Austin Home Inspection

Update - 2009

These are items that inspectors are required to report:

1. Type of foundation, roof covering, branch circuit conductors, and heating and cooling systems
2. Energy source of the heating system, cooling system, and water heater
3. Vantage point from which the crawl space, attic, and roof were inspected
4. Any levels of the roof that were not accessed
5. Evidence of previous repairs to roofing materials
6. Evidence of water penetration
7. Presence and approximate average depth of attic insulation and thickness of vertical insulation, where visible
8. Static water pressure
9. Location of the water meter and main water supply valve
10. Water heater capacity

Structural Systems

1. Improperly installed roof flashings
2. Tree limbs less than 3 feet from roof
3. Shingle damage
4. Exterior siding and or trim is weather and water damaged
5. Shower tile is cracked or has cracked grout
6. Fogged windows
7. Soil too high relative to foundation
8. Plants growing too close to brick or siding
9. Stair rails are too far apart (4" is current standard)
10. Minor cracks in brick or stone mortar
11. Doors or windows need minor adjustment
12. Some repairs needed to mortar on top of chimneys

Electrical Systems

1. Breakers not labeled
2. Lack of covers on all light bulbs
3. Ground Fault Circuit Interrupter, GFCI, not installed in all appropriate locations
4. Smoke alarms not installed in all suitable locations
5. Light bulbs not installed in fixtures or burned out
6. Breakers double loaded

1. Flexible gas line connectors installed through the furnace housing
2. Air conditioning units not cooling properly
3. Missing or worn out insulation on condensation pipes inside of the house
4. Refrigerant lines, electrical cables and junction boxes inside the return air plenums
5. Holes or loose tape on attic air ducts
6. Secondary drain lines not installed
7. Building code now requires a minimum of 13 SEER.

Plumbing Systems

1. Backflow preventers not present on all exterior faucets
2. Shower diverters do not operate properly
3. Drain stops do not function
4. Water heaters lack a safety pan and drain
5. Faucets leak at the base
6. Toilets rock slightly

Appliances

1. Dishwasher lacks a backflow loop in the discharge hose.
2. Anti tip device not installed on the range / oven.
3. Oven temperature more than 25 F out of range when tested at a 350 F

Other systems

1. Garage doors are equipped with door openers but do not have the mechanical lock disabled.
2. Garage door openers need adjustment of reverse mechanism
3. Sprinkler systems need minor repairs
4. Pools with equipment not grounded or leaking pumps