Prepared for:
Jane Doe
999 Main Street
Anytown, TX 99999
Inspected by:
Michael Kovacik
TREC #10183
Superior Real Estate Inspections, PLLC
281-883-2870
www.sisonline.net
E-mail: superiorinspection@gmail.com
PROPERTY INSPECTION REPORT
Prepared For:
Jane Doe
(Name of Client)
Concerning:
999 Main Street, Anytown, TX 99999
(Address or Other Identification of Inspected Property)
By:
Michael Kovacik TREC#10183
(Name and License Number of Inspector)
02/01/2014
(Date)
(Name, License Number and Signature of Sponsoring Inspector, if required)
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
Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188
(512)936-3000
(http://www.trec.texas.gov).
REI7-3 (Revised 05/2013)
Page 4 of 24
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.
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; 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
Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188
(512)936-3000
(http://www.trec.texas.gov).
REI7-3 (Revised 05/2013)
Page 4 of 24
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.
Inspected property was:
Vacant
ADDITIONAL INFORMATION PROVIDED BY INSPECTOR
Sq. Footage Approximation: 3255 Year Built: 2001
Occupied
Weather Conditions:
Sunny
Overcast
Rain
Snow
Inspection scope:
Full
1-Year Home Warranty Inspection
Limited -
Parties present @ time of inspection:
Buyer
Seller/Owner
Builder
Outside temperature @ time of inspection:
Listing Agent
Buyer's Agent
79 degrees F Inspection time: 1:00 p.m.
Number of page in this report: 24
If printing out inspection report, inspector recommends printing in color for better quality picture resolution. Inspector
gives his recommendations in red colors & green colors are used primarily for what is inspected & functional @ time of
inspection. If printing out on a black & white printer, those colors may not be visible.
Inspections of gas lines &/or systems or for the presence of asbestos, products containing lead, lead paint, radon gas or
other environmental hazards, including mold, mildew or fungi, are excluded from this report.
Deficiencies: These are items that are not functioning as intended, improperly installed, and are considered to be unsafe or
items that are functionally obsolescent.
Note: Information provided on things that you should know about the structure or a part component or system. Notes are
not indications of a deficiency or defect.
Pictures: Pictures are used to show you deficiency examples & other observatory components noted in the report. The
pictures DO NOT show all defects or locations of the noted deficiency in most cases.
Notice: We DO NOT inspect security systems. One Source Solutions and/or ADT will provide a home consultation
service which we are paid a processing fee. Bulldog (ADT) Security will contact you at a late date at the phone numbers
you have provided with a special offer.
Information on Deficiency (repair) comments:
When a deficiency is reported, it is the client’s responsibility to obtain further evaluations and/or cost estimates from
qualified service professionals. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies
which may involve additional repair costs.
Failure to address deficiencies or comments in a timely manner (prior to end of Option Period or Closing) as directed in this
report may lead to further damage of the structure or systems and/or personal injury and add to repair costs.
Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188
(512)936-3000
(http://www.trec.texas.gov).
REI7-3 (Revised 05/2013)
Page 4 of 24
Report Identification:
I=Inspected
I
NI
NP
NI=Not Inspected
NP=Not Present
D=Deficient
Inspection Item
D
I. STRUCTURAL SYSTEMS
   
A. Foundations
Type of Foundation(s): Slab-on grade
Comments:

The foundation is performing as intended. No significant problems were observed. All windows/doors
were opening/closing inside framework. There was no interior/exterior extensive cracking observed
that would deter any foundation deficiencies @ time of inspection. Any door/window/wall deficiencies
in this report will be addressed in their appropriate sections.

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Exposed anchor bolt observed @ back corner. Cosmetic in my opinion & recommend patching
area. See picture below.

Gouged/indention observed along left side exterior perimeter slab area. Cosmetic in my opinion. See
picture below.
Anchor bolt exposed @ back yard exterior perimeter
Gouged/indention along exterior perimeter
Performance opinion:

Note: The inspector’s opinion is based on visual observations of unobstructed & accessible
structural areas @ time of inspection. Future performance of the structure cannot be predicted or
warranted. This is a common characteristic of this type of foundation, & of the cosmetic occurrence
@ time of inspection.
There was evidence of garage cracking along accessible flooring @ time of inspection which was
deemed cosmetic @ time of inspection, in my opinion. Slab-on-ground foundations are the most
common type of foundation in the Greater Houston Area for residential foundations. When supported
by active or expansive soils, this type of foundation will frequently deflect enough to result in cosmetic
damage (usually sheetrock, brick veneer cracking and floor tile cracking) and possibly some minor
functional problems such as sticking doors. Any owner of a building founded on a slab-on-grade
foundation should be prepared to accept a degree of cosmetic distress and minor functional problems
due to foundation movement.
Suggested Foundation Maintenance & Care: Drainage must be directed away around foundation
perimeter with downward sloped grades. In most cases, covered flooring and/or stored articles prevent
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Page 5 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D
NP=Not Present
D=Deficiency
Inspection Item
recognition of settlement signs – cracking in all 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 documented, client is advised to consult with a Structural Engineer
who can identify causes and determine the necessary steps, if any, should be considered to either rectify
structural movement.
   
B. Grading & Drainage
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Flat/negative drainage observed around all exterior areas of home. There were various areas around
exterior perimeter areas which had improper sloping into foundation area and/or flat swale
areas. Improper grading may cause soil erosion & foundation movement over time. There were
low depressions along soil & 2 areas were observed to have standing water along soil areas @
time of inspection. Excess water may cause this occurrence & recommend licensed landscape
specialist for further evaluation of drainage/movement of water away from foundation area. See
pictures below of low depressions.

Overhanging tree limbs observed @ left, right & back of home. Overhanging limbs/branches may
cause rodent infestation inside attic area & roof leaks over time if not trimmed away from roofing
edge. There was evidence of tree root structure close to foundation areas @ time of inspection
that did not appear to affect foundation performance @ present time. It is recommended to trim
limbs/branches back 5’ from foundation edge area. See picture below.

Tree near back patio observed to be within 2’ – 3’ from roofing edge area. Tree did not appear to
affect any foundation performance & recommend monitoring this tree for future performance
due to close proximity to home.

Electrical wires observed over grade level footing areas @ right side gate & back yard area.
Recommend burying lines under soil to eliminate potential tripping/safety hazards. See pictures
of both areas below.

Exterior a/c pad appears to be slanted @ time of inspection. Recommend leveling pad to prevent any
misalignment of a/c lines and/or other components to this unit.

Damaged/loose gutters observed @ front & back of home. Recommend adjustment along fascia area
to eliminate gaps from starter shingle to gutter edge.

Soil to siding/brick observed @ various exterior areas around home. See below note/comment &
picture below.

Note: Soil/mulch bed areas should be lowered to provide a clearance of 4 inches between the surface
of the soil and the lower edge of the exterior veneer @ time of inspection. Soil in contact with the
veneer allows easy access to the wall cavity and framing to insects. This situation also allows
moisture to penetrate into the framing and interior wall coverings and floor coverings. The soil
should be graded to prevent water from standing next to the foundation.
This confidential report is prepared exclusively for
© 2014 Superior Real Estate Inspections, PLLC
Page 6 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D
NP=Not Present
D=Deficiency
Inspection Item
Standing water near back yard storm sewer & PVC pipe
Low depression/standing water @ back yard area
Electrical line observed across grade level @ back
Electrical line across right side gate access area
Soil to siding @ back of home
Soil to siding @ garage area
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© 2014 Superior Real Estate Inspections, PLLC
Page 7 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D
NP=Not Present
D=Deficiency
Inspection Item
Soil to brick @ front of home
   
C. Roof Covering Materials
Types of Roof Covering: Asphalt composition shingle
Viewed From: Inspected from ground level / binoculars
Comments:

Note: The surface of a roof begins to deteriorate as soon as it is placed into service and exposed to
the elements. The degree of deterioration accelerates with the age of the roof and cannot be
determined accurately by a visual inspection. Roof leaks can and may occur at anytime, regardless of
the age of the roof, and cannot be accurately predicted. If roof leaks do occur, their presence does
not necessarily indicate the need for total replacement of the roof coverings. Responsibility for future
performance of the roof is specifically excluded from this report.

Note: Roofs/covers are subject to leak at any time. No guarantee is made by the inspector that the
roof will not leak in the future.

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Sealant atop roof observed to be cracking/exposed @ nail heads & around roofing jacks. It was
undetermined @ time of inspection if roof covering was initial installation. Inspector did not
have a copy of the seller’s disclosure to make that assertion, & recommend sealing/licensed
specialist to evaluate all roofing penetrations. See picture examples below of nail head & flue
piping.

Exposed nail heads/holes observed @ various exterior flashing/roof jack areas atop roof covering.
Recommend sealing down all jacks & over all nail heads. Recommend evaluation. See picture
examples below.

Daylight observed around flue piping areas from interior attic. Recommend sealing around all
exterior roofing penetrations. Areas may leak over time & properly sealing around vent areas
will prevent this occurrence. See picture below.

Roofing material in contact with combustible flue pipes inside garage attic area. Standards call for 1”
separation between material & flue piping. Both water heater & furnace flue piping were in
contact with roofing material. It was undetermined if garage flue piping had proper clearance
due to low clearance area @ time of inspection. Recommend trimming back material to allow
this separation around flue piping. See picture.

Damaged starter shingle observed @ back left roofing apex area. Recommend replacing all damaged
shingle areas. See picture below.
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Page 8 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D
NP=Not Present
D=Deficiency
Inspection Item

Shingle areas observed to be buckling @ garage breezeway area. Recommend evaluation of all
buckling areas as each area appeared to cause significant damage to interior garage area in my
opinion. It is also recommended for a remediation specialist to evaluate all damaged areas along
interior wall/ceiling area of garage. See picture of exterior shingle areas below. For visual of
interior garage, please refer to “Walls” section for picture of these areas.

Lifted flashing observed @ back left roofing area over master bedroom exterior area. There was an
opening near area that had wasps going into structure from that access point. Recommend
sealing down area & treating opening to prevent further wasp infestation area. See picture.

Debris observed inside gutter system @ time of inspection. Recommend cleaning out all gutters.

J-flashing observed @ various wall/roof areas around home. Step-flashing is the preferred method
per standards. Recommend evaluation.

Roofing discoloration observed across various areas of exterior covering. Recommend evaluation.

Lifted shingle areas observed over various roofing areas. Recommend securing down all shingle
areas.
Lifted roof jack
Exposed daylight observed @ interior attic flue piping
Roof decking in contact with combustible material
Damaged starter shingle @ back of home
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Page 9 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
NP=Not Present
D=Deficiency
Inspection Item
D
Damaged shingle area @ front side breezeway
Lifted shingle/flashing area @ left side of home
Damaged shingle area observed @ back of home
Recommend licensed roofing specialist for further evaluation of this section
   
D. Roof Structure & Attic
Viewed From: Attic hatch with ladder, attic was not entered due to low clearances inside garage
Approximate Average Depth of Insulation: 4” to 6” over garage area; 9” – 10” over upstairs attic floor
Comments:

Note: Inspector will not move rugs, furnishings, and equipment or storage items to access areas
(i.e. closets) to be inspected.

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Deficient insulation areas observed over back right master bedroom areas. There was an average of
10” over living area & 5” over garage area. Recommend insulating this area to required 12”
minimum depth across attic flooring area & fill in low areas along attic flooring.

16d nails not present around attic framework facing area. Standards call for these nails to be present
around framework for better structural integrity. Recommend installing these nails around
facing to be within compliance of standards.

Attic trimmers not cut flush with other sections of attic pull down stairway. Recommend adjustment
for sections to be flush with others & hinge to be secure with trimmers. See picture.
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Page 10 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D
NP=Not Present
D=Deficiency
Inspection Item

30 x 30 workspace not present in front of attic mechanicals (HVAC for example). Standards call for
this workspace to be present along with 24” wide durable walkway with no gapping along
flooring. Recommend both issues for safety purpose & easy access to mechanicals.

Purlin bracing not present over right attic access area. Purlin beam was present over right a/c area &
no bracing was present along this area. Purlin bracing should be spaced every 4’ across beam
span area. Recommend these supports across this area to be within compliance of standards. See
picture below.

Walkways @ both attic access to mechanicals not installed properly. Walkways have gaps &
different dimension lumber across floor area. Recommend constructing 24” wide, solid platform
to all mechanical access areas.

Garage scuttle hole access panel not present @ ceiling. Recommend installing sheetrock piece to
cover area.

Attic pull down door not flush with ceiling area. Recommend adjustment to disallow attic air
entering habitable space. Recommend reapplying weather stripping around interior of door once
adjusted. See picture.
Damaged fascia area example observed
Attic trimmers not cut properly for proper fitting to floor
Purlin bracing not present across beam span
Uplifted nails across catwalk area
   
E. Walls (Interior & Exterior)
Comments:
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Page 11 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D
NP=Not Present
D=Deficiency
Inspection Item

Note: Defective sheetrock from China has been used in construction of some homes during this
decade. Identifying this material is beyond the scope of this home inspection. Chemical analysis
(testing) of the material could be used to determine if the sheetrock is defective. See articles
regarding this issue using a Google search “defective Chinese sheetrock.”

Note: Inspector will not move rugs, furnishings, and equipment or storage items to access areas
(i.e. closets) to be inspected.

Note: Condition of walling material, wood framing, insulation, “moisture barriers”, electrical wiring,
plumbing piping, gas lines and etc. between interior and exterior wall surfaces is unknown and not
accessible for inspection.

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Seal around all interior/exterior windows, doors, expansion joints crown molding, garage trimmers,
siding, venting terminations, electrical components (meter box, outlets, fixtures, plugs & disconnects),
& other wall penetrations. See pictures below around electric meter @ left side of home & back
side a/c disconnect.

Discolored/damaged exterior siding area observed @ right side garage area. Recommend licensed
building specialist to evaluate this & all exterior siding areas around home.

Siding to shingle contact observed @ various wall/roofing areas. Standards call for 1 ½” separation
between bottom of exterior wall & roofing surface. Recommend trimming back excess wall area
to be within compliance of standards. See picture.

Gas protectant sleeve not present around piping to exterior of home. Rusting was present around gas
piping & other components recommend applying rust resistant paint, then applying sleeve
around piping.

Damaged exterior trim areas observed @ back side window & fascia areas around damaged gutter.
Recommend evaluation from a licensed building specialist.

Weep holes not present over metal lentils around home. Standards call for holes to be present over
lentil areas to promote ventilation as required. See picture below.

Bacterial growth observed @ interior garage area. Area appears to be affected from exterior roofing
area not sealed properly & various shingle misalignment observed in my opinion. It is
recommended for a licensed roofing specialist to evaluate this area & a remediation specialist to
evaluate all affected sheetrock areas inside garage area. See pictures below.
Missing sealant around electrical panel
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Missing sealant around a/c disconnect area
Page 12 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D
NP=Not Present
D=Deficiency
Inspection Item
Damaged trim areas @ back exterior wall area
Weep holes not present over front window area
Siding to shingle contact @ fireplace area
Siding to shingle contact @ back left side wall area
Bacterial growth observed @ interior garage area
Bacterial growth/water marking observed along garage
   
F. Ceilings & Floors
Comments:

Note: Inspector will not move rugs, furnishings, and equipment or storage items to access areas
(i.e. closets) to be inspected.

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:
This confidential report is prepared exclusively for
© 2014 Superior Real Estate Inspections, PLLC
Page 13 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D
NP=Not Present
D=Deficiency
Inspection Item

Moisture observed along area in front of dining room window area. There appeared to be no
moisture and/or damage along wall or ceiling area @ time of inspection. See picture for location.

Water markings observed @ kitchen & upstairs sloped ceiling corner area. It was undetermined how
water markings occurred & kitchen area may be from roofing area not properly flashed in my
opinion due to close vicinity of area. Recommend licensed roofing specialist to evaluate area over
kitchen area near back door.

Flooring (carpet, tile etc.) not installed inside master closet, downstairs living area, stairs & various
upstairs areas @ time of inspection.

Discolored flooring area observed @ downstairs left study area. Area may be result of substance that
took luster from flooring area such as floor cleaner, pet urine, excess water, etc.

Master shower pan observed to be dirty & have deteriorating/damaged sealant along wall/flooring area.
Recommend sealing all areas inside shower & clean inside pan.

Discolored wood floor area observed @ downstairs front left study area. Area is dry @ time of
inspection & appears to be cosmetic in my opinion.

Sheetrock seams exposed/water markings observed @ kitchen ceiling area near door. This area may
be roofing issue in my opinion due to lifted flashing areas & open areas above affected adjacent
ceiling area. Recommend remediation specialist to evaluate area for any water damaged areas
along ceiling area.

Subfloor squeaking observed @ upstairs front & back right bathroom/bedroom areas. These areas
appear to be cosmetic in my opinion due to the settlement of flooring & fasteners along floor
becoming loose.

Water spots observed along game room flooring area. There was no water leaking observed @
above ceiling or wall area @ time of inspection.
Water spot observed @ downstairs dining area
   
Master shower pan dirty & surrounding wall areas
G. Doors (Interior & Exterior)
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Downstairs back right exterior door observed to have gap along top right inside jamb. Door is
closing/opening as intended inside jamb @ time of inspection.
This confidential report is prepared exclusively for
© 2014 Superior Real Estate Inspections, PLLC
Page 14 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D
NP=Not Present
D=Deficiency
Inspection Item

Front door exterior facing observed to have rough texture & cracking along door. Cracking did not
appear to penetrate through surface @ time of inspection & recommend sanding, sealing/staining
exterior facing of front door. Bottom sweep area appeared to be damaged & recommend
replacement @ bottom of door. See picture below.

Water damaged area observed @ interior garage door jamb for bathroom area. There was also
bacterial growth observed along interior entrance area which was previously discussed under
“Walls” section of this inspection report. Recommend remediation specialist to evaluate water
damage inside garage area. See picture below.
Deteriorating front door @ exterior facing
   
   
   
Water damaged door area @ garage bath area
H. Windows
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Various windows screens not installed @ time of inspection.

Window sill bottom tracks dirty @ various areas. Recommend cleaning.
I.
Stairways (Interior & Exterior)
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Flooring surface not installed over stair area @ time of inspection.
J.
Fireplaces/Chimneys
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Fireplace not tested @ time of inspection. Inspector had key to test unit & elongated key will need
to be present to access this area. Normal key will not work inside this area & recommend large
key to access gas valve along right side brick area.

Log lighter appears to be rusted @ time of inspection. Recommend replacement.
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© 2014 Superior Real Estate Inspections, PLLC
Page 15 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D
NP=Not Present
D=Deficiency
Inspection Item

Firebox cracking observed along back side area. Recommend sealing all gaps inside box area.

Soot/creosote buildup observed @ interior fireplace flue & box area. Inspector opened damper &
excess soot came down from flue area. Recommend chimney sweep prior to occupancy to
eliminate excess buildup inside areas& clean all buildup areas. Excess soot/creosote buildup is a
fire hazard & may cause damage to units if not properly cleaned. See picture.
   
K. Porches, Balconies, Decks, and Carports
Comments:
   
L. Other
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Cracked countertop areas observed atop various kitchen cabinet areas.

Damaged/deteriorating sealant observed along master sink areas. Recommend taking out damaged
sealant & replacing those affected areas.

Cracked/lifted driveway sections observed across various areas. Cosmetic in my opinion & not part
of the structure.
II. ELECTRICAL SYSTEMS
   
A. Service Entrance and Panels
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Arc-fault circuit interrupters not present inside breaker panel area. Home was built before standards
were enacted to install arc-fault protection in habitable rooms. For additional information, please
refer to “TEXAS REAL ESTATE CONSUMER NOTICE CONCERNING HAZARDS OR
DEFICIENCIES” @ the beginning of this inspection report.
This confidential report is prepared exclusively for
© 2014 Superior Real Estate Inspections, PLLC
Page 16 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D
NP=Not Present
D=Deficiency
Inspection Item
 No bonding wires observed @ gas and/or water line, viewed locations such as @ gas meter, water
heater, and/or exterior hose bib. Older homes may not have been bonded due to former accepted
practices or standards.
 A/C breakers appear to be over amped per a/c manufacturer specifications. A/C unit behind garage
has max fuse of 20 amps per specs & 45, 40 and 35 are installed inside panel. Left side units
have a max fuse of 40 & 35 which are not within compliance of specifications. Recommend
licensed HVAC specialist/electrician for further evaluation.
 Fasteners not present @ breaker panel trim. Recommend fasteners to hold interior trim in place to
conceal wiring.

A/C disconnect observed behind left side exterior unit area. Standards call for disconnect to be off
direct wall area & within sight of a/c unit. This is to provide proper workspace area for access.
See picture.

Double lugging observed @ neutral bar bus area. Recommend separating each neutral wire per
access port area.

Neutral wiring not indicated for hot usage inside breaker panel. White wiring illustrated neutral wires
per standards inside panel. If white wiring is used for anything other than this wiring, it must be
taped/indicated to signal hot wiring inside panel.

Back yard left side electric transform observed to be slanted from grade level area. Recommend
licensed utility company to level area to prevent potential safety hazard and/or improper grading
areas.

Brown substance observed along wiring inside breaker panel area. Recommend evaluation of area.
See picture below for location.

Sheathing not connected properly @ electrical meter area. Recommend licensed electrician for
proper adjustment to conceal all underground wiring. See picture below.

Anti-oxidant paste not present around service aluminum cables. Recommend applying paste around
cables to prevent wire oxidation.
Brown substance observed around wiring inside panel
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Sheathing not protecting underground wiring
Page 17 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D
NP=Not Present
D=Deficiency
Inspection Item
Anti-oxidant paste not present around aluminum service entrance cables
   
B. Branch Circuits, Connected Devices, and Fixtures
Type of Wiring: Copper
Comments:

Note: Cabinets and/or areas should be thoroughly inspected and repaired as required, for the
following conditions such as loose, cracked and/or electric polarity for outlets and switches after
furniture has been removed and cabinets cleared. . This should be completed prior to closing or
acceptance of property.

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

GFCI plugs not functional @ interior garage. This is a recognized hazard as this protection is
required @ all these locations. Recommend changing out all plugs to have this protection &
apply labeling above all GFCI plugs indicated these units. For additional information, please
refer to “TEXAS REAL ESTATE CONSUMER NOTICE CONCERNING HAZARDS OR
DEFICIENCIES” @ the beginning of this inspection report.

Light cover not present @ garage ceiling area. Recommend installing cover to protect lighting.

GFCI labels not affixed to all GFCI outlets around home. All GFCI receptacles are required to have
labels illustrating these outlets.

Bulbs out @ master bath & ceiling fan, dining & down living room fan areas. Recommend bulb
replacement.

Open junction box observed along wall area @ upstairs back left bedroom area. Recommend
installing blank and/or outlet plate to conceal wiring inside wall area.

Smoke detectors not installed properly in all bedrooms and/or outside hallway areas. For additional
information regarding smoke detectors, please refer to “TEXAS REAL ESTATE CONSUMER
NOTICE CONCERNING HAZARDS OR DEFICIENCIES” @ the beginning of this inspection
report.

Various outlets throughout home tested open ground @ time of inspection. Recommend evaluation of
all outlets throughout home.

Open junction box observed @ garage attic access area. Recommend installing switch/blank plate
over box to conceal wiring.
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© 2014 Superior Real Estate Inspections, PLLC
Page 18 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D

NP=Not Present
D=Deficiency
Inspection Item
Electrical wiring observed across attic catwalk areas @ both access areas. Recommend rerouting
wires to prevent damage across flooring area. These wires may be a safety/fire hazard due to
easy access to potentially damage across catwalk.
Recommend licensed electrician for further evaluation of A, B of the electrical section
III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS
   
   
A. Heating Equipment
Type of Systems: Central Forced Air Furnace
Energy Sources: Gas
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Sediment trap not present @ gas line in front of furnace area. Standards call for this trap to be
installed @ piping @ gas shutoff area. Trap is to collect moisture & other debris flowing through
line. See diagram picture.
B. Cooling Equipment
Type of Systems: Central Forced Air System
Comments:

Note: Secondary a/c drain line located @ exterior left & back soffit areas over window. If water is
streaming from this piping, there could be a deficiency in primary stoppage of drain line or a/c drain
pan could be sloped in the opposite direction. If this occurs, it is recommended for an HVAC
technician to further evaluate system.

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

A/C not functional inside down/upstairs & garage areas. Garage & upstairs area thermostat would
not function & downstairs had low battery inside thermostat @ time of inspection.
Recommend licensed HVAC technician for further evaluation.

Various supply/return ductwork over garage attic area in contact with each other. Recommend
separating these ducts to prevent condensation between contact areas. Batt insulation is
considered a great separator between these areas.
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© 2014 Superior Real Estate Inspections, PLLC
Page 19 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D
   
NP=Not Present
D=Deficiency
Inspection Item

Damaged coils observed around back of garage exterior & left side, right a/c units.

Rusting observed atop right side a/c grill area.

Insulation appears to be damaged @ back of all exterior a/c units. Recommend reinsulating
piping.

Rusting observed inside upstairs attic a/c pan area. Rusting did not penetrate through pan @
time of inspection. See picture @ right a/c attic area.

Note: The exact age of the HVAC system could not be determined. Inquire with Seller on age of
HVAC equipment. The system appears to be an older unit. This” limited visual inspection” does not
provide a complete evaluation of the HVAC system and does not address remaining life of the
components.

Note: The system has not been dismantled or checked for proper sizing of the system to efficiently
cool or heat the house. The system has not been checked to insure all components of the system are
“compatible” and properly sized, which is beyond the scope of this inspection.

Note: Additional information should be obtained prior to the end of the option period on previous
maintenance and repairs/replacements to the system, from sellers.

Note: If no maintenance on A/C systems has been performed in the last year, It is “highly
recommended” that “HVAC systems” are further evaluated prior to the end of the option period by a
qualified HVAC specialist.

Note: Historically HVAC systems have an average life of 10 to 12 years. Recommend buyer
inquire as to age of HVAC (components). This knowledge and/or information will allow the buyer
to estimate the remaining life expectancy of the components and plan accordingly. Some HVAC
have a longer shelf life, check with the appliance manufacturer or HVAC contractor for more
information.
C. Duct System, Chases, and Vents Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Dirty a/c registers observed around interior of home. Recommend duct & vent trim cleaning.

Filter dirty @ air return along hallway wall area. Recommend replacement.
Recommend licensed HVAC technician for further evaluation of A – C of the HVAC section
This confidential report is prepared exclusively for
© 2014 Superior Real Estate Inspections, PLLC
Page 20 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D
NP=Not Present
D=Deficiency
Inspection Item
IV. PLUMBING SYSTEM
   
   
   
A. Plumbing Supply, Distribution Systems and Fixtures
Location of water meter: Exterior left of home approximately 10' - 12' from curb area
Location of main water supply valve: Exterior left wall near front
Static water pressure reading: 0 PSI
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Water not functional inside/outside of home @ time of inspection. Recommend licensed plumber to
further evaluate all sinks, baths, showers, washer/dryer connections etc. & their respective drain
lines for any leakage along those components when water is restored.

Loose hose bib observed @ exterior right side near back. Recommend stabilizing piping to wall to
minimize movement.

Toilet not set properly to flooring area inside garage bath area. Recommend securing toilet to
flooring area & sealing around base.
B. Drains, Wastes, and Vents
Comments:

Note: Main sewer tap located @ right exterior area near gas meter. For observatory purposes only.

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Exterior left side temperature pressure relief valve drain line not terminated properly. Standards call
for line to terminate 6” from ground level. Recommend extending pipe to prevent potential safety
hazard.

Damaged/bacterial growth observed under right master sink area. Water was not turned on to home
@ time of inspection & recommend licensed plumber to evaluate area for potential leaking
around bowl and/or drain lines. It is also recommended for a licensed remediation specialist to
evaluate all areas affected if water leak is present due to large area affected in this area. See
picture.
C. Water Heating Equipment
Energy Sources: Gas
Capacity: 40 Gallons
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Sediment trap not present @ gas line @ water heater connection. This trap is 4” trap perpendicular
to horizontal gas piping. For visual, see picture @ heating unit area under same deficiency.

Temperature pressure relief valve not tested @ time of inspection. Water was shut off to see drainage
to exterior of home. Recommend evaluation of valve for proper functioning.
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© 2014 Superior Real Estate Inspections, PLLC
Page 21 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D
   
   
NP=Not Present
D=Deficiency
Inspection Item
D. Hydro-Massage Therapy Equipment
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Access panel not present @ master therapeutic tub area. Standards call for 12” panel for access
under tub to mechanicals. Recommend installing this cover along wall area as required having
access underneath tub.

GFCI plug for therapeutic tub installed in adjacent bedroom area. Standards call for GFCI plug to be
within sight of therapeutic tub. Recommend moving plug inside bath area to be within
compliance of standards & easy access to shut off tub if needed.
E. Other
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Gas shut off @ back side garage area. Recommend evaluating all gas appliances, heating &
fireplace areas once gas is restored inside home.

Discolorated substance observed inside master bath tub area. Recommend cleaning out unit.

Toilet base areas not sealed @ various toilets. Recommend sealing around base area to prevent
potential water seepage under unit areas. This is also a health concern. See picture example @
upstairs toilet area.
This confidential report is prepared exclusively for
© 2014 Superior Real Estate Inspections, PLLC
Page 22 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D
NP=Not Present
D=Deficiency
Inspection Item
Recommend licensed plumber for further evaluation of A – E of the plumbing section
V. APPLIANCES
   
   
   
A
Dishwashers
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Dishwasher not tested @ time of inspection due to no water inside home. Recommend licensed
appliance company for further evaluation.
B. Food Waste Disposers
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Disposer rattles when functional. Recommend cleaning interior unit and/or licensed plumber to
evaluate unit.
C. Range Hood and Exhaust Systems
Comments:

   
Functioning as intended @ time of inspection, in my opinion.
D. Ranges, Cook tops, and Ovens
Comments:

Oven temperature when set at 350°; 1st reading: 330° 2nd reading: 334°.

Functioning as intended @ time of inspection, in my opinion.

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Cook top burners not functioning properly @ time of inspection. Burners would not continuously
function during testing run. Burners @ time of inspection are rusting/dirty atop surface area.
This confidential report is prepared exclusively for
© 2014 Superior Real Estate Inspections, PLLC
Page 23 of 24
REI 7-3 (Revised 05/2013)
Report Identification:
I=Inspected
I NI NP
NI=Not Inspected
D

   
   
   
   
NP=Not Present
D=Deficiency
Inspection Item
Interior oven unit dirty @ time of inspection. Recommend cleaning.
E. Microwave Ovens
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Interior unit dirty @ time of inspection. Recommend cleaning interior unit.
F. Mechanical Exhaust Vents and Bathroom Heaters
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Venting not present over master shower & bath area as required. Standards call for venting to be in
all bathroom areas unless operable window is present inside area. There is an exhaust vent over
master toilet enclosure area @ time of inspection.

Exhaust vent trim loose @ garage bath ceiling area.
G. Garage Door Operators
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Garage overhead functioning not tested @ time of inspection. There was a locking mechanism along
left side rail enabling this to function.
H. Dryer Exhaust Systems
Comments:

Note: Items noted during the visual inspection that were deemed deficient, are in need of repair,
adjustment, restoration, that require comment, continuation of the due diligence process and/or
servicing or items noted for information include but are not limited to:

Excess dryer lint observed @ front right side exterior termination. Recommend cleaning this vent.
Excess lint inside piping is a recognized fire hazard.
This confidential report is prepared exclusively for
© 2014 Superior Real Estate Inspections, PLLC
Page 24 of 24
REI 7-3 (Revised 05/2013)