted.
  • Temperature differential readings are a fundamental standard for testing the proper operation of the cooling system. The normal acceptable range is considered approximately between 15 to 23 degrees F. total difference between the return air and supply air. Unusual conditions such as excessive humidity, low outdoor temperatures, and restricted airflow may indicate abnormal operation even through the equipment is functioning basically as designed and occasionally may indicate normal operation in spite of an equipment malfunction.

Note: When D (D = Deficient) is checked, that indicates that the HVAC system does not appear to be performing as intended. The observations made to support the rendering of this opinion are listed in this report.  This list should not be considered an all inclusive list of deficiencies.  You are advised to have a fully qualified and licensed HVAC service provider perform a  full evaluation of  this HVAC system equipment and repair any and all deficiencies that are found prior to the expiration of any warranty or option period .  

B. Cooling Equipment: RLA draw -> Inside & Outside units
Central Cooling, Trane, Manufacturers Year, 2013, Refrigerant Type, R410, System Size, 5 TON, Temperature Differentials, Temp Drop 21 degrees, Recommended Breaker Size, 60 AMP
  • The RLA (Running Load Amps) rating for the condensing unit is 27.33 amps (Total for fan and compressor).  The unit drew _12.7_ amps. This rough check is within the normal operating range.
  • Picture of the cooling equipment in the atticHVAC closet for your reference.
  • Picture of the outside condensing unit for reference.
B. Cooling Equipment: Temps measured
  • Image taken of the supply and return air with the IR camera of the HVAC grills during operation of the cooling system.

C. Duct System, Chases, and Vents: Comments
  • Any ductwork deficiencies listed below in this section should be further evaluated corrected as necessary by a Licensed HVAC technician.

C. Duct System, Chases, and Vents: Picture of the Filter(s)
  • Picture(s) of the HVAC filter(s) for reference.  FYI: 1 inch filters should be changed Every month and 4 inch filters should be changed every three months  as part of regular home maintenance.
C. Duct System, Chases, and Vents: Ductwork ok
  • All visible ducts appeared to be in satisfactory condition at the time of this inspection. 
Inspection Method

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

C. Duct System, Chases, and Vents: General
  • Some of the duct work is in areas of the attic that are not readily accessible.  Not all of the duct work is visible.  Some duct work, by design, is hidden in the walls and ceilings.  Only visible ductwork is inspected.

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
4.2.1 - B. Cooling Equipment

Disconnect behind unit

  • The electrical service disconnect is installed behind the outside condenser/coil. This does not meet the clearance requirements of the National Electrical Code or residential code, But this appears to be an as built condition. TREC requires me to mark this item as deficient.

Electric Electrical Contractor
Credit
Comment
4.2.2 - B. Cooling Equipment

Clean outdoor unit

  • The outdoor unit of the air conditioning system requires cleaning.

Fire HVAC 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
5.4 D. Hydro-Massage Therapy Equipment X X
Location of Water Meter
Near the Street in front of the home
  • I observed the water meter for some time looking for signs of a leak.
A. Plumbing Supply, Distribution Systems, and Fixtures: Comments
C. Water Heating Equipment: Comments
D. Hydro-Massage Therapy Equipment: Comments
Location of Customer Shutoff Valve
In the front yard
  • The home inspector does not attempt to operate the customer shutoff valve. Operating a water valve that has not been used in a long time can cause the valve to leak.
Static Water Pressure
70-80

FYI: Water pressure can fluctuate from day to day and change with seasons! Normal operating range for water pressure is from 40 PSI to 80 PSI.

Comments
  • Any Plumbing deficiencies listed below in this section should be further evaluated corrected as necessary by a Licensed Plumber.
  • The sink drains were tested in every wet area with a sink Any leaks or improper installations will be listed below. The tubs were partially filled and the drains were tested in all areas with tubs any slow draining tubs will be listed below in the drains section of the report.


PICS Water Pressure, Meter & Customer Shutoff
  • Picture of the pressure gauge at the time of inspection.
  • Picture of the water meter at the time of inspection.
  • If discoverable a picture of the customer shutoff valve.


No Signs of Movement at Meter

No signs of movement that would indicate a supply line leak were observed at the time of inspection.  

A. Plumbing Supply, Distribution Systems, and Fixtures: IR tested shower OK
Masterbath
  • The shower drain was blocked and about of water was held in the pan area for a period of time to see if the shower pan leaked.  I checked the outside edges of the shower pan with the IR camera and with my eyes for leaks and found No leaks at the time of this inspection.  It is important to maintain the grout and caulking in shower enclosures to help prevent leaks. Cleaning products that contain bleach can cause deterioration of caulking.

A. Plumbing Supply, Distribution Systems, and Fixtures: IR tested shower OK
Right hallway bath
  • The shower drain was blocked and about of water was held in the pan area for a period of time to see if the shower pan leaked.  I checked the outside edges of the shower pan with the IR camera and with my eyes for leaks and found No leaks at the time of this inspection.  It is important to maintain the grout and caulking in shower enclosures to help prevent leaks. Cleaning products that contain bleach can cause deterioration of caulking.

B. Drains, Wastes, & Vents: Comments
  • Plumbing deficiencies listed below in this section should be further evaluated corrected as necessary by a Licensed Plumber.

C. Water Heating Equipment: Water Heater
Energy Type: Gas, Capacity: 50 Gallon, Rheem, Manufacturer year 2016, Located in Garage closet
C. Water Heating Equipment: Water Heater
Energy Type: Gas, Capacity: 50 Gallon, Rheem, Manufacturer year 2015, Located in Interior Closet
C. Water Heating Equipment: general

Water Heaters should be flushed every year or as recommended by the manufacturer to remove sediments that collect at the bottom of the tank. This can be accomplished by attaching a garden hose to the drain valve at the bottom of the heater, directing the discharge water to a safe location and turning the valve on. Caution should be observed as the water coming out will be very hot. The flush is complete when the water comes out clear.


The T & P Valve (Temperature & Pressure Release Valve) should be tested annually for reasons of safety. Follow the manufacturers instructions for testing procedures.


We highly recommend the use of a water alarm at the water heater.  This alarm will sound at the presence of any water leaks and could help prevent major water intrusion events due to failure of the water heater.  These units are available online or at major home improvement centers for about $10 each.

C. Water Heating Equipment: Working OK
  • Pictures of the fixtures taken with an IR camera. The water heater appears to be heating properly at the time of this inspection.
C. Water Heating Equipment: Pucture Combustion Chamber

Picture of the combustion Chamber for reference. only one of the videos was saved properly. The other video would not upload. Both water heater combustion chambers looked good at the time of inspection.

D. Hydro-Massage Therapy Equipment: Pic during operation

Picture of the hydrotherapy tub during operation. 

D. Hydro-Massage Therapy Equipment: GFCI tested OK
Electrical panel breaker

The GFCI protection for the tub was tested and appeared to be working properly at the time of inspection.

General
  • Laundry connection faucets and drains are visually inspected only. The laundry faucets are not operated due to the damage that may occur during testing. 
  • The refrigerator water supply line and valve are not inspected.  If the inspector finds the water supply valve shutoff to any appliance, no attempt is made to turn the supply on.  
  • The hot & cold water valves are NOT tested underneath sinks or commodes in  the home. Testing shutoff valves can often times cause them to leak.

B. Drains, Wastes, & Vents: Tub and washer
  • Tub overflow drains are not inspected or tested. Showers were run for an extended period of time. The clothes washer drain line was not inspected or tested at the time of the inspection.

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

Shower Controls Loose
right hallway bath

  • The shower faucet assembly (Controls & shower head) appear to be loose at the wall. The tub faucet assembly should also be sealed to the wall to help prevent water intrusion into the wall cavity.   FYI: Cleaning products that contain bleach can cause deterioration of caulking.



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

Caulk Shower Controls & Spout
all 3 bathrooms

  • The shower controls & shower spout needs to be sealed to the wall to avoid water intrusion into the wall.  FYI: Cleaning products that contain bleach can cause deterioration of caulking.

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

Paint Gas lines

  • The surface rust should be cleaned off the gas lines and the gas lines painted with a good exterior paint rust resistant paint.
Wrenches Handyman
Credit
Comment
5.1.4 - A. Plumbing Supply, Distribution Systems, and Fixtures

Spigots not hosebibs

The outside faucets were spigots and not hosebibs. Extra freeze protection is needed during winter months. 

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

Customer valve box dirty

The customer valve box was dirty and a handle was not visible. 

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

Shower door hits

The shower door does not open fully. The door hits one of the other bath components. This condition should be corrected as desired or necessary.

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

Slow drain = Sink
Left hallway bath & master bath

  • The sink was observed to drain slowly, suggesting that an obstruction may exist.

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

Caulk controls

The tub controls, spout and shower head need to be sealed to the wall. 

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

Shower/tub controls noisey
LEFT HALLWAY BATHROOM

The tub shower controls were noisy during operation and should be corrected as desired. They seem to be functionally OK but whistle.

Pipes Plumbing Contractor
Credit
Comment
5.4.1 - D. Hydro-Massage Therapy Equipment

No access

The access to the hydro-massage therapy equipment motor is not readily accessible and inspection of the equipment lines and motor could not be performed. This does not meet current installation standards.  This may be an as-built condition but Per TREC standards of practice we are required to report this condition as a deficiency.


6 - V. Appliances

IN NI NP D
6.1 A. Dishwashers X
6.2 B. Food Waste Disposers X
6.3 C. Range Hood and Exhaust Systems X
6.4 D. Ranges, Cooktops, and Ovens X X
6.5 E. Microwave Ovens X
6.6 F. Mechanical Exhaust Vents and Bathroom Heaters X
6.7 G. Garage Door Operators X
6.8 H. Dryer Exhaust Systems X X
A. Dishwashers: Comments
A. Dishwashers: Brand
Whirlpool
C. Range Hood and Exhaust Systems: Comments
C. Range Hood and Exhaust Systems: Exhaust Hood Type
Re-circulate
D. Ranges, Cooktops, and Ovens: Comments
D. Ranges, Cooktops, and Ovens: Range, Cook Top, Oven
Whirlpool
E. Microwave Ovens: Comments
E. Microwave Ovens: Brand
Whirlpool
F. Mechanical Exhaust Vents and Bathroom Heaters: Comments
G. Garage Door Operators: Photo eyes OK

The photo eyes were tested and performed ok at the time of inspection

D. Ranges, Cooktops, and Ovens: Oven temperatures

The oven was tested at 350 degrees. 

G. Garage Door Operators: Disable Manual locks

It is recommended that the manual locks be disabled. 

A. Dishwashers: Dishwasher ok

Picture of the dishwasher for reference. The dishwasher appeared to be working properly at the time of inspection. 

B. Food Waste Disposers: Comments

The disposal was tested and appeared to be working properly at the time of this inspection. 

B. Food Waste Disposers: Disposal OK

The disposal was tested and appeared to be working properly at the time of this inspection. 

C. Range Hood and Exhaust Systems: Non-Vented OK

The vent installed at the time of in ape toon was a recirculating type (Non Vented) It appeared to be working ok at the time of inspection

D. Ranges, Cooktops, and Ovens: Cooktop OK

The cooktop burners appeared to be performing properly at the time of this inspection. 

E. Microwave Ovens: Microwave OK

The microwave was observed to be working properly at the time of this inspection. 

F. Mechanical Exhaust Vents and Bathroom Heaters: Bath exhaust OK

The bathroom exhaust fans were tested and performed ok at the time of inspection. 

G. Garage Door Operators: Comments

*The balance and operation of the garage door were tested and appeared to perform properly at the time of this inspection. 

*The garage door openers photo eye sensors were tested and appeared to be working properly at the time of this inspection. 

* The auto reverse safety feature was tested with hand pressure and found to be working properly at the time of this inspection. 

G. Garage Door Operators: Balance and operation OK

The balance and operation of the door was tested and performed OK on the day of inspection.

G. Garage Door Operators: Hand pressure OK

The obstruction safety feature was tested by applying hand pressure when the door was in downward motion. The door was observed to reverse properly when instructed at the time of this inspection. 

H. Dryer Exhaust Systems: Comments
  • Any deficiencies listed below in this section should be further evaluated corrected as necessary by a contractor qualified to install, service & clean dryer vents.

A. Dishwashers: Normal

The dishwasher is operated in the NORMAL mode.

C. Range Hood and Exhaust Systems: performance

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

G. Garage Door Operators: Close pressure

The close pressure sensor was not tested due to the high probability of damage occurring during this test process.  

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
6.4.1 - D. Ranges, Cooktops, and Ovens

Gas Shutoff Poor Location

The gas shutoff valve is in a poor location and is hard to reach. The valve should also be able to be operated by hand without the use of tools.

Pipes Plumbing Contractor
Credit
Comment
6.4.2 - D. Ranges, Cooktops, and Ovens

Oven Temperature Off

The oven temperature was off by 25 degrees and should be adjusted.

Wash Appliance Repair
Credit
Comment
6.8.1 - H. Dryer Exhaust Systems

Wrong type of termination

  • This type of roof level dryer vent termination is not approved for use with dryer vents. There should be a flapper that keeps birds or rodents from entering the ductwork. It is also important that no screens be installed. Screens can trap lint and create a fire hazard. It is recommended that the dryer vent termination be replaced with one approved for use on dryer vent ducts.

Contractor Qualified Professional
Credit
Comment
6.8.2 - H. Dryer Exhaust Systems

Needs Cleaned

  • The visible portion of the dryer duct was observed to be dirty with lint and debris.  The inside of the dryer vent should be cleaned before use. Dryer vents should be cleaned regularly as part of normal home maintenance as often as necessary depending on use for reasons of energy efficiency and fire safety.  The ductwork for the dryer vent should also all be the same size at least 4". The transition to the larger size is improper and should be corrected.

Contractor Qualified Professional

7 - VI. Optional Systems

IN NI NP D
7.1 A. Landscape Irrigation (Sprinkler) Systems X X
A. Landscape Irrigation (Sprinkler) Systems: Comments
A. Landscape Irrigation (Sprinkler) Systems: Pic of double check

Picture of double check for reference. 

A. Landscape Irrigation (Sprinkler) Systems: Operated

Made to Last Inspections does not inspect sprinkler systems.  
We are happy to "Operate" the system to the best of our ability, and will make comments in this section regarding our observations.  

For a full evaluation of the sprinkler system and associated components we recommend that you contact a Licensed Irrigation Technician.

A. Landscape Irrigation (Sprinkler) Systems: Pics during operation

Pictures of the sprinklers during operation. 

LIMITATIONS 22 TAC 535.233(a) An inspector is not required to inspect the components or systems described under this section.  SCOPE 22 TAC 535.233(b) If an inspector agrees to inspect a component or system described under this section, the general provisions under 535.227 and the provisions and requirements of this section applicable to that system or component apply. LANDSCAPE IRRIGATION (SPRINKLER) SYSTEMS 22 TAC 535.233(c) (1) The inspector shall: (A) manually operate all zones or stations on the system through the controller; (B) report as Deficient: (i) the absence of a rain or moisture sensor, (ii) inoperative zone valves; (iii) surface water leaks; (iv) the absence of a backflow prevention device; (v) the absence of shut-off valves between the water meter and backflow device; (vi) deficiencies in the performance and mounting of the controller; (vii) missing or damaged components; and (viii)deficiencies in the performance of the water emission devices; such as, sprayer heads, rotary sprinkler heads, bubblers or drip lines. (2) The inspector is not required to inspect: (A) for effective coverage of the irrigation system; (B) the automatic function of the controller; (C) the effectiveness of the sensors; such as, rain, moisture, wind, flow or freeze sensors; or (D) sizing and effectiveness of backflow prevention device. SWIMMING POOLS, SPAS, HOT TUBS, AND EQUIPMENT 22 TAC 535.233(d) (1) The inspector shall: (A) report the type of construction; (B) report as Deficient: (i) the presence of a single blockable main drain (potential entrapment hazard); (ii) a pump motor, blower, or other electrical equipment that lacks bonding; (iii) the absence of or deficiencies in safety barriers; (iv) water leaks in above-ground pipes and equipment; (v) the absence or failure in performance of ground-fault circuit interrupter protection devices; and (vi) deficiencies in: (I) surfaces; (II) tiles, coping, and decks; (III) slides, steps, diving boards, handrails, and other equipment; (IV) drains, skimmers, and valves; (V) filters, gauges, pumps, motors, controls, and sweeps; (VI) lighting fixtures; and (VII) the pool heater that these standards of practice require to be reported for the heating system. (2) The inspector is not required to: (A) disassemble filters or dismantle or otherwise open any components or lines; (B) operate valves; (C) uncover or excavate any lines or concealed components of the system; (D) fill the pool, spa, or hot tub with water; (E) inspect any system that has been winterized, shut down, or otherwise secured; (F) determine the presence of sub-surface water tables; (G) determine the effectiveness of entrapment covers; (H) determine the presence of pool shell or sub-surface leaks; or (I) inspect ancillary equipment such as computer controls, covers, chlorinators or other chemical dispensers, or water ionization devices or conditioners other than required by this section.  OUTBUILDINGS 22 TAC 535.233(e) (1) The inspector shall report as Deficient the absence or failure in performance of ground-fault circuit interrupter protection devices in gradelevel portions of unfinished accessory buildings used for storage or work areas, boathouses, and boat hoists; and (2) The inspector shall report as Deficient deficiencies in the structural, electrical, plumbing, heating, ventilation, and cooling systems that these standards of practice require to be reported for the principal building. PRIVATE WATER WELLS 22 TAC 535.233(f) (1) The inspector shall: (A) operate at least two fixtures simultaneously; (B) recommend or arrange to have performed coliform testing; (C) report: (i) the type of pump and storage equipment; (ii) the proximity of any known septic system; (D) report as Deficient deficiencies in: (i) water pressure and flow and performance of pressure switches; (ii) the condition of accessible equipment and components; and (iii) the well head, including improper site drainage and clearances. (2) The inspector is not required to: (A) open, uncover, or remove the pump, heads, screens, lines, or other components of the system; (B) determine the reliability of the water supply or source; or (C) locate or verify underground water leaks. PRIVATE SEWAGE DISPOSAL (SEPTIC) SYSTEMS. 22 TAC 535.233(g) (1) The inspector shall: (A) report: (i) the type of system; (ii) the location of the drain or distribution field; (iii) the proximity of any known water wells, underground cisterns, water supply lines, bodies of water, sharp slopes or breaks, easement lines, property lines, soil absorption systems, swimming pools, or sprinkler systems; (B) report as Deficient: (i) visual or olfactory evidence of effluent seepage or flow at the surface of the ground; (ii) inoperative aerators or dosing pumps; and (iii) deficiencies in: (I) accessible components; (II) functional flow; (III) site drainage and clearances around or adjacent to the system; and (IV) the aerobic discharge system. (2) The inspector is not required to: (A) excavate or uncover the system or its components; (B) determine the size, adequacy, or efficiency of the system; or (C) determine the type of construction used.

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

Double check full of water

The double check valve box was full of water and needs to be corrected. The water will cause the handles to rust and deteriorate. 

Contractor Qualified Professional
Credit
Comment
7.1.2 - A. Landscape Irrigation (Sprinkler) Systems

Double Check Valves damaged

The double check valves were rusted off or partially rusted off and should be replaced. 

Contractor Qualified Professional