The Scope and Purpose of a Home Inspection

Purchasing property involves risk

The purpose of a home inspection is to help reduce the risk associated with the purchase of a structure by providing a professional opinion about the overall condition of the structure. A home inspection is a limited visual inspection and it cannot eliminate this risk. Some homes present more risks than others. We cannot control this, but we try to help educate you about what we don’t know during the inspection process. This is more difficult to convey in a report and one of many reasons why we recommend that you attend the inspection.

A home inspection is not an insurance policy or warranty

This report does not substitute for or serve as a warranty or guarantee of any kind. Home warranties can be purchased separately from firms that provide this service.

A home inspection is visual and not destructive

The descriptions and observations in this report are based on a visual inspection of the structure. We inspect the aspects of the structure that can be viewed without dismantling, damaging or disfiguring the structure and without moving furniture and interior furnishings. Areas that are concealed, hidden or inaccessible to view are not covered by this inspection. Some systems cannot be tested during this inspection as testing risks damaging the building. For example, overflow drains on bathtubs are generally not tested because if they were found to be leaking they could damage the finishes below. Our procedures involve non-invasive investigation and non-destructive testing which will limit the scope of the inspection.

What about code?

This inspection and report are not intended for city / local code compliance. During the construction process structures are inspected for code compliance by municipal inspectors. Framing is open at this time and conditions can be fully viewed. Framing is not open during inspections of finished homes, and this limits the inspection. All houses fall out of code compliance shortly after they are built, as the codes continually change. National codes are augmented at least every three years for all of the varying disciplines. Municipalities can choose to adopt and phase in sections of the codes on their own timetables. There are generally no requirements to bring older homes into compliance unless substantial renovation is being done. Sometimes your inspector might reference codes to give you more understanding or to back up his claims, but this does not constitute a "code violation" or have legal authority to punish anyone for violating a code.

This is just our opinion

Construction techniques and standards vary. There is no one way to build a house or install a system in a house. The observations in this report are the opinions of the home inspector based on his training, experience, and standards set forth by TREC. Other inspectors and contractors are likely to have some differing opinions. If your inspector feels he is not qualified or competent to inspect a certain system (like solar panels), he may recommend other specialists. You are welcome to seek opinions from other professionals.

Your expectations

The overall goal of a home inspection is to help ensure that your expectations are appropriate with the house you are proposing to buy. To this end we assist with discovery by showing and documenting observations during the home inspection. This should not be mistaken for a technically exhaustive inspection designed to uncover every defect with a building. Such inspections are available but they are generally cost-prohibitive to most homebuyers.

Your participation is requested

Your presence is requested during this inspection. A written report will not substitute for all the possible information that can be conveyed verbally by a shared visual observation of the conditions of the property.

How to Read This Report

Getting the Information to You

This report is designed to deliver important and technical information in a way that is easy for anyone to access and understand. If you are in a hurry, you can take a quick look at the Summary Page and quickly get critical information for important decision making. However, we strongly recommend that you take the time to read the full Report, which can include helpful photographs, captions, diagrams, descriptions, videos and links to additional information.

The best way to get the layers of information that are presented in this report is to read your report online, which will allow you to expand your learning about your house. You will notice some words or series of words highlighted in blue and underlined – clicking on these will provide you with a link to additional information.

This report can also be printed on paper or to a PDF document.

Chapters and Sections

This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin.

Most sections will contain some descriptive information done in black font. Observation narrative, done in colored boxes, will be included if a system or component is found to be deficient in some way or if we wish to provide helpful additional information about the system or the scope of our inspection. If a system or component of the home was deemed to be in satisfactory or serviceable condition, there may be no narrative observation comments in that section and it may simply say “tested,” or “inspected.”

Observation Labels

All narrative observations are colored, numbered and labeled to help you find, refer to, and understand the severity of the observation. Observation colors and labels used in this report are:

Home Binder:
We provide you with a free Home Binder Software with your inspection. Sometimes we include homeowner tips or recommendations that may be wise to include in your Home Binder. We also include photos of data tags, photos of systems operating normally, and information. (example: data tag on the furnace & the burners working bright blue, or handwritten notes on water heaters)
Important Repair:
This is used when conditions exist that, if not repaired, could imminently cause or allow damage to other systems, but may not be overly complicated, expensive, or require advanced knowledge to address. These are important (critical) but often manageable.
Repair:
Repair and maintenance items noted during inspection. Please note that some repair items can be expensive to correct such as re-finishing hardwood floors, but are considered simply repair items due to their cosmetic nature.
Improve:
These are items that are deficient but are not as severe or urgent. Changing these items may sometimes not be required, but improving them may increase, safety or function.
Further Evaluation:
This category is used when potentially expensive, major, or severe conditions exist that need to be inspected by a specialist or licensed contractor. Often, symptoms of larger problems are identified by an inspector and a specialist is needed to understand the scope, implications, next steps, and potential cost of the condition.
Recommended Maintenance:
These are repair items that should be considered "routine home ownership items," such as servicing the furnace or changing the air filters.
Monitor:
Items that should be watched to see if correction may be needed in the future. Example: small cracks at corners.
FYI:
This is for your information only. The inspector may notice things that aren't problems or concerns, but would be very helpful to know. Often, the inspector is the only person who will have extended access to the property before you purchase the home. These comments are made for your information so you can be better prepared.
Inaccessible/Inoperable:
This is used for items that were inaccessible or not able to be inspected. Inspectors do not move belongings, furniture, or stored items. Inspectors are also not allowed to damage property or do invasive things like cut paint, remove permanent items like siding/trim, dig holes, scratch siding, etc. The inspector may also consider some items inaccessible due to safety hazards like damaged attic ladders, aggressive dogs present, etc. If items are not accessed during inspection, I recommend asking the seller to provide access before any important deadlines you may have.
Note:
Refers to aside information and /or any comments elaborating on descriptions of systems in the home or limitations to the home inspection.

Summary Page

The Summary Page is designed as a bulleted overview of all the observations noted during inspection. This helpful overview is not a substitution for reading the entire inspection report. The entire report must be read to get a complete understanding of this inspection report as the Summary Page does not include photographs or photo captions.

Summary/Overview

Home Binder

HVACS-1 Heating, Ventilation and Air Conditioning Systems:
This shows the data plate from the furnace. 📸
HVACS-5 Heating, Ventilation and Air Conditioning Systems:
This shows the data plate for the AC unit (condenser).
PS-3 Plumbing Systems:
Water Shut off Tip:
🔧A wrench is required to shut off your water.
In an emergency, you won't have time to find a wrench.
✨I recommend buying a cheap crescent wrench and leaving next to the meter so you can shut your water off quickly in an emergency.
PS-8 Plumbing Systems:
This shows the data plate for the water heater.
A-1 Appliances:
This shows the data plate from the dishwasher. The dishwasher was operated by running a normal wash cycle and was functional at the time of inspection. No leaks or water was present at the base of the unit at the completion of the cycle. The unit's efficiency of cleaning dishes is not tested. 📸

Important Repairs

SS-2 Structural Systems:
Improper Foundation Construction:
✒️
- Improper pier construction - too many shims
- Improper pier construction - piers oriented wrong way
There are many wrong ways to build pier and beam houses and very few correct ways. Houses with crawlspaces lend themselves to DIY or amateur work. When people try to work on a home's foundation themselves, they often use improper techniques. These repairs are important, but often are less expensive than slab foundations. I recommend having a qualified foundation specialist evaluate the foundation and structure for repairs.
SS-3 Structural Systems:
Crawl space is missing ventilation and is very damp. Water and high humidity in the crawlspace can contribute to the failure of structural systems, organic growth, and insects. Wet soil around piers can allow them to sink.

Improper drainage and crawlspace ventilation may be contributing to the crawl space moisture content. There should be ventilation for the crawlspace to allow any moisture to escape.

I recommend having a licensed HVAC Contractor add adequate crawlspace vents.
SS-5 Structural Systems:
Roof Repairs Needed.
The roofing material on this home is an asphalt shingle. These are often rated as 25-30 year shingles. In practice, as a roof assembly, I find these last closer to 17-20 Years depending on the quality of the installation, the steepness of the roof and the amount of exposure. Significant repairs or replacement are needed.
The asphalt composition shingles covering the roof of this home are at the end of their useful live..

Examples of specific observations noted during inspection include:
Field Shingles
- Field shingles are physically damaged in places and require repair to ensure reliable performance
- Extensive granular loss was noted on some of the field shingles. Once shingles loose their granular coatings they will deteriorate more quickly from UV exposure.
Hail damage
- At the time of the inspection, the asphalt composition shingle roof had severe visible damage which in the inspector's experience was consistent with hail damage. This damage may significantly shorten the long-term service life of the roof. Consider consulting with a qualified roofing contractor before the expiration of your Inspection Objection Deadline to determine the severity of the problem and to discuss options and costs for the roof replacement.
Wind damage
- There are some signs of mild wind damage
Flashings
- Valley flashing and flashing transition between the main roof pitch and the low slope roof appears to be a DIY application. There is evidence of leaks beneath this flashing detail.
- Roof penetration flashings were noted to be poorly woven into the shingles - the flashing apron should discharge on top of the shingles.
Recommendation:
- I recommend a qualified roofing contractor further evaluate and repair or replace the roof as needed to ensure reliable performance.
SS-8 Structural Systems:
Wall observations & deficiencies:

Exterior Walls
- Cracks of common or typical size and pattern were noted on the exterior - all homes settle and move over time. Cracks are expected to develop at stress points like corners or joints. While some cracking is normal, they should be monitored for growth or movement.
- Cracks on interior & exterior are in similar locations and may be due to the same factors.
- Exterior paint is chipping in a few areas - Paint seals and protects exterior materials from the elements. I recommend any peeling or chipping paint be properly cleaned/scraped & re-painted.
- Siding is damaged in some areas - Siding separates the home from the elements, wildlife, and temperature. When they are damaged, they cannot perform this task properly.
- Exterior gaps are not sealed - Gaps that are not sealed can allow moisture, wildlife, or temperature to pass through the walls.
- Wall penetration not sealed properly - Proper sealing techniques should be used where utilities, accessories, or other items pass through or attach to walls.
Interior walls
- Interior walls were recently painted/textured/patched - This can limit the inspection and cover previous damage or problems. Cracks, moisture stains and damage, pest damage, or other issues can all be concealed. Please understand that I always try to discover as much as possible within my parameters, but recent projects often limit what I can see.
- Greater than typical cracks were noted in many areas of the interior - all homes settle and move over time. But some patterns and indicators can stand out as more severe than others. See the photographs for more detail and explanation of this homes cracking patterns and signs. This will also be mentioned in the foundations section of this report. If you have concerns, contact a qualified foundation specialist.
- Grout damaged in the bathtub/shower - Grout seals the gaps in the shower. This can allow moisture into the walls. It is unknown how long this condition has existed and if water has entered behind the wall.
- Wall penetrations in shower/bathtub not sealed - Water can get into the areas where pipes or fixtures come through the walls. These areas should be sealed with proper materials designed for bathtub/shower applications.
- Window in shower - There is a window in the shower that is not properly water proofed. This can lead to water damage. I recommend improving the window sill or changing the window construction to be water proof.
- Water damage on interior walls - Some interior walls have water damage. This can cause structural issues, effect electrical systems, attract insects, and allow organic growth. It is possible that damaged drywall or trim may indicate damage behind the walls to things like insulation or framing.
Recommendations
- Due to the above comments, I recommend having a qualified contractor who can perform more in depth investigating that may be intrusive or destructive like making cuts or removing items. Further investigation beyond just a visual inspection may be necessary to understand the implications of the above comments.
- Some items may require having more than one type of contractor evaluate an issue. For example, moisture stains may mean you need to have a plumber AND a drywall contractor evaluate.
- I always recommend taking a walk around your home once a month and look for any problems or changes in how your walls look or perform.
ES-1 Electrical Systems:
Multiple defects were noted at the electrical main electrical panel.
Aged
- Due to the sheer number of electrical deficiencies found, a full evaluation of the homes electrical system is recommended to be performed by a licensed electrician with repairs or replacement of items made as deemed necessary for safety and functionality. The listing of defects found in this report should not be viewed as an all-inclusive listing of electrical defects at the home.
Electrical panel clearance
- Electrical panel is in an inappropriate location. Working clearance around the panel is required. When a washer/dryer are installed, that clearance will no longer be present.
Dead Front Cover
- The dead front cover has the wrong screw/fastener. Screws with sharp ends, like wood screws, are not recommended to secure the dead-front cover to the electric panel as these can puncture wiring insulation. This is a potential safety hazard. Replace the current sharp screws with the correct blunt screws.
Legend-Label
- The legend/label for the electrical panel was incomplete. A proper legend is required so that breakers are properly labeled, ensuring correct circuits are shut off in case of the need of service, etc. Properly labeling the breakers is recommended.
Breakers
- The electrical panel was equipped with breaker(s) manufactured by a company other than the panel manufacturer. Panel manufactures warn that the use of other types of breakers voids the warranty, and may void the UL listing. An evaluation of the breakers to determine their acceptability is recommended, with replacement of breakers made as needed.
Main Breaker
- The main electrical panel had no single service disconnect. Shutting off power to all the homes circuits required more than 6 hand movements. This is improper. Modern, generally-accepted safety codes require the ability to shut of power to all circuits with 6 hand movements or less
Ground rod/wire
- The electrical ground rod is not driven into the ground completely. This is a safety issue for grounding of the home. The upper end of the electrode shall be flush with or below ground level unless the aboveground end and the grounding electrode conductor attachment are protected against physical damage as specified in 250.10.
Recommendations
- I recommend having a licensed electrician evaluate the panel to address the above comments.
ES-3 Electrical Systems:
Smoke alarms were not present at all locations required by today's standards. The installation of smoke is recommended to be installed at all recommended locations for fire safety by a licensed electrician.

Dual sensor alarms incorporating both an ionization sensing chamber and photoelectric eyes are recommended.
http://www.amazon.com/Kidde-Pi9010-Battery-Photoelectric-Ionization/dp/B00PC5THCU
ES-4 Electrical Systems:
The use of GFCI (Ground Fault Circuit Interruption) protection is inconsistent with modern minimum standards for safety.

⌚🗓️ Please note that this home may have been built before GFCI protection was required. The codes slowly grew to require GFCI in more and more places. This home could have been built when requirements were different. TREC rules for reporting on these may not reflect the codes the home was built under.

💡Please remember, I use and recommend today's standards for GFCI protection. GFCIs save lives, they're relatively inexpensive, and well worth your consideration. I recommend having a licensed electrician install GFCI protection where it is missing.

Helpful Videos & links:

⚡GFCI receptacles prevent you from becoming part of an electrical current and getting electrocuted. Click on this paragraph to watch a helpful video about GFCIs:

🔌This home has an ungrounded, two wire system. GFCIs will still work if applied properly to an ungrounded system. Here is a video to help understand putting GFCI on an older home without a ground.

💵GFCI devices are relatively inexpensive. Here's a unit from Home Depot showing a typical price.

GFCI protection is missing in the following areas:
🔌
- bathroom receptacles
- outdoor receptacles
- garage and accessory building receptacles
- receptacles that serve kitchen countertops
- receptacles that are located within six feet of the outside edge of a sink, shower, or bathtub
- laundry area receptacles
- kitchen dishwasher receptacle
- indoor damp and wet location receptacles
_______________________________________________________________________________________________
Per T.R.E.C standards of practice, as of 02/01/2022 we are required to note this as a defect.
535.229. Standards of Practice: Minimum Inspection Requirements for Electrical Systems. The inspector shall: C) report as Deficient: (i) the absence of ground-fault circuit interrupter protection in all:
- bathroom receptacles;
- garage and accessory building receptacles;
- outdoor receptacles;
- crawl space receptacles and lighting outlets;
- basement receptacles;
- receptacles that serve kitchen countertops;
- receptacles that are located within six feet of the outside edge of a sink, shower, or bathtub;
- laundry area receptacles;
- indoor damp and wet location receptacles;
- kitchen dishwasher receptacle; and
- electrically heated floors
ES-5 Electrical Systems:
CO (carbon Monoxide) alarms were not present at all locations required by today's standards (referenced below). The installation of CO detectors is recommended to be conducted by a qualified contactor for safety reasons. Carbon Monoxide (CO) detectors are recommended to be installed outside of each sleeping area, in the area(s) of any gas appliances, and any fireplace(s). CO alarms are recommended if any gas appliances are present in the home or if the home contains a garage. More information about CO detectors and there requirements can be found here:
https://www.nfpa.org/Public-Education/By-topic/Fire-and-life-safety-equipment/Carbon-monoxide
Since 2012, IRC code requires a carbon monoxide detector to be present within the vicinity of all bedrooms when fireplaces, gas appliances, or an attached garage are present [IRC R315
PS-1 Plumbing Systems:
Washer hookup was left on and water was flowing out of it upon my arrival.

I turned the hook up off, but it was rather difficult to get completely off.

It is time to replace this valve so that it is easy to shut off completely without the risk of water dripping out.
PS-7 Plumbing Systems:
Sewer Camera Observations:
I highly recommend having a licensed plumber further evaluate the main drain to fully understand the extent and cost of needed repairs.
- Heavy roots were noted in the main drain.
- Offsets were noted in the main drain.
- The portion of the main drain that passes underneath the foundation wall has not been replaced. The reason all of the other drain has been replaced is because cast-iron is nearing the end of its useful life and is deteriorating. This portion has significant amounts of roots inside of it and may be deteriorating beyond repair.
- FYI, the main city sewer is damaged where this home's sewer line terminates. This is not the property of or the responsibility of the owner of this home, but the city may be grateful to know of this damage.
▶️Here is the link to the YouTube video of the sewer scope. The video is unlisted, only people with the link will be able to find and watch the video.
PLEASE NOTE, THE VIDEO HAS SOUND AND INCLUDES MY NARRATIONS DURING THE SCOPE.
A-3 Appliances:
Dishwasher was holding water in the bottom at the time of inspection. I did not test the dishwasher because if it has a drain problem, running it could cause further damage.

I recommend having a qualified contractor evaluate this appliance for repair.

Repair

SS-6 Structural Systems:

The attic was missing or settled insulation in some areas. This condition can result in increased heating and cooling costs, reduced comfort levels. The Inspector recommends that insulation be properly distributed to cover all portions of the attic located above the home living space. All work should be performed by a qualified contractor.
SS-7 Structural Systems:
The attic ventilation was inadequate. Typically one square foot of ventilation is needed for every 150sq ft of attic "floor" area. I recommend having the attic ventilation evaluated by a contractor familiar with ventilation methods. Here's a good calculator to determine needed ventilation:
https://www.owenscorning.com/roofing/components/vent-calculator
SS-11 Structural Systems:
Door observations & deficiencies:
Doors are an important part of every day life in a home. Many door issues are simply annoying, while others can be important to the function of a home. Doors provide safety from the elements, security, privacy, and separation from utilities. I recommend these items be addressed by a qualified contractor.

Exterior door observations:
- Front door has damaged hardware.
- Front door has large gap between the frame and floor.
Interior door observations:
- loose hardware noted on a few doors
- missing hardware noted
- multiple interior doors are damaged
- Water heater closet door does not latch shut. It is important at this store shots to prevent carbon monoxide from entering the living space.
Screen door observations:
- Front screen door has loose hardware and rubs/sticks
SS-13 Structural Systems:
Patio observations & deficiencies:
- Joists are separating from the ledger board. Joist hangers should have been used in this area to keep this from happening.
- Moisture stains were noted on parts of the covered patio. The flashings installed for this area on the roof were done improperly and are not workmanlike.
- Front patio slab is separating from the home. This may be due to settling or poor connection between the pad and the structure.
- large cracks were noted in the front patio slab.
I recommend having these conditions evaluated by appropriate contractors. Multiple types may be required such as roofers, patio specialists, or foundation companies.
ES-2 Electrical Systems:
Deficiencies noted on wiring and fixtures:
- Bedroom ceiling fan is extremely noisy. It may be out of balance or have loose parts.
- Bedroom ceiling fan appears to be operated by a remote. The remote control was not found.
- Wire splices on the patio should be in an exterior rated junction box with a cover.
- Cloth wiring on the exterior has severely damaged sheathing and has exposed the conductors. The cloth wiring also passes through the wall unprotected. Cloth wiring is susceptible to damage in general and should not be installed unprotected in any manner. Cloth wiring is also not rated for outdoor use.
- Wiring for the air conditioning condenser passes through the masonry unprotected and unsupported.
- Panel box for the condenser has an empty knock out that will expose the interior of the panel to the elements and to wildlife.
- Exterior receptacle does not have a proper weatherproof cover. The cover for the receptacle on the patio is damaged.
I recommend having a licensed electrician perform a checkup on the home and make recommendations as to what repairs or improvements could be mad for safety and operability.
HVACS-2 Heating, Ventilation and Air Conditioning Systems:
Furnace flue is touching combustibles. Flues become hot and can raise combustible materials to their flashpoint. Flues like this should have at least 1 inch clearance to combustible material to avoid a fire hazard.
PS-2 Plumbing Systems:
Hose Bibb observations and deficiencies:
- The exterior hose bibb(s) are not sealed at the wall. All wall penetrations should be sealed properly to prevent moisture and insect intrusion. Repair/seal as needed.
- hose bib on the left side of the home may not be protected from freezing. The water line extends approximately 4 inches out of the brick.
PS-6 Plumbing Systems:
Multiple plumbing drain deficiencies were noted at the time of inspection. I recommend that a licensed plumbing contractor repair and replace as needed.
- Bath tub had a slow drain.
- Toilet is loose at the floor.
A-2 Appliances:
An air gap is recommended to protect the dishwasher from accidental contamination if the sewer line were to back up. If an air gap cannot be installed, at least run the drain line above the level of the sink drain to create a high loop. This was an older way of protecting the dishwasher. Hire a licensed plumber to install an air gap.
A-6 Appliances:
Dryer vent terminations are missing. This can allow wildlife and the elements into the vents. I recommend having proper terminations installed over these.

Improvements

ES-6 Electrical Systems:
AFCI breakers were not present in the electrical panel and were not required on homes built prior to 2004/2005 depending on the local municipality. They were required in the bedrooms from 2005 -2008. After 2008 in the locations noted below. This is a as-built condition at the time of construction, but per T.R.E.C standards we are required to note this as a defect
This type of protection is designed to detect and help prevent electrical arcing, which is a potential fire hazard.
Although AFCI protection was not required at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding.
The installation of AFCI breakers is recommended as a safety upgrade for circuits servicing bedrooms and living areas due to their ability to sense damage to wiring and "shut off" if an arc fault is detected in conductors, their connections, or items plugged into receptacles. A licensed electrician can be consulted for more information. It may not be possible to install AFCI breakers in some older panels - and upgrading the panel should be considered in these situations.

Per T.R.E.C standards of practice, as of 02/01/2022 we are required to note this as a defect.
535.229. Standards of Practice: Minimum Inspection Requirements for Electrical Systems. The inspector shall: C) report as Deficient: (ii) the absence Arc-Fault protection in the following locations: (I) Kitchens; (II) Family rooms; (III) dining rooms; (IV) living rooms; (V) parlors; (VI) libraries; (VII) dens; (VIII) bedrooms; (IX) sunrooms; (X) recreation rooms; (XI) closets; (XII) hallways; and (XIII) laundry area;
ES-7 Electrical Systems:

The laundry room receptacle(s) are not GFCI protected. I recommend that a licensed electrical contractor repair/install as needed.
NEWER CODE - 2017 NEC standards require GFCI (ground-fault circuit-interrupter) protection for all standard receptacles serving laundry areas. This includes the 20-amp designated receptacle for the washer (and gas dryer, as applicable) and any general-use receptacles.
ES-8 Electrical Systems:

The laundry room receptacle(s) are not all GFCI protected. I recommend that a licensed electrical contractor repair/install as needed.

NEWER CODE - 2020 NEC requires that all 125-volt through 250-volt receptacles installed in the locations specified in 210.8(A)(1) through (A)⁠(11) and supplied by single-phase branch circuits rated 150 volts or less to ground shall have ground-fault circuit-interrupter protection for personnel.

This includes the dryer 220V/240V receptacle.
ES-9 Electrical Systems:
The receptacles in the home are Not Tamper-resistant (TR) at the time of the inspection. This is an as-built condition at the time of construction, but per T.R.E.C standards we are required to note this as a defect. I recommend that a licensed electrical contractor be consulted on installation of tamper resistant receptacle(s) as a safety upgrade. Tamper-resistant (TR) receptacles were first required within the 2008 edition of the National Electrical Code (NEC).

TR receptacles function electrically like a standard receptacle but adds a built-in safety mechanism that helps prevent electricity from energizing anything that is stuck into the receptacle that shouldn’t be. TR receptacles greatly reduce the potential for electrical shocks, and are a necessary and effective way to better protect your family from the dangers associated with electricity.

__________________________________________________
# 535.229 Standards of Practice: Minimum Inspection Requirements for Electrical Systems.
(b)Branch circuits, connected devices, and fixtures.
1)The inspector shall report as Deficient:
(vi) receptacles less than five and a half feet above the floor that are not tamper resistant;
ES-10 Electrical Systems:
The laundry clothes dryer plug is the old three-pronged, non-grounded style that is not compatible with the new four-pronged, grounded style plugs that are on the new dryers bought today. I recommend having a licensed electrician install the proper 4 prong receptacle.
ES-11 Electrical Systems:
The electric receptacle to service the AC compressor in missing/not present at the exterior. These are recommended within sight of the AC compressor for improved safety when servicing the system. Technically, any outlet on the same level as the AC compressor and within 25 feet will work to meet standards.
PS-4 Plumbing Systems:
The exterior hose bibb(s) is missing the vacuum breaker. Install as needed.
PS-10 Plumbing Systems:
Gas line not wrapped where it passes through exterior walls:
New standards and best practices require the gas line to be wrapped with a waterproof material where it passes through an exterior wall. This would be a worthwhile improvement in this area.

Further Evaluation

SS-1 Structural Systems:
Signs of Foundation Movement:
✒️
- Large cracks in walls & ceiling
- Large cracks in exterior walls
- Floors not level
- Deflection/Sagging in floors
- Doors not square/rubbing on floors
When the foundation moves, the whole home is affected. The Texas Panhandle has expansive soils, but movement often arises out of a combination of problems like poor soil compaction, poor construction techniques, over-watering lawns, DIY work, etc. Signs of movement can indicate further issues. A home inspector cannot always determine the causes or full ramifications of movement. Specialized equipment and techniques are required for full understanding of foundation movement. For this reason, it is recommended that you have a foundation specialist evaluate the structure.
SS-10 Structural Systems:

Floors not level - severe
The floors slope, deflect, or sag severely in one or more places. This indicates structural or foundation movement. I recommend having a qualified and licensed engineer evaluate the structure & foundation for repair.
SS-12 Structural Systems:
Cracks noted in the firebox.

The NFPA (National Fire Protection Association) recommends an annual inspection of all chimneys, fireplaces, solid fuel-burning appliances, and vents. They also recommend an NFPA 211 Standard, Level II inspection upon sale or transfer of the property. A Level II inspection includes, not only cleaning the interior of the chimney pipe, but also the use of specialized tools and testing procedures such as video cameras, etc. to thoroughly evaluate the serviceability of the entire flue lining and fireplace/chimney system. Level II inspections are not always needed, especially for short simple flues that can be inspected visually after a cleaning. If a chimney cleaning has not been performed over the past 12 months, such an inspection is recommended before the home changes ownership---for fire safety reasons. Implement any repairs as recommended.

Recommended Maintenance

A-5 Appliances:
The dryer duct should be cleaned regularly for improved safety (to prevent clogging which could lead to a fire) and to keep the dryer working reliably and efficiently. Dryer vents should be cleaned yearly for safety. If the dyer vent system has not been cleaned recently, I recommend scheduling a cleaning.

Monitor

SS-4 Structural Systems:

The lower wall has inadequate clearance from grade. The bottom of the wall should be 4-6 inches above the soil. Inadequate clearance may result in moisture intrusion of the structure. Excessively high moisture levels can result in damage to the home structure or materials from decay or deterioration. These areas are also a conducive condition for wood destroying insects. This is a common building practice in this area, however, it is deficient per TREC standards.
SS-9 Structural Systems:

Interior ceilings have minor cracks in common areas:
Cracks in walls are common at seams, corners, or complicated drywall features like vaulted ceilings. This is common with normal building settling. These typically do not indicate problems. I recommend repairing or monitoring these cracks over time.
PS-5 Plumbing Systems:
Cast iron and/or galvanized drain, waste, and vent pipes were present. These pipes typically have a 50 - 60 year life and will eventually develop inner corrosion that will affect the draining functionality of the system, and cause failure. These pipes will need to be monitored for performance, with the understanding that major repairs or replacement will be needed at some point in the future due to their age. The remaining life is undetermined. A sewer camera inspection of the pipes is highly recommended due to their age.

FYI

ES-12 Electrical Systems:
I test accessible smoke and/or CO detection devices with the "test" button available on the unit(s).

You should be aware that this only tests the battery and the unit's ability to make sound. This is not a comprehensive test of the sensors or their ability to sense smoke, a fire, or CO.

These devices are recommended to be replaced every 10 years. Unless the devices are pretty new, I recommend installing all new Smoke/Fire and CO detecting devices in the home when you move in. The peace of mind and security this can provide is worth the few dollars they cost. If the devices are newer, I recommend replacing all batteries when you move in.
HVACS-3 Heating, Ventilation and Air Conditioning Systems:
I did not test the Heat Pump(s) in heat mode due to the exterior temperature being over 80 degrees and the possibility of the units not switching back to the AC mode. I recommend that a licensed HVAC contractor test and repair or replace as needed once the exterior temperature is permitting/favorable.

535.230 Standards of Practice: Minimum Inspection Requirements for Heating, Ventilation, and Air Conditioning Systems
For heating, ventilation, and air conditioning systems inspected under this section, the inspector is not required to perform the following actions:
1. cooling or heating systems when weather conditions or other circumstances may cause equipment damage, including:
2. cooling equipment when the outdoor temperature is less than 60 degrees Fahrenheit; and
3. heat pumps, in the heat pump mode, when the outdoor temperature is above 80 degrees Fahrenheit;
HVACS-6 Heating, Ventilation and Air Conditioning Systems:
The ambient air test was performed by using thermometers on the air handler to determine if the difference in temperatures of the supply and return air is between 15 degrees and 22 degrees which indicates that the unit is cooling as intended. The air temperature on your system read.
- Unit # 1 17-22 Degrees temperature differential. This indicates the range in temperature drop is normal.
A-4 Appliances:
Range/oven were not inspected.
Since gas was not on to the home, inspection was not conducted of the range/oven. Visual inspections of these appliances are not enough to give an indication of their performance or safety.

Inaccessible Inoperables

AIPBI-1 📰Additional Information Provided By Inspector:
Gas is shut off at the meter. Things like the water heater and Range/Oven cannot be tested when there is no gas.
PS-9 Plumbing Systems:
Gas was off to the home.
Proper operation of the water heater cannot be verified.
PS-11 Plumbing Systems:
Gas was off to the home at the time of inspection. Certain items like connections, appliances, and potential leaks cannot be evaluated unless gas pressure is present. Only a visual inspection of accessible distribution systems was conducted. As you can imagine, this is extremely limited and not a reliable indication of a functioning gas system.

I recommend having a licensed plumber do a pressure test on the home. if the home hold pressure, I recommend having that same plumber check appliances for gas leaks.

Notes

AIPBI-2 📰Additional Information Provided By Inspector:
This house was vacant / unoccupied at the time of inspection. Vacant and unoccupied houses present unique challenges for home inspection, especially the piping and wiring systems which have not be subject to regular use prior to the inspection. While these systems can be tested during inspection, this one-time test is different than regular use and it is difficult to know how these systems will respond to regular use after the inspection. For example, plumbing traps may operate with no signs of leaks and then let go when being actively used for a few days. Shower pans may only leak when someone is standing in the shower and taking a shower. Seals for plumbing fixtures can dry up and leak when not is use. Sewer lines with roots may allow water flow, but then fail when waste and tissue are flushed; it can take a few days for that to backup. Please understand we are trying our best to look for clues of past or existing problems to paint a realistic best-guess as to the reliability of these systems during inspection.
HVACS-4 Heating, Ventilation and Air Conditioning Systems:
Great safety upgrade! The Furnace/A-coil drain line has a safety shut off switch installed. This is to shut the unit down if the main drain line plugs up.

📃 Full Report

📰Additional Information Provided By Inspector

Building Characteristics, Conditions and Limitations

Structural Systems

Foundations

Grading and Drainage

Roof Covering Materials

Roof Structures and Attics

Walls (Interior and Exterior)

Ceilings and Floors

Doors (Interior and Exterior)

Windows

Stairways (Interior and Exterior)

Fireplaces and Chimneys

Porches, Balconies, Decks, and Carports

Other

Electrical Systems

Service Entrance and Panels

Branch Circuits, Connected Devices, and Fixtures

Other

Heating, Ventilation and Air Conditioning Systems

Heating Equipment

Cooling Equipment

Duct Systems, Chases, and Vents

Other

Plumbing Systems

Plumbing Supply, Distribution Systems and Fixtures

Drains, Wastes, and Vents

Water Heating Equipment

Hydro-Massage Therapy Equipment

Gas Distribution Systems and Gas Appliances

Other

Appliances

Dishwashers

Food Waste Disposers

Range Hood and Exhaust Systems

Ranges, Cooktops, and Ovens

Microwave Ovens

Mechanical Exhaust Vents and Bathroom Heaters

Garage Door Operators

Dryer Exhaust Systems

Other

Optional Systems

Landscape Irrigation (Sprinkler) Systems

Swimming Pools, Spas, Hot Tubs, and Equipment

Outbuildings

Private Water Wells (A coliform analysis is recommended.)

Private Sewage Disposal Systems

Other Built-in Appliances

Other

📰Additional Information Provided By Inspector

Building Characteristics, Conditions and Limitations

InspectedNot InspectedNot PresentDeficient

Utilities: No gas

Present During Inspection: Inspector

Occupancy: Unoccupied

Animals Present: No

Weather during the inspection: Hot and Humid

Approximate temperature during the inspection: 100+

Ground/Soil surface conditions: Dry

Rain in Last 3 Days:No

For the Purposes of This Report, the Front Door Faces: East

(AIPBI-1) Inaccessible/Inoperable:
Gas is shut off at the meter. Things like the water heater and Range/Oven cannot be tested when there is no gas.

(AIPBI-2) Note:This house was vacant / unoccupied at the time of inspection. Vacant and unoccupied houses present unique challenges for home inspection, especially the piping and wiring systems which have not be subject to regular use prior to the inspection. While these systems can be tested during inspection, this one-time test is different than regular use and it is difficult to know how these systems will respond to regular use after the inspection. For example, plumbing traps may operate with no signs of leaks and then let go when being actively used for a few days. Shower pans may only leak when someone is standing in the shower and taking a shower. Seals for plumbing fixtures can dry up and leak when not is use. Sewer lines with roots may allow water flow, but then fail when waste and tissue are flushed; it can take a few days for that to backup. Please understand we are trying our best to look for clues of past or existing problems to paint a realistic best-guess as to the reliability of these systems during inspection.

Structural Systems

Foundations

InspectedNot InspectedNot PresentDeficient

Type of Foundation(s): Pier & Beam w/ Slab add on.

Crawlspace Vantage Point: Crawled in crawlspace - partially accessible (height or other items like plumbing or ductwork can limit accessibility)

Inspector's Opinion: Foundation Not Performing as intended due to age or environment & improper construction

Suggested Foundation Care & Maintenance: Proper drainage and moisture maintenance is important to all types of foundations due to the expansive nature of the Amarillo area's soils. Drainage must be directed away from all sides of the foundation with graded slopes and gutters w/ downspouts. Care should be taken not to over-water grass. Too much moisture in the soil can negatively effect the foundation. Trees and heavy foliage should be kept at least 6' away from the foundation. In most cases, floor coverings and/or stored articles prevent recognition of signs of settlement or cracking in most cases. It is important to note this was not a structural engineering survey nor was any specialized testing done of any sub-slab plumbing systems during this limited visual inspection, as these are specialized processes requiring excavation. In the event that structural movement is noted, client is advised to consult with a Foundation Specialist who can isolate and identify causes, and determine what corrective steps, if any, should be considered to either correct and/or stop structural movement.

(SS-2) Important Repair:

Improper Foundation Construction:
✒️
Improper pier construction - too many shims
Improper pier construction - piers oriented wrong way

There are many wrong ways to build pier and beam houses and very few correct ways. Houses with crawlspaces lend themselves to DIY or amateur work. When people try to work on a home's foundation themselves, they often use improper techniques. These repairs are important, but often are less expensive than slab foundations. I recommend having a qualified foundation specialist evaluate the foundation and structure for repairs.

(SS-3) Important Repair:Crawl space is missing ventilation and is very damp. Water and high humidity in the crawlspace can contribute to the failure of structural systems, organic growth, and insects. Wet soil around piers can allow them to sink.  

Improper drainage and crawlspace ventilation may be contributing to the crawl space moisture content. There should be ventilation for the crawlspace to allow any moisture to escape. 

I recommend having a licensed HVAC Contractor add adequate crawlspace vents. 

 (SS-1) Further Evaluation:
Signs of Foundation Movement:
✒️
Large cracks in walls & ceiling
Large cracks in exterior walls
Floors not level
Deflection/Sagging in floors
Doors not square/rubbing on floors

When the foundation moves, the whole home is affected. The Texas Panhandle has expansive soils, but movement often arises out of a combination of problems like poor soil compaction, poor construction techniques, over-watering lawns, DIY work, etc. Signs of movement can indicate further issues. A home inspector cannot always determine the causes or full ramifications of movement. Specialized equipment and techniques are required for full understanding of foundation movement. For this reason, it is recommended that you have a foundation specialist evaluate the structure.
Floor has deflection here
Floor has deflection here

Grading and Drainage

InspectedNot InspectedNot PresentDeficient

(SS-4) Monitor:
The lower wall has inadequate clearance from grade. The bottom of the wall should be 4-6 inches above the soil. Inadequate clearance may result in moisture intrusion of the structure. Excessively high moisture levels can result in damage to the home structure or materials from decay or deterioration. These areas are also a conducive condition for wood destroying insects. This is a common building practice in this area, however, it is deficient per TREC standards.

Roof Covering Materials

InspectedNot InspectedNot PresentDeficient

Types of Roof Covering: Three-tab composition shingle

Viewed From: Walked on roof

(SS-5) Important Repair:Roof Repairs Needed. 
The roofing material on this home is an asphalt shingle. These are often rated as 25-30 year shingles. In practice, as a roof assembly, I find these last closer to 17-20 Years depending on the quality of the installation, the steepness of the roof and the amount of exposure.  Significant repairs or replacement are needed. 
The asphalt composition shingles covering the roof of this home are at the end of their useful live..
 
Examples of specific observations noted during inspection include:
Field Shingles
Field shingles are physically damaged in places and require repair to ensure reliable performance
Extensive granular loss was noted on some of the field shingles. Once shingles loose their granular coatings they will deteriorate more quickly from UV exposure.
Hail damage
At the time of the inspection, the asphalt composition shingle roof had severe visible damage which in the inspector's experience was consistent with hail damage. This damage may significantly shorten the long-term service life of the roof. Consider consulting with a qualified roofing contractor before the expiration of your Inspection Objection Deadline to determine the severity of the problem and to discuss options and costs for the roof replacement.
Wind damage
There are some signs of mild wind damage
Flashings
Valley flashing and flashing transition between the main roof pitch and the low slope roof appears to be a DIY application. There is evidence of leaks beneath this flashing detail.
Roof penetration flashings were noted to be poorly woven into the shingles - the flashing apron should discharge on top of the shingles.
Recommendation:
I recommend a qualified roofing contractor further evaluate and repair or replace the roof as needed to ensure reliable performance.

Roof Structures and Attics

InspectedNot InspectedNot PresentDeficient

Attic Ventilation: Gable Vent

Viewed From: From attic hatch

Type of Insulation: Cellulose

Approximate Average Depth of Insulation: Less then 6 inches in multiple areas, Just a few inches

(SS-6) Repair:
The attic was missing or settled insulation in some areas. This condition can result in increased heating and cooling costs, reduced comfort levels. The Inspector recommends that insulation be properly distributed to cover all portions of the attic located above the home living space. All work should be performed by a qualified contractor.

(SS-7) Repair:
The attic ventilation was inadequate. Typically one square foot of ventilation is needed for every 150sq ft of attic "floor" area.  I recommend having the attic ventilation evaluated by a contractor familiar with ventilation methods. Here's a good calculator to determine needed ventilation:
https://www.owenscorning.com/roofing/components/vent-calculator

Walls (Interior and Exterior)

InspectedNot InspectedNot PresentDeficient

Exterior Wall Materials:Brick VeneerWood

(SS-8) Important Repair:Wall observations & deficiencies:

Exterior Walls
Cracks of common or typical size and pattern were noted on the exterior - all homes settle and move over time. Cracks are expected to develop at stress points like corners or joints. While some cracking is normal, they should be monitored for growth or movement.
Cracks on interior & exterior are in similar locations and may be due to the same factors.
Exterior paint is chipping in a few areas - Paint seals and protects exterior materials from the elements. I recommend any peeling or chipping paint be properly cleaned/scraped & re-painted.
Siding is damaged in some areas - Siding separates the home from the elements, wildlife, and temperature. When they are damaged, they cannot perform this task properly.
Exterior gaps are not sealed - Gaps that are not sealed can allow moisture, wildlife, or temperature to pass through the walls.
Wall penetration not sealed properly - Proper sealing techniques should be used where utilities, accessories, or other items pass through or attach to walls.
Interior walls
Interior walls were recently painted/textured/patched - This can limit the inspection and cover previous damage or problems. Cracks, moisture stains and damage, pest damage, or other issues can all be concealed. Please understand that I always try to discover as much as possible within my parameters, but recent projects often limit what I can see.
Greater than typical cracks were noted in many areas of the interior - all homes settle and move over time. But some patterns and indicators can stand out as more severe than others. See the photographs for more detail and explanation of this homes cracking patterns and signs. This will also be mentioned in the foundations section of this report. If you have concerns, contact a qualified foundation specialist.
Grout damaged in the bathtub/shower - Grout seals the gaps in the shower. This can allow moisture into the walls. It is unknown how long this condition has existed and if water has entered behind the wall.
Wall penetrations in shower/bathtub not sealed - Water can get into the areas where pipes or fixtures come through the walls. These areas should be sealed with proper materials designed for bathtub/shower applications.
Window in shower - There is a window in the shower that is not properly water proofed. This can lead to water damage. I recommend improving the window sill or changing the window construction to be water proof.
Water damage on interior walls - Some interior walls have water damage. This can cause structural issues, effect electrical systems, attract insects, and allow organic growth. It is possible that damaged drywall or trim may indicate damage behind the walls to things like insulation or framing.
Recommendations
Due to the above comments, I recommend having a qualified contractor who can perform more in depth investigating that may be intrusive or destructive like making cuts or removing items. Further investigation beyond just a visual inspection may be necessary to understand the implications of the above comments.
Some items may require having more than one type of contractor evaluate an issue. For example, moisture stains may mean you need to have a plumber AND a drywall contractor evaluate.
I always recommend taking a walk around your home once a month and look for any problems or changes in how your walls look or perform.
Window in shower
Moisture stains beneath laundry hookups (the dampness can be felt)
Water coming through walls behind the laundry hookups
These stones are loose
Window in shower
Moisture stains beneath laundry hookups (the dampness can be felt)
Water coming through walls behind the laundry hookups
These stones are loose

Ceilings and Floors

InspectedNot InspectedNot PresentDeficient

 (SS-10) Further Evaluation:
Floors not level - severe
The floors slope, deflect, or sag severely in one or more places. This indicates structural or foundation movement. I recommend having a qualified and licensed engineer evaluate the structure & foundation for repair.

(SS-9) Monitor:
Interior ceilings have minor cracks in common areas:
Cracks in walls are common at seams, corners, or complicated drywall features like vaulted ceilings. This is common with normal building settling. These typically do not indicate problems. I recommend repairing or monitoring these cracks over time.

Doors (Interior and Exterior)

InspectedNot InspectedNot PresentDeficient

Overall: All doors appeared to be functioning properly with some exceptions - see below

(SS-11) Repair:
Door observations & deficiencies:
Doors are an important part of every day life in a home. Many door issues are simply annoying, while others can be important to the function of a home. Doors provide safety from the elements, security, privacy, and separation from utilities. I recommend these items be addressed by a qualified contractor.

Exterior door observations:
Front door has damaged hardware.
Front door has large gap between the frame and floor.

Interior door observations:
loose hardware noted on a few doors
missing hardware noted
multiple interior doors are damaged
Water heater closet door does not latch shut. It is important at this store shots to prevent carbon monoxide from entering the living space. 

Screen door observations:
Front screen door has loose hardware and rubs/sticks

Windows

InspectedNot InspectedNot PresentDeficient

Stairways (Interior and Exterior)

InspectedNot InspectedNot PresentDeficient

Fireplaces and Chimneys

InspectedNot InspectedNot PresentDeficient

Construction Type: Insert

Type of Fireplace: Wood burning

 (SS-12) Further Evaluation:
Cracks noted in the firebox.

The NFPA (National Fire Protection Association) recommends an annual inspection of all chimneys, fireplaces, solid fuel-burning appliances, and vents. They also recommend an NFPA 211 Standard, Level II inspection upon sale or transfer of the property. A Level II inspection includes, not only cleaning the interior of the chimney pipe, but also the use of specialized tools and testing procedures such as video cameras, etc. to thoroughly evaluate the serviceability of the entire flue lining and fireplace/chimney system. Level II inspections are not always needed, especially for short simple flues that can be inspected visually after a cleaning. If a chimney cleaning has not been performed over the past 12 months, such an inspection is recommended before the home changes ownership---for fire safety reasons. Implement any repairs as recommended.

Porches, Balconies, Decks, and Carports

InspectedNot InspectedNot PresentDeficient

(SS-13) Repair:Patio observations & deficiencies:
 Joists are separating from the ledger board. Joist hangers should have been used in this area to keep this from happening.
Moisture stains were noted on parts of the covered patio. The flashings installed for this area on the roof were done improperly and are not workmanlike. 
Front patio slab is separating from the home. This may be due to settling or poor connection between the pad and the structure.
large cracks were noted in the front patio slab. 

I recommend having these conditions evaluated by appropriate contractors. Multiple types may be required such as roofers, patio specialists, or foundation companies.

Other

InspectedNot InspectedNot PresentDeficient

Electrical Systems

Service Entrance and Panels

InspectedNot InspectedNot PresentDeficient

Electrical Service Conductors: Overhead Service

Panel Type: Circuit Breakers

(ES-1) Important Repair:Multiple defects were noted at the electrical main electrical panel.
Aged
Due to the sheer number of electrical deficiencies found, a full evaluation of the homes electrical system is recommended to be performed by a licensed electrician with repairs or replacement of items made as deemed necessary for safety and functionality. The listing of defects found in this report should not be viewed as an all-inclusive listing of electrical defects at the home. 
Electrical panel clearance
Electrical panel is in an inappropriate location. Working clearance around the panel is required. When a washer/dryer are installed, that clearance will no longer be present. 
Dead Front Cover
The dead front cover has the wrong screw/fastener. Screws with sharp ends, like wood screws, are not recommended to secure the dead-front cover to the electric panel as these can puncture wiring insulation. This is a potential safety hazard. Replace the current sharp screws with the correct blunt screws.
Legend-Label
The legend/label for the electrical panel was incomplete. A proper legend is required so that breakers are properly labeled, ensuring correct circuits are shut off in case of the need of service, etc. Properly labeling the breakers is recommended. 
Breakers
The electrical panel was equipped with breaker(s) manufactured by a company other than the panel manufacturer. Panel manufactures warn that the use of other types of breakers voids the warranty, and may void the UL listing. An evaluation of the breakers to determine their acceptability is recommended, with replacement of breakers made as needed.
Main Breaker
The main electrical panel had no single service disconnect. Shutting off power to all the homes circuits required more than 6 hand movements. This is improper. Modern, generally-accepted safety codes require the ability to shut of power to all circuits with 6 hand movements or less
Ground rod/wire
The electrical ground rod is not driven into the ground completely. This is a safety issue for grounding of the home. The upper end of the electrode shall be flush with or below ground level unless the aboveground end and the grounding electrode conductor attachment are protected against physical damage as specified in 250.10.
Recommendations
I recommend having a licensed electrician evaluate the panel to address the above comments.


Large water leak below electrical panel
Large water leak below electrical panel

Branch Circuits, Connected Devices, and Fixtures

InspectedNot InspectedNot PresentDeficient

Type of Wiring: Copper

AFCI's Tested: No AFCIs present

Manually Tested Smoke and Carbon Monoxide Alarms: Smoke Detectors not present, Carbon Monoxide not present

Smoke Alarms present: Not Present

Absence of Carbon Monoxide Alarms : Not At All required locations

(ES-3) Important Repair:Smoke alarms were not present at all locations required by today's standards. The installation of smoke is recommended to be installed at all recommended locations for fire safety by a licensed electrician.

Dual sensor alarms incorporating both an ionization sensing chamber and photoelectric eyes are recommended.
http://www.amazon.com/Kidde-Pi9010-Battery-Photoelectric-Ionization/dp/B00PC5THCU

(ES-4) Important Repair:
The use of GFCI (Ground Fault Circuit Interruption) protection is inconsistent with modern minimum standards for safety. 

⌚🗓️ Please note that this home may have been built before GFCI protection was required. The codes slowly grew to require GFCI in more and more places. This home could have been built when requirements were different. TREC rules for reporting on these may not reflect the codes the home was built under. 

💡Please remember, I use and recommend today's standards for GFCI protection. GFCIs save lives, they're relatively inexpensive, and well worth your consideration. I recommend having a licensed electrician install GFCI protection where it is missing.

Helpful Videos & links:
⚡GFCI receptacles prevent you from becoming part of an electrical current and getting electrocuted. Click on this paragraph to watch a helpful video about GFCIs: 

🔌This home has an ungrounded, two wire system. GFCIs will still work if applied properly to an ungrounded system. Here is a video to help understand putting GFCI on an older home without a ground.

💵GFCI devices are relatively inexpensive. Here's a unit from Home Depot showing a typical price.


GFCI protection is missing in the following areas:
🔌
bathroom receptacles
outdoor receptacles
garage and accessory building receptacles
receptacles that serve kitchen countertops
receptacles that are located within six feet of the outside edge of a sink, shower, or bathtub
laundry area receptacles
kitchen dishwasher receptacle
indoor damp and wet location receptacles

_______________________________________________________________________________________________
Per T.R.E.C standards of practice, as of 02/01/2022 we are required to note this as a defect. 
535.229. Standards of Practice: Minimum Inspection Requirements for Electrical Systems.  The inspector shall: C) report as Deficient:   (i) the absence of ground-fault circuit interrupter protection in all:
bathroom receptacles;
garage and accessory building receptacles;
outdoor receptacles;
crawl space receptacles and lighting outlets;
basement receptacles;
receptacles that serve kitchen countertops;
receptacles that are located within six feet of the outside edge of a sink, shower, or bathtub;
laundry area receptacles;
indoor damp and wet location receptacles;
kitchen dishwasher receptacle; and
electrically heated floors

(ES-5) Important Repair:CO (carbon Monoxide) alarms were not present at all locations required by today's standards (referenced below). The installation of CO detectors is recommended to be conducted by a qualified contactor for safety reasons.  Carbon Monoxide (CO) detectors are recommended to be installed outside of each sleeping area, in the area(s) of any gas appliances, and any fireplace(s). CO alarms are recommended if any gas appliances are present in the home or if the home contains a garage. More information about CO detectors and there requirements can be found here:
https://www.nfpa.org/Public-Education/By-topic/Fire-and-life-safety-equipment/Carbon-monoxide
Since 2012, IRC code requires a carbon monoxide detector to be present within the vicinity of all bedrooms when fireplaces, gas appliances, or an attached garage are present [IRC R315

(ES-2) Repair:Deficiencies noted on wiring and fixtures:
Bedroom ceiling fan is extremely noisy. It may be out of balance or have loose parts.
Bedroom ceiling fan appears to be operated by a remote. The remote control was not found.
Wire splices on the patio should be in an exterior rated junction box with a cover.
Cloth wiring on the exterior has severely damaged sheathing and has exposed the conductors. The cloth wiring also passes through the wall unprotected. Cloth wiring is susceptible to damage in general and should not be installed unprotected in any manner. Cloth wiring is also not rated for outdoor use.
Wiring for the air conditioning condenser passes through the masonry unprotected and unsupported.
Panel box for the condenser has an empty knock out that will expose the interior of the panel to the elements and to wildlife.
Exterior receptacle does not have a proper weatherproof cover. The cover for the receptacle on the patio is damaged.

I recommend having a licensed electrician perform a checkup on the home and make recommendations as to what repairs or improvements could be mad for safety and operability.
Processing Video
(This may take up to 30 minutes...)
(This video is only viewable online.)

(ES-6) Improve:AFCI breakers were not present in the electrical panel and were not required on homes built prior to 2004/2005 depending on the local municipality. They were required in the bedrooms from 2005 -2008. After 2008 in the locations noted below. This is a as-built condition at the time of construction, but per T.R.E.C standards we are required to note this as a defect
This type of protection is designed to detect and help prevent electrical arcing, which is a potential fire hazard.
Although AFCI protection was not required at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding.
The installation of AFCI breakers is recommended as a safety upgrade for circuits servicing bedrooms and living areas due to their ability to sense damage to wiring and "shut off" if an arc fault is detected in conductors, their connections, or items plugged into receptacles. A licensed electrician can be consulted for more information. It may not be possible to install AFCI breakers in some older panels -  and upgrading the panel should be considered in these situations.

Per T.R.E.C standards of practice, as of 02/01/2022 we are required to note this as a defect. 
535.229. Standards of Practice: Minimum Inspection Requirements for Electrical Systems.  The inspector shall: C) report as Deficient:   (ii)  the absence Arc-Fault protection in the following locations:  (I) Kitchens; (II) Family rooms; (III) dining rooms;  (IV) living rooms; (V) parlors;  (VI) libraries;  (VII) dens;  (VIII) bedrooms; (IX) sunrooms;  (X) recreation rooms; (XI) closets; (XII) hallways; and (XIII) laundry area;

(ES-7) Improve:
The laundry room receptacle(s) are not GFCI protected. I recommend that a licensed electrical contractor repair/install as needed.  
NEWER CODE - 2017 NEC standards require GFCI (ground-fault circuit-interrupter) protection for all standard receptacles serving laundry areas. This includes the 20-amp designated receptacle for the washer (and gas dryer, as applicable) and any general-use receptacles.
 

(ES-8) Improve:
The laundry room receptacle(s) are not all GFCI protected. I recommend that a licensed electrical contractor repair/install as needed.  

NEWER CODE - 2020 NEC requires that all 125-volt through 250-volt receptacles installed in the locations specified in 210.8(A)(1) through (A)⁠(11) and supplied by single-phase branch circuits rated 150 volts or less to ground shall have ground-fault circuit-interrupter protection for personnel. 

This includes the dryer 220V/240V receptacle.

(ES-9) Improve:The receptacles in the home are Not Tamper-resistant (TR) at the time of the inspection. This is an as-built condition at the time of construction, but per T.R.E.C standards we are required to note this as a defect. I recommend that a licensed electrical contractor be consulted on installation of tamper resistant receptacle(s) as a safety upgrade. Tamper-resistant (TR) receptacles were first required within the 2008 edition of the National Electrical Code (NEC).

TR receptacles function electrically like a standard receptacle but adds a built-in safety mechanism that helps prevent electricity from energizing anything that is stuck into the receptacle that shouldn’t be. TR receptacles greatly reduce the potential for electrical shocks, and are a necessary and effective way to better protect your family from the dangers associated with electricity. 
﻿
__________________________________________________
# 535.229  Standards of Practice: Minimum Inspection Requirements for Electrical Systems.
(b)Branch circuits, connected devices, and fixtures.
1)The inspector shall report as Deficient:
(vi) receptacles less than five and a half feet above the floor that are not tamper resistant;

(ES-10) Improve:The laundry clothes dryer plug is the old three-pronged, non-grounded style that is not compatible with the new four-pronged, grounded style plugs that are on the new dryers bought today. I recommend having a licensed electrician install the proper 4 prong receptacle.

(ES-11) Improve:The electric receptacle to service the AC compressor in missing/not present at the exterior. These are recommended within sight of the AC compressor for improved safety when servicing the system. Technically, any outlet on the same level as the AC compressor and within 25 feet will work to meet standards.

(ES-12) FYI:I test accessible smoke and/or CO detection devices with the "test" button available on the unit(s). 

You should be aware that this only tests the battery and the unit's ability to make sound. This is not a comprehensive test of the sensors or their ability to sense smoke, a fire, or CO. 

These devices are recommended to be replaced every 10 years. Unless the devices are pretty new, I recommend installing all new Smoke/Fire and CO detecting devices in the home when you move in. The peace of mind and security this can provide is worth the few dollars they cost. If the devices are newer, I recommend replacing all batteries when you move in.

Other

InspectedNot InspectedNot PresentDeficient

Heating, Ventilation and Air Conditioning Systems

Heating Equipment

InspectedNot InspectedNot PresentDeficient

Type of Systems: Central split system Forced Air

Energy Sources: Natural Gas

Data Plate: Shown Here

Heating System Manufacturer: Payne

Number of Heating systems: One

Approx. Furnace Manufacture Year: 2015

Float in pan: N/A

(HVACS-1) Home Binder:
This shows the data plate from the furnace. 📸

(HVACS-2) Repair:Furnace flue is touching combustibles. Flues become hot and can raise combustible materials to their flashpoint. Flues like this should have at least 1 inch clearance to combustible material to avoid a fire hazard.

(HVACS-3) FYI: I did not test the Heat Pump(s) in heat mode due to the exterior temperature being over 80 degrees and the possibility of the units not switching back to the AC mode. I recommend that a licensed HVAC contractor test and repair or replace as needed once the exterior temperature is permitting/favorable.

535.230 Standards of Practice: Minimum Inspection Requirements for Heating, Ventilation, and Air Conditioning SystemsFor heating, ventilation, and air conditioning systems inspected under this section, the inspector is not required to perform the following actions:
cooling or heating systems when weather conditions or other circumstances may cause equipment damage, including:
cooling equipment when the outdoor temperature is less than 60 degrees Fahrenheit; and
heat pumps, in the heat pump mode, when the outdoor temperature is above 80 degrees Fahrenheit;

(HVACS-4) Note:Great safety upgrade! The Furnace/A-coil drain line has a safety shut off switch installed. This is to shut the unit down if the main drain line plugs up.

Cooling Equipment

InspectedNot InspectedNot PresentDeficient

Type of Systems: Central split system AC

Data Plate: Shown Here

Central Air Manufacturer: Payne

Number of AC Units: One

Approx. AC Unit Manufacture Year: 2015

Refrigerant Type: R410A

AC breaker size on the unit(s) label: At the exterior unit (30)

Actual AC Breaker size in the Panel : In panel (30)

(HVACS-5) Home Binder:
This shows the data plate for the AC unit (condenser).

(HVACS-6) FYI:The ambient air test was performed by using thermometers on the air handler to determine if the difference in temperatures of the supply and return air is between 15 degrees and 22 degrees which indicates that the unit is cooling as intended. The air temperature on your system read. 
Unit # 1   17-22 Degrees temperature differential. This indicates the range in temperature drop is normal. 

Duct Systems, Chases, and Vents

InspectedNot InspectedNot PresentDeficient

Filter Type: Disposable

Other

InspectedNot InspectedNot PresentDeficient

Plumbing Systems

Plumbing Supply, Distribution Systems and Fixtures

InspectedNot InspectedNot PresentDeficient

Location of water meter: Alley

Location of main water supply valve & shutoff: At meter, Meter wrench tip

Static water pressure reading: 50 psi

Type of supply piping material: Copper

(PS-3) Home Binder:
Water Shut off Tip:
🔧A wrench is required to shut off your water.
In an emergency, you won't have time to find a wrench.
✨I recommend buying a cheap crescent wrench and leaving next to the meter so you can shut your water off quickly in an emergency.

(PS-1) Important Repair:Washer hookup was left on and water was flowing out of it upon my arrival. 

I turned the hook up off, but it was rather difficult to get completely off. 


It is time to replace this valve so that it is easy to shut off completely without the risk of water dripping out.
Processing Video
(This may take up to 30 minutes...)
Processing Video
(This may take up to 30 minutes...)
(This video is only viewable online.)
(This video is only viewable online.)

(PS-2) Repair:Hose Bibb observations and deficiencies:
The exterior hose bibb(s) are not sealed at the wall. All wall penetrations should be sealed properly to prevent moisture and insect intrusion. Repair/seal as needed.
hose bib on the left side of the home may not be protected from freezing. The water line extends approximately 4 inches out of the brick.

(PS-4) Improve:The exterior hose bibb(s) is missing the vacuum breaker. Install as needed.

Drains, Wastes, and Vents

InspectedNot InspectedNot PresentDeficient

Type of drain piping material: PVC, Cast iron

Plumbing Cleanout Location FYI: Back Yard

(PS-7) Important Repair:
Sewer Camera Observations:﻿
 I highly recommend having a licensed plumber further evaluate the main drain to fully understand the extent and cost of needed repairs. 
Heavy roots were noted in the main drain. 
Offsets were noted in the main drain. 
The portion of the main drain that passes underneath the foundation wall has not been replaced. The reason all of the other drain has been replaced is because cast-iron is nearing the end of its useful life and is deteriorating. This portion has significant amounts of roots inside of it and may be deteriorating beyond repair.
FYI, the main city sewer is damaged where this home's sewer line terminates. This is not the property of or the responsibility of the owner of this home, but the city may be grateful to know of this damage.

▶️Here is the link to the YouTube video of the sewer scope. The video is unlisted, only people with the link will be able to find and watch the video.
PLEASE NOTE, THE VIDEO HAS SOUND AND INCLUDES MY NARRATIONS DURING THE SCOPE.
City sewer damaged
City sewer damaged

(PS-6) Repair:Multiple plumbing drain deficiencies were noted at the time of inspection. I recommend that a licensed plumbing contractor repair and replace as needed. 
Bath tub had a slow drain.
Toilet is loose at the floor. 

(PS-5) Monitor:Cast iron and/or galvanized drain, waste, and vent pipes were present. These pipes typically have a 50 - 60 year life and will eventually develop inner corrosion that will affect the draining functionality of the system, and cause failure. These pipes will need to be monitored for performance, with the understanding that major repairs or replacement will be needed at some point in the future due to their age. The remaining life is undetermined. A sewer camera inspection of the pipes is highly recommended due to their age.

Water Heating Equipment

InspectedNot InspectedNot PresentDeficient

Energy Sources: Natural Gas

Capacity: 40 gallons

Pressure Relief: Not tested due to potential damage to property

Manufacturer: Bradford White

Water Heater Location: Hallway closet

Approx. Water Heater Age: 2020

Data Plate: Shown Here

(PS-8) Home Binder:
This shows the data plate for the water heater.

(PS-9) Inaccessible/Inoperable:Gas was off to the home.
Proper operation of the water heater cannot be verified.

Hydro-Massage Therapy Equipment

InspectedNot InspectedNot PresentDeficient

Gas Distribution Systems and Gas Appliances

InspectedNot InspectedNot PresentDeficient

Location of gas meter: Alley

Type of gas distribution piping material: Black Steel

(PS-10) Improve:Gas line not wrapped where it passes through exterior walls:
New standards and best practices require the gas line to be wrapped with a waterproof material where it passes through an exterior wall. This would be a worthwhile improvement in this area.

(PS-11) Inaccessible/Inoperable:
Gas was off to the home at the time of inspection. Certain items like connections, appliances, and potential leaks cannot be evaluated unless gas pressure is present. Only a visual inspection of accessible distribution systems was conducted. As you can imagine, this is extremely limited and not a reliable indication of a functioning  gas system. 

I recommend having a licensed plumber do a pressure test on the home. if the home hold pressure, I recommend having that same plumber check appliances for gas leaks. 

Other

InspectedNot InspectedNot PresentDeficient

Appliances

Dishwashers

InspectedNot InspectedNot PresentDeficient

Dishwasher Manufacturer: Kenmore

📸: 📸 - Data plate and dishwasher run a cycle

(A-1) Home Binder:
This shows the data plate from the dishwasher. The dishwasher was operated by running a normal wash cycle and was functional at the time of inspection. No leaks or water was present at the base of the unit at the completion of the cycle. The unit's efficiency of cleaning dishes is not tested.   📸

(A-3) Important Repair:
Dishwasher was holding water in the bottom at the time of inspection. I did not test the dishwasher because if it has a drain problem, running it could cause further damage. 

I recommend having a qualified contractor evaluate this appliance for repair.

(A-2) Repair:An air gap is recommended to protect the dishwasher from accidental contamination if the sewer line were to back up. If an air gap cannot be installed, at least run the drain line above the level of the sink drain to create a high loop. This was an older way of protecting the dishwasher. Hire a licensed plumber to install an air gap.

Food Waste Disposers

InspectedNot InspectedNot PresentDeficient

Range Hood and Exhaust Systems

InspectedNot InspectedNot PresentDeficient

Ranges, Cooktops, and Ovens

InspectedNot InspectedNot PresentDeficient

(A-4) FYI:Range/oven were not inspected. 
Since gas was not on to the home, inspection was not conducted of the range/oven. Visual inspections of these appliances are not enough to give an indication of their performance or safety.

Microwave Ovens

InspectedNot InspectedNot PresentDeficient

Mechanical Exhaust Vents and Bathroom Heaters

InspectedNot InspectedNot PresentDeficient

Garage Door Operators

InspectedNot InspectedNot PresentDeficient

Dryer Exhaust Systems

InspectedNot InspectedNot PresentDeficient

Dryer Energy Source:Electric

(A-6) Repair:Dryer vent terminations are missing. This can allow wildlife and the elements into the vents. I recommend having proper terminations installed over these.   

(A-5) Recommended Maintenance:The dryer duct should be cleaned regularly for improved safety (to prevent clogging which could lead to a fire) and to keep the dryer working reliably and efficiently. Dryer vents should be cleaned yearly for safety. If the dyer vent system has not been cleaned recently, I recommend scheduling a cleaning. 

Other

InspectedNot InspectedNot PresentDeficient

Optional Systems

Landscape Irrigation (Sprinkler) Systems

InspectedNot InspectedNot PresentDeficient

Swimming Pools, Spas, Hot Tubs, and Equipment

InspectedNot InspectedNot PresentDeficient

Outbuildings

InspectedNot InspectedNot PresentDeficient

Private Water Wells (A coliform analysis is recommended.)

InspectedNot InspectedNot PresentDeficient

Private Sewage Disposal Systems

InspectedNot InspectedNot PresentDeficient

Tank Pumped (Not required in Texas): No

Other Built-in Appliances

InspectedNot InspectedNot PresentDeficient

Other

InspectedNot InspectedNot PresentDeficient

Company Information

Tumbleweed Home Inspections, LLC

The Scope and Purpose of a Home Inspection

Purchasing property involves risk

A home inspection is not an insurance policy or warranty

A home inspection is visual and not destructive

What about code?

This is just our opinion

Your expectations

Your participation is requested

How to Read This Report

Getting the Information to You

Chapters and Sections

Observation Labels

Summary Page

Summary/Overview

Home Binder

Important Repairs

Helpful Videos & links:

Repair

Improvements

Further Evaluation

Recommended Maintenance

Monitor

FYI

535.230 Standards of Practice: Minimum Inspection Requirements for Heating, Ventilation, and Air Conditioning Systems

Inaccessible Inoperables

Notes

📃 Full Report

📰Additional Information Provided By Inspector

Building Characteristics, Conditions and Limitations

Structural Systems

Foundations

Grading and Drainage

Roof Covering Materials

Roof Structures and Attics

Walls (Interior and Exterior)

Ceilings and Floors

Doors (Interior and Exterior)

Windows

Stairways (Interior and Exterior)

Fireplaces and Chimneys

Porches, Balconies, Decks, and Carports

Other

Electrical Systems

Service Entrance and Panels

Branch Circuits, Connected Devices, and Fixtures

Helpful Videos & links:

Other

Heating, Ventilation and Air Conditioning Systems

Heating Equipment

535.230 Standards of Practice: Minimum Inspection Requirements for Heating, Ventilation, and Air Conditioning Systems

Cooling Equipment

Duct Systems, Chases, and Vents

Other

Plumbing Systems

Plumbing Supply, Distribution Systems and Fixtures

Drains, Wastes, and Vents

Water Heating Equipment

Hydro-Massage Therapy Equipment

Gas Distribution Systems and Gas Appliances

Other

Appliances

Dishwashers

Food Waste Disposers

Range Hood and Exhaust Systems

Ranges, Cooktops, and Ovens

Microwave Ovens

Mechanical Exhaust Vents and Bathroom Heaters

Garage Door Operators

Dryer Exhaust Systems

Other

Optional Systems

Landscape Irrigation (Sprinkler) Systems

Swimming Pools, Spas, Hot Tubs, and Equipment

Outbuildings

Private Water Wells (A coliform analysis is recommended.)

Private Sewage Disposal Systems

Other Built-in Appliances

Other