Prepared for:

Santiago Flores

Jane
Doe Yard
5826
Castle
1234 E.
St
San Antonio,
TXWest
78218

San Antonio, TX 78000

Reality Check Inspections.com

INVOICE

Reality Check Inspections

8319 Forest Ridge Dr
San Antonio, TX 78239
Phone 210.878.5948
Chuck@RealityCheckInspections.com
TREC TREC 10445

SOLD TO:

INVOICE NUMBER 161209- Doe

Flores
INVOICE DATE 12/09/2016

Jane Doe
Santiago
Flores
TX

LOCATION 5826
Castle
1234 E.
WestYard
St.
REALTOR

DESCRIPTION
Inspection Fee

12/9/2016

PRICE
$245.00

$245.00

($245.00)

($245.00)

SUBTOTAL
TAX
TOTAL
BALANCE DUE
THANK YOU FOR YOUR BUSINESS!

AMOUNT

$245.00
$0.00
$245.00
$0.00

Reality Check Inspections

Phone: 210.878.5948
Fax:
Email:
Chuck@RealityCheckInspections.com

8319 Forest Ridge Dr

San Antonio, TX 78239

PROPERTY INSPECTION REPORT

Jane Doe
Prepared For: Santiago
Flores
(Name of Client)

Concerning:

1234
E. West
St.SanSan
Antonio,
TX 78000
5826
Castle
Yard,
Antonio,
TX 78218
(Address or Other Identification of Inspected Property)

By:

Chuck Hanvey, Lic #TREC 10445

(Name and License Number of Inspector)

12/09/2016
(Date)

(Name, License Number of Sponsoring Inspector)

PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES

This property inspection report may include an inspection agreement (contract), addenda, and other information related to
property conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that
you carefully read ALL of this information.
This inspection is subject to the rules (Rules) of the Texas Real Estate Commission (TREC), which can be found at
www.trec.texas.gov.
The TREC Standards of Practice (Sections 535.227-535.233 of the Rules) are the minimum standards for inspections by TREClicensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at
the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted
as being inspected were inspected. The inspector is NOT required to turn on decommissioned equipment, systems, utility
services or apply an open flame or light a pilot to operate any appliance. The inspector is NOT required to climb over
obstacles, move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a
particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturers
installation instructions. The inspection does NOT imply insurability or warrantability of the structure or its components.
Although some safety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector
is NOT required to identify all potential hazards.
In this report, the inspector shall indicate, by checking the appropriate boxes on the form, whether each item was inspected, not
inspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. The
inspector must check the Deficient (D) box if a condition exists that adversely and materially affects the performance of a
system or component or constitutes a hazard to life, limb or property as specified by the TREC Standards of Practice. General
deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing components, and
unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector
is not required to prioritize or emphasize the importance of one deficiency over another.
Some items reported may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate
Consumer Notice Concerning Recognized Hazards or Deficiencies below.
THIS PROPERTY INSPECTION IS NOT A TECHNICALLY EXHAUSTIVE INSPECTION OF THE STRUCTURE,
SYSTEMS OR COMPONENTS. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some
of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or
changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is
available about this property, including any sellers disclosures, previous inspection reports, engineering reports,
building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments,
lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or
other such activities have taken place at this property. It is not the inspectors responsibility to confirm that information
obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous
Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188
(http://www.trec.texas.gov).
Page 1 of 26
REI 7-5 (05/4/2015)

(512) 936-3000

Report Identification: 161209- Flores,

5826E.Castle
Doe, 1234
West Yard,
St. San Antonio, TX
or future reports.
ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS OR TAKE OTHER
ACTIONS, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THE SELLER TAKE ANY ACTION. When a
deficiency is reported, it is the clients responsibility to obtain further evaluations and/or cost estimates from qualified service
professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods.
Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair
costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems
and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs
have been made.
Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and
seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the
apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or
occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information
contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on
observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide
incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of
the information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your
specific needs and to provide you with current information concerning this property.
TEXAS REAL ESTATE CONSUMER NOTICE CONCERNING HAZARDS OR DEFICIENCIES
Each year, Texans sustain property damage and are injured by accidents in the home. While some accidents may not be
avoidable, many other accidents, injuries, and deaths may be avoided through the identification and repair of certain hazardous
conditions. Examples of such hazards include:
malfunctioning, improperly installed or missing ground fault circuit protection (GFCI) devices for electrical
receptacles in garages, bathroom, kitchens, and exterior areas;
malfunctioning arc fault protection (AFCI) devices;
ordinary glass in locations where modern construction techniques call for safety glass;
malfunctioning or lack of fire safety features such as, smoke alarms, fire-rated doors in certain locations, and
functional emergency escape and rescue openings in bedrooms;
malfunctioning carbon monoxide alarms;
excessive spacing between balusters on stairways and porches;
improperly installed appliances;
improperly installed or defective safety devices;
lack of electrical bonding and grounding; and
lack of bonding on gas piping, including corrugated stainless steel tubing (CSST).
To ensure that consumers are informed of hazards such as these, the Texas Real Estate Commission (TREC) has adopted
Standards of Practice requiring licensed inspectors to report these conditions as Deficient when performing an inspection for
a buyer or seller, if they can be reasonably determined.
These conditions may not have violated building codes or common practices at the time of the construction of the home, or
they may have been grandfathered because they were present prior to the adoption of codes prohibiting such conditions.
While the TREC Standards of Practice do not require inspectors to perform a code compliance inspection, TREC considers the
potential for injury or property loss from the hazards addressed in the Standards of Practice to be significant enough to warrant
this notice.
Contract forms developed by TREC for use by its real estate licensees also inform the buyer of the right to have the home
inspected and can provide an option clause permitting the buyer to terminate the contract within a specified time. Neither the
Standards of Practice nor the TREC contract forms requires a seller to remedy conditions revealed by an inspection. The
decision to correct a hazard or any deficiency identified in an inspection report is left to the parties to the contract for the sale
or purchase of the home.

Page 2 of 26
REI 7-5 (05/4/2015)

Report Identification: 161209- Doe,

Flores,
5826
1234
E.Castle
West Yard,
St. San Antonio, TX
INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", OR
PROVIDED AS AN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION
AND MAY CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE
COMMISSION DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT
UNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY
ATTACHMENTS, CONSULT AN ATTORNEY.
ADDITIONAL INFORMATION PROVIDED BY INSPECTOR
Present at Inspection:
Buyer
Selling Agent
Listing Agent
Occupant
Building Status:
Vacant
Occupied
Furnished
New
Weather Conditions:
Fair
Cloudy
Rain
Temp:55
Utilities On:
Yes
No Water
No Electricity
No Gas
Special Notes: The house has been modified and the front bathroom has been added and the garage has been
converted into living space.
Recommend contacting city building department to verify the proper permits and inspections have been obtained.
INACCESSIBLE OR OBSTRUCTED AREAS
Sub Flooring
Attic Space is Limited - Viewed from Accessible Areas
Floors Covered
Plumbing Areas - Only Visible Plumbing Inspected
Walls/Ceilings Covered or Freshly Painted
Siding Over Older Existing Siding
Behind/Under Furniture and/or Stored Items
Crawl Space is limited - Viewed From Accessible Areas
Mold/Mildew investigations are NOT included with this report; it is beyond the scope of this inspection. Any reference of
water intrusion is recommended that a professional investigation be obtained.
NOTICE: THIS REPORT IS PAID FOR BY AND PREPARED FOR THE CLIENT NAMED ABOVE.
THIS REPORT IS NOT VALID WITHOUT THE SIGNED SERVICE AGREEMENT AND IS NOT TRANSFERABLE.

HOME INSPECTION AGREEMENT

THIS IS INTENDED TO BE A LEGALLY BINDING CONTRACT
PLEASE READ IT CAREFULLY

Jane DoeFlores
Santiago
1234 Castle
E. West
St.
5826
Yard
San Antonio,
Antonio,TX
TX78218
78000
San
Inspection Fee $ $245.00
Should the contract not close and / or the transaction cancels, the Client is held responsible and agrees to pay for
the total fee listed above.
.I authorize release of funds for the total amount due on this bill. Client's Initials XX
1. Client requests a limited visual inspection of the residential structure identified at the above address by Reality
Check Inspections, therein after collectively referred as the "Company" and Client hereby represents and warrants
that all approvals necessary have been secured for Company's entrance on to the property.
2. Client warrants: (a) they have read the following Agreement carefully, (b) they understand they are bound by all
the terms of this contract, and (c) they will read the entire inspection report when received and promptly call
Company with any questions they may have.
3. Client understand that the inspection and inspection report are performed and prepared for their sole, confidential
and exclusive use. Client agrees that they will not transfer or disclose any part of the inspection report to any other
person with these exceptions ONLY: (a) one copy may be provided to the current seller(s ) of the property but only
upon the express condition that the seller(s) covenant to use the inspection report only in connection with Client's
transaction, and agree not to transfer or disclose the report to any persons other than their real estate agent, and (b)
Page 3 of 26
REI 7-5 (05/4/2015)

Report Identification: 161209- Doe,

Flores,
5826
Yard, San Antonio, TX
1234
E.Castle
West St.
one copy may be provided to the real estate agent representing Client and/or a bank or other lender for use in
Client's transaction only. Client agrees to indemnify, defend and hold harmless Company from any third party
claims relating to this inspection or inspection report.
4. Company agrees to perform a limited visual inspection of the residential structure at the above address and to
provide Client with a written opinion as to the apparent general condition of the structure's components and
systems, including identification of significant observable deficiencies as they exist at the time of inspection. The
inspection will be performed in a manner consistent with the Standards of Professional Practice for Texas Home
Inspectors, as mandated by the State of Texas Real Estate Commission ( TREC ). A copy of these standards
can be found at: www.trec.state.tx.us.
This inspections includes but is not limited to the following areas:
Foundation and Structure, Exterior Walls and Grounds, Roof Systems, Attic, Basement, Crawl Spaces, Insulation
Type and Condition, Plumbing and fixtures, Appliance Operation, Electrical Systems, Heating and Cooling Systems,
Pools, Spa, Water Fountain, Fire Place
5. The inspection only includes those systems and components expressly and specifically identified in the
inspection report. Any area which is not exposed to view, is concealed, is inaccessible because of soil, walls, floors,
carpets, ceilings, furnishing or any other things, or those areas/items which have been excluded by the Texas Real
Estate Commission's (TREC) standards and/or by agreement of the parties is not included in this inspection. The
inspection does not include any destructive testing or dismantling.
Client agrees to assume all the risk for all conditions which are concealed from view at the time of the inspection or
exist in any area excluded from inspection by the terms of this agreement. Maintenance and other items may be
discussed but will NOT form a part of the inspection report. The following areas / items, systems and components
are among those NOT included in the inspection.
- Code or zoning violations
- Systems or component installation
- Permit research
- Structural, geological, soil, wave action or hydrological stability, survey, engineering, analysis or testing
- Termites or other wood destroying insects, rodents or other pests, dry-rot or fungus
- Latent or concealed defects
- Asbestos, radon gas, lead paint, urea formaldehyde, toxic or flammable chemicals, water or air quality, PCB's
or other toxins, electromagnetic fields, underground storage tanks, proximity to toxic waste sites or other
environmental or health hazards
- Private water or sewage systems
- Pools, spas, hot tubs, saunas, steam baths, fountains or other types of or related s systems and components
- Repair cost estimates
- Building value appraisal
- Radio controlled devices
- Automatic gates
- Elevators, lifts, dumbwaiters
- Thermostatic or time clock controls
- Water softener or purifiers
- Radiant heat systems
- Furnace heat exchanger
- Solar heating systems
- Gas appliances such as fire pits, barbecues, heaters and lamps. Main gas shut off valves. Any gas leaks.
- Odors or noise
- Seismic safety
- Freestanding appliances
- Security or fire safety systems
- Personal property or any adverse condition that may affect the desirability of the property
- Proximity to railroad tracks or airplane routes
- Boundaries, easements or rights of way
- Unique/technically complex systems or components
- System or component life expectancy
- Adequacy or efficiency of any system or component
- Items specifically note as excluded in the inspection report
Page 4 of 26
REI 7-5 (05/4/2015)

Report Identification: 161209- Doe,

Flores,
5826
Yard, San Antonio, TX
1234
E.Castle
West St.
6. Client understands that the inspection and inspection report do not constitute a guarantee or warranty of
merchantability or fitness for a particular purpose, expressed or implied, or insurance policy, nor is it a substitute for
real estate transfer disclosures which may be required by law.
7. The written report to be prepared by Company shall be considered the final and exclusive findings of Company
of the structure. Client understands and agrees they will not rely on any oral statements made by the Inspector prior
to the assurance of the written report. Client further understands and agrees Company reserves the right to modify
the inspection report for a period of time that shall not exceed forty eight (48) hours after the inspection report has
first been delivered to Client.
8. Client understands and agrees that any claim arising out of, or related to any act or omission of Company in
connection with the inspection of the residential structure, as limited herein, shall be made in writing and reported to
Company within ten (10) business days of discovery. Client further agrees to allow Company to re inspect the
claimed discrepancy.
To the extent allowed by law, Client understands and agrees that any failure to notify Company as stated above
shall constitute a waiver of any and all claims Client may have against Company.
9. Any dispute, controversy, interpretation or claim including claims for, but not limited to, breach of contract, any
form of negligence, fraud or misrepresentation arising out of, from or related to this contract or arising out of, from or
related to the inspection and inspection report shall be submitted to final and binding arbitration. The parties agree
to abide by the ruling of the mutually agreed upon arbitrator who is knowledgeable with the Professional Home
Inspection industry and who is knowledgeable with the Texas Real Estate Commissions Standards of Practice for
real estate inspections.
The decision of the Arbitrator appointed hereunder shall be final and binding and judgment on the Award may be
entered in any Court of competent jurisdiction.
In the event of the client entering into an arbitration and is not successful, the client agrees to bear all of the
Companys expenses incurred in connection therewith including but not limited to, attorneys fees and other
reasonable fees to contractors and other experts employed by the Company and / or Company employees to
investigate, prepare for and / or attend any proceedings or examinations.
10. It is understood and agreed by and between the parties hereto that Company's and its officers', agents' or
employees' LIMITATION OF LIABILITY for errors or omissions in the inspection report is limited and fixed to a
refund of the fee paid for the inspection and inspection report.
11. Any legal action or proceeding of any kind, including those sounding in tort or contract, against Company, or
its officers, agents or employees, must be brought within one (1) year from the date of the inspection or will be
deemed waived and forever barred. Time is expressly of the essence herein.
12. Client understands and agrees that if they are not present at the time of the inspection and therefore do not sign
this Agreement that this agreement will form a part of the inspection report and acceptance of the inspection report
by Client shall and payment therefore will constitute acceptance of the terms and conditions of this Agreement.
13. If any portion of this Agreement is found to invalid or unenforceable by any court or arbitrator the remaining
terms shall remain in force between parties.
14. This Agreement represents the entire agreement between the parties. No oral agreements, understandings or
representations shall change, modify or amend any part of this agreement. No change or modification shall be
enforceable against any party unless such changes or modification is in writing and signed by the parties. This
Agreement shall be binding upon and insure to the parties hereto and their spouses, heirs, executors,
administrators, successors, assigns and representatives of any kind whatsoever.
I have read, understand and agree to all the terms and conditions of this contract and to pay the fee listed above.
Signature of Client_______________________________
(One signature binds all)
Date
For the Company____Charles (Chuck) Hanvey____________________________

Chuck Hanvey TREC # 10445

Reality Check Inspections 210-878-5183
8319 Forest Ridge Dr, San Antonio, TX 78239

Page 5 of 26
REI 7-5 (05/4/2015)

Report Identification: 161209- Doe,

Flores,
5826
Yard, San Antonio, TX
1234
E.Castle
West St.

Page 6 of 26
REI 7-5 (05/4/2015)

Report Identification: 161209- Doe,

Flores,
5826
1234
E.Castle
West Yard,
St. San Antonio, TX
I=Inspected
I

NI=Not Inspected

NP=Not Present

D=Deficient

NI NP D

I.

STRUCTURAL SYSTEMS

A. Foundations
Type of Foundation(s): Concrete Slab on grade
Comments: Some signs of settling were seen
Some of the floors are not level

Performance Opinion: (An opinion on performance is mandatory)

Note: Weather conditions, drainage, leakage and other adverse factors are able to effect
structures, and differential movements are likely to occur. The inspectors opinion is based on
visual observations of accessible and unobstructed areas of the structure at the time of the
inspection. Future performance of the structure cannot be predicted or warranted.
Structural movement and/or settling noted; however, the foundation is supporting the structure
at this time.
Signs of structural movement noted; suggest that an expert in this field be consulted for further
evaluation of the structure and to provide suggestions as to what, if any, corrective actions
should be taken.
SUGGESTED FOUNDATION MAINTENANCE & CARE - Proper drainage and moisture
maintenance to all types of foundations due to the expansive nature of the area load bearing
soils. Drainage must be directed away from all sides of the foundation with grade slopes. In
most cases, floor coverings and/or stored articles prevent recognition of signs of settlement cracking in all but the most severe cases. It is important to note, this was not a structural
engineering survey nor was any specialized testing done of any sub-slab plumbing systems
during this limited visual inspection, as these are specialized processes requiring excavation.
In the event that structural movement is noted, client is advised to consult with a Structural
Engineer who can isolate and identify causes, and determine what corrective steps, if any,
should be considered to either correct and/or stop structural movement.

B. Grading and Drainage

Comments: The house sits on a mostly flat building lot. It is recommended that any low areas be
filled with dirt to allow rainwater to run away from the foundation.
Rain gutters, down spouts and additional drainage should be considered.
Note: Any area where the ground or grade does not slope away from the structure is to be
considered an area of improper drainage. Six inches per 10 feet.

Page 7 of 26
REI 7-5 (5/4/2015)

Report Identification: 161209- Flores,

5826E.Castle
Doe, 1234
West Yard,
St. San Antonio, TX
I=Inspected

NI=Not Inspected

NP=Not Present

I NI NP D

C. Roof Covering Materials

Type(s) of Roof Covering: Asphalt Shingles
Viewed From: Walked on the roof
Comments: Appears Serviceable

Page 8 of 26
REI 7-5 (5/4/2015)

D=Deficient

Report Identification: 161209- Doe,

Flores,
5826
1234
E.Castle
West Yard,
St. San Antonio, TX
I=Inspected

NI=Not Inspected

NP=Not Present

D=Deficient

I NI NP D

D. Roof Structures and Attics

Viewed From: Attic Access
Approximate Average Depth of Insulation: 0-6 inches
Approximate Average Thickness of Vertical Insulation: Unknown / can't see
Comments:
Appears Serviceable--viewing was limited to hatch areas.
There were no walk boards installed.
Attic access was very limited.
Some of the insulation was pushed around.
Recommend installing more insulation

Page 9 of 26
REI 7-5 (5/4/2015)

Report Identification: 161209- Doe,

Flores,
5826
1234
E.Castle
West Yard,
St. San Antonio, TX
I=Inspected

NI=Not Inspected

NP=Not Present

D=Deficient

I NI NP D

E. Walls (Interior and Exterior)

Comments:
Interior Walls: Appears Serviceable, overall.
Some moisture stains were seen at the front right corner of the living room.
I don't know if this is from past damage or a current problem.

Page 10 of 26
REI 7-5 (5/4/2015)

Report Identification: 161209- Doe,

Flores,
5826
Yard, San Antonio, TX
1234
E.Castle
West St.
I=Inspected

NI=Not Inspected

NP=Not Present

D=Deficient

I NI NP D

Exterior Walls: Appears Serviceable, overall.

Some siding panels are missing / damaged and should be repaired / replaced.
Several areas of water damaged soffit was seen.

Page 11 of 26
REI 7-5 (5/4/2015)

Report Identification: 161209- Flores,

5826E.Castle
Doe, 1234
West Yard,
St. San Antonio, TX
I=Inspected

NI=Not Inspected

NP=Not Present

I NI NP D

Page 12 of 26
REI 7-5 (5/4/2015)

D=Deficient

Report Identification: 161209- Doe,

Flores,
5826
Yard, San Antonio, TX
1234
E.Castle
West St.
I=Inspected

NI=Not Inspected

NP=Not Present

D=Deficient

I NI NP D

F. Ceilings and Floors

Comments: Appears Serviceable, overall.
The floor is not level in some areas
See the Foundation section of this report
Some minor moisture stains were seen at the living room wall and ceiling.

G. Doors (Interior and Exterior)

Comments:
Interior Doors:Appears Serviceable

Exterior Doors: Appears Serviceable, overall.

The back door of the converted garage is missing its threshold and weather stripping.

Page 13 of 26
REI 7-5 (5/4/2015)

Report Identification: 161209- Doe,

Flores,
5826
1234
E.Castle
West Yard,
St. San Antonio, TX
I=Inspected

NI=Not Inspected

NP=Not Present

D=Deficient

I NI NP D

Garage Doors:No Garage Door

H. Windows
Comments: Appears Serviceable, overall
Some window screens are missing or damaged
The window hardware should be cleaned and lubricated as part of normal maintenance.

I.

Stairways (Interior and Exterior)

Comments:
INTERIOR
EXTERIOR

J. Fireplaces and Chimneys

Comments:
Type of Fireplace:
Factory

Masonry

K. Porches, Balconies, Decks, and Carports

Comments: Appears Serviceable

Page 14 of 26
REI 7-5 (5/4/2015)

Free Standing

Report Identification: 161209- Flores,

5826E.Castle
Doe, 1234
West Yard,
St. San Antonio, TX
I=Inspected

NI=Not Inspected

NP=Not Present

D=Deficient

I NI NP D

L. Other
Comments:

II.

ELECTRICAL SYSTEMS

A. Service Entrance and Panels

Comments:

Main Disconnect Panel Appears Serviceable, overall.

The main panel dead front cover is missing exposing live electrical wires.
There is some corrosion and rust noted on some of the terminals that should be evaluated.
Antioxidant paste should be placed on all aluminum feeder wires.
Recommend contacting a licensed professional to evaluate and repair the entire electrical system.
Type of Wire:
Overhead Service

Copper

Underground Service

Page 15 of 26
REI 7-5 (5/4/2015)

Aluminum

Report Identification: 161209- Doe,

Flores,
5826
Yard, San Antonio, TX
1234
E. Castle
West St.
I=Inspected

NI=Not Inspected

NP=Not Present

D=Deficient

I NI NP D

Sub Panels Appears Serviceable, overall.

One 240 V circuit breaker is out of place in the subpanel.
The sub panel grounds and the house neutral wires terminate at the same buss bar. This is typical
of older sub panel installations using the 3 wire feeder system.
Today's standards require a 4 wire system where separate ground and neutral wires be installed
in the sub panels, but joined at the main panel.
Antioxidant paste should be applied to all aluminum feeder conductors.
Recommend contacting a licensed professional to repair / correct
Type of Wire:

Copper

Panels are not labeled

Page 16 of 26
REI 7-5 (5/4/2015)

Aluminum

Report Identification: 161209- Doe,

Flores,
5826
1234
E.Castle
West Yard,
St. San Antonio, TX
I=Inspected

NI=Not Inspected

NP=Not Present

D=Deficient

I NI NP D

B. Branch Circuits, Connected Devices, and Fixtures

Type of Wiring:
Copper
Aluminum
Comments: Some of the electrical system has been modified by unqualified persons.
Recommend contacting a licensed professional to evaluate and repair the electrical system.

Branch Circuits There are several splices that are made without junction boxes.
The front porch light and wiring is unsafe and should be repaired.

Page 17 of 26
REI 7-5 (5/4/2015)

Report Identification: 161209- Doe,

Flores,
5826
Yard, San Antonio, TX
1234
E.Castle
West St.
I=Inspected

NI=Not Inspected

NP=Not Present

D=Deficient

I NI NP D

Outlet and Switches

Ground/ARC Fault Circuit Interrupt Safety Protection

Kitchen:
Exterior:
Basement:
Living:
Crawlspace:
A/C Unit:
Bedroom:

Yes
Yes
Yes
Yes
Yes
Yes
Yes

No
No
No
No
No
No
No

Partial
Partial
N/A
N/A
N/A
N/A
N/A
Page 18 of 26

REI 7-5 (5/4/2015)

Bathrooms:
Garage:
Wet Bar:
Dining:
Laundry:
Pool/Spa:

Yes
Yes
Yes
Yes
Yes
Yes

No
No
No
No
No
No

Partial
N/A
N/A
N/A
N/A
N/A

Report Identification: 161209- Doe,

Flores,
5826E.Castle
1234
West Yard,
St. San Antonio, TX
I=Inspected

NI=Not Inspected

NP=Not Present

D=Deficient

I NI NP D

No GFCI Fault protection at one or more location. This is considered a recognized safety
hazard that should be corrected.

Fixtures Appears Serviceable--overall.

The living room fan wobbles.
The hall light is not working.

Smoke and Fire Alarms

Note: All smoke alarms have a recommended service life of 10 years. Replace your smoke
alarms this time or sooner if they are not functioning properly.
Smoke detector / alarms should be placed in every sleeping room and in the hallway.
Carbon Monoxide detectors should be installed, if the house has natural gas service and / or an
attached garage.
Important Safety issues

Other Electrical System Components

III.

HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

A. Heating Equipment
Type of System: Central
Energy Source: Gas / Electric
Comments: Appears Serviceable-Operates as designed.
Recommend contacting a licensed HVAC professional to check and service the system before
close and at least once per year thereafter.

B. Cooling Equipment
Type of System: Central - Air Conditioner
Comments: The entire HVAC system should be evaluated by a licensed professional
The Air Conditioning system could not be operated or properly inspected due to outside air
temperature being less than 65 degrees Fahrenheit at time of inspection. Operation at or below 65
degrees could cause damage to the unit.
It is recommended that a licensed HVAC professional evaluate and service the unit at least once
per year.
The primary drain is improperly plumbed.
The air handler has no secondary overflow drain or pan installed.
A float switch should be installed to prevent water leakage in the event of a main drain blockage.
Recommend contacting a licensed HVAC professional to evaluate and repair.

Page 19 of 26
REI 7-5 (5/4/2015)

Report Identification: 161209- Doe,

Flores,
5826
Yard, San Antonio, TX
1234
E.Castle
West St.
I=Inspected

NI=Not Inspected

NP=Not Present

D=Deficient

I NI NP D

C. Duct Systems, Chases, and Vents

Comments: The entire HVAC system should be evaluated by a licensed professional.
The ducting at the air handler should be sealed.
Some of the ducting in the attic space should be evaluated and re-sealed.
There appears to be very low airflow at the converted garage.
Recommend contacting a licensed professional to evaluate the entire HVAC system.
Type of Ducting:

Flex Ducting

Page 20 of 26
REI 7-5 (5/4/2015)

Duct Board

Metal

Report Identification: 161209- Doe,

Flores,
5826
1234
E.Castle
West Yard,
St. San Antonio, TX
I=Inspected

NI=Not Inspected

NP=Not Present

D=Deficient

I NI NP D

IV.

PLUMBING SYSTEMS

A. Plumbing Supply, Distribution Systems and Fixtures

Location of water meter: At the street
Location of main water supply valve: At the meter
Static water pressure reading: 80 psi
Comments:Recommend contacting a licensed professional to evaluate the entire house plumbing
system.
Some of the plumbing connections include copper and galvanized iron piping without the use of
the proper dielectric unions or fittings.
The plumbing system appears to be highly modified, there is a combination of iron copper and
PEX piping.
The bathroom located at the living room is an addition.

Page 21 of 26
REI 7-5 (5/4/2015)

Report Identification: 161209- Flores,

5826E.Castle
Doe, 1234
West Yard,
St. San Antonio, TX
I=Inspected

NI=Not Inspected

NP=Not Present

D=Deficient

I NI NP D

Sinks
Comments: Appears Serviceable-Operates as Designed, overall

Bathtubs and Showers

Comments: Appears Serviceable-Operates as Designed, overall.
The Hall bathroom bathtub valve set should be rebuilt the valve stems are leaking.

Commodes
Comments: Appears Serviceable-Operates as Designed

Washing Machine Connections

Comments: Appears Serviceable-Operates as Designed

Exterior Plumbing
Comments: Appears Serviceable-Operates as Designed, overall
Exterior hose bibs do not have back-flow prevention

Page 22 of 26
REI 7-5 (5/4/2015)

Report Identification: 161209- Doe,

Flores,
5826
Yard, San Antonio, TX
1234
E.Castle
West St.
I=Inspected

NI=Not Inspected

NP=Not Present

D=Deficient

I NI NP D

B. Drains, Wastes, and Vents

Comments: Appears Serviceable-Operates as Designed, overall.
The drain at the laundry area is uncapped and may not be properly plumbed.
Several drain stoppers are not in place.
Recommend contacting a licensed professional to evaluate the entire plumbing system.

C. Water Heating Equipment

Energy Source: Gas
Capacity: 40 gallons
Comments: The water heater was not tested, the heater was off at the time of inspection.
The water heater is nearing its useful life replacement should be considered.
Water heater Temperature and Pressure Relief Valve
T/P valve inspected / verified, but NOT TESTED

D. Hydro-Massage Therapy Equipment

Comments:

Page 23 of 26
REI 7-5 (5/4/2015)

Report Identification: 161209- Doe,

Flores,
5826E.Castle
1234
West Yard,
St. San Antonio, TX
I=Inspected

NI=Not Inspected

NP=Not Present

D=Deficient

I NI NP D
E. Other
Comments:

V.

APPLIANCES

A. Dishwashers
Comments:

B. Food Waste Disposers

Comments:

C. Range Hood and Exhaust Systems

Comments: Appear Serviceable-Operates as Designed

D. Ranges, Cooktops, and Ovens

Comments: Not tested, the breaker was off to the unit.
See the comments at the electrical subpanel section of this report.
Range Type:
Electric
Gas

Oven(s):
Unit #1:

Electric
Gas
Tested at 350 F, Variance noted:
Unit #2:
Electric
Gas
Tested at 350 F, Variance noted:

F (max 25 F)
F (max 25 F)

E. Microwave Ovens
Comments:

F. Mechanical Exhaust Vents and Bathroom Heaters

Comments: Appear Serviceable-Operates as Designed.
There is no exhaust fan in the new bathroom addition.
The heater in the Hall bathroom is not working.
The Hall bathroom vent fan does not terminate at the exterior..

Page 24 of 26
REI 7-5 (5/4/2015)

Report Identification: 161209- Doe,

Flores,
5826
1234
E.Castle
West Yard,
St. San Antonio, TX
I=Inspected

NI=Not Inspected

NP=Not Present

D=Deficient

I NI NP D

G. Garage Door Operators

Comments:

H. Dryer Exhaust Systems

Comments:

I.

Other
Comments:

VI.

OPTIONAL SYSTEMS

A. Landscape Irrigation (Sprinkler) Systems

Comments:

B. Swimming Pools, Spas, Hot Tubs, and Equipment

Type of Construction: Pool Contruction Types
Comments:
DEFICIENCIES FOUND IN:

C. Outbuildings
Comments:
DEFICIENCIES FOUND IN:
D. Private Water Wells (A coliform analysis is recommended)
Type of Pump: Water Pump Types
Type of Storage Equipment: Water Storage Equipment
Proximity To Known Septic System:
Comments:

Page 25 of 26
REI 7-5 (5/4/2015)

Report Identification: 161209- Doe,

Flores,
5826
1234
E.Castle
West Yard,
St. San Antonio, TX
I=Inspected

NI=Not Inspected

NP=Not Present

D=Deficient

I NI NP D
DEFICIENCIES FOUND IN:

E. Private Sewage Disposal (Septic) Systems

Type of System: Septic Systems
Location of Drain Field:
PROXIMITY TO ANY KNOWN WELLS OR UNDERGROUND WATER SUPPLY:
Comments:
DEFICIENCIES FOUND IN:

F. Other
Comments:

Page 26 of 26
REI 7-5 (5/4/2015)