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Home Inspection Report

1 Sample Street , Any Town , TX 12345

Inspection Date:
Thursday May 3, 2018
Prepared For:
Jane Smith
Prepared By:
Jay Headley
115 County Road 33915
Powderly, Texas 75473
(850) 461-5673
paris360homeinspect@gmail.com
Report Number:
1 Sample Street
Inspector:
Jay Headley
License/Certification #:
TX--23075

REI 7-5 (revised 05/4/2015) Page 1


PROPERTY INSPECTION REPORT

Prepared For: Jane Smith


(Name of Client)

Concerning: 1 Sample Street , Any Town , TX 12345


(Address or Other Identification of Inspected Property)

By: Jay Headley TX-23075 5/3/2018


(Name and License Number of Inspector) (Date)

(Name, License Number of Sponsoring Inspector)

PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES


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.texas.gov.
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 turn on decommissioned equipment, systems, utility
services or apply an open flame or light a pilot to operate any appliance. The inspector is NOT required to climb over obstacles,
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 shall indicate, by checking the appropriate boxes on the form, whether each item was inspected, not
inspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. The
inspector must check the Deficient (D) box if a condition exists that adversely and materially affects the performance of a
system or component or constitutes a hazard to life, limb or property as specified by the TREC Standards of Practice. General
deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing components, 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 may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate
Consumer Notice Concerning Recognized Hazards or Deficiencies below.
THIS PROPERTY INSPECTION IS NOT A TECHNICALLY 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 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.
Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188 (512) 936-3000
(http://www.trec.texas.gov).

REI 7-5 (revised 05/4/2015) Page 2


Report Identification: 1 Sample Street

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.

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:
• malfunctioning, improperly installed, or missing ground fault circuit protection (GFCI) devices for electrical
receptacles in garages, bathrooms, kitchens, and exterior areas;
• malfunctioning arc fault protection (AFCI) devices;
• ordinary glass in locations where modern construction techniques call for safety glass;
• malfunctioning or lack of fire safety features such as smoke alarms, fire-rated doors in certain locations, and
functional emergency escape and rescue openings in bedrooms;
• malfunctioning carbon monoxide alarms;
• excessive spacing between balusters on stairways and porches;
• improperly installed appliances;
• improperly installed or defective safety devices;
• lack of electrical bonding and grounding; and
• lack of bonding on gas piping, including corrugated stainless steel tubing (CSST).

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 require 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.

INFORMATION INCLUDED UNDER ADDITIONAL INFORMATION PROVIDED BY INSPECTOR , OR PROVIDED


AS AN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION AND MAY
CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION
DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT UNDERSTAND THE
EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT
AN ATTORNEY.

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR

REI 7-5 (revised 05/4/2015) Page 3


Report Identification: 1 Sample Street
ADDITIONAL INFORMATION PROVIDED BY INSPECTOR
We appreciate the opportunity to conduct this inspection for you. Please read your entire inspection report. Call us after you
have reviewed your report, so we can go over any questions you may have. Properties being inspected do not pass or fail the
following report is based on an inspection of the visible portions of the structure; the inspection may be limited by vegetation
and possessions at the time of the inspection. Depending on the age of the property some items like GFCI outlets may not be
installed. This report will focus on safety and function not current code. This report identifies specific non-code, non-cosmetic
concerns that the inspector feels may need further investigation or repairs. Note this inspection is a snapshot in time. We
recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the
condition of the property, using this report as a guide.

Inspection time: 9:30 am


Weather Conditions During Inspection: Sunny
Outside Temperature: 50 degrees
Parties present at inspection: Buyer

REI 7-5 (revised 05/4/2015) Page 4


Report Identification: 1 Sample Street
I=Inspected NI=Not Inspected NP=Not Present D=Deficient
I NI NP D
I. STRUCTURAL SYSTEMS
X A. Foundations
Type of Foundations(s): Slab-on grade
The Foundation is:
- Based on the visual observations of accessible and unobstructed areas of the structure the
foundation is performing as intended.
Comments:
- Corner crack noted. Coner cracks are generally caused by thermal expansion.

Photos:

Corner crack
X B. Grading and Drainage
Comments:
- Appears to be functioning properly

X C. Roof Covering Materials


Types of Roof Covering: Composition Roofing Material
Viewed From: Walked On Roof
Comments:
- The visible portions of the roof covering appears to be in acceptable condition for the age of the
roof. The roof covering was adequately performing the intended function at the time of the
inspection with the exception of the of following deficiencies.

REI 7-5 (revised 05/4/2015) Page 5


Report Identification: 1 Sample Street
I=Inspected NI=Not Inspected NP=Not Present D=Deficient
I NI NP D
C. Roof Covering Materials cont.
Comments: cont.

- One shingle has a void in the gravel coating. This type of damage typically occurs when the
adhesive band on the back of the shingle bonds with the next shingle in the bundle. The damage
occurs when the shingles are separated. This usually leads to shortened life expectancy and
increases the potential for ultraviolet damage to the shingle. The damage shingle should be
repaired or replaced.

- Boot on service mast is split. The boot should be replaced.

Photos:

X X D. Roof Structures and Attics


Viewed From: Interior of Attic
Approximate Average Depth of Insulation: 7" to 9"
Insulation type: Rock wool
Comments:
- Roof decking deteriorated in several areas. This condition should be further evaluated and
corrected as necessary.

Photos:

REI 7-5 (revised 05/4/2015) Page 6


Report Identification: 1 Sample Street
I=Inspected NI=Not Inspected NP=Not Present D=Deficient
I NI NP D

X X E. Walls (Interior and Exterior)


Comments:
Interior walls and surfaces:
- Stress crack noted in dining room.

Exterior wall surfaces:


- Stress crack in brick veneer.
- Deteriorated/damaged wood on west side of structure.

Photos:

X F. Ceilings and Floors


Comments:
Ceilings:
- Stress cracks observed in several areas.

Floors:
- Floor coverings worn or damaged in one or more locations.

Photos:
REI 7-5 (revised 05/4/2015) Page 7
Report Identification: 1 Sample Street
I=Inspected NI=Not Inspected NP=Not Present D=Deficient
I NI NP D

X X G. Doors (Interior and Exterior)


Comments:

Interior:
- Hall bathroom door missing hardware.
- Master bedroom closet door removed/missing.

Exterior:
- Deadbolt on entry door from garage does not engage correctly.
- Exterior egress door uses keyed deadbolt lock. For safety purposes exterior locks on egress
doors should be thumb latched from the inside.
- Weather striping loose on bottom kitchen door.

Garage:
- Automatic garage door does not have photoelectric sensor installed. Automatic reversing
devices are required on all garage doors manufactured after January 1991. Missing or inoperative
sensors are a safety concern. Recommend having this repaired by a licensed contractor.
- Automatic garage door lock mechanism not disabled. This lock should be disabled so the lock
cannot be inadvertently engaged. Accidental locking may cause sever damage to the door if the
opener is activated with the lock engaged.

Photos:

REI 7-5 (revised 05/4/2015) Page 8


Report Identification: 1 Sample Street
I=Inspected NI=Not Inspected NP=Not Present D=Deficient
I NI NP D

X H. Windows
Comments:
- All components found to be performing and in satisfactory condition on the day of the inspection.

X X I. Stairways (Interior and Exterior)


Comments:
Attic Stairs

- Stairs are incorrect length causing stress on the hinge.

Photos:

REI 7-5 (revised 05/4/2015) Page 9


Report Identification: 1 Sample Street
I=Inspected NI=Not Inspected NP=Not Present D=Deficient
I NI NP D

X J. Fireplaces and Chimneys


Comments:
- Metal chimney cap is beginning to rust.
- Hail damage on vinyl trim.

Photos:

X K. Porches, Balconies, Decks, and Carports


Comments:
- All components found to be performing and in satisfactory condition on the day of the inspection.

X L. Other
Comments:

II. ELECTRICAL SYSTEMS


X X A. Service Entrance and Panels
Comments:
Panel box
Box Rating and/or Main Disconnect Rating: 200 amps
Box Location: Bedroom Closet

- Panel is located in the bedroom closet. Panels are prohibited from being located near easily
egnighted items.

Service Entrance
- Service drop wiring contacting tree limbs. This is a potential electrocution and fire hazard.
Recommend contacting the electrical utility and requesting they trim the tree limbs. Do not attempt
removal of these limbs yourself.

Photos:
REI 7-5 (revised 05/4/2015) Page 10
Report Identification: 1 Sample Street
I=Inspected NI=Not Inspected NP=Not Present D=Deficient
I NI NP D

X X B. Branch Circuits, Connected Devices, and Fixtures


Type of Wiring: Copper
Comments:

Distribution wiring
- An open junction box was observed in the attic. A junction box cover should be installed.
- Open wire splices in attic. Wire splices should be enclosed in a junction box.

Receptacle outlets
- A ground fault circuit interrupter (GFCI) receptacle in the kitchen failed to test correctly.
- Receptacle in the attic has an open ground.
- Outdoor receptacle does not have a waterproof cover.
- Note: Some of the receptacles in the home were inaccessible and could not be reached for
inspection due to personal effects, heavy storage, furniture or conditions outside the control of the
inspector.

Switches
- All components found to be performing and in satisfactory condition on the day of the inspection.

Fixtures
- Light above kitchen sink does not work.
- Exposed incandescent lights installed in clothes closets. Incandescent bulbs in clothes closets
are a potential fire hazard.

Smoke Alarms
- There are not enough smoke alarms located in the home. Under current building standards,
there should be a 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.

Carbon Monoxide Detector


- No carbon monoxide detectors are installed. Recommend carbon monoxide detectors be
installed.

Photos:

REI 7-5 (revised 05/4/2015) Page 11


Report Identification: 1 Sample Street
I=Inspected NI=Not Inspected NP=Not Present D=Deficient
I NI NP D

III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS


X A. Heating Equipment
Type of Systems: Central Heating System
Energy Sources: Electricity
Comments:
- The heating system turned on and responded to normal operating controls. The system appears
to be functioning properly on the day of the inspection.

X B. Cooling Equipment
Type of Systems:
Central Forced Air System
Approximate System Age: 2009
Approximate System Size: 3 ton
Brand Name: Carrier
Comments:
- Due to ambient temperatures below 60 degrees Fahrenheit on the day of the inspection only a
visual inspection could be performed on the air conditioning system. Central air conditioning
systems are not tested when ambient temperature is below 60 degrees Fahrenheit to avoid
damage to the system.
- Recommend having the HVAC system serviced by a licensed HVAC technician
- AC disconnect is not secured to the wall.

Photos:

REI 7-5 (revised 05/4/2015) Page 12


Report Identification: 1 Sample Street
I=Inspected NI=Not Inspected NP=Not Present D=Deficient
I NI NP D

X C. Duct Systems, Chases, and Vents


Comments:
- All components found to be performing and in satisfactory condition on the day of the inspection.

Photos:

IV. PLUMBING SYSTEM


X X A. Plumbing Supply, Distribution, Systems, and Fixtures
Location of water meter: Water Meter is located in the front yard near the street.
Location of main water supply valve: Within 3-feet of the east exterior wall.
Static water pressure reading: 80 psi
Comments:
Exterior Faucets/Fixtures
- One or more of the exterior water hose bibbs do not have a back-flow or anti-siphon device
installed.

Laundry Connections
- All components found to be performing and in satisfactory condition on the day of the inspection.

Kitchen Sink
- All components found to be performing and in satisfactory condition on the day of the inspection.

Hall Bathroom
- Sink has temporary corrugated flexible drain pipe installed. Corrugated drain piping is prone to
clogging.

Master bathroom
- All components found to be performing and in satisfactory condition on the day of the inspection.

Photos:
REI 7-5 (revised 05/4/2015) Page 13
Report Identification: 1 Sample Street
I=Inspected NI=Not Inspected NP=Not Present D=Deficient
I NI NP D

X B. Drains, Wastes, and Vents


Comments:
- All components found to be performing and in satisfactory condition on the day of the inspection.

X X C. Water Heating Equipment


Energy Sources: Electricity
Capacity: 40 Gallons
Approximate Age : 2014
Brand Name : Rheem
Comments:
- All components found to be performing and in satisfactory condition on the day of the inspection.
- No drain pan installed under the water heater.

Photos:

X D. Hydro-Massage Therapy Equipment


Comments:

X E. Other
Comments:

V. APPLIANCES
X A. Dishwashers
Comments:
- Operated the dishwasher using normal operating controls. The dishwasher appeared functional
at the time of the inspection.

Photos:
REI 7-5 (revised 05/4/2015) Page 14
Report Identification: 1 Sample Street
I=Inspected NI=Not Inspected NP=Not Present D=Deficient
I NI NP D

X B. Food Waste Disposers


Comments:

X C. Range Hood and Exhaust Systems


Comments:
- Range hood and vent fan appears to be functioning properly at the time of the inspection.
- Range hood light missing the cover.

Photos:

X X D. Ranges, Cooktops, and Ovens


Comments:
- The stove appears to be functioning properly at the time of the inspection.
- Oven tested at 350 degrees Fahrenheit, actual oven temperature 348 degrees Fahrenheit.
- Stove has no anti tip device installed. This device provides protection when excess force or
weight is applied to the open oven door. This condition is a safety hazard.

Photos:

REI 7-5 (revised 05/4/2015) Page 15


Report Identification: 1 Sample Street
I=Inspected NI=Not Inspected NP=Not Present D=Deficient
I NI NP D

X E. Microwave Ovens
Comments:

X F. Mechanical Exhaust Vents and Bathroom Heaters


Comments:- Exhaust vents appear to be performing and in satisfactory condition on the day of the
inspection.

X G. Garage Door Operators


Comments:
- Garage door opener appears to be functioning properly at the time of the inspection.
- Note: See structure section item G

X X H. Dryer Exhaust Systems


Comments:
- Dryer vent not properly installed on the exterior wall

Photos:

X I. Other
Comments:

VI. OPTIONAL SYSTEMS


X A. Landscape Irrigation (Sprinkler) Systems
Comments:

REI 7-5 (revised 05/4/2015) Page 16


Report Identification: 1 Sample Street
I=Inspected NI=Not Inspected NP=Not Present D=Deficient
I NI NP D
X B. Swimming Pools, Spas, Hot Tubs, and Equipment
Type of Construction:
Comments:

X C. Outbuildings
Comments:

X D. Private Water Wells (A coliform analysis is recommended.)


Type of Pump:
Type of Storage Equipment:
Comments:

X E. Private Sewage Disposal (Septic) Systems


Type of System: Aerobic Type Septic System
Location of Drain Field: The system utilizes two sprinklers located in the back yard
Comments:
The inspector is not required to excavate or uncover the system or its components, determine the
size, adequacy, or efficiency of the system or determine the type of construction used.

- The visible components of the septic system appears to be functioning properly at the time of the
inspection.

X F. Other:
Comments:

REI 7-5 (revised 05/4/2015) Page 17

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