PROPERTY INSPECTION REPORT
for:
John Doe
1234 Any Street
Houston, Texas 77044
PROPERTY INSPECTION REPORT
Prepared For:
John Doe
(Name of Client)
Concerning:
1234 Any Street, Houston, Texas 77044
(Address or Other Identification of Inspected Property)
By:
Don Davison
TREC# 9825
01/10/13
(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 TREClicensed 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 warrant ability 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 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.
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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
This inspection report is subject to the following conditions: It is made under the prevailing conditions of the items indicated in the
service agreement at the time of the inspection. It is expressly understood that no warranty or guarantee of subsequent performance or
condition of said item is being made by the inspector. The inspector is limited solely to those items specifically indicated herein and is
also limited to patents, open and obvious defects which are concurrence readily ascertained by the visual inspection without the need to
disassemble any items or remove wall coverings or other areas hidden from view. This inspection report does not guarantee meeting
city building and electrical codes. By acceptance of this instrument, the customer waives any and all claims for damages, costs,
expenses, repair or other liabilities against the inspector rising out of or in any way related to this inspection and the failure to report any
defects in the items inspected unless caused by gross and willful negligence of the inspector.
Company Relationships: As part of our commitment to service, Davison Inspections will also invite a professional inspector for termite
inspections if requested to do so by the client.
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 form 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.
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In accordance with the Texas Real Estate Commission (TREC) Standards of Practice: some items are identified as
"Deficient". Some items may be in need of repair while some may be considered possible safety hazards due to their
condition or they do not appear to meet generally accepted codes of construction/installation procedures, or the
equipment may be obsolete. Some items may require further evaluation and/or repair by licensed tradesmen, and some
items noted should receive eventual attention with the majority of the items listed being the result of normal wear and tear.
PROPERTY DESCRIPTION: This two story, wood framed single family dwelling faces west and has a combination brick
veneer and cement board siding, an asphalt composition roof with attached garage.
Present at Inspection
Building Status
Weather Conditions
Utilities On
Special Notes:
I=Inspected
I
NI
X
X
X
Buyer
Vacant
Fair
Yes
NI=Not Inspected
PNP
X
Selling agent
Owner occupied
Cloudy
No water
NP=Not Present
D
Listing agent
Tenant occupied
Rain
No gas
60°
Occupant
Other
Outside temp.
No electric
D=Deficient
Inspection Item
I. Structural Systems
X
X
A. Foundations, Walkways and Driveways
Type of foundation(s): This foundation appeared to be a slab on grade
Foundation Observations: At the time of this inspection, I did not observe
evidence of excessive differential deflection that would interfere with the usability
or serviceability of supported structure. It is this inspector's opinion that at the
time of this inspection, the foundation was performing its function; however; the
following deficiencies have been identified:
The foundation wall had inadequate grading clearance on the southeast wall in
the front yard. Concrete foundation walls are required to extend above the
finished grade adjacent to the foundation a minimum of 4”.
Walkways and Driveway Observations: It is this inspector's opinion that at the
time of this inspection, the walkways and driveway were performing their
intended function.
X
X
B. Grading & Drainage
Grading Observations: It is this inspector's opinion that at the time of this
inspection, the grading system was performing its function.
Drainage Observations: It is this inspector's opinion that at the time of this
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inspection, the drainage system was performing its intended function; however;
the following deficiencies have been identified:
There were several locations where there was no rain gutter system which
would have helped move water away from the house.
above
below
Current and past building codes provide that all ground water within ten feet of
the foundation must drain away from the house.
X
X
C. Roof Covering Materials
Type(s) of roof covering: Asphalt Shingle
Viewed From: a ladder and from the ground with a monocular from all sides.
Roof Covering Observations: It is this inspector's opinion that at the time of this
inspection, the roof covering was performing its intended function; however; the
following deficiencies have been identified:
Tree branches are too close and should be trimmed to maintain a minimum of a 5feet clearance from the roof and house to prevent damages from occurring.
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X
X
D. Roof Structure & Attic:
Viewed From: On decked area inside attic (accessed by attic access ladder located
in the upstairs hallway)
Approximate Average Depth of Insulation: 12” blown-in
exposed 2”X6” joists
Approximate Average Thickness of Vertical Insulation: not visible
Roof Structure & Attic Observation: It is this inspector's opinion that at the time of
this inspection, the roof structure & attic were performing their intended function;
however; the following deficiencies have been identified:
The attic access ladder was missing insulation as well as weather stripping. The
attic door should be sealed the same as any other exterior door, helping prevent
treated air from escaping into the untreated attic space. Research has shown that a
non-insulated attic door drops the ceiling insulation’s R-value by 27%.
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Insulation installers are required to post the R values of the house for every 300
square feet of attic floor space. This information is missing and should be supplied
and installed as required.
There’s a good reason why all new homes having a pull-down attic ladder are now
required to have a 350 pound weight rated ladder. It’s such an easy way to protect
your family as well as anyone else (like your HVAC professional). I suggest putting
the replacement of the attic ladder with a 350 lb. rated ladder towards the top of
your to-do-list as a new homeowner. If the ladder is in the garage, it should also be
fire rated.
X
X
E. Walls (Interior & Exterior)
Interior Walls Observations: It is this inspector's opinion that at the time of this
inspection, the interior walls were performing their intended function.
The interior of the house had been recently painted which would cover any water
stains that may have indicated water penetration.
Exterior Walls Observations: It is this inspector's opinion that at the time of this
inspection, the exterior walls were performing their intended function; however; the
following deficiencies have been identified:
Caulking/sealant was cracking or missing at several locations. Exterior walls shall
provide the building with a weather-resistant exterior wall envelope. Seal all cracks,
gaps and holes in exterior walls including areas where different siding materials
meet, around windows and doors, expansion joints in the brick veneer and where
plumbing and wires penetrate the exterior walls.
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Cracks in the brick veneer may be indications of foundation or structural, but
generally, small hair-line cracks in the mortar could be simple expansion issues,
especially if there is no expansion joint anywhere in the wall.
X
F. Ceilings & Floors
Ceiling Observations: It is this inspector's opinion that at the time of this inspection,
the ceiling was performing its intended function.
The interior of the house had been recently painted which would cover any water
stains that may have indicated water penetration.
Floor Observations: It is this inspector's opinion that at the time of this inspection,
the floor was performing its intended function.
X
X
G. Doors (Interior & Exterior)
Interior Doors Observations: It is this inspector's opinion that at the time of this
inspection, the interior doors were performing their intended function.
Exterior Door Observations: It is this inspector's opinion that at the time of this
inspection, the exterior doors were performing their intended function; however; the
following deficiencies have been identified:
Weather stripping materials needs adjustments or repairs on exterior doors where
visible light is seen when doors are closed.
daylight
The door connecting the garage to the living space was not self-closing. Openings
between the garage and residence shall be equipped with solid wood doors not
less than 13/8 inches (35 mm) in thickness, solid or honeycomb core steel doors
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not less than 13/8 inches (35 mm) thick, or 20-minute fire-rated doors, that are selfclosing.
Garage Door Observations: It is this inspector's opinion that at the time of this
inspection, the garage door was performing its intended function.
X
H. Windows
Window Materials:
X Aluminum
Wood
Vinyl
X Single-pane glass Double-pane glass
Window Operation:
Double-hung
X Single-hung
Fixed
Sliding
Casement
Awning
Windows Observations: It is this inspector's opinion that at the time of this
inspection, the windows were performing their intended function.
X
X
I. Stairways (Interior & Exterior)
Interior Stairways Observations: It is this inspector's opinion that at the time of this
inspection, the interior stairway was performing its intended function; however; the
following deficiencies have been identified:
The space between spindles was greater than 4”. The spindle spacing should not
allow a 4” sphere to pass between the spindles.
The wall handrail was only 32” above the step and didn’t terminate at the wall. The
handrail is required to be 34” to 38” above the step and should turn and terminate
into the wall to help prevent a possible trip hazard by clothing catching on the end
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of the handrail.
The risers on the steps were missing a bull-nose.
Exterior Stairways Observations: N/A
X
X
J. Fireplace/Chimney
Fireplace Observations: X metal box and flue
masonry / brick
Fireplace Observations: It is this inspector's opinion that at the time of this
inspection, the fireplace was performing its intended function; however; the
following deficiencies have been identified:
The refractory was not sealed at the gas line penetration. The manufacturer’s
installation instructions should be followed, but these openings are generally
sealed with insulation, high-temperature caulk or medium duty refractory mortar to
prevent heated gasses from entering the wood framed wall.
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Chimney Observations: Since I did not walk the roof I only did a visual inspection of
the chimney cap. It is this inspector's opinion that at the time of this inspection, the
chimney was performing its intended function.
This inspection of the fireplace is a visual inspection only, and is not a warranty
and/or guarantee that the fireplace(s), chimney(s) and termination cap(s) has/have
been properly or safely installed/built.
X
K. Porches, Balconies, Decks and Carports
Observations: It is this inspector's opinion that at the time of this inspection, the
deck was performing its intended function.
II. Electrical Systems
X
X
A. Service Entrance & Panels
Service Entrance Observations: The electrical service entrance is a 200 amp,
120/240 volt, 3-wire, single-phase system with aluminum wiring used from the
meter. The service comes from below-ground with the meter located on the
northeast exterior wall.
Main Service Panel Observations: There were four unused breaker openings in the
panel, no visible aluminum wiring in the Branch circuits, no double-tapped
breakers, and the panel appeared to be grounded. It is this inspector's opinion that
at the time of this inspection, the service panel was performing its intended
function; however; the following deficiencies have been identified:
The ground rod was not flush with ground level and should be buried completely
below grade with an approved type of clamp installed. The rod shall be installed
such that the upper end of the electrodes shall be flush with or below ground.
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The circuits were not properly labeled or identified. As the circuits were not
identified, it could not be determined if the circuits were properly sized for the listed
appliances. Identifying circuits such as ‘bedrooms or wall outlets or light switches’
is not adequate. Labeling must be specific as to which appliances are to be
protected by the over current device.
It appeared that the aluminum service wiring connections were missing an antioxidant compound. Even though this is not specified in the NEC, it is considered to
be a good practice in our area and TREC requires that I call this out as a
deficiency.
White wires being used as “hot” wires were not properly identified with black paint
or tape.
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There were multiple wire connections on the neutral buss under one screw. These
wires are improperly installed and when screwed into the same section may not
make proper contact. Wiring should be evenly distributing on the buss with a single
wire attached to each separate screw.
The wiring exiting the service panel was bundled instead of allowing individual
wiring to exit the panel, each through its own punch-out. Bundling of the wires
produces heat, which means resistance, and may lead to a drop in amperage in
the circuit.
Arc-fault protection (AFCI) is missing in one or more required areas. AFCI is now
required for all 15amp and 20amp electrical circuits supplying outlets installed in
dwelling unit family rooms, dining rooms, living rooms, parlors, libraries, dens,
bedrooms, sunrooms, recreation rooms, closets, hallways, or similar rooms or
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areas shall be protected by a listed arc-fault circuit interrupter, combination-type,
installed to provide protection of the branch circuit. While this may not have been a
code requirement when this property was originally constructed it is now a
requirement for all TREC Licensed Inspectors to call missing AFCI protection as a
deficiency. Upgrading the AFCI protection will enhance your home and your
personal safety.
X
X
B. Branch Circuits, Connected Devices and Fixtures
Type of Wiring: Copper, Non-Metallic sheathed cable
Branch Circuits & Connected Devices Observations: It is this inspector's opinion
that at the time of this inspection, the branch circuits and connecting devices were
performing their intended function.
Fixture Observations: It is this inspector's opinion that at the time of this inspection,
the electrical fixtures were performing their intended function; however; the
following deficiencies have been identified:
Exterior receptacles were weather resistant rather than weather proof. While this
may not have been a code requirement when this property was originally
constructed it is now a requirement for all TREC Licensed Inspectors to call
weather resistant exterior receptacles as a deficiency. Upgrading the receptacles
will enhance your home and your personal safety.
weather resistant
weather proof
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Several switch boxes as well as recptacle outlet boxes were missing faceplates or
were damaged.
Some light fixtures and/or bulbs did not function. These fixtures may have been
missing bulbs or bulbs were burned out.
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Clothes closet lights need globe type fixtures installed to correct a fire hazard
condition. A bare bulb left on over a shelf can cause a fire to occur. A globe
covered type fixture or florescent light bulbs may help correct this issue. We
recommend upgrading to enhance personal safety.
GFCI protection was missing in one or more required locations. According to
current NEC standards, all kitchen countertop receptacles must be GFCI protected,
plus all bathrooms, laundry, utility and wet bar sinks (all receptacles within 6-feet of
the outside edge of the sinks), all garage receptacles (including the ceiling) and all
receptacles on the exterior. While this may not have been a code requirement
when this property was originally constructed it is now a requirement for all TREC
Licensed Inspectors to call missing GFCI protection as a deficiency. Upgrading the
GFCI protection will enhance your home and your personal safety.
Smoke detectors are improperly installed and/or missing. Smoke detectors shall be
installed in each sleeping room, outside of each separate sleeping area in the
immediate vicinity of the bedrooms and one on each additional story of the
dwelling. All detectors shall be interconnected such that the actuation of one alarm
will actuate all the alarms in the individual unit and shall provide an alarm which will
be clearly audible in all bedrooms over background noise levels with all intervening
doors closed.
III. Heating, Ventilation and Air Conditioning Systems
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X
X
A. Heating Equipment
Type of System: central, forced air system
Energy Source: natural gas
Heating Equipment Observations: It is this inspector's opinion that at the time of
this inspection, the heating equipment was performing its intended function;
however; the following deficiencies have been identified:
Missing sediment trap in front of gas shut-off valve.
A visual inspection of the exchanger was performed without the dismantlement of
exchangers.
X
X
B. Cooling Equipment
Type of System: central, forced-air system with an exterior condenser and interior
evaporator
Capacity: 48,000 BTU/hr = 4 tons
Cooling Equipment Observations: I was able to do an ambient test which compares
the temperature of the air coming out of the supply vent to the temperature of the
air going back into the return vent. There should be a range of 12° to 22°
difference. The supply air average throughout the house was 67° while the intake
vent read 84°, giving us an acceptable 18° difference. It is this inspector's opinion
that at the time of this inspection, the cooling equipment was performing its
intended function; however; the following deficiencies have been identified:
The exterior cooling unit was not level at the time of the inspection, Even a 10° tilt
can shorten the life of the compressor.
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Coolant line’s insulation was missing or in need of repair.
X
X
C. Duct System, Chases and Vents
Duct System Observations: It is this inspector's opinion that at the time of this
inspection, the duct system, which includes chases and vents, which I was able to
access, was performing its intended function; however; the following deficiencies
have been identified:
Observed areas where flexible duct in contact with other flexible duct. Flexible
ducts should not come in contact with each other. Differences in air temperature
outside and well as inside the duct could cause condensation to form. Ducts should
be re-strapped or insulation should separate the area where the two ducts come in
contact.
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IV. Plumbing System
X
X
A. Water Supply System and Fixtures
Location of the Water Meter: southeast corner next to street
Location of Main Water Supply Valve: east wall
Static Water Pressure Reading: 74 PSI
Water Supply System & Fixtures Observations: It is this inspector's opinions that at
the time of this inspection, the water supply and fixtures were performing their
intended functions; however; the following deficiencies have been identified:
One or more exterior water bib was missing an anti-siphon device.
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also had broken handle
anti-siphon device
Sink drain pop-up-stopper needs repair / adjustment / replacement at (location)
X
B. Drains, Wastes and Vents
Observations: It is this inspector's opinion that at the time of this inspection, the
drains, waste and vents were performing their intended functions.
It should be noted that I was unable to test the wall drain in the utility room used for
the washing machine.
X
X
C. Water Heating Equipment
Energy Source: natural gas
Capacity: 50 gal.
Observations: It is this inspector's opinion that at the time of this inspection, the
water heating unit was performing its intended function; however; the following
deficiencies have been identified:
Water supply pipes were missing insulation.
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Missing sediment trap in front of gas shut-off valve.
X
X
D. Hydro-Massage Therapy Equipment
Observations: It is this inspector's opinion that at the time of this inspection, the
spa tub was performing its intended function; however; the following deficiencies
have been identified:
Access to tub drain line, plumbing and motor are not accessible, which limits my
inspection. Building codes require an access opening to these areas for service
and repairs to this fixture and its components.
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This unit is on a dedicated circuit that is GFCI protected with the reset being
located on the wall next to the toilet. This reset should be tested at least once a
year to ensure proper functioning.
V. Appliances
X
X
A. Dishwasher
Observations: It is this inspector's opinion that at the time of this inspection, the
dishwasher was performing its intended function; however; the following
deficiencies have been identified:
There was no anti siphon loop or mechanical air gap in the drain pipe. An air gap
or anti siphon loop is used to prevent backflow of contaminated water and bacteria
from the disposer or plumbing drain back into the dishwasher. Many models come
with backflow valves, but the anti siphon loop or mechanical air gap is still required.
An anti siphon loop is created by forming an upside down “U” in the drain hose.
The “top” of the “U” must be in contact with the bottom of the counter. The hose is
the tied in place, usually to the underside of the sink or to the faucets.
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X
X
B. Food Waste Disposer
Observations: It is this inspector's opinion that at the time of this inspection, the
disposer was performing its intended function; however; the following deficiencies
have been identified:
The unit in the kitchen had been improperly wired. The wiring should be inside a
covered junction box and secured to the body of the unit.
X
X
C. Range Exhaust Vent
Observations: It is this inspector's opinion that at the time of this inspection, the
(recirculation / down-draft) exhaust vent was performing its intended function;
however; the following deficiencies have been identified:
The light was not functioning.
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The filter was dirty/greasy. This prevents proper circulation.
X
D. Ranges, Cook tops and Ovens
Range/cook top: gas
X electric
Oven:
gas
X electric
Oven Temperature Calibration:
Set
Temp°F
350
Actual
Temp °F
327
Differential
Temp °F
2
Observations: It is this inspector's opinion that at the time of this inspection, the
cook top and oven were performing their intended function.
X
E. Microwave Ovens
Observations: It is this inspector's opinion that at the time of this inspection, the
microwave oven was performing its intended function.
X
F. Trash Compactor
Observations: N/A
X
G. Mechanical Exhaust Vents and Bathroom Heaters
Observations: It is this inspector's opinion that at the time of this inspection, the
exhaust vents were performing their intended function.
X
H. Garage Door Operator(s)
Observations: It is this inspector's opinion that at the time of this inspection, the
garage door operator was performing its intended function.
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X
I. Doorbell and Chimes
Observations: It is this inspector's opinion that at the time of this inspection, the
doorbell was performing its intended function.
X
X
J. Dryer Vents
Observations: It is this inspector's opinion that at the time of this inspection, the
dryer vent was performing its intended function; however; the following deficiencies
have been identified:
The exterior cover to the vent was not properly mounted to the exterior of the
house and was the wrong type cover and in need of cleaning.
full of lint
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