SCOPE 22 TAC 535.227(a) (1) These standards of practice apply when a professional inspector or real estate inspector who is licensed under this chapter accepts employment to perform a real estate inspection for a prospective buyer or seller of real property. (2) These standards of practice define the minimum requirements for a real estate inspection conducted on a one to four family unit that is substantially completed. Substantially completed means the stage of construction when a new building, addition, improvement, or alteration to an existing building can be occupied or used for its intended purpose . (3) For the purposes of these standards of practice a real estate inspection : (A) is a limited visual survey and basic performance evaluation of the systems and components of a building using normal controls that provides information regarding the general condition of a residence at the time of inspection; (B) is not intended to be a comprehensive investigation or exploratory probe to determine the cause or effect of deficiencies noted by the inspector; and (C) does not require the use of: (i) specialized equipment, including but not limited to : (I) thermal imaging equipment; (II) moisture meters; (III) gas or carbon monoxide detection equipment; (IV) environmental testing equipment and devices; (V) elevation determination devices; or (VI) ladders capable of reaching surfaces over one story above ground surfaces; or (ii) specialized procedures, including but not limited to: (I) environmental testing; (II) elevation measurement; (III) calculations; or (IV) any method employing destructive testing that damages otherwise sound materials or finishes. (4) These standards of practice do not prohibit an inspector from providing a higher level of inspection performance than required by these standards of practice or from inspecting components and systems in addition to those listed under the standards of practice. DEFINITIONS 22 TAC 535.227(b) (1) Accessible -In the reasonable judgment of the inspector, capable of being approached, entered, or viewed without: (A) hazard to the inspector; (B) having to climb over obstacles, moving furnishings or large, heavy, or fragile objects; (C) using specialized equipment or procedures; (D) disassembling items other than covers or panels intended to be removed for inspection; (E) damaging property, permanent construction or building finish; or (F) using a ladder for portions of the inspection other than the roof or attic space. (2) Chapter 1102 - Texas Occupations Code, Chapter 1102. (3) Component - A part of a system. (4) Cosmetic - Related only to appearance or aesthetics, and not related to performance, operability, or water penetration. (5) Deficiency - In the reasonable judgment of the inspector, a condition that: (A) adversely and materially affects the performance of a system, or component; or (B) constitutes a hazard to life, limb, or property as specified by these standards of practice. (6) Deficient--Reported as having one or more deficiencies. (7) Inspect - To operate in normal ranges using ordinary controls at typical settings, look at and examine accessible systems or components and report observed deficiencies as specified by these standards of practice. (8) Performance - Achievement of an operation, function or configuration relative to accepted industry standard practices with consideration of age and normal wear and tear from ordinary use. (9) Report - To provide the inspector's opinions and findings on the standard inspection report form as required by 535.222 and 535.223 of this title. (10)Standards of practice - 535.227 - 535.233 of this title. GENERAL REQUIREMENTS 22 TAC 535.227(c) The inspector shall: (1) operate fixed or installed equipment and appliances listed herein in at least one mode with ordinary controls at typical settings; (2) visually inspect accessible systems or components from near proximity to the systems and components, and from the interior of the attic and crawl spaces; and (3) complete the standard inspection report form as required by 535.222 and 535.223 of this title. GENERAL LIMITATIONS 22 TAC 535.227(d) The inspector is not required to: (1) inspect: (A) items other than those listed within these standards of practice; (B) elevators; (C) detached buildings, decks, docks, fences, or waterfront structures or related equipment; (D) anything buried, hidden, latent, or concealed; (E) sub-surface drainage systems; (F) automated or programmable control systems, automatic shut-off, photoelectric sensors, timers, clocks, metering devices, signal lights, lightning arrestor system, remote controls, security or data distribution systems, solar panels or smart home automation components; or (G) concrete flatwork such as driveways, sidewalks, walkways, paving stones or patios; (2) report: (A) past repairs that appear to be effective and workmanlike except as specifically required by these standards; (B) cosmetic or aesthetic conditions; or (C) wear and tear from ordinary use; (3) determine: (A) the presence or absence of pests, termites, or other wood-destroying insects or organisms; (B) the presence, absence, or risk of: (i) asbestos; (ii) lead-based paint; (iii) mold, mildew; (iv) corrosive or contaminated drywall "Chinese Drywall"; or (v) any other environmental hazard, environmental pathogen, carcinogen, toxin, mycotoxin, pollutant, fungal presence or activity, or poison; (C) types of wood or preservative treatment and fastener compatibility; or (D) the cause or source of a condition; (E) the cause or effect of deficiencies; (F) any of the following issues concerning a system or component: (i) insurability or warrantability; (ii) suitability, adequacy, compatibility, capacity, reliability, marketability, or operating costs; (iii) recalls, counterfeit products, or product lawsuits; (iv) life expectancy or age; (v) energy efficiency, vapor barriers, or thermostatic performance; (vi) compliance with any code, listing, testing or protocol authority; (vii) utility sources; or (viii)manufacturer or regulatory requirements, except as specifically required by these standards; (4) anticipate future events or conditions, including but not limited to: (A) decay, deterioration, or damage that may occur after the inspection; (B) deficiencies from abuse, misuse or lack of use; (C) changes in performance of any component or system due to changes in use or occupancy; (D) the consequences of the inspection or its effects on current or future buyers and sellers; (E) common household accidents, personal injury, or death; (F) the presence of water penetrations; or (G) future performance of any item; (5) operate shut-off, safety, stop, pressure or pressure-regulating valves or items requiring the use of codes, keys, combinations, or similar devices; (6) designate conditions as safe; (7) recommend or provide engineering, architectural, appraisal, mitigation, physical surveying, realty, or other specialist services; (8) review historical records, installation instructions, repair plans, cost estimates, disclosure documents, or other reports; (9) verify sizing, efficiency, or adequacy of the ground surface drainage system; (10) verify sizing, efficiency, or adequacy of the gutter and downspout system; (11) operate recirculation or sump pumps; (12) remedy conditions preventing inspection of any item; (13) apply open flame or light a pilot to operate any appliance; (14) turn on decommissioned equipment, systems or utility services; or (15) provide repair cost estimates, recommendations, or re-inspection services. CONFLICTS 22 TAC 535.227(e) In the event of a conflict between the general provisions set out in this section, and specific provisions specified elsewhere in the standards of practice, specific provisions shall take precedence. DEPARTURE PROVISION 22 TAC 535.227(f) (1) An inspector may depart from the inspection of a component or system required by the standards of practice only if: (A) the inspector and client agree the item is not to be inspected; (B) the inspector is not qualified to inspect the item; (C) in the reasonable judgment of the inspector, the inspector determines that: (i) conditions exist that prevent inspection of an item; (ii) conditions or materials are hazardous to the health or safety of the inspector; or (iii) the actions of the inspector may cause damage to the property (D) the item is a common element of a multifamily development and is not in physical contact with the unit being inspected, such as the foundation under another building or a part of the foundation under another unit in the same building. (2) If an inspector departs from the inspection of a component or system required by the standards of practice, the inspector shall: (A) notify the client at the earliest practical opportunity that the component or system will not be inspected; and (B) make an appropriate notation on the inspection report form, stating the reason the component or system was not inspected. (3) If the inspector routinely departs from inspection of a component or system required by the standards of practice, and the inspector has reason to believe that the property being inspected includes that component or system, the earliest practical opportunity for the notice required by this subsection is the first contact the inspector makes with the prospective client. ENFORCEMENT 22 TAC 535.227(g) Enforcement. Failure to comply with the standards of practice is grounds for disciplinary action as prescribed by Chapter 1102.
At the time of the inspection, the foundation appears to be inadequately supporting the structure. There was evidence of structural movement as detailed in subsequent sections of this report. It is recommended that there be a further evaluation performed by a licensed structural engineer prior to closing.
The inspector is not a structural engineer. The inspector's opinion is based on limited visual observations of accessible and unobstructed areas in and around the structure. Floor coverings and/or stored items may conceal damage, defects, signs of settlement or other adverse conditions.
It is recommended to always monitor cracks in the foundation and if there are concerns about the current or future foundation performance, it is also recommended that there be a further evaluation performed by a licensed structural engineer prior to closing.
As with any foundation, it is recommended to monitor for depressed areas that can develop near the foundation over time which can result in pooling of water or negative grading. Water that remains within 10 feet of the foundation for more than a 24 hour period may negatively affect the performance of the foundation over time.
Grading and drainage could be improved with the installation of a rain gutter system. Properly installed rain gutters can assist in preventing soil erosion, ponding of water near the foundation and can facilitate in carrying water 5 feet away from the foundation. Water that remains within 10 feet of the foundation for more than a 24 hour period may negatively affect the performance of the foundation over time.
The roof inspection is a limited, visual observation of accessible surfaces and components. Leakage or water damage can occur at any time. There may also be certain types of damage or defects that may not be apparent during a visual inspection such as poor workmanship, manufacturer defects, improper fastening, topside of roof sheathing, etc.
The remaining serviceable life of the roofing material is not within the scope of this inspection. If any concerns exist about the remaining serviceable life of the roof covering materials, a qualified roofing specialist should be contacted to further evaluate prior to closing.
The observed and accessible portions of the attic appear to have the proper depth as well as proper coverage of insulation in order to meet the recommended minimum R value for homes in the area.
There was blocked access and/or visibility in the attic due to stored items, ductwork or mechanical equipment. This restricts the inspectors ability to observe defects. The areas not accessible and/or visible may conceal defects that would otherwise be observed.
The inspector will make a reasonable effort to access and navigate within the attic space provided. Not all of the areas of the attic are fully visible or accessible during the inspection. The inspector cannot attempt to access areas without clear passage, without walkways and where walking may cause damage to the structure.
Minor cracks may develop in the walls, above doors and windows, flooring, etc. over the years. Shrinkage and settling of building material is a natural process that can cause cracking. Cracks that appear in concrete, walls, above doors and windows and/or in tiles does not always constitute structural or foundation failure, however a licensed structural engineer should be contacted if current or future concerns exist.
Foliage limits the inspectors visual observation of the exterior surfaces. Heavy foliage at exterior surfaces can damage exterior veneer, create conditions for wood destroying insects and trap moisture. It is recommended at have all foliage trimmed away from the exterior surface a minimum of 18 inches.
At the time of the inspection, the home was either occupied and/or staged. There were areas that were not visible or accessible that would otherwise be observed due to household goods and/or furnishings. These areas may conceal damage or defects.
Dirty windows or dark window screens will inhibit the inspectors observation of foggy or discolored windows due to having lost their thermal seal between panes.
The window blinds, shutters and window treatments are not a part of this inspection.
At the time of the inspection, the home was either occupied and/or staged. There were areas that were not visible or accessible that would otherwise be observed due to household goods and/or furnishings. These areas may conceal damage or defects.
Windows tend to lose their thermal seal over time. When a thermal seal is lost, condensation will typically develop between the panes of glass which can cause discoloration or fogging. Discoloration or fogging may appear and disappear as humidity and temperature change during the seasons.
FOUNDATIONS 22 TAC 535.228(a) (1) The inspector shall: (A) render a written opinion as to the performance of the foundation; and (B) report: (i) the type of foundations; (ii) the vantage point from which the crawl space was inspected; (C) report present and visible indications of adverse performance of the foundation, such as: (i) binding, out-of-square, or non-latching doors; (ii) framing or frieze board separations; (iii) sloping floors; (iv) window, wall, floor, or ceiling cracks or separations; and (v) rotating, buckling, cracking, or deflecting masonry cladding. (D) report as Deficient: (i) deteriorated materials; (ii) deficiencies in foundation components such as; beams, joists, bridging, blocking, piers, posts, pilings, columns, sills or subfloor; (iii) deficiencies in retaining walls related to foundation performance; (iv) exposed or damaged reinforcement; (v) crawl space ventilation that is not performing; and (vi) crawl space drainage that is not performing. (2) The inspector is not required to: (A) enter a crawl space or any area where headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high; (B) provide an exhaustive list of indicators of possible adverse performance; or (C) inspect retaining walls not related to foundation performance.
GRADING AND DRAINAGE 22 TAC 535.228(b) (1) The inspector shall report as Deficient: (A) drainage around the foundation that is not performing; (B) deficiencies in grade levels around the foundation; and (C) deficiencies in installed gutter and downspout systems. (2) The inspector is not required to: (A) inspect flatwork or detention/retention ponds (except as related to slope and drainage); (B) determine area hydrology or the presence of underground water; or (C) determine the efficiency or performance of underground or surface drainage systems.
ROOF COVERING MATERIALS 22 TAC 535.228(c) (1) The inspector shall: (A) inspect the roof covering materials from the surface of the roof; (B) report: (i) type of roof coverings; (ii) vantage point from where the roof was inspected; (iii) evidence of water penetration; (iv) evidence of previous repairs to the roof covering material, flashing details, skylights and other roof penetrations; and (C) report as Deficient deficiencies in: (i) fasteners; (ii) adhesion; (iii) roof covering materials; (iv) flashing details; (v) skylights; and (vi) other roof penetrations. (2) The inspector is not required to: (A) inspect the roof from the roof level if, in the inspector's reasonable judgment, the inspector: (i) cannot safely reach or stay on the roof; or (ii) significant damage to the roof covering materials may result from walking on the roof; (B) determine: (i) the remaining life expectancy of the roof covering; or (ii) the number of layers of roof covering material; (C) identify latent hail damage; (D) exhaustively examine all fasteners and adhesion, or (E) provide an exhaustive list of locations of deficiencies and water penetrations.
ROOF STRUCTURES AND ATTICS 22 TAC 535.228(d) (1) The inspector shall: (A) report: (i) the vantage point from which the attic space was inspected; (ii) approximate average depth of attic insulation; (iii) evidence of water penetration; (B) report as Deficient: (i) attic space ventilation that is not performing; (ii) deflections or depressions in the roof surface as related to adverse performance of the framing and decking; (iii) missing insulation; (iv) deficiencies in (I) installed framing members and decking; (II) attic access ladders and access openings; and (III) attic ventilators. (2) The inspector is not required to: (A) enter attics or unfinished spaces where openings are less than 22 inches by 30 inches or headroom is less than 30 inches; (B) operate powered ventilators; or (C) provide an exhaustive list of locations of deficiencies and water penetrations.
INTERIOR WALLS, CEILINGS, FLOORS, AND DOORS 22 TAC 535.228(e) (1) The inspector shall: (A) report evidence of water penetration; (B) report as Deficient: (i) deficiencies in the condition and performance of doors and hardware; (ii) deficiencies related to structural performance or water penetration; and (iii) the absence of or deficiencies in fire separation between the garage and the living space and between the garage and its attic. (2) The inspector is not required to: (A) report cosmetic damage or the condition of floor, wall, or ceiling coverings; paints, stains, or other surface coatings; cabinets; or countertops, or (B) provide an exhaustive list of locations of deficiencies and water penetrations.
EXTERIOR WALLS, DOORS, AND WINDOWS 22 TAC 535.228(f) (1) The inspector shall: (A) report evidence of water penetration; (B) report as Deficient: (i) the absence of performing emergency escape and rescue openings in all sleeping rooms; (ii) a solid wood door less than 1-3/8 inches in thickness, a solid or honeycomb core steel door less than 1-3/8 inches thick, or a 20-minute fire-rated door between the residence and an attached garage; (iii) missing or damaged screens; (iv) deficiencies related to structural performance or water penetration; (v) deficiencies in: (I) weather stripping, gaskets or other air barrier materials; (II) claddings; (III) water resistant materials and coatings; (IV) flashing details and terminations; (V) the condition and performance of exterior doors, garage doors and hardware; and (VI) the condition and performance of windows and components. (2) The inspector is not required to: (A) report the condition of awnings, blinds, shutters, security devices, or other nonstructural systems; (B) determine the cosmetic condition of paints, stains, or other surface coatings; or (C) operate a lock if the key is not available. (D) provide an exhaustive list of locations of deficiencies and water penetrations.
EXTERIOR AND INTERIOR GLAZING 22 TAC 535.228(g) (1) The inspector shall report as Deficient: (A) insulated windows that are obviously fogged or display other evidence of broken seals; (B) deficiencies in glazing, weather stripping and glazing compound in windows and doors; and (C) the absence of safety glass in hazardous locations.(2) The inspector is not required to: (A) exhaustively inspect insulated windows for evidence of broken seals; (B) exhaustively inspect glazing for identifying labels; or (C) identify specific locations of damage.
INTERIOR AND EXTERIOR STAIRWAYS 22 TAC 535.228(h) (1) The inspector shall report as Deficient: (A) spacing between intermediate balusters, spindles, or rails for steps, stairways, guards, and railings that permit passage of an object greater than 4 inches in diameter, except that on the open side of the staircase treads, spheres less than 4-3/8 inches in diameter may pass through the guard rail balusters or spindles; and (B) deficiencies in steps, stairways, landings, guardrails, and handrails. (2) The inspector is not required to exhaustively measure every stairway component.
FIREPLACES AND CHIMNEYS 22 TAC 535.228(i) (1) The inspector shall report as Deficient: (A) built-up creosote in accessible areas of the firebox and flue; (B) the presence of combustible materials in near proximity to the firebox opening; (C) the absence of fireblocking at the attic penetration of the chimney flue, where accessible; and (D) deficiencies in the: (i) damper; (ii) lintel, hearth, hearth extension, and firebox; (iii) gas valve and location; (iv) circulating fan; (v) combustion air vents; and (vi) chimney structure, termination, coping, crown, caps, and spark arrestor. (2) The inspector is not required to: (A) verify the integrity of the flue; (B) perform a chimney smoke test; or (C) determine the adequacy of the draft.
PORCHES, BALCONIES, DECKS AND CARPORTS 22 TAC 535.228(j) (1) The inspector shall: (A) inspect: (i) attached balconies, carports, and porches; (ii) abutting porches, decks, and balconies that are used for ingress and egress; and (B) report as Deficient: (i) on decks 30 inches or higher above the adjacent grade, spacings between intermediate balusters, spindles, or rails that permit passage of an object greater than four inches in diameter; and (ii) deficiencies in accessible components. (2) The inspector is not required to: (A) exhaustively measure every porch, balcony, deck, or attached carport components; or (B) enter any area where headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high.
One or more of the corners of the foundation had cracking and/or damage commonly called as corner pops or spalling. This is a common condition and is do to thermal expansion and contraction of the masonry wall that rests on the slab. This condition does not adversely affect the foundations performance, however it is recommended having corner pops repaired to prevent moisture intrusion, insect penetration and to prevent damage to the masonry siding that rests above the corner of the foundation.
Cracks were observed in the cosmetic skim coat covering the concrete perimeter beam of the foundation. Cracks in the cosmetic skim coat should be repaired as this allows moisture penetration, can create conducive conditions for wood destroying insects and allow further deterioration of the cosmetic skim coat. This should be closely monitored and repaired as needed.
Flower bed was observed at or near the foundation perimeter. Flower beds can cause a damming effect and hold water next to the structure which in turn can lead to potential foundation issues. Positive drainage should always be maintained even in flower bed locations. It is recommended to monitor and address if issues are identified.
A drip line was observed to be developing along the house. A drip line is the result of erosion from storm water running off the roof. Drip lines may result in negative drainage or related issues. Any area where the ground or grade does not slope away from the structure is to be considered an area of improper drainage. The ideal slope is 6 inches per 10 feet. It is recommended to monitor the drip line and if negative grade begins occurring, contact a qualified landscaper or qualified contractor to regrade so water flows away from home.
Drip edge flashing was missing at one or more location. Drip edge is a metal flashing that helps to alleviate water from running behind the fascia and other building material.
Torn composition shingles were observed in one or more location. This can cause damage to the roof decking material and can also allow access for water to penetrate. It is recommended that a qualified roofing specialist further evaluate and repair or replace as needed.
Composition shingles were observed missing at one or more location. This can cause damage to the roof decking material and can also allow access for water to penetrate. It is recommended that a qualified roofing specialist further evaluate and repair or replace as needed.
Caulking/sealant on the flashing was missing or in need of repair at one or more location. A proper seal is needed to help prevent water penetration at these locations.
Sections of the roof flashing were observed to be lifting, damaged or improperly installed. Lifting, damaged or improperly installed flashing may allow for water to penetrate in these areas. It is recommended that a qualified roofing specialist further evaluate and repair or replace as needed.
Foliage was observed touching or in close proximity to the roof covering material. Foliage should be trimmed away from the roof covering material at all times as this can easily damage the roof covering material and exterior wall veneer.
Missing baffles were observed at one or more location in the attic. Baffles are used to help prevent insulation or other materials from blocking the soffit vents. Blocked soffit vents restrict the attic ventilation.
Weather stripping and/or insulation was missing at the attic access door. Attic access doors from a conditioned space to an unconditioned space should be weather stripped as well as insulated to prevent energy loss from inside the home.
One or more attic fan was observed to not be operating. Inadequate attic ventilation can contribute to larger utility bills and can also contribute to conducive conditions for deterioration of structural components, such as shortening the roofs serviceable life.
Minor cracks were observed in the exterior brick/stone veneer walls. Cracks in exterior brick/stone veneer can be indications that some movement or settlement has occurred. It is recommended that cracks in exterior walls be repaired and closely monitored. If concerns about the current or future foundation performance exist, it is also recommended to have a licensed structural engineer further evaluate prior to closing.
Interior wall cracks were observed. This can be an indication of expansion and contraction of building materials or that there is or was some degree of movement or settling occurring in the structure. It is recommended to repair the cracked area and to monitor for continued movement. If continued cracking is observed, it is recommended to have a licensed structural engineer further evaluate.
The expansion joint on the exterior wall veneer has widened/separated at one or more location. Expansion joints allow for expansion and contraction of exterior wall veneer materials. It is recommended to repair these areas to reduce water penetration and insect intrusion. It is also recommended to monitor these areas and if widening/separation continues, contact a licensed structural engineer to further evaluate.
Exterior sealants/caulking was deteriorated and/or missing in one or more location. Sealants/caulking help to reduce moisture penetration and insect intrusion.
The area between the exterior veneer and the water hose bibb was not properly sealed. Sealants/caulking help to reduce moisture penetration and insect intrusion.
Fungal growth was observed on the exterior veneer of the structure and should be removed.
Indications of a previous wood destroying insect (WDI) treatment were observed. It is recommended that the buyer learn more about the treatment prior to closing.
The drywall tape was coming loose and/or twisting in one or more location. This can be an indication of poor installation, expansion and contraction of building materials or that there is and/or was some degree of movement or settling occurring in the structure. It is recommended to monitor these areas and if the condition worsens, contact a licensed structural engineer to further evaluate or if concerns arise.
The exterior wood trim was deteriorated and/or damaged in one or more location. Deteriorated or damaged exterior wall veneer should be repaired to prevent further damage, reduce moisture penetration and reduce insect intrusion.
Small cracks in the concrete floor were observed in one or more location. Small cracks (shrinkage cracks) in concrete are typically normal due to the nature of concrete, however it is recommended that cracks in the concrete floor be closely monitored and if there are concerns about the current or future foundation, it is also recommended that there be a further evaluation by a licensed structural engineer prior to closing.
Water stains were observed on the ceiling finish material at one or more location. The reason for the water penetration is unknown and it is recommended to monitor these areas for any changes especially during heavy rainfall to determine if the leak is still active.
The leak was checked with a moisture meter at the time of the inspection and the area was found to be dry.
Trim was found to be missing and/or damaged in one or more location.
The transition piece at one or more location was found to be missing and/or damaged.
The deadbolt lock throw-out bolt(s) for the backdoor was found to not fully throw and extend into the door jamb all the way. Adjustments should be made to the deadbolt locking mechanism or door jamb to ensure that the dead bolt(s) can fully extend.
One or more door was found to not properly latch when closed. Doors that do not latch properly can usually be adjusted to properly latch. Improperly latching of the doors may be an indication of a movement or settling of the structure.
The door sweep was damaged and/or missing at the back door. Damaged or missing door sweeps may reduce energy efficiency and allow water penetration.
The weather stripping was found to be damaged or missing around one or more door. Missing or damaged weather stripping at the doors reduces energy efficiency and may allow water intrusion.
The self close hinge for the door at the garage was missing or not functioning. The garage door that provides access to the conditioned dwelling must be fire-rated, have weatherstripping and have a self-close mechanism for safety purposes. This is considered to be a SAFETY HAZARD.
One or more of the interior doors were observed to drift close or to drift open. Drifting doors can be an indication of expansion and contraction of building materials or that there is or was some degree of movement or settling occurring in the structure.
One or more window pane was observed to be cracked and/or broken. It is recommended that a qualified window specialist or qualified contractor further evaluate and repair or replace as needed.
One or more of the windows appear to have lost its thermal seal between the two glass panes. When a thermal seal is lost, condensation will typically develop between the panes of glass which can cause discoloration or fogging. Discoloration or fogging may appear and disappear as humidity and temperature change during the seasons. It is recommended that a qualified window specialist or qualified contractor further evaluate and repair or replace as needed.
Window screens were observed missing at one or more of the windows. Window screens help prevent insect penetration and can also prevent minor impact damage to the window.
One or more window was found installed in the bathroom shower enclosure. Windows in a bathroom enclosure can be susceptible to water penetration. It is recommended to monitor these areas and repair as needed.
A missing or damaged blocking mechanism was observed at the fireplace damper. A damper blocking mechanism (such as a clamp) assists in preventing the damper from completely closing and leaking harmful gasses, fumes or smoke into the interior of the structure. This is considered to be a SAFETY HAZARD and should be repaired.
The damper at the fireplace was found difficult to open and/or close. When a damper is difficult to open and/or gasses, fumes or smoke have the potential to spill into the living space when a fire is lit.
One or more of the breakers were in the off position at the time of the inspection.
Per the Texas Real Estate Commission, the inspector is not required to determine present or future sufficiency of the service capacity amperage, voltage or the capacity of the electrical system; test arc-fault circuit interrupter devices when the property is occupied or damage to personal property may result, in the inspectors reasonable judgement; conduct voltage drop calculations; determine the accuracy of overcurrent device labeling; remove covers where hazardous as judged by the inspector; verify the effectiveness of the overcurrent devices; operate overcurrent devices.
Per the Texas Real Estate Commission, the inspector is not required to inspect low voltage wiring; disassemble mechanical appliances; verify the effectiveness of smoke alarms; verify the interconnectivity of smoke alarms; activate smoke or carbon monoxide alarms that are or may be monitored or require the use of codes; verify that smoke alarms are suitable for the hearing impaired; or remove the covers of junction, fixture, receptacle or switch boxes unless specifically required by these standards.
It is recommended to replace smoke and/or carbon monoxide batteries when you move into the home and once annually, test alarms on a monthly basis and replace smoke and/or carbon monoxide alarms every 5 to 7 years.
SERVICE ENTRANCE AND PANELS 22 TAC 535.229 (a) (1) The inspector shall report as Deficient: (A) a drop, weatherhead or mast that is not securely fastened to the building; (B) the absence of or deficiencies in the grounding electrode system; (C) missing or damaged dead fronts or covers plates; (D) conductors not protected from the edges of electrical cabinets, gutters, or cutout boxes; (E) electrical cabinets and panel boards not appropriate for their location; such as a clothes closet, bathrooms or where they are exposed to physical damage; (F) electrical cabinets and panel boards that are not accessible or do not have a minimum of 36-inches of clearance in front of them; (G) deficiencies in: (i) electrical cabinets, gutters, cutout boxes, and panel boards; (ii) the insulation of the service entrance conductors, drip loop, separation of conductors at weatherheads, and clearances; (iii) the compatibility of overcurrent devices and conductors; (iv) the overcurrent device and circuit for labeled and listed 240 volt appliances; (v) bonding and grounding; (vi) conductors; (vii) the operation of installed ground-fault or arc-fault circuit interrupter devices; and (H) the absence of: (i) trip ties on 240 volt overcurrent devices or multi-wire branch circuit; (ii) appropriate connections; (iii) anti-oxidants on aluminum conductor terminations; (iv) a main disconnecting means. (2) The inspector is not required to: (A) determine present or future sufficiency of service capacity amperage, voltage, or the capacity of the electrical system; (B) test arc-fault circuit interrupter devices when the property is occupied or damage to personal property may result, in the inspector's reasonable judgment; (C) conduct voltage drop calculations; (D) determine the accuracy of overcurrent device labeling; (E) remove covers where hazardous as judged by the inspector; (F) verify the effectiveness of overcurrent devices; or (G) operate overcurrent devices.
BRANCH CIRCUITS, CONNECTED DEVICES, AND FIXTURES 22 TAC 535.229 (b) (1) The inspector shall: (A) manually test the installed and accessible smoke and carbon monoxide alarms; (B) report the type of branch circuit conductors; (C) report as Deficient: (i) the absence of ground-fault circuit interrupter protection in all: (I) bathroom receptacles; (II) garage receptacles; (III) outdoor receptacles; (IV) crawl space receptacles; (V) unfinished basement receptacles; (VI) kitchen countertop receptacles; and (VII)receptacles that are located within six feet of the outside edge of a sink; (ii) the failure of operation of ground-fault circuit interrupter protection devices; (iii) missing or damaged receptacle, switch or junction box covers; (iv) the absence of: (I) equipment disconnects; (II) appropriate connections, such as copper/aluminum approved devices, if branch circuit aluminum conductors are discovered in the main or sub-panel based on a random sampling of accessible receptacles and switches; (v) appliances and metal pipes that are not bonded or grounded; (vi) deficiencies in: (I) receptacles; (II) switches; (III) wiring, wiring terminations, junction boxes, devices, and fixtures, including improper location; (IV) doorbell and chime components; (V) smoke and carbon monoxide alarms; (vii) improper use of extension cords; (viii) deficiencies in or absences of conduit, where applicable; and \ (ix) the absence of smoke alarms: (I) in each sleeping room; (II) outside each separate sleeping area
Breakers were not properly labeled at the electrical panel box. All breakers should be clearly identified.
The electrical bonding wire for the gas line and/or water line was observed to be missing. It is recommended that a qualified, licensed electrician further evaluate and repair or replace as needed.
The wires entering the electrical panel box were not properly protected from the sharp edges within the panel. Where wires enter an electrical panel box, bushings should be installed to help protect wires from sharp edges. It is recommended that a qualified, licensed electrician further evaluate and repair or replace as needed.
One or more neutral wire was observed to be double lugged on the neutral bus bar in the electrical panel box. The neutral wires should be separated to prevent damage to the panel and electrical system. It is recommended that a qualified, licensed electrician further evaluate and repair or replace as needed.
The main service panel on the west side of the house was found to not have a ground rod in place.
Missing or damaged faceplate was observed below the kitchen sink. Faceplates that are missing are considered to be a SAFETY HAZARD and should be repaired.
Unprotected or exposed exterior wiring was observed that is not located in a protective conduit.
Lights were observed to not be operating in one or more location. This condition may need a bulb replacement, fixture repair or a fixture replacement.
One or more light switch was found to be non-functioning and the inspector was not able to determine the function of light switch.
Missing smoke alarm:
One or more smoke alarm was missing. Under current building standards, there should be a smoke alarm located in every bedroom, immediately outside of every bedroom, in the living areas and on each habitable level of the home. This considered to be a SAFETY HAZARD.
The recess light was found to not function in the front hallway. The recessed light may need a bulb replacement, light fixture repair or a light fixture replacement.
One or more receptacle in the kitchen was observed to not be ground fault circuit interrupter (GFCI) protected. Under current building standards, all kitchen electrical receptacles should be GFCI protected.
The light was found to not function in the front hall closet. The closet light may need a bulb replacement, light fixture repair or a light fixture replacement.
The front doorbell was broken or not functioning at the time of inspection.
One or more electrical receptacle was observed to be painted. Painted electrical receptacles are considered damaged and should be replaced by a qualified, licensed electrician.
One or more outdoor electrical receptacle cover was observed to be damaged. Missing or damaged electrical receptacles covers should be repaired by a qualified, licensed electrician.
One or more electrical receptacle was found to not function. It is recommended to have a qualified licensed electrician further investigate and repair or replace as needed.
The heating system was tested by turning on at the thermostat, observing the unit as it cycles on and taking temperature readings at the supply registers to verify the proper heat production. The heating system appears to be achieving an operation, function or configuration consistent with accepted industry practices for its age.
At the time of the inspection, the heating system was observed to function as intended.
A full evaluation of the integrity of a heat exchanger requires disassembly of the furnace and is beyond the scope of this inspection.
It is recommended that the heating equipment be serviced annually by a qualified licensed HVAC technician to help keep the heating system in good working order.
Proper maintenance of the air filter(s) is very important for the HVAC system. It is highly recommended that the filter(s) be replaced about every 1 to 3 months or replaced as needed to assist in the overall function of the HVAC system and to improve air quality within the home.
A full evaluation of the systems components such as the systems fan and evaporator coil requires disassembly of the cooling equipment and is beyond the scope of this inspection. Information such as the cooling equipments model, size, age, seer rating, etc., that may be included in this report was gathered from the data on the equipment and the accuracy cannot be guaranteed. If the buyer has concerns regarding the cooling system, it is recommended that a qualified, licensed HVAC technician further evaluate the cooling system prior to closing.
The AC system was not operated due to the outside ambient temperature being below 60 degrees fahrenheit. Operating cooling equipment when the ambient temperature is below 60 degrees fahrenheit can damage the cooling equipment.
The inspector will not determine the efficiency, adequacy, or capacity of the duct, chase or vent systems. Ducts, chases and vents that are concealed, not visible or not accessible are not inspected.
A media (thick) filter has been installed for the HVAC system. When a media filter is installed, smaller air return filters are normally not installed at the return air registers.
HEATING EQUIPMENT 22 TAC 535.230(a) (1) General requirements. (A) The inspector shall report: (i) the type of heating systems; (ii) the energy sources; (B) The inspector shall report as Deficient: (i) inoperative units; (ii) deficiencies in the thermostats; (iii) inappropriate location; (iv) the lack of protection from physical damage; (v) burners, burner ignition devices or heating elements, switches, and thermostats that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor installation; (vi) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; (vii) when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement; (viii) deficiencies in mounting and performance of window and wall units; (2) Requirements for electric heating units, the inspector shall report deficiencies in: (A) performance of heat pumps; (B) performance of heating elements; and (C) condition of conductors; and (3) Requirements for gas heating units, the inspector shall report as Deficient: (A) gas leaks; (B) flame impingement, uplifting flame, improper flame color, or excessive scale buildup; (C) the absence of a gas shut-off valve within six feet of the appliance; (D) the absence of a gas appliance connector or one that exceeds six feet in length; (E) gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; and (F) deficiencies in: (i) combustion, and dilution air; (ii) gas shut-off valves; (iii) access to a gas shutoff valves that prohibits full operation; (iv) gas appliance connector materials; and (v) the vent pipe, draft hood, draft, proximity to combustibles, and vent termination point and clearances; and COOLING EQUIPMENT 22 TAC 535.230(b) (1) Requirements for cooling units other than evaporative cooler. (A) The inspector shall report the type of systems; (B) The inspector shall report as Deficient: (i) inoperative units; (ii) inadequate cooling as demonstrated by its performance; (iii) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; (iv) when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement; (v) noticeable vibration of blowers or fans; (vi) water in the auxiliary/secondary drain pan; (vii) a primary drain pipe that discharges in a sewer vent; (viii)missing or deficient refrigerant pipe insulation; (ix) dirty coils, where accessible; (x) condensing units lacking adequate clearances or air circulation or that has deficiencies in the fins, location, levelness, or elevation above grade surfaces; (xi) deficiencies in: (I) the condensate drain and auxiliary/ secondary pan and drain system; (II) mounting and performance of window or wall units; and (III) thermostats. (2) Requirements for evaporative coolers. (A) The inspector shall report: (i) type of systems; (ii) the type of water supply line; (B) The inspector shall report as Deficient: (i) inoperative units; (ii) inadequate access and clearances; (iii) deficiencies in performance or mounting; (iv) missing or damaged components; (v) the presence of active water leaks; and (vi) the absence of backflow prevention. DUCT SYSTEMS, CHASES, AND VENTS 22 TAC 535.230(c) (1) The inspector shall report as Deficient: (A) damaged duct systems or improper material; (B) damaged or missing duct insulation; (C) the absence of air flow at accessible supply registers; (D) the presence of gas piping and sewer vents concealed in ducts, plenums and chases; (E) ducts or plenums in contact with earth; and (2) The inspector shall report as Deficient deficiencies in: (A) filters; (B) grills or registers; and (C) the location of return air openings. GENERAL LIMITATIONS 22 TAC 535.230(d) For heating, ventilation, and air conditioning systems inspected under this section, the inspector is not required to perform the following actions: (1) program digital thermostats or controls; (2) inspect: (A) for pressure of the system refrigerant, type of refrigerant, or refrigerant leaks; (B) winterized or decommissioned equipment; or (C) duct fans, humidifiers, dehumidifiers, air purifiers, motorized dampers, electronic air filters, multi-stage controllers, sequencers, heat reclaimers, wood burning stoves, boilers, oil-fired units, supplemental heating appliances, de-icing provisions, or reversing valves; (3) operate: (A) setback features on thermostats or controls; (B) cooling equipment when the outdoor temperature is less than 60 degrees Fahrenheit; (C) radiant heaters, steam heat systems, or unvented gas-fired heating appliances; or (D) heat pumps, in the heat pump mode, when the outdoor temperature is above 70 degrees; (4) verify: (A) compatibility of components; (B) tonnage match of indoor coils and outside coils or condensing units; (C) the accuracy of thermostats; or (D) the integrity of the heat exchanger; or (5) determine: (A) sizing, efficiency, or adequacy of the system; (B) balanced air flow of the conditioned air to the various parts of the building; or (C) types of materials contained in insulation.
The furnace door for the heating equipment was observed to not be secured to the cabinet. It is recommended that the furnace door be fully secured in order to help to prevent any combustible material from entering the burner compartment during operation.
Damaged, deteriorated and/or missing insulation on the refrigerant line was observed. Properly insulating the refrigerant line can improve performance, help to prevent moisture from building on the exterior of the line and help reduce the chances of leaking condensate. The refrigerant line should be repaired as needed.
The AC condensing unit was not installed 3 inches above the grade. The improper height of the AC condensing pad may allow moisture to penetrate the equipment, reduce equipments serviceable life and may affect the condensing units performance. It is recommended to improve the grading around the AC condensing unit pad.
The AC condensing unit was found to not be level. The improper levelness of the AC condensing pad may allow moisture to penetrate the equipment, reduce equipments serviceable life and may affect the condensing units performance. It is recommended to improve the levelness of the AC condensing unit pad.
Damaged or bent condenser fins were found on the AC condensing unit. Damaged or bent fans can lead to adverse performance of the HVAC system.
The outside condensing unit was found to not have adequate clearance. Condensing units should have enough clearance from exterior walls and foliage to allow for proper air flow around the unit.
A supply register at one or more location revealed evidence of condensation. It is recommended that qualified, licensed HVAC technician further evaluate and repair as needed.
There appeared to be rodent damage to some of the ductwork at the time of the inspection. It is recommended to have pest control evaluate and make the needed corrections to mitigate the activity.
Observed ducts that were improperly routed due to sharp and abrupt bending. Under current building standards, the radius at the centerline of the bend should be no less than the diameter of the duct. Sharp and abrupt bending can restrict the airflow and affect the airflow balance in certain areas of the house.
The recommended water pressure for the house should be between 40-80 psi.
As with any home, shower stalls and tub enclosures are exposed to high volumes of water and are vulnerable to leak in areas such as in the corners and the threshold. It is recommended to monitor shower stalls and tub enclosures and repair peeled or separated caulking and repair grout cracks (if applicable).
At the time of the inspection, all drains were operated, appeared to have functional flow and to be properly vented.
The overflow drain for tubs are not tested due to the possibility of hidden, concealed or inaccessible leaks that would not be otherwise visible to the inspector. We do not evaluate below grade drainage systems and buried or concealed sewer lines.
The TPR (temperature and pressure release) valve was not checked. In the inspector's opinion, water damage may occur from a malfunction, would not reset if discharged or there is a likelihood of leaks at this valve after testing. If this is an item of concern, it is recommended that the buyer consult with a qualified, licensed plumber to further evaluate prior to closing.
It is recommended that water heaters be flushed annually. This helps to prevent sediment buildup, maintain efficiency and extends the water heaters serviceable life.
PLUMBING SYSTEMS 22 TAC 535.231(a) (1)The inspector shall: (A) report: (i) location of water meter; (ii) location of homeowners main water supply shutoff valve; and (iii) static water pressure; (B) report as Deficient: (i) the presence of active leaks; (ii) water pressure in excess of 80 PSI; (iii) the lack of a pressure reducing valve when the water pressure exceeds 80 PSI; (iv) the lack of an expansion tank at the water heater(s) when a pressure reducing valve is in place at the water supply line/system, unless the pressure reducing valve automatically allows for thermal expansion; (v) the absence of: (I) fixture shut-off valves; (II) dielectric unions, when applicable; (III) back-flow devices, anti-siphon devices, or air gaps at the flow end of fixtures; and (vi) deficiencies in: (I) water supply pipes and waste pipes; (II) the installation and termination of the vent system; (III) the performance of fixtures and faucets not connected to an appliance; (IV) water supply, as determined by viewing functional flow in two fixtures operated simultaneously; (V) fixture drain performance; (VI) orientation of hot and cold faucets; (VII) installed mechanical drain stops; (VIII) commodes, fixtures, showers, tubs, and enclosures; and (IX) the condition of the gas distribution system. (2) The inspector is not required to: (A) operate any main, branch, or shut-off valves; (B) operate or inspect sump pumps or waste ejector pumps; (C) verify the performance of: (i) the bathtub overflow; (ii) clothes washing machine drains or hose bibbs; or (iii) floor drains; (D) inspect: (i) any system that has been winterized, shut down or otherwise secured; (ii) circulating pumps, free-standing appliances, solar water heating systems, waterconditioning equipment, filter systems, water mains, private water supply systems, water wells, pressure tanks, sprinkler systems, swimming pools, or fire sprinkler systems; (iii) inaccessible gas supply system components for leaks; (iv) for sewer clean-outs; or (v) for the presence or performance of private sewage disposal systems; or (E) determine: (i) quality, potability, or volume of the water supply; or (ii) effectiveness of backflow or antisiphon devices. WATER HEATERS 22 TAC 535.231(b) (1) General requirements. (A) The inspector shall: (i) report: (I) the energy source; (II) the capacity of the units; (ii) report as Deficient: (I) inoperative units; (II) leaking or corroded fittings or tanks; (III) damaged or missing components; (IV) the absence of a cold water shutoff valve; (V) if applicable, the absence of a pan or a pan drain system that does not terminate over a waste receptor or to the exterior of the building above the ground surface; (VI) inappropriate locations; (VII) the lack of protection from physical damage; (VIII) burners, burner ignition devices or heating elements, switches, or thermostats that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor installation; (IX) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; (X) when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement; (XI) the absence of or deficiencies in the temperature and pressure relief valve and discharge piping; (XII) a temperature and pressure relief valve that failed to operate, when tested manually; (B) The inspector is not required to: (i) verify the effectiveness of the temperature and pressure relief valve, discharge piping, or pan drain pipes; (ii) operate the temperature and pressure relief valve if the operation of the valve may, in the inspector's reasonable judgment, cause damage to persons or property; or (iii) determine the efficiency or adequacy of the unit. (2) Requirements for electric units, the inspector shall report deficiencies in: (A) performance of heating elements; and (B) condition of conductors; and (3) Requirements for gas units, the inspector shall report as Deficient: (A) gas leaks; (B) flame impingement, uplifting flame, improper flame color, or excessive scale build-up; (C) the absence of a gas shut-off valve within six feet of the appliance; (D) the absence of a gas appliance connector or one that exceeds six feet in length; (E) gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; (F) deficiencies in: (i) combustion and dilution air; (ii) gas shut-off valves; (iii) access to a gas shutoff valves that prohibit full operation; (iv) gas appliance connector materials; and (v) vent pipe, draft hood, draft, proximity to combustibles, and vent termination point and clearances. HYDRO-MASSAGE THERAPY EQUIPMENT 22 TAC 535.231(c) (1) The inspector shall report as Deficient: (A) inoperative units; (B) the presence of active leaks; (C) deficiencies in components and performance; (D) missing and damaged components; (E) the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; and (F) the absence or failure of operation of ground-fault circuit interrupter protection devices; and (2) The inspector is not required to determine the adequacy of self-draining features of circulation systems.
Missing or damaged caulking was found in the front shower/tub enclosure. These areas should be repaired to prevent water penetration.
The toilet in the half bathroom was observed to have continuous water flow after the toilet tank assembly reset.
Missing or damaged caulking was found at the supply valve(s) and/or faucet in master shower/tub enclosure. This condition can allow moisture to penetrate and can leak back into the wall cavity.
The toilet in the half bathroom was found to have missing or damaged caulking at the base of the toilet. The base of the toilet should be sealed to the floor to help prevent bacteria and sewer gasses from the toilet drain entering the house.
The toilet in the half bathroom was found to be loose at the floor mount.
Cracked, deteriorated and/or missing caulking and/or grout was observed under the sitting ledge in the master shower. Cracked, deteriorated and/or missing caulk or grout should be repaired or replaced to prevent water penetration.
The toilet anchor bolts protruding from the base of the toilet were not properly covered. The bolts should be covered to help prevent rust and deterioration from occurring.
The bathtub in the master bathroom was observed to be damaged.
The kitchen sink sprayer did not properly retract.
The stopper in the half bathroom sink was found to not be connected.
Slow flow was observed for the master tub.
One or more water heater connection was found to be corroded and/or rusted. It is recommended that a qualified, licensed plumber further evaluate and repair or replace as needed.
The hot water heater pan was missing a drain line. The pan should have a drain line installed and the line should terminate to the exterior of the structure not less than 6 inches above the ground and not more than 24 inches above the ground.
There was no emergency overflow pan installed under the water heater. In the event of a water leak, the pan will collect the overflowing water and direct the water to the exterior of the structure through the pans drain line system.
At the time of the inspection, the hood range and exhaust systems appeared to be performing as intended and no significant deficiencies were observed.
The recommended temperature differential is +/- 25 degrees when set to 350 degrees. At the time of the inspection the oven reading was within the recommended range.
The cooktop/range was inspected for functional operation, missing and/or damaged hardware/components and proper clearance to combustible materials. At the time of the inspection, the cooktop/range operated as intended and no significant deficiencies were found.
The oven was inspected for missing and/or damaged hardware/components, proper operation and deficiencies in the thermostat.
The oven was set to a temperature of 350 degrees and the recommended differential is +/-25 degrees. The oven temperature was found to fall within the recommended tolerance.
At the time of the inspection, the oven operated as intended and no significant deficiencies were found.
The mechanical exhaust fans, vents, bathroom heaters (if applicable) appeared to be performing as intended day of the inspection.
The auto reverse pressure mechanism and auto reverse sensors near the garage floor should be routinely checked and adjusted as needed.
The automatic garage door opener was checked using only the manual controls and not the garage door opener remotes. It is unknown if the garage door opener remote controls are available.
At the time of the inspection, the dryer exhaust system appeared to be performing as intended.
GENERAL PROVISIONS 22 TAC 535.232(a) The inspector is not required to: (1) operate or determine the condition of other auxiliary components of inspected items; (2) test for microwave oven radiation leaks; (3) inspect self-cleaning functions; (4) disassemble appliances; (5) determine the adequacy of venting systems; or (6) determine proper routing and lengths of duct systems. DISHWASHERS 22 TAC 535.232(b) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) rusted, missing or damaged components; (4) the presence of active water leaks; and (5) the absence of backflow prevention. FOOD WASTE DISPOSERS 22 TAC 535.232(c) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) missing or damaged components; and (4) the presence of active water leaks. RANGE HOODS AND EXHAUST SYSTEMS 22 TAC 535.232(d) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) missing or damaged components; (4) ducts that do not terminate outside the building, if the unit is not of a re-circulating type or configuration; and (5) improper duct material. ELECTRIC OR GAS RANGES, COOKTOPS, AND OVENS 22 TAC 535.232(e) The inspector shall report as Deficient: (1) inoperative units; (2) missing or damaged components; (3) combustible material within thirty inches above the cook top burners; (4) absence of an anti-tip device, if applicable; (5) gas leaks; (6) the absence of a gas shutoff valve within six feet of the appliance; (7) the absence of a gas appliance connector or one that exceeds six feet in length; (8) gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; (9) deficiencies in: (A) thermostat accuracy (within 25 degrees at a setting of 350 F); (B) mounting and performance; (C) gas shut-off valves; (D) access to a gas shutoff valves that prohibits full operation; and (E) gas appliance connector materials. MICROWAVE OVENS 22 TAC 535.232(f) The inspector shall inspect built-in units and report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; and (3) missing or damaged components. MECHANICAL EXHAUST SYSTEMS AND BATHROOM HEATERS 22 TAC 535.232(g) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) missing or damaged components; (4) ducts that do not terminate outside the building; and (5) a gas heater that is not vented to the exterior of the building unless the unit is listed as an unvented type. GARAGE DOOR OPERATORS 22 TAC 535.232(h) The inspector shall report as Deficient: (1) inoperative units; (2) deficiencies in performance or mounting; (3) missing or damaged components; (4) installed photoelectric sensors located more than six inches above the garage floor; and (5) door locks or side ropes that have not been removed or disabled. DRYER EXHAUST SYSTEMS 22 TAC 535.232(i) The inspector shall report as Deficient: (1) missing or damaged components; (2) the absence of a dryer exhaust system when provisions are present for a dryer; (3) ducts that do not terminate to the outside of the building; (4) screened terminations; and (5) ducts that are not made of metal with a smooth interior finish.
A high loop or air gap was observed to be missing for the dishwashers drain line. High loops or air gaps help in separating waste water from the supply water and also helps to prevent the flow of drain water from coming back into the dishwasher.
The wiring that services the food waste disposer was found to be incorrect and/or unprotected. The wiring should be protected in a conduit or be an appliance rated wiring.
The electrical conductor entering the food waste disposer was found to not be properly protected. A bushing with a clamp should be installed to help minimize the food waste disposers housing from cutting the electrical conductor.
The digital display was found to be damaged and/or not displaying correctly.
The manual locks for the garage door were found to not be disabled. When an automatic garage door opener is installed, the manual door locks should either be disabled or removed. This is to prevent damage to the garage door, garage door hardware and automatic garage door opener in the event that the door was locked and the garage door opener engaged.
The garage door failed to auto reverse upon applying a reasonable amount of resistance. Improvements can usually be made by adjusting the sensitivity control located on the garage door opener. This is considered to be a SAFETY HAZARD and it is recommended to repair as needed.
The automatic garage door openers light was found to be inoperative. This condition may need a bulb replacement, fixture repair or a fixture replacement.
When tested, the reversing sensors failed to reverse with the left garage door operator. This is considered to be a SAFETY HAZARD and it is recommended to repair or replace as needed.
LIMITATIONS 22 TAC 535.233(a) An inspector is not required to inspect the components or systems described under this section. SCOPE 22 TAC 535.233(b) If an inspector agrees to inspect a component or system described under this section, the general provisions under 535.227 and the provisions and requirements of this section applicable to that system or component apply. LANDSCAPE IRRIGATION (SPRINKLER) SYSTEMS 22 TAC 535.233(c) (1) The inspector shall: (A) manually operate all zones or stations on the system through the controller; (B) report as Deficient: (i) the absence of a rain or moisture sensor, (ii) inoperative zone valves; (iii) surface water leaks; (iv) the absence of a backflow prevention device; (v) the absence of shut-off valves between the water meter and backflow device; (vi) deficiencies in the performance and mounting of the controller; (vii) missing or damaged components; and (viii)deficiencies in the performance of the water emission devices; such as, sprayer heads, rotary sprinkler heads, bubblers or drip lines. (2) The inspector is not required to inspect: (A) for effective coverage of the irrigation system; (B) the automatic function of the controller; (C) the effectiveness of the sensors; such as, rain, moisture, wind, flow or freeze sensors; or (D) sizing and effectiveness of backflow prevention device. SWIMMING POOLS, SPAS, HOT TUBS, AND EQUIPMENT 22 TAC 535.233(d) (1) The inspector shall: (A) report the type of construction; (B) report as Deficient: (i) the presence of a single blockable main drain (potential entrapment hazard); (ii) a pump motor, blower, or other electrical equipment that lacks bonding; (iii) the absence of or deficiencies in safety barriers; (iv) water leaks in above-ground pipes and equipment; (v) the absence or failure in performance of ground-fault circuit interrupter protection devices; and (vi) deficiencies in: (I) surfaces; (II) tiles, coping, and decks; (III) slides, steps, diving boards, handrails, and other equipment; (IV) drains, skimmers, and valves; (V) filters, gauges, pumps, motors, controls, and sweeps; (VI) lighting fixtures; and (VII) the pool heater that these standards of practice require to be reported for the heating system. (2) The inspector is not required to: (A) disassemble filters or dismantle or otherwise open any components or lines; (B) operate valves; (C) uncover or excavate any lines or concealed components of the system; (D) fill the pool, spa, or hot tub with water; (E) inspect any system that has been winterized, shut down, or otherwise secured; (F) determine the presence of sub-surface water tables; (G) determine the effectiveness of entrapment covers; (H) determine the presence of pool shell or sub-surface leaks; or (I) inspect ancillary equipment such as computer controls, covers, chlorinators or other chemical dispensers, or water ionization devices or conditioners other than required by this section. OUTBUILDINGS 22 TAC 535.233(e) (1) The inspector shall report as Deficient the absence or failure in performance of ground-fault circuit interrupter protection devices in gradelevel portions of unfinished accessory buildings used for storage or work areas, boathouses, and boat hoists; and (2) The inspector shall report as Deficient deficiencies in the structural, electrical, plumbing, heating, ventilation, and cooling systems that these standards of practice require to be reported for the principal building. PRIVATE WATER WELLS 22 TAC 535.233(f) (1) The inspector shall: (A) operate at least two fixtures simultaneously; (B) recommend or arrange to have performed coliform testing; (C) report: (i) the type of pump and storage equipment; (ii) the proximity of any known septic system; (D) report as Deficient deficiencies in: (i) water pressure and flow and performance of pressure switches; (ii) the condition of accessible equipment and components; and (iii) the well head, including improper site drainage and clearances. (2) The inspector is not required to: (A) open, uncover, or remove the pump, heads, screens, lines, or other components of the system; (B) determine the reliability of the water supply or source; or (C) locate or verify underground water leaks. PRIVATE SEWAGE DISPOSAL (SEPTIC) SYSTEMS. 22 TAC 535.233(g) (1) The inspector shall: (A) report: (i) the type of system; (ii) the location of the drain or distribution field; (iii) the proximity of any known water wells, underground cisterns, water supply lines, bodies of water, sharp slopes or breaks, easement lines, property lines, soil absorption systems, swimming pools, or sprinkler systems; (B) report as Deficient: (i) visual or olfactory evidence of effluent seepage or flow at the surface of the ground; (ii) inoperative aerators or dosing pumps; and (iii) deficiencies in: (I) accessible components; (II) functional flow; (III) site drainage and clearances around or adjacent to the system; and (IV) the aerobic discharge system. (2) The inspector is not required to: (A) excavate or uncover the system or its components; (B) determine the size, adequacy, or efficiency of the system; or (C) determine the type of construction used.
A damaged sprinkler head was found in zone 2. It is recommended that an irrigation specialist repair of the affected heads.
Zone 8 was found to not be connected to the controller and was found to not operate at the time of the inspection.
