Property Inspection Report

J J Hruza, Home Inspections

14111 Bella Dr., Cypress, TX 77429

Phone: (713)419-1240 Fax: (281)955-9853 Email: jjhrc@sbcglobal.net

PROPERTY INSPECTION REPORT

Report #:

JJH20030105-01

Prepared For:

sample

(Name o f Client)

Concerning:

somewhere, Houston, TX -

(Address o f Inspected Property)

By:

Joseph J Hruza, #7520

01/05/2003

(Name and License Number o f Inspector)

(Date)

The inspection of the property listed above must be performed in compliance with the rules of the Texas Real Estate
Commission (TREC).
The inspection is of conditions which are present and visible at the time of the inspection, and all of the equipment
is operated in normal modes. The inspector must indicate which items are in need of repair or are not functioning
and will report on all applicable items required by TREC rules.
This report is intended to provide you with information concerning the condition of the property at the time of
inspection. Please read the report carefully. If any item is unclear, you should request the inspector to provide
clarification.
It is recommended that you obtain as much history as is available concerning this property. This historical
information may include copies of any seller's disclosures, previous inspection or engineering reports, reports
performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers.
You should attempt to determine whether repairs, renovation, remodeling, additions or other such activities have
taken place at this property.
Property conditions change with time and use. Since this report is provided for the specific benefit of the client(s),
secondary readers of this information should hire a licensed inspector to perform an inspection to meet their
specific needs and to obtain current information concerning this property.

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR

Present at Inspection:

Buyer

Building Status

Occupied

Weather Conditions:

Fair/Cloudy 76 degrees F

Utilities On:

Yes

Special Notes::

INACCESSIBLE OR OBSTRUCTED AREAS

Attic Space is Limited - Viewed from Accessible Areas.

Plumbing Areas - Only Visible Plumbing Inspected

Floors Covered

Behind/Under Furniture and/or Stored Items.

Mold/Mildew investigations are NOT included with this report, it is beyond the scope of this inspection at the

present time. 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.

IMPORTANT LIMITATIONS AND DISCLAIMERS

This Inspection Report reports only on the items listed and only on the present condition of those items. This
Report reflects only if the items inspected are observed to be "operable" or "inoperable" at the time of inspection,
that is whether such items at this time are observed to serve the purpose for which they are ordinarily intended. This
Report reflects only those items that are reasonably observable at the time of inspection. NO REPRESENTATION
OR COMMENT is made concerning any latent defect or defects not reasonably observable at the time of the
inspection or of items which require the removal of major or permanent coverings. For example, but without
limitation, recent repairs, painting or covering may conceal prior or present leak damage which is not reasonably
observable by the inspector and no representation or comment can be made. NO REPRESENTATION IS MADE
CONCERNING ANY OTHER CONDITION OR THE FUTURE PERFORMANCE OF ANY ITEM. NO
REPRESENTATION IS MADE AS TO ITEMS NOT SPECIFICALLY COMMENTED UPON. ALL WARRANTIES,

Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 o r
(512) 459-6544 (http:\\www.trec.state.tx.us). REI 7A-0

Page 1 of 2 1

ADDITIONAL INFORMATION PROVIDED BY INSPECTOR

(Continued from Previous Page)

EXPRESSED OR IMPLIED, NOT SPECIFICALLY STATED HEREIN ARE EXCLUDED AND DISCLAIMED. If a
comment is made concerning the condition of any item, the Buyer is URGED to contact a qualified SPECIALIST to
make further inspections or evaluations of that item. Buyer must notify J. J. Hruza, Home Inspections, in writing of
any complaints within the seven (7) days of the date of inspection and must thereafter allow prompt reinspection of
the item complained of, otherwise, all claims for damages arising out of such complaint are waived by Buyer. If
Buyer institutes any legal action concerning this inspection, and fails to prevail on all of the causes of the action
alleged, Buyer shall be liable to J. J. Hruza, Home Inspections for all of its attorneys fees incurred in such action.
Actual damages for any breach of contract or warranty, negligence or otherwise are limited to the amount of the
inspection fee paid. Buyer, by excepting this Report or relying upon it in anyway, expressly agrees to these
Limitations and Disclaimers.
For more information concerning your rights, contact the Consumer Protection Division of the Attorney Generals
Office, your local District or County Attorney, or the attorney of your choice.
If a dispute arises out of or related to independent inspectors performance and,if said dispute cannot be settled
between the parties to this inspection by state standards themselves, the parties hereto hereby agree to settle the
dispute by Binding Arbitration according to the Commercial Arbitration Rules of the American Arbitration
Association, and judgment upon the award rendered by the arbitrator(s) may be entered in any event having
jurisdiction thereof. The parties hereto further agree that a dispute submitted to one or their arbitrator(s), at either
party's option, selected from the panels of arbitrators of the American Arbitration Association. All requests for
arbitration shall be submitted to the Dallas Office of the American Arbitration Association and all arbitration
administration costs shall be borne equally by the parties to the dispute.

This inspection is not a warranty or guarantee. This inspection is essentially visual, it is not technically exhaustive,
and it does not imply that every defect will be discovered. It is only a statement of operation and/or condition as of
and on this date.

Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 o r
(512) 459-6544 (http:\\www.trec.state.tx.us). REI 7A-0

Page 2 of 2 1

Report Identification:

somewhere

Page 3 of 21

Additional pages may be attached to this report. Read them very carefully. This report may not be complete without the
attachments. If an item is present in the property but is not inspected, the "NI" column will be checked and an explanation is
necessary. Comments may be provided by the inspector whether or not an item is deemed in need of repair.

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

I. STRUCTURAL SYSTEMS

þ ¨ ¨ ¨

A. Foundations (If all crawl space areas are not inspected, provide an explanation.)

Comments (An opinion on performance is mandatory.):

Foundation Type:

Slab on Grade

Note: In the professional opinion of the inspector, the foundation appears to be performing it's
intended function at the time of the inspection.

Note: This Inspector

recommends that you visit the following web site

www.houston-slab-foundations.info this web site will provide you with general information
about slab on grade information in the Greater Houston area that is not readily available
elsewhere.

Performance Opinion:
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.

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.

þ ¨ ¨ þ

B. Grading & D r a i n a g e

Comments:

repair: The grade in the flower beds across the front of the house area should be lowered, to

expose at least 4 inches of the foundation. Presently the grade inside of the raised bed is
higher than the interior floor. This will cause additional water damage and also is a
unobservable path to allow termite infiltration.

repair: Grade too high at the rear wall and rear right.
repair: Improper drainage noted around the foundation. It is recommended that the drainage be
6 inches of fall in 10 feet, and at least 6 inches of the foundation be exposed above grade.

Report Identification:

somewhere

Page 4 of 21

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

repair: The gutters are draining too close to the structure. Recommend extending leaders to
discharge at least six feet away from building to reduce moisture penetration and foundation
damage. Note, bent elbow.

þ ¨ ¨ þ

C. Roof Covering (If the roof is inaccessible, report the method used to i n s p e c t . )

Comments:

Type(s):

Composition Shingles

Point of observation:

From on roof.

repair: Observed flashing and/or counter flashing where roof meets wall(s)not done properly or
is in need of repair.Recommend a qualified contractor be contacted to evaluate and repair.

repair: Deflection in roof decking was observed. Area is solid at the time of the inspection.

repair: Roof jacks not properly fastened.

Report Identification:

somewhere

Page 10 of 21

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

þ ¨ ¨ þ

Doors (Interior and Exterior)

Comments:

Interior Doors
repair: The door leading from the kitchen to the garage has a gap at the top.

Exterior Doors
The front door does not open and close properly.

Garage Doors

Type o f Door(s)

W o o d

repair: Door panel(s) are water damaged and finger joints making up the styles are coming
apart.

repair: The disappearing stairs in the hall is loose at the pivot point on the right side.
repair: The disappearing stairs in the garage do not appear to close properly.

þ ¨ ¨ þ

Windows

Comments:

repair:

Glass pane broken in front window.

repair:

Some missing and/or damaged screens.

repair: Inspection of the windows was limited due to furniture, window covers and/or stored
items.
repair: The window at the front and right side of the living room have wood rot and termite
damage.

Report Identification:

somewhere

Page 13 of 21

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

Main Disconnect Panel is Federal Pacific 200 amp and is only partially labeled
Branch circuit wires are copper.

Switches and Outlets
repair: Inspection of outlets, switches and accessory connections was limited due to
concealment.
repair: Unable to verify second switch the following locations,the front door, the glass sliding
door and at the two switches over the bed in the master bed room.
repair: Most of the electrical system is an old, two wire system. Most of the receptacles,
switches or fixtures are not grounded. Some of the receptacles have been upgraded to three
prolonged, but are not grounded. Ungrounded systems are hazardous to people and electronic
equipment.
repair: There is a ground wire not connected inside the panel.

repair: There are knockouts missing between breakers inside the panel cover. These
openings need to be covered with insert fillers.

Report Identification:

somewhere

Page 15 of 21

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

repair:A/C condensing unit specifies minimum breaker size of 30 amps and a maximum
breaker size of 40 amps. Currently a 50 amp breaker is in use. The breaker size needs to be
changed.
repair:

Observed unprotected wires crossing ceiling joists at center of a t t i c .

repair:

Recommend evaluation/repair by a qualified licensed electrician.

III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

þ ¨ ¨ ¨

Heating Equipment

Type and Energy Source:

Central

Gas

Comments:

Type of Equipment:

Gas

þ ¨ ¨ þ

Cooling Equipment:

Type and Energy Source:

Central

Electric

Comments:

Type of Equipment:

Central

repair:

No electrical cut-off within view of condenser unit.

repair:

Condenser unit(s) coils dirty.

repair:

Recommend cleaning, servicing, and further evaluation by a licensed professional.

þ ¨ ¨ þ

Ducts and V e n t s

Comments:

Type of Ducting:

Metal Ducting

repair:

Metal ducting is old and air leaks were observed at joints. Recommend sealing.

repair:

Vent is hanging down into living space.

Report Identification:

somewhere

Page 16 of 21

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

IV. PLUMBING SYSTEM

þ ¨ ¨ þ

Water Supply System and Fixtures

Comments:

Water Source:

Public

Sewer Type:

Public

Sinks
repair:

The stopper for the sink in the hall bath doesn't work properly.

repair:

The water in the hall sink runs slowly. It also drains slowly.

repair:

P-trap(hall bath) shows signs of leaking in the past. It has some corrosion. Water was

ran for 15 minutes. The area was dry at the time of the inspection.

repair:

P-trap master bath. It has some corrosion.

Bathtubs and Showers
repair:

The tile around the tub area in the hall bath is too low.

repair: The hall tile tub surround needs grout.
repair:

Tile loose at the hall tub.

repair:

The permanent stoppers at both tubs are missing.

repair:

Soap dish in hall bath needs caulk.

repair:

Observed damaged faucet handles and spout (hall bath).

repair:

The tub/shower faucets need to be sealed at the tile in both baths.

Commodes
repair:

Flushing mechanism in hall bath shows mineral build ups on parts.

Report Identification:

somewhere

Page 17 of 21

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

Washing Machine Connections
repair:

Washing machine connected at this time - faucets, drains not tested for proper

operation

Exterior Plumbing
repair:

Exterior hose bib did not have back-flow prevention

þ ¨ ¨ ¨

Drains, Wastes, V e n t s

Comments:

þ ¨ ¨ þ

Water Heating Equipment (Report as in need of repair those conditions specifically

listed as recognized by TREC rules.)
Energy Source:

Comments:

Energy Source:

Gas

repair:

Unit is located in a Garage or adjacent area and is not elevated so that its ignition

source is 18" above the floor.
repair:

T & P valve leaks.

repair:

T & P drain line does not terminate with in 6 inches of the ground.

¨ þ ¨ ¨

Hydro-Therapy Equipment

Comments:

V. APPLIANCES

þ ¨ ¨ þ

Dishwasher

Comments:

repair:

No anti-siphon loop at the drain line.

Report Identification:

somewhere

Page 18 of 21

I=Inspected

NI=Not Inspected

NP=Not Present

R=Not Functioning or In Need Of Repair

Inspection Item

þ ¨ ¨ þ

Food Waste Disposer

Comments:

repair:

The power source for the unit needs to be in flexible armored cable.

þ ¨ ¨ ¨

Range H o o d

Comments:

repair: Fan and/or blower does not work.
repair:

The kitchen hood fan terminates into the attic. Today's standards require the vented

type range hoods be vented to the exterior. Recommend a qualified contractor be contacted to
evaluate and repair.

þ ¨ ¨ þ

Ranges/Ovens/Cooktops

Comments:

Cook top:

Gas

repair:

Unable to verify gas shut-off valve due to stored items.

Ovens:

Electric

Note, Upper oven tested at 350 degrees. Results of the test was 350 degrees ,no variance.

repair:

Lower oven tested at 350 degrees. Results of the test was 385 degrees ,35 degree

variance.

¨ ¨ þ ¨

Microwave Cooking Equipment

Comments:

¨ þ ¨ ¨

Trash Compactor

Comments:

þ ¨ ¨ þ

Bathroom Exhaust Fans and/or Heaters

Comments:

repair:

Unvented gas wall heaters are considered a fire and safety hazard and are no longer

recommended.
repair:

The bathroom exhaust fan terminate in the attic. Today's standards require bathroom

fans be vented to the exterior(due to excessive moisture).

Report Identification:

somewhere

Page 20 of 21

Summary
Structural
1. This Inspector recommends that you visit the following web site www.houston-slab-foundations.info this web site will provide you
with general information about slab on grade information in the Greater Houston area that is not readily available elsewhere.
2. The grade in the flower beds across the front of the house area should be lowered, to expose at least 4 inches of the foundation.
Presently the grade inside of the raised bed is higher than the interior floor. This will cause additional water damage and also is a
unobservable path to allow termite infiltration.
3. Grade too high at the rear wall and rear right side.
4. Improper drainage noted around the foundation. It is recommended that the drainage be 6 inches of fall in 10 feet, and at least 6
inches of the foundation be exposed above grade.
5. The gutters are draining too close to the structure. Recommend extending leaders to discharge at least six feet away from
building to reduce moisture penetration and foundation damage. Recommend repairing bent elbow to increase water flow.
6. Observed flashing and/or counter flashing where roof meets wall(s)not done properly. Recommend a qualified contractor be
contacted to evaluate and repair.
7. Roof jacks not properly fastened. Recommend adding nails and sealing.
8. Interior walls signs of structural settling.
9. Exterior walls have some cracks in the brick.
10. Weep holes not open and/or improper spacing.
11. Facia/trim boards and eves are water damaged at several areas.
12. Eves are raw plywood in several areas and need to be primed and painted.
13. Water stains on floor in living room.
14. Ceiling and walls in the garage hot water heater closet shows evidence of dampness/water damage.
15. Caulking is missing at places around windows.
16. Calking needed in general around the exterior of the house.
17. Observed spaces at the bottom of the board and baton siding. Recommend closing to prevent infiltration of pests.
18. Missing trim at over hang.
19. The door leading from the kitchen to the garage has a gap at the top.
20. Over head garage door panel(s) are water damaged and finger joints making up the styles are coming apart.
21. Glass pane broken in front window.
22. The window at the front and right side of the living room have wood rot and termite damage.
23. There are some missing and/or damaged screens.
24. Gas line needs sealed where piping enters wall.
25. The T&P overflow line needs to be sealed where the line exits the wall.
26. The exterior wall where the AC lines exit the house needs to be sealed to prevent air, water and pest infiltration.
27. Decking (walk way) to service equipment in attic needs reinforcing.
28. The wall texture is peeling in the master bedroom closet. This indicates a moisture problem. The area was dry at the time of the
inspection.
29. The disappearing stairs in the hall is loose at the pivot point on the right side.
30. The disappearing stairs in the garage do not appear to close properly.

Electrical
1.No ground rod is present. A # 6 aluminum wire was located in the panel./unable to verify termination of same. Recommend
licensed electrician to evaluate ad repair.
2. Service line is right at 10 feet above the ground, however the weather head loop drops below the required 10 foot minimum
clearance above the ground.
3. There are knockouts missing between breakers inside the panel cover. These openings need to be covered with insert fillers.
4. There is a ground wire not connected inside the panel.
5. Recessed light fixtures not rated to being contacted with insulation, in contact with insulation.
6. Only the master bath room has a Ground Fault Interrupter Circuit. Today's standards require GFIC's in the kitchen, all baths, the
garage, and all exterior outlets less than 6 feet above the ground.
7. One or more junction boxes do not have covers in the attic.
8. One or more wiring connections are not in junction boxes.
9. A/C condensing unit specifies minimum breaker size of 30 amps and a maximum breaker size of 40 amps. Currently a 50 amp
breaker is in use. The breaker size needs to be changed.
10. Closet light fixtures do not have proper clearance.
11. Unable to verify second switch the following locations,the front door, the glass sliding door and at the two switches over the bed
in the master bed room.
12. Observed unprotected wires crossing ceiling joists at center of attic.
13. Recommend evaluation/repair by a qualified licensed electrician.

HVAC
1. No electrical cut-off within view of condenser unit.
2. Condenser unit(s) coils dirty.

Report Identification:

somewhere

Page 21 of 21

3. Metal ducting is old and air leaks were observed at joints. Recommend sealing.
4. Vent is hanging down into living space.
5. Recommend cleaning, servicing, and further evaluation by a licensed professional.

Plumbing
1.The stopper for the sink in the hall bath doesn't work properly.
2.The water in the hall sink runs slowly. It also drains slowly.
3.P-trap(hall bath) shows signs of leaking in the past. It has some corrosion. Water was ran for 15 minutes. The area was dry at the
time of the inspection.
4. Tile loose at the hall tub.
5. The permanent stoppers at both tubs are missing.
6. Observed damaged faucet handles and spout (hall bath).
7. The tub/shower faucets need to be sealed at the tile in both baths.
8. Flushing mechanism in hall bath shows mineral build ups on parts.
9. Unit is located in a Garage or adjacent area and is not elevated so that its ignition source is 18" above the floor.
10. T & P valve leaks.
11. T & P drain line does not terminate with in 6 inches of the ground.
12. The hall tile tub surround needs grout.
13. The permanent stoppers at both tubs are missing.
14. Soap dish in hall bath needs caulking.
15. The tile around the tub area in the hall bath is too low.
16. P-trap master bath. It has some corrosion.
17. Exterior hose bib did not have back-flow prevention

Appliances
1. Dishwasher has no anti-siphon loop at the drain line.
2.The bathroom exhaust fan terminate in the attic. Today's standards require bathroom fans be vented to the exterior(due to
excessive moisture).
3. Unvented gas wall heaters are considered a fire and safety hazard and are no longer recommended.
4. Unable to verify gas shut-off valve for cook top due to stored items.
5. The power source for the garbage disposal needs to be in flexible armored cable.
6. Lower oven tested at 350 degrees. Results of the test was 365 degrees ,15 degree variance.
7. The over head garage door opener does not work.
8. Doorbell did not function.
9. Doorbell switch is loose or damaged.

Thank you for allowing us to provide your inspection today. We work very hard to give you the finest quality of service. We feel our
business has been successful because of this and you can ensure that anyone you refer to us will receive the same first class
service. You are a valued customer please feel free to call us with any questions you may have about the continuing maintenance
and care of your home.
Thanks, Joe Hruza & Staff

Document Outline