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1000 Sample Report
Dallas TX 75214
08/05/2018 8:00 am

31
Observation
1
Safety hazard

1 - Information

In Attendance
Owner
Type of Building
Single Family (2-story)
Home Faces
North
Year Built
2017
Weather Conditions
Clear, Hot
Temperature (approximate)
100 (F)
NOTE: There are two report formats

Your report has been prepared in two different formats.  TREC requires me to provide a report in a particular format  (TREC REI 7-5).   They both contain the same information.  To view the TREC REI 7-5 version of this report click on the PDF icon at the top of this report (see picture). To view the web based version, click on the link that was emailed to you.  

Personal Belongings

Every effort was made to inspect the entire house. However due to furniture and other personal
belongings some areas could not be inspected.

2 - I. Structural Systems

A. Foundations: Foundation Type
Post-Tension Cable Slab
C. Roof Covering Materials: Types of Roof Covering
Architectural
C. Roof Covering Materials: Roof Covering was Observed From
At eaves with ladder (lower levels only)
C. Roof Covering Materials: Reason for Not Walking Roof
too steep, too high
D. Roof Structure & Attic: Type of Attic Ventilation
Soffit Vents, Static Vents
D. Roof Structure & Attic: Depth of Attic Insulation
12
D. Roof Structure & Attic: Attic was Observed From
Walked accessible areas
D. Roof Structure & Attic: Reason for not Inspecting Entire Attic
Insulation Over Top of Rafters
A. Foundations: LIMITATIONS OF EVALUATING FOUNDATION PERFORMANCE BY VISUAL INSPECTION

Evaluating the performance of a foundation is a complex task that would typically be performed by a licensed professional engineer using specialized equipment over a period of time. An evaluation of  this nature is outside the scope of this inspection.

To inspect the foundation the following visual and performance criteria were used:

  • No framing or frieze board separations
  • Doors properly opening and closing
  • No sloping floors (visual inspection only)
  • No slab, window, wall, flooring or ceiling cracks
  • No cracked or damaged masonry

This evaluation provides a snapshot of the foundation on the particular day it was inspected. It does not predict future performance. Stresses placed on the foundation can vary significantly by season. Varying stresses could result in a door that closes in the summer, but may bind after a significant amount of rain. Varying foundation stresses can be minimized by proper maintenance of the foundation. It is strongly recommended that homeowners research the maintenance that is required for their type of foundation and address the comments listed in the Grading and Drainage Section of this report.  No foundation warranty is implied by this inspection.

LIMITATIONS: Areas of the foundation that were not visible due to adjacent flatwork, floor coverings, soil, furniture, patios, decks and vegetation were not inspected.


A. Foundations: Foundation Performance (as intended)

Based on conditions observed today, the foundation is performing as intended. Addressing comments in the Grading and Drainage section of this report may help minimize future foundation movement.

J. Fireplaces and Chimneys: Chimney Accessibility

Only the readily accessible parts of the chimney were inspected.  A remote camera was not used to inspect the internal surfaces and joints of the chimney.  The National Fire Protection Association recommends annual chimney inspections.  Chimneys that are frequently used may need annual cleanings. 

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Comment
2.2.1 - B. Grading and Drainage

Insufficient Slope away from Foundation
Southeast, South of west garage

Insufficient slope away from foundation. The International Residential Code requires a minimum of 6" of fall in 10' away from the foundation.  This is to prevent water intrusion during rain events and to prevent soil saturation near the foundation. Foundation performance could be affected by these conditions.

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Comment
2.2.2 - B. Grading and Drainage

High Soil Line at Masonry
Front entry

High soil line at masonry . Soil and landscaping materials need to be a minimum of 4" below the brick ledge (base of bricks) to prevent moisture and insect intrusion into walls. Brick walls are designed to be permeable to moisture and have weep holes (ventilation) at the base of the wall. Soil and plant material near the weep holes will encourage high moisture inside the wall which can lead to deterioration.

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Comment
2.2.3 - B. Grading and Drainage

Downspout Extensions and Splash Blocks

All downspouts should extend 5' away from the foundation and discharge into splash blocks. Rainwater needs to be directed away from the foundation to prevent erosion and soil saturation.  This condition can affect foundation performance.

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Comment
2.3.1 - C. Roof Covering Materials

Hail damage observed on gutters
South

Damage was not observed to shingles in areas that were inspected (lower levels of roof on ladder from eaves). It is recommend your insurer evaluate the roof to determine if there is damage. 

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Comment
2.3.2 - C. Roof Covering Materials

Damaged shingle observed
Back patio

This may have occured during installation or transport of shingles. 

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Comment
2.4.1 - D. Roof Structure & Attic

Attic Ladder Does not Completly Close

Attic ladder does not completely close. This will allow unconditioned air from the attic into the house.

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Comment
2.4.2 - D. Roof Structure & Attic

Rafter Separation
Attic above garage

Hip rafter is not in contact with ridge beam and is poorly supported by brace to bearing.  Roof structure may not be adequatly supported. 

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Comment
2.5.1 - E. Walls (Interior and Exterior)

Cabinet Door Hinge is loose
Under kitchen sink

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Comment
2.5.2 - E. Walls (Interior and Exterior)

Masonry Cracking
East

Minor grout cracking observed. Periodic observation is recommended. If condition worsens, consider professional evaluation. 

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Comment
2.5.3 - E. Walls (Interior and Exterior)

Weep holes not installed above window
East, South door to garage

Weep holes help reduce moisture inside the walls and are needed to allow walls to breathe. This is a building code requirement.  

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

Wall penetration not made in workman like manner
2nd floor jack and jill bathroom under sink

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Comment
2.5.5 - E. Walls (Interior and Exterior)

Rusting Lintels
Both garages, multiple windows

Rusting observed on lintel.  It should be cleaned and painted to prevent further deterioration. Lintels support brick above wall openings. Lintels that rust can expand and cause brick cracking. Rusting lintels will eventually loose strength and can cause damage to the wall.

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Comment
2.5.6 - E. Walls (Interior and Exterior)

Minor interior wall/ceiling cracking
See pictures

Minor cracking observed drywall on second floor. Periodic observation is recommended and if conditions worsen consider professional evaluation. 

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Comment
2.5.7 - E. Walls (Interior and Exterior)

Excessive masonry overhang
Northeast corner

Masonry has excessive overhang at brick ledge.  Brick Institute of America recommends no more than 1/3 of the width of the brick overhang the edge of the brick ledge (slab).  Brick veneer may not be adequately supported in this location. 

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Comment
2.5.8 - E. Walls (Interior and Exterior)

Lintel is not level
Multiple Locations

Lintel is sloped so that it will promote water retention.  Building code requires wall construction to prevent water accumulation inside of walls.  

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Comment
2.5.9 - E. Walls (Interior and Exterior)

Cabinet doors bind on each other
pictured location

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Comment
2.6.1 - F. Ceilings and Floors

Cracked tile
By dishwasher

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Comment
2.6.2 - F. Ceilings and Floors

Water staining on ceiling
Kitchen

Drywall tape separation. Was not damp at time of inspection. May be due to plumbing vent roof penetration above this location. 

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Comment
2.7.1 - G. Doors (Interior and Exterior)

Weather stripping needs improvement
Front and back door

Light can be observed around edge of door.

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

Latch does not engage strike plate
Study, laundry room

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Comment
2.8.1 - H. Windows

Window does not have cap flashing
West, east

Trim above window needs a cap flashing to prevent water intrusion. Caulk is a temporary measure and will require observation and maintenance to prevent water intrusion. See attached drawing.

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Comment
2.8.2 - H. Windows

Caulking update
Window by front entry

Window need caulking updated to prevent water penetration. 

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Comment
2.8.3 - H. Windows

Bag is wrapped around keystone
near front entry

3 - II. Electrical Systems

A. Service Entrance and Panels: Type of Electrical Service
Underground
A. Service Entrance and Panels: Service Panel Location
Garage
A. Service Entrance and Panels: Service Panel Capacity (Amps)
200
A. Service Entrance and Panels: Type of Grounding
Not Observed: May be UFER or Cold Water Ground
A. Service Entrance and Panels: Type of Branch Circuit Conductor
Copper (where observed)
A. Service Entrance and Panels: AFCI Not Tested

AFCI breakers were not tested because house was occupied. Testing AFCI breakers can damage appliances.

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Comment
3.1.1 - A. Service Entrance and Panels

Dead front cover screw in contact with conductors
both sides of cover

Screw was not replaced to prevent further damage to conductor insulation. Conductors should not be behind screw holes. 

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

GFCI has been tripped and will not reset
East

4 - III. Heating, Ventilation & Air Conditioning Systems

A. Heating Equipment: Type of Heating System
Central Ducted
A. Heating Equipment: Furnace Manufacturer
Allied Air
A. Heating Equipment: Furnace Date of Manufacture
2016
A. Heating Equipment: Furnace Energy Source
Natural Gas
B. Cooling Equipment: Type of Cooling System
Central Ducted
B. Cooling Equipment: Condenser Manufacturer
Armstrong Air
B. Cooling Equipment: Condenser Date of Manufacture
2017
B. Cooling Equipment: Evaporator Manufacturer
ADP
B. Cooling Equipment: Evaporator Date of Manufacture
2017
A. Heating Equipment: Furnace Nameplate

.

B. Cooling Equipment: Condenser Nameplate
B. Cooling Equipment: Evaporator Nameplate
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Comment
4.2.1 - B. Cooling Equipment

Air Conditioner Performance

  • 9 degree cooling difference between supply in east room (1st floor)and return register (72F/63F) 
  • 12 degree cooling difference between supply in northwest bedroom (2nd floor)and return register (60F/72F) 
  • 12 degree cooling difference between supply in southeast bedroom (2nd floor)and return register (60F/72F) 



Ideally all ducts should have a minimum of 15F between supply and return registers. Duct balancing may be needed. 

5 - IV. Plumbing Systems

Static Water Pressure (PSI)
75
Water Meter Location
In Vault Near Curb at Front of House
Location of Main Water Supply Valve
Not Observed
C. Water Heating Equipment: Water Heater Manufacturer
Rheem
C. Water Heating Equipment: Water Heater Power Source
Natural gas
C. Water Heating Equipment: Water Heater Capacity
Tankless Tankless
C. Water Heating Equipment: Water Heater Location
Garage
C. Water Heating Equipment: Water Heater Date of Manufacture
2017
Water meter vault was filled with water and was not inspected
C. Water Heating Equipment: Water Heater Nameplate
.

.

Sewer Lines not Inspected

Inspector did not inspect the sewer lines with a camera and can not determine their condition. This requires special equipment and is beyond the scope of this inspection. Sewer lines can be clogged with tree roots, collapse or rust out (cast iron). Inspector operated both bath tubs for an extended period.

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

Sink stopper does not retain water
Hall Bathroom, Master Bathroom

6 - V. Appliances

H. Dryer Exhaust Systems: Dryer and washer connections not closely inspected because appliances were installed
Credit
Comment
6.1.1 - A. Dishwashers

Dishwasher does not have a high loop or air gap

This is a code requirement that prevents the flow of water from the sink drain into the dishwasher. 

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Comment
6.6.1 - F. Mechanical Exhaust Vents and Bathroom Heaters

Exhaust fan is loud
Laundry Room

7 - VI. Sprinkler System

Credit
Comment
7.1.1 - A. Sprinkler Operation

Sprinkler leaking from base
Zone 4

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Comment
7.1.2 - A. Sprinkler Operation

180 degree sprinklers along pavement edge need adjustment to not spray pavement
Multiple Locations

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Comment
7.3.1 - C. Rotary Heads

Rotary head needs to be adjusted to not spray fence and house
Multiple Locations