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)
- 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.
- Clean:Items that are dirty can often perform improperly. Hard water build up, hairy drains, heavy dust or debris, messy insulation, etc. Cleaning can be an important part of keeping the home working properly.
- 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.
- 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 for the Furnace and the burners operating properly.
- HVACS-6 Heating, Ventilation and Air Conditioning Systems:
This shows the data plate for the AC unit (condenser). *Some tags faded
- PS-1 Plumbing Systems:
This shows the water pressure tested during inspection.
- PS-2 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-6 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. 📸
- A-2 Appliances:
This shows the data plate from the disposer. 📸
- A-3 Appliances:
This shows the cooktop working properly.
- A-4 Appliances:
This shows the data plate from the oven. 📸
- A-5 Appliances:
The oven(s) was operated by placing into "Bake" mode at 350F, and the heat was produced from the burner(s) and/or elements. The oven light is tested for functionality. "Clean" options and other functions are not tested.
The oven temperature is considered out of range -/+ 25 Degrees per the TREC standards of practice. See the referenced number above of your system when testing.
- A-6 Appliances:
This shows the data plate from the microwave. 📸
- OS-1 Optional Systems:
This photo shows the sprinkler controller:
Repair
- SS-7 Structural Systems:
Wall observations & deficiencies:
Exterior Walls
- Mortar Needs repair - this is often called pointing or re-pointing. Mortar is between the bricks and keeps moisture, wildlife, and the elements out of the structure. Mortar also supports the brick structurally.
- Mortar has been recently repaired - This is a regular maintenance item, but can conceal problems that may have occurred while the mortar was damaged. I recommend asking the seller when and why this was done.
- Exterior gaps are not sealed - Gaps that are not sealed can allow moisture, wildlife, or temperature to pass through the walls.
Interior walls
- Cracks of common or typical size and pattern were noted on the interior - all homes settle and move over time. Cracks are expected to develop at stress points, joints, seams, corners, or complicated drywall features like vaulted ceilings. While some cracking is normal, they should be monitored for growth or movement.
- 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.
Recommendations
- Due to the above comments, I recommend having a qualified contractor evaluate for repair or replacement.
- 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.
- SS-8 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.
Interior Doors
- Won't latch properly
- Interior doors rub/stick
- Hardware is loose
- Hardware is missing
- Loose at the hinges
- Slightly out of square
- SS-9 Structural Systems:
Window observations:
- Bedroom (with blue accent wall) window looks like it leaks. The fogginess on the window is likely from the sprinklers spraying the window. Over time, this may allow water to seep in. I recommend adjusting the sprinklers to not spray the window, and having a qualified contractor evaluate the seal of the window.
- ES-1 Electrical Systems:
Deficiencies noted on switches, remotes, and controls:
- Master bedroom ceiling fan remote is not responsive.
I recommend having a licensed electrician evaluate the control.
- HVACS-2 Heating, Ventilation and Air Conditioning Systems:
The HVAC Units in the attic (3) do not have fresh air intakes. When HVAC is included in the envelope of the home, they should have fresh air intakes to supplement the return air. I recommend having a licensed HVAC Contractor install fresh air intakes.
- PS-3 Plumbing Systems:
Plumbing Supply Observations & Deficiencies:
- Master bathtub faucet handle leaks.
- Master and upstairs shower-head are very dirty with hard water buildup, causing the shower-heads to spray irregularly.
- Laundry room vegetable sprayer is loose at the countertop.
I recommend having a licensed plumber address the above deficiencies.
- PS-4 Plumbing Systems:
Plumbing Drain Observations & Deficiencies:
- Drain stop in bathroom sinks do not operate properly. Once I depressed the drain stops, they would not return up, I had to hit them with the handle of my screw driver to make them operate. I depressed two drain stops, and they did not return up. I recommend cleaning or replacing.
- Front bathroom toilet is loose at the floor. This could lead to leaks.
- Master tub drain did not hold water in the tub during the inspection. The tub eventually drained completely with the drain in the "stopped" position.
I recommend that a licensed plumbing contractor repair and replace as needed.
- PS-7 Plumbing Systems:
One repair is needed to the water heater. I recommend additional inspection and repair of the water heater by a licensed plumber. In general, the average life of most water heaters is 8-12 years. In practice, service life has much to do with water quality and maintenance of a water heater.
Examples of repair items and other observations noted during inspection include:
Water Heater Defects:
- TPRV is not plumbed properly. The TPRV (temperature pressure relief valve) must be gravity fed, made of proper materials (CPVC or copper), have no more than 4 90° turns, and discharge to an approved location, ideally, the safety pan.
Improvements
- SS-3 Structural Systems:
Trees or foliage are too close to the structure. This can cause conditions that allow water to stay near the foundation. Tree and foliage roots may also negatively impact the foundation or underground utilities. This is also a conducive condition for Termites. I recommend trimming foliage away from the structure.
- SS-4 Structural Systems:
The roofing material on this home is asphalt shingle. These are often rated as 20-30 year shingles. In reality, the Texas Panhandle has harsh weather that often limits roof ages closer to 17-20 Years depending on the quality of the installation, the steepness of the roof and the amount of exposure. Please note that roofs require regular maintenance to keep them performing reliably.
Examples of specific observations noted during inspection include:
Fasteners
- Exposed & rusting fasteners noted. As fasteners rust, they can allow moisture into the attic space.
Field Shingles
- A few roof shingles are damaged
- Moderate granular loss was noted on some of the field shingles. Once shingles loose their granular coatings they will deteriorate more quickly from UV exposure.
Flashings
- The chimney is lacking a proper step and counter-flashing system. This is a two-part flashing system needed to prevent leaks at the chimney
- Re-direct flashings are recommended to divert roof runoff onto the roof and prevent water from running down the chimney.
I recommend any & all repairs be made by a qualified contractor with a license where required. Some items may need special attention like skylights or wood shingles.
- SS-10 Structural Systems:
Upstairs windows can open more than 4 inches. Windows that are on the second story of the home should have a safety device that limits their ability to open to 4 inches or less. I recommend having a qualified contractor install these devices.
- ES-2 Electrical Systems:
Deficiencies noted on lights and fixtures:
- light bulb is out in the garage.
I recommend replacing the bulb and if the new bulb does not work, having a licensed electrician evaluate the ballast.
- ES-3 Electrical Systems:
AFCI electrical circuit breakers were not present in all the required locations in the electrical panel.
⚡AFCI breakers sense damage to wiring and "shut off" if an arc fault is detected in conductors, their connections, or items plugged into receptacles.
Please note that this home may have been built before AFCI protection was required. The codes slowly grew to require GFCI in more and more places. This home could have been built along the way of these requirements being updated. 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 AFCI protection. GFCIs save lives, they're relatively inexpensive, and well worth your consideration. I recommend having a licensed electrician install AFCI protection where it is missing.
AFCI protection is missing for the following areas:
⚡
- kitchens
- laundry area
_______________________________________________________________________________________________
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:
- kitchens
- family rooms
- dining rooms
- living rooms
- parlors
- libraries
- dens
- bedrooms
- sunrooms
- recreation rooms
- closets
- hallways; and
- laundry area
- ES-4 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.
- HVACS-3 Heating, Ventilation and Air Conditioning Systems:
I recommend that a float switch be installed in all of the Furnace/A-coil overflow pans in the attic as an optional upgrade.
- HVACS-4 Heating, Ventilation and Air Conditioning Systems:
I recommend that a float switch be installed in all of the Furnace/A-coil condensate drain line as an optional upgrade.
- PS-9 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.
- PS-10 Plumbing Systems:
Countertop sealant/grout in the master bathroom is cracking. This may allow water to get into unwanted areas.
- A-7 Appliances:
Manual lock(s) were present on the garage door(s) that were not disabled. Garage door locks should not be present on doors with a powered opener, due to the possibility of damage to the door, if the opener was engaged with the door in the "locked" position. Removal/disabling of the lock(s) is recommended to be conducted by a qualified contractor.
- OS-2 Optional Systems:
Sprinkler Zones:
- South side yard
- SW front yard, outer corner
- Front yard, both sides, close to home
- NW front yard, outer corner
- Back side yard
- Backyard, near patio
- Backyard, back half
- Front flower bed soakers
- Some zones overspray. Angle and deposition of sprinkler heads can be improved to prevent watering anything but grass.
- Areas of the soaker hoses are spraying too powerfully, others are clogged. Pink marker flags were left in areas that need attention.
Problem areas were marked with pink survey flags for your convenience.
Further Evaluation
- SS-12 Structural Systems:
Chimney flue chase is touching combustible insulation. This flue is possibly allowed to touch insulation because of its design. However, not all applications are allowed to touch insulation. No tag was present on the visible chimney chase to determine standards, so I recommend having a qualified chimney specialist verified that this application is safe.
- SS-13 Structural Systems:
I recommend having a qualified contractor perform a Level II evaluation of the fireplaces.
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-8 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.
Cleaning Items
- PS-5 Plumbing Systems:
Many of the water fixtures have significant hard water buildup. This can impede Water flow and cause wear and tear to the fixture. There are many methods to clean this without damaging the fixture, but sometimes this damage can become so advanced that replacement is necessary.
Optionally, a water softener can be installed on the home to protect all of your fixtures from this hard water.
Monitor
- SS-1 Structural Systems:
Signs of Foundation Settling
✒️
- Cracks in Interior Walls
- Gaps at seams
Settling is a common and almost inevitable occurrence in homes. Generally, the older the home, the more likely settling is to have occurred. In Amarillo and surrounding area, we have expansive soils that often cause settling cracks or gaps. Watering yards, rapid temperature changes, and live load of a home can make settling worse or happen more quickly. Signs of settling can be easily repaired and monitored over time.
- SS-2 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-5 Structural Systems:
Ceiling structure member was bored in properly. There are very clear standards of what is allowed when this is done.
It is likely not feasible to repair this at this point. I recommend monitoring this member for cracking or splitting in the future.
If you have concerns, I recommend hiring a qualified contractor to add some support to this member by means of sistering or another similar technique.
FYI
- SS-6 Structural Systems:
The attic framing and roof sheathing inspection was limited due to the spray foam being installed and blocking viewing of most of the roof framing and sheathing.
- SS-11 Structural Systems:
The stairs in the home appear to be properly constructed. I check stairs for safety and proper construction. These stairs appear to be built properly and the handrail appears to be secure.
- HVACS-7 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.
- Unit # 2 17-22 Degrees temperature differential. This indicates the range in temperature drop is normal.
- Unit # 3 17-22 Degrees temperature differential. This indicates the range in temperature drop is normal.
- PS-8 Plumbing Systems:
I Filled the hydrotherapy tub and ran the jets for approximately 20 minutes to simulate a bath. No deficiencies or leaks were found at the time of inspection.
hydrotherapy motors are required to be bonded to the electrical system to prevent electrical shock. I could not verify the bond of this appliance.
- A-9 Appliances:
An exterior patio grill is present. While these are typically beyond the scope of a home inspection, I looked at the grill for any obvious issues. No gas was hooked up to the grill at this time so it’s operation cannot be confirmed. There is heavy grease and rust buildup on the grill I recommend cleaning the appliance and having the seller demonstrate that it works properly.
Notes
- AIPBI-1 📰Additional Information Provided By Inspector:
This home was occupied at the time of the inspection. Inspection of occupied homes presents some challenges as occupant belongings can obstruct visual inspection of and access to parts of the building. We do our best during inspection to work around belongings to discover as much as possible about the house without moving or damaging personal property, however, the presence of personal items does limit the inspection.
- ES-5 Electrical Systems:
The AFCI circuit breakers were not tested in the electrical panel due to the home being occupied. Testing/tripping these breakers shuts down power to the circuit(s), which resets modems, routers, PC's, clocks, etc. I recommend testing these breakers by pressing the "Test" button on the breaker, once all above items are off/unplugged. If the breakers do not test correctly, I recommend a licensed electrical contractor repair or replace as needed.
- ES-6 Electrical Systems:
An AFCI breaker is an acronym that stands for Arc Fault Circuit Interrupter.
AFCI (arc fault protection) is now required on all branch circuits supplying outlets or devices installed in residential dwelling unit kitchens, family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, laundry areas, and similar rooms and areas.
Arc Fault Circuit Interrupters (AFCIs) are an important electrical fire prevention and safety requirement of the National Electrical Code (NEC®), which first required them beginning in 1999. AFCIs help protect individuals and families from injuries and/or death by detecting dangerous arcing in electrical wires and shutting down an electrical system before a fire can start.
They differ from ground-fault circuit interrupters (GFCIs), which were introduced into the NEC in the 1960s. Where GFCIs are designed to protect people from shock if parts of an electric appliance or tool become energized due to a ground fault, AFCIs are designed to protect branch circuit wiring from arcing faults.
You can tell if you have AFCI breakers by looking at your electrical panel. A few breakers should have buttons for testing and be labeled as “AFCI”. However, this should not be confused with GFCI breakers (Ground Fault Circuit Interrupter) that protect wet areas.
Please note that if you add or replace receptacle outlets to the existing system, they should comply with modern AFCI standards.
- ES-7 Electrical Systems:
The electrical receptacles in the home are Tamper-resistant (TR) at the time of the inspection. 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.
- HVACS-5 Heating, Ventilation and Air Conditioning Systems:
Great upgrade! The AC overflow pan in the attic has a safety shut off switch. This is to shut the unit down if the main drain line becomes restricted. This is for your information.
📃 Full Report
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
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
📰Additional Information Provided By Inspector
Building Characteristics, Conditions and Limitations
Style of Home: French Country
InspectedNot InspectedNot PresentDeficient
Utilities: All utilities on
Present During Inspection: Inspector, Agent at the end
Occupancy: Occupied
Animals Present: No
Weather during the inspection: Clear
Approximate temperature during the inspection: 60s
Ground/Soil surface conditions: Dry
Rain in Last 3 Days:No
For the Purposes of This Report, the Front Door Faces: North, West
This home was occupied at the time of the inspection. Inspection of occupied homes presents some challenges as occupant belongings can obstruct visual inspection of and access to parts of the building. We do our best during inspection to work around belongings to discover as much as possible about the house without moving or damaging personal property, however, the presence of personal items does limit the inspection.
Structural Systems
Foundations
InspectedNot InspectedNot PresentDeficient
Type of Foundation(s): Slab on Grade
Crawlspace Vantage Point: Slab house - no crawlspace
Inspector's Opinion: Foundation Performing as intended - no deficiencies noted
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.
Signs of Foundation Settling
✒️
- Cracks in Interior Walls
- Gaps at seams
Settling is a common and almost inevitable occurrence in homes. Generally, the older the home, the more likely settling is to have occurred. In Amarillo and surrounding area, we have expansive soils that often cause settling cracks or gaps. Watering yards, rapid temperature changes, and live load of a home can make settling worse or happen more quickly. Signs of settling can be easily repaired and monitored over time.
Grading and Drainage
InspectedNot InspectedNot PresentDeficient
Trees or foliage are too close to the structure. This can cause conditions that allow water to stay near the foundation. Tree and foliage roots may also negatively impact the foundation or underground utilities. This is also a conducive condition for Termites. I recommend trimming foliage away from the structure.
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: Architectural grade composition shingle
Viewed From: Viewed at top of ladder
Previous Repairs Noted?: No
The roofing material on this home is asphalt shingle. These are often rated as 20-30 year shingles. In reality, the Texas Panhandle has harsh weather that often limits roof ages closer to 17-20 Years depending on the quality of the installation, the steepness of the roof and the amount of exposure. Please note that roofs require regular maintenance to keep them performing reliably.
Examples of specific observations noted during inspection include:
Fasteners
- Exposed & rusting fasteners noted. As fasteners rust, they can allow moisture into the attic space.
Field Shingles
- A few roof shingles are damaged
- Moderate granular loss was noted on some of the field shingles. Once shingles loose their granular coatings they will deteriorate more quickly from UV exposure.
Flashings
- The chimney is lacking a proper step and counter-flashing system. This is a two-part flashing system needed to prevent leaks at the chimney
- Re-direct flashings are recommended to divert roof runoff onto the roof and prevent water from running down the chimney.
I recommend any & all repairs be made by a qualified contractor with a license where required. Some items may need special attention like skylights or wood shingles.
Roof Structures and Attics
InspectedNot InspectedNot PresentDeficient
Attic Ventilation: Non vented due to spray foam
Viewed From: Traversed partial- limited due to no floor decking and insulation covering the floor/ceiling joists
Type of Insulation: Spray Foam
Approximate Average Depth of Insulation: 8/9- inches
Ceiling structure member was bored in properly. There are very clear standards of what is allowed when this is done.
It is likely not feasible to repair this at this point. I recommend monitoring this member for cracking or splitting in the future.
If you have concerns, I recommend hiring a qualified contractor to add some support to this member by means of sistering or another similar technique.
The attic framing and roof sheathing inspection was limited due to the spray foam being installed and blocking viewing of most of the roof framing and sheathing.
Walls (Interior and Exterior)
InspectedNot InspectedNot PresentDeficient
Exterior Wall Materials:Brick Veneer
Wall observations & deficiencies:
Exterior Walls
- Mortar Needs repair - this is often called pointing or re-pointing. Mortar is between the bricks and keeps moisture, wildlife, and the elements out of the structure. Mortar also supports the brick structurally.
- Mortar has been recently repaired - This is a regular maintenance item, but can conceal problems that may have occurred while the mortar was damaged. I recommend asking the seller when and why this was done.
- Exterior gaps are not sealed - Gaps that are not sealed can allow moisture, wildlife, or temperature to pass through the walls.
Interior walls
- Cracks of common or typical size and pattern were noted on the interior - all homes settle and move over time. Cracks are expected to develop at stress points, joints, seams, corners, or complicated drywall features like vaulted ceilings. While some cracking is normal, they should be monitored for growth or movement.
- 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.
Recommendations
- Due to the above comments, I recommend having a qualified contractor evaluate for repair or replacement.
- 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.
Ceilings and Floors
InspectedNot InspectedNot PresentDeficient
Doors (Interior and Exterior)
InspectedNot InspectedNot PresentDeficient
Overall: All doors appeared to be functioning properly with some exceptions - see below
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.
Interior Doors
- Won't latch properly
- Interior doors rub/stick
- Hardware is loose
- Hardware is missing
- Loose at the hinges
- Slightly out of square
Windows
InspectedNot InspectedNot PresentDeficient
Window observations:
- Bedroom (with blue accent wall) window looks like it leaks. The fogginess on the window is likely from the sprinklers spraying the window. Over time, this may allow water to seep in. I recommend adjusting the sprinklers to not spray the window, and having a qualified contractor evaluate the seal of the window.
Stairways (Interior and Exterior)
InspectedNot InspectedNot PresentDeficient
Fireplaces and Chimneys
InspectedNot InspectedNot PresentDeficient
Construction Type: Insert
Type of Fireplace: Gas log assembly, Wood burning with gas lighter pipe
Chimney flue chase is touching combustible insulation. This flue is possibly allowed to touch insulation because of its design. However, not all applications are allowed to touch insulation. No tag was present on the visible chimney chase to determine standards, so I recommend having a qualified chimney specialist verified that this application is safe.
I recommend having a qualified contractor perform a Level II evaluation of the fireplaces.
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
Other
InspectedNot InspectedNot PresentDeficient
Electrical Systems
Service Entrance and Panels
InspectedNot InspectedNot PresentDeficient
Electrical Service Conductors: Below ground, Copper, 2/0, 200 amps
Panel Type: Circuit Breakers
Branch Circuits, Connected Devices, and Fixtures
InspectedNot InspectedNot PresentDeficient
Type of Wiring: Copper
AFCI's Tested: No Home occupied
Manually Tested Smoke and Carbon Monoxide Alarms: Tested accessible devices
Smoke Alarms present: Outside each separate sleeping area in the immediate vicinity of the sleeping rooms, In each sleeping room
Absence of Carbon Monoxide Alarms : NO
AFCI electrical circuit breakers were not present in all the required locations in the electrical panel.
⚡AFCI breakers sense damage to wiring and "shut off" if an arc fault is detected in conductors, their connections, or items plugged into receptacles.
Please note that this home may have been built before AFCI protection was required. The codes slowly grew to require GFCI in more and more places. This home could have been built along the way of these requirements being updated. 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 AFCI protection. GFCIs save lives, they're relatively inexpensive, and well worth your consideration. I recommend having a licensed electrician install AFCI protection where it is missing.
AFCI protection is missing for the following areas:
⚡
- kitchens
- laundry area
_______________________________________________________________________________________________
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:
- kitchens
- family rooms
- dining rooms
- living rooms
- parlors
- libraries
- dens
- bedrooms
- sunrooms
- recreation rooms
- closets
- hallways; and
- laundry area
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.
The AFCI circuit breakers were not tested in the electrical panel due to the home being occupied. Testing/tripping these breakers shuts down power to the circuit(s), which resets modems, routers, PC's, clocks, etc. I recommend testing these breakers by pressing the "Test" button on the breaker, once all above items are off/unplugged. If the breakers do not test correctly, I recommend a licensed electrical contractor repair or replace as needed.
An AFCI breaker is an acronym that stands for Arc Fault Circuit Interrupter.
AFCI (arc fault protection) is now required on all branch circuits supplying outlets or devices installed in residential dwelling unit kitchens, family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, laundry areas, and similar rooms and areas.
Arc Fault Circuit Interrupters (AFCIs) are an important electrical fire prevention and safety requirement of the National Electrical Code (NEC®), which first required them beginning in 1999. AFCIs help protect individuals and families from injuries and/or death by detecting dangerous arcing in electrical wires and shutting down an electrical system before a fire can start.
They differ from ground-fault circuit interrupters (GFCIs), which were introduced into the NEC in the 1960s. Where GFCIs are designed to protect people from shock if parts of an electric appliance or tool become energized due to a ground fault, AFCIs are designed to protect branch circuit wiring from arcing faults.
You can tell if you have AFCI breakers by looking at your electrical panel. A few breakers should have buttons for testing and be labeled as “AFCI”. However, this should not be confused with GFCI breakers (Ground Fault Circuit Interrupter) that protect wet areas.
Please note that if you add or replace receptacle outlets to the existing system, they should comply with modern AFCI standards.
The electrical receptacles in the home are Tamper-resistant (TR) at the time of the inspection. 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.
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: Lennox
Number of Heating systems: Three
Approx. Furnace Manufacture Year: 2013, 2014
Float in pan: Yes, No
This shows the data plate for the Furnace and the burners operating properly.
The HVAC Units in the attic (3) do not have fresh air intakes. When HVAC is included in the envelope of the home, they should have fresh air intakes to supplement the return air. I recommend having a licensed HVAC Contractor install fresh air intakes.
I recommend that a float switch be installed in all of the Furnace/A-coil overflow pans in the attic as an optional upgrade.
I recommend that a float switch be installed in all of the Furnace/A-coil condensate drain line as an optional upgrade.
Great upgrade! The AC overflow pan in the attic has a safety shut off switch. This is to shut the unit down if the main drain line becomes restricted. This is for your information.
Cooling Equipment
InspectedNot InspectedNot PresentDeficient
Type of Systems: Central split system AC
Data Plate: Shown Here
Central Air Manufacturer: Lennox
Number of AC Units: Three
Approx. AC Unit Manufacture Year: 2013, 2014
Refrigerant Type: R410A
AC breaker size on the unit(s) label: At the exterior unit (45, 30)
Actual AC Breaker size in the Panel : In panel (20, 40)
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.
- Unit # 2 17-22 Degrees temperature differential. This indicates the range in temperature drop is normal.
- Unit # 3 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: Meter wrench tip, At meter
Static water pressure reading: Testing Photo, 65 psi
Type of supply piping material: Copper
Plumbing Supply Observations & Deficiencies:
- Master bathtub faucet handle leaks.
- Master and upstairs shower-head are very dirty with hard water buildup, causing the shower-heads to spray irregularly.
- Laundry room vegetable sprayer is loose at the countertop.
I recommend having a licensed plumber address the above deficiencies.
Drains, Wastes, and Vents
InspectedNot InspectedNot PresentDeficient
Type of drain piping material: PVC
Plumbing Cleanout Location FYI: Back Yard
Plumbing Drain Observations & Deficiencies:
- Drain stop in bathroom sinks do not operate properly. Once I depressed the drain stops, they would not return up, I had to hit them with the handle of my screw driver to make them operate. I depressed two drain stops, and they did not return up. I recommend cleaning or replacing.
- Front bathroom toilet is loose at the floor. This could lead to leaks.
- Master tub drain did not hold water in the tub during the inspection. The tub eventually drained completely with the drain in the "stopped" position.
I recommend that a licensed plumbing contractor repair and replace as needed.
Many of the water fixtures have significant hard water buildup. This can impede Water flow and cause wear and tear to the fixture. There are many methods to clean this without damaging the fixture, but sometimes this damage can become so advanced that replacement is necessary.
Optionally, a water softener can be installed on the home to protect all of your fixtures from this hard water.
Water Heating Equipment
InspectedNot InspectedNot PresentDeficient
Data Plate: Shown Here
Energy Sources: Natural Gas
Capacity: 50 gallons
Manufacturer: A.O. Smith
Water Heater Location: Garage closet
Approx. Water Heater Age: 2021
Pressure Relief: Not tested due to potential damage to property
One repair is needed to the water heater. I recommend additional inspection and repair of the water heater by a licensed plumber. In general, the average life of most water heaters is 8-12 years. In practice, service life has much to do with water quality and maintenance of a water heater.
Examples of repair items and other observations noted during inspection include:
Water Heater Defects:
- TPRV is not plumbed properly. The TPRV (temperature pressure relief valve) must be gravity fed, made of proper materials (CPVC or copper), have no more than 4 90° turns, and discharge to an approved location, ideally, the safety pan.
Hydro-Massage Therapy Equipment
InspectedNot InspectedNot PresentDeficient
I Filled the hydrotherapy tub and ran the jets for approximately 20 minutes to simulate a bath. No deficiencies or leaks were found at the time of inspection.
hydrotherapy motors are required to be bonded to the electrical system to prevent electrical shock. I could not verify the bond of this appliance.
Gas Distribution Systems and Gas Appliances
InspectedNot InspectedNot PresentDeficient
Location of gas meter: Alley
Type of gas distribution piping material: Black Steel
Appliances
Dishwashers
InspectedNot InspectedNot PresentDeficient
Dishwasher Manufacturer: Thermador
📸: 📸 - Data plate and dishwasher run a cycle
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. 📸
Food Waste Disposers
InspectedNot InspectedNot PresentDeficient
Disposer Manufacturer: InsinkErator Badger
📸: 📸
Range Hood and Exhaust Systems
InspectedNot InspectedNot PresentDeficient
Range Hood Manufacturer : Unbranded
Exhaust/Range Hood : Vented
📸: Not Visible
Ranges, Cooktops, and Ovens
InspectedNot InspectedNot PresentDeficient
Oven 📸: 📸
Cooktop 📸: 📸
Range/Oven Manufacturer : Whirlpool
Cooktop Manufacturer: Whirlpool
Oven Temperature during testing: 350-355 Degrees
The oven(s) was operated by placing into "Bake" mode at 350F, and the heat was produced from the burner(s) and/or elements. The oven light is tested for functionality. "Clean" options and other functions are not tested.
The oven temperature is considered out of range -/+ 25 Degrees per the TREC standards of practice. See the referenced number above of your system when testing.
Microwave Ovens
InspectedNot InspectedNot PresentDeficient
📸: 📸
Mechanical Exhaust Vents and Bathroom Heaters
InspectedNot InspectedNot PresentDeficient
Garage Door Operators
InspectedNot InspectedNot PresentDeficient
Manufacturer: Lift-Master
Manual lock(s) were present on the garage door(s) that were not disabled. Garage door locks should not be present on doors with a powered opener, due to the possibility of damage to the door, if the opener was engaged with the door in the "locked" position. Removal/disabling of the lock(s) is recommended to be conducted by a qualified contractor.
Dryer Exhaust Systems
InspectedNot InspectedNot PresentDeficient
Dryer Energy Source:Electric
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
An exterior patio grill is present. While these are typically beyond the scope of a home inspection, I looked at the grill for any obvious issues. No gas was hooked up to the grill at this time so it’s operation cannot be confirmed. There is heavy grease and rust buildup on the grill I recommend cleaning the appliance and having the seller demonstrate that it works properly.
Optional Systems
Landscape Irrigation (Sprinkler) Systems
InspectedNot InspectedNot PresentDeficient
Zones: Zone Chart
Sprinkler Control: 📸
Sprinkler Zones:
- South side yard
- SW front yard, outer corner
- Front yard, both sides, close to home
- NW front yard, outer corner
- Back side yard
- Backyard, near patio
- Backyard, back half
- Front flower bed soakers
- Some zones overspray. Angle and deposition of sprinkler heads can be improved to prevent watering anything but grass.
- Areas of the soaker hoses are spraying too powerfully, others are clogged. Pink marker flags were left in areas that need attention.
Problem areas were marked with pink survey flags for your convenience.
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