A Houston Home Inspection Report
Home inspection reports differ from one home inspector to the next, but here is the basic core of a report to show you what you might see.
is not an entire home inspection report, and the report is not of a
single home. I wanted to show typical items that might
cause an inspector to place a note that a particular section is
deficient. I also wanted to show what would happen if one utility is
not working. In this case, I chose that the gas would be
non-functioning. Moreover, I thought I would show what would happen
if a particular component could not be checked, so I decide that the
temperature outside would be lower than 60F, which would prevent an
inspector from running the cooling system.
did I leave out of this inspection report? I left out the
opening pages which go over comments from the Texas Real Estate
Commission and from the inspector. One comment that I make that you
will need to know to understand this report is that “right”
and “left” are determined by standing in front of the
house, and looking at the front door. I also left out the last main
section entitled “Optional Systems”. Generally, home
inspectors charge more to inspect items in this section. I do include
looking at lawn sprinklers and whole house vacuums as part of my
standard inspection. I then left out the commentaries at the end of
the report. I also include further explanations of the report to help
the consumer understand what they have obtained. I do not place these
items in the body of the report, because it can confuse readers, and
it clouds the main points that they want to see at that time. This is
just a personal preference for me. Be forewarned: this is long.
NI=Not Inspected NP=Not Present D=Deficiency
I NI NP D
I. STRUCTURAL SYSTEMS
q q x A.
Foundations (If all crawl
space areas are not inspected, provide an explanation.)
(An opinion on performance is mandatory.):
Foundation type(s): post tension cables in a slab on
On the Exterior: on the left side of the home,
there is a crack which follows the mortar.
There is a mortar crack on the left bump out on the
front. Another mortar crack was
found on the right side by the window. A corner pop was
found on the rear right.
On the Interior: none
Movement: indicated by the
fore mentioned cracks, and by comments in the Door and
Floor sections below.
Condition: There was a cable end cap which needed to be
In my opinion, the foundation is not performing as
intended at this time given its age and
condition. I would suggest having a foundation company
do an evaluation.
Condition of the gutters: need to be cleaned. Downspouts
should direct their water away
from the building. The gutter by front entrance does
discharge its water onto the roof.
This can cause damage to the shingles.
Condition of the grading of the land: The backyard and
the right side of the home need
improvements to allow water to drain away from the home.
Standing water found on
right side. Front garden bed is too high.
Covering (If the
roof is inaccessible, report the method used to inspect.)
Type(s) of roof covering: composite shingles
Viewed From: walking it
Condition of and
previous repairs to flashing, skylights, and other roof penetrations:
flashing for the chimney was bent up. Flashing and vents are
experiencing some rust, which needs to be dealt with. Nail heads
of the roof covering: the shingles have lost their UV protection, and
one section has no shingles or sheathing (rear left). Nail heads were
exposed, so they need to be caulked.
on the rear left and right front should be pruned so that branches
are ten feet away from the home.
was moderate deflection in the sheathing supporting the shingles, and
the sheathing was weak in spots, particularly in the rear left.
Structure and Attic (If
the attic is inaccessible, report the method used to inspect.)
From: walking it
Average Depth of Insulation: 10”
batts, (14” is the standard)
Average Thickness of Vertical Insulation: none present
evidence of moisture penetration: yes on sheathing
One brace over
kitchen area is not attached. Insulating the garage attic will help
energy efficiency. The attic light is directly by entrance, which
can injure someone.
(Interior and Exterior)
Exterior trim pieces on the rear of both the left and
right side fascias have moisture
damage. There is moisture penetration in the trim of the
front entrance and rear door.
Also, there was moisture penetration in the trim of the
garage. Weep holes in the front
entrance were sealed (these need to be open to allow
moisture out). Exterior wall
joints need to be caulked. Previous moisture signs
were found in the garage, where
there was also dead mold.
There was a bow in the wall of the Master Bedroom closet
where the hole in the roof is
Moisture on bathroom wall by shower.
Ceilings and Floors
There were dips and hills
in the floor, particularly in the bedroom areas.
There was a hole in the
ceiling in the kitchen area.
(Interior and Exterior)
Master Bedroom door knob not
functioning well. The alignment on some doors needs to
be readjusted, notably the front door. Master Bedroom
closet door does not close.
Utility room and garage doors do not close
Window screens have the following issue(s): screens are
missing from around the
building. A front window screen was damaged. Caulking
around windows is needed.
The glass in the Master bath does not appear to be
tempered. Tempered glass will
shatter differently to help reduce injuries.
q q x
Stairways (Interior and Exterior)
The spacing of the balusters could allow a child to
slip through. They need to be closer
to prevent injuries.
q q x
There is a gap between the cap and the flue which could
allow pests into home.
The fireplace is sitting in its space so that there are
gaps to the framing. The chimney
flue needs to be cleaned due to creosote build up.
q x K.
Porches, Decks and Carports (Attached)
The porch is quite high, so it is a safety feature to
have a railing.
q L. Other
II. ELECTRICAL SYSTEMS
Entrance and Panels
Location of the service panel: rear of home
Location of grounding rod: not connected
Are there AFCI breakers: no AFCI breakers prevent
fires from arcs in bedrooms, so they are a nice safety feature.
The unit has wiring that is double lugged. Wires have
tape on them as if sheathing had been damaged. The cable from the box
bringing wires into the home should be in a conduit. Conduit for
service entrance cables should be attached to the wall. Aluminum
service entrance cables need anti-oxidant on them. The breakers
should be labelled.
Circuits – Connected Devices and Fixtures (Report
as in need of
repair the lack of ground fault circuit
protection where required.):
Type of wiring: copper
GFCI located in bathrooms in one
outside & Garage no ,
kitchen & wetbars
Loose outlets: all over the home. There are
missing or broken covers for outlets and
switches around the home. One outlet in front left
bedroom was damaged.
Condition of the Smoke Alarms: none present
of the fixtures: lights were not working in several locations. There
were uncovered lights in closets. The recessed light in front
entrance needs a guard around it to prevent insulation from touching
the housing. There were missing knobs from some switches.
conduit for the air conditioning compressor needs to be attached to
III HEATING, VENTILATION AND
AIR CONDITIONING SYSTEM
q x A.
Comments: Serial Number:
the inspector deemed the furnace to be inaccessible: accessible
connections not in junction boxes.
pipe for the gas has been disconnected from the unit.
performance by operating system when outdoor temperature is above 60F
checking the temperature difference between supply and return air:
Noticeable vibrations in fan:
It was too cold to check the system. Physical viewing revealed that
is missing from the refrigerant line, and that the exterior
System, Chases, and Vents Comments
disposable, need to be replaced.
was wiring in the return chase, which can cause a greater fire risk
if the wires are
Vent for dryer needs better support. Sealing the return
chase with insulating
or gypsum boards would be more energy efficient.
Supply System and Fixtures
of water meter: left
front by curb
main water supply valve: in
pressure reading: 68 psi
there is a water manifold, location of this unit: none
Caulking is needed around
bathroom fixtures, mainly the shower. The hall bathroom is
missing a drain stop
for the sink, and a lid for the toilet. Kitchen sink and bar sink
Bar sink needs a new
screen on it. There was no anti-siphon device on the right side
hose bib to prevent
water from back flowing into the home.
The drain in the Master
bathroom is draining slowly.
Comments: Serial Number:_C96187776_
in burner compartment. The line for the temperature pressure relief
valve is not
appropriately installed nor is it the proper material
for prevent someone from being
burned (insulation could be placed
Serial Number:_cannot be seen
Is there access to the motor and GFCI: no. There
should be access to the motor, and to
plumbing. With the tiles on the front of the unit, they would have to
be broken if a
repair person needs access.
Make and S/N:__Anybrand xxxxxxxxx______
Location of switch to
control the dishwasher: on plate with light and disposer
Unit not sitting properly in its space.
Damage to the gasket, wheels of lower
rack. The unit is leaking.
B. Food Waste Disposer
and Serial Number: Anybrand
Excessive grinding noise when unit
is in operation.
C. Range Hood
Make and S/N:
Window will have to be opened to vent fumes from cooking
at this point. A hood is
recommended to vent moisture and fumes from cooking.
Make and S/N
is a gas line behind unit, but no valve. The anti-tip was not
this could allow the unit to tip forward with hot items spilling on
E. Microwave Cooking Equipment
Comments: Make and
S/N:_Anybrand Mfg xxxxxxxxx
The turntable from the unit was missing.
F. Trash Compactor
and S/N:____Anybrand Mfg
There is excessive noise from the motor. It did not
q x G.
Exhaust Vents and Bathroom Heaters
Units vent into attic, where they should vent to
The sensors are not aligned
properly, so the unit is not functioning as it should.
Bell and Chimes
Condition of unit: not attached to the wall
q q x
Gas and electric hook-ups. Vent has lint in it.