Clayton Houston
Professional Real Estate Inspector
1234 Paradise Lane
Somewhere, Texas
INVOICE
Clayton Houston
7212 FM 879
Palmer, TX 75152
Phone (972)921-8454
[email protected]
TREC 8059
SOLD TO:
INVOICE NUMBER Sample Report 2
INVOICE DATE 10/03/2011
John & Jane Doe
TX
LOCATION <none>
DATE
REALTOR
DESCRIPTION
PRICE
SUBTOTAL
TAX
TOTAL
BALANCE DUE
THANK YOU FOR YOUR BUSINESS!
AMOUNT
$0.00
$0.00
$0.00
$0.00
Clayton Houston
Phone: (972)921-8454
Fax: (972)875-4144
Email:
[email protected]
7212 FM 879
Palmer, TX 75152
PROPERTY INSPECTION REPORT
Prepared For: John & Jane Doe
(Name of Client)
Concerning:
1234 Paradise Lane, Somewhere, TX
(Address of Inspected Property)
By:
Clayton Houston, Lic #8059
10/03/2011
(Name and License Number of Inspector)
(Date)
(Name, License Number and Signature of Sponsoring Inspector, if required)
This property inspection report may include an inspection agreement (contract), addenda, and other
information related to property conditions. If any item or comment is unclear, you should ask the inspector
to clarify the findings. It is important that you carefully read ALL of this information.
This inspection is subject to the rules (“Rules”) of the Texas Real Estate Commission (“TREC”), which can
be found at www.trec.state.tx.us.
The TREC Standards of Practice (Sections 535.227-535.233 of the Rules) are the minimum standards for
inspections by TREC-licensed inspectors. An inspection addresses only those components and conditions
that are present, visible, and accessible at the time of the inspection. While there may be other parts,
components or systems present, only those items specifically noted as being inspected were inspected. The
inspector is not required to move furnishings or stored items. The inspection report may address issues that
are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and
does NOT verify compliance with manufacturer’s installation instructions. The inspection does NOT imply
insurability or warrantability of the structure or its components. Although some safety issues may be
addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required
to identify all potential hazards.
In this report, the inspector will note which systems and components were Inspected (I), Not Inspected (NI),
Not Present (NP), and/or Deficient (D). General deficiencies include inoperability, material distress, water
penetration, damage, deterioration, missing parts, and unsuitable installation. Comments may be provided
by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or
emphasize the importance of one deficiency over another.
Some items reported as Deficient may be considered life-safety upgrades to the property. For more
information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards, form OP-I.
This property inspection is not an exhaustive inspection of the structure, systems, or components. The
inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved
in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or
changes in performance due to changes in use or occupancy. It is recommended that you obtain as much
information as is available about this property, including any seller’s disclosures, previous inspection
reports, engineering reports, building/remodeling permits, and reports performed for or by relocation
companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to
determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at
this property. It is not the inspector’s responsibility to confirm that information obtained from these sources
is complete or accurate or that this inspection is consistent with the opinions expressed in previous or future
reports.
ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS OR
TAKE OTHER ACTIONS, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THE
SELLER TAKE ANY ACTION. When a deficiency is reported, it is the client’s responsibility to obtain
Promulgated by the Texas Real Estate Commission (TREC), P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 or
(512) 459-6544 (http://www.trec.state.tx.us).
REI 7-2 (8/09)
Page 1 of 19
Report Identification: Sample Report 2, 1234 Paradise Lane, Somewhere, TX
further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should
take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified
tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs.
Failure to address deficiencies or comments noted in this report may lead to further damage of the structure
or systems and add to the original repair costs. The inspector is not required to provide follow-up services
to verify that proper repairs have been made.
Property conditions change with time and use. For example, mechanical devices can fail at any time,
plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can
occur at any time regardless of the apparent condition of the roof, and the performance of the structure and
the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or
repairs made to the structure after the inspection may render information contained herein obsolete or
invalid. This report is provided for the specific benefit of the client named above and is based on
observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report
may provide incomplete or outdated information. Repairs, professional opinions or additional inspection
reports may affect the meaning of the information in this report. It is recommended that you hire a licensed
inspector to perform an inspection to meet your specific needs and to provide you with current information
concerning this property.
ADDITIONAL INFORMATION PROVIDED BY INSPECTOR
Present at Inspection:
Buyer
Selling Agent
Building Status:
Vacant
Owner Occupied
Weather Conditions:
Fair
Cloudy
Utilities On:
Yes
No Water
Special Notes: Two story, Single family home, Built in 2001,
house faces North.
Listing Agent
Tenant Occupied
Rain
No Electricity
Occupant
Other
Temp: 85
No Gas
For the purpose of this report, this
INACCESSIBLE OR OBSTRUCTED AREAS
Sub Flooring
Floors Covered
Walls/Ceilings Covered or Freshly Painted
Behind/Under Furniture and/or Stored Items
Attic Space is Limited - Viewed from Accessible Areas
Plumbing Areas - Only Visible Plumbing Inspected
Siding Over Older Existing Siding
Crawl Space is limited - Viewed From Accessible Areas
Notice:
Mold/Mildew investigations are NOT included with this report, it is beyond the scope of this inspection at
the present time. Any reference of water intrusion, is recommended that a professional investigation be
obtained.
Errors – Report Interpretation: This report was prepared on a computer and infrequently a word or part of
a sentence may be accidentally deleted or altered. Should you encounter such a condition, please contact
me as soon as possible to make the necessary correction and provide you with a replacement page(s). If
you do not understand certain comments or recommendations, call me prior to closing the transaction for
clarification.
Pictures - Pictures included with this report are intended to be one example of a deficient item noted in
the report. The deficiency may be located at more than one area of the structure.
The client accepting this Property Inspection Report, or relying on it in any way, expressly agrees to the
Limitations, Departures and Disclaimers included in and with this inspection report.
NOTICE: THIS REPORT IS PAID FOR BY AND PREPARED FOR THE CLIENT NAMED ABOVE.
THIS REPORT IS NOT VALID WITHOUT THE SIGNED SERVICE AGREEMENT AND IS NOT
TRANSFERABLE.
REI 7-2 (8/09)
Page 2 of 19
Report Identification: Sample Report 2, 1234 Paradise Lane, Somewhere, TX
I=Inspected
I
NI=Not Inspected
NP=Not Present
D=Deficient
NI NP D
I. STRUCTURAL SYSTEMS
A. Foundations
Type of Foundation(s): Slab
Comments:
Signs of Structural Movement or Settling
Mortar separation
Cracks in brick, stone, or stucco
Floors not level
Pier/Beam Condition
Separations between trim and siding
Door / window frames out of square
Cracks in wall(s) and/or ceiling
Cracks in exposed concrete floors
Cracks in Parge Coat
Excessive or improper shims
Beam splices not supported by piers
Performance Opinion: (An opinion on performance is mandatory)
Note: Weather conditions, drainage, leakage and other adverse factors are able to effect
structures, and differential movements are likely to occur. The inspectors opinion is based on
visual observations of accessible and unobstructed areas of the structure at the time of the
inspection. Future performance of the structure cannot be predicted or warranted.
The foundation appears to be performing the function intended. There were not any signs of
structural movement or settling noted during the inspection today. It is important to note that the
inspection is a cursory visual inspection of the foundation and structure. There was not any
measuring devices used during this inspection.
SUGGESTED FOUNDATION MAINTENANCE & CARE - Proper drainage and moisture
maintenance to all types of foundations due to the expansive nature of the area load bearing soils.
Drainage must be directed away from all sides of the foundation with grade slopes. In most
cases, floor coverings and/or stored articles prevent recognition of signs of settlement - cracking
in all but the most severe cases. It is important to note, this was not a structural engineering
survey nor was any specialized testing done of any sub-slab plumbing systems during this limited
visual inspection, as these are specialized processes requiring excavation. In the event that
structural movement is noted, client is advised to consult with a Structural Engineer who can
isolate and identify causes, and determine what corrective steps, if any, should be considered to
either correct and/or stop structural movement.
B. Grading and Drainage - Comments:
Note: Any area where the ground or grade does not slope away from the structure is to be
considered an area of improper drainage. Six inches per 10 feet is the proper slope, according to
current standards..
Improper drainage from foundation - Grade slopes toward the structure
Erosion or ponding next to foundation/driveway
Gutters draining too close to the structure
Run off intrusion into crawl space
Trees/heavy foliage too close to the structure
Planter(s) adjoining the structure retain water next to the foundation
Level lot, does not facilitate proper drainage
Inadequate grading clearance to exterior wall surface
Leaves/debris in the gutters and downspouts
REI 7-2 (8/09)
Page 3 of 19
Report Identification: Sample Report 2, 1234 Paradise Lane, Somewhere, TX
I=Inspected
NI=Not Inspected
NP=Not Present
D=Deficient
I NI NP D
C. Roof Covering Materials
Type(s) of Roof Covering: Asphalt Shingles
Viewed From: Ground - Binnoculars Used
Comments:
Screens are damaged at the attic vents
Roof decking deflection and/or sagging
Tree branches are too close to the roof structure
Evidence of water ponding on the roof is present
Missing/damaged rain caps on gas flue pipes
Missing step flashing where a roof intersects at exterior wall
Brick chimney not properly flashed and counter-flashed
Roofing covering installed over older roof covering
Torn, damaged, perforated or missing shingles are present
A Professional Roofing Company should be consulted for further evaluation and to provide
suggestions as to what if any corrective actions should be taken.
D. Roof Structure and Attic
Viewed From: Entered the Attic
Approximate Average Depth of Insulation: 6 to 8 inches of blown-in
Approximate Average Thickness of Vertical Insulation: N/A
Comments:
Insufficient attic ventilation
Damaged and/or missing roof sheathing
Evidence of previous moisture penetration is present
Inadequate roof support and/or failed members
Damaged and/or missing vent screens
Damaged access ladder
REI 7-2 (8/09)
Page 4 of 19
Report Identification: Sample Report 2, 1234 Paradise Lane, Somewhere, TX
I=Inspected
NI=Not Inspected
NP=Not Present
D=Deficient
I NI NP D
E. Walls (Interior and Exterior) - Comments:
Interior Walls:
Freshly Painted
Evidence of previous water penetration - Water stains are present on walls
Signs of Structural Settling - Cracks are present in the sheet rock walls at:
By using a thermal imaging camera, evidence of moister penetration is present and can be
seen in East wall of the upstairs East bedroom closet. The moister is from condensation forming
on the A/C freon lines inside the wall cavity and penetrating into the sheet rock and framing. The
insulation on the freon lines may be damaged. The moister was confirmed with a moister meter.
(see picture below)
REI 7-2 (8/09)
Page 5 of 19
Report Identification: Sample Report 2, 1234 Paradise Lane, Somewhere, TX
I=Inspected
NI=Not Inspected
NP=Not Present
D=Deficient
I NI NP D
By using a thermal imaging camera, heat energy loss from missing or thin insulation is present
at the North interior wall can be seen on each side of the stairs in the upstairs room above the
garage. (see picture below)
Exterior Walls:
Type(s):
Brick
Vinyl
Stone
Metal
Wood
Asbestos
Stucco
Cement Board
Other:
Trim boards are water damaged at several areas
Mortar is separated or missing in some areas
Caulking/sealant is separated or missing in some areas
Some cracks at the brick
Wood siding is water damaged in some areas
Siding shingles are cracked, loose or missing
Some siding fasteners are backing out
Weep holes not open and/or improper spacing
Flashing missing and/or incorrectly installed
One or more areas were obstructed foliage and other items
By using a thermal imaging camera, missing or thin insulation is present under the windows in
the room above the garage. (see picture below)
REI 7-2 (8/09)
Page 6 of 19
Report Identification: Sample Report 2, 1234 Paradise Lane, Somewhere, TX
I=Inspected
NI=Not Inspected
NP=Not Present
D=Deficient
I NI NP D
F. Ceilings and Floors - Comments:
Ceilings appear freshly painted
Signs of previous water penetration is present - Water stains are present on the ceilings at:
Signs of structural settling - Ceiling cracks are present
Signs of structural settling - Floor cracks are present
G. Doors (Interior and Exterior) - Comments:
Interior Doors
Damaged doors at:
Doors do not latch properly at:
Doors loose on hinges at:
Doors rub, stick or hit frames at:
Deficient doorknobs and/or locks are present at:
Closet door do not slide properly or are off the rail at:
The ball latch hardware is not installed at the Master bedroom closet door.
Exterior Doors
Safety glass not present at:
Sliding glass door slides poorly or improperly installed at:
Sliding screen door is missing/or damaged at:
Sliding glass doors do not latch/lock properly at:
Doors do not latch properly
Doors rub, stick or hit frames at:
Deficient doorknobs and/or locks are present:
Deadbolt locks do not extend properly into the door frame at:
Door weather seal damaged at:
The bottom flush bolt does not fully disengage at the inactive door of the North entrance.
Garage Doors
Type of Door(s):
Metal
Garage door not present
Doors panels are damaged
Tension springs are not safely secured
Fasteners/hardware is loose
Wood
Fiberglass
H. Windows - Comments:
Some windows are difficult to open or close
Some glass panes are loose, damaged or missing
Some window lift supports are loose, damaged or missing
Some window/door screens are damaged or missing
Absence of safety glass
Window sill height exceeds 44" egress
Windows in sleeping areas are of inadequate size for egress
Thermal pane window seals have failed, moisture has enter between the glass panes at:
Inspection of the windows was limited due to concealment behind furniture and stored items
REI 7-2 (8/09)
Page 7 of 19
Report Identification: Sample Report 2, 1234 Paradise Lane, Somewhere, TX
I=Inspected
NI=Not Inspected
NP=Not Present
D=Deficient
I NI NP D
Burglar bars do not provide for adequate emergency egress
Window glazing is damaged and/or missing
I.
Stairways (Interior and Exterior) - Comments:
Int. Ext.
The railing at the top of the East stairs is loose.
Vertical railing spacing is grater than 4"
Landing Undersized or Missing
Improper dimensions of stair raisers
Improper dimensions of stair treads
Hand railing is loose/missing
Hand railing is not terminated properly
Hand railing not at proper height
J.
Fireplace/Chimney - Comments:
Type of Fireplace:
Factory
Masonry
Wood burning fireplace
Not a wood burning fireplace
Damper does not operate or missing
Hairline cracks are present in the firebox
Brick mortar is loose or missing in the firebox or chimney
Hearth extension inadequate in size or material
Creosote build up in firebox or flue
K. Porches, Balconies, Decks, and Carports - Comments:
Vertical spindles or rails greater than 4" spacing
Deck is not properly attached to main structure
Guardrail missing if > 30" from grade
Guardrail is not of proper height (36" minimum)
Deck boards are loose or damaged
Deck board fastener are backing out
L. Other - Comments:
Sidewalks and Walkways:
Sidewalk(s) distorted or damaged
Sidewalk(s) do not have control joints
Sidewalk(s) are above grade and blocking water flow
Sidewalk(s) are spalded/pitted
Driveway:
Driveway is cracked and deflected
Retaining Wall:
Retaining wall not present
REI 7-2 (8/09)
Page 8 of 19
Free Standing
Report Identification: Sample Report 2, 1234 Paradise Lane, Somewhere, TX
I=Inspected
NI=Not Inspected
NP=Not Present
D=Deficient
I NI NP D
Type:
Block
Other:
Stone
Railroad Tie
Poured Concrete
Gabion
Landscape Timber
Comments:
Timbers/Ties are rotting
Wall(s) buckling or bowing
"Dead Men" not installed
Concrete walls are cracked
II. ELECTRICAL SYSTEMS
A. Service Entrance and Panels - Comments:
Overhead Service
Underground Service
Service line is loose/or pulled away from the house
Service line is less than 10 feet above the ground
Main Disconnect Panel
Type of Wire: Copper
Panel is not labeled properly
Grounding electrode is not secure to rod
Ground wire/rod could not be verified
One or more knockouts are missing
Panel does not have a main disconnect
Incorrect size of wire on breakers
Sub Panels
Type of Wire: Copper
Location: East side of house, Garage and Barn
Panels are not labeled properly
Not properly grounded or bonded
Grounds and neutrals on same bus bar
Incorrect size wire on breakers
Ground and neutral wires are attached to the same bus bar (typical of older installations)
Incorrect size of breakers is in use for the A/C condensing units # 1 and3 (see the following
note)
A/C condensing unit #1:
Specifies max amp breaker of 25
and a 30
amp breaker is in use
A/C condensing unit #2:
Specifies max amp breaker of 50
and a 40
amp breaker is in use
A/C condensing unit #3:
Specifies max amp breaker of 40
and a 60
amp breaker is in use
REI 7-2 (8/09)
Page 9 of 19
Report Identification: Sample Report 2, 1234 Paradise Lane, Somewhere, TX
I=Inspected
NI=Not Inspected
NP=Not Present
D=Deficient
I NI NP D
One breakers in the sub panel box located in the barn were observed to be double lugged (two
wires under a single lug). Double lugging may not be as firm as single tapping and there may not
be sufficient surface contact which can lead to circuit overloading. The breakers in place are not
listed or labeled for this type of installation. This condition should be further evaluated and
corrected as necessary. (see picture below)
It is recommended that a State Licensed Electrician further evaluate and service the electrical
system.
B. Branch Circuits, Connected Devices, and Fixtures
Type of Wiring: Copper
Comments:
Outlet and Switches
Loose, damaged, missing outlet covers at:
Loose, damaged, missing switch covers at:
Test indicate open circuit, no power to outlets(s) at:
Concealed connections of copper and aluminum wires and electrical components were not inspected.
Most of the outlets are not grounded or are not three prong, grounded type. ( typical in older homes )
Ground Fault Circuit Interrupt (GFCI) Safety Protection
Kitchen:
Yes
No
N/A - According to current standards, all outlets that serve a
kitchen counter top are required to be GFCI protected.
Bathrooms:
Yes
No
N/A - According to current standards, all bathroom outlets
are required to be GFCI protected.
Exterior:
Yes
No
N/A - According to current standards, all exterior outlets are
required to be GFCI protected.
Garage:
Yes
No
N/A - According to current standards, garage outlets are
required to be GFCI protected.
Wet Bar:
Yes
No
N/A
Pool/Spa:
Yes
No
N/A
A/C Unit:
Yes
No
N/A
Hydro-Therapy Bathtub:
Yes
No
N/A
No GFCI protection at one or more location. This is considered a recognized safety hazard.
Per the TREC Standards of Practice, I am required to note this as a deficiency.
GFCI circuit not inspected at:
Arc Fault Circuit Interrupt (AFCI) Safety Protection
REI 7-2 (8/09)
Page 10 of 19
Report Identification: Sample Report 2, 1234 Paradise Lane, Somewhere, TX
I=Inspected
NI=Not Inspected
NP=Not Present
D=Deficient
I NI NP D
AFCI protection is not present throughout the house as required by current standards. Per
TREC Standards of Practice, I am required to note this as a deficiency.
Fixtures
Ceiling fans wobble or vibrate
Light fixtures and/or bulbs do not function
Light fixture covers are damaged/missing
Smoke and Fire Alarms
Smoke alarms are not present in each sleeping area
Smoke alarms are not present at the top and bottom of the East stairs
No smoke alarm in hallway
Smoke alarms are not installed
Smoke alarm did not function
Smoke alarms are not interconnected
Smoke alarms are not hardwired to the electrical system
Other Electrical System Components
It is recommended that a State Licensed Electrician further evaluate and service the electrical
system.
III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS
A. Heating Equipment
Type of System: Central
Energy Source: Electric - Both Upstairs, Dual Fuel-Downstairs
The dual fuel system is a heat pump and LP gas furnace. The LP gas furnace does not
operate unless it is 37 degrees F. or lower outside. The heat pump does not have auxiliary or
emergency heat modes.
Comments:
No gas cutoff valve installed
Blower/filter door safety shut-off switch broken or missing
Blower fan assembly is dirty or vibrating
Inadequate ventilation for combustion air
Rust at the burners and/or burner compartment
Evidence of improper flame (impingment, uplifting, color)
Gas leak detected
Flue is in contact with combustibles
Flue pipe is loose or not properly connected to the unit
Return air filters need cleaning and/or replacement
Recommend cleaning, servicing, and further evaluation by a state licensed HVAC professional
REI 7-2 (8/09)
Page 11 of 19
Report Identification: Sample Report 2, 1234 Paradise Lane, Somewhere, TX
I=Inspected
NI=Not Inspected
NP=Not Present
D=Deficient
I NI NP D
B. Cooling Equipment
Type of System: Central - Air Conditioner
Comments:
The temperature differential for Units # 1 and 2 is not within range of 15-20 degrees. A
temperature differential that is not within this range may not be operating properly. Serving and
further evaluation of the cooling equipment by a State Licensed HVAC Professional is
recommended.
Unit #1: Upstairs bedrooms
Supply Air Temp: 63 °F Return Air Temp: 74 °F Temp. Differential: 11
°F
Unit #2: Downstairs
Supply Air Temp: 62 °F Return Air Temp: 74 °F Temp. Differential: 14
°F
The temperature differential for the cooling equipment # 3 is within a range of 15 and 20
degrees. Therefore, the cooling equipment appears to be operating properly.
Unit #3: Room above Garage
Supply Air Temp: 57 °F Return Air Temp: 73 °F Temp. Differential: 16
°F
Freon lines are not properly insulated at:
Condenser
Evaporative coil
In Attic
Condenser unit coil fins damaged
Condenser unit coil fins are dirty
Condenser airflow restricted
No electric disconnect within sight of unit
Primary condensate line not insulated in attic
Condensate line termination point was not determined
Noticeable vibration of blower fan or condensing fan
Condensation line terminates too close to structure
Return air filter needs cleaning and/or replacement
Recommend cleaning, servicing, and further evaluation by a state licensed HVAC professional
C. Duct System, Chases, and Vents - Comments:
Type of Ducting: Flex Ducting
There is not central airflow supplied to the room addition(s) and/or garage conversion
Ducting is kinked or restricted affecting airflow
Some ducting moisture barrier is damaged, missing and/or deteriorated
REI 7-2 (8/09)
Page 12 of 19
Report Identification: Sample Report 2, 1234 Paradise Lane, Somewhere, TX
I=Inspected
NI=Not Inspected
NP=Not Present
D=Deficient
I NI NP D
IV.PLUMBING SYSTEM
A. Water Supply System and Fixtures
Location of water meter: Near North Gate Entrance (inside fence)
Location of main water supply valve: North side of house
Static water pressure reading: 60 to 70 PSI
Comments:
Water Source: Public
Sewer Type: Private
Sinks
Finish on sink is damaged
Overflow not working
Hot and cold water reversed
No shut off valves under sink
Vegetable sprayer inoperable
Drain stop inoperable
Bathtubs and Showers
Caulking or grout missing or damaged
Hot and cold water reversed
Drain stop inoperable
Tile loose and / or missing
Shower head is leaking
Commodes
Seal leaking between tank & bowl
Loose at floor mounting
Bowl or tank is cracked/damaged
Flush mechanism inoperable
Tank lid broken or missing
Flapper valve is faulty
Washing Machine Connections
Washing machine is connected at this time - faucets, drains not tested for proper operation
Leakage at plumbing connections
Exterior Plumbing
Exterior hose bibs do not have back-flow prevention
Faucet handles are loose, damaged or missing
Leakage present at:
B. Drains, Wastes, and Vents - Comments:
REI 7-2 (8/09)
Page 13 of 19
Report Identification: Sample Report 2, 1234 Paradise Lane, Somewhere, TX
I=Inspected
NI=Not Inspected
NP=Not Present
D=Deficient
I NI NP D
C. Water Heating Equipment
Unit # 1 Location: Garage closet
Energy Source: Electric
Capacity: 55 Gallons
Approximate Age: 10 Years
Hot water temperature is 118 degrees F at the kitchen sink.
Unit # 2 Location: Closet under stairs
Energy Source: Electric
Capacity: 55 Gallons
Approximate Age: 10 Years
Hot water temperature is 134 degrees F at the Master bathroom sink.
Comments:
The water heater is not in operation at the time of inspection. Hot water temperature was not
checked, inspection is limited.
Gas leak detected around unit
Missing or inoperable cold water shut off
Unit is not properly vented for combustion air
Flue pipe is loose, damaged or poorly connected
Corrosion and signs of an intermittent leak at plumbing connections is present at Unit #1.(see
picture below)
Unit is located in the garage or adjacent area and is not elevated so that it's ignition source is
18" above the floor.
A drain pan is not installed under the unit, property damage may occur if unit were to leak.
Water heater Temperature and Pressure Relief Valve
T/P valve inspected/ verified, but NOT TESTED
Drain line is not plumbed to the exterior
Drain line runs uphill at some point
It is recommended that a state licensed plumber further evaluate the water heating equipment.
D. Hydro-Massage Therapy Equipment - Comments:
Access panel is inaccessible
Electrical motor not bonded
REI 7-2 (8/09)
Page 14 of 19
Report Identification: Sample Report 2, 1234 Paradise Lane, Somewhere, TX
I=Inspected
NI=Not Inspected
NP=Not Present
D=Deficient
I NI NP D
The presence of active leaks
Vacuum switch does not operate
Inoperative unit(s) and controls
Lack of ground fault circuit interrupter, inaccessible pump(s) or motor(s)
V. APPLIANCES
A. Dishwasher - Comments:
Unit leaking
Unit hardwired (should be a plug-in device)
No anti-siphon loop at the drain line
Soap dispenser not functioning properly
Unit is not properly secured to cabinet
Rust present in interior of unit
Door seal is damaged or leaking
Deficiency in rack, rollers or spray arm
B. Food Waste Disposer - Comments:
Unit leaking
Excessive vibration
Splash guard is damaged
Unit is hardwired (should be a plug-in device)
Electrical cord is not properly secured to the unit. A clamp or bushing is not installed.
C. Range Exhaust Vent - Comments:
Filter is dirty/greasy
Light not functional
Light lens missing/damaged
Fan/Motor assembly vibrates or is noisy
Control knobs / switches are defective or missing
Fan/blower does not function
D. Ranges, Cooktops, and Ovens - Comments:
Range Type:
Electric
Gas
Control knobs are loose and/or missing
Burners do not operate
Inadequate clearance from combustibles
Absence of anti-tilt device
Gas leaks were detected around unit
Improper or absence of gas shut off valve
Improper materials used for gas connections
Deficiencies in the operation of the gas flame
Oven(s):
Unit #1:
Electric
Gas
Tested at 350°F, Variance noted: 353
Unit #2:
Electric
Gas
Tested at 350°F, Variance noted: 336
Control knobs are loose and/or missing
REI 7-2 (8/09)
Page 15 of 19
°F (max 25°F)
°F (max 25°F)
Gas leaks were detected around unit
Report Identification: Sample Report 2, 1234 Paradise Lane, Somewhere, TX
I=Inspected
NI=Not Inspected
NP=Not Present
D=Deficient
I NI NP D
Unit is not properly secured
Door seal is damaged or leaking
Inadequate clearance from combustibles
Interior light does not operate
Deficiencies in the operation of the gas flame
Broiler/heating element does not operate
Deficiencies in operation of timer and thermostat
Deficiencies in thermostat(s) sensor support
E. Microwave Oven - Comments:
Deficiencies in door seal/tightness of closure
Does not operate by heating a container or water
Interior light does not operate
Timer does not function
F. Trash Compactor - Comments:
Key is missing and/or door does not lock
Ram does not operate
Unit not securely mounted
Excessive noise and vibration
G. Mechanical Exhaust Vents and Bathroom Heaters - Comments:
Units are loose at ceiling and / or wall
Heat lamp timer does not work
Unit motor and / or fan is noisy
Missing covers
Unvented gas wall heaters are considered a fire and safety hazard and are not longer
recommended to be used.
Vent pipes that do not terminate outside the structure
H. Garage Door Operator(s) - Comments:
Auto reverse does not work - Safety Hazard
Switch is installed at improper height
Missing safety wire inside door spring
Switch is loose or damaged
Electronic sensor not installed or improper height
Opener is not properly secured
No emergency release rope to disable opener
Electronic sensor does not operate
Door locks or side ropes that have not been removed or disabled
I.
J.
Doorbell and Chimes - Comments:
Doorbell did not function
Doorbell switch is loose or damaged
Dryer Vents - Comments:
Dryer vent cover is loose, damaged or missing
Dryer vent is not vented to the exterior.
VI.OPTIONAL SYSTEMS
A. Lawn and Garden Sprinkler Systems - Comments:
Operated the sprinkler system on all 4 zones on manual mode. All sprinkler head function
normally.
B. Private Water Wells (A coliform analysis is recommended.)
The well does not have cap on it to provide safety for small children.
Water sampling was not performed.
REI 7-2 (8/09)
Page 16 of 19
Report Identification: Sample Report 2, 1234 Paradise Lane, Somewhere, TX
I=Inspected
NI=Not Inspected
NP=Not Present
D=Deficient
I NI NP D
C. Private Sewage Disposal (Septic) Systems
Type of System: Aerobic
Location of Drain Field: West yard
PROXIMITY TO ANY KNOWN WELLS OR UNDERGROUND WATER SUPPLY: Aprox. 100 yards
Comments:
Visual or olfactory evidence of effluent seepage or flow at the surface of the GROUND
Inoperative aerators or dosing pumps
DRAIN FIELD NOT FREE OF OBSTRUCTIONS
DEFICIENCIES FOUND IN:
Visible Components
Functional Flow
Site Drainage and Clearances
Aerobic discharge
Performance Opinion:
The septic system appears to operating properly.
System Information
System Type:
Dispersal Type:
Conventional
Aerobic
Gravity Drain Field
Low Pressure Dosing
Above ground
Other
Approx. Location of Tanks(s) with metal probe: West yard about 10 ft. from the structure
Approx. Location of Drain field/Dispersal: West yard at three sprinkler heads
Number of Bathrooms: 3 Bathrooms
Age of system (if known) : 10 Years
Gray water discharging to: Septic system
The tank lids are buried under ground and were not exposed by digging.
Tank 1 access:
visible and accessible
NOT visible or accessible
Tank 2 access:
Tank 3 access:
visible and accessible
visible and accessible
NOT visible or accessible
NOT visible or accessible
N/A
Notice:
All septic tanks must be pumped on a regular basis to operate as intended and to prevent
premature failure of the system. Pumping frequency typically ranges from every 3 to 5 years
depending upon several factors. (Factors may include: tank size, number of household occupants,
and other system usage) It is recommended to have tanks pumped during a real estate
transaction. Your pumper should be able to view the tank interior for structural cracks or other
visible damage that was not visible to your inspector. You are advised to consult with your pumper
to insure they can perform this task and report issues to you as necessary.
An aerobic type of system should be under a maintenance contract that would inspect the system
3 times per year. It is suggested to inquire if it is currently under contract, when that contract
expires, and who performs the service.
REI 7-2 (8/09)
Page 17 of 19
Report Identification: Sample Report 2, 1234 Paradise Lane, Somewhere, TX
I=Inspected
NI=Not Inspected
NP=Not Present
D=Deficient
I NI NP D
A system cannot be properly inspected if the dwelling has been vacant for more than two weeks
such has the case with this home. Without regular or consistent water flow, the disposal area dries
out, making problem symptoms difficult to identify and proper inspection difficult if not impossible.
A change in daily water flow, occupancy and/or heavy rainfall will create saturated soil conditions
which may cause system failure.
REI 7-2 (8/09)
Page 18 of 19
10-27-08
APPROVED BY THE TEXAS REAL ESTATE COMMISSION (TREC)
P.O. BOX 12188, AUSTIN, TX 78711-2188
TEXAS REAL ESTATE CONSUMER NOTICE
CONCERNING
HAZARDS OR DEFICIENCIES
Each year, Texans sustain property damage and are injured by accidents in the home.
While some accidents may not be avoidable, many other accidents, injuries, and deaths
may be avoided through the identification and repair of certain hazardous conditions.
Examples of such hazards include:
improperly installed or missing ground fault circuit protection (GFCI) devices for
electrical receptacles in garages, bathrooms, kitchens, and exterior areas;
improperly installed or missing arc fault protection (AFCI) devices for electrical
receptacles in family rooms, dining rooms, living rooms, parlors, libraries, dens,
bedrooms, sunrooms, recreations rooms, closets, hallways, or similar rooms or areas;
ordinary glass in locations where modern construction techniques call for safety glass;
the lack of fire safety features such as smoke alarms, fire-rated doors in certain
locations, and functional emergency escape and rescue openings in bedrooms;
excessive spacing between balusters on stairways and porches;
improperly installed appliances;
improperly installed or defective safety devices; and
lack of electrical bonding and grounding.
To ensure that consumers are informed of hazards such as these, the Texas Real Estate
Commission (TREC) has adopted Standards of Practice requiring licensed inspectors to
report these conditions as “Deficient” when performing an inspection for a buyer or
seller, if they can be reasonably determined.
These conditions may not have violated building codes or common practices at the time
of the construction of the home, or they may have been “grandfathered” because they
were present prior to the adoption of codes prohibiting such conditions. While the TREC
Standards of Practice do not require inspectors to perform a code compliance inspection,
TREC considers the potential for injury or property loss from the hazards addressed in
the Standards of Practice to be significant enough to warrant this notice.
Contract forms developed by TREC for use by its real estate licensees also inform the
buyer of the right to have the home inspected and can provide an option clause
permitting the buyer to terminate the contract within a specified time. Neither the
Standards of Practice nor the TREC contract forms requires a seller to remedy conditions
revealed by an inspection. The decision to correct a hazard or any deficiency identified in
an inspection report is left to the parties to the contract for the sale or purchase of the
home.
This form has been approved by the Texas Real Estate Commission for voluntary use by its licensees. Copies of
TREC rules governing real estate brokers, salesperson and real estate inspectors are available at nominal cost from
TREC. Texas Real Estate Commission, P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 or (512) 459-6544
(http://www.trec.state.tx.us)
TREC Form No. OP-I
This form is available on the TREC website at www.trec.state.tx.us